37 24 26018 https://digitalcollections.library.gvsu.edu/files/original/0dcf08b47728c3caea35c7a98d3ed013.pdf 7b6beac919afe8861b9973fe1066bec1 PDF Text Text fflA/TER LAnD U/E PLAn �DAYTON TOWNSHIP Dayton Township Board John DeKuiper, Supervisor Eloise Kunnen, Clerk Don Akershoek, Treasurer Russel Boeskool, Trustee William Edbrooke, Trustee Newaygo, County Michigan Dayton Township Planning Commission Preston Krommendyk, Chainnan Nonnan Knorr, Secretary Maxine Annis Perry DeKryger John DeKuiper Myron Kokx Jr. c.M. Shigley Harvey Van Hemert Planning Consultant Snell ·Environmental Group ·1120 May Street Lansing, Michigan 48906 ( 517) 374-6800 IC'.\ 5nell Environmental Group \;;;JI LANSING NXAHAP0US AKRON �Introduction �INTRODUCTION The report that is comprised of the following pages of illustrations, maps and text is the Master Land Use Plan for Dayton Township. It is intended to be very different from other land use plans--those "thick reports" that all too often serve as a "dust collector" on a shelf somewhere. This document is an active, working instrument--a guide for an equally dynamic, changing and forward-looking community. The Master Land Use Plan intended for Dayton Township is a participatory document. · "Planning, to be effective, must not be imposed from above on the premise that the planners know what's good for the planned. The small minority whose job it .is to prepare the plan must find out not only what can, in effect, b~ ~echnically achieved, but what it is the ·planned want" (Cecil Stewart, The Prospect of Cities, ·1952). The elected and appointed officials responsible for its review and direction come from all areas and elements of the Township. The groundwork for their actions came, in a large part, from the attitudes and opinions expressed by residents at large. Discussions were conducted and decisions realized, in an open interchange of ideas. WHAT IS A LAND USE PLAN? The term "Master Land Use Plan, is synonymous with several other expressions such as "general development plan, "master plan," "community plan, and the like. The basic intent and components of these documents are similar, however. A Master Land Use Plan is an official policy guide which states community· goals and suggests actions by which such goals may be reached in a coordinated manner. 11 11 11 The Township Planning Act (P.A. 168 of 1959, as amended) states that the contents of a "land use plan" shall include maps, plats, charts and descriptive, explanatory and other related matter and shall show the Planning Commission's recommendations for the physical development of the unincorporated area of the Township. Further, such a pl an shal 1: 1 �1. Classify and allocate land for a variety of uses; 2. Define the "location, character and extent" of various public works such as streets, sewer and water, and the like; 3. Make recommendations relative to public lands or facilities; and, 4. Give recommendations for implementing any proposals -made regarding the above items. This Master Land Use Plan can be further described as long-range and general, yet comprehensive. The fact that it is long-range implies that it is forward-looking, establishing the relationships between potential population levels, land use needs and support facilities • . As a 11 general 11 document, this Plan establishes broad principles and policies intended to accommodate a variety of issues. This Plan is 11 comprehensive" in its relationship to all land uses. Finally, the tenn "Pl an" implies .a document conta_ined both in text and map fonn. 11 11 NEED FOR A LAND USE PLAN No community stands still through time. To maintain the quality of life and environment, and to protect the health, safety, welfare and convenience of its residents, Dayton Township must be prepared to meet the challenge of the future. Unguided development may lead to land use conflicts, the loss of farmland and water, and the waste of tax dollars. State enabling legi.slation (P.A. 184 of 1943, as amended) implies that zoning ordinances adopted to meet Township goals "shall be based upon a plan." It is the intent of this document to fi 11 such a need for Dayton Township. As a policy instrument, the Plan is adopted by the Tm•mship Planning Commission in accordance with the provisions of Act 168 and does, therefore, not have the status of a law. This provides the Plan with the flexibility necessary to allow review and adjustment as conditions change over time. By comparison, the Dayton Township Zoning Ordinance is a specific statement of land use control, adopted by ordinance, and as such, carries the weight of law. 2 �THE PLANNING PROCESS The following diagram illustrates the four basic steps employed to arrive at a Master Land Use Plan for Dayton Township. Planning, at its rational best, is a continual process and includes: 1. Background and Analysis-Element: assemble and study an array of background data and other technical or non-technical infonnation peculiar to Dayton Township and gennane to fonnulation of the Plan; 2. Policy Element: pub 1i c input; 3. Plan Element: both a written and graphic representation of potential land use arrangement; 4. Implementation/Change Element: suggestions for carrying out Plan proposals, checking on progress and adapting to changing times • detennination of problems, trends, potentials and . · .. ' PLANNING PROCESS BACKGROUND ANALYSIS & POLICY Plan IMPLEMENTATION/ CHANGE • Background studies • Goals • Text • Suggestions • Data inventory • Actions • Map • Re-evaluate/ modify • Analysis-synthesis Fig.1 3 �GENERAL PURPOSES OF THE PLAN General purposes of the Master Land Use Plan for Dayton Township are to: • Encourage the use of lands and resources in accordance with their character and adaptability. • Facilitate provision for systems of transportation, sewage disposal, safe and adequate water supply, education, recreation, and other pub 1i c requirements. · • Conserve the expenditure of public funds for impr_ovements and services. • Limit the improper use of land, resources and properties. • Limit the over-crowding of land by buildings and people. • Insure a desirable trend and character of land, building, and population development. DEFINITIONS Unfortunately the terminology of planning and zoning can be as different to the lay citizen as the language barrier that greets a traveler in a foreign country. Appendix A attempts to list and define those terms that are common to planning commission work or that are found within the text of this Plan. An understanding of their meaning will aid in an understanding of this document, permitting both the public and Township Planning Commissioners to communicate effectively. 4 �.13ocl~ground & Analysis �REGIONAL OVERVIEW Newaygo County. is located in the west-central part of the Lower Peninsula of Michigan, being immediately north of the Grand Rapids-Kent County metropolitan area and separated from Lake Michigan by Oceana and Muskegon counties to the immediate west. Dayton Township surrounds on three sides the City of Fremont si.tuated north of Fremont Lake in west-central Newaygo County. Dayton Township is located some 45 miles north of Grand Rapids and approximately 28 miles northeast of Muskegon. PHYSIOGRAPHY The physical features of Newaygo County are, for the most part, a direct result of the most recent glacial period, having been covered by a large ice lobe. Surface features show considerable variation in relief, but no great range in elevation. Primary topographic features are rolling, plateau uplands (moraines) and plains. Both features are irregular in shape, size and occurrence throughout the County. Secondary topographic features occur where there are till plains or old glacial drainage valleys and include; rounded hills, dry valleys, low gravelly knolls and ridges, shallow swales, large swamps and lakes. Parts of Dayton and adjoining townships to the east comprise a plain having an elevation of 800 feet above sea level. Small tributaries have cut back from the Muskegon River and developed deep, steep- sided ravines; some to depths of 30-40 feet. The rough uplands north of Fremont are characterized by rel _a tively strong relief and steep-sided depressions occupied by lakes. CLIMATE . ····- ·. - ·· -- - --- The climate of Newaygo County and Dayton Township is defined as continental. This implies short and mild summers, coupled with winter months that are fairly long and cold. Seasons change gradually, the average difference in temperature between winter and .spring being 20°F, and 23°F between fall and winter. Both spring and fall are characterized by sharp freezes and cold waves. The mean winter temperature is 23.4°F, but fluctuations from 59° to -37°F have been recorded. The coldest month of the year is February with an average temperature of 21.8°F; July is the hottest month with a mean of 70.6°F. Summers are generally mild, however, a maximum temperature of 102°F has been recorded. Hot days are usually accompanied by oppressive high humidity. The 6 �..•··:·•, .. ui ·.·. ·-:,::, '~ ... I • ,•,,:J.:: :--:/ 111 average frost~free period is 132 days, ample for production of a wide range of crops. The frost-free period varies considerably on a localized level, due to elevation and air drainage. In some places frost may occur in any month, yet moving west towards Lake Michigan the frost-free period is extended. Average annual precipitation is 31.14 inches; yearly snowfall averages 40.5 inches. Precipitation is fairly well distributed throughout the year. Prevailing winds are westerly and rarely of high velocity • AREA HISTORY The soil and climate of the region in which Dayton Township is located makes is closely Indians and a few French trappers, Newaygo County began its recorded hi story when it \'1as opened _for white settlement in 1836. A group of capitalists .from Chicago, hedaded by Hi ram Pi ersons kand Henry Pennoyer and guided by Mitchel 1 Charl eau , ma e their way up the Mus egon River in search of water power sites for mil 1s. The first settlement was established in 1837 at what . is now Newaygo. The county was organized in 1840, and the population began to grow, mostly in connection with the lumber industry. ~~J·J· ·tied it ideal for white pine. Consequently, the hi story of the area ~--r--,,-~~:-:::-~~,arr-~~-~-·~::t,_ with .the lumbering industry. Originally traversed only by D A y 1.wrn !Ii. T O ~ C .:.-~. ·:·.?] •._.-·.=._ \ _ In 1855, a group of families from the southern part of the state settled at Fremont. In the same year the first dam and sawmill were built there. Dayton Township was organized in 1857 and in the following years frame buildings were erected and a school was built. The population of the township and the county increased rapidly as the local industry began to boom. By 1860, 17 lumber mills were operating in the county, as well as 2 flour mills. Three sidewheel steamers and several lumber scows plied the Muskegon River. In 1869, the Newaygo Republican reported that the spring log drive to Lake Michigan filled the river for 27 miles. In 1873, the railroad reached Newaygo from Grand Rapids, with a branch extending through Fremont to Hart. This development brought about a major change in the lumber business. Previously, all cutting had been done during winter months so that the logs could be easily skidded to the rivers and floated to the lake. Consequently, the cut areas were close to the rivers and covered with three to four foot stumps that reached above the snow. The · railroads opened up the interior and also made it possible to set up portable shingle mills to cut up the stumps. This new phase of the industry helped clear large tracts of· land for farming. 7 �As logging reached its height in the early 1880 1 s, the population and prosperity of the region continued to grow. A county medical association, a county fair and an increasing number of businesses and professional offices were established. In 1898, a group of businessmen from Grand Rapids inspected the marl beds north of Newaygo and by 1902 the newly formed Newaygo Portland Cement Company was shipping its first barrels out. This opened a new economic era, which prospered for over thirty years. Since that time the region. has become attractive to vacationers and sportsmen, offering streams, lakes and woodlands for their enjoyment. Agriculture is ·also important, and fanning continues to be a major activity. During the 1940'~, the U.S. Forest Service began replanting non-productive land in pine forests, looking forward to a new economic phase. Sources: Newaygo White Pine Heritage, 1976 • . Robert I. Thompson, Newaygo Bicentennial Committee. Cradle Days of Newaygo County, 1962. Harry S. Spooner, Newaygo, Michigan. The First White Pathfinders of Newaygo County, Michigan, 1954. County, Michigan. Newaygo 8 · �SOCIAL ELEMENTS POPULATION TRENDS AND PROJECTIONS A recognition of population characteristics and possible changes is necessary to properly plan for the future. Failure to discern trends in population change, for instan_ce, may result in inadequate governmental services or increased social costs. Obviously, the U.S. Census is the single source for data on the social/economic character of Dayton Township. While population tabulations are available, more detailed data will not be available for severa·l months. It is the intent of local officials that this Master Land Use Plan be a working document and not a compilation of little-used statistics. You will notice that such information is utilized on a selective basis. POPULATION TRENDS .,., 0 0 ~Ot,o oooooo~ ' ~ooo .o o • o o ~ ~J:?R ooo o ~YJ · ~c,ooo 0 000 ~ 0 oo ~,ot>u~ -~ ( J o o ~ ~ (V1MY10 c 6 o"' ~ · .. · The size, distribution and particular qualities of the local population are important factors in planning the relationships of residential and non-residential land uses. Utilizing any available up-to-date information as well as relating historical trends, it becomes possible to create a realistic understanding of population change. The 1980 Census tabulations are both preliminary and incomplete at this time. However, on the basis of unofficial counts it is possible to judge the rate of growth for Dayton Township as compared with the State, Newaygo County and other townships. Table 1 reflects the rate of growth of Dayton Township from 1950-1980, relative to the State and Newaygo County. Growth rates for the last two decades for Newaygo County and several adjoining communities are _ contained on Tabie 2. Information from Table 2 is shown graphically on Figures 2 and 3. The (unofficial) 1980 total of 1,979 residents reflects a slower growth rate for Dayton Township than adjoining communities--especially those to the west in Muskegon County. There are, however, two elements to be recognized: 1) the 1970 population of Dayton Township was greater than most municipalities in Newaygo County; ranking third and surpassed only by Sheridan Township and Fremont (applying a similar increase to a smaller base figure would result in a much higher rate); and 2) the 1978 annexation of land from Dayton Township to Fremont was a small but contributing factor in this decreased rate of growth. 9 �The 1970-1980 growth rate for Newaygo County was 18.6%,. nearly six times that experienced by Dayton Township. Even with the annexation of additional lands and residents, the City of Fremont is shown to have declined in population size by 4.2%. The large rates of increase undergone by Lincoln and Sherman townships in Newaygo County and Holton and Cedar Creek townships in Muskegon County are largely due to their small 1970 population base. Muskegon County, to the west, showed· only a small population decline reflecting more stability than in prior decades. While it is premature for any definitive statements, it does appear that out-migration from the Muskegon Metropolitan Area may be impacting out-county municipalities. The ramifications for bordering townships -in Newaygo County is unknown, although increasing energy costs on commuting, in particular, may diminish such a trend. TABLE 1 DAYTON TOWNSHIP POPULATION TRENDS 1950-1980 AREA . State of Michigan 1950 1960 1970 1980 ~;371,766 7,823,194 8,875,083 9,258,344 % CHANGE 1950-1980 45.3 Newaygo County 21~567 24,160 27,992 33,226 54.1 Dayton Township 1,523 1,709 1,910 1,979 29.9 Source: 1970 Census; Bureau of the Census · 1980 Census; Final Tabulations 9/80 10 �TABLE 2 DAYTON TOWNSHIP AREA GROWTH 1960-1980 % CHANGE % CHANGE 1960-1970 1980* 1970-1980 27,992 15.9 33,226 +18.7 1,709 1,910 11.8 1,979 +3.6 Lincoln Township 444 490 10.4 740 +51.0 Shennan Township 1,085 · 1,411 30.0 1,723 +22.1 Garfield Township 1,713 1,448 -15.5 1,605 +10.8 Newaygo City 1,447 . 1,381 -4.6 1,212 -12.2 Sheridan Township 2,256 2,477 9.8 2,586 +4.4 Fremont City 3,384 3,465 2.4 3,320 -4.2 Denver Township 1,237 1,326 7.2 1,397 +2.6 Greenwood Township 508 575 13.2 809 +40.7 Hesperia Village 819 877 6.6 847 -3.4 Holton Township 1,449 1,499 3.5 1,998 +33.3 Cedar Creek Township 1,224 1,467 19.9 2,300 +56.8 AREA 1960 1970 Newaygo County 24,160 Dayton Township 9/80 11 �~fef:t::.'HWOOD + 13,2. --· ,• . : . . . . r.v-He~pe~r~ :-·_ ,_: · ~?:> · H . +f>. ~ ··.i :I H'Ol-TOH +3.5 I I I I I II. . i; It I 1 1 11 .. ·. •' .· I ~~~ ~ +30.0 . - _____ .......!I Ii ~~ J,.._ ! ·: · .' to rte.1<-MAN ,. .... ,.. ,,,,,,,,,, .. ,.. ,.... ,,,,,1 '"'"'"""""'"""1! . ... :·:· . .?t:}'_:·. ! ·1 I ·._·:,:· .. _.., : frerriont Ce.OAR Cf?l=t=~ + ICf. C/ +~.Lt· SHf:F:IPAN . ·. +q.e .···' . . . { .. . . REGIONAL GROWTH/Percent Change 1960-1970 FIG. 2 12 �I ·. .. .. C7iRe.f:.'HWOOD +L¼).7 .... ., ' .,, . ~ I •( • 'D f:.~ VE:F-·. ~- .,+; .. +33."3 . ...,,' - : •,•·, -:;L.IHCOL.t.'i ., +El.-0 : .. ~ I . 1 .. ~ ·. .. ·!f.H_:~rl_~. 7, . :I ... ·. ., :3-~ -., ·. .. .. :, .. .. ,, ·. (i, , .. HOl.-TOH ... ,. .. .. .. ' .. t ·: . ., r·. ' II 11 I I I ·<o rtt:-1< l'MH 1 I + -i:z.-i i .- I .. . :1 i I ~·- t~ ,: CEDAR Cf?l::'e~ +56,B ,~ I I .f rer,,on+J . . -L-1-:2... . ~ .:.. : : .. .... SHf.1<-1 P~N .. +-'t<Lf- - ' . G\~1<.Fll:::1-P .. +\0-8 ·. . •. .. '. .... ... .. ... . ,·; : ' .. .. . .: .. \ I Hewyo.90) -/2,Z REGIONAL GROWTH/PerCent •. Change . ·1970- 1980 · 13 �POPULATION PROJECTIONS Certainly all population estimates, even .those _prepared by the U.S. Bureau of Census, are inaccurate· to some degree·. · Further, projecting future population levels for small municipalities, such as Dayton Township, can be a risky undertaking. It must be realized that most techniques utilized in population projections are more dependable for the short-range of 5-10 years than for a longer period. As local conditions or variables change, such projections can then be updated over time. Further, local population shifts caused by non-demographic factors, such as annexation, have resulted in an unstable tracking for past population levels in Dayton Township--which are, in large part the basis for estimate of future levels. The following are the most acceptable methods for projecting population levels for small areas. The ratio-component method assumes that a sub-unit (Dayton Township) of a ·1arger entity (Newaygo County) will continue to "capture" a fixed proportion {5.96% in 1980) of the growth achieved by the larger unit. One fallacy of this approach is that it does not account for population shifts within the larger unit. The Department of Management and Budget of the State of Michigan prepares and updates population projections for every county, and such a projection serves as the basis for the ratio-component approach. A second method utilizes building permit statistics for the most recent five year peri ad (1974-1979). and applies the preliminary 1980 tabul ati ans for both total population (1979) and persons per household {2~85) as a take-off-point • . Future increases are then an arithmetic projection from the 1980 base. It should be noted that new single-family construction totals include the place~ ment of mobile home units in Dayton Township (see Table 3-1). The third method is an arithmetic projection using the growth rate from 19601980 as the basis for ·estimation. Such an approach will indicate future growth, assuming past long-term trends _continue without a drastic change that would upset the Township's demographic composition. In that it would reflect the 1978 annexation, an arithmetic projection of the 1970-1980 growth rate (unofficial 1980 census) is also indicated. 14 �A geometric · projection method re~lects the average annual rate of population change for the Township over a detennined period of time (1960-1980) and the extension of this rate (.79% per year) into the future. A fifth method employs projections fonnulated by the West Michigan Regional Planning Commission (WMRPC) for all minor civil divisions in Newaygo County and Region 8. Th~ projections were developed in 1977 for five year intervals and as adapted to the following fonnat, the population levels for intervening years were extrapolated. A final method, the so-called analysis method, is a mid-range or averaged projection based upon a combination of th.e most probable of the above projection methods. This approach implies both a "best judgement analysis'' resulting in projections founded on a "reasonable anticipation" of future growth. ,, The population projections derived from these calculations are contained in Table 3 and graphically depicted on Figure 4. These projections suggest that during the next ten years the population of .Dayton Township might increase by a minimum of 70 persons, a maximum of 550, and a more probable of 231. 15 �TABLE 3 DAYTON TOWNSHIP POPULATION PROJECTIONS 1980-2010 1980 1985 1990 1995 2000 2005 2010 1,979 2,013 2,258 · 2,413 2,531 2,702 2,874 1,979 2,254 2,529 2,804 3,079 3,354 3,629 1,979 2,046 1,979 . 2,014 2,113 2,049 2,180 2,084 2,247 2,119 2,314 2,154 2,381 2,189 (1960-1980) (. 79% per year) 1,979 2,055 2,119 2,201 2,286 2,376 2,469 5. WMRPC 1,979 2,255 2,400 2,545 2,690 2,835 2,980 q. Analysis Method 1,979 2,090 2,210 2,305 2,400 2,485 2,575 PROJECTION METHOD. 1. Ratio-Component ·. · {5.96% of Newaygo County) 2. Building Statistics 1974-1979 3. Arithmetic {1960-1980) {1970-1980) 4. Geometric 16 �--, 4000 3500 3000 ,,,,,,,,, z -~0 ..J . ;/, 2500 :::, C. 0 C. 2000 1500 1000 1975 1980 1985 1990 1995 ·2000 2005 2010 YEARS LEGEND Ratio-Component - - • - - 15.96% Newaygo County! Building Statistics - - - - - - - - - - (1974-19791 I 1960- 19801---1 1970 - 1980 I ........................... Arithmetic Geometric I 1960-1980 I ........ I . 79% per year) WMRPC ••11111 • 1 • 11- • , ....., Analysis Method 17 �DAYTON TOWNSHIP'S FISCAL BASE State Equalized Valuation The State Equalized Value (SEV) of property is established by the State, the County Equalization Board, and the Tmmship Assessor. By law, this value is to be set at 50% of the true cash value of a given property. Taxes are then levied on the property value which has been established through the SEV procedure. When ·one hears reference to the tax base in a community, what is being discussed is the combined economic value of property upon which taxes are collected (or SEV). As the Township Board determines the annual budget, or makes plans for the financial future of Dayton Township, they must be cognizant of the local tax base. Decisions concerning millage rates necessary to generate sufficient operating revenues for governmental operations and activities will then be determined from tax base information. The tax base in Dayton Township has grown over threefold in recent years (see Table 4). Disregarding the obvious impact that inflatio~ (and state-wide equalization) has had on these totals, the implication is that property values are up and if millage levels stay the same, the· To\'mship will have more revenue to spend per resident. While no predictions of future trends are established, it is important to acknowledge the relationship between economic growth and the financial ability of local government to provide services to its residents. Government Expenditures ·: .,. ,... ...- ·:. :-. ·: :':- . .. During the most recent fiscal year, ending March 31, 1980, Dayton Township spent nearly $71,000 for services to local residents. Utilizing an estimated 1979 population level of 1,970 persons the per capita cost for these services totaled $35.97. Major line item expenditures are those common to all municipalities--fire protection and street maintenance or construction. Roadway improvements alone accounted for over 55% of the 1979-1980 budget. The budgetary data on Table 5 is intended to assist in charting the growth and cost of public services provided by .Dayton Township. Future budget ex- · penditures and per capita expenses can be compared against this benchmark. 18 �TABLE 4 DAYTON TOWNSHIP EQUALIZED VALUATION YEAR TOTAL EQUALIZED VALUATION 197Q $ 4,925,899 1971 5,425,854 1972 PERCENT CHANGE ESTIMATED POPULATION PER CAPITA EQUALIZED VALUATION 1,910 $ 2,579.00 9.2% 1, 917 -' 2,830.39 +9.7 5,710,850 5.0% 1,924 2,968.22 +4.9 1973 7,510,689 24.-0% · 1,931 3,889.53 +31.4 1974 8,186,062 8.3% 1,938 4,223.97 +8.6 1975 9,096,700 10.0% . 1,945 4,676.97 +10.7 1976 9,397,060 3.2% 1,952 4,814.06 +2.9 1977 11,435,152 17.8% 1,959 5,837.24 +21.2 1978 12,708,900 10.0% 1,963 6,474.22. +10.9 1979 14,080,755 9.7% 1,970 7,147.59 +10.4 · 1980 16,183,894 13.0% 1,979 8,177.81 +14.4 PERCENT CHANGE ., Source: Dayton Township Assessment Records 9/80 .19 �TABLE 5 .DAYTON TOWNSHIP BUDGET EXPENDITURES 1979-1980 · CATEGORY . DISBURSEMENT PER CAPITA EXPENDITURE* Gen~ral Administration Township Trust~es Supervisor~Assessor Clerk's Office Board of Review Treasurer's Office $ 4,717.10 5,950.59 3,204.89 360.00 3,721.79 TOTAL $17,954.37 $ 9.11 T-0wnship Hall $ 3,027.86 $ 1.54 Miscellaneous Fi re Department Roads Other (landfill, cemeta ry, etc. ) $ 6,960.66 40,041.13 $ 3.53 20.32 2,872.16 1.46 TOTAL $70,856.18 $ 35.97 *Based on 1979 population estimate of 1,970 residents Source: Dayton Township Board of Trustees 9/80 20 �COMMUNITY .ATTITUDE SURVEY/INPUT There are several components necessary for the development of a reasonable and useful land use plan. These· include an analysis of trends, perceived assets or problems, past fonnal or infonnal strategies and finally, public opinion. "Who lans our communit? There must be an emphasis on neighborhoods sub-areas ~nd their relationship to the total comprehensive plan. It starts with a map that shows your house, on your lot, on your street. That is where we start. It does not start with a rap about a bar chart that shows the various uses of energy. It does not start with a map of a regional transportation system. It does not start with a discussion about how we control the use of land. It starts with your house, your lot, and your street. When we get there then vie can begin to get people interested. 11 (Cantanese and Farmer, 1978). Pri~r to the collection and analysis of any background data on the community, the Dayton Township Planning Commission prepared a community attitude questionnaire on various land use or community issues. The long-tenn reasonableness and acceptance.of any planning program was felt to hinge on a sensitivity to local opinions and concerns. The questionnaire was an initial vehicle for obtaining llpersonal, local input 11 into the planning process. The survey was distributed to all households and property owners of record in the Township. Social scientists commonly apply a 10% response factor as a rule of thumb measurement of success when utilizing a mail-out/mail-back survey •. Final response to the survey exceeded 21%, indicating the concern of local citizenry and their willingness to share their view points with the Commission. The questionnaire proved a success -- and was of substantial assistance and guidance to the Planning Commission in forn1ulating the goals and policies that follow. The survey responses did reflect the following general information and attitudes. (See also Appendix C). 21 �1. The long-tenn stability of the Dayton Township ."community" was dram·atical ly evidenced by the lack of any population shifts since 1975 (63.1% responding had not moved since 1975) and the strong indication (88.7%) of those that intend to remain as Township residents in the foreseeable future. Based on such indicators, one could diminish the potential for at least any out-migration in the short-range. 2. All of those responding to the survey owned their homes, the vast majority of which (92%) were single-family detached structures. Responses were also received from those residing in mobile homes, duplexes and multi-family _units. 3. Perceptions of one's surroundings are critical in fonnulating attitudes towards one's neighborhood or community. The most attractive feature of Dayton Township, as perceived by its residents is its "agricultural or rural atmosphere. 11 Survey respondents ranked proximity to pl ace of employment and scenic natural resources as the second and third most important characteri sties • . As could be anticipated, taxes were considered the least attractive feature of living in Dayton Township. 4. Residents indicated strong support for protecting active agricultural lands from non-agricultural · development. 5. An equally strong response supported protection of lands abutting streams and lakes from intensive development. When questioned as to whether wetlands, woodlots and floodplains should also receive some degree of protection or conservation through zoning, the support for such a measure dropped by several percentage points from the prior response. Local input appeared to indicate the usage of individually-owned woodlots, or wetlands. 6. The acid test, of course, for complete support for any protective policy towards sensitive natural elements is similar support of a desired implementation meth_od. When the question was posed as to whether zoning would be an acceptable means of retaining agricultural lands or protecting streambanks and lakeshore, the majority still answered favorably, but by a slightly smaller number. 22 �7. A domfnant {78%) majority of those responding felt that there are sufficient retail stores and commercial facilities to serve basic needs. Over half favored limiting the location of such facilities to areas where they would conveniently serve population concentrations. 8. Regarding residential growth, public opinion was against allowing "strip" development of single-family homes in all areas of the Township, and in favor of requiring mobile homes to be located in mobile home parks. Almost half of the respondents considered 1 acre to be a desirable minimum lot size for single-family residences on rural, non-subdivision lots. About the same number indicated a need for an increase in the number of available single-family homes, and for an elderly housing complex. · There was strong support towards discouraging any future increase in the number of mobile homes, rental apartments, duplexes, as well as relaxing the zoning requirements for "second homes" - cabins, cottages, and the like. 9. Respondents showed a fairly strong interest in encouraging small industrial facilities to locate in the Township, providing such development was confined to an industrial park. 10. Residents very strongly supported {94.7%) the statement that. the overall quality of life in Dayton Township is "good." In defining reasons for this, they indicated being pleased with the rate of growth in the Township and the preservation of its natural attractions. They also cited adequate and convenient shopping facilities, . availability of employment opportunities, and the good education provided by public schools. The majority were satisfied with public services, though individual comments indicated a desire for better road maintenance and ·a Township (or local) landfill. · . 11. Two issues - roadway improvements and disposal of solid waste - were ranked high on the list of the most important problems facing Dayton Township as perceived by its residents. However, those items were outranked by what is ·considered to be (even nationally) the number one problem - rising taxes. . 23 �EXISTING LAND USE Prior to the attempts by communities to organize growth and development (or land use planning as we presently know it) little thought was given to controlling, much less monitoring the character or direction of expansion. Land use patterns evolved along natural or cultural constraints. The terrain of a community, proximity to water, the early routing of a highway or development of i commercial center, a11· impacted the configuration and composition of existing communities. Early settlement activities including lumbering and, more recently, agriculture, plus the proximity to Fremont and the employment/ cultural opportunities therein have all had an effect on the present land use character of Dayton Township. Natural influences over land use include topography, the several lakes in the community and the extent of those soils capable of sustaining agricultural practices. An analysis of present conditions and trends is vital to formulate a scenario of what is likely to occur in future years. In this light, the collection and mapping of existing land uses as accurately as possible is a _critical component of this planning program. We must recognize past land use decisions both positive and negative, so that past mistakes might be avoided and planning for desirable, orderly growth consummated. LAND USE CATEGORIES The location and identity of existing land uses was compiled by the Dayton Township Planning Commission during April and May, 1980. The key to such an inventory is one of establishing and defining various use designations and then identifying those lands occupied by such a use at the time of the survey. The parameters established for each use category were as follows: Agriculture and Undeveloped: All lands_ used for active farming, woodlots, orchards, as well as all vacant properties. Single Family and Farm.Residential: An area containing a structure intended for occupancy by one family, including all accessory buildings normally associated with the dwelling. Homes in conjunction with an active farming operation are indicated separately. In sparsely settled rural areas for both single-family and farm residences, a one acre unit was assumed. 24 �Mobile Home . Residential: Any mobile home on an individual parcel. Commercial: Land used by establishments providing commodities or services to the general public. This includes retail stores, offices for professional services, motels, commercial recreation uses and all accessory elements, including parking. Industrial/Manufacturing: Land used for storage or processing of products or materials; including limited retail activity incidental to the primary industrial use. Public: Any publicly owned buildings or property. Quasi-Public: Any building or property owned by a non-profit organization, or that which is usually open to the general public. Includes golf courses, churches, clubs, public utility buildings and the like. LAND USE ANALYSIS Dayton Township could best be described as being a lightly populated, rural and agricultural community. The only areas of concentrated development surround the City of Fremont on its _north and :west, and Martin Lake. Figure 5 depicts the existing land use distribution within the -Township as derived from the aforementioned survey. A statistical compilation of approximate land use acreages and their proportion of the whole is shown on Table 6. Historically, the township and range system of land subdivision formed most Michigan townships as a 6 mile by 6 mile square. Dayton Township is roughly 34.3 square miles in extent (less than the normal 36 square miles) due to the boundary adjustment that created the City of Fremont. Of the 21,977 acres in the Township, only 6.5% are committed to developed or urban-type uses. This leaves in excess of 20,000 acres in agricultural lands, undeveloped open lands, woodlots and water. Of the 1,400 acres of Dayton Township that is developed, roughly 40% is occupied as residential, 9% is in public or semipublic uses, only 4% is attached to commercial or industrial facilities and 46% is committed to highway rights-of-way. _25 �Residential development in the community is predominantly single-family-scattered site or rural subdivision, and fann-residences with several dispersed mobile homes. There are, however, two primary. and one secondary settlement areas which warrant special attention in this planning process. These major areas include the 11 lakes" districts north of Fremont and east of Ramshorn Drive, and the developed M-82 corridor west of Fremont and south of 44th Street. A smaller settlement node exists around the periphery of Martin Lake. The scattered site residential development is rather well distributed throughout the Township. As might be expected in the northern, more rural sector of the Township, fewer homes exist along the roadways. The overall density for Dayton Township is approximately 16 units per square mile--or about 40 to 50 people per square mile on the average. The northern half of the Township (north of 24th Street) averages only 10 units per square mile in density. No significant conflicts in land usage are noticeable at this time. A primary area of future potential discord, however, is the mixed use corridor along M-82 west of Fremont. It could be anticipated though, that Fremont will continue to serve as an attractor for both residential and non-residential growth--and that the interface between the City and Township will be impacted by such expansion. 26 �TABLE 6 · EXISTING LAND USE DAYTON TOWNSHIP - 1980 ,: Developed Acres % Total Acres 572 40.9% 2.6% 363 .181 28 25.9% 12.9% 2.0,: 1.7% . 0.8% 124 . 8. 9% 0.6% 123 1 8.8% 0.1% 0.6% 0.01,: 54 3.8% O.J,: 16 38 1.1% 2.7% o.a 650 46.'4% 3.0r. 65D 46.4% J.o,: 1,400 100.0% 6.5,: Acres Lanq Use Res jdcnt i al ~jnole Family F~nn Residence Mobile Homes Pub 11 c[' Semi-Pub lie I Py~l1c SQllli-Public a.a •' Comrnarci al£ Industrial Cpmmerci al lndustr1 al Transeortat1on Road R.o.w. (02.4 mi.) TOTAL DEVELOPED LAND A!Jrf cul ture[Undevel oeed Agricultural/Undeveloped Woodlots Open Wc1ter Recreat fonal TOTAL UNDEVELOPED LAND TOTAL ACRES 0.2% 20,577 93 . 6% 18,535 . 1,767 133 142 84.3% . 0.6% 0.7,: · 20,577 93.6% 21,977 · a.a,: ·100.0% Source: Dayton Township Planning Conmfss1on 27 �... , ., DAYTON ·· +I-~~ TOWNSHIP -" •!!.' ., Newaygo County, Mlchig.n I I· 1:t.:__ . , ., Slngle Family Residence , Farm Residence Mobile Home , E c Commercial , Industrial/Manufacturing , Public Use o Quasi-Public Use ~ Recreational Use D Agricultural and Undeveloped Existing Land Use FIG.5 28 �NATURAL ELEMENTS The traditional approach to land use planning begins with a projection of future population or economic growth in a community based on perceived local or regional trends. These projections are then translated into future land demand for various types of development. The basic assumption of this approach has been that growth will bring positive benefits to the community and that such growth can best be promoted by encouraging land use patterns that minimize development costs and maximize accessibility. In ·many past instances, planning has ignored the importance of natural systems. · Priorities were set, programs initiated and facilities built with little or no concern for impacts on the physical landscape. Scenic natural amenities and rich fannland, long defined as key ingredients to the American quality of life, have rapidly disappeared primarily through haphaz~rd suburban sprawl or improper uses of rural lands. 11 We have but one explicit model of the world and that is built on economics. The present face of the land of the free is its clearest testimony, even as the Gross National Product is the proof of its success. Money is our measure, convenience is cohort, the short term is its span and the. devi 1 may take the hindmost is the morality. 11 (Ian McHarg, 1969.) Philosophies are changing - growth projections are no longer considered as vital preconditions of a desirable future for any community. To be truly comprehensive, land use planning must be more than the mere accommodation of projected growth in such a fashion as to be compatible. If planning is to be rational it must decide how much as well as where growth ought to occur - being sensitive to the physical capability of the land to accept various fonns of development. The constraints placed upon development by the environment are very real and should ·become a key for decision making and land use location judgements. 29 �LAND CAPABILITY ANALYSIS How many people, houses and cars can we put into an area before the natural quality of the setting is reduced? Could we institute stringent development controls or build sewage treatment plants in time to alleviate additional problems? How do we accommodate the trade-offs between growth and environmental or -social costs? These are the type of questions that are addressed by a process known as a "land capability analys _is, 11 or the identification of · situations where human activity is likely to adversely impact the natural environment or where the natural .environment is likely to hann human activity. These areas of conflicts between human activities and the natural environment can be grouped into three classes: Hazard Areas: A good example of a hazard area is a floodplain. The threat to life and property from flooding is well documented, and even our best efforts to abate flooding have not prevented a steadily increasing national loss. By using infonnation available from Federal sources, floodplains can be delineated, and the planner is able to predict where a conflict exists between the natural environment, and certain land uses. Other hazard areas include: steep slopes with unstable soil which are prone • to slippage, and soils with inadequate bearing capacity. Valuable Resource Areas: Development often makes use or extraction of a valuable natural resource impossible. Such resources as oil, sand, gravel, and agricultural land become inaccessible as residential, commercial or industrial uses fill in the area. When maps delineating natural resource areas are part of the planning process, the planner can suggest alternatives designed to lessen the impact. For instance, the development might be delayed until the resource is extracted or growth policies (e.g. sewer and water extensions) could be altered to protect the resource. 30 �Environmentally Fragile, or Unique Areas: There is an accelerating concern over the loss of irreplaceable natural areas. While few attempt to quantify the loss, most seem to appreciate that our forests, wetlands, wildlife areas, parks, preserves, etc., contribute significantly to the quality of life. Certain of these areas, due to inherent fragility or to their one-of-a-kind status, are deserving of special attention in the planning process. Wetlands, for example, while harboring much flora and fauna, serve as retention basins for flood waters, help to recharge underground aquifers, and act as a water purifying system. Underground aquifers represent both a valuable and .fragile resource, subject to contamination by seepage from waste dumps and the like. The key then, is to identjfy the fragile, hazardous and unique areas so that conflicts with human activities can be anticipated •. This is done by overlaying a series of maps, each displaying one variable. Conceptually, one has a base map and onto that map he overlays maps showing hazard areas, valuable resource areas, and environmentally fragile or unique areas •. Carrying Capacity Concept An accessory planning process to that detailed above is the 11 carrying capacity concept. 11 Such a concept defines the ability of both the natural and manmade systems to absorb population growth without significant degradation or breakdown. Application of this process is based on the following assumptions: 1. That any area of the community could be developed if the public is willing to make sacrifices in terms of economic or social trade-offs incurred. 2. That the costs or trade-offs of growth can be identified and then quantified in some manner. The threshold beyond which environmental quality would decline is normally associated with a population level, which of course, varies depending upon the resource involved. 31 �3. That ·the ability of a given resource to absorb growth or development can be altered by human action. Obviously, sanitary se\-1age systems and water treatment plants are examples of human intervention to improve environmental quality. 4. That those areas necessitating the least number of trade-offs be given the highest priority for development. The limit of capacity for a given area or resource still remains as a judgmental ·act. Although, based on scientific and engineering principles, a choice is still required to dra\-1 the line between the 11 acceptable 11 and 11 unacceptable 11 areas. To date, the carrying capacity concept of land planning has been implemented in various ways. The least effective, yet perhaps most widely used, places the developer in an adversary role and the community attempts 11 ann twisting 11 to get him to recognize natural constraints. Second, are those development controls such as a Planned Unit Development ordinance that encourage consideration of significant resources and the protection of sensitive features (also floodplain ordinances, etc.). A third possible route is to develop an environmentally oriented land use plan - utilizing accepted standards for various resource items. Finally, is what has been tenned 11 zoni ng by pOcket calcul ator11, in which detailed quantifiable standards are developed, prescribing development intensity or density ·levels per environmental element or setting. (Perhaps in an optimum situation, actual dollar costs could be assigned to the various categories, indicating development costs per resource area). The intent of both the land capability analysis and the carrying capacity concept as applied to Dayton Township, is to provide a framework for decision-making. Certainly there may come, as implementation techniques through zoning, some modification of the processes mentioned above. However, the primary thrust is to provide a set of tools for the Planning Commis.sion and Township Board to use in reviewing and guiding development. Not so much a 11 no you cannot bui 1d there 11 but rather a "the 1imitations or costs to building there are significant 11 • 32 �NATURAL ELEMENTS MAPPING The environmental data illustrated on the maps in this section has been obtained from U.S. Soil Conservation District ·maps, U.S. Geological Survey topographic maps, aerial photography and infrared photography obtained from the Michigan Department of Natural Resources, and resource mapping compiled by the West Michigan Regional Planning Commission. At a minimum, it appeared there are certain sensitive areas in the Township which, if developed will have the highest social or economic costs, as mentioned. above. Once mapped, the options for utilization of those lands falling out of a given category, become more evident. These so-called 11 eco-determinants11 include: 1. Lands with slopes in excess ·of 12% may suffer soil erosion if disturbed. 2. Wetlands aid in the recharge of groundwaters, serve as natural filters for waterborne pollutants, and are often wildlife habitat areas. 3. Woodlands provide surf~ce drainage control and aesthetic features. 4. Lands with poorly drained soils are not conducive to development, either without sewers or structural compensation. 5. Lands with high agricultural capability or active agricultural lands may be of significant importance to the local economy or for food production and, as such, should be reserved for agricultural use as much as possible. 6. Floodplain is unsuitable for intensive development as structures or personal property may be subject to drainage or loss. 33 �11111111 Slope Analysis While many natural elements .by themselves are not inhibitive to development, the factor of steep slopes may be the most sensitive to land disturbance and construction. While the vast majority of the land surface in Dayton Township is quite level to rolling {less than 9% slope) there are localized areas with ·moderate or moderate to severe slopes (see Figure 6). Those areas of the Township with significant slopes are oriented in a northeast-southwest direction, probably due to glacial activity. Certainly these areas afford a definite potential for pleasant residential sites, especially in terms of vistas and views. Our planning must be responsive to the potential problems associated with the more severe slopes, such as slumping or erosion and land uses or intensities of use assigned accordingly. Wetlands Wetlands (commonly known as swamps or marshes) are poorly drained areas that display periodic fluctuations in water level, from persistent standing water in spring to nearly dry in late summer (with attendent changes in vegetative cover and composition). In most instances wetlands have surface or sub-surface soil characteristics which provide for the replenishment of the groundwater supply. Wetlands also prevent flooding of roads or properties during periods of excessive rain or snow-melt by their capacity for water storage. They provide habitat and cover for wildlife species and may serve as a nat.ural filter for waterborne pollutants. Traditionally, it has not been difficult to deter development, especially residential, from locating in wetlands, as filling and drainage can be quite costly. However, as prime lands become unavailable, or pressures for economic returns on marginal lands become greater, sites including or perhaps bordering wetlands become more attractive. The total disruption or depletion of all wetland areas would not be in the best interests of the Township as a whole. In more localized situations, wetlands play an even more significant role, warranting our attention and concern. Excepting those that fonn the fringe areas around certain lakes, wetlands are scattered throughout Dayton Township with really no pattern to their existence (see Figure 7). 34 �Forest Cover {Woodlands) Forest cover in this section· of the state was mapped and classified by the West Michigan Regional Planning Commission, utilizing infrared photography. The extent, type and.stand size of those woodlots in Dayton Township is reflected on Figure 8. The largest wooded areas in Dayton Township are situated along streams or drains on the interior of sections, or in wetlands. Wooded areas absorb surfac~ water runoff faster than any other land type. They. also function as windbreaks and simply, yet necessarily, as visual/aesthetic elements of the community. As such, they should -be carefully managed to preserve their natural and social value. Forests in Dayton Township reflect the impact of logging to this area of the state with the dominance of second-growth species, especially aspen. In mapped form the woodlots show the cultural impact, especially of agricultural practices which have further defined · the edge of these areas and, over a period of time, reduced their extent. t:.LAY ~ ~ 1 0 1 - i OIC ct,.. f l ' ~ ~ Of 151-0'-t.Y .,.Til~"TVU c~ ~I\ ~ '111?-~'P ~ T W.,UW-. ()<.~CtiAU.Y ~ T ; tE.. 1 Z<Jlt.-Plt\Gr~ f!'t)l.l-DW '1{11/1.-r~~ .$(X.H -rH>.r rt, R/'(ff.1-W- -r}\A(f ~ ti OT I M ~ lri. 11\!i -~Wt,\ 1~ ~ ~ l \ ·e.tD, @ AK'<~ll. -~e>cn\ -nl1~,~J.!,IWP1U-/f. OJI. LA~ Cf ~ I "1AAr 6 tm- fUtttr ~ fl'JT lWIU\/1/t.( ~ ~I~ n,nl:c,/U~ ~Ii. Soil Limitations: Residential Figure 9 depicts the respective limitations of all lands in Dayton Township for development without public sanitary sewers. Wastewater treatment and disposal would, therefore, need to be accomplished on-site with tile fields and septic tanks. The map was developed from recent Soil Conservation Service soil maps of Dayton Township, with limitation capabilities derived from soil management group classifications developed by soil specialists at Michigan · State University (Soil Mana ement Units and Land Use Plannin , Mokma, Whiteside and Schneider, M.s.u., 1974. The characteristics of the mana~ement of groups vary, depending upon the traits of the individual soil series and the slope of the lands. Lands were ranked into one of five classifications, ranging from slight to very severe limitations to development. Most of Dayton Tmmship is within the slight to moderate range implying ·minimal constraints. The areas of severe to very severe limitations correspond to wetland areas or streams/ drainage-ways, which might appear to indicate the extent of alluvial soils (unconsolidated mix of sand, silt and clay), perhaps carried by glacial melt water. 35 �For purposes of consistent, long-range planning, certain areas of Dayton Township were analyzed as to their soil capability for development support, should sanitary sewerage be provided, thereby eliminating the need for on~site disposal.· Realistically, one must consider the current costs of providing such a service, any identified need and certainly potential jurisdictional issues. However, this effort was intended as a means of determining if soil limitations would change·significantly should some form of public sewer ever be extended into the southern half of Dayton Township--be it from the City of Fremont or some other system. Figure 10 does indicate that a sewer system would have minimal impact on the development restraints of this area. Soil Limitations: Agricultural Utilizing the soil management groups discussed above, the soil types in Dayton Township were classified as to their potential for agricultural use--based, · for the most part, on individual soil .characteris~ics (water table, soil content, etc.) as well as topography. Figure 11 provides an initial tool in delineating the best agricultural lands in the Township permitting policy decisions as to the use of this resource. The extent of active agricultural areas indicates slight to moderate limitations for farming practices exhibited by most of the soil types in Dayton Township. Areas of constraints are generally limited to drainage-ways (alluvial soils perhaps) and ridge lines or steep slopes. Active Agriculturat Lands Recent (1978) infrared photography was applied to define the extent of active agricultural lands in the Township. Figure 12 illustrates the location of orchard and specialty crop areas--particularly orchards which are quite common in the area--and other lands used for row cropping, hay or pasture, or other farming. Certain portions of the areas represented may have been fallow at the time of the inventory, yet the evidence of recent farming activity was perceptible. The most significant element represented by such mapping is the substantial extent of agricultural activities on the land surface of Dayton Township. As mentioned previously in the land use inventory, agricultural and undeveloped areas encompass 94% of the Township. 36 �LAND CAPABILITY MAP Upon completion of the various base maps (Figures 5-12) they were utilized in an overlay fashion, thereby compounding the limitations of various elements for individual areas. A sketch "land capability map" resulted. Lacking the detailed infonnation necessary to assign potential development costs per acre per capability or.other ·more sophisticated approaches entailing detailed studies, a simplistic technique was employed. This was based on the assumption that each identified natural element (eco-determinant) carried equal w~ight, as follows. Resource Wetlands Steep Slope Areas Forest Severe Soils Prime Agricultural Soils Active Agricultural Soils Open Space Ratio 1.0 -1.0 1.0 1.0 1.0 1.0 Open Space Component= Minimum acreage of open (undeveloped) space per developed lot by multiplying acreage of resource x Open Space Ratio. The "land capability map" was then juxtaposed with existing land use patterns indicating areas of growth movement. The supporting rationale is that areas with more limitations need more land area to adequately support development (structure) plus, more importantly, on-site wastewater treatment and a safe, _drinkable water supply. The planning proposals developed from this system are elaborated on in the Summary of the Master Land Use Plan. "The community planner's diagrams will begin with a layout of land uses fitted to the topography. The traffic ways of various types will be traced along gently rising and falling grades not only to provide desirable access and views, but also to ensure gravity flow of the · stonn water mains and sewers within the rights-of-way. The best of the natural cover will be preserved, the best of the landscape features conserved, as the planner seeks in all ways to develop systems of harmony." (Simonds, 1978). 37 �, DAYTON TOWNSHIP Newaygo County, Michigan DEGREE OF SLOPE ~ STEEP 27%·47% r:::::::;,,i MODERATE 9%·27% C:J GENTLE less than 9% @_j Slope Analysis acale,r•1500' FIG.6 38 �DAYTON TOWNSHIP Newaygo Cou~ty, • Michigan WETLANDS FIG. 7 39 �DAYTON TOWNSHIP Newaygo County, Michigan , P2 ' O@@@[ru@l TYPE CLASSIFICATION p PIM WhU• PIM Ritd Pine JKk Pine Oek North-em Hardwood• Pw Pr PJ 0 . M 0 Asi,.t1 • Blrd'I Lowland Hardwood• Conlfe, Swamp H Non-fcwHI E STAND SIZE and STOCKING R•p,o6i.,c:Uon 0 1 2 Sapllng 3 lfllrl:T •5 Po'- Timb« 7 Saw nm~ • 05 . Low Mtldlurn High Low Medium High lo• a Med ium 9 High """ ,,. Forest Cover """ II Ill ~ :lh •iIDJ 11m:ill l~i7 aulo-1"• 1500' FIG. 8 n ~ncll Envi,onmcntol 0rovp O,,~ _.....,.~ 40 --...ii �DAYTON TOWNSHIP Newaygo County, Michigan · [ill]] C:=J C:::J I.Iii - • SLIGHT MODERATE MODERATE-SEVERE SEVERE VERY SEVERE Limitations to Residential Development Without Public Sewer acal•-T• 1500' FIG. 9 41 �• •tt -------------------------------- lHtl DAYTON TOWNSHIP Newaygo County, Michigan HHH C=:J SLIGHT MODERATE LJ . MODERATE-SEVERE - SEVERE Ill VERY SEVERE Limitations to Residential Development With Public Sewer D El l!EWJ:~ . dill tll&l t"=i7 FIG.10 . 42 �DAYTON TOWNSHIP Newaygo County, Michigan D@@@[ru@I b::::d SLIGHT CJ MODERATE [=:J MODERATE-SEVERE - SEVERE Ill VERY SEVERE Limitations to Agricultural Use aule-1"• 1500' FIG.11 43 �·-iThe Pion. Goals & Actions �· POLICY Any successful public program requires some form of agreement as to the direction that program should take. Such an agreement is arrived at through the determination of objectives and implementing actions. The community can be best served if that determination is established under the joint guidance of community leaders and the · general public. The Master Land Use Plan for Dayton Township provides direction for the future of the community in two forms. It expresses graphically (in map form) proposed land use arrangements within the Township and in written form, the concerns, standards and desired implementing actions as seen by the residents of the community. This written portion of the Master Plan takes the form of a planning policy. DEFINITION A 11 policy 11 is a statement of position prepared by a public body. It should be based on a community-wide consensus of goals and provide specific expression of those goals and the desired means of implementing them. As such, it provides a basis for-decision-making and enables the community to approach specific problems within the framework of a total plan. Policy - A statement or document of a public body that forms ~he basis for enacting legislation or making decisions. 11 (American Planning Association, 1976). 11 COMMUNITY PARTICIPATION Community participation in the formulation of policy is important due to the sensitivity surrounding such issues as personal land usage and property rights and values. Community-wide consensus as to both planning tools and development policies is vital -to the preparation of realistic plans for future growth. The coordination of individual concerns of a social or economic nature with the long-tenn goals of the community can provide a livable seting with the opportunity for alternative and satisfying lifestyles. And ·this, after all, is the underlying motive for land use planning. 46 �POLitY AND LAND USE A planning policy makes a general . statement of intent for the community and thereby establishes parameters within which decisions can be made. At this level, the policy is a framework for realistic land use management systems and is not static, but sensitive to changing conditions. The policy then establishes the means by which such general intentions may be implemented, speaking more to the point of the decision-making process, but without addressing specific problems. POLICY AND THE FUTURE Change is an inevitable process. It has made Dayton Township what it is now and, barring unforeseen major regional shifts in growth, land use, personal mobility and the like, the current trends will continue to effect the rural communities of the State of Michigan. With its substantial vacant lands, quality residential areas, active farms, streams and lake shorelines and its general rural atmosphere, Dayton Township has a potential for growth. Such growth is likely to take the form of re-· sidential development occurring along major roadways in the community, in woodlots, on presently productive agricultural lands and, in som~ instances, on parcels having less than desirable natural characteristics. By establishing realistic and concise policies regarding such issues and areas, Dayton . Township can meet any challenge that change brings in a definitive rather than a reactioDary posture. The advantages of establishing a planning policy include: ADVANTAGES OF POLICY 1. Public Understanding and Participation: The straightforward character of the planning policy aids public understanding of the planning process. With this understQnding, people are more able to participate in the discussion and decision-making process, and public confidence in local government is enhanced. 47 �2. Consistency: Clearly stated policies covering all concerns of comprehensive planning_can do much to minimize the possibility of arbitrary decision-making. 3. · Efficiency: When a reappearing nature, of time spent· on an quality of planning community is confronted with problems of a clearly stated . policies may reduce the amount individual proposal without lowering the recommendations. 4 • . Coordination: Planning policies create a single framework within which all elements of government may act in concert on development proposals. 5. Stability: Planning policies, by their general nature, provide an element of stability as specific zoning or planning proposals are modified over time. 6. Guide to Decision-Making and Review: A policy is helpful as a guide in adopting land use controls, and to the courts in judging the fairness of specific controls in the context of an overall goal structure for community planning. 48 �GENERAL POLICY STATEMENT DAYTON TOWNSHIP GENERAL GOALS GOALS: 1. To guide the future of the Township in such a fashion so as to preserve and enhance its desirable qualities, improving the quality of life for present and future residents, thereby keeping· the community a safe and attractive place in which to live, work and play. 2. Maximize the optimum and economical use of land. 3. Promote community identity and civic pride. 4. Provide a decent, helpful, safe and pleasant (home) environment. 5. Conduct land use planning and zoning activities with consideration given to the land uses or plans for properties in adjoining communities, as well as the Newaygo County Land Use Plan. IMPLEMENTING ACTIONS 1. Promote the continued health, safety and general welfare of both present and future residents of Dayton Township. 2. Encourage the type of community that promotes numerous opportunities for personal ~hoice and a range of opportunities. 3. Maintain and enhance those positive attributes of the Township's environment that have attracted residents into the area. 4. Improve those undesirable elements which may be detrime~tal to ·the health, safety or. convenience of Township residents. 5. In order to maintain the low intensity, open space, low stress lifestyle sought by current Township residents, Dayton Township will strive to manage future growth and development in such a fa?hion so as to efficiently utilize existing land and its limited fiscal resources. 49 �DAYTON TOWNSHIP MASTER LAND USE PLAN GOALS: To formulate a land use plan that is flexible, reasonable and adequate to meet the needs and desires of Township residents; one that allows for the proper conservatioh or use of all resources including a determination of the probable future need for lands, their most advantageous designations and potentials, and for services, facilities and utilities required to equip such land. IMPLEMENTING ACTIONS: 1. 2. Dayton Township will adopt a Master Land Use Plan (text and map) indicating areas into which specific land uses should be directed. The Plan will: a. classify and allocate land for agricultural, residential, commercial, industrial, recreational, public, forest and other uses; b. establish the general location, character and extent of streets, roads, highways, railroads, bridges, water-related developments, drainage-ways, sewer and water systems and the like; and c. recommend the general character, extent and layout for any public grounds, open spaces, parks, buildings or other facilities. The Master Land Use Plan will be used by the Planning Commission and Township Board to guide their decisions on matters of gro~rth, development and land usage. 50 �3. The Dayton Township Zoning Ordinance will be reviewed and revised in light of an adopted Master Land Use Plan to reflect the proposals contained in the Plan and to enforce its land use policies by means of local .ordinances. 4. The Community Attitude Survey has shown that the residents of Dayton Township are· well satisfied with the present quality of life in the Township. They are, however, concerned about what the future holds for their community and want to make improvements where possible. This positive community attitude is a resource that will continue to be en.cou raged and ut i1 i zed. 5. Members of the Planning Commission and Township Board will be encouraged to support legislation, on the federal and, especially, the state level, that will enhance the possibilities for a general Township law to implement a land use plan; including the balancing of concerns over the natural environment with local needs and desires. LAND USE MANAGEMENT . GOALS: To provide for a system of residential and non-residential land uses coordinated to meet present and future needs efficiently and practically, both in an environmental and economical sense, without adversely affecting the quality of living in Dayton Township. IMPLEMENTING ACTIONS: 1. Encourage orderly, planned growth and development that establ .i shes a unifying, yet distinctive character to sub-areas of the community. Such growth would separate and, in a sense, protect both residential and nonresidential development as well as agricultural and open space uses. 2. Growth should be regulated as to its rate and intensity in specific districts, consistent with pre-determined desired characteristics. 3. Unmanaged sprawl and 11 leapfrog 11 development indicate an unplanned, inefficient approach to land use, and should be prevented. 51 �4. Discourage random "spot zonings" of higher intensity residential or nonresidential uses; thereby promoting cohesive zoning districts and a wider application of "special land use" provisions, through zoning, to accommodate specified situations. 5. Growth should be managed to the extent that it is a function of overall carrying capacity, not only of the physical {land) resource, but also including elements as public costs and the provision of public roads, services and utilities. 6. New development should be orderly, to reduce the energy inefficiencies of discontinuous development patterns. AGRICULTURAL/ENVIRONMENTAL/OPEN .SPACE RESOURCES GOALS: To use all legitimate supporting techniques possible to preserve and protect agricultural and open space elements in Dayton Township; both to maintain them as functional use areas and to retain the predominantly rural atmosphere of the area due to its contribution to the l9cal quality of life. IMPLEMENTING ACTIONS: 1. Preserve for agricultural use those lands in Dayton Township that are best suited for agricultural use and of the highest productivity. 2. Discourage the development of non-agricultural uses on designated agri~ cultural soils. Such development impairs efficient agricultural practices, removes forever the best agricultural fields from production and could result in future conflicts between rural homeowners and farmers. 3. Discourage the extension into designated agricultural areas, of utilities or other public improvements that are not compatible with an agricultural use district or that would otherwise jeopardize the integrity of these districts. 4. Provide, through zoning, a means of maintaining low population densities in all agricultural areas, as well as on environmentally sensitive lands, to reduce the potential for rapid encroachment on such properties by less desirable land uses. 52 �5. Identify vacant lands (agricultural or other) that could be best utilized as transitional or holding districts; which by virtue of their relationship to development corridors or adjoining parcels currently experiencing growth could provide the needed options for accommodating, yet implementing the other basic policies of this plan. 11 11 11 11 6. Support that portion of the local economic/employment base consisting of farming and specialty agriculture enterprises by encouraging and conserving such uses. The cash inflow to local ag-oriented services, as well as general retail enterprises from family farms in Dayton Township, is felt to be significant. Without ·this local support, businesses in the area may find themselves -missing an important consumer. 7. Protect open space or environmental resources, especially agricultural lands, which usually provide far greater returns to the community in taxes (per/acre) vs. services required than they would if developed. Protecting such areas where feasible, encourages judicious fiscal spending for public services. 8. Marshy areas and wetlands provide important resource functions. Dayton Township has identified wetland areas in the community, as a function of this planning process, and will protect these resources to the greatest extent possible from any significant disturbance, draining or filling. 9. Development along drainage-ways and lake shoreline fringe will be carefully regulated in order to protect unwary land purchasers as well as the general public from development practices which may cause pollution. 10. Among the resource features identified as part of this plannin.g program, include .all woodlot areas in Dayton Township. Current practices, especially the cutting of trees for fuel, are causing a diminution of these woodlots. Instead of clear cutting activities in which all existing trees in a given area are removed, the Township encourages proper management of woodlots so that they will support future usage by future generations of residents. 11 11 53 �RESIDENTIAL DEVELOPMENT GOALS: To encourage variety in residential development so that all segments of the population may be housed in a safe, functional, aesthetically pleasing fashion; and to plan residential districts as defined areas of compatible style and . density ·with appropriate support facilities to maintain a stable, lowstress lifestyle. IMPLEMENTING ACTIONS: 1. Encourage a balanced and expanded range of housing types to accommodate a range of income and age groups, household sizes, location and style preference. 2. Encourage residential development that reflects the predominant character of existing development and land capabilities. 3. Regulate "group housing" (mobile home parks, multi-family units or single-family subdivisions) so that it will blend well with the character of a give~ locale, or the low-intensity character of the community. 4. Encourage rural sub di visions, rather than 11 scattered 11 or especially 11 strip 11 single-family development. Rural subdivisions provide a unified, economical approach to single-family growth; however, they should be located -adjacent to existing areas of similar development or in designated growth 11 corridors 11 or II sectors". 5. Encourage the adoption of subdivision regulations to guide th~ quality of new residential development in Dayton Tow.nshi p. 6. Discourage extensive 11 strip 11 residential development along roadways in the Township. Such development is an inefficient use of land, committing the future use of road frontage, often in narrow, deep lots, and inhibiting access to interior portions of larger acreages. 7. Adopt reg'ulations limiting to a single unit, the number of residences that can be serviced by a private drive or roadway. 54 �8. The housing needs of retired, elderly and low-income families or individuals will be considered and reflected in future development decisions. Dayton Township, however, does recognize the needs of such individuals for shopping, health care, employment, etc., or the possible lack of mobility, makes the adjoining City of Fremont a more suitable location for such housing. 9. Encourage diversified housing types to enable all citizens an equal opportunity within their financial means to secure housing of their choice. 10. Protect residential areas from activities that produce excessive noise, dirt, odors or traffic. NON-RESIDENTIAL DEVELOPMENT GOALS: To provide guidelines for commercial, industrial, office or other types of non-residential land use with the aim of meeting the.needs of the Township residents, preserving a pleasing environment, and preventing conflicts between non-residential areas and surrounding land uses. IMPLEMENTING ACTIONS: 1. . 2. 3. Discourage "spot zoning 11 of non-residential uses • Realize that the availability of 11 comparison 11 or 11 regional 11 shopping opportunities in nearby Fremont, or in the larger metropolitan_ areas of Grand Rapids or Muskegon, a short drive away, serve the needs of Township residents and, for the most part, precludes the necessity for such retail facilities in Dayton Township. Encourage the development of limited commercial ventures in carefully controlled locations. Commercial services provided would be of the 11 nei ghborhood ·service 11 or "convenience" seal e. Such facilities should be located adjacent to areas of existing or projected residential growth. 55 �4. While industrial or·commercial development could impact in a positive fashion the tax base of Dayton Township, there are certain costs attendant with such facilities. It is the concern of local decisionmakers that any extensive non-residential development would be incompatible with the present character of the Township. Such uses may be more appropriately accommodated in areas where necessary support elements (sewer,· water, rail, "Class A" roads, etc.) exist, rather than in a rural, lightly settled community. Industrial facilities, specifically, while they will not be encouraged, will not necessarily be prohibited. Industry would be more appropriately accommodated in' other areas of Newaygo County, where planning efforts have been directed towards attracting an industrial base. PUBLIC SERVICES AND FACILITIES GOALS: To encourage public services and facilities in the most efficient manner possible to meet existing and future needs of Township residents. Also, to maintain the present quality of the roadway network in the Township and encourage provision of an integrated transportation system moving people and goods within and through the community in a safe and pleasant manner. IMPLEMENTATION ACTIONS: 1. In accordance with the provisions established in P.A. 168 of 1959 (as amended) the Dayton Township Planning Commission desires to review and comment on the general location, character and extent of newly proposed roadways or roadway extensions, occurring in the Township. · · 2. Recognize that public iervices and facilities should be sensitive to the needs of Township residents and therefore be expanded or revised when necessary to more effectively serve local residents. 3. Where possible, public services should be coordinated on a cooperative basis between Dayton Township and adjacent units of government. 56 �The Plan_Standards & Mop �THE PLAN - STANDARDS AND MAP STANDARDS The Master Land Use Plan for Dayton Township is based upon a thoughtful analysis of community characteristics and constraints, as well as a careful study of perceived community needs, problems and potential. These expressions are described in desired policies for future direction. A remaining element in the establishment of the Plan is that of determining the range of minimum standards for a variety of issues· that are applicable to the future of Dayton Township. Planning standards are not intended to be expressed as inflexible rules, but rather are intended to reflect an average of what has occurred in other communities in similar circumstances, or more importantly, what has been developed as guidelines specifically for Dayton Township. Standards experienced through a monitoring of other communities may provide decision-making parameters, especially in the realm of community facilities. Yet, the representation of local standards entails the needs, preferences and unique characteristics of our community. The standards· contained herein are considered appropriate "to promote public health, safety and general welfare to encourage the use of resources in accordance with their character and adaptability; to avoid the overcrowding of land by buildings or people; to lessen congestion on public roads and streets; (and) to facilitate provision . for a system of transportation, sewage disposal, safe and adequate water supply, recreation and other public improvements." (P.A. 108 as amended). ENVIRONMENTAL STANDARDS To repeat our prior premise, for the use of land to be rational, whatever that use might be, it must begin with a study of the land and its natural opportunities or constraints. "Farmers will fit their orchards and fields to the land confonnation and to the soil types and depths. Their furrows will be plowed along the contours so that water and rain will be retained to seep into the ground. Their buildings will be protected from the stonns yet lifted ·above the frost pockets, and out of the dews and damps. Their homes will receive the summer breezes, but not after these breezes have played across the barn yard coops and pens. Barn and hayloft will be kept 'crosswind' and out of the path of flying sparks from the chimneys." (Simonds, 1973). 58 �7 Through this Plan we are, in reality, proposing no more than that expressed above--an enlightened approach to land use, and a process whereby local officials might review and guide land use proposals--not always in a negative mode but rather one of appreciating the limitations or social costs that exist. COMMUNITY FACILITIES STANDARDS Community facilities are considered to be those public land -uses either O\'med by . the public or operated by private enterprises in the public interest. The term ~ncompasses a wide range of activities, or facilities, including education, health care, recreation, libraries, utilities, cemetaries, and so forth. Churches, private recreation uses or service/club organizations, although defined in the broader category of public and semi-public land uses are not classified as community facilities. Such uses generally have entrance requirements which may preclude their access to the public-at-large. Community facilities fonn a network of services, meeting the physical, cultural, social or protective needs of the community. Studies have determined that they weigh heavily in the perceived desirability of a given community as a place to live, work or play. The response of Dayton Township's residents (Community Attitude Questionnaire) did not vary significantly from other national or state studies of similar intent. Important factors contributing to community satisfaction included: • • • • Good schools Good public services Recreation opportunities Safe, quiet neighborhood areas These factors specifically are related to community facilities--their availability and quality. In addition, community facilities may impact urban growth patterns. Public utilities especially will determine where more intense uses may locate~ Decisions on open space will detern1ine physical form by preserving agricultural fields or wetlands. 59 �Public land ~ses, unlike private land uses which are built at the expense of the individual developer, require substantial financial investment on the part of the community. The financial commitment to .provide fire (and police) protection, parks, adequate roads, and if necessary, water or sewer is substantial regardless of the land use pattern that evolves in a community. Studies have documented (The Costs of Sprawl, CEQ 1974) that low density spra\'ll is by far the most costly to service adequately for any community size. Part of the purposeful strategy of this Master Land Use Plan for Dayton Township is one of accommodating future development yet with the minimum public cost. PUBLIC SCHOOL FACILITIES We are a society that places substantial emphasis on· formal education. Public school facilities and educational programs in some manner touch the lives of all Township residents or tax-paying property owners. While school authorities will determine educational local planning officials are in the unique position Township development trends and current (as well as terns - to assist in the sel_ection of future school policies and objectives, of being knowledgable to proposed) land use patfacility sites. Schools have traditionally been regarded as single .purpose facilities for use by students and faculty. · This concept has changed and schools are being viewed as potential park and recreation/community centers for use by the entire community. . Please see -Appendix D for additional discussion of school planning standards. Location standards suggest that school facilities should: 1. Be near the population centers they are to serve. 2. The immediate environment should be safe, pleasant, reasonably attractive and conducive to learning. 3. Be easily accessible from improved highways. 60 �OPEN SPACE AND RECREATION The concepts of open space and recreation quite obviously have differing implications to various individuals depending upon age, income, interest, place of residence and a host of other variables. One of the goals of this plan is to provide opportunities for satisfying the leisure needs for all segments of the population~ As we have established, Dayton Township is a community rich in open space, agricultural lands, rolling topography, small lakes and scenic vistas. The relationship between these identifiable amenities and perceived individual -or community needs leaves these elements--open space and recreation--in a grey area. This is evidenced by the negative reaction in the community attitude survey towards more active participation by the Township in providing recreational programs or facilities. Location standards suggest that open space and recreation areas should: 1. Avoid physical barriers such as heavily traveled roads and railroads. 2. Use natural areas having certain aesthetic advantages where possible. 3. Be conveniently located, large and properly designed and constructed. 4. Be provided in combination with schools or public building, where possible. RESIDENTIAL LAND USE STANDARDS Housing is much more than simple shelter for the basic social unit--the family--but rather its location and general appearance has significant influence on neighborhood or community environment and the overall quality of human life. Because of these far reaching implications as well as the fact that, as a land use, residential development will be the dominant item for Dayton Township, the quality of development and environmental situation is of primary importance for p~anning and governmental decision-making. Based upon the population and housing projections as fonnulated in previous sections of this document, it is possible to plan for the number of new residential living units which can be expected by the year 2010. As is indicated in Table D-3 (Appendix D) Dayton Township can expect the construction of approximately 233 residential units to house the anticipated increase in population. It is recommended that Table D-3 be utilized as a guideline for directing anticipated residential growth. 61 �Location standards suggest that residential areas should: 1. Avoid areas with environmental limitations to residential development. 2. Be convenient to -work and leisure activities. 3. Be protected-from traffic and incompatible land uses. 4. Be economical -to develop. 5. Be developed within a range of residential densities to accommodate a variety of lifestyles. COMMERCIAL LAND USE STANDARDS In projecting potential demands for commercial land use we must first identify the type of shopping facilities most likely to develop within Dayton Township. The most common fonn of retail activity · is the neighborhood shopping center which provides convenience items and personal services--hardware stores, gas . stations and -laundromats are typical establishments. The secondary level is that of the community shopping center which has all or most of the convenience functions, but most importantly, providing an expanded selection and particularly durable goods such as large appliances. The third modern retail• ing level is the regional shopping center with its major department stores . -t?"'.__.~ and further expanded selection. It must be recognized that Dayton Township's ~o-,, J . - - ~ close proximity to the metropolitan centers of Grand Rapids and Muskegon, as ~~~ well as the smaller urban center of Fremont provides a multitude of shopping . alternatives within a reasonable distance, to meet the bulk of local shopping needs. It is unlikely, therefore, that any regional commercial development will occur within the Township. Furthennore, any expansion or redevelopment of the commercial core within Fremont will also affect the demand for development of retail services in outlying townships. 11 11 11 11 11 '· 11 Planning for commercial uses should insure compatibility with land uses existing in the locale surrounding their proposed locations. Appropriate measures should be developed within the zoning ordinance to protect both the economic and aesthetic values of single-family and agricultural properties. 62 �Location standards suggest that commercial uses should: 1 Adjoin heavy traffic flows. 2. Be clustered near each other, in convenient proximity to the client they are intended to serve. 3. Have sites of adequate size for shops, off-street parking, loading and landscaping. 4. Recognize existing land use patterns to avoid incompatible situations. INDUSTRIAL LAND USE STANDARDS As with commercial development, it must be recognized that the population to be served must be considered in terms of accessibili.ty to the employment center. Therefore, the area of influence for an industrial employer would exceed the boundaries of Dayton Township. Further, it must be acknowledged that competing employment centers in the region, particularly Gerber s in Fremont, as well as other industries in the Muskegon area, will attract portions of the total available labor market. 1 Location standards suggest that industrial areas should: 1. Be located so as to minimize any possible adverse effects of the industrial use in regard· to adjacent non-industrial uses. 2. Have convenient access to transportation systems, especially highways and railroads. 3. Have adequate land with sufficient reserve for future expansion. 4. Have adequate utilities; water, sanitary sewer (if available), waste disposal, and power. 63 �MASTER LAND USE PLAN MAP The text and accompanying diagrams in this Plan have set forth the planning constraints and potentials of Dayton Township. The Plan has explored community needs and preferences and examined e1ements ranging from local population base to soil capabilities. Finally it has set standards for development which will provide fonn to the goals and proposed actions of the Plan. With the above comments as introduction, specific development features are portrayed in map fonn on Figure 13 that follows. The Plan Map (Figure 13) is the ultimate summation of the data, goals and standards contained herein and, of course, the singular item of primary interest to the readers of this report. The summary that follows will be of assistance to those interested in the total Plan concept, as well as the rationale applied to specific areas or used to relate a given segment of the Plan to other segments. SUMMARY OF THE MASTER LAND USE PLAN At the heart of the Master Land Use Plan are the actual plan proposals for future growth and development in Dayton Township. These plan proposals deal with the following interrelated subject areas: 1. Natural resources; 2. Residential development; 3. Commercial areas; 4. Industrial areas; 5. The M-82 corridor; 6. Public services/facilities, and; 7. Design and aesthetics. 64 �Preceeding the summary comments are several brief, guiding principles which warrant examination. These include: 1. The Plan is a flexible tool: It is not meant as a monument cast in bronze, never to be adjusted or ch~nged. The Master Land Use Plan is a general guide to be used by Township government to give direction for the future. · It will be reviewed periodically and altered as conditions in the community change. · 2• . The Plan is not a zoning map: The Plan reflects future land use arrangements in light of the development that exists, but does not depict a "new 11 zoning district map. In that the Plan and zoning map are to be in reasonable harmony, it is likely that future zoning districts will take the shape of the Plan. 3. The Plan is ·adequate: The land use allocations reflected on the Plan Map are based upon existing development patterns, as well as the best available projections of land use needs based upon presently accepted planning standards. The Plan Map realistically contains sufficient land area to meet anticipated needs and demands for every residential and nonresidential use. Natural Resources 1. There are substantial areas in the Township containing soils not suitable for septic field~ or similar methods of on-site disposal. These occur in an area bounded by 24th Street, •Fitzgerald Avenue and 40th Street; and another situated between 24th and 8th streets east of Green Avenue. Residential densities assigned to all portions of the Township reflect localized soil cap~bilities. · 2. The elements of slope and natural terrain have a very limited impact on the Towriship as a whole. The only concentration of steep slopes occur north of 8th Street and east of Bricker Avenue and in a northwest orientation in the Martin Lake area. 3. Topography plays a most important role in determining where utilities such_as sanitary sewer and water can be extended in an economically feasible fashion. It would app~ar that the natural drainage basins surrounding the City of Fremont would permit gravity flow of both sewer and water, should they ever be extended into Dayton Township. 65 �4. Wooded areas are limited in their number and extent 1n the Township. Most remaining woodlots are found along drainage-ways or at the interior of sections. 5. There are very few areas in Dayton Township that, due to slope, drainage or soil composition, rate as being undesirable for agricultural purposes. This is not to say that agricultural production in the Township is high, but such a factor is consi~tent with the prevailing rural-agricultural character. Residential Development 1. Utilizing the total projected population for Dayton Tocluding anticipated household size and housing type preference, it was determined that the total housing stock in the Township may increase by over 200 units in the next thirty years. 2. The Master Land Use Plan anticipates a variety of housing types and densities. a. Residential 1: It is this area into which the bulk of residential growth will be directed, as the present residential density is highest there, public services could realistically be provided if necessary and such an approach provides a logical, efficient and energy conserving approach to future growth. Higher residential densities (particularly mobile homes and multifamily units) could be accommodated within specified sub-areas within this district. Also, lot size requirements would be comparable to those existing under current zoning requirements (15,000 to 18,000 square feet). b. Agricultural 3: This is the transitional fringe, currently containing many farms, however, due to terrain, roadway access and close proximity to Fremont, it could be very desirable for 11 suburban11 residential growth. Lot area requirements should be adjusted accordingly, considering the likelihood of solely on-site wastewater disposal. The proposed lot size requirement is a minimum of one acre. 66 �c. Agricultural 2: This interior portion of the Township is predominantly agricultural, yet it has undergone a limited amount of rural residential growth. If "hobby farm" or "rural residential development is to occur it would be best accommodated in this area-rather than disrupting the more dominant agricultural acreages to the north. Residential lot sizes should be increased over the . Agricultural 3 districts to conform to the desired rural character. The proposed lot size requirement is a minimum of two acres. 11 d. Agricultural 1: This portion of Dayton Township includes the vast northern two-thirds and southwest corner of the community. These areas have the lowest population or dwelling unit density and have received the least amount of parcelization (lot splits to smaller parcels). The dominant character of this area is rural and agricultural. Planning proposals for this region are oriented towards supporting and protecting active : agricu1tural uses. It is inte~ded that productive soils, or other limiting features be protected and that the density of development be kept the lowest of any area of the Township. The proposed lot size requirement is a minimum of five acres. Commercial Areas 1. Shopping facilities in and immediately adjacent to Fremont serve not only City residents but also a much larger market area containing most of the adjoining townships. Planning standards applied to future population levels indicate a moderate amount of new commercial development in Dayton Township will serve anticipated growth. 2. For reasons of access, potential availability of sewer and water, and existing land use mix, the Master Land Use Plan will direct new commercial gro~~h in areas adjacent to existng commercial development. These areas include portions of the M-82 corridor west of Fremont. Planning proposats for this corridor include: In-fill: Promote in-fill non-residential development of vacant parcels within the corridor. Mix: Through zoning regulations, accommodate the residential and nonresidential use mix in this sector. 67 �Limit: Major non-residential (specifically commercial) growth will be limited to this area of Dayton Township, as opposed to any "four corners" sort of development in the interior of the community. Phase: It is proposed that the Commercial 1 areas receive any new growth in the short-range, with the Commercial 2 ·district serving as a "holding zone" and continuing in its present mode until the Commercial 1 area is fully developed. The intent ii to avoid premature, leap-frog commercial growth along M-82. Industrial Areas. 1. Recent history has shown that many communities have zoned areas to attract industrial growth - zoning far in excess of what could reasonably be expected to develop. Industrial facilities will certainly not be prohibited in ·Dayton Township, however, they will not be encouraged. Industry would be more appropriately accommodated in other communities in Newaygo County where efforts have been made to attract such uses. The non-residential portions of the M-82 corridor would be more suitable for small-scale industry than other areas of the Township. The M-82 Corridor 1. Extensive strip commercial development poses many problems to the community, retail customers and businesses. Dispersed retail development is inconvenient to customers. Numerous curb cuts cause disruption in traffic flow and, in turn contribute to traffi'c congestion by reducing ·the roadway capacity. · The Plan realizes that a demand for commercially zoned property exists and that there is the potential for additional commercial development in the Township. The Plan accommodates these considerations by designating blocks of land along the M-82 corridor for such expansion. A major planning component of this Plan is to guide commercial uses into these selected areas and maintaining other lands along M-82 for future residential growth. 2. Possible suggestions to be resolved in the implementation phase of this Plan is control over access at sensitive locations along M-82 or even the need for frontage drives connecting large commercial businesses. Such actions would encourage a higher standard of safety and general welfare for all individuals traveling on M-82 within Dayton Tmmship. 68 �Public Services/Facilities 1. The costs of providing sanitary sewer to outlying areas of the Township would be very high in such low density areas. Therefore, districts of intensive developme~t are proposed for that sector of the Township with the greatest likelihood for such service. A similar system of constraints apply to any public water service. 2. Potential population growth is not at a :level whereby extensive public expenditures for services or facilities such as parks, roads or schools will be needed in the immediate future. Dayton Township does, however, recognize the necessity for prudent expansion of public services or facilities as needs arise and public funds permit. Further, many issues, such as solid waste, require a regional planning approach--within which Dayton Township will participate. Design and Aesthetics 1. Rational arrangement of land uses to encourage compatibility and discourage conflict will preserve the present quality of life for future Township residents. 69 �DAYTON TOWNSHIP Newaygo County, Michigan ~®@@[ru@l LJ LJ AGRICULTURAL 2 ~ AGRICULTURAL 3 ~ RESIDENTIAL 1 m - AGRICULTURAL 1 COMMERCIAL 1 COMMERCIAL 2 MASTER LAND USE PLAN 70 �IMPLEMENTATION It is the overriding purpose of this Master Land Use Plan to establish a coordinated Township program for land usage that will best promote general health, safety, morals, convenience, welfare, economy and efficiency. However, the Plan must be implemented so that Dayton Township will realize the benefits of its proposals. This Plan will be a successful guide for the future of Dayton Township only if it is continually used in the decision-making process of citizens, developers and Township officials. The first act of implementation of this Plan should be its official adoption. Recognition of the Plan must come from two sources--the Planning Commission and the Township Board. Michigan Statute states 11 The Planning Commission shall make and adopt a basic plan as a guide for the development of unincorporated portions of the Township. 11 The Plan has offical status upon its adoption by the Planning Commission. The Plan should then be forwarded to the Township Board for their review and adoption, for it is the Board which has the power to implement the Plan through the passage of ordinances and expenditures of public funds. Actions to consider in implementing the Plan can be grouped into five general categories: 1and use controls, financial aids, 1ocal government programs, intergovernmental cooperation and citizen involvement. The most effective tool Dayton Township may utilize in guiding future land use is the Zoning Ordinance. The Ordinance should reflect the growth patterns established in the Master Land Use Plan. The continual updating and review -0f the Zoning Ordinance is essential. Without good zoning there is 1ittl e protection from new development for Township property owner_s and 1ittl e guidance to developers desiring to build within the Township. The Township, through its participation in Federal or State grant programs and its expenditure of funds for public improvements, can encourage certain types of development in the desired areas of the community. For example, Federal grant programs provide for the extension of sanitary sewer into portions of the Township. 71 -- ----- - - �Third, the Township can implement the Plan through local government programs. One such element is that of the ongoing planning process. It is important that the Plan be constantly used in making decisions, reevaluated often, and kept up-to-date by utilizing current information. Another such element is that of the Capital Improvements Program {C.I.P.). The C.I.P. is simply a capital budget, normally extending six years into the future. Based upon data presented in · the Master Land Use Plan, the Township Board may foresee the need for improvements in certain areas of the Township or can encourage development through the expenditure of public funds. The Township must recognize its role in the region and Newaygo County, and continue to cooperate with other governments conducting programs affecting Township residents. To this -end, these governments and agencies should be provided with copies of the Plan and consulted concerning its implementation. Finally, the Plan will only be successful if Township residents get behind it and support its goals and suggestions for improved community living conditions. Residents have already helped through their willingness to contribute their talents on boards and commissions and/or their ideas. Such involvement should be encouraged in the future. Involving Township residents in community decision-making requires a commitment of the Planning Commission and the Township Board. to disseminate information on a regular basis through the news media and public forums. The public must have the necessary background information to make rational decisions about how they want their community to develop. 72 �Appendices �APPENDIX A DEFINITIONS �APPENDIX A DEF! NITI ONS BUFFER ZONE: A strip of land created to separate and protect one type of land use from another: for example, as a screen of planting or fencing to insulate the surroundings from the noi~e, smoke or visual aspects of an industrial zone or junkyard. CLUSTER DEVELOPMENT: Generally refers to a development pattern in which uses are grouped or clustered rather than spread evenly throughout a parcel as in conventional lotby-lot development. COMMUNITY FACILITIES: Public or privately owned facilities used by the public, such as streets, schools, libraries, parks and playgrounds: also facilities owned and operated by nonprofit private agencies. COMPATIBILITY: The characteristics of different uses or activities that permit them to be located near each other in harmony and without conflict. It is a general but important concept which forms the basis for segregation of uses in districts. DENSITY: The average num~er of ·familes, persons, or housing units per unit of land; usually density is expressed 11 per acre. 11 A-1 �HIGHEST AND BEST USE: The use of land in such a way that its development will bring maximum profit to the owner. It's a theoretical real estate concept that does not take into account the externalities from such a use of land; thus public regulations often limit land use to some activity that will provide the owner with less than maximum profits in order to minimize spillover costs to other properties and the public at large. HOLD I NG ZONE: . Usually a district established in the zoning ordinance on a temporary basis awaiting applications for rezoning; usually very low density zones. IN ACCORDANCE WITH A COMPREHENSIVE PLAN: Zoning should be consistent with public policies arrived at through detailed study and analysis, i.e., a comprehenisve (land use) plan. I NT ENS ITY: The degree to which land is used. While frequently used synonymously with density, intensity has a broader meaning, referring to leve,-s of concentration or activity. LANDSCAPING: Changing, rearranging, or adding to the original vegetation or scenery of a piece of land to produce an aesthetic effect appropriate for the use to which the land is put. It may include reshaping the land by moving the earth, as well as preserving the original vegetation or adding vegetation. LAND USE CONTROLS: A term generally referring to the use of police power techniques to control and guide land use and development; including zoning and subdivision regulations. A-2 �LEAP FROG DEVELOPMENT: The development of relatively cheap land on the urban fringe by jumping over the more expensive land located immediately adjacent to existing development. This leaves intervening vacant land behind and results in a haphazard shotgun pattern of development. · PLANNED UNIT DEVELOPMENT (PUD): A form of development usually characterized by a unified site design for a number of housing units, clustering buildings and providing common open space, density increases and a mix of building types and land uses. It permits the planning of a project and the calculation of densities over the entire development rather than on an individual lot-by-lot basis. PLAT: A map, generally of a subdivision -showing the location, boundaries and ownership of individual properties. POLICE POWER: The inherent right of a government to restrict an individuals conduct or his use of his pro_perty in order to protect the health, safety, welfare and morals of the community. SITE PLAN: A plan, to_scale, showing uses and structures proposed for a parcel of land. SPOT ZONING: Zo'ning an isolated piece of property differently from the zoning of the surrounding area, usually for an incompatible use and to favor the owner of the property. Such zoning has been held to be illegal by the courts on the grounds that it is unreasonable and capricious. Laymen generally think that it always is illegal and use t~e term loosely. A-3 �STRIP ZONING: A ribbon of development, usually commercial, extending along both sides of a major street. TRANSITIONAL USES; Uses which, by their nature or level and scale of activity, act as a transition or buffer between two .or more incompatible uses. URBAN FRINGE: An area at the edge of an urban area usually made up of mixed agricultural and urban land uses. ZONING: A police power measure enacted primarily by general purpose units of government, in which the community is divided into districts or zones within \thich permitted and special land uses are established as are regulations governing other development standards. Requirements vary from district to district but they must be uniform within districts. A-4 �APPENDIX B HOUSIHG DATA �TABLE 1!-1 DAYTON TOWNSHIP RESIDENTIAL CONSTRUCTION 1974-1979 1978 1979 TYPE OF UNIT 1974 1975 1976 1977 Single Family 13 11 21 14 6 9 5 8 9 1 22 15 10 4 7 Mobile Home Total New Units 13 11 26 5 11 11 Additfons/ Alterations 6 ' Source: Dayton Township Building Permits 9/80 TABLE 8-2 DAYTON TOWNSHIP HOUSING CONDITION - 1978 Dayton Township Total Year-Round Units 635 Standard Substandard 436 199 Suitable for Rehabilitation Source: 181 Newaygo County Planning Commission and Intennediate School District - 1978 Survey 9/80 B-1 �APPENDIX C COMMUNITY ATTITUDE SURVEY �P'~C::LIM\NA~, · April 28, 1980 Of ~E~UL.T=:, QU E:-s·noN NAlfZ-.E_ Dear Dayton To1mship P.esident: With the intent of attending to the future well-being of Dayton Township and its residents, the To1mshiµ Board and Planning Coomission have initiated preparation of a Master Land Use Plan and revisions to the current Dayton To1-mshi p Zoning Ordinance. We are worldng on these documents 11i th the assistance of a planning consultant. The purpose of the attached questionnaire is, first and foremost, to obtain a better understanding of -your thoughts and concerns about the future of Dayton Township. As a resident, property 01-mer or voter in Dayton To1-msh i p, what type of community do you want for yourself and your children? We 1.ou 1d 1 i ke to kno1-1 .Pl ease fil 1 out the fa 1101-ii ng survey and return it by Hay 24, 1980. A return address is shown on the back of the survey. Feel free to leave it ~lith one of the members of the T01-mship Board or Planning Commission, or place it in the mail. You may sign your name if you 1-iish. Al I responses will re~ain c011pletely confidential. Additional co~ies may be obtained frcx:i Eloise r..unner To1-mship Clerk. \.le are looking fornard to receiving your comments and input. Thank you for your help and interest. Dayton To1-1nship Board Dayton To1-inshi:, Planning Coomission. ~- •••••••••••••• a ••• l a ••••••••• a •••••••••••••••••••••••••••• - I. •• I • J • J, • - · 7! --·· - --- i I ...I I _I' -;., - t· ,. II · Il I t, I Ii f ' . . I . - _I i, . _ ., i¾-t - • ( l I .___"'' L,......,( -" .... '' I ~~ DAYTON TOWNSHIP ,;j , .•·, _ ~ . ... r \. ., ! .I',· , l: . -B'-i1 New•J'90 Cour,ty, ~ I ~- _" . · • · ·· f maaar ~~fi')@'.l I ! I. ,, ,.· ,/· · ...,_"'r1] _. _. ·1 '-=-1-.r_,1: , -~-1-rJ , -..._.·"·.l ,! ·- · _ : I ?- . -\ r----.r-)A ~---I-·1' \\- -j' I' . / ;-~rr-~jf ·- ~ .-.- . t - I-~"-- _r\ I1· I -,,..--\V 'L.... . ..,\!, .... .·r 1... ~~ . I ~ . !· /--- _ _ 1rI L."' ·--] 11/ l ; 'lI - --,l.. t; f .• I I !! n . -:-~ mm •••• ri Ii ~ II:._,./N <:,-, lI /,. '/1', 1 I.. -.-~ i' Ll ~~ )1b 1.-i ) a ?I ,,!ll ~DI. t:r:::J, _,,,_ 1-...IJ �neral Information II How long ~ave you lived in Dayton Township? 15.1'5 Years II If you have moved in the past 5 years, indicate your previous place· of residence. \3.GCX,Fremont ( a ~ Did Not Move ~Other Address/Dayton Twp. 4a Else11here \4.G. /oDutside in Ne1iaygo County Newaygo County Do you intend to remain a Township resident in the foreseeable future? 0 -I~- •• •• •• a •• •• •II •• •• Land Use Preference Questions Please check the response which most closely describes your faelings toHard the fol101iing questions. If you wish to make additional c:.mnents on any 1tcfeel free to do so. Uncertain ~ 3. Do you feel that active agricultural lands in the Township should be protected from non-agricultural development? 4. Would you support land use controls (particularly -zoning) as a means of retaining such agr1c~ltural lands? 0 II you feel that lands abutting the •• 5. Dostreams and various lakes in the T01•mship should be protected from intensive Using the map on the preceding page, please place an "X" indicating •• qevel opment? the general of the To1mship lihere you reside. •• 6. Would you support land use controls as a Where does the primary 1iage earner i n your family work? n~ans of protecting those areas abutting •• \?.0% Muskegon Area the streams and lakes in Dayton Township? ,Z5..2,¾Dayton. Twp. • L5,¾ .Grand Rapids Area certain natural areas such as •• 7. Should 4~Fremont s1iamps, wetlands, woodlots, floodplains, •• etc, be conserved or retained through l6.~ /4,0ther (Specify) _ _ _ _ __ zoning? , •• Do you 01m your home or rent7 Should scattered single family home • construction be permitted as "strip" Rent •• loo.%- o~m Home residential development, with residences on shallow lots along the road frontage, Do you live in a:9Z.e,%single family home '5,0°l,mobile home •• of the Township? ....- oT.k.,_ duplex (2-family home) \.6% apartmen~ •• 9. , inShaulalld areas future mobile homes be required to locate in mobile home parks rather • on a -scattered basis throughout particular characteristict;keep you living in Dayton Township? • than ,,, What {IHJmber in order of decreasing_ importance; therefore 11 " ' ~ important, etc.) • the Township? • • 10. Are there sufficient retail stores and _Z::_ Proximity to place(s) of employment •• commercial facilities in Fremont and Hesperia to serve the basic needs of .,,, ,h_ Currently farming as a means of employment •• Dayton Township's residents? • 11. Should commercial facilities be limited •• in their location to those areas where would be convenient to serve the II": •• they needs of Township residents? .. •• I Scenic natural resources • filll'j or rural atmosphere •• urban centers (Muskegon, Grand Rapids) •• --:/._ Recreational nearby •• Opportunities •• Other (please specify) _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ • ~.'Z. /4 Uncertain 0 1.lf210 area G::,'?).o /o 1(.9°/ 0 211.. I_ , _-, ./1.0/0 ~/c ~o/4o C:.f.>, c.. "'J l1.1•/. t 0 8• I I :., ~ II C-2 �Yes 12. Uncertain No Should industrial development be confined to an industrial park? 1';.2°/p Should the To1mship encourage so-called ~ •second horne" develop1nent (cabins, cottages) by relaxing any zoning requirer.tents for such uses? 'ZQA.¾ Other To1mships in Newaygo County have varying residential lot size require;ients for the developr.1ent of single family residences on rural, non-subdivision lots. What do you feel should be the minimum lot size requironent for such development in Dayton To1mship? izt5.¾1;2 _,4~1 acre aero? ~ l - 1 / 2 a<:res (5...5$2 acres Do you feel there is a need to increase the number of the following types of hou~ing? A. 8. c. D. [. A. ll. c•. D. E. F, G. H. I. Co-:/1o5 Overall quality of life is good Devel opmcnt hds rep! aced areas of natural beauty The area has generally become 1es s tranquil Too many people arc moving into O.:iyton To1inship Public services have improved· Road quality Is adequate . Shopping facil itics arc adequate ancl convenient Employment opportunities are available Public schools arc providing a 1100d education 19. If so, what are they? 20. If your property taxes had to ·be ra I sed to pay for these ne11 services, would you stil 1 favor having these services? Yes Uncertain {2{;;2" ID.<)% Are there some services you 1·10ul d rather do Hi thout in order to pay 10~1er taxes? l'b:1:/,, :i'U>% 21, acres ~ 1arger than 5 acres 22. If so, 1"/hat are they? 23. Is the To1mship level of goverrvnent best suited to be dealing with your basic publ"ic service needs? 24. Should Dayton Township take a more active role in providing recreational services to Township residents? 25. _Should Dayton Township initiate progr&ns to purchase sites for future park and recreational facilities that would be conveniently located for all To1mship residents? 26. What do you feel are the most important problems facing Dayton Toi (Number in decreasing order of importance; therefore #1 " most im: (i;;,~ no restrictions QX/i, other Yes (pl ease specify) Uncertain Mobile homes Hcntal apartments Duplexes (2-family units) Single family homes An elderly housing complex How do you feel _about living in D.1yton To1mship? Are there some pub! le serv.i ces that Dayton To1mship or Newaygo County do not provide that you 11ould like to have in this area? IAA_"fo Should smal 1 industrial facilities be encouraged to locate in Dayton To1mship? Uncertain 18. Yes Uncertain 'Z.9.2!J" · 1f.o•/o ?.:1..,320 ~l.b.o/o 1.1.:.Q.i'o e£9r>/o 1-Qz_o/,, _1§~~/o. ~5o/o. Yes Uncertain ..:l:_ Roadway improvements __::2_ Disposal of solid waste {landfill) _t;;i_ Regulating developmcnt/urbarlization pressures _:J._ Fire and police protection _5_ Control of nuisances, such as noise or junk _L_ Rising taxes ..J!2_ Se11age ~ disposal Annexation pressures Other (please specify) _ _ _ _ _ _ _ _ _ _ _ _ __ C--3 �iLP6P "IW lUOWaJ.:J ·a/\V uaaJ8 ·s LLS8 d!4SUMO.L UOlAE?Q )fJal:>' uauun)I as!Ol3 3H3H dWV.LS 3JVld ~amamaema • a •• am • m• a •••• 27. m•• mamamamm • mma • aaam~mmmsmmma • ammmmaaa ••• On a scale frcm Oto 10, if 10 represents a perfect CQf,lmunity or To1mshi;:, in the State, one that would be an ideal pl ace to 1 ive in; and O represents the \'/Orst possible situation you can ir.1agine; 1·1here on the scale 1·10uld you place Dayton T01·mship? \-/here 1·10uld you piace Dayton To1·mship five (5) yea rs fra:i nO\I? · n, ~ Davton To~mshio Board Dayton To1mship Planning Cor.i.-:iission John DeKuiper, Supervisor Eloise Kunnen, Clerk Don Akershoek William Edbrooke Lafayette Waters Preston Kromr.1endyk, Chainnan Noman Knorr, Secretary i1axine Annis Perry DeKryger John DeKuiper Myron l~okx, Jr. C.M. Shigley Harvey Van Hemert m~E • a �OJ\YTON TOWNSHIP COMMUNITY QUESTIONNAIRE ATTITUDE TAl3ULATION OF WRITTEN RESPONSES/COMMENTS Question: 2. Wfiat . particular .characteristics keep yo_u living in Dayton Township? - Just satisfied living here Retirement home - Near family and built on family land - Centennial home - Newaygo Countyl1as much more to offer for foster children than Oceana County - the special help some of them need and the whole system - Tradition - No urban congestion - Proximity to children's activities - Outside ot Fremont - Sma 11 tO\m country living - We like our property - Officals do job well - o~m home - ~/here I was rai scd - Wanted to have some land of our own in rural atmosphere - Can't afford to move - Can't afford to move with inflation robbing our income, and your Planning Commission is more government caused inflation - Quiet and good neighbors - Wonderful people - Family, friends - Caring neighbors - Retirement - Quiet, country - Proximity to aged parent - Friends and neighbors - Born here C-5 �Question: 18. Are there some pub 1i c services that Dayton TO\mshi p or Newaygo County do not provide that you would like to have in this area? · - To~mshi p dump - Park· - Child care facilities; "meals on Hheels for shut- . ins" - Pub 1i c dun.Ip - Township park - Public transportation - A private motel for the public - Pickup trash on roadsides - No CO\•t manure on Stone Road from fanners - Adequate tax assessment - Public transportation We are not a\•tare of any services other than roads - Improved roads - Adequate road repair - Would like our county to keep up roads better, too many pot holes on our paved ro.ads, maybe better use of men on county payroll - We are close enough to Muskegon and Grand Rapids for any needs we don't have met here - Improve the roads - ~etter snow plowing, better road repair - A good pre-school program - Roads, sewage system around · lakes - Just freedom, especially from TAXES - Transportation; cab service, bus service Better waste disposal - Portal to portal bus service, more recreational facilities like a swimming pool - Better county police patroling - Better county roads - Tmmshi p dump - Snow plowing when needed on weekends - Patch paved roads in spring earlier ·so there would be less maintenance \then they do patch them. Put more chloride on gravel roads during su~ner months. - Appreciate a dump C-6 -- -- . - - �Question 18, Continued -~More foster care homes for the elderly (not nursing home), pre-school program not based on wages but on need - Nice res~urant, better road maintenance - Better road maintenance · - Better road maintenance such as unfilled holes in blacktop - Sewer systen, paved roads - Access to lqkes (boat ramps) C-7 �Question: 21. Are there some services you Hould rather do without in order to pay 10\-1er taxes? - Pre-school breakfasts and lunches plus other social programs - Less restrictions - Benefits other than proper wages for all Salting road that don't need it - Government give-away programs - Government subsidies, farm support programs - Se1r1er service - Welfare too easy ·to get, cut down on school tax - Zoning, building inspectors - Too much money wasted in school system - I am uncertain what services are provided now - The ones we don't have - Don't know what are offered - Further expansion of public salaties and controls - Some school services I d name some if there were any. What services do we get? Darn few. Provide less controls, not more - Would require a review of current budget I'm not sure what services we receive. We don't have street lights or road upkeep. vlel fare Do not use the brine truck, less frequent roadside trimming I don't knciw what township services are - Mental health - Dog licensing, less government - Hhat service do He have? - Have the v10rk of all intermediate school district enployees evaluated and unnecessary one (jobs) eliminated - Other than land use and voting organization I am not aware of services provided by the TO\-mshi p that affect me personally in my daily life. - I think our schools could be run more efficiently - School busing - Comµuteri zat ion of county records - Not many non-basic activities I C-8 �Miscellaneous Comments: - We need elderly housing desperately - Elderly housing is not necessary in Dayton Tmmship - Green Street sou~h of 32nd needs repair - Green Street and 24th - we can hardly make it through our road in the spring - Fann machinery shops seem okay in the farming area because of their proximity to the farmer and his needs - Need more retail clothing stores - at reasonable prices - Could use a K-Mart - All prices are consistently higher than Grand Rapids and Muskegon - especially groceries - Eloise, I think this questionnaire is a great idea, thanks. - Aren't the lakes and streams in the Township already overdeveloped? - Need a roadside picnic area with picnic tables - Our road doesn t get plowed sometimes for two to tllree days - Every spring you could hury a car in the hole in front of Eloise Kunnen 1 s house on Green Street - Additional services mean more taxes - Give us taxpayers a break 1 C-10 �TABLE D-1 RECOMMENDED STANDARDS FOR SCHOOL SERVICE .AREAS DESIRABLE SERVICE AREA RADIUS IN MILES MAXIMUM SERVICE AREA RADIUS IN MILES El ernentary (K-6 o'r K-8) 0.25 0.5 Junior High (7-8 or 7-9) o. 50 Senior High (9-12 or 10-12) 0.75 TYPE OF SCHOOL Source: · 0.75 1.0 Planning Design Criteria, DeChiara and Koppelman, 1969. 9/80 The table above shows the recommended service radii (the geographical area a school serves) for the different school levels. The rural nature of the Dayton community often makes these radii impractical since the number of children in low density neighborhoods is too small to support a· school. Recent trends toward a central campus for junior and senior high students also make some of the service areas unrealistic. Dayton Township is serviced by Fremont Public Schools which encompasses other adjoining canmunities as well. Projections of pupil growth based on housing and population increases, and then impact as school facilities is, therefore, an indirect association. As Dayton Township's population base increases, it can be anticipated that such growth will affect the facilities of the Fremont District. The following general parameters establish the extent of such impact. D-1 �Assume: - Each household will generate .50 elementary students; .25 middle school students, and .25 high school students. Assume: - Two hundred thirty three (233) new households from 1980-2010. Calculations: .50 elementary pupils/HH - 116 additional students in 2010,@ 25 students/ · class= 4.6 teaching stations needed@ 20 teaching stations per elementary school= 1/4 new elementary school. - .25 high school puifils/HH = 58 additional students in 2010,@ 400-500 pupils per middle school= 1/6 new middle school • • 25 high school pupils/HH = 58 additional students in 2010,@ 1200 pupils per high school= 1/20 new high school. 0-2 �TABLE D-2 GENERAL RECREATION SPACE STANDARDS* TYPE OF AREA ACRES/1000 POPULATION SIZE RANGE SERVICE RADIUS {MILES} Neighborhood Playground 1.5 1-5 acres Sub neighborhood .25 - .5 Miles Neighborhood Park 2.0 5-20 acres •25 - • 5 Mi1 es NEIGHBORHOOD LEVEL TOTAL 3.5 Community Playfield 1.5 20-50 acres 1.5 Mi1es Community Park 3.5 20-100 acres 2.0 Miles Major Park 2.0 100+ acres 3.0 Miles COMMUNITY LEVEL TOTAL 7.0 GRAND TOTAL (15 Minutes Driving Time) 10.5 ~source: Joseph DeChiara and Lee Koppelman, Plannin Desi n Criteria, (Van Nostrand Reinhold Company, 1969 and Robert Guechner, National Park Recreation ·and Open Space Standards, (Washington, D.c., 1970). . 9/80 "'See next page D-3 �TABLE D-3 DAYTON TOWNSHIP RESIDENTIAL STANDARDS* HOUSING TYPE NUMBER OF UNITS 1980-1985 REQUIRED ACREAGE NUMBER OF UNITS 1985-2010 REQUIRED ACREAGE Farm Residence (20 Ac. per farm) 4 {10%) 80 19 380 Single Family (3 Ac. per unit) 8 {20%) 24 39 13 Single Family (2 Ac. per unit) 8 (20%) 16 39 20 Single Family (1 Ac. per unit) 11 (30%) 11 58 58 Mobile Home Park . (5 unit~ per Ac.) 4 {10%) 1 19 4 Mobile Home Individual {l unit per Ac.) 4 {10%) 4 19 19 136 194 494 39 *Person per household estimate = 2.85 (1980-1985); 2.5 persons {1985-2010) 9/80 0·5 �I I i § I I I � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Dayton-Twp_Master-Land-Use-Plan_1980 Creator An entity primarily responsible for making the resource Dayton Township Planning Commission, Dayton Township, Newaygo County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1980 Title A name given to the resource Dayton Township Master Land Use Plan Description An account of the resource The Dayton Township Master Land Use Plan was prepared by the Dayton Township Planning Commission with the Snell Environmental Group in 1980. Contributor An entity responsible for making contributions to the resource Snell Environmental Group (consultant) Subject The topic of the resource Master plan reports Dayton Township (Mich.) Newaygo County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/91c57c8a4831414b3136b68bd528e237.pdf a23c3429ca7fb30ace766d9319d354ac PDF Text Text �... CITY OF I:11\VISON \: COMMUNITY MASTER PIAN FR9M T~f E UBfMRY OJi .Plann:ng & Zoning Center, Inc, Prepared for : City of Davis(m 200 East Flint Street Davison, MI 48423 Honorable Dennis Ryan, Mayor i, - ~ Prepared by: wade-Trim/IMPACT Municipal and Planning Consultants 25185 Goddard Road Taylor, MI 48180 Mr. Nicholas P. Lcmako, AICP, Project Manager zzz 6265-01 Adopted by the City of Davison Planning Carrnission, by Resolution, on October 9, 1990. ,__ Supported by a Resolution of Concurrence, by the City of Davison, City Council, on October 22, 1990. The preparation of this plan was financed through a grant provided under Title I of the Housing and Community Development Act of 1974, as amended. The grant was administered by the Genesee County Community Development Program. �.... '• • ,.> TABLE OF CONTENTS ,:. ..... < l,. 'L: SUBJECT PAGE NO. LIST OF TABLES LIST OF MAPS LIST OF DIAGRAMS V V iii - iv EXISTING LAND USE ANALYSIS Introduction Survey Methodology Davison Land Usage Historic Preservation 1 - 6 STRUCTURAL QUALITY ANALYSIS Introduction Survey Methodology Evaluation Criteria Structural Classifications Structural Quality Results Remedial Treatment 7 7 7 7 7 9 9 - SOCIOECONOMIC PROFILE Introduction Population Characteristics Income Characteristics Housing Characteristics Employment Characteristics 12 12 12 20 23 36 NATURAL FEATURES Introduction Significant Site Features 40 - 42 40 40 42 PUBLIC UTILITY NETWORK Introduction 43 43 TRANSPORTATION ANALYSIS 44 MARKET ASSESSMENT Introduction Housing Requirements Industrial Needs Commercial Needs Office Needs Conclusion 45 - 52 45 45 45 - 48 48 - so 50 52 1 l l - 6 6 - 11 9 11 i__-... I l - 20 23 36 39 ; I - ' \ . ..,: r .• i. - 39 .J i �•. - TABLE OF CONTENTS (Continued) r..,,, \--....i SUBJECT !, ;...... PAGE NO. GOALS, OBJECTIVES, AND POLICY STATEMENTS Introduction Goals Objectives and Policies GENERAL DEVELOPMENT PLAN Introduction Plan Recommendations ,,.-,_ , . \_, ~-J 58 - 65 58 58 - 65 PLAN IMPLEMENTATION RESOURCES Introduction Public Support of the Long-Range Plan Land Development Codes Capital Improvements Program Co-Development APPENDIX 1...: r : 53 57 53 53 53 - 57 -~~ 1 L.., f '1 i L; ii 66 66 66 67 69 70 74 - 67 69 70 74 �·, " ' . ~ TABLE ·OF CONTENTS (Continued) ~7 ,-~ I ...., ,. C LIST OF TABLES ,_, l : I -~ ' TABLE NO. DESCRIPTION PAGE NO. l Existing Land Use Distribution 2 2 Criteria for Evaluation of Structures 8 3 Structural Quality 10 4 Population Trends 13 - 14 5 Population Comparison 16 6 Age-Sex Composition 17 7 Minority Group Composition 18 8 Persons Per Household Trends and Projections 19 9 Year 2000 Population Projections 21 10 Per Capita, Median Family, and Median Household Income Comparison 22 _, 11 Household Income Distribution 24 r•-: 12 Poverty Statistics Comparison 25 13 Type of Structure Year-Round Housing Units 26 '··- 14 Occupancy Characteristics 28 i 15 Publicly Assisted Housing Units 29 16 Housing Value Trends 30 17 Income Cost Correlation Owner-Occupied Housing Units 32 I L'' ,..., I, 1...~ r~-•. L..: ~ '_; f" , _, I -~ ! ; '-- I ~ ., \. ,__ ' ~~ iii �TABLE OF CONTENTS (Continued) '7 r ! ' \. • .I LIST OF TABLES (Continued) TABLE NO. DESCRIPTION PAGE NO. \,.;:,; L 18 Income Cost Correlation Renter-Occupied Housing Units 33 19 Age of Structure 34 20 Year-Round Housing Unit Trends 35 21 Recent Residential Construction Activity 37 22 Employment by Selected Industry 38 23 Employment by Selected Occupations 39 24 Housing Unit Requirements 46 25 Employment/Density Ratios for Estimating Industrial Land Use 47 26 Population Ratios for Estimating Industrial Land Use 47 27 Land Use Ratios for Estimating Industrial Land Use 47 28 Typical Shopping Center Standards 49 29 Recommended Store or Service Use Standards 51 - 30 General Development Plan 59 31 Plan Implementation Resources 71 - 73 '- '. . 52 _/ iv �TABLE OF CONTENTS (Continued) . .-_ . ·-- .J LIST OF MAPS I I • \__ MAP NO. I , I , FOLLOWS PAGE NO. 1 Existing Land Use 1 2 Architectural Styles 6 3 Structural Quality 10 4 Neighborhood Units 24 5 Natural Features 40 6 Public Utility Network 43 7 Transportation Analysis 44 8 General Development Plan 58 9 Corridor Study 63 , ..... (_; DESCRIPTION r ', \ I \., LIST OF DIAGRAMS .. DIAGRAM NO. { FOLLOWS PAGE NO. 1 Age Composition 17 2 Persons Per Household Trends and Projections 19 3 Population Projections 21 4 Type of Structure Year-Round Housing Units 26 5 Housing Occupancy Characteristics 28 ' ' -· ' , I DESCRIPTION L. V �EXISTING LAND USE ANALYSIS Intrcductioo \ _, \ : l • /·" ~, The basic and essential data necessary for any planning study is an inventory and analysis of updated informatioo oo existing land uses within the canmunity. The preparation of the Future Land Use Plan is only pcssible when there is a clear understanding of existing cooditions and relationships between land uses. In the crurse of exercising its zooing pcwers, the City must give reasonable coosideration to the character of each district and its suitability for particular uses. An inventory of the existing develcpnent pattern wculd further this d:>jective. The Existing Land Use Map and acreage table which are included in this report will also serve as a ready reference for the City in its consideratioo of everyday prd:>lems in land use management and public improvement prcpcsals. Survey Methcdolcgy A field survey was cooducted for the purpcse of gathering existing land use data. Each parcel of prcperty in Davisoo was visually inspected in the field and its use canpared to, and recorded oo, 1987, 200 scale aerial photczjraphs which were supplied by the Genesee Ccunty Planning Carmissioo. l I.•' Existing land use data were recorded oo 400 scale prcperty line base maps prepared by Wade-Trim/IMPACT. ' I • . \ , \. ~- Land use categories were then develcped which incorporated all types of existing uses, and which wruld readily distinguish ooe class of prcperty fran another. The classifications were then mapped oo a 400 scale mylar prcperty line base map of the City, created by Wade-Trim/IMPACT specifically far this planning prcgram. Acreage calculations for each land use category were d:>tained by direct measurement of the Existing Land Use Map, using an electronic digitizer connected to a Hewlitt-Packard canputer. Davisoo Land Usage Ten (10) land use categories were utilized for purpcses of this analysis. The Existing Land Use Map, reveals these classifications and their gecgraphic distributioo thrrughrut the camrunity. I : (_~. The City covers an area of 1,297.85 acres or 2.03 square miles. To further understand the physical land uses in the canmunity, data in Table 1 indicate the classifications and to what extent each use cootributes to the total land area. A discussioo oo each land use is provided in the ensuing text. _, -1- �~ . ' ... · ·••'!' •.. , t••· •·· ) ~ N 400 ~ SCALE 1" • ~ AGRICULTURE 1151 SINGLE FAMILY EIS] TWO FAMILY ltt}t~ MULTIPLE FAMILY MOBILE HOMES ••••••• I I I I ••••••• _,j ) 400 6QO 12po SOURCE1 FIELO SURVEY JUNE 1089 • 00' - GENERAL BUSINESS c:=J OPEN - VACANT - AND OTHER OFFICE ~ INDUSTRIAL ~ PUBLIC - SEMI-PUBLIC CENTRAL BUSINESS DISTRICT 1 EXISTING LAND USE CITY OF DAVISON, GENESEE COUNTY, MICHIGAN ~~ i~3 Wade-Trim/IMPACT Municipal and Planning Consultants �I-, ,-. f .; TABLE 1 1·~1 EXISTING LAND USE DISTRIBUTION CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1989* I J . . - ' ' -.-; . .,_ II .'' ( _: .'.,_; ACRES Agricultural 129.03 9.94 Residential Single-Family Two-Family Multiple-Family Mobile Home 407.26 324.06 0.92 53.77 28.51 31.38 24.97 0.07 4.14 2.20 5.03 0.39 General Business 54.57 4.21 Industrial 15.23 1.17 Office , PERCENT OF TOTAL LAND USE CATEGORY , ' I I . Public/Semi-Public 238.44 18.37 ' Open-Vacant-Other 448.29 34.54 1,297.85 100.00 . ' I '. *Compiled by Wade-Trim/IMPACT from Existing Land Use map data. r -. <) { \ !. . . ..) .. ( ~ ( ', -2- . ' ' . �' \ ,--,, . \ I Agricultural ...; \ \ ·-: •. I ' I.ands in this classification include areas for productive agricultural purposes. Within the City of Davison, there are 129.03 acres (9.94 percent) of land area being cultivated for agricultural purposes. The agricultural land in this vicinity is considered to be very productive. Crops cultivated include primarily corn that is grown for animal feed by Hunt Farms. Single-Family Residential This category includes single-family detached structures used as a permanent dwelling, and accessory structures, such as garages, that are . related to these units. It also includes farmsteads and related agricultural buildings located near the principal dwellings. Such development occupies 324.06 or 24.97 percent, of the total City land area. Homesites are distributed throughout the City within existing subdivisions. ~· :, - i i. , I [...: ,' - I A principal problem confronting several single-family areas is the intrusion of incanpatible land use. Incanpatible land use problems are instances where neighboring uses, either by their nature of business or scale of operation, create an environment where they are unsuitable for association with single-family developnent. Prime examples of this condition are found along Flint Street and North Genesee Street as single-family houses are intermixed with businesses. A farmstead is located on the west side of M-15, in the northwest quadrant of the City. Barns and other accessory structures are readily apparent. Two-Family Residential \ - \ _,: \ ·. 'Ihis category includes those properties containing two uni ts on the same site. 'Ihey are carmonly referred to as duplex units. Two-family units account for approximately 0.92 acres, or 0.07 percent of the ccmnunity land area. They include properties where older hemes have been converted to accarrnodate two families, or facilities originally built and intended to be occupied as a two-family residence. There are three (3) two-family structures, which were evident inspections, in the City of Davison. 'I'wo-family structures are the east and west sides of North Genesee Street. (Refer also characteristics, type of structure analysis for discussion units.) fran field located on to housing on duplex Multiple-Family Residential The multiple-family classification represents properties containing three or more units on the same site. They may be rental, or condaninium units, or cooperatives in complexes or in single structures. Land acres so classified also include related lawn areas, parking areas, and any small recreation facility associated with the developnent. -3- �Multiple-family develoµnents account for about 53.77 acres or 4.14 percent of the acreage in Davison. Major multiple-family development includes Colony Canrnons Apartments in the northern quadrant of the City, west of M-15 and Stratford Square in the southeast quadrant of the City. •-'\ 'II , • L ...:· Typically, multiple-family developments are used as a transitional land use between single-family areas and nonresidential develoi;:rnents, or located along freeways to benefit fran additional exposure offered by these high traffic volume corridors. Multiple-family development in Davison is located primarily along M-15 where exposure to traffic is relatively high. However, smaller multiple-family develoµnents exist in areas that are primarily single-family in character. This pattern should be discouraged. Mobile Hane Areas containing groups of mobile hanes and their related service and recreational areas are designated mobile hane on the Existing Land Use Map. Such use is restricted to 28.51 acres and is located near the northern City limits. Office /. Office uses are financial institutions, medical, and professional service (i.e., legal, real estate, accounting) establishments. I I 1•. •./ r -, Only approximately 5.03 acres, or 0.39 percent of the City acreage is devoted to this land use. Existing office develoµnents are primarily confined to the M-15 corridor. Office development includes Pierson Veterinary, D.O. office, Stewart and Associates Insurance Canpany Agency, Garrison Ross Insurance Agency, State Farm Insurance, H & R Block, and others. The City of Davison is in a good position to capture additional office developnent in future years. It offers excellent regional accessibility via M-15 and is located in a rapidly developing region of greater Flint. C •• I '··-~ I ·: J l L., General Business The general business category represents all carmercial uses within the City of Davison including convenience carmercial, general comnercial, and comparison shopping uses. General business uses account for 54.57 acres or 4.21 percent of the land are within the City. Convenience uses include food stores, party stores, laundranats, barber shops, hardware stores, and drug stores among other uses. Paris Dry Cleaners and Kellogg's Market are so classified. General ccmnercial uses are highway oriented businesses that do not require a location in a planned shopping center; rather, they primarily benefit fran locating on a major thoroughfare (either as a free-standing store or in a strip ccmnercial center) which offers high visibility and good access. L ...: -4- �~j.f n () I n l I I (',2 -~ I Uses included in this category are auto sales facilities, hotels, gasoline stations, restaurants, light auto repair facilities (i.e., transmission repair, oil change establishments, etc.) and indoor recreational facilities. The vast majority of ccmnercial properties in the City of Davison are classified as General Ccmnercial uses. Uses so classified includes Burton Auto Parts, Hilton Screeners, Fogelsonger' s wall Paper and Paint, and Madden's Lounge. I L..: r·-~ L r, L r'· I 1 I I. ) , ,., .. \ r~ 1..: ( canparison shopping facilities are planned shopping environments anchored by a department store, and with other establishments offering general merchandise, products, or services. No such facility is currently located in the City. Industrial I I The general cornnercial uses are, for the I'OC)St part, clustered along M-15, north of Grand Trunk Western Railroad, and in what is generally recognized to be the Central Business District of Davison. Dle to this configuration, the City may wish to expand its D:>wntown Developnent Authority under the provisions of state Act 197, as a means of coordinating and financing public facility improvements in this area. This definition includes manufacturing, assembling, and general fabricating facilities, warehouses, and other nonmanufacturing uses primarily industrial in nature due to outdoor storage or shipping/receiving characteristics • . i , \ I \ There are 15. 23 acres, or 1.17 percent of the City used for industrial purposes. This includes acreage occupied by uses south of the Grand Trunk and Western Railroad including GTE, Davison Tool House, a packing canpany and others. I \_j ( ! ·•·-6 I_. I LJ The City should attempt to expand its industrial base. This YK>uld provide a better balance of land uses in the cannunity, expand employment opportunities, and provide for a I'OC)re equitable distribution of the local tax burden. Public and Semi-Public Public land use includes open land for outdoor cultural, public assembly, and recreational purposes, educational uses including all types of public institutions where education is a primary use, and governmental administration and service buildings. Land uses and facilities which are privately owned and operated, and used by the public or a limited number of persons, and do not profit as their principal intent, are considered semi-public land uses. Churches are examples of semi-public uses. ·, -5- �' i i . \ .';' f\ j . -- The City has approximately 238.44 acres, or 18.37 percent of its land area in this category. Uses so classified includes C.J. Thanpson Elementary School, Davison Regional Park and Nature Area, the local high school, the Fire Department, and City Administrative offices. Open, Vacant, Other r· ·;, I:; ' . L, All dedicated rights-of-way including freeways, thoroughfares, and local roads are included in this category. Also included are wcx:xjlands, as well as vacant land for which no specific use was evident from field inspection. •, ..• r--. ii-.,.: ·•..,. f.~·' l r·, \ ' (~ ,. ' ! ...... . I '·-· 1·· (_; t' ' •. . L i ' ' (_.s ,. i 'L} ' There are sane 448. 29 acres of land or 34. 54 percent of the City's land area so classified. Historic Preservation Davison's older houses and buildings are valuable resources which deserve protection and careful management. Historic buildings and neighborhocx:ls contribute a great deal to the City's special character and identity and are irreplaceable. Their designs, craftsmanship, materials, and details can never be regained once they are lost. The buildings of Davison are owned by individuals; but they also belong to the citizens at large, for their enjoyment, appreciation, education, and welfare • Many older areas in Michigan are thriving, having been rediscovered and revitalized. Others are in transition, and few are in decline. All of these carmunities have one thing in ccmnon - the threat of insensitive changes and developnent pressures. Through historic preservation planning, there is the opportunity to recognize the value of these historic structures, to realize that change is in progress, yet to manage this change in a way that protects and enhances the value of historic resources. A historic district is proposed for the area located to the east of M-15 and north of the Grand Trunk Western Railroad as shown on Map 2. Within this area are a variety of architectural styles including Greek Revival, Queen Anne, and Gothic Revival, among others. (The styles are fully discussed in the Appendix.) Creating a historic district is discussed in the Implementation Resources chapter of this report. , /_ \l ' . -6- �I ) I 4. 515 NORTH MAIN STREET ~:~bR!~s~~YLE ., _ --------- ··1\ /\ I I I I I II I I / L 5. 525 NORTH MAIN STREET ~ ~:~~1 ~~~E I i,-r------------·r-----------· 3. 341 NORTH MAIN STREET VERNACULAR GREEK REVIVAL=".~ . 1830-1860 r ~.~ l: .!. . .,,,,,,,,, ... L l . ; ~gf---~ ---1 ;w: ~ct I i i i I I i I I I I I I I 111 I 1111 ~~ PP ,, 1I , , , ,.:n:::! II I ~ Y{~ 2. 310 NORTH MAIN STREET ITALIANATE COMMERCIAL FACADE 1880-1910 9. 322 NORTH DAVISON BUNGALOW/CRAFTSMAN 1900-1930 I -c:?r <1 0 0 a ~ r • •oo· • 00 •so 1~0 SCALE 10. 306 NORTH DAVISON CARPENTERS GOTHIC --- ------·---------~ 1~~ !~:!~!!:'.1. afiil'riinWt' PROPOSED MAIN STREET HISTORIC DISTRICT 2 ARCHITECTURAL STYLES CITY OF DAVISON, GENESEE COUNTY, MICHIGAN f~ ,Wade-::,;;,;::::~~d I:!:;: Planning Consultants �STRUCTURAL QUALITY ANALYSIS t7 Introduction '. .:...i In neighborhoods where substantial numbers of homes are in poor condition, there is a tendency for adjacent properties to deteriorate and for the general environment of the area to be negatively affected. The process of deterioration, if allowed to continue, becanes expensive to the camiunity in several ways. , ! .. , Structural deterioration roost often results in a decrease in neighborhood property values, with the City ultimately experiencing a reduction in tax revenues. Because of this loss of tax dollars, the comnuni ty is of ten forced to reduce services, which may further hasten the deterioration of the neighborhood. This downward spiral need not be the case, since suitable programs may be designed to arrest the deterioration process. The nature of any particular program, however, depends upon the magnitude of the structural decline present. -~ Survey Methodology { A structural quality survey was performed in the City to assess the level of single-family dwelling structural deterioration. In June, 1989, wade-Trim/IMPACT conducted a "windshield" survey of each unit, and its condition recorded on 200 scale aerial photographs of the City, furnished by the Genesee County Planning Conmission. Evaluation Criteria ' I_ ' r L ' f L; I~-,, .The condition of a structure was based upon the number of major or minor defects observed in the various structural elements of each structure. A major defect was one that indicated major deterioration or weakening of the major structural elements. A minor defect was one that indicated major deterioration or weakening of a minor structural element, or minor deterioration or weakening in the major structural elements of the building. Data in Table 2 identify the major and minor structural elements and the various deficiencies that were evaluated in the survey. Structural Classifications { ' F.ach house was assigned to one of three structural categories: standard, deteriorating, or substandard. • 'Ihe standard category includes recently built houses, and houses of all ages which are in generally good condition, but which may need maintenance or minor repairs. Those structures so labeled may benefit from minor repairs, cleaning, and painting • I c_.· -7- �TABLE 2 r·. CRITERIA FOR EVAWATIOO OF STRIJCTURES* ,......., I •1 I : A. MAJOR STRUCTURAL ELEMENTS ~. !. I ,;.I __' 1. ,·--. i ' ; . '.:..:..; 2. r~ Roof a. Major Defect - roof sags or sho,,,s evidence of deflectioos; holes, worn rotten, or missing materials CNer a larger area of the roof; or of inadequate original coostructioo. b. Minor Defect - less critical sag or weakening of the roof structure; holes, worn, rotted, or missing materials CNer a small area. Walls a. Major Defect - holes or rotted or missing material CNer a large area, walls bo,,,ed or a.it of plumb, inadequate coostructioo, or excessive settlement. b. Minor Defect - holes, cpen cracks, rotted or missing materials, not CNer a large area. \ \ .. ---, I -~ 3. ; 1~ • , ' ' \ .. ., Fa.indatioo I a. Major Defect - holes or rotted or missing material CNer a large area , fa.indation walls seria.isly cracked and sagging, bo,,,ed or a.it of plumb, inadequate coostructioo; lack of prcper fa.indatioo. b. Minar Defect - holes, cpen cracks, rotted or missing materials, but not CNer a large area. f .. ',•., l : f' . '\ ' B. MINOR STRUCTURAL ELEMENTS 1. Defects - lcx:lSe, rotted windo,,, frames and sills, a.it of plumb, separated fran wall, worn frames or sills, missing or brcken panes. i ---- L.: 2. ' ·: 3. ~ \ Porches and Steps, Cornices, Eaves (where applicable) Defects - rotted, worn or missing material; or sagging or a.it of plumb; or pulling away fran building. ( I Windo,,,s and Doors Chimney or Flue Defects - a.it of plumb, or sagging, or visible cracks; or lcx:lSe missing masonry units. ""Wade-Trim/IMPACT, 1989. -8- �. 'I ,-r", I '. ; : ,. . \..,;.,. r . -. I ; f•'" ,. \• 'I The hruses in the deteriorating category are in poor condition as evidenced by either a defect in a single major structural element or by five (5) or mare minor structural flaws, including missing materials, rotted frames or sills, and open cracks or holes. The nature of these deficiencies, althrugh undesirable, are such that the repair and rehabilitatioo of the hanes appears to be ecooanically feasible. The hanes in the substandard category are typically so dilapidated as to render them unsafe for habitation. They contain at least two defects in major structural elements, or ooe major defect canbined with five (5) or more minor structural flaws. Rehabilitatioo of these units is assumed not to be econanically feasible because of their advanced age of deterioration. Structural Quality Results The overall cooditioo of single-family reflecting both the high quality of maintenance efforts of the occupants. hruses were classified as deteriorated, (see Table 3). \ l ' t, Map 3 shONs the results block-frontage basis. of the hanes in Davisoo is excellent, original coostructioo and the In total, ooly forty-five ( 45) and two ( 2) rated as substandard structural quality survey oo a The majority of the deteriorating and substandard units are cootained in the northern half of the City. Heavier coocentratioos of deteriorating units can be fa.ind aloog Moore, Bay, Flint, and Lapeer Streets. ' -' ~ Remedial Treatment l r~ I I ,' ' . I ~-- It is recarmended that the areas with deteriorating and substandard units be subject to a prQJram of coocentrated ccx:ie enforcement. The treatment involves a prQJram for the police pONer enforcement of all ccx:ies that regulate the minimum cooditioos of use, locatioo, coostructioo, alteration, repair and maintenance of private prcperty. Primary emphasis shruld be given to the strict applicatioo of building, hrusing, and zooing ccx:ies, and the correctioo or removal of all substandard prcperty cooditioos. The City shruld also develcp cperatiooal plans and schedules for bringing prcperties into canpliance, including staffing and procedures to be follONed, to be canpleted in a short pericx:i of time ( 2-3 years). This shruld include issuing certificates of ccx:ie canpliance for prcperties that are fa.ind in canpliance at the time of initial inspection as well as prcperties that have been rehabilitated. City staff shruld also institute a technical advisory service to prcperty ONners, tenants, and builders, including hane maintenance educatiooal services leading to improved practices in care of the premises. The ccx:ie enforcement praJram is a significant support service that a local canrnunity can implement to encrurage lenders to extend credit in neighborhoods exhibiting a high proportion of aging or deteriorating structures. '·- -9- �TABLE 3 STRUCTURAL QUALITY CITY OF DAVISON, GENESEE COUNTY, MICHIGAN r~ I 1989* . r· ''-· STRUCTURAL QUALITY CLASSIFICATION 1---..~ NUMBER Sound (a) 1,248 96.37 45 3.48 2 0.15 1,295 100.00 I r•~ i . I_. PERCENT OF TOTAL Deteriorated ( b) 1 Substandard (c) TOTAL ' *Comt;>iled by Wade-Trim/IMPACT from field survey condu'c ted June, 1989. (a)The standard category includ.e s recently built houses, and houses of all ages which are in generally good condition; but which may need maintenance or minor repairs. Those structures so labeled may benefit from minor repairs, cleaning, and painting. I l • i' ! [; I } . I__,.. }. ..... , (b)The units in the deteriorating category are in poor condition a~ evidence by either a defect in a single major structural element or by five or more minor structural flaws, including missing materials, rotted frames or sills, and open cracks or holes. The nature of these deficiencies, although undesirable, are such that the repair and rehabilitation of the homes appear to be economically feasible. (c)The units in the substandard category are typically so dilapidated as to render them unsafe for habitation. They contain at least two defects in major structural elements, or ope major defect combined with five or more minor ,structural flaws. Rehabilitation of these units is assumed n'o t to be economically fea~ible because of their advanced age or degree of deterioration • r ,__: -10- �- , .l;. ) )' ) GRAND "···Y1 ·7 · ~ __________ ________ ...., 'E..--.,_...3 SCALE 1· • .<4 •oo 800 12po, SOURCE : FIELD SURVEY JUNE 1989 oo· ...... -l a LESS THAN 10% DETERIORATING/SUBSTANDARD LESS THAN 20% BUT NOT LESS THAN 10% DETERIORATING/SUBSTANDARD 20% OR MORE DETERIORATING/SUBSTANDARD CALCULATIONS BASED ON BLOCK FRONTAOE 3 STRUCTURAL QUALITY ~ Wade-Trim_/JMPACT ~~---~~----~---------~-----~~---~------r:~:J , Mumc,pa/ and CITY OF DAVISON GENESEE COUNTY, MICHIGAN ~ Planning Consultants �,. .•J Many lenders are reluctant to grant loans to O\lners of buildings in such areas. They are afraid that the decline of these buildings will affect the marketability of the neighborhocd adversely, thereby threatening the value of properties that serve as security for their loans. It should be rec(XJnized, h<J.\lever, that under the provisicns of the Camn.mity Reinvestment Act, lending instituticns must provide sufficient resrurces within areas they serve and demonstrate performance in lending. A sensitive ca:ie enforcement program cruld accelerate this loan activity. [ I \. i i \,_,, f L ,··! . l .... L, r, ...... \....; -11- �SOCIOECONOOIC PROFILE Introduction The purpose of this examination is to identify the characteristics of the population and local employment base and to reveal what trends are occurring and what opportunities may exist for future land use developnent activities. For example, a population canprised of members in the family formation group would indicate a need for multiple-family dwellings, active recreation areas, primary educational facilities, and ample employment opportunities. The first of the socioeconanic features to be analyzed is Davison's population characteristics. \.o Population Characteristics Historical Population Growth f ' l, The City of Davison is an integral part of the region embraced by the Genesee, Lapeer, Shiawassee Planning and Developnent Carrnission (Region V). The Region, one of fourteen such planning and developnent regions in the state, includes among its members the various governmental units located in this three County area. Davison, as a constituent of Region v, as well as the Flint Metropolitan Region, is directly affected by regional conditions and trends. Since 1960, the Flint Metropolitan Region has been characterized by population growth and by a significant geographical shifting of population. Evidence of this phenomenon can be seen fran the data presented in Table 4. ' _, The City of Flint, the largest city in the region, has shown continued decreases in population since 1960, most of which occurred during the last decade. IXiring the 20-year period presented, the City of Flint lost 37,329 people, a decrease of 19.0 percent. ( "' Opposite the City of Flint's declining population trend was an increase of population in the out-county. Genesee County, excluding the City of Flint, increased by 103,562 people (5,513 percent) between 1960 and 1980. Thus, it can be seen that many of the residents rnoving fran Flint and to Genesee County have located to suburban and rural areas throughout the remainder of Genesee County and in other areas of the region. L'. l ..- L This shifting of the population was of particular importance to the City of Davison's population growth in that sane of those wishing to relocate from the City of Flint or rnoving into the County for the first time, located in the City. Data in Table 3 indicate that Davison's population increased by 1,498 or 39.8 percent during the 1960-1970 decade. The City continued to gain population between 1970 and 1980, increasing by 828 people or 15. 7 percent. ,_. -12- �• •• r---- ,-- r--·--·-- ~ • J .-----. '- .:;·· .;,,._ r; .....' - -.J - · .... , ..•. 1:1 ·-, . J - -J TABLE 4 POPULATION TRENDS, GENESEE COUNTY COMMUNITIES 1960 - 1980* 1960 1970 POPULATION• POPULATIONb DAV I SON CITY Burton City Cl lo City Fenton City Fl Int City Flushing City Ga Ines VI 11 age Goodrich Vt I lage Grand Blanc City Lennon Vt I lage (pt) Linden Vt I lege Montrose Village Mount Morris City ottsvl I le Vt I lage Otter Lake Vt liege (pt) Swartz Creek City Argentine Township Atlas Township Clayton Township Davison Township Fenton Township Flushing Township Forest Township Gaines Township Genesee Township 3,761 29,700d 2,212 6,142 196,940 3,761 387 701 1,565 - 1, 146 1,466 5,259 32,540 2,357 8,284 19.3,.317 7,190 408 774 5, 1.32 8 102' CHANGE PERCENT OF CHANGE 1960 - 1970 OUT-COUNTY 1980 1970 - 1980 POPULATl ONd NIJ4BER Nll4BER PERCENT GROWTHc PERCENT 1,498 39.8 2.3 6,087 2,840 145 2,142 (.3, 623) 3,429 21 13 3,567 9.6 6.6 34.9 (1 .8) 91.2 4.3 0.2 .3 • .3 29,976 2,669 8,098 159,611 8,624 - 701 6 3,006 1, 789 3,778 724 2 4,928 400 32.3 294 23 (4) 1,922 2,106 1,509 2,680 4,948 11,615 8, 5.35 1,955 1,884 21,011 2,901 2,315 5,203 8,260 7,304 6,957 2,590 2,971 25,589 795 806 2,523 .3, 312 (4,311) (1,578) 635 1,087 4,578 3,484 1,546 5.4 10.4 227.9 .34.9 22.0 8.4 3.3 (66.7) 6.3.9 37.7 53.4 94.1 66.9 (37.1) c18. 5 > 32.5 57.7 21 .8 - 5.3 o.o 0.1 5.5 - 0.6 o.5 0.5 - 3.0 1.2 1.2 3.9 5.1 o.9 1.7 1.0 828 682 14 5,013 (2,564) 312 C186) (33,706) 1,434 32 21 1,716 12 628 (8.3) (532) (42) 12 85 4,180 4,096 7, 155 13, 708 9,570 9,246 3,559 4,769 25,065 1,279 1, 781 1,952 5,448 2,266 2,289 969 I, 798 (524) 440 795 6,848 114 2, 174 1,706 3,246 15.7 7.9 13.2 2.2 C17.4) 19.9 7.8 2.1 .33.4 11.8 40.6 (4.6) ( 14. 1) (5.8) 600.0 1. 7 44.1 76.9 37.5 66.0 31.0 32.9 37.4 60.5 (2.0) PERCENT OF OUT-COUNTY GROWTHc 2.1 o.8 - 3.1 0.1 0.1 4.5 o.o 1.6 - o.o 0.2 3.3 4.6 5.1 14.1 5.9 5.9 2.5 4.7 - CHANGE 1960 - 1980 Nll4BER PERCENT PERCENT OF OUT-COUNTY GROWTHc 2,326 61.8 2.2 276 457 1,956 (.37,329) 4,863 53 94 5,283 o.9 20.7 .31.8 (19.0) 129.3 13.7 13.4 337.5 0.3 0.4 1.9 1,028 240 (238) ( 19) 8 2,007 89.7 16.4 (6.8) (2.7) 133.3 66.8 1.0 0.2 2,074 2,587 4,475 8,760 (2,045) 711 1,604 2,885 4,054 98.5 171.4 167.0 177.0 (17.6) 8.3 82. 0 153. 1 19.3 2.0 2.5 4.7 o.o 0.1 5.1 o.o 1. 9 4.3 8.5 0.1 1.5 2.8 3.9 �f. -· -;' r· - ·• ,;-- ,;. c .-1 ~7 '! ' (--~, ,---, \• .... . ; ,----· ---i ' [I)~ l, .. _. r=1 ---~] rti- .r -··-·1 -. .7 ~ ' r···:-i &\\'i _----·J ·· wj))r · r .. -~, :i,; ~ ••• ~ J L_.;, _-··.:1 TABLE 4 POPULATION TRENDS, GENESEE COUNTY COMMUNITIES 1960 - 1980• (Cont In ued > CHANGE 1960 1970 POPULATION8 POPULATIONb 9,418 3,540 20,633 5,004 4,147 3,843 7,232 19,229 4,679 29,349 8,029 5,535 6,014 9,359 Genessee County 384,2169 Genesse County (Excluding Fl Int) 187,276 Grand Blanc Township Montrose Township Mount Morris Township Mundy Township Rlchfleld Township Thetford Township Vienna Township *Analysis by IMPACT: a PERCENT OF 1960 - 1970 PERCENT GROWTHc 9,811 1,139 8,716 3,025 1,388 2, 171 2. 127 104.2 32.2 42.2 60.5 33.5 56.5 29.4 15.1 1.1 13.4 4.7 2.1 3.3 3.3 445,589 61,373 252,272 64,996 Nll4BER PERCENT OF CHANGE 1980 1970 - 1980 POPULATIONd Nll4BER PERCENT OUT-COUNTY PERCENT OF CHANGE 1960 - 1980 GROWTHc ~ PERCENT 13.4 3.9 14,995 2,624 7,295 5,782 2,748 4,656 5.682 159.2 74.1 35.4 115.5 66.3 121.2 78.6 24,413 6,164 27,928 10,786 6,895 8,499 12.914 5, 184 1,485 (I, 421) 2,757 1,360 2,485 3. 555 21.0 31. 7 (4.8) 34.3 24.6 41.338.0 15.9 450,449 4,860 1. 1 66,233 17.2 34.7 290,838 38,566 15.3 103,562 55.3 - 7.1 3.5 6.4 9.2 OUT-COUNTY GROWTHC 14.5 2.5 1.0 5.6 2.6 4.5 5.5 lq>roved Planning Action. Data from the 1970 u.s. Census, Number of Inhabitants, Michigan b Data from the 1980 u.s. Census, Number of lnhabltnts, Michigan C OUT-COUNTY Percentages do not sum to 100 percent Inasmuch as population gains for lndlvldual governmental units Include growth from Intra-county migration. however, are representative of general degee of convnunlty appeal within the out-county area. Figures, d Burton Township total. e f g Incorporated from Burton Township. Lennon VI llage was Incorporated In Genesee and Shiawassee Counties (1970 population: 624 total; 102 In Genesee County). Figure represents sum of minor clvll divisions within Genesee County as reported In the 1970 unincorporated places. Sum does not equal Genesee County total population reported In same. u.s. Census, Number of Inhabitants, Michigan, exclusive of �l __ n. I~ Recent Population Trends r r- Data in Table 5 compare the population trends of the City of Davison against the County over the last decade. The City gained 828 people during the last decade, or an increase of nearly 16 percent. Genesee County also continued to increase, but at a lesser rate. Data in Table 5 indicate its rate of growth between 1970 and 1980 was only 1.1 percent, representing a population gain of 4,860 people. Thus, the City of Davison continued to be a focal point for new population. l : w Age-Sex Distribution r~ u ., "-~.- ( 1 c> r··1 I L . r__, (~ l i.. •• L~ The relationship of Davison's population by age and sex for the years 1970 and 1980 is presented in Table 6. Examining this information can assist in determining future housing requirements. For example, established family groups demonstrate a tendency to reside in single-family residential units, while a population consisting of mostly family-formation groups (i.e., young married couples), are inclined to reside in multiple-family developnents. The number of males and females are fairly similar for each age group, for each decade. During this 10-year period, all population categories above the 25-34 years cohort gained additional people. The most dramatic changes, ho"wever, occurred in the composition of the total population. The proportion of the population in three younger age cohorts actually declined between 1970 and 1980. The under 5 years, 5-9 years, and 10-14 years age groups lost population (see Diagram 1). Those persons 65 years and older increased by 320 persons or 109.6 percent. It can be inferred from this data base that the population base is aging. Minority Group Composition r ··. !. t...., The City's racial mix has remained predominately white over the last decade. There have been significant gains achieved by the nonwhite population over this time period. Data in Table 7 exhibit the racial composition of the City for 1970 and 1980. The white population had the larger numerical gain during this period, increasing by 756 persons. This compares with a nonwhite population addition of 72 people. The nonwhite population, however, had the larger percentage increase (600 percent versus 14.4 percent for the white population). r; L Household Size relatively recent phenanenon, characteristic of today's population, is one of the declining household size. As a result, it has not been uncorrrron for ccmnunities to register a net increase in the housing supply while simultaneously recording a population loss. This trend has evolved due, to a large extent, the declining family size. A ·~ The City of Davison is not irrmune to this trend. Data in Table 8 depict the persons per household ratio for Davison for the years 1970 and 1980, plus those forecasted for the City through the Year 2000 (see Diagram 2). -15- �.... .J TABLE 5 r- 1 CITY OF DAVISON AND GENESEE COUNTY POPULATION COMPARISON 1970-1980* - I : L..J ,, I , I , I, _, I LJ CHANGE 1970-1980 NUMBER PERCENT GOVERNMENTAL UNIT City of Davison Genesee County 5,259 445,589 6,087 450,449 828 4,860 15.7 1.1 r~ I L.J F L .· *Analysis by Wade-Trim/IMPACT. aData from 1980 U.S. Census of Population, Number of Inhabitants, Michigan. r. 1·· I L ., ..,. i . L -16- - - --- . �TABLE 6 l , AGE-SEX COMPOSITION CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1970 AND 1980* ,---. ! I .: ( ---, 1·: 1970 AGE-SEX CHARACTERISTICS ( a) I \ . ,~ i . i \ AGE-COHORT ---------- Under 5 1 L.. 1-~ I , i . .:. \_ ~ I. ,- 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-59 60-64 65+ TOTAL ~- .•. r· \......; iI t_,,. ,_ { ---------------247 301 337 251 195 368 312 290 96 69 109 9.6 11. 7 13.1 9.7 7.6 14.3 12.1 11. 3 3.7 2.7 4.2 FEMALE NUMBER PERCENT --------------246 316 297 247 233 366 350 282 96 68 183 ----- ----- 2,575 ----- 100.0 2,684 9.2 11. 8 11.1 9.2 8.7 13.6 13.0 10.5 3.6 2.5 6.8 TOTAL NUMBER PERCENT --------------493 617 634 498 428 734 662 572 192 137 292 9.4 11. 7 12.1 9.5 8.1 14.0 12.6 10.9 3.7 2.6 5.6 ----- ----- ----- 100.0 5,259 100.0 1980 AGE-SEX CHARACTERISTICS (b) .. ' MALE NUMBER PERCENT AGE-COHORT ---------- Under 5 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-59 60-64 65+ TOTAL MALE NUMBER PERCENT ---------------226 219 252 281 309 480 321 287 138 101 177 ----- 2,791 8.1 7.8 9.0 10.1 11. 1 17.2 11. 5 10.3 4.9 3.6 6.3 ----- 100.0 FEMALE NUMBER PERCENT --------------219 205 256 326 353 529 354 350 137 132 435 ----- 3,296 6.6 6.2 7.8 9.9 10.7 16.0 10.7 10.6 4.2 4.0 13.2 TOTAL NUMBER PERCENT --------------445 424 508 607 662 1,009 675 637 275 233 612 7.3 7.0 8.3 10.0 10.9 16.6 11.1 10.5 4.5 3.8 10.1 ----- ----- ----- 100.0 6,087 100.0 ------------- 11 ' * Analysis by Wade-Trim/IMPACT (a) Data from 1970 U.S. Census, General Population Characteristics, Michigan. ----------------------------------- (b) Da~-a from 1980 U.S. Census, General Population Characteristics, ~ichigan. ----------------------------------- i....... -17- �,., DIAGRAM 1 ,--, i I . Age Composition r City of Davison Genesee County, Michigan d :,-.- 50%,----- ----- r~ \ , i . l. 40% .. l. ., f .~ ' \ _• 30% .. ,. I ... \ 20% .. ,.. f .. \- ~· rI .• 10% .. 0% • • • • • • • • • • • • • ~"r'"T> 0 - 19 20 - 34 35 - 64 Ages •1970 ·-~ , ' ' DIIl]19so 65+ �TABLE 7 l MINORITY GROUP COMPOSITION CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1970 AND 1980* '~ p \' J l . ' 1970 (a) NUMBER PERCENT RACE 1980 (b) NUMBER PERCENT ------ ------- White Black 5,247 12 99.8 0.2 6,003 84 TOTAL 5,259 100.0 6,087 ----- 98.6 1. 4 ----- 100.0 CHANGE 1970 - 1980 NUMBER PERCENT ------ ------- 756 72 14 . 4 600.0 828 15.7 ----- ----- \ .: * r . i ' l __. ,· l\ i ... Analysis by Wade-Trim/IMPACT. (a) Data from the 1970 U.S. Census, General Population Characteristics, Michigan. -------- {b) Data from the 1980 -U.S. Census, General Population Characteristics, Michigan. -------- l l. t !- \_ f' ~--· ( - L- -18- �TABLE 8 PERSONS PER HOUSEHOLD TRENDS AND PROJECTIONS CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1970-2000* p , __ I r -. CATEGORY Persons Per Household i ·•. l . ~ ; \~ '· 1980(b) 3.37 2.53 CHANGE 1970-1980 NUMBER PERCENT (0.84) 1990 2.5 2000 - 2.4 Analysis by Wade-Trim/IMPACT. (a) Data from 1970 U.S. Census, General Population Characteristics, Michigan. ---------------------------------- {b) Data from 1980 U.S. Census, General Population Characteristics, Michi~an. ---------------------------------- (c) Consultant estimate. I ,. . . 1 ' , .. ! (24.9) PROJECTIONS{c) * I ~ \ 1970(a) I I ·, \ ,. - ..,. .•t' -19- �DIAGRAM 2 Persons Per Household Trends and Projections City of Davison, Michigan r t - J : - --- ,,.------ 3.37 ·' 3 ----•-·• ·- ----- - - - - - - - -------·------··-··- ----- - ·- ·- -·--- -- l I I -f ... .... . I I i [ 2 ...... .. II )~ \, L. 1 ..... ... [ I ' .,_.i,· .. ) 0 - 1970 ~ 1980 filffl 1990 ~ 2000 �!. r·-, . \ n (J The City has experienced a decrease in the number of persons per household since 1970. In 1980, the City's persons per household ratio was 2.53, a decline of 24.9 percent (0.84 persons) since 1970. The City is also expected to experience a continual decrease in the number of persons per household over the next 10 years. Such a decline must be considered when analyzing future housing needs, as housing units will be occupied by far fewer people • ,I ·,·; r ; I.... -.... Population Projections I There are several methods often utilized to project the future population of a corrrnunity, but all basically involve, to some degree, the extension of past trends into the future. Data in Table 9 present four different approaches. These are also shown on Diagram 3. (".. I \,..., The GLS Region V Planning and Developnent Corrmission prepared future year population estimates for its constituent corrmunities. Their most recent projection forecasts a City population of 6,761 people by the end of this Century. u ,. l The Component Analysis methodology also uses the County projections. This forecast applied the 1980 ratio of City population to the total County population, against the projected Year 2000 population of the County estimated by the GLS Region V Planning and Developnent Carmission (305,102 people). Assuming the City retains a constant share of the County population, it can be estimated that by the Year 2000, the City will contain 6,407 people. . \: I ·• l other projections are shown in Table 8. They reflect the population trends during the last decade in the City and as consultant estimate. In our judgment, however, we believe the City's Year 2000 population will substantially increase above its existing population total, given the availability of vacant, buildable residential acreage in the coomunity. Thus, for purpose of this report, we estimate the City's Year 2000 population at 8,201 people. ~ i \. . {; I\.... . . '. . Income Characteristics One of the most important determinants of the economic vitality and potential of a community is the income available to its residents. Data presented below analyze the per capita, family and household income characteristics of City residents. - Per capita, Family and Median Household Income ( . I Data in Table 10 compare per capita, median family, and median-household income data between Genesee County and the City for the Year 1979, the most recent year comparable data are available. r-• ' , I • -20- �TABLE 9 YEAR 2000 POPULATION PROJECTIONS CITY OF DAVISON, GENESEE COUNTY, MICHIGAN* ,_ ,........ i ! ' t _; 1980 POPULATION(a) ( ., 6,087 I , . ~_.,, GLS(b) 6,761 YEAR 2000 PROJECTION, BY TECHNIQUE COMPONENT ANALYSIS(c) ARITBMETIC(d) CONSULTANT(e) 6,407 7,743 8,201 ' * Analysis by Wade-Trim/IMPACT. (a) Data from Table 2. (b) Data from the GLS Region V, Population Estimate and Projections. (; j ; I ~~ '·. , . I (c) Figure repesents City's 1980 share of out-County population applied against County's Year 2000 out-County population projection of 305,102 people prepared by the GLS Region V. (d) Represents extension of population trend between 1970 and 1980 on a numerical basis. (e) Consultant estimate based upon persons per household, vacant land and housing distribution trends. r l__ , .. ~ . I ~- ' ,. !I , L f . !: -~ I \ . -21- �. , r--··-- r ·--· ~ . ' <. ,-.·- ·-·· , ,..._. ·-· ._,,,, - -; .~ ~ ·. r- -· "') ~·--~ i 0 -~ ,, ~ "vJ DIAGRAM 3 ' Population Projections City of Davison, Genesee County Population (Thousands) 10000.--------------, ' 8000 1~-----·- -·· ---·-··-·· ---···- -····· ··· --··- -·-·· --- ·-·- - I -a- 600 GLS Region V -A-- Component Analysis I 4000 I I ~ Consultant -e- Arithmetic I--- -···· · · .. -··-··-· · · ····· --.. ... ....... .. · ---· · -· --··- -· · -· · 2000 r · -··· ·.·· · ····· ··· ····· ···· ·· ······· ··· ··· · ·· ···· ··· · ······.··· 0L--------:------1980 2000 Year ,;. ,,...__.., ~ --. -7 '~· \ .... "":··· ··1 ·' �TABLE 10 .. .. "I; l PER CAPITA, MEDIAN FAMILY, AND MEDIAN HOUSEHOLD INCOME COMPARISON CITY OF DAVISON AND GENESEE COUNTY, MICHIGAN 1979* l J''. \,_ r: /' INCOME CATEGORY GENESEE COUNTY Per Capita (a) $8,276 Median Family (a) (a) DIFFERENCE NUMBER PERCENT ------ ------- $7,951 325 3.9 $24,565 $23,717 848 3.5 $20.,.197 $20,996 -799 -4.0 ------- -------- Median Household DAVISON CITY ------- -------------------- I L. i~ j * Analysis by Wade-Trim/IMPACT. (a) Data from 1980 U.S. Census, General Social and Economic Characteristics, Michigan . -------------------------- \_. I. ) ' I i 1,_ . ~ ,' '~· L I : l ( ' l -22- �r· ,-, i -: i : -; \. c- i ' The County's per capita income in 1979 of $7,951 was $325 or 3.9 percent less than the City's per .capita incane. Genesee County's median family income for the same year was $848 or 3.5 percent less than Davison's median family incane·. Davison's median household incane was $799 or 4.0 percent less than Genesee County's median household incane. Thus, the City is fairly representative of the County as a whole in terms of these income characteristics. ' Household Incane Distribution and Poverty Status r . . ., I i ,.,.i.' ; ( - ~-/_ \ I -1 Il - \._j l . ,_; Households are considered the standard "consumption" unit in long-range planning. Households represent all the persons who occupy a housing unit. It may include one person living alone. This differs from a family which is defined as householder and one or more other persons living in the same household who are related to the householder. According to the 1980 U.S. Census, the City of Davison has 2,354 households. Data in Table 11 show the distribution of households by income category by neighborhood. The neighborhood units are shown on Map 4. Oller 23 percent of all households have incomes under $10,000 per year. This data suggests that the City may have a sizable portion of its population in poverty. Data in Table 12 canpare the poverty statistics of Genesee County and Davison by total persons and number of families in poverty. The data indicate that the City is not unusually burdened by a population in poverty. The number of families and persons in poverty within the City of Davison is significantly less than the same statistics for the County as a whole. Housing Characteristics r .. ; l .. \ , This section of the study details the characteristics of the City of Davison's housing stock by type, age, value, occupancy characteristics, and other indices. Such an analysis is essential in determining the type of new housing which should be built in the City since, to a large extent, it is the characteristics of the existing structures which will determine what can be built and marketed in the future. Type of Structure [ Data in Table 13 and Diagram 4 describe the type of structures which exist in the City as of 1980. Ollerall, the housing stock is characterized by single-family homes. In 1980, 53.1 percent of the homes in the City were of the one-family variety. Only a small portion (6.7 percent) were canposed of duplexes, triplexes, or quadplexes. Nearly 34 percent of all units were in structures containing 5 or more units with most of these in Neighborhood Nos. 47 and 48. There were 160 (6.4 percent) IOObile homes or trailers available as a year-round housing unit. -23- �,~ '-..,' TABLE 11 ~ . HOUSEHOLD INCONE DISTRIBUTION CITY OF DAVISON, GENESEE COUNTY, "ICHIGAN ~ r·: 1979t (al b r-··., NEIGHBORHOOD ..."., JNCDNE Ill 1979 }· ~-.~ Less thin $5,000 042 ·-· 043 HOUSEHOLDS NU"BER PERCENT 045 044 HOUSEHOLDS NUNBER PERCENT HOUSEHOLDS MU"BER PERCEJIT 046 HOUSEHOLDS NUNBER PERCENT HOUSEHOLDS NUNBER PERCENT ·,. ri . \.J ,' .... Lj r-: i l .,. l .- ~ ..... $5 1000 - Sl,499 $7,500 ~ $9,999 $10,000 - $14,999 $15,000 - $19,999 $20,000 - $24,999 $25,000 - $34,999 $35,000 - $49,999 $50,000 or tore TOTAL r~, I I C • ·- { l ' i\ ._.__•. \. I ( : 43 6 3.8 7.0 1. 3 19.6 14.2 13.3 25.3 13.6 t. 9 16 6 20 8 26 23 30 5 0 11. 9 4.S 14.9 6.0 19.4 17.2 22.4 3.7 316 100.0 134 NEIGHBORHOOD 047 SS,000 - Sl,499 $7,500 - $9,999 $10,000 - $14,999 $15,000 - $19,999 $20,000 - $24,999 $25,000 - $34,999 $35,000 - $49,999 $50,000 or tore TOTAL 150 68 24 28 82 9 4.6 7 o.o 12 38 7 31 42 39 11 3.6 6.1 19,4 3.6 15.8 21.4 19.9 5.6 100,0 19b 100.0 048 HOUSEHOLDS NUNBER PERCENT INCONE IN 1979 Less thin $5,000 '- ... 12 22 4 . 62 45 42 80 26 5 22 4.9 43 so 11 13 573 100.0 358 100.0 93 35 93 37 0 14 25 12 27 1.4 14.3 14.3 16.2 6.1 1.9 69 { .. ..,._ . by 252 100.0 0 0 0 11 o.o 0 o.o 301 100.0 77 100.0 la) Dita frot 1980 U.S. Census, Ntighborhood Statistics, Genesee County, Iii chi gin, ------------------- -24- o.o HOUSEHOLDS NUNBER PERCEJIT o.o Wadt·Tri1/JNPACT -~ TOTAL 0 102 I • '• Anilysis 100.0 _62 59 .I f 147 6 4.7 8.3 4.0 9.0 19.6 33.9 20.6 ("''.· t _: 17 .1 2.4 12.7 18.3 23.8 10.7 12.3 2.8 0.0 <JSO HOUSEHOLDS NU"BER PERCENT 7.3 6,1 12.0 14.0 19.3 26.0 10.3 3.6 82 43 6 32 46 60 27 31 7 0 049 HOUSEHOLDS NUNBER PERCENT 26.2 11. 9 4,2 13 29 18 4.8 6.1 10.2 17.0 17.0 4.1 8.8 19.7 12.2 7 9 15 25 25 11 10 31 14 0.0 0.0 14.3 14.3 13.0 40.3 18.2 HOUSEHOLDS NUNBER PERCENT 263 137 154 273 333 349 515 11.2 5.8 6.5 11.6 14.1 14.8 59 21.9 11.S 2.S 2,354 100.0 271 •I 1 j ~ l �) ) ••••••••••••••••••••••••••••••••••••••••••••••••••••••••• DAVISON CITY 042 I :,1j ~.................~ 11 11 I~~ ;•;:•I ! dt~~,~. . . . .. I; DAV I SON CITY 044 I I ,a t:~'lrI I I "---+I- --+--'---'-/ ••• I I I l§tJ~lfu=st-¼=9 I ..J l .__j..._ ;! !! l1l11!1,1,1 !1,1,i! 11111I,; I I I I I I mt,~,1,I !,1,1 ! ,1l,1 ! I I • I •· I ~ DAVISON C I TY =048 I I I • ... ----------- •• • •I• I • •• ··············~·-······-- I I u •• •I I I I I I I I "-. y · ----) i -~· \, ,..._________ .. ...,. r··· __________j , ao o ~ SCALE ,· • ,oo •~o ;J'o • oo· SOURCE1 GENE SEE COUN T Y METRO P OLITAN PL AN NIN O COMMI SION, CO M MUNIT Y DEV E LOP ME NT PRO GR A M, 19 8 0 CEN SUS, NEI GH BORHOO D DATA ------------------ r---------. . ________ .: : NEIGHBORHOOD UNIT BOUNDARIES 4 NEIGHBORHOOD UNITS CITY OF DAVISON, GENESEE COUNTY, MICHIGAN ,~~:, i~ Wade-Trim/IMPACT Municipal and 1 Planning Consultants �i'....... TABLE 12 POVERTY STATISTICS COMPARISON CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1980* G I I ; \....1 r i POPULATION IN POVERTY GENESEE COUNTY(a) NUMBER PERCENT DAVISON(a) NUMBER PERCENT Total Persons 47,352 10.6 342 5.7 Total Families 10,969 9.3 59 3.7 ('" " \, .. * Analysis by Wade-Trim/IMPACT (a) Data from 1980 U.S. Census, General Population Characteristics, Michigan. ---------------------------------- NOTE: ' L ... ! • ,__ The term poverty connotes a complex set of economic, social, and psychological conditions. The statistics presented above provide .o nly estimates of economic poverty based upon receipt of money income before taxes. Nonmoney in9ome is not considered in determining poverty status . r' ._ l . ,, -25- �f..., I I:..:;) TABLE 13 TYPE OF STRUCTURE YEAR-ROUND HOUSING UNITS CITY OF DAVISON, GENESEE COUNTY, 111CHI6AN [ 1980• la) r·t. NEIGHBORHOOD (--., UNIT TYPE l. 1, detached or attached c~ l. ' ' NUNBER PERCENT NUl18ER PERCENT 04b NUNBER PERCENT 13 10.5 163 79.9 108 65. 0 (1.0 0 o.o 0 o.o 28 3 and 4 unit structure 27 8.2 0 o.o 15 7.4 5 or 1ore unit structure n 28.0 0 o.o 0 0 o.o 111 89.5 329 100.0 124 100.0 TOTAL l- - NUl18ER PERCENT 045 b3.B Nobile h011e or trailer (~' i 044 043 210 2, duplex t· ~: 042 NUNBER PERCENT 149 65.9 17.t} 0 0.0 16 9.7 22 9.7 0,1) 13 7.9 32 14.2 26 12. 7 0 0.0 23 10.2 204 100.0 165 100.0 226 100.0 1·~ I l_.~ ME16H80RHOOD UNIT TYPE I (.,.. 1, detached or attached r~ 047 048 NUl1BER PERCENT 04'i NUl1BER PERCENT TOTAL 050 NUl1BER PERCENT NUNBER PERCENT NUl1BER PERCENT 171 25.8 179 45.5 293 91.B 45 54.2 1331 53,1 \...; 21 duplex lb 2.4 0 0.0 0 o.o 0 o.o 44 1.8 r-, 3 and 4 unit structure 8 1.2 10 2.5 20 b,3 4 4.8 122 4.9 468 70.6 204 51.9 b 1. 9 34 41.0 849 33.9 0 0.0 0 1),0 0 o.o 0 0.0 160 6.4 663 100.0 393 100.0 319 100.0 83 100.0 2,506 100.0 I' . l • 5 or ,ore unit structure c· ' L. ~ ..... l1obile -ho1e or trailer TOTAL l .,· . (_·. ( ------------------------t Analysis by Wade-Tri1/Il1PACT r--· (al Data fro1 1980 U.S. Census, Neighborhood Statistics, Genesee County, 11i chigan. ----------------------- I L.. -26- �DIAGRAM 4 ('"'; : .- Type of Structure n l ( ., Year-Round Housing Units City of Davison, Michigan ,..., I, : l._ !h ' j l f,.; 1··, '. L~ I·-, 5 or more 33.9% i L l~ Mobile Home 6.4% 1980 �r· Hcusing Tenure rI~.. ·' ,., I , I ·; [ I .::, r···. t l j i' ' Occupancy characteristics are presented in Table 14 and Diagram 5. A total of the 2,506 hcusing units are available for year-rcund living. Almost all of the units (95.3 percent) are occupied. These units are almost evenly divided between cwner-occupied units (55.2 percent) and renter-occupied units (40.0 percent). This is atypical, cC11Sidering the high pre.portion of single-family hcxnes in the canmunity. Thus, it is evident that many single-unit structures are rental hones. It is also important to recOJnize that the City has a vacancy rate of 4.7 percent. Five percent of a camn.mi ty' s habitable hcus ing stock shculd remain vacant to prOllide diver~ity in hcusing selection, to permit hcusing rehabilitation or replacement activities to occur, and to ensure asking prices for hones are indicative of actual market conditiC11S, while at the same time protecting private investment. Vacancy rates belcw five percent demonstrate a restricted hcusing environment and afford little cpportunity for interested hcuseholds to acquire available units. Thus, it can be inferred that the City's housing units are in demand, and that the available supply shculd be expanded, otherwise hcusing values will becone inordinately inflated. Assisted Rental Hcusing l l, ~ r~. \ There are 1,004 renter-occupied hcusing units in the City. It is important to note that 290 or 28.8 percent are publicly assisted units. Data in Table 15 reveal the existing assisted rental hcusing canplexes in the City by locatioo, type of structure, and financing prQJram. \. .. , Unit Value l... Reusing costs in the region, as in other areas of the natioo, have been rising rapidly in recent years. The gap between the cost of decent hcusing, particularly new hcusing, and what hcuseholds can afford to pay is grcwing. This results in· increased numbers of pecple being priced cut of the new hcusing market. . The City of Davison is not irrmune fran rising hcusing costs. Data in Table 16 shew the median value of hcusing for the City for the years 1970 and 1980 for cwner and renter-occupied units. Values are expressed in 1980 dollars. The cost of cwner-occupied units has increased in real terms by 5.6 percent ($2,454) CNer this ten year pericx:i. Contract rent prices, hcwever, have decreased Oller the previcus decade, ranging fran $303.75 to $267.81. This is assumed to be a result of the members of new rental units which were constructed in the Davison market area during the decade. I l., ( Hcusing Affordability The hcusing stock in a carmunity shculd be affordable to its residents. If hcusing costs are prdlibitive, hcusing needs remain unmet in spite of unit availability. -27- �TABLE 14 OCCUPANCY CHARACTERISTICS CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1980* r., I L. CATEGORY NUMBER(a) PERCENT OF TOTAL HOUSING UNITS 2,506 100.0 2,389 1,385 1,004 117 11 95 11 95.3 55.3 40.1 4.7 1 0.0 2,507 100.0 Year-Round Housing Units Occupied Housing Units Owner-Occupied. Renter-Occupied Vacant Housing Units Vacant for Sale Vacant for Rent Other (b) [ I. I:. Vacant Seasonal and Migratory TOTAL HOUSING UNITS 0.4 3.8 0.4 . { I \.. L. r ' .. i \_ * Analysis by Wade-Trim/IMPACT (a) Data from 1980 U.S. Cen3us, General Population Characteristics, Michigan. ---------------------------------- (b) Includes rented awaiting occupancy, held for occasional use, or boarded up. ' L. '•-· -28- �-~' DIAGRAM 5 ' ~ r· I C. r ~ !. L.. ( ! Housing Occupancy Characteristic.s City of Davison Genesee County, Michigan ' I , 55.27% , ... ! l . ,. I 4.67% I r ' L. r -. ! !t__,. 40.06% 55.27% Owner Occupied Housing Units 40.06% Renter Occupied Housing Units 4.67% Vacant Housing Units �TABLE 15 r··•. PUBLICLY ASSISI'ED HOUSING UNITS SERVING ~VISON, GENF.SEE COUNTY, MICHIGAN 1986* I [,; DEVEIDPMENT NAME AND ADDRESS r-· l._. ( I . I I_ I . 1 TOTAL AVERAGE FINANCING PIO:;RAM YEAR OPENED MANAGEMENT CCMPANY UNITS Braidwocd Manor 336 North Main Davison, MI 48423 (313)653-1808 Marrs Management and Realty 2950 E. Jefferson Suite 201 Detroit, MI 48207 100 4 years Section 202a (elderly) 1982 Glastonbury Manor 300 Sooth Main Davisoo, MI 48423 (313)653-0810 W. H. Investments 5582 Drake W. Bloanfield, MI 190 1 year Section 236b (elderly) 1974 WAIT 48033 I !. rrr.'I l *Canpiled by Wade-Trim/IMPACT, fran records of the U.S. Department of Hoosing and Urban Develcpnent, Detroit Area Office, Loan Management Divisioo and supplemented by telephooe interviews with project representatives. aSection 202: Loog-term, direct loans at bela-, market interest rates are made available to nonprofit spoosors, cocperatives, and public agencies for the construction or rehabilitatioo of multiple-family rental or cocperative hoosing for the elderly or handicapped. bsectioo 236: FHA insurance and interest reductions were prwided to eligible spoosors for coostructioo or rehabilitatioo of rental and cocperative multi-family hoosing. This prcgram was phased a.it in 1974 with the intra:iuction of the Sectioo 8 (monthly rent subsidy) prcgram. , .. I . ' ~ L· I -29- �!,• I TABLE 16 HOUSING VALUE TRENDS CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1970-1980* 1-..., CATEGORY 1970(a) 1980(b) CHANGE 1970-1980 NUMBER PERCENT Median Value of Owner-Occupied Units $43,650 $46,104 $2,454 Median Value (Contract Rent) of Renter-Occupied Units $303.75 $267.81 ($35.94) I '· J I L_ I~ 5.6 -11. 8 L.: I_. * I·-. Analysis by Wade-Trim/IMPACT I . ; [_. ~ I I- . (a) 1970 U.S. Census data indicate the City's 1969 median value of owner-occupied units is $19,400 and median contract rent value at $135. These figures have been updated by a factor of 2.25 to reflect the increase in the Consumer Price Index and to represent 1980 dollars. (CPI of 109.8 for 1969 and 246.8 for 1980; 1967 = 100.) (b) 1980 U.S. Census data indicate the City 1979 median value of owner-occupied units approximates $40,800 and median contract rent value at $237 (consultant estimates based upon Census Tract data). These figures have been updated by a factor of 1.13 to reflect the increase in the Consumer Price Index and to represent 1980 dollars. (CPI of 217.4 for 1979 and 246.8 for 1980; 1967 = 100.) ''I L. i ' I !' ' '-- r·: l~ ' ' . I -30- �Total household income determines the price range of affordable housing for most families. In the case of purchased housing, . the price of a house is typically three times the household income. Thus, it is assumed that a family earning $20,000 per year can afford a $60,000 home. f7 I-. L.1 ;· ' . ··~ \. \'. L, , .... I ' r• L I ,.., (, i . L. l .• i : One must recognize that this type of analysis is only one indication of affordable housing. In actual practice, the price of a house a household can afford is determined mainly by three factors: the size of the mortgage that must be secured and the interest rates; the property tax, insurance, and utility rates on the home; and the total indebtedness of the household for all items other than housing. Nevertheless, such an analysis provides an indication of housing cost trends and the ability of the purchaser to acquire such housing. Data in Tables 17 and 18 show the breakdown of affordable purchase and rental housing by household income of City residents. Data in Tables 16 and 17 reveal that both lower and higher income households are not finding housing units within their affordable range. Lower incane groups appear to be spending more, whereas higher income groups are choosing to pay less for housing. Age of Structure The age of a house is one factor used in the evaluation of the structural quality of the building. The average life span of a house averages 50 years, with sane lasting longer while others deteriorate faster, depending upon the quality of original construction and maintenance. Using this standard, many hanes built in the City prior to 1940 should be approaching the end of their utility. Data in Table 19 identify the number of year-round housing units by year of construction. over half (60.3 percent) "W"ere built since 1960, 34.9 percent of which were built since 1970. Conversely, only 14.8 percent of the hanes were built before 1940. Thus, based upon this measure alone, and verified by the Structural Quality Survey, it can be concluded that the vast majority of the City's housing stock is structurally sound. The number of housing units grew in the City by more than 55 percent between 1970 and 1980 (see Table 20). This is 40 percent higher than population growth during the same period of time (see Table 2) • 111.e larger growth in housing is explained by the trends toward a smaller household size. r , i Recent Residential Activity Data in Table 21 document the trends in new residential construction in the City since the last U.S. Census (1980). Forty-seven (47) units (net) were added to the City's housing supply since 1980. This is because the City had virtually reached its in-fill building capacity by the onset of the current decade. Future construction will rely primarily on redevelopnent opportunities, and developnent of vacant land in the northeast quadrant of the City. -31- �L . :. ). - - I l • r::-- -, I'"- l. . J -·-. - - -·,~ ( ,.... . -·; : ,•;·c•7 l.. - - .. ..--- 'O; t ... ~ l ,..-•,~•• !t.~- -:J h~ ~-.-- :7 ':_,_,...J -- --: W,IJJ ~ .fl\·_- } .. !", TABLE 17 n«DIE <n,T OORREIATICW CHmR--OCClJPIED IIXJSIN3 UNITS CITY OF D!\VISCW, GENESEE OOBI'Y, MIOIIGAN 1980* NtlmEROF tumEROF MAXDUt VAIJJB OF I w N I CHmR---OCCUPIED IDEmoLOO IN INCOm CATEO)RY(b) SPOCIFIID CHIBR--OC'CUPIED UNITS IN 'IBIS IIXJSIR; VAUJE CAT1ll)RY ( c) IKXJSIOO UNIT SURPim/ IEFICIF.NCY(d) IIXJSF8::>ID IOCOIE CAnxnRY AFFORDMIB IIXJSIOO(a) Less than $5,000 less than $15,000 129 25 -104 $5,000 - $9,999 $10,000 - $19,999 $15,000 - $29,999 $30,000 - $59,999 143 298 175 759 + 32 +461 $20,000 - $49,999 $50,000 or rrore $60,000 - $149,999 $150,000 or more 560 29 200 0 -360 - ·29 1,159 1,159 *Analysis by Wade-Tri.nvIMPACT. (a) Maximum value of affordable housing calculated to be 300 percent of income. (b) Data estimated from the 1980 U.S. Census by applying the percentage of households per income category to the total number of specified owner-occupied housing units. (c) Consultant estimate based on 1980 U.S. Census data on housing value and existing land use inventory. (d) Surplus/deficiency calculated to be the difference between the number of households per incane category and number of units per income category. ' �[ .. 4 - l ~- ---- f ·-- _.,. -; ' <· :- . __ ... r - •-'·---. r---~i , r---, .; , ---,~--. ·--.1 ,_ r"'----.. L. l c-.-.J a\,,. 7 .- •-., , ,,. i TABLE 18 n«nm CD,'f OORRElATIOO RmTER--OCCUPIIDIDErt«;WITS CITY OF MVISCW, GENESEE CXXNI.Y, MIClllGAN 1980* RN3EROFRmTAL IDEEOOU> nnJIE CAnRlRY MAXDUI AFFORIWllE fDfflILY RFBI'(a) Less than $5,000 $5,000 - $9,999 $10,000 - $14,999 $15,000 or more Less $125 $250 $375 tumER OF IDEIH:>I.00 WITS IN VAWE IN INCD1E CATIU)RY(b) CATlll)RY(c) than $125 - $249 - $374 or more 109 121 114 634 55{e) 529 388 6 978 978 fDETI«; lfiIT SCJRPUE/ IEFICIFH:Y (d) - 54 408 274 -628 I w w I * Analysis by Wade-Trim/IMPACT. (a) Maximum affordable moothly rent calculated to be 30 percent of moothly ha..isehold incare. {b) Data estimated fran the 1980 U.S. Census, by applying the percentage of ha..iseholds per incane category to the total number of specified renter-occupied ha..ising units for which cash rent was received. (c) Coosultant estimate based upoo 1980 U.S. Census data. Excludes units for which no cash rent was received. (d) Surplus/deficiency calculated to be the difference between the number of ha.iseholds per incare category and number of units per incane category. (e) Includes ten renter-occupied ha..ising units with no cash rent. �I : l ..: TABLE 19 Q' AGE OF STRUCTURE CITY OF DAVISON, GENESEE COUNTY, NICHI6AN 19B0• la) flu 0 NE16HBORHOOD ,..,_, YEAR STRUCTURE BUlLT i .. • \ ,-: l. L. r·-. L r--~ i . to to to to to to or 1979 1975 1970 1960 1950 1940 1939 Narch 1980 1978 1974 1969 1959 1949 earlier TOTAL 043 042 NUNBER PERCENT 0 40 58 59 96 0.0 12.2 17.a 41 17,9 29.2 10.b 12.5 329 100.0 35 044 NUIIBER PERCENT NUNBER PERCENT 5 0.0 13.7 72.b 9.7 I}. 0 0.0 4.0 0 37 81 59 0 21 124 100.0 204 0 17 90 12 0 0 2.9 0.0 18.1 39.7 28.9 b 046 045 NUNBER PERCENT NUl'IBER PERCENT 0. 0 0 10.3 0 18 13 20 114 0.0 (1.0 10.9 7.9 12.1 69.1 104 0.0 3.5 17.3 15.5 17.7 46.0 100.0 165 100.0 226 100,1} o.o 0 0 8 39 35 o.o 0 40 l • L fl \.~ (~ I... ' f • i NEIGHBORHOOD YEAR STRUCTURE BUILT to Narch 1980 to 1978 1979 1975 1970 1%0 1950 to 1974 to 1969 to 1959 to 1949 mo 1939 or earlier 047 048 NUftBER PERCENT NUftBER PERCENT NUl'IBER PERCENT 0 7 88 250 10 5 0.0 1.8 22.4 63.b 2.5 1.3 49 0.0 7.4 b3.5 5.1 13.9 2.7 7,4 33 8.4 0 6 33 75 179 22 5 663 100.0 393 100.0 320 0 49 421 34 92 18 TOTAL 050 049 NUNBER PERCENT o.o 0 1.9 10.3 23.4 4 NUNBER PERCENT 11 0.0 4.8 13.3 6B 81.9 123 74b 636 0.0 4B4 b.9 l,b 0 0 0 29.8 25.4 19.3 (1,0 0.0 140 372 14.8 100.0 83 100.0 2,507 100.0 55.9 b 0.2 4.9 s.a L, TOTAL ( ... I ' ,- - l.-1 ----------------------- I I \..:, ,---. t \ • Analysis by Nade-Tri1/Il'IPACT la) Data fro• 1980 U.S. Census, Neighborhood Statistics, 6eneste County, llichigan. -------------------- -34- �TABLE 20 YEAR-ROUND HOUSING UNIT TRENDS CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1970-1980* CHANGE 1970-1980 YEAR i I CATEGORY • 1970(a) 1980(b) NUMBER PERCENT 1,615 2,506 891 55.2 \ ·" ·Year-Round Housing Units I" i\ .• * Analysis by Wade-Trim/IMPACT (a) Data from the 1970 U.S. Census, Detailed Housing Characteristics, Michigan. -------------------------------- (b) Data from Table 13. !. i .. i . L l L, I \ I . [_. \ ; . -35- �Based on data in Table 21, it can be calculated that the City currently has 2,554 hoosing units. C -' EmplOflllent Characteristics ,·-. The primary determinant of pcpulation within a carmunity is the emplcyment cpportunities available nearby. Ha,.,ever, within a particular labor market area sane local municipalities functioo as major emplcyment centers while others are primarily places of residence or "bedroan" canmunities. The City of Davisoo, being in Genesee Coonty, is part of the Flint Area Labor Market. Thus, the emplcyment cpportunities available, not only in the City but in other parts of the Flint Labor Market Area, constitute the econanic base to which the City is inexorably tied. . ' According to the U.S. Census, there were 2,484 City residents emplcyed in 1980 or 40.8 percent of the total pcpulation. The folla,.,ing text will identify what industries this work force works for, and what positions they hold. Historical data is also presented to reveal changes in emplcyrnent patterns. EmplOflllent Industry Data in Table 22 document the emplcyrnent by major industry grooping for emplcyed residents for the years 1970 and 1980. i I, .. ., ... ! I, __ f ' L r - In 1970, the greatest share of the work force was emplcyed by manufacturing industries (37.8 percent). Other major emplcyers were the professional health and education services and the wholesale and retail trades. By 1980, 364 residents were added to the local work force, an increase of 17. 2 percent. Manufacturing industries cootinued to emplcy the greatest share of this work pool. This situatioo is expected, due to the heavy reliance on the autanotive industries in the Flint area. DJring the last decade, ha,.,ever, the greatest j cb gra,.,th occurred in the business, persooal, and entertainment services trades. This paralleled a shift in the local labor market, fran a manufacturing econany to expansion in the service sector. EmplOJIDent by Occupatioo i·: I ._,J ( l } Data in Table 23 display trends in emplcyment, by occupation, for the City of Davisoo in 1970 and 1980. This data also indicate a change in the type of work being performed. ; ~ In 1970, 41. 5 percent of the emplcyed workers were pro:luctioo workers or laborers. This decreased to a 38.3 percent share in 1980. By 1980, mast of the work force was composed of operators/fabricators/laborers and technical support staff. The greatest surge in occupational gro,,th between 1970 and 1980 occurred in the sales and service positions. This trend is projected to continue. , .. \ . i -36- �C •-~ •.. _.,_\_\ •--, • r ---·' '· ,--·, ;-~- , 1 ,._ ' ' r-~ ,., -~--'' i.; ~ --, :·i) I. • ~-7 ,- _....-, :--:-.-J L_••. •J . r- ~- · -.. l.. ~) " . .. .-. J ~. ,...J :7 ...----..----i 1, •, ., TABLE 21 RECENT RESIDENTIAL CONSTRUCTION ACTIVITY CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1980-1989* CATEGORY 1984 1985 1986 1987 1988 1989 Detached Single-Family and Multiple-Family Units 1 0 7 2 5 7 Apartment Complex Units 0 0 0 0 26 0 GROSS TOTAL 1 0 7 2 31 7 Less Demolitions 0 0 0 0 0 1 NET TOTAL 1 0 7 2 31 6 1980 -------- I w 1981 1982 1983 -..J I --------------------------*Compiled by Wade-Trim/IMPACT from City of Davison Building Department. - - v) �c~ I -· ., \ TABLE 22 EHPLOYHENT BY SELECTED INDUSTRY CITY OF DAVISON, GENESEE COUNTY, HICHISAN 1970 AND 1980• ·7.. l. } ·1 f .. ,.,.__ \ : INDUSTRY 1970 (al NUHBER PERCENT 1980 (bl . NU"8ER PERCENT CHANSE 1970 - 1980 NUHBER PERCENT ;. ,,_/ Agriculture, Forestry, ilnd Fisheries (; )- ~ \. .. , 0.3 5 0.2 ( 1) -16.7 Construction 74 3.5 95 3.8 21 28.4 Hanufacturing 802 37.B 872 35.1 70 8.7 74 3.5 121 4.9 47 63.5 Wholesale and Retail Trade 398 18. 8 495 19. 9 97 24.4 Finance, lnsurance, and Real Estate 143 b,7 154 6.2 It 7.7 3.b 165 b.b 88 114.3 Transportation, Co11unications Utilities, and Sanitary Services \ Ii (cl 1 . L. 1--=- r I '· . I . Business, Personal, and Entertain1ent Services 77 lcl Professional, Health, Education and Related Services 438 20.7 522 21.0 84 19.2 Public Adtinistration 108 5.1 55 2.2 (53) -49.1 0 o.o I) 0.0 0 0.0 2,120 100.0 2,484 100.0 364 17.2 TOTAL !dl ! l~ t Analysis by Wade-Tria/lNPACT. !al Data fro• the 1970 U.S. Census, General Social and Econoaic Characteristics, Hichigan. ----------------------------------------\bl Data frot the 1980 U.S. Census, General Social and Econotic Characteristics, Kichigan. ------------------------------------------le) Consultant e~tiaates based upon 1970 •other• total of 83 persons. (dl E1ployed persons 16 years of age and older. -38- �( !- 1•• l_J TABLE 23 E"PLOV"ENT BY SELECTED OCCUPATIONS CITY OF DAVISON, GENESEE COUNTY, ftlCHIGAN 1970 and 1980• OCCUPATION .'--~. :- "anagerial and Professional Specialty 1980 (bl NUftBER PERCENT CHANGE 1970 - 1980 NUNBER PERCENT 525 24.8 498 20.0 tm -5.1 Technical and Ad1inistrative Support · 317 15.0 503 20.2 186 58.7 Sales Workers 175 8.3 281 11.3 !Ob b0.6 Service Workers 2tb 10.2 250 10. l 34 15.7 b 0.3 0 0.0 (6) -100,1) Far1ing, Forestry, and Fishing r"·· 1970 (al NUNBER PERCENT i l-.• Precision Production, Crafts and Repair 425 20.0 39ii 15.9 1291 -6.8 r ! Operators, Fabricators, and laborers 45b 21.5 556 22.4 100 21.9 2,120 100.0 2,484 100.0 364 17.2 •~. 4 TOTAL ENPLOYED (. 1: • Analysis by liade-Tri1/JNPACT. ( . j ' l_. L (a) Data fro1 the 1970 U.S. Census, General Social and Econo1ic Characteristics, Hichigan. lb) Data fro1 the 1980 U.S. Census, General Social and Econ01ic Characteristics, Nichigan. NOTE: Data is for e1ployed persons, lb years of age and older. -39- �I··. l 1------ NATURAL FEATURES ·;. l Intrcrluctioo . The develcpment of land including the excavatioo, fill, clearing, grading, and construction that occurs on a site can significantly impact the natural envira,ment. Special attention must also be given to enviroomentally sensitive areas. r ' I \,._] r " lI . I '.,_ Enviraunentally sensitive areas can be defined as land areas whcse destruction or disturbance will immediately effect the life of the canmuni ty by either: 1) creating hazards such as flooding; or 2) destroying important resources such as wetlands and w<iod lots; or 3) wasting important prcrluctive lands and renewable resa.irces. The purpcse of this report, therefore, is two-fold. First, this study determines land mcst suitable for develcpment, which woold require the least develcpment ccsts and provide the maximum amenities witha.it having adverse effects on existing natural systems. Secondly, this report will help identify lands mcst suitable for recreation-cooservatioo. The applicable natural features of the City of Davisoo are presented belON. 1• Significant Site Features l _'. ,,.-._ , ( . Significant site features are these surface characteristics which serve to "shape the canmunity," in sane instances disca.iraging develcpment, and in others attracting particular land use activities. The first of these to be examined is tcpcgraphy. \ !\,. .~'· r~I . TcpO]raphy The tcpcgraphy of the City of Davisoo is gently rolling. Land elevations range fran a lcw of aba.it 780 feet above sea level at the area of the sa.ithwest quadrant of the City to a high of 800 feet above sea level in the central City. The gently rolling terrain presents few coostraints to future develcpment within the City of Davison {refer to Map 5). 1 For a canplete discussioo on the importance of protecting envirc:nmentally sensitive areas see Performance Controls for Sensitive Lands, Planning Advisory Service Reports 307 and 308, June 1975. '-...-- \.., ... -40- �11 ) ) i---- - - -) .,.,_,.., .,.,_..., 1.11'\.AHO <::?:r •~ • oo syo t,AlUSIRINI! Ul'\AHO , ALUITAP'fE 12po S O URCE 1 SCALE 1· • .. oo· Ll'AlUlfltM U. S . DEPARTMENT OF THE INTERIOR , GEOLOGICAL S U RVEY QUADRANGLE MAPS , 1976 U . 9 . DEPARTMENT OF AGRICULT.UnC: , SOIL CON SE R'°'-T JON SERVICE, SOIL SURVEY. GENESEE COUNTY , AARIL 197 2 U.S . DEPARTMENT OF HOUSING AND URBAN DEVELOPMEN T. FLOOD INSURANCE RATE MAPS . CITY OF DAV ISON, MICHI GAN GENESEE COUNTY , SEPTEMBER 29 , 1978 GENESEE COUNTY METROPOLITAN PLANNING COMMI SSION, DAVIS O N TOWNSHIP , AERIAL PH :> TO O RAPHS . APR I L 1987 U.S. OEPAATMENT OF THE INTERIOR , FISH AND W IL D LI F E SERVICE , WETLANDS I NVENTORY MAPS . OCTOBER 19 7 8 I, t, ,:,: f 100 YEAR FLOOD PLAIN 1-·.:., ::.-~-~-;;,,J WOODLAND 500 YEAR FLOOD PLAIN Vi½½½½I SENSITIVE SOILS PROTECTED PALUSTRINE WETLAND r11\)() ...._____.; ••••••• RIVERINE WETLAND CONTOUR ELEVATION LINES MAJOR BODY OF WATER 5 NATURAL FEATURES CITY OF DAVISON, GENESEE COUNTY, MICHIGAN Wade-Trim/IMPACT Municipal and Planning Consultants �c~·. ;_rr, Wxldlands r-: United States Geological Survey (USGS) data for Davison show the existence of a large woodlands area in the southwest and northeast sections of the City. Woodlands are valuable as wildlife habitat and for aesthetic enjoyment. Woodlands also moderate certain climate conditions, such as flooding and high winds, by protecting watersheds from siltation and soil erosion caused by stormwater runoff or wind. Woodlands can also improve air quality by absorbing certain air pollutants as well as buffer excessive noise generators. To the extent feasible, these woodlands should be exempt from future land developnent. Significant woodland areas are identif1ed on Map 5. ( ' r") I\ . (~, t [ .: Major Bodies of Water There is one lake within the jurisdictional limits of the City of Davison as identified on Map 5 (Westwood Lake). Besides their obvious aesthetic and recreational benefits, lakes serve as natural retention areas for stormwater runoff, act as a groundwater recharge resource and also tend to moderate the microclimate in proximity to its shores. Protection of these natural assets should be given high priority. Hydrology Surface drainage in Davison is accomplished by a system of natural drainageways and creeks. These water courses are prone to flooding during major wet weather events. Developnent within flood prone areas must be carefully managed. Floodplain management involves balancing the economic gain from floodplain developnent against the resulting increase in flood hazard. ( 'I I Areas susceptible to periodic flooding are identified on Map 5. Wetlands iI. ·~· I L In 1979, the Goemaere-Anderson Wetland Protection Act was enacted by the state of Michigan. This legislation was passed to protect wetlands by restricting their use to certain activities (fishing, boating, farming, among others) while permitting other activities only after pennit approval by the state of Michigan. Permits are approved only upon a review of an environmental assessment filed by the petitioner and upon a finding that the activity is in the public interest. Under the Act, the following wetlands are protected: 1~ 1. Wetlands contiguous to an inland lake, pond, river, stream, or similar natural water course. -41- �r--: I L 2. I ·, I· \ Wetlands five acres in size or larger in counties which contain a population of at least 100,000 people. The Act also permits a municipality, by ordinance, to provide for a rrore stringent definition and regulation of wetlands. According to the Wetland Protection Unit, Division of Land Resource Programs, for the state of Michigan, municipalities typically invoke this option to protect wetlands which serve as habitats for rare or endangered species of plants and/or animals. The Michigan Natural Features Inventory has checked their data base and have found no known occurrence of endangered or threatened species or exemplary natural features for the City of Davison. ' ·-· The Fish and Wildlife Service of t~e U.S. Department of Interior has conducted a wetlands inventory of the City of Davison using stereoscopic analysis of high altitude aerial photographs. Map 5 indicates the presence of wetland areas primarily in the northeast and southwest portions of the City which are protected under the Goemaere-Anderson Wetland Protection Act. \,_. Soils i~ .,. -~ f_' ,,I Map 5 indicates that there are soil types within the City which can be classified as sensitive. Sensitive soils within the City of Davison are generally _poorly drained and have high water table making them unsuitable for waste disposal. . The soil interpretations are general in nature and will not eliminate the need for on site study and testing of specific sites for the design and construction of specific uses. Sensitive soils within the City of Davison are located predaninantly in the northern quadrant of the City. Sensitive soils are also located in the southwest portion of the City and to the south of the Grand Trunk Western Railroad. (", L ,- ~ ., l ·'--' ( L f < \ ,'__ \• I -42~ I . �r ! PUBLIC UTILITY NE'IIDRK (7 I I Introduction (_.., Land use pro[X)sals suggested in previous chapters present opportunities for additional development throughout the City of Davison. Expansion in industrial properties and additional single-family and multiple-family developnent is anticipated. These changes will have a significant effect on the future sanitary sewer and water supply systems. [ Public utilities within the City of Davison, including the sanitary sewer system, water distribution system, and well sites are identified on Map 6. r· I I L Sanitary Sewer r L The existing sanitary sewer system in Davison is a network of sewers that range in size from 8" to 24" in diameter and cover approximately 85 percent of the City area. I t _, lL.1' r·•" [. ., \.,; r· 1 \_, ' L. Appendix A lists sewer improvements deemed to the necessary by the City's Director of Public W::>rks. Recoomended improvements include the construction of additional storm sewers and connection of residential weeping tiles to the storm sewer system. The sanitary sewer system appears to be adequate in terms of its capacity to serve existing and additional development within the City, although new sewer lines will need to be extended to developing areas in the future that are currently undeveloped and thus not presently served by sanitary sewer. Public Water It was determined, with information supplied by the City's Director of Public W::>rks, that several improvements should be made to the City's water supply system over the next few years. Major improvements recorcmended include the completion of a 12-inch main around the perimeter of the City, and the elimination of dead end lines. A detailed listing of recommended improvements are included in Appendix A. Conclusion The sewer and water systems should be investigated again in 1995 to determine if any variations in [X)pulation, growth rates and nonresidential developnent have occurred so that adjustments can be made to the recarmended capital improvements listed in Appendix A. ,· ' \ . I i -43- �, ) ) ) ---------•-----------~ n .________,I L__ i ·i 1 \i '-. . .................... "- '• r - 7') _,-. ~ ~ 400 ezo 12po SOURCE, MTER DISTRIBUTION SYSTEM, McNAMEE, PORTER, AND SEELEY, MAY 1982. SANITARY SEWER SYSTEM, ROWE ENGINEERIHO, INC., JUNE 18, 1979. ----- SANITARY SEWER SYSTEM ................... WATER DISTRIBUTION SYSTEM * WELL SITE 6 PUBLIC UTILITY NETWORK .;_=-.;;;;;;;...;...;;;.;;.....;;;_.;;;;;......;~__,;_.;-----.;.__-_.;;..____,;.;,___.;.___ _ _ _ _ _ _ _ _ _ _ CITY OF DAVISON, GENESEE COUNTY' MICHIGAN D~~:I r~J a:~~ Wade-Tri~/~MPACT Mumc,pa/ and Planning Consultants �• t:.: TRANSPORTATION ANALYSIS r. l L.~ [ ,~. I t _, r-: l, _. - The transportation network is an integral part of land use planning and must be evaluated in connection with land use plans. For example, it is desirable to have multiple-family projects sited along major thoroughfares for ease of ingress or egress. Similarly, the potential for road improvements to serve industry and residents must be considered if the econcrnic health of the City is to be maintained. wade-Trim/IMPACT ccrnpleted a transportation analysis of the ccmnuni ty to identify the "classes" of roads, traffic control ·locations and traffic hazards. These are shown on Map 7 and discussed below. Road Classification The majority of the roads in the City are asphalt with curb and gutter. Any future road extensions in the comnunity should also be hard surfaced and provided with curbing and enclosed stormwater collection. Traffic Control L.· Four traffic signals are located in the ccmnunity along M-15. Additional signalization should be considered near the intersection of Chelsea Circle and East Flint Street as the northeast section of the City develops, as warrants are met. I l. . Traffic Hazards '\ i Three hazards are identified. These include poor pavement, inadequate street off-sets, and accident locations. [ i L i j L, Deteriorated pavement (cracking, spalling, etc. ) is exhibited throughout the carmunity. The City should initiate a ccrnprehensive resurfacing and/or repair program to prolong the useful life of the local roads. Street off-sets (jogs) should be avoided to provide for a continuous travel pattern and to avoid difficult turning rrovements. Inadequate off-sets were discovered at four different locations. r -. The Michigan State Police maintains a ccrnputerized traffic accident data, by year, for carmunities throughout Michigan. This inventory is known as the Michigan Accident Location Index (MALI). This data was collected for the City for the most recently ccrnpleted year (1988). The highest ranking accident locations are shown on Map 7. Three of these sites are at signalized intersections, however, two locations relate to traffic rrovement in the City's central business district. The City should consider conducting a traffic improvement study of the CBD to determine if improvements (i.e., removal of on-street parking, one-way routes, installation of signs, etc.) could improve traffic safety. -44- �) ) ) --- ..... r_J I j j -) ~ " ·'y--- · 1 ~, ~ L •~ SCALE 1· • 0 400 eoo 12po • oo· SOURCE, FIELD SURVEY SEPTEMBER 18, 1989 STATE OF MICHIGAN 1988 M.A.U . REPORT - - -·- - - - - - - ROAD CLASS UNPAVED ...... TRAFFIC CONTROL • SIGNALIZED INTERSECTION UNPAVED WITH OPEN DITCH TRAFFIC HAZARD ASPHALT WITHOUT CURB/GUTTER 0 ASPHALT WITH CURB/GUTTER CONCRETE WITH CURB/GUTTER .. INADEQUATE STREET OFFSET DETERIORATED PAVEMENT ACCIDENT LOCATION (s OR MORE) 7 TRANSPORTATION ANALYSIS CITY OF DAVISON, GENESEE COUNTY, MICHIGAN p;r:; I~ Wade - Trim/IMPACT Municipal and Planning Consultants �r· L.:i --, !·' ' . it< MARKET ASSESSMENT . ' Introduction !__ r-·, I 1. ' \ .. r l\ j .: The following text will assess the market potential for canmercial and industrial properties within the City through the application of nationally recognized planning and design standards. An analysis will also be made with respect to office and housing needs. This data base will be used to determine the minimum amount of urban land which can reasonably be expected to be needed by the ccmnunity at the end of this century. Housing Requirements (""': t l..,_t r~ l· (' I Housing need is based upon three canponents. First, the future population must be projected. Secondly, the number of housing units must be calculated given the characteristics of the future population (persons per household and vacancy rate). Lastly, an accounting of the existing structures which are expected to becane substandard and replaced during the planning period must be made. t.. ( I ( _. The Socioeconanic Profile Chapter predicted that the City's Year 2000 population will be 8,201 people. Data in Table 24 indicate· the number of housing units required to house this population. In total, 3,588 year-round housing units will be required, or 43 percent more than the 1980 inventory. indicated above, the replacement of substandard structures must be considered when determining future housing requirements. This will, of course, depend upon the actual number of hanes that becane substandard during the planning period. It is assumed that approximately one (1) unit per year will be demolished. Thus, it is estimated that 20 units will require replacement, above its 1980 count. As \, :.. __ .- ) L. L.· Calculating the Year 2000 housing requirements of the City can be canputed as the total new units plus replacement units. Thus, 1,102 units will be required to be constructed between 1980 and the Year 2000 or approximately 55 per year. As indicated earlier only 47 housing units were added to the housing supply since 1980. High value and lower value housing should be provided. Given the residential land area available in the City, it is likely that this future need will be met by residential in-fill and planned residential developnent. Industrial Needs Data in Tables 25, 26, and 27 summarize three methodologies cCTllllOnly used in estimating future industrial land area needs. They are population, land use, and employment density ratios. . _., r -45- �'( TABLE 24 r--. ' HOUSING UNIT REQUIREMENTS CITY OF DAVISON, GENESEE COUNTY, MICHIGAN 1980 AND 2000* ! i -~ \ ; '·'·' ,·;---. I \ -' r·~· CATEGORY 1980 2000 Total Population 6,087 8,20l(d) Persons Per Household 2.53(b) 2.40(b) l_, Total Occupied Units 2,389 3,417 , ·-· Vacancy Rate ( %) l '\.., CHANGE 1980-2000 NUMBER PERCENT 2,114 (0.13) 34.73 ( 5. 14) r~· I '. Total Year-Round Housing Unit 4.7(c) 2,506 5.0(d) 3,588 1,028 43.03 0.3 6.38 1,082 43.18 i --. L.. I. \ * -~ Analysis by Wade-Trim/IMPACT. (a) Data from 1980 U.S. Census, General Population Characteristics, Michigan. Figure represents total population in households. Excludes inmates of institutions (48) and in group quarters (15). 1:.~ ,·-, ( b) See Table 7. I l. . . (c) See Table 13. 1 (d) Consultant estimate. 'I l • ( '. ' ·.~ !L .. -46- �TABLE 25 EMPLOYMENT/DENSITY RATIOO FOR ESTIMATING INIXJSTRIAL IAND USE* l· AVERAGE NUMBER OF EMPLOYEES PER NET SITE ACRE INIXJSTRY Intensive Industriesa Intermediate Extensive Industriesb Extensive Industriesc 30 14 8 '4-tJrban Land Institute, Industrial Develg:ment Handbook, 1975. aindustries include electrical equi_pment and supply, printing and publishing, apparel and textile prooucts, transportatioo equipment and similar uses. bindustries include lwnber and wocd prooucts, furniture and fixtures, focd and kindred prooucts, chemicals and similar uses. cindustries include tobacco prooucts, petroleum and coal prooucts, wholesale trade and similar uses. TABLE 26 POPUIATION RATIOS FOR ESTIMATING INIXJSTRIAL IAND USE* l. CATEXDRY RATIO Total grcss land requirement for all industry Land requirements for light industry Land requirements for heavy industry 12 acres/1,000 pcpulatioo 2 acres/1,.000 pcpulatioo 10 acres/1,000 pcpulatioo *Jcseph DeChiara and Lee Kcppleman, Planning Design Criteria, 1969. TABLE 27 IAND USE RATIOS FOR ESTIMATING INIXJSTRIAL IAND USE* PERCENT INIXJSTRIAL LAND AVERAGE ca-tMUNITY SIZE Small Cities and To.vns (under 42,000 pecple) Large Cities (Oller 200,000 pecple) *American Planning Associatioo, PAS Memo: 8% 12% Land Use Ratics, May, 1983. -47- �,--. \ ., 11 I : t _-,.;. ' 1. The greater accuracy is achieved through the application of employment/density ratios. If employment by industry can be estimated, a worker density factor can be applied, resulting in a total acreage requirement. Estimating employment levels is, however, beyond the scope of this study. Industrial land area needs are rrore readily estimated using land or population ratios. I L_:; r., { I.: L -• Population ratios represent acreage requirements as a proportion of the total population. Data in 26 indicate that 12 acres of industrial land are required for every 1,000 people. A City Year 2000 population of 8,201 people would, therefore, require 98 acres of industrial land. n l.~ Estimating industrial land use can also be accomplished by employing land use ratios. By surveying the amount of land devoted to industrial uses in other corrmunities, an average can be calculated and used as a standard for planning purposes. The American Planning Association has canpiled this information. It is presented in Table 27. Using this standard, 8 percent of the City's land area should be utilized for industrial development. This equates to approximately 104 acres. l.> Presently, only 15. 23 acres of City property are utilized for industrial purposes. We recommend additional acreage needs be devoted to light industrial purposes. Light industrial uses are, in the main, confined within enclosed structures. Canpliance with reasonable performance standards should also be required in an effort to reduce adverse impacts on adjoining property. Typical light industrial uses include parts assembly, packaging and warehousing establishments, testing laboratories, as well as certain canmercial uses, such as tennis clubs and ice rinks. Carmercial Needs .. l -· f ' .. Coomercial development is a very important ingredient of a conmunity' s econanic base. Carmercial establishments provide goods and services to consumers, promote econanic stability, and generally enhance the quality of life for area residents. However, if cornnercial districts are not suitably located, and carefully planned, they can be a disruptive element and ultimately detract fran the cornnunity. There are three primary types of shopping environments. These include the neighborhood center, cornnunity center and regional center. The standards associated with each center are presented in Table 28. rI •• The City of Davison, based upon its projected Year 2000 population (8,201), and geographic size, can support two neighborhood centers. This need is currently being met by centers located on Flint Street and M-15. The City's CBD meets coomunity shopping needs. Courtland Mall and ancillary development represent the regional shopping center serving the existing and future consumers of the Davison market area. Not all corcunercial uses are sited within preplanned shopping centers. Special attention must also be given to uses which are free-standing, independent structures, or which are part of "strip centers." -48- �~ --~ ~ --' r --. r - 1. . {. I \ --- ..... ,-----l ··-· .. ..., '· ' '. i. ,.. l ,--. . ... -·• · ~ l -. J ~----, l. . J ;---- -, J c:~ [:=-:] c·:. •7 TABLE 28 TYPICAL SHOPPING CENTER STANIWIDS* CENTER TYPE SITE SIZE Ne ighborhocx:i Center 3-5 acres Ccmnunity Center Regiooal Center cx:t-1FOOITIOO POPUIATIOO BASE Supermarket as the principal tenant with other stores providing coovenience gocx:is or persooal services. Typical GI.A of 30,000 to 100,000 square feet. Trade area pq>ulatioo of 2,500 to 40,000 peq>le. Neighborhocx:i, 10 acres Junior department store or variety store as the major tenant, in additioo to the supermarket and several merchandise stores. Typical GI.A of 100,000 to 300,000 square feet. Trade area pq>ulatioo of 40,000 to 150,000 peq>le: 3-mile radius 30-50 acres Built arrund a full-line department store with minimum GI.A of 100,000 square feet. Typical center GI.A of 300,000 to 1,000,000 square feet. 150,000 or more pe.q>le. 10-15 mile radius I I'>, 0 I *Urban Land Institute, Sh9?ping Center Develcpnent Handbod<, (Washingtoo, D.C.), 1977. OOI'E: SERVICE ARFA GI.A represents grcss leasable area. 6-minute drive time 1 to 1-1/2 mile radius �Most of these uses are considered highway oriented businesses, since much of their trade results from exposure and accessibility to passing rrotorists. I -'.I \ _: Data in Table 29 present market base standards for many of these uses such a liquor stores, restaurants, real estate offices, service stations, and hardware stores. Additional opportunities exists along M-15, north of Flint Street, for these types of uses. Office Needs l • r } . l : u r . j, ' i .,: I L, The pattern of office development in metropolitan areas has changed dramatically in the last 20 years. It has shifted away from a focus on downtown areas to a regional "multiple-nuclei" structure of competing centers. Today, Auburn Hills, Troy, Grand Blanc Township and Flint Township represent the prestige locations which are capturing new off ice quarters. The reasons for this transformation are many. To a certain extent, it has followed the out-migration of population away from Detroit and Flint. Developers also sought less expensive building sites, which offered regional accessibility and on-site parking convenience for tenants. It also is a reflection of meeting unmet demand, as our local economy continues to change from a manufacturing-based economy to a service economy. The City of Davison should encourage office developnent, through the reuse/conversion of existing properties. I)Je to the limited supply of land, no major office developnents can be expected. Conclusion . ·. iI The narrative presented above indicates that there will be a significant opportunity for nonresidential development in the City of Davison in future years. Traditionally, corcmunities have attempted to plan for this growth through a segregation of land use types. This approach has come under increasing attack. Many planners recognize that integrating compatible but different land uses can achieve a number of goals, including energy conservation, urban revitalization, and neighborhood diversity. L~ ,-, -so- �r-- ;: .! ,_. r-)~ TABLE 29 RE<X:MMENDED STORE OR SERVICE USE STANilARil5 CITY OF ~VISON, GENESEE OOUNTY, MICHIGAN 1986* ~ L' " a p \~ ,--. I. t .., STORE OR SERVICE USE POPUIATION BASE MARKET RENTAL REVENUE TYPICAL BUILDING SIZE (SQUARE FEET) PENETRATION POTENTIAL lcw high high lcw high high high high medium high lcw n/a high high lcw medium lcw lcw medium high high lcw lcw medium medium lcw high high n/a medium high medium medium medium 20,000 5,400 2,000 3,300 1,600 1,300 1,200 750 1,400 1,000 4,000 n/a 1,300 800 2,500 n/a 2,000 lcw medium 10,200 55,100 2,800 medium lcw medium high 2,000 varies 8,700 medium medium 5,700 1·· I Focd Stores Drug Stores _ Liquor Stores Restaurants and Taverns r~ Laundries (coin-cperated) Dry Cleaners r , - Beauty Shcps I : L: Barber Shcps ,a Television Repair Real-Estate Offices Branch Banks r -, l Acccunting Offices L Nurseries j Travel Agencies ',...... Wanen's Apparel Stores r Sporting-Gocds Stores I Books and Statiooery ,Furniture and Hane ! . Furnishings Stores l_~- [ l. L f . ' I ' Camera Stores -Autanotive Service Stations Hardware, Paint, and Building Supply Stores 4,000 9,000 3,100 varies 12,400(a) 3,000 2,100 3,300 5,300 n/a 4,500 n/a 16,200 varies 6,00 18,000 6,500 6,200 I • I -51- �. ,.,, ' . \ ..; r TABLE 29 RECOMMENDED S'IORE OR SERVICE USE ~ CITY OF D,t\VISON, GENESEE COUNTY, MIOIIGAN 1986* (Continued) r. ' ·.'I r··-: I~- ~-- S'IORE OR SERVICE USE POPUIATION BASE MARKET RENTAL REVENUE PENETRATION POTENTIAL TYPICAL BUILDING SIZE (SQUARE FEET) (b) varies n/a varies ( c) (c) (c) ( c) r·.._ Doctors Offices 1,000 lON L:- Legal Offices 6,000 lON lON high high high r'~ ..; ( .' ,. Convention Hotels BONling Alleys and Billiard Parlors Stock-Brckerage Offices 15,000 1,000 800 800 l ·" L: *Data fran Darley/Gd:>ar Associates, Econanic, Real Estate, and Marketing Consultants, as i . i published in Hwse and Hane Magazine, 1973. L (a) Figure is very approximate, depending on whether residents have their ONn machines. r. (b) Not applicable; does not depend on residential pq;,ulation. L, ( c) 1. Current figures not available - pq;,ulari ty is declining rapidly. n/a Not Available NOI'E: I I Pq;,ulatioo base refers to the number of actual custaners each store or service requires for its support. Market penetratioo is each ooe's relative ability to withstand canpetition; a store with !ON penetratioo needs a greater number of residents in the area than ooe with the same pcpulatioo base and high penetratioo. Assume a 3:1 site to building size ratio to determine total land area need. -52- �r~ i GOALS, OBJECTIVES, AND POLICY STATF.MENTS n LJ G ! : rI ~ ·, L,r (.--""; j : u Intrcrlucticn Before a COTil1lllnity can actively plan for its future grcwth and develcpment, it must first set certain goals and cbjectives that define the brundaries of its needs and aspirations and, thus, establish a basis for Future Land Use Plan formulatim. These goals and objectives must reflect the type of cOTil1lllnity desired and the kind of lifestyle its citizens wish to follcw, given realistic econanic and social constraints. The follcwing text represents a recanmended set of goals (the ultimate purpcses or intent of the plan), cbjectives (means of attaining cOTil1lllnity goals), and policy statements (specific statements which guide action) which are prepared to guide local decision-makers in reviewing future land use prepcsals. Goals The City of Davison adepts the follcwing general canmunity goals to guide future land develcpnent activities: 1. Create an eptimum human environment for the present and future residents of the City, an enviraunent that will not ooly solve their physical needs but will offer variety, choice, epportunity for change, and individual grc:wth. 2. Tb 3. Relate land use pdmarily to the natural characteristics of the land and the loog-term needs of the carmuni ty, rather than to short-term private econanic gain. 4. Preserve and pranote the rights of the individual prcperty c:wner while maintaining the character of the City. L. L ,-! ensure diversity, stability and balance of land uses to serve human needs: residential areas, natural and recreatiooal areas, schools and cultural activities, adequate public services, access to shepping, health services, and places of ernplcyrnent. Objectives and Policies ( ~ I { I. Achievement of these goals can be accanplished if the carmunity adepts and adheres to the follcwing cbjectives and policies with respect to residential, ccmnercial, industrial, public and semi-public lands, and the natural environment. Residential Oevelcpnent ' Objective Pranote the develcpnent of planned residential areas designed to offer a variety of identifiable living environments. -53- �r L..: r[ ,,,...--. Policies l~ ( " :,. I. 1. Encrurage and guide the develc:pment of hoosing at densities which relate to natural and man-made envircnmental features. 2. Encrurage innovative develc:pment techniques as a means of ensuring lasting identity and stability of residential areas. 3. Require that suitable and adequate transitioo areas or buffers be established between residential, carrnercial, and industrial areas to maintain prcperty values and physical attractiveness. 4. Encrurage the removal of conflicting or undesirable land uses fran residential areas. 5. Seek means of encooraging the develc:pment of suitable hrusing for the elderly pcpulatioo and for la-,- and moderate-incane hruseholds. 6. Remove all hrusing which falls bel& minimum standards, partly by clearance and redevelc:pment action and canprehensive code enforcement, and partly by encouraging hane improvements and private and public investment in rehabilitation prcgrams. 7. Pranote preservation and concentrated code enforcement to maintain substantial residential areas. 8. Encrurage residential develcpers to place design controls and review procedures on their building or develc:pment projects. 9. Utilize contemporary design standards and review procedures for all new residential uses. L. ('."' ! ' L." (" I ' .: r" I i\. 5 ,_- Canmercial Develcpment Objectives '.__...., - { To provide for a full range of carmercial facilities which are adequate to serve the resident pcpulation within the Davisoo market area. I . L~ r - i ·' Policies 1. Reccgnize the City of Davison as a business center serving both the local consumer pcpulation and subregional market base. 2. Encrurage the establishment of new canmercial uses and the expansion of existing establishments in the City of Davisoo' s Central Business District. 3. Encrurage the develc:pment of clustered carmercial and/or office facilities in clcse proximity to major street intersections, thus providing the cpportunity to offer a variety of goods and services most conveniently, rather than festering the develq:ment of strip canmercial develcpment. L; ' : \ '__ _ \ ,.. I I -54- �r~ \ n L; 4. Strip canmercial thorrughfare frontage develcpments shruld be discouraged except where it can be substantiated that there is a need for highway-oriented type businesses and other business uses that are not typically involved in canparison or multi-purpcse shcpping trips. 5. Encrurage the use of marginal access drives and limit the number of entrances and exits serving carmercial uses as a means of reducing traffic conflicts along major business corridors • 6. A canpatible relationship should be established between carrnercial centers and adjacent residential prcperties through the use of such buffer devices as walls, landscape areas, and transitional uses. ...-, Industrial Develqxnent Objective Encrurage a variety of light industrial develcpment with attractive sites which will strengthen the tax base and pr011ide a place of emplcyment for area residents. ( \ L. Policies l- 1. Encourage the develcpment of new types of industries and these that are econanically associated with the existing industrial base. 2. Provide industry at locations which can be readily serviced by public utilities and are easily accessible to the existing transportation network. 3. Locate industrial areas where they have reasonable brundaries and are not subject to encroachment by incanpatible uses. 4. Preserve and rehabilitate apprcpriate industrial areas by removing incanpatible uses, consolidating land, and removing vacant and substandard buildings as well as giving particular attention to landscaping, buffer strips, off-street parking, and other design matters. 5. Incorporate and utilize the concept of develcpment of industrial land in industrial parks or planned industrial districts with well designed points of entrance and exit, controlled site and building design, and adequate parking areas. 6. Incorporate a series of canprehensive performance standards governing industrial uses as part of ·the City's land develcpment ccrle. l., (, " ( C: (_ j i " I -·· ,- .. \ ! 1__: r , -55- �r I Public/Semi-Public Land Uses [ Objective Provide for public and semi-public use ar-eas offering a variety of cpportunities for human fulfillment in locations apprcpriate for their develcpment and utilization. Policies 1. PrC111ide public facilities and encrur-age private canmunity facilities in size, character, function, and location suitable to their user pcpulations. 2. Encrur-age citizen participation and utilize professional expertise to determine needed and desired public and semi-public improvements. 3. Resear-ch alternative methcds and manners of prC111iding public and semi-public services and chocse those most conducive to citizen needs and desir-es, considering srund budgetary practices. 4. For City provided facilities, plan, locate, and pr01Tide public areas based on a long-range general plan, short-range project plans, and capital improvements prcgranming. 5. Assist and guide semi-public and citizen grrups in their efforts of providing needed carmunity facilities. f' ,- .. I I . l ... < I c_ \ . I . \ L I ) \.~ Natural Environment Objective To maintain and preserve sufficient q,en space and recreation facilities to satisfy the needs of City residents. Policies 1. Implement land use patterns which will ensure sufficient q,en space to serve the needs of the future pcpulation and which will protect essential natural resrurces. 2. Encourage patterns of develcpnent which will maximize environmental protection and canpatibility while striving to meet the City's social and eccnanic needs, by recqJnizing the fact that natural r-esrurces are a vital carmunity benefit. 3. Evaluate all future develcpment and redevelqxnent in terms of protecting and enhancing the natural environment including, but not limited to, air and water quality • . i. • ,~ -56- �n . . The prcpcsals enumerated above for the City of Davison are guidelines for the future develcpnent of the City. If the planning pra;Jram is to be more than a coofusion of varied cpinions, then it is essential that these goals and objectives be seciously considered. They will help maintain an ocdecly, prcsperrus, and attractive develqxnent pattern in the City. These statements are suggested as a starting point for the City officials. As the planning process pra;Jresses, the goals, objectives, and policies may be altered and new ones formed. Thus, these recarmendations are flexible and need constant attention. It is recarrnended that the goals, cbjectives and policies be reviewed and updated as necessary, and adcpted oo an annual basis. L ( . L I i \ .. \ I \.__· \....., . L~ ' ! -57- �n; : t _j GENERAL DEVELOPMENI' PIAN Introduction The General Development Plan is designed to serve as a guide for future land development. If it is to serve the needs of the City of Davison, it must incorporate several important characteristics. C' L The plan should embrace an extended but foreseeable time period. The plan depicts land uses and comnunity development strategies through the Year 2000. r~ L [ [·_. ,... ' I l ·' f \.,,, r· L c·:· L • . •J i ·, ( ; l ' ! The plan should be comprehensive. The plan, if it is to serve its function as an important decision-making tool, must give adequate consideration to the sensitive relationships which exist between all major land use categories. The plan provides for development opportunities for residential, comnercial, industrial, and public lands. The plan should acknowledge regional conditions and trends. The City of Davison is an integral part of Genesee County. Therefore, the plan must not have the effect of prohibiting the establishment of a land use within the City in the presence of a demonstrated need for that land use within the City or the surrounding area, unless a location does not exist where it may be appropriately located (or the use is unlawful). The plan has examined regional trends in population, transportation improvements, and nonresidential developnent. Tile plan must be flexible. It may require periodic rev1s1ons to reflect significant changes in local, state, or national conditions or personal preferences which cannot be foreseen at this time. For example, over the past decade, there has been a growing acceptance for mixed-use development as opposed to the segregation of land uses. It is, of course, impossible to predict the variety of changes which may occur by the end of this century. Therefore, a plan review should occur approximately every three to five years to provide for an adequate analysis of new conditions and trends. Plan Recarmendations Nine (9) land use categodes are proposed for the City of Davison. The various land uses have been portrayed on the Development Plan Map (Map 8), and in Table 30 for · each classification. A discussion of each land use category is presented below. Single-Family Residential Tilis land use is intended for low density residential development with relatively small lots of a more urban nature, with the following objectives: '--· -58l~ - �OJ f- 0 a: f- C!J (j) ~ 0 (j) (j) (j) (j) w w z z (j) (j) .J <( a: I- (.) .J en :::> 0.. I z z <: J c.. z Oo (J) (]) -(]) :;l:~ :::> :::> (j) (I) (l) ...J ...J 0 (j) OUJ 1-0 _I- f- I- (.) .J :::> 1-0 0 (!) .J < < a: a: w z zw w (!) :::> z I ~ w ....... en 0.. ooi u.a: >-CD (.) (.) wO :r:z >-z mo oUJ (J) I ll I-~ a..::E 02 00 <:(.) .J <( ...l 1- w (j) < fz 0 zw 0 ~ w w .J (.) 1- a: <( > u5 a: a: z w w er: ~ 0 (j) (j) <( ~ w ~ ~ rt (!) Z 0 I 0 w (j) I ... __ .J ffi 0 ~ )<)( 5< >< ?8~ }()( }()( )()( .J z a: 0 w w w ...J w • • :_: z z <( .J 0.. (j) (j) w LL. 0 a: 0.. �' . TABLE 30 GENERAL DEVELOPMENT PLAN CITY OF DAVISON D ,•~· Il LAND USE CATEGORY ACRES 454.18 35.1 34.31 2.7 88.22 6.8 122.27 9.4 2.37 0.2 17.34 1. 3 General Business 121.02 9.3 Light Industrial 46.29 3.6 Single-Family Mobile Home Park Multiple-Family L Planned Residential Professional Service Central Business District r--: l ' '· ,·. PERCENT ! Public/Semi-Public 250.71 19.3 l. Right-of-Way/Other 160.96 12.3 1,297.85 100.0 j TOTAL 1·. I . \ *Complied by Wade-Trim/IMPACT from the General Development Plan Map measurements. < ' \ l \. ; ,.-- ',I , i ; I > 1-' ,._ .• l -59- �,·; :, r°' I I • 1. To protect the character of existing low density residential by excluding activities and land uses which are not compatible such as, but not limited to, principal carmercial and industrial uses; 2. To provide openness of the living space and to avoid overcrol,o,rjing by requiring certain minimum yards and open spaces, and by restricting maximum coverages and the bulk of structures; 3. To provide for access of light and air to windows, and for privacy, as far as reasonable, by controls over the spacing and height of buildings and other structures; 4. To protect residential areas from unnecessary traffic and to restrict volume of traffic to the greatest degree possible; and S. To encourage develoµnent within residential areas that attractive, consistent with family needs, and conducive constantly improved environmental quality. f"""::\ I , I., { ___; r . I ; I \ ' r-\ is to The 454.18 acres reserved for one-family development generally reflect the existing residential developnent pattern. The indiscriminate placement of duplex units which currently exists in these areas should be avoided. It is intended that new two-family residential development be permitted as a transitional land use between single-family homes and more intensive development (i.e., ccxrmercial or multiple-family developments). In addition, it is recognized that it may be necessary to permit the conversion of larger, older, single-family hanes to permit occupancy by two families for housing preservation, or to provide specialized housing resources (i.e., accessory apartments for senior citizens) • Such reuse should be permitted only after a case-by-case review. i. \, I i- t Mobile Hane Park District \) L, ( ' L__; ( 'i ' L~ There is one mobile heme park within the City at the present time located at the north end of the City, east of North State Road. The ccmnunity, however, recognizes that mobile home parks provide a reasonable housing alternative for many people, not only locally but nation-wide. Innovations in robile home park design, amenities provided in parks, technological improvements in unit construction, and improved legislation governing park operation and administration have aided in eliminating many of the traditional objections to mobile home parks. Additional area for roobile home park development has been designated within the City of Davison adjacent to the existing mobile home park. The types of uses considered appropriate in the rrobile home park district include: ( ,._., mobile home units of various sizes I on-site recreation facilities for exclusive use of park residents -60- �I • !.. _~• on-site service and storage facilities for the primary use of park residents f7 t_· Park densities may average approximately six units per acre. The spatial separation between individual units is currently governed by the M::>bile Home Park Commission Act and associated published .Administrative Rules and Regulations promulgated by the M::>bile Home Park Comnission. r- Each roobile home unit and all park ancillary facilities must be served by municipal sanitary sewer and water. Individual mobile home park developers must provide facilities and services sufficient to serve the needs of the prospective market. Other public services, including police patrols and fire protection will be required. ·-· ( "" L. r I - Multiple-Family Residential Approximately 88. 22 acres of land area have been allocated for multiple-family developnent. Permitted uses within this district w::>uld be garden apartments, townhouses, elderly housing and convalescent or nursing homes. Residential quarters can be either condorniniLUn or rental projects. Permitted densities should be restricted to 10 - 15 units per acre depending on dwelling unit types. l. r~ I !_ I • \ I , It is intended that multiple-family developments will serve as transitional land uses which buffer one- and two-family units from conmercial properties and the ill effects created by major travel corridors. Multiple-family developnents must be served adequately by essential public facilities and services such as water and sewers, drainage, and refuse disposal. In addition, they should be sited where ingress and egress is provided qirectly from a major thoroughfare or collector street, due to their higher density and trip generation potential. I \..,.. (' !-~. ( ~, ! --- ' Planned Residential The rising cost of housing has generated considerable concern during the past several years. Affordable new single-family detached houses are in short supply, although this form of housing continues to be preferred by consuners. In an attempt to remedy this situation, a Planned Residential category has been created, as a means of encouraging the developnent of innovative housing, whereby costs can be reduced through employment of cluster housing, zero lot line developnent, single-family condominiLnn developnent, or planned residential district developnent. Cluster developnent is an approach in which building lots may be reduced in size and buildings sited closer together, (usually in groups or clusters with units attached or detached), provided that the total developnent density does not exceed that which could be constructed on the site under conventional subdivision practices. The additional land which remains is then preserved as common open space. Cost savings are achieved by lower developnent costs. (Streets and utility lines are shorter.) ' '- -61- �f.,... ,I .- t ....... r-, I· l: Zero lot line developnent is a technique where lot sizes are reduced, with one side yard eliminated, and siting dwellings on the side lot line. The main premise of this developnent pattern is that access to the rear yard of the dwelling unit from the front yard, and separation between buildings, can be provided just as well by one side yard as two. Once again, savings enjoyed by the developer as a result of lower developnent costs, are passed on to the consumer. A condominiLDn is a building or group of buildings in which units are owned individually, and the structure, common areas and facilities are owned by all the owners on a proportional, undivided basis. Such ownership has long been associated with multiple-family developnents. It has recently becane popular for single-family developnent because developers can circumvent the piatting procedure of the state Subdivision Control Act of 1967, as amended (Act 288), thereby reducing the time of developnent. In addition, local subdivision control ordinance engineering design requirements (such as pavement composition or width) can be relaxed inasmuch as maintenance obligations are transferred away from the local governing body to the condominiLDn association. Thus, savings are achieved. f' The planned residential district allows for a mixture of land uses based on an approved comprehensive plan on a single site, including a variety of housing types and accessory open space and recreational uses. The district allows flexibility of design on relative large-scale parcels which would not ordinarily be possible under conventional zoning ordinance regulations. f, The General Davelopnent Plan recoomends a planned residential developnent . area in the northeast quadrant of the City. The expansive area is conducive to the planned residential designation as it allows for economics of design relating to vehicular and pedestrian circulation, utility extensions, and dwelling unit siting. The district also encourages the preservation of desirable natural features including wood lots, streams, floodplains, and major open spaces. L f L, Professional Service ( ' L ( .. L A total of 2.37 acres of the City's land area is planned for professional service use in a district located on the west side of M-15, south of west Flint Street. The professional service district is designed to exclusively accorirocx:iate professional office uses and to serve as a transitional buffer between residential uses and more intensive comnercial areas. Uses in this classification are encouraged to develop in a well landscaped envirorment with good accessibility. Conversion of existing residential properties is recomnended. r :,.. __ -62- �r l·· L., Central Business District [ r· I . The Central Business District classification is designed to accacrnodate an increasing need for retail, service, and office uses in the central business area of the City east of M-15, between East Flint Street and the Grant Trunk Western Railroad. Developnent encouraged to locate within the City's Central Business District includes comparison shopping facilities, business offices, restaurants, personal services, and entertainment uses. The Central Business District is a central focal point of activity within the City and thereby forms the cornnunity identity. · ' 1· r L [ General Business Commercial development is an important aspect of the growth of any cannunity, in terms of offering adequate cornnercial services to residents as well as providing a reasonable tax base and increased employment opportunities. The size of the potential market will ultimately determine the extent of the City's commercial base. Some commercial uses are designed to serve a relatively small, local market, and depend almost exclusively upon the population residing within the canmunity. Other uses, such as office developments, demand a much larger market extending well beyond Davison's corporate limits. ('" ' l • l ; ( l. II . '- (: I ( The General Conmercial category is designed to accorrmodate existing retail and office uses situated along the City's major travel corridors, and to encourage additional carmercial "infill" along these routes to take advantage of passer-by traffic. A total of 121.02 acres of the City's land area to designated for General Business use. Permitted uses would include office-type businesses related to professional occupations (lawyer, accountant, real estate agent, etc.), medical clinics, financial institutions, business service establishments, (office supply stores, quick printing establishments), personal service establishments (barber shops, dry cleaners, repair shops, etc.), restaurants, generally recognized retail business uses which supply carmodities on the premises (such as groceries, baked goods, drugs, hardware), and gasoline and vehicle service stations. The grouping of individual office or retail units should be encouraged wherever possible, as a means to limit the number of curb-cuts and signs along the major thoroughfares. Special attention should also be given to site features. Adjoining residential properties should be screened by masonry obscuring walls or greenbelts. outdoor lighting should be confined to the business properties, and directed away from adjoining residential districts and public ways. The outdoor storage of goods or materials should be prohibited. I.Dading operations should be restricted to the rear yards. Business uses should also incorporate landscaping; particularly along the road frontage, as a means of improving the aesthetics of the carmuni ty. Lastly, every effort should be made to bury overhead utility lines. Pursuing these goals will help alleviate the potential for visual clutter and create an appealing shopping district. -63- �\ ..>. ) ) ) HON · CONFOAMINO 81NOLE FAMILY FM:·a· 01!:LIVERY VEHICLE ACCESS MAINTAIN tCALAR RILATIONIHIP TO AOJOININQ 11/NOll•rAMILV }-- ~~ EX'ISTINQ COMMERCIAL DEVELOPMENT INAPPROPRIATI rOR COMMUNITY'& MAJOR HORTH·80UTH CORRIOOA e ee----e 8 B~ e ee 8~ G~ e&-6 AUEMBL! PARCELi TO PROVIDE LAND AREA SUITABLE FOR MAJOR COMMERCIAL DEVELOPMENT _UTRIAN PiAl_A POTENTIAL COMMERCIAL DEVELOPMENT TOTAL Of 1$$,000 Sf, Of AL JPA~E •1~ ' ~ ~ATTRACTIVE BCREENINQ ...... LL CAR """I MUFFLE~ SHOP -----1 RES. PROPOSED COMMERCIAL BUILDINQ 1TH 30' SETBACK •a• POSIIBL! ACCEBI POSSIBLE J COMMERCIAL h - - - • EXPANSION PEDESTRIAN PLAZA : E)(ISIJJ'!Cl VJHICLJ; DIIPLA' /COlj•COH,Q_RMUIO COMMERCIAL USE EXPAND!O DISPLAY AREA P08818U! ACCl!SS CONFINE LOAOINQ TO ~frl't18Ln~trbn~•,,m•tlM!;ev, .. a REAR YARD ,on COMM!Al!IAL Ul'AN810N EXP~N!1EJL!1lte~~l'....Ml.lA NON·CON,ORMINQ IINOLE fAMILY PR!SERVE BINOLE fAMILY RESIDENTIAL STRIP tENJE INFILL COMMERCIAL BAY STREET - - - ·· ----, , - ·· - - i HON-CONFORMING SINQLE fAMILY HO ICALf EXISTING CONDITIONS 4=._E:...·:.:.-.. DEVELOPMENT PLAN NORTH STATE ROAD •;o ~ NORTH STATE ROAD MIXTURE OF COMMl!.RCl.-_L AND 81NOLE NON-CONFORMINO SINGLE FAMILY FAMILY HAPHAZA.AD Ht -'PPEARANCE AH INAPPROPRIATE USE OF LANO WI TH INTENSIVE TRAFFIC FLOW OF FLINT STREET BU,.f'"ER NE~OEO TO SOFTEN SfNOLE FAMILY RESIDENTIAL FROM NEIOHBORINO COMMERCIAL LAND uses FLOWER SHOP CHURCH NON·CONFORMINO COMMERCIAL USE IPARKIHO LOTJ NOH-CONFORMING SINGLE FAMIL'( r NON-CONFORMINO LANO USE ~ EXISTING CONDITIONS ON-STREET PARKINQ PROVIDED 18 A INTENSIVE TRAFFIC FLOW COMBINED WITH DETERIORATING HOUSING STOCK POTENTIAL TRAFFIC HAZARD/ATTEMPT TO RELOCATE PARKING />WAY FROM A-0-W INTO COMMERCIAL LAND lt::;::::s:;..=0 IOO PROVIOE8 POTENilAL FOR REDEVELOPMENT uee: •r WEST FLINT STREET PROPOSED MULTIPLE FAMILY ALL PROPOSED COMMERCIAL BUILOIN09 TO BE SET BACK 20 ' FROM REAR PROPERTY LINE INFILL WITH COMMERCIAL PROVIDE ATTRACTIVE PROVIDE ATTRACTIVE e• e• HIGH SCREENING W'.LL C HIOH SCREENING ~L c3 0: A86EMBLE EXISTING COMMERCIAL BUILOIN06 INTO SMALL CLUSTERS WITH APPROPRIATE COI\IMUNITY ARCHITECTURAL STYLE PROPOSED COMMERCIAL PROVIDE ONE WAY ANGLED PARKING PUBLIC IMAGE AREA ROAD SECTION A-A' NO lo,.;"L" ASSEMBLE EXISTING COMMERCIAL BUILDINGS INTO SMALL CLUSTERS WITH APPROPRIATE COMMUHIT'r ARCHITECTURAL STYLE DEVELOPMENT PLAN ~ le....--= 100 4j WEST FLINT STREET 9 CORRIDOR STUDY CITY OF DAVISON, GENESEE COUNTY, MICHIGAN ,~, l~!:;3 Wade-Trim/IMPACT 1 Municipal and Planning Consultants �r.-· I new general business aceas are recommended for properties along M-15 and West Flint Stceet, due to the availability of buildable area which is present or which could be assembled. The Corridor Study graphic reveals how these sites could be developed. Two C Light Industrial District r-, ·, l. r· l .. (" ~ I I ' ., Approximately 46 acres (nearly 4 percent of the City's total land area) have been designated as Light Industrial District. This district has been established to provide sufficient area in the City for the develq;xnent of those uses which are genecally compatible with, or which, under the imposition of certain reasonable conditions, may be safely and aesthetically located in relatively close proximity to residential land uses. In the Light Industrial District, uses are primarily confined within enclosed structures, although screened outdoor storage is allowed. Uses to be permitted in this district, include: compounding, processing, packaging, treatment, and fabrication of a variety of non-noxious products research/experimental/testing laboratories tool and die, and machine shops warehousing and material distribution centers public utility buildings r .. fL ., i ' I ' \. __, auto repair garages Those uses permitted in the Light Industrial District include operations which are, in the main, confined within a building. Compliance with reasonable performance standards is required in an effort to reduce adverse effects on neighboring cesidential properties. The land use plan has targeted two areas in the corrmunity as the City's primary industrial areas. These districts are located on the City's south side, south of Grand Trunk Western Railroad. i . /. Public and Semi-Public l .. { (__ This category represents institutional land developnent currently in existence in the City and as contained in the City's adopted Recreation Plan. A total of 250.71 acres (approximately 19.3 percent of the City's land area) is designated for public/semi-public land use. It is not the function of the Developnent Plan to plan for parks, municipal buildings, or schools. Such developnent is typically identified in a Canmunity Facilities Plan. As growth pressures continue to escalate in the City, it will becane important to plan for public lands. In anticipation of this effort, the illustrated inventory of institutional uses has been identified on the plan. I i ' -64- �,-1 i Rights-of-Way I r The remaining 160.05 acres represents road and railroad rights-of-way within the City of Davisoo. r~ [ [ I L. ( ' I lI_., l; L. I ; l_, ! ~-- ! L. , . ! I L.. -65- �PLAN IMPLEMENTATION RESOURCES Intrcduction f ' \,._,_,J r~ I ( .. · r~ I , The City of Davison's Loog-Range Develcpment Plan is, itself, a canprehensive canmunity policy statement. The Plan is canprised of a variety of both graphic and narrative policies intended to functioo as benchmarks and to provide basic guidelines for making reasooable, realistic canmuni ty develcpment decisioos. The Plan is intended to be emplcyed by City officials, by these making private sector investments, and by all of these City of Davisoo citizens interested in the future develcpment of the canmunity. [_, The completion of the Plan is but one part of the community planning process. Realization, or implementation of the goals, oojectives, and recarmendations of the Plan can only be achieved over an extended pericd of time and only through the cooperative efforts of both the public and private sectors. Implementation of the Plan may be realized by actively: 1. assuring canmunity-wide knOt1ledge, approval of the Plan; l 2. regulating the use and manner of develcpment of prcperty thrwgh up-to-date reasonable zoning controls, subdivision regulatioos, and building and hwsing cedes; L. 3. providing a pro;Jram of capital improvements and adequate, econanical public services .by using available governmental financing techniques to encwrage desired land develcpment or redevelcpment; and 4. participating with the private sector in the process of co-develcpment, whereby local government provides incentives, subsidy, or other inducements to assist the private sector in their develcpment efforts. (I I~-· ( ·. understanding, support, and I L .. r-· iL .. l . i • ~ ...: ''t.._' Public Support of the Long-Range Plan The necessity of citizen participation and understanding of the general planning process and the specific goals, cbjectives, and policies of the Plan are critical to the success of the City planning pro;Jram. A well organized public relatioos prQJram is needed to identify and marshal public support. Lack of citizen understanding and support cwld well have seriws implicatioos for the eventual implementation of planning prcpesals. Failure of the public to back needed bond issues and continuing dissatisfaction concerning taxation, special assessments, zooing decisioos, and develcpment prcpesals are sane of the results of public misunderstanding and rejection of long-range plans. I . i \...... -66l - �,- !I_,._; i.,,-::: ' f' I 1.·. f L' In order to organize public support most effectively, the City must emphasize the necessity of, and reasons for, instituting the planning program and encourage citizen participation in the planning process. Accordingly, the Municipal Planning Act, (Act 285 of 1931, as amended), under Section 11 states that the City Planning Ccmnission "shall have the power to pranote public interest in and understanding of the plan, and to that end may publish and distribute copies of the plan, or of any report and may employ such other means of publicity and education as it may determine." The City may wish to prepare a plan summary brochure for public distribution upon its adoption. The validity of the Plan, as well as the right of the Planning Commission to review various develoµnent proposals to assure their canpatibility with the City's expressed policies, requires that the Plan be officially adopted by the Carmission. It is also desirable for the City Council to adopt a resolution stating their concurrence with the goals, objectives, and policies stated in the Plan. Resolutions of adoption and concurrence are presented in the Appendix of this document. Land Developnent Codes [. Zoning Ordinance :~ 1,. i' 1 ,·· lt___. I . i 1: _ Zoning regulations are adopted under· the local police power granted by the State for the purpose of pranoting corrmuni ty heal th, safety, and general welfare. Such regulations have been strongly supported by the Michigan courts, as well as by the U.S. Supreme Court. Zoning consists of dividing the ccmnunity into districts, for the purpose of establishing density of population and regulating the use of land and buildings, their height and bulk, and the proportion of a lot that may be occupied by them. Regulations in different kinds of districts may be different; however, regulations within the same district must be consistent throughout the carmunity. The intent of zoning is to assure the orderly develoµnent of the community. Zoning is also employed as a means of protecting property values and other public and private investments. Because of the impact which zoning can have on the use of land and related services, it should be based on a canprehensive long-range ccmnunity plan. Zoning is an effective tool not only for the implementation of the Plan, but also benefits individual property owners. It protects homes and investments against the potential harmful intrusion of business and industry into residential neighborhoods; requires the spacing of buildings far enough apart to assure adequate light and air; prevents the overcrowding of land; facilitates the economical provision of essential public facilities; and aids in conservation of essential natural resources. -67- ! �,_,.: ' ' There are a variety of zoning approaches and techniques which may be employed to help assure that Davison remains an attractive canmunity in which to live and conduct business. These techniques acknowledge the critical role of both City officials and staff in enforcing the provisions of the local zoning ordinance. Two key tools available to City officials seeking to assure quality development are special approval use procedures, and performance guarantee provisions. n I L.: Some land uses are of such a nature that permission to locate them in a given district should not be granted outright, but should only be approved after assurances that the use will meet certain specified conditions • These types of land uses are called special approval, conditional, or special exception uses. The City currently uses this flexible zoning process to permit uses of land by following special procedures, including a public hearing and site plan review, to ensure the compatibility of the use within the vicinity in which it is to be located. This technique is based upon discretionary review and approval of special land uses. The site developnent requirements and standards upon which these decisions are made are specified in the Ordinance as required by state law. However, additional reasonable conditions may be attached in conjunction with the approval of a special land use including provisions to conserve natural resources and measures designed to prarote the use of land in an environmentally, socially, and economically desirable manner. r- ,_.i l.. , r ~- I. l~. r·"< I lr·i 'L •• { -• L..J In addition to the conventional zoning districts of the City of Davison, an additional overlay district can be formulated to better address certain special uses. An overlay district allows an additional level of zoning requirements to be superimposed upon existing zoning in specified areas shown on the zoning map. Any existing or new development within the overlay district must then comply with the requirements of the district and special provisions of the overlay zone. Overlay zones are most COITITK)nly used when an area requires special protection or has a special problem. Examples of situations in which overlay zones might be used include areas of special scenic or historic interest or areas in which physical conditions require special care. Potential overlay zones which should be considered by the City include special design provisions for the State Street Corridor and an historic preservation overlay district to preserve the City's historic and cultural resources. Protection of Davison's historical structures and areas can also be accornplished through the creation of an entirely new and separate historic zoning district. The Michigan law which makes historic preservation and the creation of historic districts legal is Public Act 169 of 1979. Under the act, the preservation of historic structures is declared to be a public purpose. The Act allows canmunities to adopt an ordinance to safeguard the heritage of the local unit of government; stabilize and improve property values; foster civic beauty; strengthen local economy; and, pranote the use of historic districts for the education, pleasure, and welfare of the citizens. -68- �L : r: ''·- . f ~: I ' 'l ' L ' r~l, ' ' u, I To ensure canpliance with a zoning ordinance and any conditions imposed under the ordinance, a conmunity may require that a performance guarantee, cash deposit, certified check, irrevocable bank letter of credit, or surety bond, acceptable to the City and covering the estimated cost of improvements on the parcel for which site plan approval is sought, be deposited with the Clerk. This per-fonnance guarantee protects the City by assuring the faithful canpletion of the improvements. The camnunity must establish procedures under which rebate of cash deposits will be made, in reasonable proportion to the ratio of work completed on the required improvements, as work progresses. A stable, knowledgeable Planning Conmission is critical to the success of the zoning process. The Canmission' s responsibilities include long-range plan formulation and the drafting of appropriate, reasonable zoning ordinance regulations designed to implement plan goals and objectives. Adoption of the zoning ordinance by the legislative body then provides the legal basis for enforcement of zoning ordinance provisions. The ultimate effectiveness of the various ordinance requirements, however, is dependent upon the overall quality of ordinance administration and enforcement. If administrative procedures are lax, or if enforcement of regulations is handled in an inconsistent, sporadic manner, the result will be unsatisfactory at best. The Building Department is often responsible for carrying out zoning/development related functions including building inspections, ordinance administration, conmunity/developer liaison, and so forth. Each of these functions requires a substantial investment of staff time. If sufficient time is not made available to carry out these critical functions, they may only be accanplished in a cursory manner. Therefore, the City should provide for adequate department staff levels and/or consuiting assistance to assure that these essential day-to-day functions will receive the professional attention required to assure quality development and redevelopnent. Capital Improvements Program I l_., [ The term "capital improvements" is generally intended to embrace large-scale projects of a fixed nature, the implementation of which results in new or expanded public facilities and services. Such items as public building construction, park developnent, sewer installation, waterworks improvements, street construction, land acquisition, and the acquisition of certain large-scale pieces of equipment (graders, sweepers, trucks, etc.) are included in the Capital Improvements Budget. Few camnunities are fortunate enough to have available at any given time sufficient revenuec capital improvements which acknowledges current and anticipated demands, and which recognizes present and potential financial resources available to the conmunity. The Capital Improvements Program is a major planning t<X>l for assuring that they proceed to completion in an efficient manner. The Capital Improvements Program is not intended to encourage the spending of additional public monies, but is simply a means by which an impartial evaluation of needs may be made. The program is a schedule established to expedite the implementation of authorized or contemplated projects. -69- �.. l _j l ·- In essence, the Capital Improvements Proc.;Jram is simply a schedule for implementing public capital improvements which acknowledges current and anticipated demands, and which recoc.;Jnizes present and potential financial resources available to the corrmunity. The Capital Improvements Proc.;Jram is a major planning tool for assuring that they proceed to canpletion in an efficient manner. The Capital Improvements Proc.;Jram is not intended to encourage the spending of additional public monies, but is simply a means by which an impartial evaluation of needs may be made. The proc.;Jram is a schedule established to expedite the implementation of authorized or contemplated projects. '. ' . L I_.; Long-range proc.;Jrarnming of public improvements is based upon three fundamental considerations. First, the proposed projects must be selected on the basis of corrmuni ty need. Second, the proc.;Jram must be developed within the canmunity's financial constraints and must be based upon a sound financial plan. Finally, proc.;Jram flexibility must be maintained through the annual review and approval of the capital budget. The strict observance of these conditions requires periodic analysis of various community development factors, as well as a thorough and continuing evaluation of all prol:X)sed improvements and re lated expenditures. It is essential that in the process of preparing and developing the proc.;Jram, the Planning Canmission be assigned a role in reviewing project proposals to assure conformity with the General Development Plan and to make reccmnendations regarding priocity-special projects, and appropriate methods of financing. Several Department Directors and Administrators of the City of Davison were recently interviewed for the purpose of generating a list of necessary capital improvements. A list of capital improvements for each department is listed in the Appendix. ,- ,. l - .' ·, Many sources of governmental assistance are available to aid local officials and private interests in meeting desired land use objectives or improvement needs. Federal, state, and local plan implementation resources which should be considered for use by the City are listed below in Table 31 by funding source. Co-Developnent ;_ \~ Local government must also be coc.;Jnizant of enhancing the financial feasibility of private development projects through "co-development." Co-development is simply the joint public and private investment for a common purpose. The participation can range from direct loans to private interests to reduce the capital needed to develop a project, selling publicly controlled land at less than fair market value to lower construction costs, or by issuing bonds to acquire land, construct buildings, or acquire equipment which the City would sell or lease to private industry. ' . -70- �• •• ,.------l r---- - L_ -- ··---, ~-. - r··---. . ,--·~- ... ~ ~ . .. ---, ) :----1; ,.-----,. , \_ r·----,._,, ~- - .J :--·· ,J ,, --1 '--·7 J, , TABLE 31 Pl.AN ltf>LEMENTATION RESOmCES CI TY OF D.\ yI SON. GEHESEE COllffY. NI au 61\N* FlK>ING some£ Fed era I PR06RAM NMIE PR06RAM DESCRIPTION CXNEfTS Convnunlty Development Block Grant (COOG) Program Flexible program developed to replace categorical grants. Eligible projects Include property acquisition, Installation or repair of public tacl lltles (roads, water, and sewer I Ines, etc.> bul ldlng rehabilitation and _preservatlon, and planning activities. Projects must meet one of three natlonal object Ives: 1 ) benet It IOf/ and moderate Income persons; 2) aid In the prevention of slums or blight; and, 3) meet community development need having a particular urgency. Economic Development Admln., Public Works and Development Facilities Assistance Funding for public works and development tacl lltles that contribute to Job retention or creation. Committed private Investment Is required. EDA participation will range from 50-80% of project cost. Section 202 Housing Program Loan programs to provide funding tor senior citizen and handicapped housing. New construction, rehabilitation and congregate housing Is al I ellglble. Only nonprofit corporations and cooperatives may be sponsors. Industrial Development Corp. Act (Act 327 of 1931) IDCs may be established as profit or nonprofit organization to purchase sites and construct buildings to stimulate local Industrial activity. First major state economic development program. Rehabilitation of Blighted Area Act (Act 344 of 1945) Localities are permitted to develop plans, seek citizen review and sell bonds for funding rehabilitation projects to ellmlnate blighted areas. Act was recently amended to Include "potentially blighted" areas. Shopping Area Redevelopment Act (Act 120 of 1961) Act permits renewal of the principal shopping area of community with revenue bonds and speclal assessments. Activities are restrfcted to Improving streets, walkways, parking lots, and urban mat Is. Economic Development Corp. Act (Act 338 of 1974) Nonprofit EDC Is created by community. EDC may acquire land, construct buildings, and acquire equipment, which It sells or leases to private Industry. Financing Is obtained from the sale of bonds, or from loans or grants from the Ioca I convnun Ity • I --.J t--' I State I �• .i) TA.31 PLAN 1..-LENEMTATION RESOlR:ES MICHi~• CITY OF MYISON. GENESEE COlMY. (Cont In ued) flN)I~ S0mCE State (Cont) I -..J PR09W4 NAME PR09W4 DESCRIPTION COl4ENTS Downtown Development Authority Act (Act 197 of 1975) City created ODA can finance the restoration or development of a central business district through bond Issues, tax levies (two ml I I cap), or tax Increment financing. Michigan Urban Land Assembly Act (Act 177 of 1981) This Act provides for a state loan fund to assist communities with high unemployment and demonstrating a shortage of Industrial prope.rty In the acquisition of real property tor economic development. The Michigan Economic Development Authority Act (Act 70 of 1982) The state MEDA can make loans, financed by bonds Issued on oll and gas severance taxes, directly to cities, or to there DOA or EDC. Loans can be used for Installation of streets, walkways, Improvements to recreation facllltles, property acquisition, bulldlng rehabilitation and all related administrative costs. The community must come up with 50% of the project cost from Its own or other sources, and MEDA wl I I loan the other 50%. The Local Development Financing Act (Act 281 of 1986) City created Local Development Financing Authority can finance public faclllty Improvements, using tax Increment financing, from revenues captured from Increased value of any ellglble property. Ellglble property consists of property of which the primary purpose and use Is manufacturing, processing of goods and materials by physical or chemical change, agricultural processing, or high technology activity. A community may develop a certified N I Widely used In state of Michigan. DDA may provide back-up financing for historic projects. lndustrlal park and use captured revenues from eligible property within the park for public facilities for other property within the park. �,.... \ ,.., II .' I '·-· \ ; The mcst pcpular co-develcpment technique being emplcyed is tax increment financing (TIF) under PA 197 (the Dcwntcwn Develcpment Authority Act). TIF is an attractive financing tool because it allcws canmunities to pay for needed public improvements at virtually no ccst to their general fund. TIF works by capturing, for a specifically defined time, all or a portion of the increased tax revenue (above a "frozen" base year), that may result fran increases in assessed valuation which arise fran new develcpment. Prcperty taxes normally allocated to all taxing jurisdictions (school district, crunty, etc.) can be captured to finance public improvements. It is important to rnccgnize that TIF is not a new tax. It is simply a methcx:i which allcws for the diversion of tax dollars to be used for specified public improvements. I • ·. l. I. \ .. , ('. ( The legality of TIF as a financing tool has, until recently, been suspect. It has been argued that the divecsion of tax dollars to local develcpment projects, when they were voted for schools and other governmental purpcses, was unconstitutional. The Michigan Supreme Crurt, hcwever, provided an Advisory Opinioo on the constitutionality of PA 281 of 1986 (the LDFA Act), the mcst cecent TIF vehicle. The Crurt held that the capture and use of tax increment revenues as authorized by the Local Develcpment Financing Act doos not violate the provisions of the state's constitution. Inasmuch as TIF procedures under PA 281 and PA 197 are similar, it is presumed that a DDA's use of TIF is supportable. ' The City of Davison established a Dcwntcwn Develcpment Authority in 1976 to facilitate improvements and address the econanic develcpnent needs of Davison's Central Business District. Significant canmercial expansion cpportunities exist to the north, rutside of the City's DDA, aloog M-15. It is new apprcpriate for the City of Davison to consider expanding the brundades of its DDA Distdct to encanpass areas where new develcpment will occur, to ensure the availability of funds for public maintenance and improvements within the expanded carmercial district. f . \ I l- '.., -74- �(~. i \ f-' ! \. . r. I L \ t ,' •., ,., r.l ' . L APPENDIX �- ( l ' \ ;-. I ~ ' R.;;; ,-.. DEPARTMENT OF PUBLIC WORKS Director of Public Works - Todd Scrima (Interviewed on 9-29-89) ' I I., ~ j . WATER A. Water mains that need replacement. 1. Lapeer Street between Hill and Flint Streets. Presently, a 4-inch that breaks often. Would like to see it become at least a 6-inch. Total 1,000 feet. 2. Would like to see Genesee Street main increased to a 6-inch. Presently, it is only a 2-inch. It is extremely difficult to find parts for a 2-inch line today. Total - 400 feet. r..._ i. . l C __ , \_, r· iI :·, l· B. [ c. f~ \ Complete 12-inch main around the perimeter of the City. 1. Six thousand two hundred feet of 12-inch main needed. 2. Complete in the next ten years. Eliminate dead end lines. 1. Need a westerly extension on West Rising. Approximately 1,200 feet of 8-inch line to tie into the 12-inch perimeter main. 2. Eliminate Lexington Street 4-inch line dead end. Upgrade to a 6-inch line and tie it into Clark Street. Total - 200 feet. 3. Need a 6-inch line on JFK Drive and connect to Flint Street. 4. Would like a 4-inch line on Garland Street to go under railroad tracks into 8-inch main on w. Rising Street. ( . I . \. - L... ( . L II f l__ t ( -· \. ... SEWER A. Run additional storm sewers. B. All residential weeping tiles need to be included in sewer system. �r L~ III FACILITIES A. I: Public works yard. 1. Need 5,000 square feet of vehicle storage. 2. Recycling station needs seven bins at $3,500 each. 3. Composting area site expansion and improvements $10,000. i c~ . B. Would like to have all City departments on the same floor of the building. c. Computers. I L .. IV More capability. 2. Versatile printer. VEHICLES A. i 1. l: General equipment. 1. Vactor - should be replaced in 1989. 2. Sweepers - model year 1977 - should have been replaced in 1985. 3. Front end loader - presently, City does not have one at all. They need a two yard or three yard at $50,000. 4. Tractor back hoe - will need replacement by 1991. (~ :.:trt , ( . t . i...J r- 1 L. 8 .. [ V r I l (~·.·· vti, i.._ .. 1. Tractor - $20,000 2. Turner - $25,000 3. Loader - $22,000 STAFF A. {, Composting vehicles. Additional two full time crew for field work. �r~- l : ( ~ . ,, r L\ VOLUNTEER FIRE DEPARTMENT Servicing the City of Davison, Davison Township, and Richfield Township - Lee Keeney, Fire Chief (Interviewed 10-2-89) I ,1·,- FACILITIES A. Anticipate an addition to existing facility. B. Possible need for a substation. I ·-· c. II \ l f~ .... _.- ( ! III 2. Substation would be approximately 5,000 square feet. 3. Bight hundred - 4. Three - 6,000 1,000 square feet office space. four bays. Fire training building. A. Replacement of pumper. in the next five - B. An additional tanker will be needed in the next five ten years. C. Mini pumper and tanker. would be needed if a substation were built. This equipment costs approximately $270,000 in today's market. ten years. STAFFING A. f Location of substation in Richfield Township due to the fact it is farthest away. VEHICLES l . L l. Full time fire chief. 'j . ( . I l. Fire safety inspections. 2. Assist building inspector. 3. Educational activities. L.' ( l, l_ B. Full time secretary. ' c. May need full time firemen ten years from now. ' L~ ! . IV WATER RESOURCES A. Would like to see City water systems updated. B. Addition of. water. and hydrants in the Townships. �r, l~ f.J l!»... $3.. r · .. \ , C.~ r-·•. \ / I- L r· {.__. r ·. \ (. _ 5.i~.ll.ff~ 14:.q iii ~ ll>;r;~;a1~Jitili nlQJ at:>'~li:QJ.~I.J}% -- ~ii.t.:. l \/,e_, l)Ji'.e~r;:e_, -.. $,;ll,,~Q)Q)· --- $.,l!.,,it@@) ~cilli. .. l,._.I.' e:-. fi!UJll]tw ~~ltl11lQi4-.~ j 9,"!ili.~~S; -- lfuii.l'\ti.ii.[ltµ.fflt <i>K: lt®.1rt ~Qffi~Ee~Ee s,141:ii.ti:s, lfwr- tt..:.~ !'M€}S(.ll fr.ii~ ~l'i:% -=- $;7/,,Q';f;J.}J ~~ili-. lj;_dil\!1~:git._ii. <Z>n\<;l.lli tt.~~c;li ii Ill.ii l'il9J {?)lrQQJf{v.fJ'h ~ lil~~Ql s_,~ n-Etw1 r:e;s,ou,t;"-ces: th-1'8 ~x.J~ f .i;'{.~ Y;efa11<:S;•. ~t ~hlit fil; �i. , r· C r~: l POLICE DEPARTMENT Police Chief - Bob ,Johnson (Inter.viewed 9-29-89) I FACILITIES A. ' c·-, I ! Office area. l. 0 ff ice too sma 11. 2. Need more filing space. 1. Anticipate computer updating and back-up printer. 4• Two typewriters. 5. Miscellaneous office furniture. ' (-[· (. _; B. r l. Shooting range. l. Want to establish 1n the City park. 2. Officers need to shoot once a month. they are shooting twice a year. 3. One acr.e of land would be needed for the range. 4. Buffer berm would be needed approximately 10 - 15 feet high. 5. Possible fencing. Presently, (_ L_. C. L Vehicle. l. ( ; Garage a. Would like a garage close to Police Depactment. b. Garage would be a minimum of four spaces. c. Does not need to be heated. d. Garage would reduce the current vehicle vandalism. L~ '.~ . l {__.,. 2. i ·-~ Additional patrol cars would be needed if additional staff was added. �r-; I' ' l:., r-- ;1- o. r L Jail space. l. Holding cell space presently sufficient. 2. Sink and stool may need to be replaced with stainless steel. f: t ' II III f"' I STAFFING A. Need two more officers to sufficiently cover ar e a full time. R. Possibly one part-time secretary. TRAFFIC CONDITIONS A. Speeding area on M-15. B. Accidents on Mill and State Streets are high and this area could use a left turn lane. ! ( IV ' MISCELLANEOUS t.~· A. Need to replace eight bullet proof vests. ,ii. B. Need semi-automatic guns. (~ I . t .• r· I I., L I ~ L I " I• \ L. C I i L �PUBLIC FACILITIES Gary Pavilok/Sheila Morgan/Tom Ryan (Interviewed 10-10-89) I FACILITIES A. Ambulance facility. 1. f~ B. Building additions 2,560 square feet. Libr:-ary. l - C 1. Restr.oom facilities. 2. Separate board roan/director's office, and staff room. 1. Meeting room. 4. Computer. 5. Typewr:-i.ter.. 6. Microfilm r:-eader. 7. Stora cJe room. 8. New furniture. 9. Additional parking space. , .. ' L c. nial-a-rid1=. l. D. Service ar:-ea expansion - two mile radius. Post office. ( L f II l __ 1. Workroom expansion - 10,000 to 12,000 square feet. 2. Additional service counter:- window. 3. Remodeling of postmaster's office. 4. Restroom expansion. 5. Handicapped access. 6. Genecal building maintenance/renovation. i . ' '·. �r L r C [ ARCHITECTURAL STYLES CITY OF DAVISON, GENESEE COUNTY, MICHIGAN CCMMERCIAL Sl"YLES Italianate Commercial Facade 1880-1900 n ll .'· r·I . ' [ ' A typical ccmnercial building may date from the 1880's or early 1900's when a thriving econany produced a coast-to-coast building boom. DJrable materials were used such as brick, stone or cast iron. These structures stand two to three stories high. Che the ground floor is a retail business and the second floor served as the shop keeper's apartment or it was leased as office space. Large panes of glass, separated by thin structural members, allowed for shop displays on the ground floor leve~. Above, the owner's quarters or office space had a number ot smaller windows. Additions to the basic facade were typically awni~g, canopies and window boxes. ( ' I L. Art D:?co r-- Art ~co is characterized by a linear, hard edge or angular composition often with a vertical emphasis and highlighted with stylized decoration. Building facades are often arranged in a series of set backs emphasizing the geometric form. The shop front is streamlined, using smooth surfaces with relief sculpture as a design element. '1 ..· L 1925-1940 RELIGI<ll> S1"YLf.S F.clcctic/Spanish Colonial Ievival r~ ! (_ Corrroon features of the Spanish Colonial Revival include a rectangle plan, niche in the curvilinear gable, saucer-like dome tower, arched window openings, and arched portal. ( l_ Greek Ievival 1830 - 1860 ''. I The Greek Revival style is an adaptation of the classic Greek temple front. Columns may be free standing or incorporated into the facade. I:borways and windows are boldiy delineated. Smooth wall surfaces provide ideal backgrounds for orname_ntation in wocxi of Greek-inspired rrotifs (such as pediments and large frieze). -1- L ... �r i l.. f. Ir . [ carpenters Gothic 1840-1880 r· l_ _, r · l l: The G'.:>thic Revival style was used for everything fran picturesque cottages to large stone castles. Olaracteristic of the cottage and villa arc steeply pitched roofs, wall dormers, hood wolds over the windows, gingerbread trim along the eaves, and pointed windows. With the help of the American scroll saw, the expensive stone"nDrk which distinguished G'.:>thic revival mansions soon was m:x::ked in 'nDO<l. The carpenter's G'.:>thic is much rrore coorronly seen today. [ Oicenl\nne 1880 - 1900 [ 1he Ouecn Anne style is a rrost varied and decoratively rich style. 1he asynmctrical composition consists of a variety of forms, textures, materials and colors. This style in~ludes ~y architectural parts such as tall chironeys, projecting ipavilions, porches, bays, turrets, and towers. The QJeen Anne made use of creative, decorative materials such as shingles, masonry and mil lwork. [ re l._ VERNACULAR STYLES ( L IL, r 1......, L I L ( L, Bunqal°" 1890 - 1930 Each period in American architecture has produced a favorite small hou:.r.. DJring this period, the bungalow served as the achievable American dream. The bung2 1~w is characteristic of a low pitched uabled roof, roof rafter~; .· -11.-:i lly exposed, under roof overhang, porche !; that arc either full 01 partial width, columns or pedestals thal frequently extend to ground level. Prairie Style 1900 - 1920 'Ihc Prairie style consists of a one or two story house built with brick, timber of stucco. The eaves of the low-pitch roof extend well beyond the wall creating a definite horizontal and low to the ground quality. The prairie style takes it's name from the prairies of the Midwest and was developed by Frank Lloyd Wright. L. -2- �.Arrerican Foursquare n L 1900 - 1930 The /\merican foursquare is an expression of the return to simplicity and true democracy. It is characterized by four equally-sized roo~s per floor. Such homes exhibit many : basic features such as an unadorned boxlike sl1apc, low hipped roof with dormers, porch with filled-in railing an<l simple columns, and most often devoid of any "style features." TI1C lbrcstead lbuse 1900 - 1930 [ \ l, ({ij The llancstead 1-buse is found both in the country and the city. This house was designed to provide econanical shelter and provide maximum floor spuce under a single rex>f. The lack of ornarrentation reduced construction time and kept maintenance to a m1n1mum. TI1e Homestead !louse was built with electricity and index>r plumbing and was· considered a "modern dwelling" at tile time. The exterior is often made of clapboard siding and simple corner boards. The entry door is always located on the ga~led enq and a porch extends across the facade. i L• rl .. I, l .1 L rl~ ! L ( L, -3- �rL 200 r.. FLINT STREET P.O . BOX IJO OAVISON, MICHIGAN 48423 f --:': I: • r· L [ r·-· t. l~ f. rl_ L ( L L L fl ~ l \ L Tl'l.l il'IIONI' (J IJ) 653 -2191 CITY OF DAVISON MASTER PLAN CITY PLANNING COMMISSION RESOLUTION OF ADOPTION WHEREAS, the City of Davison, Genesee County, Michigan, has established a City Planning Commission under the terms of the Municipal Planning Commission Act, Act 285 of the Public Acts of 1931, to provide for Municipal Planning; and WHEREAS, said Planning Commission has made inquiries, investigations, and surveys of the resources of the City and assembled and analyzed data and formulated plans for the proper conservation and uses of all resources, including a determination of the extend of probable future need for the most advantageous designation of lands having various use potentials and for services, facilities, and utilities required to equip such lands; and WHEREAS, said Planning Commission held a Public Hearing as required by law, to provide an opportunity for citizens to express opinions, ask questions, and discuss all aspects of the Plan; and WHEREAS, said Planning Commission took the comments of citizens made at the Public Hearing under advisement, NOW, THEREFORE, BE IT RESOLVED this 9th day of October , 1990, that the City of Davison Planning Commission does hereby adopt the City of Davison Master Plan including the goals and policies stated in the text and as depicted in the Master Plan Map, and BE IT FURTHER RESOLVED that the City of Davison Planning Commission shall employ said goals and policies as established in the Master Plan as a basis for their evaluation of future development proposals, future rezoning petitions, and future capital improvement programming recommendations. David H. Fulcher, Chairman City of Davison Planning Commission �'I • I l -- r-, • I· [ 200 E. FU NT STREET P.O. BOX IJO OAVISON, MICHIGAN 48423 . Tl·.l.l ' l'IIONI'. () IJ) 65J -21lJI [~: CITY OF DAVISON MASTER PLAN CITY COUNCIL RESOLUTION OF CONCURRENCE ,J WHEREAS, the City of Davison, Genesee County, Michigan, has established a City Planning Commission under the terms of the Municipal Planning Commission Act, Act 285 of the Public Acts of 1931, to provide for Municipal Planning; and WHEREAS, said Planning Commission has made inquiries, investigations, and surveys of the resources of the City and assembled and analyzed data and formulated plans for the proper conservation and uses of all resources, including a determination of the extent of probable future needs for the most advantageous desiguation of lands having various use potentials and for services, facilities, and utilities required to equip such lands; and WHEREAS, said Planning Commission held a Public Hearing as required by law, to provide an opportunity for citizens to express opinions, ask questions, and discuss all aspects of the Plan; and WHEREAS, said Planning Commission took the comments of citizens made at the Public Hearing under advisement, and subsequently adopted said plan as prescribed by said Act 285, I • ! L [ l. L I ' - ,. f. l I l i._. NOW, THEREFORE, BE IT RESOLVED this 22nd day of October, 1990, that the City Council of the City of Davison does hereby concur with the goals and policies formulated by the City Planning Commission as depicted on the Master Plan Map and as discussed in the accompanying text, and BE IT FURTHER RESOLVED that the City Council of the City of Davison shall employ said goals and policies as established in the Master Plan as a basis for their evaluation of future development proposals, future rezoning petitions, and future capital improvement programming. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Davison_Community-Master-Plan_1990 Creator An entity primarily responsible for making the resource Wade-Trim/IMPACT Municipal and Planning Consultants Date A point or period of time associated with an event in the lifecycle of the resource 1990-10-22 Title A name given to the resource City of Davison Community Master Plan Description An account of the resource The City of Davison Community Master Plan was prepared by Wade-Trim/IMPACT Municipal and Planning Consultants and was formally recognized by the City of Davison, City Council on October 22, 1990. Subject The topic of the resource Master plan reports Davison (Mich.) Genesee County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/616f868cdce8da6f48974443bc52b139.pdf 8beb1967fad1b1aabf6a37b44e291e02 PDF Text Text Copemish Village Zoning Map DRAFT Legend Roads Village County Local .. •-•• County Primary Highway t - ROW or Ally Zoning Districts Parcels i Copemish Village Cleon Township - AG R O S R -1 C -1 C -2 M -1 LI •·-··· 0 150 300 600 900 ¹ Feet 1,200 NE SS EN CI TY RD Map produced by the Mansitee County Planning Dept. 1/23/2019 ------------------------- -------- -------CO PE RA FIRST ST STATE ST IL RO ST AD H IS AV M OA K ST Y HW FF THIRD ST I I l I MICHIGAN ST l i I RU SS O DR HO IM I I I CEDAR RD -------·--- YATES RD FIFTH ST SECOND ST RD ST E BEECH ST NT DR ELM ST O FR LA K MAPLE ST FOURTH ST AC LL DI COLFAX ST CA I ASH ST FIRST ST BR O W N ST W CLEON ST � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Copemish_Zoning-Map-Draft_2019 Creator An entity primarily responsible for making the resource Manistee County Planning Department, Manistee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2019-01-23 Title A name given to the resource Copemish Village Zoning Map Description An account of the resource The Copemish Village Zoning Map (Draft) was prepared by the Manistee County Planning Department on January 23, 2019. Subject The topic of the resource Zoning--Michigan Zoning--Maps Copemish (Mich.) Cleon Township (Mich.) Manistee County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/ffb97114b30ac8697d7606bc52983c35.pdf 4db0bf2fa0075f3b7efe1708349c4153 PDF Text Text Copemish W°nllll~i® Village CC®]])®~Ihl 1',i[~'(t®If Master JFil~ Plan ~@11.® 2018 Prepared by the Manistee County Planning Department Adopted via Resolution by the Village of Copemish Planning Commission: on 9/12/2018 �Plan Credits Copemish Planning Commission Suzique Couture Elaine Gibbs Todd Humphrey David Myers Tyson O’Shea Copemish Village Council Ron Bytwerk Elaine Gibbs Deborah Longo David Myers Earl Witkop Mike Longo Suzanna Fink Village President Village Clerk Village Treasurer Manistee County Planning Department Rob Carson, A.I.C.P., Manistee County Planning Director Nancy Baker, Planning Assistant Forward The Village of Copemish Master Plan is presented in a format that encourages the use of the document as an ever present guide to land use policy for Village Officials. In order to prevent the ever present danger of becoming a “shelf-sitter”, as occurs with many plans and studies. This community master plan is prepared in two distinct parts. The first is a standard Master Plan document in 8.5” x 11” format, which contains the introduction, socio-economic profile, public input, inventory of existing conditions and the identified issues of greater than local concern. The second portion of the plan is presented in a poster format for display on a wall where the Planning Commission, Zoning Board of Appeals and Village Council will regularly meet. This wall poster contains the information that is critical to shaping and directing the policy for land use within the Village. This information includes the existing land use analysis, land use objectives and actions, future land use plan with map, M-115 land use plan focus and the zoning plan. The continued presence of the poster on a wall of the Village Hall where it can be viewed, discussed and used as an ever present policy by the Planning Commission, Elected Officials and residents will serve the community well. This planning document was created under the direction of the Village Council and supervision of the Village Planning Commission. All data was obtained from the US Census Bureau, Observed Existing Conditions, Manistee County GIS data and the input of Village Residents. The plan should be revisited on a 5 year time-line for periodic updates, with a major revisions to take place every 10-15 years. 2 �Plan Adoption Resolution V,lfoie of Cop..,,;,h M.anls-t~ Goun~, Mlch1gan At <3 r~gvlar mtt-ting of the Plannit18 commission of th<' Vil!.ittt ()f copemish, Manlstte C<>untv, MlcMg.a.n. held on September ti'', it 7:15pm. PA:€$£Nf: S1.1:iq1Jt ('()UhUE-, Dave Mytrs, Jyson O'Shea. Elaine Gibbs, A8SENT: Todd Humphtey. lhe, following ~tsolution w.a.s offc-rcd by COMmissio~, M•1c1s al\d supp,orted by CoMmhslc>ncr O'Shea: W'HEREAS, the Village of Copemi$h Planning Commi»ion, pu13-uant to tM Mi(hig:~n Pl.a.Ming Enabting A<:t CP\lbic Ac.t 33: of 2008, u ~m~nded•, t\3s stu<l'•ed .ind ptepaftd t(c.ommendations for the or6erty g,o•Hth of the Village; and WHEAEAS, the Plann/ng: Commission has dtvelopt-d i MM~r Pl.1n consisting of re-sea1<h and analysis. pertaini~ to existing conditions, dE:mog,aphiu., uti!iti~s, in(1ast1uctufe, t1ansportation, <omrnunity ~~scu ~nd ot~, oertin(.)nt toi>iC$; a/\4 WHEREAS, the Planning (Qmmi,-sion hn used the M<l~te, Plan analysis to Of~Oatt a Futvie Und use Ma1> that .allota\e$ rand il'I .ai>OtOl)ri.)\e amovnts for fvtv,e development of residential, (ommetcial, industrial, institutional/<ivic and p:ark/open !.p~c; and WHEAEA$, the Ma:i.ter Plan lne,otpotites t«ommendations fo, the M-11S CoNidot that se~k to providt safe eff('(tive l)('dt:i.ttian cohM<:tions between the (ommef(ial distti,t and 1esidenttal din,~ the highwiy divides; and WHEREAS, the Ma1-ttr Pl~n inco,po,~tts ,~oMmcnaatton$ from the-S,Ye¥ P\lfk ~nd R<:cc.reation Pfan $U<h a:1, the extension of the &etsie Valley Trail into the wmm1Jnity whi<h will prOfflOt~ h<::althv Ii-ling 3nd it1tft'3SC· c,cot'lomi( activity; and WHEA.EAS, thP. Ptann!n,g Commis-sion hP.ld a publlc hearin.g on September 12•t, 2018, and c<>Mide,C<t ::itl comments and co0<erns of the oublit; and WHEREAS, the Planning (.omml:1,sion ,ecogniies. th.1-t the Mister Plan and future Land U$.E: Plan au: fl('.11.ib!(.) e,uide$ fof ~i~ion making that will be updated pe,ibdi~lly to tc-flNt Jcnd ;ai«ount for chan.ge:s. int the COffllYHJflit\', NOW, THEREFOR£ BE lT RESOLVED that th<! Plarining CommiS&IOr\ of \ht VIiiage of C<>s>¢mlsh tterebv .1dopts the M3st(>1 Pbn and f:vtvre Und use- Map and ,es<>l•,~s to vse the Plan and Map togct})c, ~i a: ,ui~ 1of developmer-t within the Village. 3 �Yl:.A~: 4 AbHnl: l RESOlUTION OECIAREO AOOPT£1> I hereby c.ortlfy 1h.1t the forogotft:g i, a lrw and complot e copy of a resolution adopted by the Plannlna Comrniss10n of tht Vilbge,of (op,eMISh, ~ illl"isttt Co11nty. Mi,hi~•'l., Jt i rca-1,,1,l.ar meeting heltl on Scptttmbe, t.t••~2018. Efain<" Gibbs. Copemish Vill:!e~ Cle:(k Datt! Su.zi~ue C.OuttJrc.. vlcc·<ha1rm,3n Date 4 �Table of Contents Section 1: Introduction.......................................................................6 Section 1.1: Purpose & Guidance.................................................................... 6 Section 1.2: Planning Area & Village History................................................. 6 Section 1.3: Methodology................................................................................ 7 Section 2: Socio-Economic Profile......................................................8 Section 2.1: Population.................................................................................... 8 Section 2.2: Education..................................................................................... 8 Section 2.3: Poverty......................................................................................... 9 Section 2.4: Median Earnings......................................................................... 9 Section 2.5: Housing and Households............................................................ 10 Section 2.6: Occupation, Place of Work & Commuter Patterns.................... 11 Section 3: Public Input........................................................................12 Section 3.1: Public Input Results.................................................................... 12 Section 3.2: Public Input Summary................................................................ 13 Section 4: Existing Conditions Inventory...........................................14 Section 4.1: Infrastructure............................................................................... 14 Section 4.1.1: Water•........................................................................................................14 Section 4.1.2: Sewer•.......................................................................................................14 Section 4.1.3: Natural Gas•.............................................................................................14 Section 4.1.4: Electrical, Cable and Phone Service•.......................................................14 Section 4.1.5: County Drains & Drainage Districts•......................................................14 Section 4.2: Civic Leadership & Public Safety................................................ 15 Section 4.2.1: Civic Leadership•.....................................................................................15 Section 4.2.2: Public Safety•...........................................................................................15 Section 4.3: Environment................................................................................ 15 Section 4.3.1: Watersheds, Hydrology & Wetlands•.......................................................15 Section 4.3.2: Soils & Groundwater Resources•.............................................................15 Section 4.3.3: Topography•.............................................................................................15 Section 4.3: Transportation............................................................................. 15 4.3.1: Roadways•.............................................................................................................15 4.3.2: Non-Motorized & Multi-Use Trails•....................................................................17 Section 4.4: Schools......................................................................................... 17 Section 4.5: Recreation.................................................................................... 17 Section 5: Issues of Greater than Local Concern...............................18 Section 5.1: Regional Prosperity Initiative & Networks Northwest.............. 18 Section 5.2: Regional Economy & Placemaking............................................ 18 Section 5.2: Watersheds................................................................................... 18 Section 5.4: Regional Cooperation & Joint Planning...................................... 19 *Sections 6 - 10 are contained on the Copemish Village Master Plan Land Use Policy Poster 5 �Page Left Intentionally Blank 6 �Section 1: Introduction The Village of Copemish, an incorporated Michigan Municipality, has chosen to undertake a community-wide Master Planning Process that will establish land use policy for the municipality. Development of a Master Plan is not only a precursor to the development of a Zoning Ordinance for the community, but also seeks to guide decision makers on policy that extends beyond the typical “use” or “design” of a parcel of land or structure. Policy which suggests measures for managing transportation (both motorized and non-motorized), infrastructure (water, sewer, communications), environmental management, school & educational resources and recreation allows the community to develop in a manner which provides a balance of development which meets the needs of the residents while still providing protection for property values, shared infrastructure and natural resources. Section 1.1: Purpose & Guidance The primary purpose of this Master Plan is to meet the Statutory requirements of the State of Michigan Planning Enabling Act (P.A. 33 of 2008, as amended , M.C.L. 125.3801 et seq.). This requirement must be met in order for the Village to legally begin the work towards development and eventual adoption of a regulatory zoning ordinance. The planning process is guided by the Planning Enabling Act, which outlines specific aspects of the community that must be captured within the Master Plan. These aspects are what shape the character of the community, and have lasting impacts on development patterns, transportation, population and natural resources. A primary goal of this Master Planning process, as identified by the Village Council and Planning Commission, is to establish policy that protects residents and property values, while supporting orderly development patterns that are not hindered by excessive regulatory measures. This amounts to finding that necessary balance between private property rights and regulatory measures. Section 1.2: Planning Area & Village History Copemish Village is located in the northeast corner of Manistee County within Cleon Township. (See Map 1.1) It is a small village with a population of around 165 residents. The name “Copemish” means Big Beech, and referred to holding council under the beech trees. Copemish was incorporated in 1891, following a large logging industry which had begun in 1883, and the establishment of rail-lines which were laid by two railroad companies directly through the Village in 1889. The history of Copemish included a pickle factory, the logging industry, hotels, two churches and a grist mill and grain elevator. There Copemish was also a doctor’s office, pharmacy and large Village school house. £ ¤ US 31 Today, the Village is a pleasant bedroom community to several larger population centers located nearby (Traverse City, the City of Cadillac and to a much lesser extent the City of Manistee and Frankfort). Copemish offers much in the way of natural resources based recreation. There are many snowmobile trails in the area which connect directly to the Village, and these same trails are identified as multi-use with improvements slated for a smooth surface to facilitate biking and hiking. The First Creek Nature Trail and Park within the Village limits provides a natural passive recreation area. Twisted Trails Off-Road Park close to the Vil- ¬ « ¬ « M-115 M-22 Manistee County ¬ « M-37 Map 1.1 7 ¬ « M-55 �lage provides trails of varying degrees of difficulty for off-road enthusiasts, and Crystal Mountain just up the highway off M-115 offers a host of activities that draws visitors year-round. Miles of nearby public land offers access for hiking, snowshoeing, hunting, fishing, mushrooming and other activities. Section 1.3: Methodology This planning process was initiated by the Copemish Village Council. The Village Council adopted a Planning Commission Ordinance, appointed Planning Commission members, and set an initial meeting date. The Planning Commission upon their initial meeting, adopted by-laws and elected officers, before approving a meeting schedule. The Planning Commission began to work closely with the County Planning Department on the production of a Village Master Plan. The Master Plan process was laid out in a Scope of Work that sought to outline existing conditions, garner public input, and create a template for a future land use plan for the Village. The Draft Master Plan sought the input of not only Village residents, but also Cleon Township and entities such as the Michigan Department of Transportation and Networks Northwest. Ultimately approval of the Master Plan by the Village Planning Commission was the precursor to the development of the Village Zoning Ordinance. 8 �Section 2: Socio-Economic Profile Graph 2.1 Copemish Population Change Population Section 2.1: Population • Population has slowly been decreasing, and the trend is expected to continue. • Age comparison displays greater percentage of population in the 20-34 age cohorts than State and County. • The Village of Copemish isn’t trending towards an older population quite as quickly as the Manistee County average. See Graph 2.1 & 2.2 232 222 300 200 194 ~ 100 0 162 -------······················· 1990 2000 2010 2016 Year Population Linear (Population) Source: 2010 US Census & 2016 American Fact-Finder Age as Percent of Population Comparision Percentage 40.00% Graph 2.2 30.00% 20.00% ... ,II l1t II 111111 ... 10.00% 0.00% <5 5-19 20-34 35-49 50-64 65-79 >79 Age Cohorts • Population Percent by Age Cohort Copemish • Population Percent by Age Cohort Manistee • Population Percent by Age Cohort Michigan Section 2.2: Education Source: 2010 US Census & 2016 American Fact-Finder • Residents of the Village aged 18-24 have higher % of High School Graduates than State and County. • Residents age 25 and up remains at a higher % high school graduates than State and County. • Residents aged 25 and up are below the County and State averages for any amount of college education, but the discrepancies are not that great ranging from 1-4% less for both associates and bachelors degrees. See graphs 2.3 & 2.4 Educational Attainment Age 18-24 Graph 2.3 Bachelor's degree or higher Some college or associate's degree High school graduate (includes equivalency) i-------,....-- Less than high school graduate I I I . I 0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00% Percentage • Michigan • Manistee • Copemish Source: 2010 US Census & 2016 American Fact-Finder Graph 2.4 Educational Attainment Age 25 and Higher Graduate or professional degree Bachelor's degree - Associate's degree Some college, no degree High school graduate (includes… 9th to 12th grade, no diploma Less than 9th grade I I I I 0.00% 10.00% 20.00% 30.00% 40.00% 50.00% 60.00% Percentage • Michigan • Manistee • Copemish 9 Source: 2010 US Census & 2016 American Fact-Finder �Section 2.3: Poverty Poverty Rate 2016 (Workers 16 & Older) Graph 2.5 • The working population aged 16 and older has a higher percent below the poverty line than both the County and State. • Poverty rate per education displays that the residents of the Village have lower percentages in poverty for those with a high school education or less, than both the County and State averages. Those with a bachelors degree are all above the poverty line at 0%. Residents with some College or an associates degree have greater % of poverty than the County and State averages. See graphs 2.5 & 2.6 Graph 2.6 At or above 150 percent of the poverty level 100 to 149 percent of the poverty level Below 100 percent of the poverty level • Michigan • Manistee • Copemish Source: 2010 US Census & 2016 American Fact-Finder Poverty Rate per Education (Age 25 & Older) Bachelor's degree or higher Some college or associate's degree High school graduate Less than high school graduate _ _ _ _,.... 0.00% I 5.00% 10.00% 15.00% 20.00% 25.00% 30.00% Percentage • Michigan • Manistee • Copemish Section 2.4: Median Earnings Source: 2010 US Census & 2016 American Fact-Finder • The average median income for village residents displays trends similar to both the County and State. Generally as more education is obtained median income increases. • There is a discrepancy when looking at the Village population that obtained some college or an associates degree. The medium income displayed is less than those who only obtained a high school degree. Similarly, in section 2.3, the poverty rate for those with some college or an associates degree is greater than those with a high school education. There could be many reasons why this is so, but two obvious reasons could be length of time in the workforce for those who spent time in college and added debt/expense of college courses. See graph 2.7 Graph 2.7 Median Earnings Based on Education Level (2016) $80,000.00 $70,000.00 $60,000.00 $50,000.00 $40,000.00 $30,000.00 $20,000.00 $10,000.00 $0.00 II Less than high school graduate Ill 111 Ill High Some school college or graduate associate's (includes degree equivalency) Bachelor's degree I: Copemish Manistee Michigan Graduate or professional degree Source: 2010 US Census & 2016 American Fact-Finder 10 �Section 2.5: Housing and Households Percentage Housing Tenure (Owner vs. Renter) 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Copemish • Manistee Owner-occupied housing units • Michigan Renter-occupied housing units Source: 2010 US Census & 2016 American Fact-Finder Households (Age of Own Children) Percentage • Residents of the Village lag behind the County Graph 2.8 by 10% for owner occupied structures, but are within 1% of the State average. Data displays that rental is often more closely linked to poverty. • Households with children in the Village are comprised primarily of younger children under the age of 6 at over 80%, with the remaining percentage of households having children solely of ages 6-17. • The average household size for the village is 2.13, which is less than both the County and State averages. • Households with children lag behind the Graph 2.9 County and State averages, and those with people 60 years and older align with the State average and lag the County average. There are also slightly more householders living alone than the County and State average, with less householders 65 years and older. This correlates with the over 30% of the population aged 20-34 living in the Village. Once can deduct that a high percentage of the households are younger with no children. See graphs 2.8 - 2.11 100.00% 90.00% 80.00% 70.00% 60.00% 50.00% 40.00% 30.00% 20.00% 10.00% 0.00% • Copemish Under 6 years only • Manistee Under 6 years and 6 to 17 years Michigan • 6 to 17 years only Source: 2010 US Census & 2016 American Fact-Finder Graph 2.10 Graph 2.11 Average Household Size Household Composition 60.00% 50.00% Percentage Michigan Manistee Copemish I I I I 1.9 2 40.00% 30.00% 20.00% 10.00% 0.00% 2.1 2.2 2.3 2.4 2.5 2.6 .11 11111.•• Households Households with one or more with one or more people under 18 people 60 years years and over Householder living alone • Copemish • Manistee • Michigan Household Size Source: 2010 US Census & 2016 American Fact-Finder Source: 2010 US Census & 2016 American Fact-Finder 11 65 years and over �Section 2.6: Occupation, Place of Work & Commuter Patterns Graph 2.12 • The employment categories of service, sales/office and natural resources,construction & maintenance employ over 86% of the workforce. • The vast majority of the population works outside Manistee County at 84.7%. • Transportation methods to work is predominantly single occupant vehicle commutes at over 76%, with those that walk to work nearly matching those that carpool with 11.1% and 12.5% respectively. It can be assumed that those walking to work are remaining within the County, so vast majority that commute by vehicle either alone or as a member of a carpool are traveling outside the County. Graph 2.13 • Travel times to work vary greatly, but the vast majority travel at least 25 minutes or more at 69.5% with 27.8% of the population traveling 45 minutes or more. Those that travel less than 10 minutes account for 11% of the population, which aligns with the percentage that walk to work. Commuters are likely working in job markets from Traverse City to Cadillac. See graphs 2.12 - 2.15 Occupation (Workers 16 and Older) 0% 20% 40% 60% 80% 100% Percentage of Population • • • • Management, business, science, and arts occupations • Production, transportation, and material moving occupations • Military specific occupations Service occupations Sales and office occupations Natural resources, construction, and maintenance occupations Source: 2010 US Census & 2016 American Fact-Finder Place of Work 15.30% Inside Manistee County 84.70% Outside Manistee County Source: 2010 US Census & 2016 American Fact-Finder Means of Transportation to Work 12.50% Carpooled Graph 2.14 11.10% Walked Travel Time to Work Travel Time 76.40% Drove Alone Source: 2010 US Census & 2016 American Fact-Finder 60 or more minutes 45 to 59 minutes 35 to 44 minutes 30 to 34 minutes 25 to 29 minutes 20 to 24 minutes 15 to 19 minutes 10 to 14 minutes Less than 10 minutes -- 0.00% 5.00% 10.00% 15.00% 20.00% 25.00% 30.00% Graph 2.15 Percentage Source: 2010 US Census & 2016 American Fact-Finder 12 �Section 3: Public Input On March 8th, 2018, the Copemish Village Planning Commission held a public input session The input session sought to identify what residents of the community saw as strengths, weaknesses and opportunities for the Village. The input session was lightly attended, but the information gleamed was thorough and provided sound insight into community. The comments and feedback are placed under the appropriate headings. Section 3.1: Public Input Results Strengths • • • • • • • • • • • • • • • • • • • • • • • • • • • Weaknesses • • • • • • • • Industrial base (local) Commercial base (local) Natural Areas & Parks Scenic Trout Fishing Hunting Outdoor Recreation Opportunities M-115 Snowmobile Trail Multi-use Trail Quaint/Small Town (quiet) Night Sky (lack of light pollution) Local School Good Quality Residents Skilled Tradesmen/women Hall Improvements Local Churches (strong congregation) Centrally Located to Adjacent Communities Strong Agricultural Presence (cattle, horses, trees) Sense of Community (Copemish Days/Parade) VFW Resurgence (stronger membership) Local Fire Department Relatively Crime Free Very Good Water Low Housing Prices Twisted Trails (close proximity) Crystal Mountain (close proximity) Blighted Buildings Lack of Zoning M-115 Speed Limit (60 mph) Lack of Civic Participation Tough to Fill Council & PC Seats Condition of Village Roads Lack of Restaurant Options Lack of Pedestrian Crossing (M-115) Opportunities • • • • • • 13 Broadband Fiber-Optic Expanded to Residences Increased Tourism with Trail Development Potential for Increased Commercial Activity M R Products Continually Expanding Available Space for Industrial Growth Vacant Land for Commercial & Residential Uses �Section 3.2: Public Input Summary As displayed by the items under each category above, the residents of the Village identified 4 to 1, strengths to weaknesses. This displays a strong sense of pride and a desire to maintain and improve upon what is the base of the community. Weaknesses that were identified are not numerous, but they are very important and should be addressed. Transportation issues such as the current condition of Village roads will be improved this summer through the scheduled repaving of Village roads. Speed concerns for M-115 and lack of a pedestrian crossing will need to be addressed with MDOT, and will be outlined in Section 9. Civic participation issues can be handled through recruitment efforts and/or joint planning with neighboring communities. Lack of Zoning and blighted buildings can be addressed through the polity of this Master Plan and the resulting recommendation for zoning. Many of the opportunities that were identified by the residents fall under development of a sense of place or placemaking efforts (which is described in more detail in section 5.2). Expanded broadband infrastructure to residences, provides the infrastructure necessary to attract and retain a population that can telecommute to work and live in a location that provides the outdoor recreation lifestyle they desire. Having the abundant natural resources available within minutes of the Village sets the stage for the improvements needed to the trail network and facilities to leverage greater use of those natural resources generating tourism and the potential for new residents. Availability of space for growth in light industry, commercial and residential areas allows for expansion of business and the employees necessary to fill positions in those industries. 14 �Section 4: Existing Conditions Inventory Section 4.1: Infrastructure Section 4.1.1: Water The Village of Copemish doesn’t have a municipal water supply. Resident’s water supply is reliant upon individual residential wells located throughout the Village. Water from the aquifers that feed the residential well is of excellent quality, providing clean, good tasting water that contains low levels of metals and sulfur. Section 4.1.2: Sewer Currently there is not a sanitary sewer system in the Village of Copemish. In 2014-2015 the Village of Copemish, through the assistance of USDA Rural Development, was awarded a grant to have an engineering study completed which looked at the economic feasibility of constructing a sanitary sewer system. The engineering study was completed, but the Village never took any further steps for implementation of the project. The financial risk was determined to be to high for the Village and its residents to undertake. Lack of a sanitary sewer system does have some implications outside of environmental health concerns, and they are primarily related to the density and intensity of use. Larger residential lots sizes are necessary for septic systems, limiting the opportunity to increase density. Larger intensive commercial and industrial uses which generate larger volumes of waste water are also limited by a lack of a sanitary sewer system. Section 4.1.3: Natural Gas The Village of Copemish doesn’t have natural gas service. The residents of the Village and surrounding area are reliant upon propane for their gas needs. The expense of propane can be a burden on households who use it as a primary source for heat, expansion of natural gas lines in the area should be supported if the opportunity arises. Section 4.1.4: Electrical, Cable and Phone Service The Village of Copemish is provided electricity from Consumers Energy. Telephone, cable and fiber-optic is available in the Village, which increases options and bandwidth for Internet service. This service is provided by Acentek. High speed Internet is a necessity in this modern day to stimulate business and population growth. The changing world economy can support smaller communities that can provide the necessary high speed connections to the Internet that can drive small home based business, telecommuters and cottage industries. Section 4.1.5: County Drains & Drainage Districts There are no County drainage districts located within the Village. The Drain Commission Office administers stormwater guidelines, which seek to maintain water quality by infiltrating stormwater runoff at the source. This approach is considered Low Impact Design (LID). LID manages a developments impacts to natural drainage patterns through modern techniques of stormwater management. The techniques include rain gardens, detention basins, porous pavement, level spreaders and green roofs. Utilizing LID can open opportunities for developments and development patterns, as well as decrease costs associated with conventional development stormwater methods of curb, gutter and in-ground stormwater system infrastructure. It is recommended for the Village to authorize utilization of the Drain Commission Stormwater Guidelines. 15 �Section 4.2: Civic Leadership & Public Safety Section 4.2.1: Civic Leadership Copemish Village is an incorporated Michigan Municipality that is led by an elected five member Village Council. The Village council holds monthly meetings on the first Monday of each month. The Village Council appoints the Village Planning Commission which is comprised of five members who oversee the land use policy for the Village. The Planning Commission is required to meet four times yearly, and they set their meeting calendar each year at their organizational meeting. The meeting dates and times are posted at the Village Hall. Section 4.2.2: Public Safety Fire protection resources are provided through an agreement with Cleon Township which maintains a volunteer fire fighting crew, engines, equipment and other apparatus. Police protection comes from the Manistee County Sheriff ’s Department and the Michigan State Police. Section 4.3: Environment Section 4.3.1: Watersheds, Hydrology & Wetlands The Village of Copemish is located in the Bear Creek Watershed, and within the sub-watershed of Bear Creek, above Glovers Creek. There is one tributary that winds through the Village, First Creek, which eventually joins Big Bear Creek to the Southwest. First Creek is a State of Michigan Department of Natural Resources designated trout stream with a self-sustaining population of brook trout. At one time First Creek was impounded within the Village, but has since been reverted back to a free flowing stream. There are numerous wetlands located throughout the Village of Copemish along both First Creek to the South and to the Northwest in areas that border the headwaters of Big Bear Creek. Maintaining high water quality is important to the Village and region as our drinking water, natural resources based recreation and important aspects of the regional economy and health rely upon clean water. Surface water, wetlands and groundwater resources should be protected with stormwater management and vegetative buffers. Section 4.3.2: Soils & Groundwater Resources The soils within the Village are a mix of sandy loam and mucks. The sandy-loam soils are found in upland areas and consist of well-drained soils that provide very low surface runoff The muck soils are found in areas of wetlands and out-wash plains along drainages which consist of poorly drained soils with negligible runoff. Soil structure is important to development patterns as it impacts septic placement, well depth, and stormwater management. Well drained soils have the ability to pass pollutants quickly through the soil media to aquifers below. Section 4.3.3: Topography The topography of the Village is generally flat with some areas of steep slopes located in the north eastern portion of the Village. Steep slopes over 25% should be preserved without extensive development. Section 4.3: Transportation 4.3.1: Roadways The Village of Copemish maintains local village roads, which includes road resurfacing, curb and gutter and stormwater ditch improvements. A project slated for summer 2018 will resurface 80% of the roads within the Village. The Manistee County Road Commission maintains local county roads which intersect with the village roads. The Michigan Department of Transportation maintains Highway M-115 which passes through the Village from the South16 �Legend Y & " V ! Roads Village County Local U Æ County Primary Highway 0 200 400 800 ••••• ••••• 1,200 Fire Station Civic & Recreation Sites CJ Water Bodies Fuel Tank Sites Wetlands Existing Trails Public Lands ·-···.i : L•• •-••• Copemish Village Proposed Trails Cleon Township N Feet 1,600 Slope Percent Hydrology D 0 - 24.9% 25% or Greater Elevation High Low Map produced by the Manistee County Planning Dept. 3/7/2018 CO IL RO RA FIRST ST STATE ST ST AD H IS AV M PE OAK ST BR O W N ST W CLEON ST FIRST ST Y & " V ! V ! Y HW ELM ST O FR BEECH ST DR NT DR MICHIGAN ST SS O L V ! CEDAR RD U Æ FIFTH ST V ! SECOND ST E LA K V ! RU RD IM HO FF ST V ! FOURTH ST AC LL DI U Æ Æ U MAPLE ST THIRD ST CA COLFAX ST ASH ST .{) .L ....._ ·-···-···-···-···-···- o •••-•••- •- •- •••-•••-•••-•••-•••-•••-•••- •••- •••- •-•- (J Map 4.1 Source: Manistee County Planning Department 17 •- • - •••-•••-•••- YATES RD ..:Q, ¬ « M-115 �east to the Northwest. 4.3.2: Non-Motorized & Multi-Use Trails There are sidewalks along some blocks within the Village. Important connections around the Village Park and the “internal” neighborhood commercial district are intact and these sidewalks should be maintained and extended where it’s feasible and makes sense. The old railroad grade in the Village is currently utilized as a snowmobile trail during the winter months. The Village is working on up-grading the trail surface in collaboration with Cleon Township and Manistee County, for year-round use which includes bicyclists and pedestrians. The Village would also like to provide way finding signage for users and trailheads. Section 4.4: Schools The Village is contained within the Benzie Central School District, which encompasses portions of northern Manistee County. Section 4.5: Recreation The Village of Copemish was included along with all Manistee County communities in the award winning 2016 Manistee County-Wide Park and Recreation Plan. The Village plan meets the DNR 5-year plan requirements and is approved through 2022. 18 �Section 5: Issues of Greater than Local Concern Section 5.1: Regional Prosperity Initiative & Networks Northwest The State of Michigan Legislature in 2014 approved the process for the Regional Prosperity Initiative. The initiative, a voluntary grant process, is meant to encourage local private, public and non-profit partners to create vibrant regional economies. In order to be eligible for grants through the initiative, partnerships must be made with business, non-profit and local/regional economic development organizations. Copemish Village is contained within the Northwest Prosperity Region, along with the whole of Manistee County and the other nine counties comprising Northwest Michigan. The initiative is led by Networks Northwest for our prosperity region and inclusion of Networks Northwest as a lead agency or review agency for local plans will help to solidify the Village as a partner in regional processes moving forward. Section 5.2: Regional Economy & Placemaking The changing global economy has had lasting impacts on the once strong manufacturing economy of Michigan. This has had ripple effects across the State and has changed viewpoints on directing economic development activities and broadened the definition of economic development. Manistee County as a partner in the Stronger Economies Together (SET) program which was led by USDA Rural Development, worked collaboratively with our neighboring counties to drill down to determine and target specific industrial sectors which are currently displaying growth and projected to continue that growth into the future. The program draws from a regional approach that supports strengthening economies by working together. The program determined that the region has untapped potential to grow, expand and attract businesses in the Energy (Renewable & Fossil), Advanced Materials, Agribusinesses, Food Processing and Technology Jobs. The Village can support these industries as a bedroom community as it is positioned in a great location that caters to “place”. “Placemaking” is a term being utilized in the planning and economic development fields that refers to the creation of a “place” that is inviting to the population. The place can refer to parks, commercial corridors, neighborhoods and any other aspect of a community that invites residents and visitors to spend time in that location as it is enjoyable and comforting. The Village of Copemish is located in an area that can cater to placemaking. The abundant publicly accessible natural resources, proximity to Traverse City, Cadillac and Crystal Mountain allow for the community to cater to enthusiasts that enjoy these assets. Improving access, promoting existing assets and building the communities character around these assets will help the community develop their “place”. Section 5.2: Watersheds Watershed planning is an effort to evaluate, educate and develop policy within the context of a regional watershed. Most watersheds contain several units of government. The flow of water doesn’t respect individual jurisdictional boundaries, thus planning at a watershed level seeks to create cohesive policy amongst several units of government that are linked due to there locations within a single watershed.. The Greater Bear Watershed Plan was developed in 2013 through leadership and cooperation of the Bear lake Watershed Alliance and the Bear Creek Watershed Council. The purpose of the plan is to “guide and inform the integration of future activities in the watershed to protect and enhance the valuable natural resources essential to the quality of life and economic well-being of residents of the area.” The Village is at the head of the Greater Bear watershed, and should embrace it’s role as a steward for water quality as it leaves lasting impacts on waters as they flow from First Creek downstream towards Lake Michigan, passing through many local units of government. 19 �Section 5.4: Regional Cooperation & Joint Planning The Village of Copemish was a partner in the 2016 Manistee County-Wide Park and Recreation Plan. This example of regional cooperation and collaboration has led to continued partnership with other local units of government as a member of the County-Wide Trail Committee. Regional cooperation for recreation provides many benefits including shared responsibilities for funding of recreation improvements and shared maintenance costs, which proves to be a fiscally responsible method of managing these assets. Beyond recreation, regional cooperation for land use planning is essential in todays age. Demographic data on commuter patterns for the Village display that much of the population works in other communities, often with a commute of 30 minutes or more. The position of the Village along M-115 provides a rather direct route to a couple of adjacent communities and allows for visitors to access the Village and surrounding natural resources rather easily. Land use planning in conjunction with adjacent jurisdictions allows for more thorough regional planning and allows for the communities to grow together and compliment one another’s assets.. The State of Michigan allows for joint planning of two or more local units of government through joint planning enabling legislation. It would be beneficial to both the Village of Copemish and Cleon Township to have a discussion concerning the formation of a joint planning commission. The connection of land uses, residents and emergency services is established and, planning cohesively together would benefit the Village and Township through decreased costs borne from the sharing resources. Please view the “Copemish Village Master Plan Land Use Policy Poster” for the Remainder of the Planning Document The poster contains the following sections: Section 6: Existing Land Use Analysis Section 7: Land Use Objectives & Actions Section 8: Future Land Use Plan Section 9: M-115 Highway Land Use Focus Section 10: Zoning Plan & Matrix 20 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Copemish_Master-Plan_2018 Creator An entity primarily responsible for making the resource Manistee County Planning Department, Manistee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2018-09-12 Title A name given to the resource Copemish Village Master Plan 2018 Description An account of the resource The Copemish Village Master Plan 2018 was prepared by the Manistee County Planning Department and adopted by the Village of Copemish Planning Commission on September 12, 2018. Subject The topic of the resource Master plan reports Copemish (Mich.) Cleon Township (Mich.) Manistee County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/3ff5d477487b2996d06d1cdf89e52195.pdf 847443f96bb18873815928148a32a367 PDF Text Text COLDWATER, MICHIGAN �MASTER PLAN FOR FUTURE LAND USE A GUIDE FOR THE LONG-RANGE I I I I I I l t DEVELOPMENT OF COLDWATER, MICHIGAN PREPARED FOR THE COLDWATER PLANNING COMMISSION PREPARED BY VILICAN-LEMAN & ASSOCIATES, INC. COMMUNITY PLANNING CONSULTANTS 29621 NORTHWESTERN HIGHWAY SOUTHFIELD, MICHIGAN 48034 ,. I, I_ ' I_ L DECEMBER, 1976 �r r r r r r r r r r r MAYOR CHARLES WOODWARD CITY COUNCIL RUBY LOEHR ALBERT NELSON ROBERT RUMSEY W. W. SMITH ROBERT SWANSON RICHARD ZELUFF JOHN COLE ALICE PUORRO PLANNING COMMISSION ALICE DONNEL, Chairman CHAR LES BACON SHERWOOD CRAIG FRED CULY ALBERT HIGH RICHARD MOORE MAR IL YN SEAMAN ROBERT SWANSON CHARLES WOODWARD r [ CITY MANAGER GODFREY COLLINS CITY CLERK [ , ' r r r r r MARCELYN LABELLE BUILDING COMMISSIONER RUDY KOVALES PLANNING CONSULTANT VI LI CAN- LEMAN & ASSOCIATES, I NC . �I ' I r I I l I_ t ,- TABLE OF CONTENTS . i . ii PREFACE FOREWORD INVENTORY EXISTING CONDITIONS . 1 EXISTING LAND USE . 1 OTHER LAND USE . . . 4 TOTAL LAND AREA .4 . .4 LAND USE PROBLEMS STRUCTURAL CONDITIONS HOUSING CONDITIONS FACTORS INFLUENCING BLIGHT PHYSICAL IMPROVEMENTS PROPOSALS .. . . POPULATION . . . . . . . POPU L ATION TRENDS . . POPULAT ION CHARACTERISTICS FUTURE POPULATION . . . .. t l I f I r I_ . 8 .9 .9 . 11 .11 .12 .14 RESIDENTIAL AREAS RECREATION AND COMMUNITY FACILITlES RESIDENTIAL AREAS RESIDENTIAL LOT SIZES . . . . . . . RESI DEN flA L AREAS PLAN ( . 6 .6 . . . . . RESIDENTIAL AREA LAND USE POLICIES .16 .16 .17 .19 . .. .. . .. ... . .20 .20 STANDARDS EXISTING RECREATION FACILITIES .21 .22 PARKS AND RECREATION PLAN .23 .26 .26 .26 .26 .27 .28 .28 .28 .29 RECREATION / CONCEPTS COMMUNITY FACI LIT! ES . . . . COMMUNITY FACILITIES PLAN City Hall . . . . . . . Public Safety Fac1lit1es Fire Station Location Library . . . . Publ ic Utilities Secondary Schools . Other Public Facilities �r r I I I I I I I I I I I I I I I I I COMMERCIAL BASE AND INDUSTRIAL AREAS PLAN COMMERCIAL BASE ANALYSIS FUNCTIONAL USE CLASSIFICATIONS CONSUMER DEMAND DETERMINANTS COMMERCIAL DEMAND PLANNING CONSIDERATIONS INDUSTRIAL AREAS . . . . . BACKGROUND FOR INDUSTRIAL DEVELOPMENT INDUSTRIAL DEVELOPMENT SITES INDUSTRIAL AREAS PLAN . . . . . . . . . . THOROFARE PLAN AND ENVIRONMENTAL ASSESSMENT .30 .30 .31 .32 .34 .36 .36 .37 .39 . .42 LAND USE RELATIONSHIPS .43 THOROFARESTANDARDS .44 THOROFARE CAPACITIES .45 THOROFAREPLAN .48 THOROFARE CONCEPTS ENVIRONMEN TAL ASSESSMENT .52 THE VISUA L ENVIRONMENT .52 LAND USE TRANSITIONS . . .53 .54 LANDSCAPE TRANSITIONS . SUGGESTED PLANT MATERIALS H ISTORICAL PRESERVATION . MASTER PLAN FOR FUTURE LAND USE THE MASTER PLAN FOR FUTURE LAND USE .55 .58 .61 I I �f I I I I I I I I I I I I I I I I I I FIGURES 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 Existing Land Use Map . . . . Structural Cond iti ons Survey Map Neighborhood Unit Concept Residential Areas Plan Map Parks and Recreation Plan Map Cemetery Lake Park Site Concept South Lake Park Site Concepts A & B Proposed Elementary School - Neighborh ood Park Typical Section through Sauk River - Riverside Drive . . . . . . . . 2A 7A 16A 17A 23A 24A 24B,C 25A and Jaycee Park . . . . . Community Facilities Plan Map Primary Market Area Map Industrial District Concept Industrial Areas Plan Map . Thorofare Concept Residential Development on MaJor Thorofare Concepts Cross-Section Standards Local Street Types Thorofare Pian Map . . Convenience Center Intersection Scheme Transitional Details . . . . . . . Screening Details Greenbelt Planting Screen Illustrations Commercial Strip Development Concept Master Plan For Future Land Use Map . 25B _ 29A . 31A . 36A . 41A 42A . 43A . 45A . 50A . 51A . 53A . 54A . 54B . 56A . 57A . 62A �-I I I I I I I I I I I I I I I I I I I TABLES . 2 1 Existing Land Use 2 Population Trends . . . . . . . . . . . 11 3 Percent of Population By Selected Age Groups .12 4 Persons Per Household 1960 1970 .13 5 School Ch ildren Per Household .14 6 7 Population Projections . . . . . Development Capacit ies By Neighborhood Unit .15 8 Summary of Recreational Standards and Concepts .21 9 Average Sales Per Square Foot .32 Supportable Building Area .33 .34 10 11 12 13 14 15 16 Potential Commercial Demand Estimated Commercial Land Area Needs Existing Industrial Zoning and Land Use Street Classification Criteria and Cross-Section Standards Theoretical Thorofare Capacities . . . . . . Street Traffic Counts and Theoretical Peak Hours .18 .35 .39 .45 .46 .47 II �I I I I I I I I I I I I- '- ~ ~ ~ ~ J: PREFACE �f l PREFACE r I I I I I I The Coldwater Master Plan for Future Land Use, contained herein, reflects a decision by City Officials to come to grips with their community's physical problems through the planning process. It is further the intent of the City to utilize the plan as a guideline for the proper and orderly development of the community of the future The plan sets forth the planning policies, guidelines and land use proposals for the long-range development and potential redevelopment of the City. This Master Plan for Future Land Use is the result of an orderly process of study by the Planning Commission over preceding years. During this time, a number of early technical memorandum reports, were prepared for review by the Planning Commission. The results of these memorandum reports are summarized in this document. City Officials should retain the memorandum reports for future reference. I I I 'I f f f I I -i- �r r FOREWORD In order to provide a sound basis for orderly, long-range community growth, possession of a practical Master Pian for Future Land Use 1s essential. Intelligent forethought, if exercised 1n the past, could have prevented or lessened current ( I I I I I I I I I I I I I I land use problems confronting most communities. American communities have generally grown in a haphazard manner, and this chaotic growth has tosterea a host of problem5. Today, no private corporation would consider bu ilding a plant or develop ing a shopping center without first assessing its needs, resources and potential It has just been w ithin the past few decades that communities have begun to recognize that they, too, should chart a course for the future w ith the goal of providing an environment which provides pleasant living cond 1t 1ons, outlets for recreation , adequate and efficient areas for industry and commerce, and a transµonat1on network coordinated to compliment this pattern . The purpose of the Master Plan fo r Fu t ure l and Use is to serve as a gwde for land use needs and development patterns 1n the area . It is based on an orderly process of survey, analysis and coordination The Master Plan for Future Land Use map contained in th is report, grapn ical ly portrays land use recommendations which are supported by the accompanying text With in the total Master Pian for Furure Land Use, the most important single element is the Master Plan map l.Jpon th is graphic summary, the location and extent of future residential, recreational, pub lic, commercial and industrial uses are ind icated Each of these areas reflects a coordination of numerous social, economic and physical relationships necessary 1n fulfilling current and future needs of a truly desirable and organized community The Master Plan for Future Land Use shou ld thus serve as a gu ide for both public and private deve lopment Two legal instruments, the Zoning Ordinance and Subd iv1s1on Regu lations, are 1mpo1tant tools for implementing the plan . Zoning regulates the use of land w th in the commun ity and 1s based upon the philosophy that the common good of the community is vitally important and must be the criteria used for plann ing decisions In add ,t 1on to land use, zon ing also controls the height and bulk of build ings and l1m 1ts the number of dwellings which may be -ii- �r [ [ · built on an acre of land . This prevents overcrowding, provides for adequate light and air, and generally insures conformity to a minimum standard of livability. Without such controls, it would be virtually impossible to estimate population I I I I I I I I I potential and future facility needs. T he second major legal tool for effectuating the plan is Subdivision Regulations. These regulations govern the character of new development by subjecting it to careful scrutiny by the community . In addition to complying with the Zoning Ordinance, proposed subdivisions should meet minimum standards in regard to the provision of utilities, streets, sidewalks and contemporary design standards. These regulations are intended to protect the purchaser, the developer, and the local governmental unit by guaranteeing proper development w ithin the framework of the Master Plan . The ability of a competent plan to materialize as envisioned cannot be assured however, even with the aforemented legal instruments, unless there is widespread understanding and support of the pianning officials, intangible factor may well be the key one . Hence, it is essential that planning be considered a continuing process, with proposed development referred to the Planning Commission to insure conformance with the City's long-range goals. It is, however, vitally important that the plan be recognized as a flexible instrument, subject to changing conditions and unforeseen technological and social changes which may occur. In order to obtain optimum effectiveness in the planning program, it is, therefore, essential that the plan be periodically reviewed and re-evaluated. I I I I I I I process by elected department heads, and the community in general . In the last analysis, this -iii- �I I I I I I I I I I I I ~ ~ I ~ r INVENTORY �I r r I I I I I I I I EXISTING CONDITIONS The preparation of the Coldwater Master Plan for Future Land Use w as influenced in part by the critical "fixes" in the community. That is, those natural and man-made features which presently exist. An inventory of the existing conditions in Coldwater established the basic framework upon which the Master Plan was developed . EXISTING LAND USE Knowledge of the extent of existing land use in the community provides the key to better understanding the present relationships between various land uses. This knowledge, in detail form, also reveals predominate land use in the community as well as desirable and undesirable conditions . An accurate up-to-date land use study provides the basic input upon which decisions can be made concerning allocation of residential , commercial, industrial and public land uses. Ten basic categories were used for the classification of existing land use in Coldwater. The land use survey was concluded and documented in September 1974. TABLE 1, which follows, depicts these categories and their respective acreages. In 1974, the City of Coldwater contained a gross land area of 3,857 acres, or about 6.0 square miles of land within its corporate limits. I I I I J r I -1- �I I I I I I I I I I I I J TABLE 1 EXISTING LAND USE CITY OF COLDWATER Use Acres Percent of Total Percent of Developed 19.6 1.0 0.4 2.7 9.4 35.6 1.8 0.7 5.0 17 .1 119.6 81 .2 167.9 43 .5 3.1 2.1 4.4 1.1 5.6 3.8 7.9 2.1 402 .0 30 .7 10.4 0 .8 18.9 1.5 Total Developed Vacant Land Waterways 2,123.5 1,572 _3(2) 161 .2 55.0 40.8 4.2 100.0 Total Undeveloped City Total 1,733.5 3,857.0 755.3 38.4 15.5 105_7(1) 363.8 One & Two Fam ily Residential Multiple Fam ily Residential Office Commercial Industrial Public School Park Other Public Quasi-Public Rights-of-way Streets Railroad 45.0 100.0 (1) Includes 7.7 acres of publicly owned off-street parking which primarily serves commercial uses. (2) Includes 204 .9 acres owned by the State of Michigan Training School and 87.4 acres reserved for future parks. l I J J r J The spatial arrangement of land uses is shown on the Existing Land Use map which accompanies TAB LE 1. Total developed land area amounted to 2,124 acres, or about 55 percent of the total land area of the City . A general summary of the various categories follows: -2- �/ h't't:I SINGLE FAMILY RESIDENTIAL (!) SCATTERED MOBILE HOMES Gl!liffl TWO FAMILY RESIDENTIAL [:;:;::::::j MULTIPLE FAMILY RESIDENTIAL D:] MOBILE lt:t~tl OFFICE - COMMERCIAL HOME PARK ~ INDUSTRIAL ~ P U B LI C P PARKING QUASI -PUBLIC SCHOOL IE ELEMENTARY, J JUNIOR HIGH,S SENIOR HIGH) PARK BRANCH VACANT COUNTY AIRPORJ' 1000 000 1500 SCALE 1N FEET SEPTEMBER 1 19 74 EXISTING LAND USEI CITY OF COLDWATER MICHIGAN vilican · lemon community a assoc i ates inc . planning consullonts �I I I Residential land occupied about 794 acres or nearly 21 percent of the gross land area of the City . This represents the largest developed land use within the City of Coldwater. Residential land use comprises approximately 32 percent of t_he City's developed land . 'I I I I I I I I ,. l ' 'I I A further refining of this classification finds single-family dwellings make up over 90 percent of the residentially oriented land in the City. The balance of the residential lands are comprised almost completely of multiple-family dwellings. Commercial land in Coldwater accounted for nearly 106 acres of land or about five percent of the developed land in the City Commercial acres do not include offices which comprises just under 16 acres of land in the City Together these two uses occupy only about three percent of the total land area of the City. The largest concentrations of commercial land use in the City of Coldwater is contained within the Central Business District and to a lesser extent along North Marshall Avenue and near the City's east end along Chicago Street. Industrial land use in Coldwater accounts for just over 17 percent of the developed land area of the City and over nine percent of the City's total land area. Of the nearly 364 acres of land devoted to industrial use in Coldwater, most of it consists of light industrial land use. Nearly all of the industry in the City is located in the southwest and south central part of the City . However, a maJor new area of industrial land use is developing in the southeast part of the City . Public and Quasi-Public lands together comprise about 412 acres of land in Coldwater. This amounts to just over 19 percent of the developed land area of the City. These types of land use comprise the third largest land use type in the City. Of the two land use types, land occupied by public uses, such as city and county governmental facilities, public schools and parks, makes up a great majority of the land area of the total category . For instance, public school land comprises nearly six percent of the City's developed land Rights-of-Way in Coldwater includes public streets, alleys and railroads. Nearly 21 percent of the total developed land in Coldwater is composed of rights-of-way. Rights-of-way in the City contain about 433 acres or over 11 percent of the total land area in Coldwater. The greater portion of this use is contained in streets and -3- �I f I I alleys which totals 402 acres or over 90 percent of the category. The remaining 31 acres, exists as rights-of-way of the Penn Central Railroad and its spurs. OTHER DEVELOPED LAND USE Two other basic land use categories are depicted in TABLE 1. These include va:ant undeveloped lands ' ' ' ' ' '• - - and water courses. Vacant land within the City comprises about 1,572 acres which accounts for near ly 41 percent of Coldwater's total land area. Water courses in Coldwater includes portions of three lakes and the Sauk River . These combined water courses occupy approximately 161 acres of land which represents about four percent of the City's total land area. TOTAL LAND AREA Of Coldwater's total 3,857 acres of land over 2, 123.5 acres, or 55.0 percent, stand developed in a variety of land uses. However, of particular significance is the fact that almost 40 percent of the developed land in Coldwater contains nontax revenue producing uses. These uses include: schoo ls, parks, rights-of-way, public and quasi-public uses. LAND USE PROBLEMS At the time the field survey of existing land use was being carried out in Coldwater, notice was also being taken of significant land use problems or problem areas that were recognized in the City . The following is a brief recognition and discussion of the more significant problems that exist in the City of Coldwater: Mixed Land Uses: These patterns occur where one land use category is permitted to intrude into neighboring properties. Such intrusions can have a detrimental effect on adjacent properties. For instance, commercial and industrial uses in residential districts effectively diminish the residential · integrity of the area . By the same token, scattered residential concentrations within areas or iented to nonresidential nonresidential growth and development. -4- uses, can retard continued �I I I I I I I I I I I Incompatible Land Use: Incompatibility between land use types occurs when poor relationships between residential and nonresidential land use is created . Nonresidential uses fronting directly across a street into residential uses is an example of poor land use relationship. Land Locked Parcels: Poor land platting practices in the past have created sizable parcels of land within block interiors which have become virtually unusable. Their size, shape and lack of access often negates development of these parcels, robbing the City of potential tax revenue and creating maintenance problems. Traffic Hazards: Include multiple street intersections, improper alignment of intersecting streets, acute angle intersections, and intersections at grade level railroad crossings. 'I I I I I I • -5- �f I I STRUCTURAL CONDITIONS The problem of physical deterioration 1s one that confronts all aging commun ities . Communities of all sizes find themselves with areas that conta in obsolete and deteriorating structures. These areas are often visual and social burdens on the City as well as financial burdens. Areas that are deteriorated or dilapidated generally require more public services than they return to the City in ta x revenue. In order to determine, evaluate and assess the extent of physical blight in the community, a field survey of housing conditions was undertaken. During the course of the field survey other environmental factors were taken into consideration. These factors included among others, street conditions, lack oi· public utilities and incompatible land use mixes. I I I I J I Once these problem areas were evaluated and their particular problems analyzed, potential corrective remedies could be advanced. HOUSING CONDITIONS The survey, conducted in the field, examined each block in the City. Each structure was assigned to one of five structural categories. These categories related to the general quality of the structure which, in turn, related to the ultimate categorization of all areas in the City . These areas, based on the major impact of individual structures within them, were rated either: Sound: (Stable Areas) contain substantial masonry or wood structures not older than 25 years in age and having excellent maintenance. Sound: (Scattered Deficiencies) Substantial masonry or wood sided I, structures of adequate construction and size, but older in age . Some I I I Minor Deterioration: Older fairly substantial structures in areas that have I t obso lescence but continued maintenance. some scattered structures with numerous deficiencies. However, the majority of the structures can be economically rehabilitated . -6- �I I I I I I f ' ' ' '• • I Major Deterioration: Less substantial structures of older age with fair to poor maintenance. These areas contain a larger number of scattered dilapidated structures. Predominately Substandard: Poor substandard structures with serious deterioration of several structural components with little or no maintenance of structure or yard. Many will require major or total clearance and redevelopment The Structural Conditions Survey map on the accompanying page shows that four of the five areas classified on the map, are fairly evenly distributed throughout the City in terms of land area involved . The greatest concentrations of sound or stable structures are found 1n those areas of the City that contain newer residential and industrial structures Structures found to be sound with scattered deficiencies extends along Chicago Street, through the Central Business District, eastward to beyond the 1-69 interchange. The area also extends northward along Marshall Street as well. Surprisingly, this area forms the inner City, which most often is an area of greater structural deterioration. However, these areas contain many older structures of significant architecture, and are being well maintained . Lying between the areas of sound structures and those with scattered deficiencies is a band of structures which are found to be in a state of minor deterioration. Practically all of these type of structures lie north of Chicago Street. Below Chicago Street, in the south portion of the City, is found the most extensive concentration of structures in both a major state of deterioration and predominately substandard . Two additional areas of structures found to be in a major state of deterioration lie in the east central portion of the City north of Chicago Street and in the west central area of Coldwater, along Chicago Street. Two areas are shown on the map as areas containing predominately substandard structures. These include the Park Street corridor area and the area near Cemetery Lake. The latter area, however, has received major upgrading in the form of new public utilities and street improvements . -7- �SOUND t:;:;:;:;:;:J SOUNO·SCATTERED DEFICIENCIES ~ MINOR DETERIORATION ml MAJOR DETERIORATION - PREDOMINANTLY SUBSTANDARD AIRPORT SCAL£ 1N FEET $fl"T(li11Ut , 1,7• SURVEYI STRUCTURAL CONDITIONS CITY OF COLDWATER MICHIGAN 'lilicon · lemon a associates Inc. community plonnino consultants �Though this section has pointed out structural problem areas as they are found to exist in Coldwater, it cannot assign specific correctional procedures to each problem area individually . Such solutions, while recommended, will require a good deal more detailed analysis of each area than can be contained within the scope and range of this document. There are, at this time, however, two basic programs available to communities in their efforts to eliminate and prevent blight and blighting conditions. These programs include: Community Development Programs. Systematic Code Enforcement Programs . The City of Coldwater is involved in both . FACTORS INFLUENCING BLIGHT Not only does the quality of structures within a community determine its livabi lity , but the socioeconomic factors of the community influences these qualities as well. In some cases, one factor may be dominant, but generally a combination of factors must be recognized as potential causes of blight. Such factors which influence blight and generally are found to exist in communities can include: Inadequate building maintenance. Mixed structural uses. Incompatible land uses. Inadequate neighborhood faci Iities. Traffic and parking problems. Social and psychological factors . Inadequate codes and enforcement. Economic factors . -8- �PHYSICAL IMPROVEMENTS The general physical condition of a number of structures in the City have been improved since a neighborhood analysis was completed in 1968. The Coldwater Central Business District, for instance, has been significantly improved through a renewal project. Structures in the vicinity of Jefferson and Lincoln School, have been improved w ith the advent of street improvements and public utilities. Individual home improvements appear to have been spurred by municipal improvements. All such actions serve to improve the overall physical condition of Coldwater, its appearance and total building inventory . Yet, the City is still confronted by areas which exhibit major structural deterioration . PROPOSALS Stud ies have shown that persons living in the poorest quality housing are those with the lowest income. As a result, the housing that should be replaced or substantially improved is usually the housing occupied by those least able to afford improvements or a better dwelling unit without some manner of subsidy. others living in such conditions may be elderly persons on fixed incomes There are, however, various types of programs for low or moderate income families, such as housing for the elderly and handicapped and rent supplement programs available to the community through state and federal agencies. Any one or combination of these programs could greatly reduce existing housing problems in Coldwater. The City has already availed itself of some former federal programs and has applied for consideration for federal assistance funding under the Community Development Program. In order to prevent future blight in currently sound housing areas, and to promote the removal of blighting conditions in those areas of Coldwater presently affected, the City has set forth to : Identify in quantitative terms, the number of ill housed citizens in the City and the number of standard housing that is or could be made available . Establish goals and objectives. -9- �= I • •I • '• I • • •II Determine needs. Adopt programs for the replacement of substandard housing in the City . All of the above proposals have been carried out and are contained in the City's Application for Community Block Grant Funds. Upon approval of the application and receipt of the funds, the City will need only to implement the above objectives, to carry out the program . J II ' 'I -10- �POPULATION The analysis of past and present population trends is a fundamentally important element in the planning process. The information derived from an analysis of population can be used to estimate future population levels and significant trends which may have a bearing on the facilities and services to be planned. POPULATION TRENDS The history of population trends reveals much about the character of an area and is a valuable aid in projecting population growth. TABLE 2 depicts the history of population growth for Coldwater, Coldwater Township and Branch County since 1940. TABLE 2 POPULATION TRENDS: 1940-1970 COLDWATER, COLDWATER TOWNSHIP AND BRANCH COUNTY Year Coldwater( 1} 1940 · 7,343 1950 8,594 1960 8,880 Percent Coldwater( 1) Change Township 1,406 17.0% 119.1% 16.9% 62.1% 15.6% 34,903 15.3% 5,785 Percent Change 30,202 5,016 3.1% 9,155 Branch(1) County 25,845 3,081 3.3% 1970 Percent Change 8.6% 37,906 SOURCE: 1970 U.S. Bureau of the Census ( 1lincludes population of State Training School The City of Coldwater showed a significant decrease in its rate of growth between 1950 and 1970, but appears to have stabi Iized during the last two decades. -11- �~ •II II II • • • • • • ',. - The City's population as a percent of the County's has continued to decrease through the last decade, while the Township continues to increase its share of the County's total population . In effect, the population of Coldwater has continued to grow at a moderate rate over the last two decades, while Coldwater Township has grown rapidly . The two units of government combined, makes up a major part of the County's total population. POPULATION CHARACTERISTICS Future facility needs can, for the most part, be determined by an analysis of the age composition of the City's population . Each age group has significance in terms of both economic and social factors. For comparison purposes, data in TAB LE 3 records the percent each age group comprises of the total City population in 1960 and 1970 . TABLE 3 PERCENT OF POPULATION BY SELECTED AGE GROUPS: 1960-1970 Age Group Percent of Population 1960 Preschool Age -5 School Age Elementary 5 - 14 Secondary 15 - 19 Total School Age 5 - 19 Labor Force Family Forming 20- 44 Mature Family 45- 64 Total Labor Force 20- 64 Retirement Age 65+ Percent of Population 1970 11.4% 8.7% 202% 20.8% 6.8% 8 .8% 27 .0% 29.6% 29.4% 29.2% 19.0% 20.1% 48.4% 49.3% 13.2% 10.3% 100.0% 100.0% SOURCE: U.S. Bureau of the Census 1960 and 1970 -12- �The percent of population in the preschool age has declined significantly since 1960. This trend, however, is similar to that of the nation. School age children, in all three categories, experienced an increase in their percent share of the City's total population. The same holds true for the total labor force age group as well, though the family forming category experienced a slight decline. The retirement age group, however, experienced a substantial decline which is somewhat unique in the face of a national trend towards a maturing population. This age group becomes even more unique in light of the fact that the median age of the City's population of 28.9 years is higher than the Township, Branch County and the State which are 24.7, 27.8 and 26.3 years, respectively. The number of persons per household, which is shown in TABLE 4, compares household ratios for the City, with the Township, Branch County and the State. TABLE 4 PERSONS PER HOUSEHOLD: 1960-1970 COLDWATER, COLDWATER TOWNSHIP, BRANCH COUNTY AND MICHIGAN Coldwater Coldwater Township Branch County State of Michigan 1960 1970 3.04 3.14 3.23 3.42 2.92 3.27 3.13 3.27 The older median age is again reflected in a smaller average family size in Coldwater. In contrast, the Township showed an increased family size which is characteristic of its younger population . The trend towards smaller average family size, is once again, typical of the national trend towards fewer family members. Data cconcerning the number of school age children per household is useful as an indicator of future growth trends and for determining residential areas and elementary school capacities. For the purposes of land use planning in Coldwater, the characteristics of school age population 1s expressed as a ratio of kindergarten through sixth grade ( K-6) pupils per fam1 ly TAB LE 5 depicts the respective number of elementary school age children per househo Id for the City . -13- �TABLE 5 SCHOOLCHILDREN PER HOUSEHOLD Total Households School Age Children Children Per Household 3,083 1,326 .43 Once again, the ratio reflects a maturing population in Coldwater which produces fewer school age children per household than either Branch County or the State, whose ratios are both .50 school age children per household. For the purposes of computing forthcoming residential unit data, particularly supporting elementary school and playground needs, a more modest ratio of .40 will be used. This ratio recognizes the downward trend in family size evidenced by local, County and State statistics produced since the City's .43 ratio of 1970. FUTURE POPULATION Population projections for the City of Coldwater are based on present as well as past trends. Population projections are, at best, no more than theoretical estimates of growth yet to be experienced. Hence, they are made with the understanding that varying land development trends which may take place in Coldwater, can affect its rate of growth. As a result, the population projection figures contained herein should be reviewed from time to time. These population projections nonetheless provide reasonable estimates for anticipated future growth into the foreseeable future. Population projections for the City are predicated on two basic projection techniques, the techniques assume that: Coldwater will continue to experience a three to four percent growth rate per decade. Coldwater will comprise 24 percent of the County 's future growth. The third set of figures represent a "working estimate" and are an average of the other two. -14- �• TABLE 6 includes the numerical projections determined in the above two techniques as well as the working estimates. TABLE 6 POPULATION PROJECTIONS CITY OF COLDWATER Technique 1977(1) 1980 1985 1990 3-4% growth 24% of County Growth Working Estimate 10,075 10,200 10,400 10,300 10,400 10,700 10,600 10,600 11,000 10,800 (1)Estimated population of City as of January, 1977, by building permit data. As helpful as the above projections can be to planning future community needs, a more useful component of long-range planning is the population holding capacity figure . This numerical estimate may be found in the residential areas element of this document. -15- �RESIDENTIAL AREAS RECREATION AND COMMUNITY FACILITIES �RESIDENTIAL AREAS The neighborhood unit, a concept of which is illustrated on the following page, is intended to create self-contained residential areas . Each unit, ideally, should be served with such supporting facilities as an elementary school, its playground and a neighborhood park . All of these facilities should be located near the unit's center. Pedestrian movements from any part of the neighborhood unit to these facilities should be possible without crossing a major thorofare or nonresidential district. Hence, the requirement of safe, convenient pedestrian access, particularly for the City's school children and elderly citizens, serves as a prime factor in dimensioning the proposed unit. The geographic size of a unit should be adequate to physically contain the necessary population to support neighborhood facilities . ·. Of utmost importance . is the need for an optimum population capable of generating a sufficient enough elementary school age population to warrent an elementary school. The interior street system within a unit should be d~signed to discourage through traffic movements, thus affording safety to residents and residential stability to the neighborhood . RESIDENTIAL LOT SIZES Since each neighborhood unit should be large enough to physically support neighqorhood facilities, a population of adequate size is desirable. Since the ultimate population holding capacity is a function of density, it becomes necessary to allocate lot sizes to areas having good residential potential. Residential lot sizes, or lot areas assigned in this manner, must comply in area to the minimum requirements of the zoning district in which the area is located . During the process of determining lot sizes for the various neighborhood areas, the following basic factors, among others, was taken into consideration : Existing lot sizes in presently developed residential areas of the community . Physical features of the land. Provision of, or feasibility of, centralized sewer and water systems. Anticipated range of dwelling unit types. -16- �I I .J I I I I 7 TOWNSHIP \, _JI L TH E TOWNSHIP IS USUALLY AN AGRICULTURAL ENTITY OF 36 SQUARE MILES . AS SUCH IT IS PRI MARILY A MEASUR E OF LAND WITH ROADS OCCURRING ON SEC TI ON LINES . ✓ T HE COMMUNITY IS THE FOCAL POINT FOR AN AGRICULTURAL HINTERLAND THAT OFTEN TRANSCENDS TO WN SHIP BOUNDARIES. IT IS A COMPLEX OF PEOPLE ENGAGED IN BUSINE Sf , INDUSTRY, AND CIVIC ACT IVIT Y. THE COMMUNiTY PROVIDES SUC H BASIC SERVICES AS TH E HI GH SCHOOL, SHOPPING CE NTERS, PARKS , AN D OTH E R FACILITY NE EDS FOR ITS INFLUE NCE AREA. NEIGHBORHOOD C_ THE NEIGHBORHOOD IS THE BASIC PLAN NING UNIT IT CONTAINS A POPULATION LARGE ENOUGH TO SUPPORT ONE ELE MENTARY SCHOOL AND NEIGHBORHOOD PARK . THE RESIDENTIAL STREET SYS TEM IS DESIGNED TO ELIMINATE THRU TRAFFIC WITHIN THE RESIDENTIAL AREA. THE ELEMENTARY SCHOOL AND PARK ARE LOCAT ED AT THE CENTER OF THE NEIGHBORHOOD WITHIN SAFE WALKING DISTANCE OF ALL SCHOOL CHILDREN. NEIGHBORHOOD UNIT CON CE PT I vilican · lemon planning a assoc. inc . consultants �..,... I I I I I I '''' ' 'I I I RESIDENTIAL AREAS PLAN Throughout development of the Residential Areas Plan, the fact had to be recognized that Coldwater as an established City can not, due to ex isting features, meet all the concepts of the ideal neighborhood unit. Therefore, existing land use "fixes" played a significant role in the establishment of the neighborhood unit boundaries. These ex isting fixes inciude : Major thorofare patterns. Railroad rights-of-way. The Sauk River and the lakes along the City's west side. Location, service area, and site area of existing elementary schools. Patterns of existing and potential nonresidential areas. Utilizing these fixes, the neighborhood unit boundaries were determined. The neighborhood units are presented on the Residential Areas Plan on the accompanying page . The Residential Areas Plan proposes eight neighborhood units within six areas of concentrated residential development. The six residential areas shown on the plan will be served by six elementary schools. Two of the six schools are proposed new schools, yet to be built. One of the new schools is proposed in Residential Area 1 and the other in Residential Area 3 . One older existing elementary school is proposed to be eventually phased out of operation. This is the Washington School in Residential Area 4 . TABLE 7 on the following page, depicts projected development capacities by neighborhood units, including dwelling unit holding capacity, anticipated population, public K-6 enrollment potential, and recommended school playground, park needs. The projected population holding capacity for the City is indicated on the table at 18,160 persons with an anticipated K-6 generation of 2,410 children. -17- �1, MOIHH EXISTING - SCHOOL E ELEMENTARY J JUNIOR HIGH S SENIOR HIGH PROPOSED G) ELEMENTARY SCHOOL c::::J RESIDENTIAL AREA 2,880 400 RESIDENTIAL AREA POPULATION K·6 PUPILS PER RESIDENTIAL AREA QEEill MAJOR NONRESIDENTIAL AREAS BOUNDARY AIRPORT SCALE R ES I D E N TI A L A R EA S PL A N CITY OF COLDWATER MICHIGAN I , u~ T viii eon · lemon IN , F[[T 1, l' !> a 011oeiotes inc . community plonninQ eonsullonh �• - - - - - - - - -IIll TABLE 7 DEVELOPMENT CAPACITIES BY NEIGHBORHOOD UNIT Neighborhood Planning Unit Potential Single-Family Dwelling Units 1 Potential Multiple-Famiiy Dwelling Units 2 917 .....' cp 100 Existing Park (Acres) Neighborhood Park Needs (Acres) -3-4 5.4 3.0 8.4 3.0 2 1,075 3 1,235 100 4.0 4 1,050 117!a) 3.0 5 1,344(b) 19.6 6 385 199 Total 6,006 517 Existing SchoolPlayground (Acres) 5 School Total Playground School/Park Needs Needs (Acres) (Acres) 6 7 9.0 10.4 9.0 10.0 Total Potential Dwellin!! Units 8 Potential K-6 Generation 9 Potential Population Capacity 10 1,017 380 2,880 1,075 430 3,150 11 .0 15.0 1,345 510 3,800 11.4 10.0 3.0 1,167 420 3,160 4.0 3.6 11.0 8.0 1,349 510 3,820 5.8 2.0 7.8 7.0 584 160 1,300 39.2 19.0 33.2 58.0 6,532 2,410 18,110 35.0 SOURCE: Vilican-Leman & Associates, Inc., 1975 COLUMN EXPLANATIONS: 2 3 4 5 Number of single-family dwelling units in the neighborhood unit at projected hold ing capacities based on density limitations of zoning district. Number of mu ltiple-fami\y dwellings in the neighborhood unit at projected holding capacity based on density limitations of zoning ordinance. Number of acres of park serving neighborhood unit. Number of acres recommended for neighborhood unit, based on population. ( 1.0 acres per 1 ,000 persons) Number of acres of existing elementary school-playground site within the neighborhood unit. ADDITIONAL NOTES: (a) (b) Nursing home units Includes 106 mobile home units 6 7 8 9 10 Number of acres recommended for neighborhood school-playground in neighborhood un it based on enrollment (5.0 acres plus 1.0 acres per 100 pupils) Total of columns (4) and (6) less columns (3) and (5). Total of columns ( 1) and (2) Column (1) times .40 or .15 elementary school age per single -family or multiple-family, mobile home unit, respectively. Column ( 1) times 2.9 or 2.2 persons per single-family or multiple-family, mobile home unit, respectively . �, J J J J •I RESIDENTIAL AREA LAND USE POLICIES To assist the City in carrying out the intent of the Residential Area Plan, to the extent possible , the following guidelines are recommended : Nonresidential land uses should not be permitted to develop within the residential units and scattered nonresidential uses presently in these areas should be phased out over time through strict zoning regulations. Large scale multiple-family developments could also be undesirable within the neighborhoods because of the traffic which they generate. These uses should be located on the boundaries of or outside of, the residential units with access only to the boundary roads. Plats which are recorded with in these areas should be designed so that through traffic will be discouraged as much as possible. New plats should be designed so that access to existing and proposed elementary schools is assured . The City and School District should continue to combine their efforts in acquiring sites and developing elementary school-playground facilities in conjunction with a neighborhood park. -19- �RECREATION The Parks and Recreation Plan for the City of Coldwater is developed with the objective of adequately satisfying local elementary school-playground, park and recreational needs of the City . The plan proposes a system of consolidated neighborhood recreation facilities in conjunction with larger scale community wide recreation facilities. CONCEPTS Recreation facilities need to be provided at different levels for different areas and different activities. For instance, elementary school playgrounds provide for active recreation while the neighborhood park should be oriented to passive recreation. For planning purposes, parks and recreation facilities can be grouped into three basic criteria : Elementary schools, playgrounds and neighborhood parks. These facilities should be located near the center of the neighborhood so that children can walk to them without having to cross major thorofares or other physical I •• I I I I I I I barriers. The elementary school would ideally contain between 400 and 600 pupils . Middle schools, and community-wide park facilities. These facilities should be located on major or secondary thorofares, and serve several neighborhood units. Community-wide park facilities are primarily designed to serve large citys in which more than one Junior High School exists. Secondary schools and major park facil ities should be located on or near major thorofares because of the traffic they generate. The concepts map on the accompanying page ii lustrates the advantages of a combined elementary school, park facility . In those instances where large City wide parks also serve as neighborhood parks, an area within the larger park should be designated for passive recreational use, to satisfy the neighborhood park needs. In these instances, the neighborhood park should be located within the larger park at a point closest to the residential areas. -20- �I I •I STANDARDS The standard recommended by the National Recreation and Park Association for total recreation space recommended in a developed community is ten acres for every 1,000 persons. The total acreage, however, should be divided into the several different types of recreational facilities. TAB LE 8 below summarizes the various standards. The t able represents National Recreation and Park Association standards. TABLE 8 SUMMARY OF RECREATIONAL STANDARDS AND CONCEPTS (b) Municipal-Wide Facilities Large Park (al Community Facilities Playfield Neighborhood Facilities School-Playground Park Principal Age Group Elementary All Ages High School Jr. High School Family Type of Use Active Passive Active Active and Passive Distance from Home Easy walking distance for age group involved Easy walking d ist<1 nee for age group involved Usually within walking distance Short driving time Location Center of neighborhood, away from through streets Center of neighborhood, away from through streets Center of community on th rough streets On through streets Size Standard 5 acres plus 1 acre for each 100 pupi ls, approximately 1 acre per 1 ,000 population, approximately Varies 10 ac./1,000 population less space required per neighborhood and community facilities Approx imate Size of Unit 9 to 11 acres 3 to 6 acres 20-30 ac. Jr. High 40-60 ac. Sr. High Varies Minimum Size 2 acres 2 acres 10 acres 20 acres (a) Deficiencies in neighborhood facilities can be relieved by excesses in another neighborhood or at larger facilities only if no major streets or physical barriers separate areas and if walking distances remain short. (b) Deficiencies in Municipal-wide facilities can be relieved by excesses in other large parks, but should not be relieved by excesses in neighborhood facilities since it would mean drawing vehicular traffic into interiors of neighborhoods. -21 - �I i • EXISTING RECREATION FACILITIES There are no actual independently located neighborhood parks in Coldwater per se. The usual two level (passive neighborhood park-active city wide park) system found in most communities the size of Coldwater, has been consolidated into multiple level recreation facilities in the City. For instance, four of the six elementary school-playground facilities serving the City, are located in conjunction with larger City wide parks. These include the: Parkhurst Park - Edison School Facility - a multiple use recreational complex which serves the north central neighborhood of the City . Jefferson Park - Jefferson School Facility - a multiple use recreational complex which serves the east neighborhood of the City. Jaycee Park - Franklin School Facility - a multiple use recreational complex which serves the southwestern residential area. Waterworks Park - Lincoln School Facility - a multiple use recreational complex which serves the neighborhood in the southeast part of Coldwater. In addition to the above parks, the City maintains five other parks. With one exception, all of these parks are located in the western part of the City. These parks include: Rotary Park - a City wide park oriented to passive recreation. Cemetery Lake Park - a tract of vacant land which lies along Cemetery Lake. It is undeveloped at this time. South Lake Park - a large tract of vacant land lying along South Lake. The park is on the .site of a former land fill. The flat topography of th is site makes it well oriented to active recreational use. Coldwater Recreation Area - a large park site intended for active recreational use . The park is presently under development. -22- - - - - -- --- - ~ �City Square Park - a small passive recreation oriented park, located at the east end of the Coldwater Central Business District. The Branch County Fairgrounds, located along the south side of the Sauk River, across from Waterworks Park, and County Park located along the west side of Messenger Lake, are two other major recreation facilities available to Coldwater residents. Other major recreation facil1t1es which are conveniently available to Coldwater residents includes two public golf courses and a private course, a snowmobile trail and about 150 lakes of all sizes in Branch County . The City's secondary school facilities also provide a full range of recreational fac1lit1es and programs. According to the National Recreation and Park Association standards provided in TABLE 8, the City of Coldwater should be providing no less than 92 acres of park land for the use of its citizens. An inventory of existing parks identified on the preceeding pages, finds Coldwater presently providing about 68 acres of park land with an additional 47 acres of open space land available for park development. This amount of developed park land represents about 74 percent of acres recommended for park use. However, ex isting park facilities combined with City land designated for park use, exceeds the recommended park acreage by some 25 percent. PARKS AND RECREATION PLAN The Parks and Recreation Plan which follows, proposes three basic programs for continued park development in Coldwater. These programs include: The continuation of the present policy of consolidating neighborhood level recreation facilities w ith City wide recreation facilities . The continuation of improvements to ex isting parks and the development of the vacant land areas presently owned by the City for park use. The acquisition of additional land areas for eventual park use. A brief summary of each of the preceeding proposals concludes the Parks and Recreation element. -23- �.,, . . * CITY AND OTHER PUBLIC LAND POSSIBLE ACOlASITION MAJOR RECREATION AREA SUGGESTED BIKE ROUTE El PEDESTRIAN PATH 0 ,ooo \ \ ) SCM.f. PARKS AND RECREATION PLAN COLDWATER MICHIGAN NOVEMIIVI " ,,oo FEET 1975 III VIUCANL[MAN & /ISSOCIATES, INC r.2 - - c -...,..---... ~ �I I I I I I I I I I I • • Consolidation of Park Facilities reflects the approach taken by the City in developing its overall parks and recreation program . The excellent distribution of existing parks throughout nearly all of the City has permitted the consolidation approach to park development to be successfully carried out in Coldwater. Future parks and recreation planning proposals contained in the Parks and Recreation Plan reflect a continuation of this approach . Existing Park Improvements are proposed for several City parks that are presently little more than vacant land parcels. Improvements include: The Cemetery Lake Park Site an eight acre site which adjoins Cemetery Lake along its east shore line. The accompanying illustrative design concept suggests the preservation of the site in its natural environment. The Heritage Recreation Area is a large City wide park site that is presently under development and when completed w ill be one of the City 's primary recreation outlets. The eventual development of an elementary school playground. park facility proposed fo r the area should take place w ith in the recreation area or on land adjoining the park site. The South Lake Park Site is a 42 acre site and is undeveloped at this time . Two illustrative design concepts present general design concepts for the development of this park site. The second concept shows an expanded area extending northward from the South Park Site and connecting w ith Rotary Park . The extension would involve an area north of the Sauk River which is heavily wooded . This area contains significant natural resources and would provide an excellent site for nature studies . The Rotary Park Site is an ex isting passive recreation oriented park . The City is pla11ning to expand and improve facilities within this park in the near future . The Acquisition of New Park Sites is proposed in the northeast part of the City as well as along large portions of the Sauk River, South Lake, Cemetery Lake and North Lake. -24- �TRAIL SYSTEM TO CONTINUE NORTH ALONG SHORE LINE TO RESIDENTIAL AREAS 100-200' SHORE LINE STRIP BIKE ROUTE AND PATH PICNIC AREA LINK PATl-tWAY SYSTEM TO COLDWATER RECREATIONAL AREA ALONG SHORELINE TO OPEN UP VEWS OF CEMETERY LAKE MAIN ENTRANCE TO CONNECT TO FUTURE RESIDENTIAL STREET CEMETERY LAKE PLANTING SCREEN EXISTING 40' ACCESS EASEMENT LINK PATHWAY SYSTEM TO ROTARY PARK 0 50 100 SCALE NOVEMBER CEMETERY LAKE PARK llli! FEET 1975 11!1v1 uc,\N LEMAN & ASSOCIATES, IN(. '3 Cnn,m11ni1y PUnninc C<>,,..,llMill l.•mfK•;ic • u:Mfu l·, �···:.\ SOUTH LAKE PARK ENTRANCE ACTIVE R~CREATION . FIELD SWIMMING BEACH '.( ~ ., PARK MAINTENANCE CENTER ~ l ::, ID 0 SOUTH LAKE PARK CONCEPT ·~· b--# 1gg SCALE NOVEMBER ~ IN !o FEF.T 1975 e ~~~::;.~!~~~~~~~~!~~:rc:;;, �~~~~~~-,_.,_ TO CEMETERY LAKE PARK TRAIL TO CONTINUE ALONG . ACT;VE RE~R~A~ION FIELD // SOUTH LAKE SWIMMING BEACH PARK ENTRANCE AtTIVE RECREATION . FIELD ·. ·· · . { .'J'G,(J PARK MAINTENANCE CENTER . w > IQ ,-. "" ,-. .," ~ ,0 I()() SCALE SOUTH LAKE PARK CONCEPT "B" TRAIL SYSTEM TO CONTINUE ALONG SHORE TO COUNTY PARK, WEST SIDE MESSENGER LAKE NOVEMBER 200 JN :)lO FEET 197S IP!i VILICAN LEMAN & ASSOCIATES, INc._ D c-,,,.,,, ,.........c-...,,_, un,,upo ,.,.,.,..,. �An area along the north side of Seeley Street is proposed for a new elementary school-playground, park facility . The site is on State owned property and will require acquisit ion from the State before the site can be developed. Acquisition of the site should take place before the land is utilized for State or private development interests. An illustrative design concept follows, which portrays a possible design layout for development of the site . Lake and river land park sites are proposed on the Parks and Recreation Plan for eventua l acquisition . This land, suitable for little else, is high ly desirable for park and open space use. Much natural beauty exists along the shorelines and river banks, which offers great park land potential in its natural state. Acquisition of shoreline and riverfront land, as proposed, will also permit several of the City's major park faci lities to be linked together as parts of an extensive greenbelt corridor through the City . A system of bicycle and foot paths could then be developed within the greenbelt corridors and adjoining parks. The Parks and Recreation Plan proposes such a system within the greenbelt corridor and the park sites. The design concept on the accompanying page illustrates how such a path could be deve loped within the proposed greenbelt corridor. -25- �.._ ~ ... ..._ ... ... ,_ 1111111 lllllll '111111 , _ WII .• (:•·• · ·.. ... . .. . / :.. BRANCH : .. ·. ·•·· · : .· . ~ ·- . . .. .. 1111111 ,_ .. .. ·· ~··• .· GAME .FIELDS .. ACTIVE . REC.REATION COUNTY INTERMEDIATE SCHOOL DISTRICT VOC-ED CENTER BASEBALL SOFTBALL FIELD ·• t?~'''' c'C SEELE'!' ROAD 0 PROPOSED ELEMENTARY SCHOOL NEIGHBORHOOD PARK a ~ 129. SCALE NOVEMBER ~ IN !" FEET 197.5 9 ~~~:~~~.~~~o,,!.1~;~~·.!~~- 111111 �SAUK RIVER EXISTING DEVELOPMENT 20-30' BUFFER STRIP 6 PEDESTRIAN NON·TRAIL SIDE 20' MIN. PATH EXISTING DEVELOPMENT PRESERWION-BUFFER TRAIL-SIDE OF RIVER 50' MIN. S,:RIP TYPICAL SECTION THRU SAUK RNER FUTURE RESIDENTIAL CEMETERY LAKE 50-100' PRESERV.<crlciN AND BUFFER STRIP a PEDESTRIAN PATH APPROX . 50' SHORELINE PRESERVATION STRIP TYPICAL SECTION THRU CEMETERY LAKE RIVER BANK TO REMAIN IN NATURAL STATE 1 10 SKE ROUTE PEDESTRIAN a SHORELINE 20' SEPER AT ION El.FFER RIVERSIDE DRIVE PATH TYPICAL SECTION THRU SAUK RIVER-RIVERSIDE DRIVE-JAYCEE PARK EXISTING JAYCEE PARK �COMMUNITY FACILITIES To properly and effectively operate a community requires the provIsIon of numerous services and facil ItIes. The range and complexity of these services and facilities are directly related to the size of the community . In the case of Coldwater, the extent of public services and facility needs are based on the projected 18,110 person population holding capacity, discussed earlier in this document. COMMUNITY FACILITIES PLAN The following text presents proposals and recommendations for future essential public services. This element of the plan document is concluded with the Community Facilities Plan wh ich locates the various community facilities discussed herein . City Hall provides the primary admm1strat1ve functions of the City of Coldwater and is presently housed in several store front buildings in downtown Coldwater. These are two-story structures which have become inadequate for continued municipal functions In order to resolve the problem, the c;ty has purchased the Branch County Bank building with the intent of converting it to municipal use in the near future. The bank building is a substantial structure offering three floors of usable space in addition to a basement. The total floor area of the structure wil I be more than adequate to accommodate mun ici pal administrative needs well into the foreseeable future. The bank building's location Within the Coldwater Central Business District will continue to provide Coldwater residents w ;th a conveniently located City Hall facility with adequate off-street parking available . Public safety facilities, namely police and fire departments, should be centrally located to provide max imum protection to life and property of City residents. -26- �Until recently the Coldwater Fire and Police Departments were housed in the present City Hall structures. Recognizing the inadequacy of its public safety facilities, the City constructed a modern new public safety facility . The new facility, which houses the fire and police departments, is located on Di vision Street at the southeast edge of the Central Business District. Since modern publ ic safety facilities represent major capital outlays for development, they should be located so as to best serve the community. This is particularily important relative to fire protection . Fire station location cons iderations involve several key functional demands. Upper most among these are : The location and distribution of critical land use, such as schools and hospitals. Alarm travel time for fire equipment to such uses. Availability of an adequate supply of water. Equipment and personnel. Alarm travel t ime particularily should be in proper relation to the type of development that is serviced. Generally, the Insurance Service Office of Michigan recommends the following standards for commun ities such as Coldwater. Type of District Critical-High Value Land Use (Commercial, Industrial, Institution al) Recommended Service Radius 1 ½ miles Residential (Single-Family Dwellings, Properly Spaced) 2 miles Scattered Rural Development 5 miles -27- �The plotting of fire service routes is a complex undertaking which must take into consideration, and ref lect the existing street pattern. The Fire Service radii, plotted on the Community Facilities Plan map, illustrates the extent of the City's fire service protection based on recommended radii for local fire protection. Ideally, all of the City of Coldwater lies within the recommended 1 ½ mile high value service radius originating from the new public safety facility . Nearly all the Coldwater Planning area falls within the two mile service radius. Obviously, the site of the new public safety facility is a well placed location, relative to providing sound fire service protection. Library service has been avai lable to Coldwater residents since 1870. It is among the first libraries to· commence service in the State and as such, has been declared a historical site . Structural limi tations due to the age of the library , has greatly reduced its usable floor area to a point less than the minimum needed for a community the size of Coldwater. Plans are underway , however, to structura lly renovate the existing facility and to construct an addition to it. Improvements to this facility are designed to retain and enhance the present arch itecture, thereby retaining its historical value. It is fu rther proposed that the library functions of Branch County be combined with the City's, in order to provide more efficient service. Completion of the renovation and the new addition will provide the facility with adequate floor area to serve the community within the foreseeable future. The present 35,000 volume capacity of the library wi l l be expanded to 60,000 volumes. Public utility services in Coldwate_r are provided by the Board of Public Utilities which functions as the policy mak ing body for municipal owned utilities. These utilities include water, electrical power, and waste water treatment facilities . All these facil i1ies are capable of adequately serving the City of Coldwater at its estimated population holding capacity. Secondary schools in Coldwater serve a school district which extends well beyond the City of Coldwater and its planning area . Both the Legg· Junior High School and the Coldwater Senior High School are located adjacent to each other on large tracts of land in the northwest part of the City. Both facilities are modern structures and lie within sites capab le at accommodating future structural expansion needs. -28 · �Other Public Facilities which directly affect the City of Coldwater includes the Branch County Court House. The Court House is a new facility, conveniently located at the east edge of the Coldwater Central Business District . The Coldwater Hospital, and the U.S. Post Office also provide a critical service to the City and the County . The Post Office facility is new and conveniently located at the west edge of downtown Coldwater. The hospital has also built recent additions to increase its efficiency . The hospital serves as the central medical facility in Branch County . The Branch County Airport, the Intermediate Vocational Education Center and the Coldwater State Training School are other major public facilities that are located in or near the City of Coldwater. While these facilities are of direct benefit and economic value to the City, their function extends their influence well beyond the City of Coldwater and beyond the scope and range of this report . -29- �/ ....... / * FIRE 6 POLICE STATION I 1'2 MILE FlRE SERVICE RADIUS I I I I I I SCALE ....... IN 'f[T IIOVt"•Ell ,1 17!> COM M u N I Ty CITY FAOf CI COLDWATER LI TI Es MICHIGAN p LAN 1 ,;lican . lemon . . . . . .;., •• ;,c. communHy plann;no canoultant, �I I I I I ~ ~ ~ COMMERCIAL BASE AND INDUSTRIAL AREAS PLAN �r r J J 'J 'J 'J ' ' 'I I I I I COMMERCIAL BASE ANALYSIS The primary goal of analyzing a community's commercial base is to determine the magnitude and character of comme rci al uses that are most in keeping with the community's needs, according to considerations of consumer spending power and relative convenience to major populat ion centers. It is equally important to relate the commercial base of nearby comm un,t ,es to that of Coldwater as well, in order to arrive at valid conclusions. The conclusions arrived through such an analysis provides a basis upon which projections of future floor and land area needs can be made. FUNCTIONAL USE CLASSIFICATIONS The types of businesses wh ich were analyzed in the Economic Base Analysis included all establishments which sell reta il merchandise. The functional use categorizat ion wh ich was utilized throughout the analysis was determined on the basis of factors of consumer shopping patterns combined with typical store location considerations. In respect to shopping patterns, commercial uses can be categorized according to frequency of purchases and the time-distance factor which consumers are w i ll ing to travel in order to purchase various goods to meet their service needs. The commercial use categorization utilized throughout this analysis will follow this format: Category Comparison Representative Uses Department stores, stores, speci alty sporting goods. Convenience clothing stores such stores, furn iture as jewelers and Food stores, drug stores, eating and drinking places, miscellaneous retailers such as tobacco shops and newsstands and personal service establishments which include barber and beauty shops, dry cleaners and similar uses. General Auto dealers, gas stations, hardware and building supply stores. -30- �J J J J J ' ' ' ' 'J ~ ~ ~ I I I I Generally speaking, consumers patronize stores in the comparison category much less frequently than in the convenience group of stores. Gasoline service stations are excluded from the convenience groups due to their freestanding, independent nature. CONSUMER DEMAND DETERMINANTS Determining consumer demand, requires an analysis of such things as market areas, and consumer demographics. From such determinants, estimates of Coldwater's present and future commercial facility needs can be made. Market Area - Delination of the community's trade area is contingent upon two basic principals. These are: The location and magn itude of nearby communities and commercial centers. The character and adequacy of the commercial centers. In addition to these principals, such things as, access, adequate and convenient parking, merchandising practices and appearance, also play a roll in influencing consumer draw. By relating these elements to Coldwater's potential market capture, a primary trade area was determined . The results of these findings is illustrated on the Primary Market Area map on the accompanying page. Consumer Demographics - Market demand can be predicated on the spending potential consumers within a trade area, can spend on goods. Spending potential, therefore, relates to spending units, or the number of households (spending units) in the market area. Spending potential in turn is linked to consumer income levels and typical commercial expenditures by store and commodity . Once consumer income levels and the number of occupied dwelling units within the market area are known, the average yearly sales per household for the various commercial commodities can be ascertained. This information may then be converted to indicate commercial needs on a square foot of building area basis. Essentially, the conversion of consumer spending potential by store type in annual dollar amounts, will provide a general indication of present and future commercial floor area that can be economically justified. -31- �I ' ''J • ,• , J J J , , J J , , ,, ; ;" :::, UNION SHE!?,,,~O , ---- ui GIRARD "'-~ --7 ,, I ~ ; ' I BU1"LER /'·l!~I- PRIMARY 7,' 1MARKET AREA I COLDWATER MATTESON QI.II/IICY BATAVIA ,._ (\J /111,!ll/ BRONSON BETHEL OVIO ALGANSEE ! - - - + - - - - - - - - - - --- --I- : ~~~~~~"-~--~~~·------ l___ ..J. ___ J_~~~. GILEAD G K<NO\HOOK VILICAN·LEMAN & ASSOCIATES, INC. : SCALE : Community Planning Consultants PRIMARY MARKET AREA COLDWATER, MICHIGAN I CAUFORN'~' .... 1": 3 MI LES ± I : I �The Urban Land Institute has developed typical annual sales per square foot figures for various types of retail stores . These figures are shown in TAB LE 9 . COMMERCIAL DEMAND The forthcoming spending potential and supportable building area estimates for Coldwater are predicated upon estimates of future dwelling unit and income levels. TABLE 9 AVERAGE SALES PER SQUARE FOOT (Gross Building Area) Typical Annual Sales/ Square Foot Comparison General Merchandise Apparel Furniture, Appliances Other Comparison $60 $60 $65 $85 Convenience Food Drug Eating and Drinking Other Convenience $125 $85 $60 $75 General Automobile Dealers Gas Stations Hardware, Building Supply $55 $80 $55 SOURCE: Urban Land Institute An assumed average annual real growth rate of one percent per year was utilized in projecting household incomes between 1969 and 1975 due to high inflationary levels. Between 1975 and 1990, an assumed two percent per year real income growth factor was used. -32- �Average household spending standards were then predicated upon household and income estimates. By using the average sales per square foot data provided in TAB LE 9, aggregate spending potential was converted to supportab le square feet of building space by commercial category . By computing the amount of commercial floor space Coldwater's market area can economically justify, subsequently perm its a comparison of existing and potential floor areas by commercial category . Though it is not the intent of the commercial base analysis to determine the square feet of commercial space in areas outside Coldwater, the impact that these commercial areas have on the City of Coldwater, must be taken into consideration . The 1972 U.S. Census of Retail Trade prov ides statistics which indicate what percent of the building area that exists in the Coldwater Market Area, is located in the City of Coldwater. A statistical breakdown of the City's market capture is provided in TABLE 10 which follows : TABLE 10 SUPPORTABLE BUILDING AREA: COLDWATER Commercial Category 1963 City Share of Market Area(1) Comparison Convenience General 76 60 65 80% 49% 60% 63% Total 1975 1980 1985 1990 277,931 331,070 158,445 183,185 270,410 304,260 392,762 210,697 340,363 457,849 . 236,281 378,259 706,786 943,822 1,072,389 818,515 (1 )SOURCE : 1972 U.S. Census of Retail Trade: Michigan The figures contained in TABLE 10 are combined in TABLE 11 with projected needs, to give an estimate of the additional square footage of space which the market area can be expected to support in Coldwater at future points in time. -33- �TABLE 11 POTENTIAL COMMERCIAL DEMAND - COLDWATER COMMERCIAL BUILDING AREA IN GROSS SQUARE FEET Commercial Category Existing ( 1) Occupied Vacant 1975 Additional Needed 1980 Potential (2) Additional Needed 1985 Additional Needed 1990 Additional Needed Comparison Convenience General 222,600 138,225 200,950 400 6,670 277,931 158,445 270,410 55 ,331 19 ,820 62 ,790 331,070 183,185 304 ,260 108,470 44,560 96,640 392,762 210,697 340,363 170,162 72,072 132,743 457 ,849 236,281 378,259 235,249 97,565 170,639 Total Commercial 561 ,775 7,070 706,786 137 ,941 818,515 249,670 943,822 374,977 1,072,389 503 ,544 ( 1) Estimates made from Base Maps and Aerial Photo(!raphs (2) Vilican-Leman & Associates, Inc. estimates It should be noted that circumstances within the market area, unforeseen at this time, may arise from time to time Such variations or fluctuations can alter the competitive economic environment within the market area. Hence, it may be necessary to adjust the statistical contents of this study occasionally to reflect trends yet to come. However, for the purposes of this study, the statistical data contained herein is regarded as accurate and provides a practical basis upon which future commercial needs can be planned PLANNING CONSIDERATIONS To this point the commercial base analysis has dealt with commercial needs on the basis of income spending potential compared to supporting floor area. There are, however, other considerations, which while ancillary to the primary intent of projecting commercial floor area needs, are critically important to the overall success of a commercial center. These other considerations are area requirements for off-street parking needs, landscaping, sign locations, etc. All of these uses consume space and, therefore, should be added to projected commercial floor area needs in order to produce a true overall land area projection for future commercial needs in Coldwater. The Urban Land Institute has produced statistics regarding conventional requirements for automobile parking relative to square footage of commercial floor area. These statistics recognize a land to building ratio of about 3.1 as sufficient to provide adequate area for both building and ancillary uses on a typical commercial site -34- �This ratio, when applied to projected commercial floor area needs of Coldwater, produces an overall commercial land area need both in square feet and in acres. Overall future commercial land area needs are ex pressed in TAB LE 12 in terms of square feet and acres. TABLE12 ESTIMATED COMMERCIAL LAND AREA NEEDS: COLDWATER Year Projected Additional Commercial Building Area (Square Feet) ( 1 ) Land Area Required (Acres) 1975 1980 1985 1990 137,941 249,670 374,977 503,544 9.5 17.2 25.8 34 .7 (1)Estimated by V ilican-Leman & Associates, Inc. from TAB LE 6. The City of Coldwater presently experiences a deficiency in its overall retail floor area potential of about 138,000 square feet . By the year 1990 it is estimated that nearly 504,000 square feet of reta il commercial floor area should be added to the City's commercial inventory to satisfy anticipated future market demand. Rising populat ion levels in both Coldwater, Coldwater Township and Branch County, coupled with the improved appearance of the City's principal commercial areas, should maintain Coldwater as the areas primary commercial center. -35- �'J ', ' ' ' ' ' ' 'J J , ,' , , , INDUSTRIAL AREAS A well established and diversified industrial base is critical to Coldwater's present and future economic vitality . This is true not only in terms of personal income in the community, but for income in the form of tax revenue to the City. Thus, the City's Master Plan Fo r Future Land Use must not only provide for present industrial development, but for future industrial development as well. BACKGROUND FOR INDUSTRIAL DEVELOPMENT The total industrial base of Branch County increased by about six percent in the last decade. Significantly, a substantial increase in the base, was experienced in the manufacture of durable goods. What used to be a basic county-wide orientation to an agricultural economy has been shifting to one of a diversified industrial base . No where else in Branch County has this shift been more evident, than in the City of Coldwater. The City's remarkable success in attracting new industry and significantly expanding its industrial base has taken place, for the most part since 1970. Most of the City's industrial growth has been attracted to an area along the Penn Central Railraod Corridor, generally south of the Sauk River Continued industrial expansion in Coldwater is expected to occur primarily within the same area . This expectation is based on the amount of usable vacant land within the area presently zoned for industrial use; the proximity of desirable rail and road transportation and the areas acceptable location for industrial growth and development compared to other land use in the City. The vacant industrial oriented areas, as they continue to develop, should be designed in the most efficient manner to compliment the existing planned industrial subdivisions. A sound, well planned layout for these areas, particularily if they are large tract areas, will assure the City of a successful industrial district; one in which the most efficient use of the land will ha,<6 been achieved . The concept on the accompanying page illustrates an orderly approach to industrial development . -36- �~ , . ..... , . . , . . ~ , . . - . , . . , . . , _ . , _ . , _ , _ . - , . . WII RESIDENTIAL DEVELOP M E NT - " E AR OF FR EEWAY ON '· 0 TS FREEWAY .: 1 m~~~ : •••••'•~~•~~•:·~•r••·•·:;••.· CARS-. ~~ i •; :· : ;• ~ ... .. in~;nn ·,•, · INDUSTRIAL :::::::::::-:-:-:-:: -:-: -:-:-:-::::~::::: i: ~: i :~: i : j.; DEVELOPMENT "' CARS ----- i"\ l:[[~!i~ ·• ;4t~1~G / :i~,~I:;: i)J 'I!!!'!!ll:!Ililjl!!l:Il:Ill1l Ill I", ~ ;! 1 w a: ~ 0 a: 0 J: ~ ~ a: ..,0 ;,, vvv .., v- -u v.JV"'V-V- I""' t,._rv>V-~ ~ - ~~ ~I..J\) j -V"\...,-...J"\._,.__..,,r,J ,....._,-.r MAJOR RESIDENTIAL INDUST RIAL DISTRICT DEVELOPM E NT CONCEPT I vi Ii can le man 8 assoc. inc. planning co nsultonfs ,~ :::,:;:::::;:::::::::::;::·· �INDUSTRIAL DEVELOPMENT FACTORS Trends in industrial development and factors governing the selection of industrial sites are critical in terms of developing a sound industrial base. Certain factors exist relative to plant locations that make a particular community , or a site within a community, attractive to industrial use. Generally, these factors will include: Availability of adequate sites with public services. Adequate labor force. Good Transportation facilities. An equitable tax rate . Reasonable and compatible laws. Uppermost among these factors are the first two, adequate sites, and an adequate labor force. Adequate Sites Providing contemporary industrial sites has become a valuable asset to those communities involved in the physical plant needs of modern industry. Comtemporary industrial sites should contain enough land area to adequately accommodate modern plant structures. The adequacy of an industrial site involves more than sufficient land area, however, the availability of public utilities and public services, compatibility with surrounding land use, soil conditions, topography and drainage are other important considerations. Approximately 75 percent of the City's existing and proposed future industrial land contains gravel based soils. These soils not only possess good load bearing characteristics but provide excellent natural drainage as well. Furthermore, the topography of the industrial areas is gently rolling, making it conducive to industrial use. -37- �J ,' '', ' ' ' ', ', , , , , A great deal of Coldwater's success in obtaining new industry has been its ability to offer a variety of desirable industrial sites. Most of these sites lie within two planned industrial subdivisions which offer public utilities and services. As critical as adequate sites are to Coldwater's industrial base, the availability of an adequate labor force is also of utmost importance. Labor Force A great deal of Coldwater's recent industrial growth and expansion has taken place since 1970. Yet, the Federal Census in 1970 recorded a 17 percent increase in the City of persons employed in the manufacture of durable goods, even though overall employment in the City declined in the last decade. Similar information indicated that employment in the manufacture of durable goods in Branch County increased by some 23 percent during the last decade. Overal I employment increased by about six percent over the same period of time in the County . A recent study of employment characteristics in Branch County shows a total of 3,251 persons employed in Coldwater in the manufacture of durable goods. Th is figure represents 64 percent of all persons so employed in t he County. More significantly, it represents a substantial increase over the 657 persons so employed in Coldwater in 1970. A similar study further indioates that about 17 percent of the County's labor force is unemployed . With total County wide labor fo rce estimated at 21,500 a workers, appr6ximately 3,100 persons are available for employment. From the above observations, it can be concluded that: The number of persons employed in Coldwater in the manufacture of durable goods has increased . The number of persons working in and living in Coldwater has decreased. This is not to say that the number of jobs in the City has declined, only that a greater number of people are working in the City and living elsewhere. A n adequate employable labor force is available to man jobs created by future industrial growth and expansion in Coldwater. -38- �With industrial sites and an employable labor force available, Coldwater must plan for future industrial growth and development. INDUSTRIAL AREAS PLAN The Industrial Areas Plan map presented at the conclusion of this section, illustrates the extent and general location of land expected to contain the greatest potential for future industrial development within Coldwater and its planning area . Portions of the industrial areas depicted on the plan map are presently zon-ed for industrial use. In all, the Industrial Area Plan proposes a total of about 1,600 acres of land for industrial use. Included within the planned industrial areas is the 1,025 acres of land within the City of Coldwater, presently zoned for industria l use. TAB LE 13 which follows, provides a breakdown of industrial uses within the industrial districts in the City . TAB 1.- E 13 EXISTING INDUSTRIAi.. ZONING AND LAND USE CIT V OF COL DWATER Acres Industrial Zoning D- 1 Light Industrial Districts D-2 Heavy Industrial Districts 221 804 1,025(l) Total Land Use in Industrial Zones Industrial Land Use( 2 ) Other Land Use(3) Vacant Total (1) (2) (3) 342 155 528 1,025 F igu res represent all land area with in the d ist rict , including streets. railroads and r ivers. Figure represents industrial land use within the industrial zoning d istricts, excluding 22 acres of other industrial land use located in the City in ot her zoning districts. Category includes commercial and residential uses in t he i ndustrial districts as well as rivers , street and railroad rights-of-way . SOURCE : V i lican-Leman & Assoc iates, Inc., Community Plann ing Consultants -39- �The information contained in TAB LE 13 points to the fact that about 528 acres of land w ithin the City of Coldwater remains available for future industrial development. It should be noted, however, that portions of the vacant land areas within Coldwater's industrial areas are owned by adjacent industries for future use. Hence, it is estimated that about 40 percent of all the City's industrial zoned land is available for new industry . With 60 percent or more of the City's industrial land inventory already consumed, it is apparent that continued industrial growth and expansion in Coldwater wil I depend on the City's ability to provide new sites. With 1,600 total acres proposed for industrial use, 1,025 acres of which is presently zoned for such use, a net of 575 additional acres are proposed for future industrial development. The most logical areas for future industrial development are those areas which lie adjacent to the City 's present industrial zoned land . These areas are ideal for future industrial growth because they possess the same general site characteristics that has made the present area attractive to industrial development. Future expansion into the immediate area w ill also permit sound coordination of development and continu ity between present and future industrial land use. New areas proposed on the Industrial Areas Plan include: An area lying south of Garfield Avenue from west of Jefferson to west of Sanford, including a strip of land lying along the north side of Garfield and extending northward along South Lake. An area lying east of Michigan Avenue and extending south of the Penn Central Railroad corridor along both sides of Michigan Avenue to the Sauk River and eastward to Interstate 69 An area lying south of U.S. Highway 12, between Interstate 69 and Fiske Road, including land along both sides of Willowbrook Road south of the Penn Central Railroad Corridor. -40- �An area along the north side Park -Street Street. between Elm Street and Clay The amount of industrial development that will actually take place in Coldwater and consequently, the amount of industrial land area that should be provided , will ultimately depend on the City's success in stimulating continued industrial growth . The Industrial Areas Plan, therefore, has been developed to incorporate sufficient land area to accommodate industrial growth into the foreseeable future. ', ', , -41 - �~ JJ .,_,_., f ~~ Jl NOR TH LAKE r r mffl EXISTING INDUSTRIAL LANO USE ~ PROPOSED INDUSTRIAL AREAS - EXISTING INDUSTRIAL ZONING DISTRICTS ~ PARKS ANO OPEN SPACE AIRPORT :>oa 1000 i,oo $CAL[ I N F[[T OCTO l l: lll , lt 7 1 INDUSTRIAL AREAS PLAN CITY OF COLDWATER MICHIGAN I viliccn , lemon a osaociotes Inc. community planning eonaultanta �THOROFARE PLAN AND ENVIRONMENTAL ASSESSMENT �THOROFARE CONCEPTS The transportation of people and goods has become one of the more important · considerations of land use plann ing. In order to efficiently carry traffic, thorofares must be adequate in capacity, both from a volume and safety standpoint. Efficient traffic movement can be obtained only by properly relating thorofares to existing and proposed land use. In communities, such as Coldwater, the functional classification of streets is much less involved than in large commun ities where the functional classification of streets becomes a complex matter. In fact, in Coldwater, the classification of its street sytern can be narrowed to two basic functions. The functions include those streets which carry through traffic, and those which carry local traffic. Through traffic movements are those which pass through the City with origins and destinations beyond the City . Since th is form of traffic desires to pass through the City as quickly and efficiently as possible, it will seek those streets that extend through and beyond the City. Truck traffic may compose a large percentage of this form of traffic volume . Local traffic movements are those with origins and destinations generated within the City. This type of traffic moves at a slower pace and experiences frequent stops. Traffic moving on residential streets and shopper traffic is typical of local traffic movements. Since through and local traffic movements am distinctly different functions, they should be separated as much as possible . A balanced traffic circulation system, therefore, will provide certain streets for a particular level of function . Various functional street classifications are listed below and briefly summarized: Local or Minor Streets: The local or minor street should be found in neighborhood areas or utilized as service drives in nonresidential districts. The design of local streets should discourage through traffic or short-cut routes which can easily harm the residential character of an area. -42 �MAJOR THOROFARES MAJOR THOROFARES TOGETHER WITH FREEWAYS (WHERE THf.Y EXIST) SERVE AS THE PRINCIPAL NETWORK FOR TRAFFIC. FLOW. THEREFORE, MAJOR THOROFARE8 CONNECT AREAS OF PRINCIPAL TRAFFIC GENERATION AS WELL AS SERVING AB INTERURBAN CONNECTORS. THESE STREETS PROVIDE FOR THE DISTRIBUTION AND COLLECTION OF THROUGH TRA,,IC TO ANO FROM COLLECTOR ti''""'' D //(fa FREEWAYS THE ,REEWAY OR t:XPREIIWAY IS DESIGNED ,OR THE MOVEMENT OF THROUGH TIIA,,IC HTWEEN ANO THROUGH URBANIZED AREAS, ALL DIRECT ACCESS TO ABUTTING PROPERTY IS PROHIBITED. IN ADO I Tl ON TO HANDLING LARGE TRA,FIC VOLUMES WITH A HIGH DEGREE OF SAFETY, FREEWAY SYSTEMS ALSO MEET IIORE ADEQUATELY THE TRAVEL TIME DESIRES OF USERS. 0 D 0 COLLECTOR STREETS ~ THIS SYSTEM PROVIDES FOR THE COLLECTION ANO DISTRIBUTiON OF TRAFFIC BETWEEN MAJOR THOROFARES ANO LOCAL STREETS ANO IS COMPOSED OF THOSE STREETS USED MAINLY FOR TRAFFIC MOVEMENT WITHIN RESIDENTIAL, COMMERCIAL, ANO INDUSTRIAL AREAS, 0 LOCAL STREETS LOCAL OR RESIDENTIAL STREETS PROVIDE DIRECT ACCESS TO ABUTTING PROPERTY, THEY ARE INDIRECT IN ALIGNMENT IN ORDER TO DISCOURAGE THROUGH OR FAST MOVING TRAFFIC . THOROFARE CONCEPT I vilicon · lemon planning a assoc. inc. consultants �Secondary Thorofares or Collector Streets: Their primary purpose is the collection of vehicles from the local street system and distributing them to either their local destinations or to a major thorofare. Major Thorofare: These roadways can also serve as collectors as wel I, however, their main intent is to move high volumes of traffic over longer distances with a maximum of "green light time." Freeways: The freeway is designed to handle large volumes of high speed traffic, moving long distances either within or between urban areas. Its capacity is increased by the elimination of grade level intersections, driveway access, and controlled access connections. The planned integration of these various street types and the manner in which they should work together to make up an efficient street system is graphically portrayed on the accompanying page. LAND USE RELATIONSHIPS Residential land use should not face directly on a major thorofare. They should instead face a local neighborhood street. Movements to and from residences along major thorofares greatly reduces the street's ability to move traffic safely and efficiently . An ideal relationship of residential development to major thorofares is depicted on the concepts provided on the following page . On the other hand, commercial land use, such as shopping centers, should be located on, but not bisected by, major thorofares. However, commercial frontage generates a high volume of turning traffic which will diminish the streets ability to move traffic properly. Hence, commercial access points should be controlled. For the same reasons, commercial frontage should not be allowed to string out along major thorofares. Such strip commercial development destroys the ability to effectively control turning traffic movements. Through traffic carriers may traverse industrial districts. In fact, when properly buffered, major thorofares which border industrial areas can serve as effective transitions. , -43- �r UJ i;:! ---~ ___J ' =..... I ---~ t::! 0 BACK-LOTTING (REVERSE FRONTAGE) MARGINAL ACCESS ROAD _ _ _ _ _) C MlJ0(7. TllOtZOF._12.e Ill ~ . r 4 u.. 0 ~ 0 ~ 0 .., 4 :J. MAJOR INTERSECTIONS RESID ENT IAL DEVELOPMENT ON MAJOR THOROFARES I vilica~-l,eman 8 assoc. inc. planning consul t ants �THOROFARESTANDARDS The existing thorofare network w ill influence ultimate street patterns while future needs will be dictated by ex isting and futur~ land use development. In order to arrive at a rational determination of needs related to land use, the cross-section characteristics and traffic carrying capacities of various thorofare types should be understood . Agencies responsible for street and highway construction, vary in their recommendations relative to paving and right-of-way widths. The standards recommended for the various paving and right-of-way widths proposed in the Coldwater Thorofare Plan, are generalized below. Category Local Street Collector Street Major Thorofare Paving Width Right-of-Way (In Feet) (In Feet) 27 to 32 36 to 44 22 to 36(1) 33 to 36( 1 ) 66 86 120 to 150 120 to 150 NOTE: (1 )This dimension represents paving widths per set of lanes as part of a divided roadway . A flush median of 11 to 12 feet or raised median of 24 to 60 feet is recommended . The above standards are depicted in greater detai I in TAB LE 14. The standards contained in the table are graphically illustrated on the cross-section standards which acc;ompany the table. -44- �• TABl.E 14 STREET CLASSIFICAl'ION CRITERIA AND CROSS-SECTION STANDARDS Element freeway Major Thorofare Secondary Thorofare or Collector Local CLASSIFICATION CRITERIA 1. Service Function (Movement) (Access) Primary None Primary Secondary Equal (al Equal (al Secondary Primary 2. Principal Trip Length Over 3 miles Over 1 mile Under 1 mile Under½ mile 3. Linkage of Land Uses Major Generators & Business Centers Secondary Generators & Business Centers Local Areas Individual Sites 4. On-Street Parking None Limited Unlimited Unlimited 4-6 None - 2 2-4 2 2 2 12' g· 11' -12' 8' 9' 7' CROSS.SECTION STANDARDS 1. Number of Lanes (Moving) (Parking) 4 or more None 2. Lane Widths (Moving) (Parking) 12' 3. Median Width 26' - 70' (bl 24' - 60' (cl None None 4. Right-of-Way Width 300' - 350' 120' - 150' 86' 66' (al The function of secondary thorofare or collector street :s assumed to be equally divided between the movement of t raffic and 1lle l'.'ro,lision of access to abutting property. (bl 26' is the minimum width of a median on an u.-ban freeway. A rural freeway would have a minimum width of 70' plus ano1her 10' of "shoulder" adjacent to each of the high speed lanes. (cl 16' may be used in some instances where infrequen t left turn sloi:s are required. 24' provides mi nimum reservoir area for left tu rn5. 70' is requi red for 204' intercounty h ighways. THOROFARE CAPACITIES The traffic carrying capacity of a street may be considered as the number of vehilces that can pass a given point in a given period of time (design peak hour capacity) without causing undue congestion _ To obtain estimated design hour capacity figures for key thorofares in Coldwater, standards developed by the Highway Research Board, were used . -45- �* 3'6' - 44 VARIES 86' COLLECTOR STREET FLUSH MEDIAN 22'- 36' MAJOR THOROFARE 24' - 6D' 33°-36' 120'- 150' MAJOR THOROFARE CROSS SECTION STANDARDS I vilicon-lemon 8 ossoc. inc. planning consultants �Based on these standards, a 20 foot wide pavement width (two 10 foot wide lanes) has a design hour, two-way traffic capacity of 840 vehicles, assuming 50 percent green traffic light time and no on street parking. 20 10 , 'f = 2.0 X 840 = 1' 680 X 50% = 840 Theoretical peak hour capacity figures, using the above formula, can be varied by expanding the width of pavement lanes, or by increasing the green hour traffic light time. Theoretical street capacity' figures can be related to various types of thorofares as shown in TABLE 15. TABLE15 THEORETICAL THOROFARE CAPACITIES VEHICLES PER 24 HOURS Green Time Arterials Expressway (12' Lanes) , , ,' , , , Two Number of Lanes Four Six 100% 81,600 122,400 Divided Multi-Lane Road ( 11' Lanes) 50% 60% 22,900 27,500 34,300 41,200 Undivided Mult.i-Lane Road (11' Lanes) 40% 50% 60% 7,400 9,200 11,100 Eight 163,200 14,800 18,500 22,700 The capacities portrayed in TABLE 15 are based on peak hour capacities which have been converted to 24 hour capacities under the assumption that peak hour traffic volumes represent ten percent of 24 hour traffic volumes. The estimated theoretical peak hour traffic capacities contained in TABLE 16 on the accompanying page, are intended to serve as an indication of how near a given thorofare is functioning relative to its peak hour traffic carrying capability. The information provided in TAB LE 16 shou Id be viewed as a general source of reference, serving as a summary of present and future thorofare needs. -46- - --- ---- --- ------ - - - - -- �,. ,. •• ~ "II&~~~~~,. • TABLE16 STREET TRAFFIC COUNTS AND THEORETICAL PEAK HOURS COLDWATER, MICHIGAN 1976 CRITICAL NORTH/SOUTH TRAFFIC CARRIERS Pavement Width (In Feet) .f;:,, ";-.J U.S. Hwy. No. 27 Vicinity of Garfield U.S. Hwy. No. 27 Vicinity of River Bridge Division Street Vicinity of Park Marshall Street Vicinity of Church Marshall Street Vicinity of Abbott Marshall Street Vicnity of State Michigan Avenue Vicinity of Chicago Existing Percent of Peak Hour Green Time Traffic -- Theoretical Peak Hour Capacity· Pavement Existing Percent of Peak Hour Width (In .Feed · Green Time Traffic Percent of Ca1>,citv: 22 70% 371 907 44% 18 60% 182 756 25% 47 50% 575 1,974 29% 47 50% 1,139 1,974 58% 47 50% 760 1,974 39% 47 50% 620 1,974 31% 22 50% 800 est. 924 87% Western Avenue Vicinity of Chicago Western Avenue Vicinity of Bishop Butters Street S. City limits to Chicago Sprague Street V icinity of Chicago St. · Sprague Street Vicinity of Perkins Sprague Street Vicinity of Garfield Theoretical Peak Hour Capacity · Percent of Cap'acity · · 35 70% 53 1,470 4% 41 70% 131 1,722 8% (1) - _( 1) 31 50% 380 1,302 29% 22 50% 1,102 924 +19% 22 60% 293 924 32% 24 70% 38 1,008 4% 22 50% 220 924 24% 22 50% 243 924 26% 22 60% 169 924 18% CRITICAL EAST/WEST TRAFFIC CARRIERS Chicago Street Vicinity of Michigan Chicago Street Vicinity of Rose Chicago Street Vicinity of Wright Chicago Street Vicinity of Sprague Chicago Street Vicinity of Morse Chicago Street Vicinity of Division Chicago Street Vicinity of Jay Chicago Street Vicinity of Western (l)Not Known 65 50% 1,638 2,730 60% 43 50% 1,519 1,806 84% 43 50% 1,425 est. 1,806 79% 48 50% 1,325 2,016 66% 48 50% 1,343 2,016 67% 64 50% 1,395 2,688 52% 51 50% 1,018 2,142 48% 64 60% 1,436 2,688 53% State Street W. of Grand State Street E. of Grand State Street W. of Marshall State Street E. of Marshall Garfield Road Fillmore to Sprague ( 1) (1) �With one exception, all of Coldwater's thorofares are functioning within their estimated theoretical peak hour design capacities. Only those portions of Chicago Street in the vicinity of Rose and Wright Streets are commencing to approach their peak hour design capacity. The only other street approaching its design hour capacity is Michigan Avenue in the vicinity of Chicago Street. The one exception is Sprague Street in the vicinity of Perkins Street. This thorofare is functioning at nearly 19 percent over its design hour capacity. A primary reason why some steets in Coldwater have become major arterial streets and others have not is because they extend beyond the City . These roads include a federal expressway, a federal highway, and six county roads, several of which are actually inner county arterials. THOROFAREPLAN The Thorofare Plan map, contained at the conclusion of this element, delineates an arrangement of traffic routes designed to serve the City's future land use development patterns. The streets designated on the map include a limited access expressway, a highway - bypass corridor, major an~ secondary thorofares and collector streets. The balance of the City's street system is composed of local streets. The primary means of access to Coldwater is by means of Interstate 69, which passes along the City's east side. Access to Coldwater from the expressway may be gained at the Chicago Street interchange or at a secondary interchange about two and on-half miles south of the City. The secondary interchange serves as the southern access point for the 1-69 Business Loop into Coldwater. The Thorofare Plan proposes the development of a major highway - bypass route to serve the City along its southern boundary. This corridor would become a by-pass route for through traffic movements on the present U.S. Highway No. 12 which passes directly through the City as Chicago Street. The by-pass would relieve through traffic pressures on Chicago Street, particularily within the Coldwater Central Business District. The by-pass corridor would also serve as a truck route around the City and to the expanding industrial areas through which the corridor is proposed to pass. -48- �, A study to determ ine the feas ibility of the proposed by-pass is being prepared by the Michigan Department of State Highways and Transportation . The study will determ ine the future of the by-pass corridor. To accommodate through City t raffic movements, and to lend to the continuity of the present street system , the following streets are proposed on the Thorofare Plan map as major thorofares in the City . East/West North/South Ch icago Street (U .S. Highway No 12) Marshall Street Division Street A system of connecting secondary tho rofares are proposed for the City, which in effect, will create a ring road system around the community. The streets designated as secondary thorofares in the City include: East/West State Street Garfield Avenue North/South Western Avenue Butters Avenue Sprague Street Michigan Avenue Four additional roads w hich extend through the Coldwater Planning Area are designated as secondary thorofares. These include : River Road Behnke Road The Thorofare secondary Union City Road t-i ll more Road Plan map proposes several connections to I ink designated thorofares directly together to improve continuity. These improvements propose: The d irect connection of River Road and Behnke Road at Chicago Street. The direct con.ne~tion of Behnke Road at Garfield Avenue. -49- �J ' '• , , , , , Twenty-seven streets within Coldwater are designated on the"Thorofare Plan map as collector streets. The more significant among them are: Hudson Street Church Street Pearl Street Clay Street Hanchett Street Monroe Street The above collectors carry significant volumes of traffic because they are located in and around the Coldwater Central Business District . Several other streets also serve as collector streets with a particular function. These collectors are located within, or pass through, the City's industrial areas and are intended to carry industrial oriented traffic. These designated collectors are : Jay Street Race Street Park Street Wi Ilowbrook Road Conover & Hooker Streets Bennett Street Michigan Avenue (south of the Penn Central tracks) The Thorofare Plan. also proposes the extension of five collector streets and the relocation of portions of two others. These improvements include: The extension of Church Street from Grand Street to Hanchett Street. The extension of Park Street from Elm Street to Sprague Street. The extension of Hooker Street from Sprague Street to Michigan Avenue. The extension of Hooker Street from Michigan Avenue to Willowbrook Road. The extension of Michigan Avenue south to the by-pass. The relocation of Park Street, from Monroe Street to Clay Street, to connect with Race Street. The relocation of Clay Street and intersection with Division Street. -50- Industrial Street at their present �NOiE; M1':I./MUM DESl\'2A~LE LENGTH -soo' STREET DIVERTER CUL - DE - SAC iHOIZO LOOP L Q CAL STREET Ty p ES I FA!'Z E STREET vilico~•lemon 8 assoc. inc. planning consultants �' ' ,' ,' , , , , ,, , , , , As noted in the concepts portion of this section, local streets should be designed tb provide for movement between individual sites and major and collector streets. At the same time, they should be so designed to discourage through traffic movements. There must also be an emphasis on the aesthetic value of the street layout. The most effective means of assuring that development adheres to these objectives is the application of controls and standards provided in the City's Zoning and Subdivision Control Ordinances. Various methods that may be used to encourage the desired exclusivity of local residential streets and to discourage through traffic movements are illustrated on the accompanying schematic . -51- �r r r ':- ~;,;, ,:;; j l""e t ~""' <')!)"' \S O O ~ \) O 0 0' ' ~ J J , , , ,. -- ... Elll S T l NG PR OPOSED 11111 EXPRESSWAY MAJOR THOROFARE SECONDARY THOROFARE COLL~CTOR STREET LOCAL STREET AIRPORT ~ !IOO S COAC;~UIIIN, E MICHIGAN PLAN TH ORO FARER CITY OF COLDWAT I 1000 l !,00 1:;,ET a as1ociotes I nc . vi1icon . lemon Ing consu l tants community plonn �.I ENVIRONMENTAL ASSESSMENT Physical land use planning is recognized as an important participating factor in the development of our man-made environment. For two long, however, planning and resultant physical development has been carried out with little understanding of the critical need to balance our man-made environment with our natural environment. Only within the last decade have we come to recognize on a national level, the devastating effect that our man-made environment is having on our natural environment. Fortunately, our need to preserve all facets of our environment is now fully recognized. Controls designed to preserve our natural environment have been effectuated at nearly all levels of government. These controls are intended to curtail the errosion of the natural environment and to foster a workable balance between our man-made environment and the natural environment . The things that pollute the environment take on a variety of forms. The components most often associated with its destruction are those which pollute the air and water. More recently, however, we have become aware of other forms of pollution which also affect us. These po ll utants include excessive noise and vibration and the physical appearance of the environment . The former can most often be resolved through design engineering technology . The latter, however, becomes directly involved with land use planning . The Visual Environment In many instances, visual pollution is a direct result of the needless scarring of natural resource areas and the development of our man-made environment without regard to app~c;Jr.ance or compatibility between uses. A lack in coordination of land use types is generally a fault of poor land use planning . -52- �Fundamentally, the coordination of land use development creates compatibility between various land use types. Land use compatibility may be accomplished via land use transitions or through site plan detail by which a physical landscape buffer is created. Land Use Transitions This type of land use coordination is most effective, when land areas are large enough to permit a combination of land use types to create the transition . For instance, the integrity of a single-family area which lies near industrial land is better preserved when the two areas are separated by an intermediate level of land use . Intermediate land uses can include multiple dwelling developments or office uses or combinations of both . A good example of how transitional land use works, may be found in the Industrial District concept contained in the Industrial Areas Plan element of this document. A second example, which provides for transitional land use around commercial centers, is illustrated in the Convenience Center concepts on the accompanying page. In both instances, an intermediate level of land use is employed to serve as a buffer between an intense form of land use and a restrictive form of land use. A great part of the success in the transitional land use approach to compatible development, lies in the proper placem~nt of structures. This is not only important within the transitional use itself, but is particularly critical when relating it to the uses it is located between . For instance, in both of the transitional land use concepts discussed above, multiple-family residential developmen.t was used to create the transition . In other words, th is intermediate land use was located as a buffer between the more intense industrial and commercial uses and the single-family areas beyond. The multiple dwelling structures, however, are placed in such a manner that they face into their own common yard areas and not into the rear of the commercial or industrial uses next to them. When this technique is successfully carried out, the overall visual impression of the site is a pleasant one, even though the transitional use may be located next to more intense development. -53- �cSINGLE FAMILY i ~ g SCHEME MAJOR B lllOROFARE SINGLES FAMILY MAJOR ~ TTIOIIOFARE SCHEME C MAJOI? T~OK'OFARE ALTERNATIVE DEVELOPMENT CONVENIENCE VILICAN · LEMAN "'Q <t ,: SCHEME A a ASSOCIATES, SCHEMES CENTER INC. INTERSECTIONS PLANNING CONSULTANTS �The environment of the transitional use, as well as the use it is intended to buffer, can be further enhanced by the use of landscaped greenbelt planting strips. Use of greenbelt planting strips as shown on the Convenience Center concept, provides additional screening between land use types. Landscape Transitions There will be instances where achieving a desired transition thro ugh land use types will not be possible. In those instances, transition must be accomplished through on-site physical design features. Whenever on-site design techniques are used, two basic objectives should be attained . These are : To visually screen objectionable areas such as outdoor storage yards, loading , unloading areas, parking lots, processing facilities, etc., from view of adjacent residential areas. To curtail noise, glare, dust, etc ., emitting from nonresidential uses which adversely affect the adjacent residential environment Effective visual screening can be accomplished through use of an evergreen planting screen adjacent to the use area to be obscured. Initial plant materials should be of sufficient size and density to create an opague, year-round greenbelt planting screen . A repetitive pattern of plant material is usually the easiest design to install and the one most adapatable to the requirements of a lineal planting screen. The second objective noted above may not be totally achieved through developmerit of a planting screen alone. This may be particularily true in terms of curtailing noise. From a design viewpoint, noise levels are often more effectively diminished by increasing the distance from source to receiver or by construction of sol id, non-reflective barriers. These barriers may be in the form of wal Is, fences or earth berms (mou!'lds) . The accompanying design concepts illustrate various modes of screening that may be implemented along common boundaries that separate various land use types. Screening of this type is most often desired between residential and nonresidential uses. -54- �'-~ f;. I I- [j ~ 4 ~ 6 !: j ~ ~ ! ;i ~ ~i ~i2 I i :rl ~ ~ I= i i JJ ~ e ~ (i ~ ~ ID·J\ ~ tr n ~ ! mn ! ii6 Ill~ ii 1-- tij~ -- I I~ QI ~ ~-- ?i I ~ iZ ---~ ~D ii!'i ?; - ---- ~ r ~ i ~ ! I ~ IL ~ i~ ~D -~ -~ ~ ~ 1'l ~ ?; 1 ~1 -z Ill ~ \Ll D _, ~ .<f D <! ~ z <:) z I- ~ ~ ~ z· j ~~ <{ �I I • ' ' ~ lf()lld . tI l ~ . .'.J . -~-~ · m -~':_m :~ rm SCREENING DETAILS p. _. r•'l~ �• • .,' '• To insure that landscape screening and greenbelt areas will be developed to maximum effectiveness all plant materials should be purchased and planted according to the standards and specifications adopted by the American Association of Nursery-men regarding height, spread, caliper, ball, etc. The following is a list of plantings that can be used in the creation of an effective landscape screening buffer. SUGGESTED PLANT MATERIALS Minimum Size (a) Evergreen Trees 1. 2. 3. 4. 5. 6. (b) Narrow Evergreens 1. 2. 3. 4. 5. 6. 7. 8. (c) Five (5) feet in height Jun iper Hemlock Fir Pine Spruce Douglas-Fir Three (3) feet in height Co lumnar Honok i Cypress Blue Columnar Chinese Juniper Pyram idal Red--Cedar Swiss Stone Pine Pyramidai White Pine Irish Yew Douglas Arbor-Vitae Columnar Giant Arbor-Vitae Tree-Like Shrubs 1. 2. 3. 4. 5. 6. 7. 8. 9. Four (4) feet in height Flowering Crabs Russian Olives Mountain Ash Dogwood Redbud Rose of Sharon Hornbeam Hawthorn Magnolia -55- �• • • • (d) Large Deciduous Shrubs Honeysuckle 1. 2. Viburnum 3. Mock-Orange 4. Forsythia Lilac 5. Ninebark 6. 7. Cotoneaster 8. Hazelnuts 9. Euonymus 10. Privet Buck thorn 11 . 12. Sumac Six (6) feet in height (e) Large Deciduous Trees Oaks 1. Hard Maples 2. 3. Hackberry Planetree (sycamore) 4. Birch 5. 6. Beech 7. Ginkgo 8. Honeylocust Sweet-Gum 9. Hop Hornbeam 10. 11 . Linden Eight (8) feet in height (f) Evergreen Shrubs Pfitzer Juniper 1. Common Juniper 2. Savin Juniper 3. Canaert Eastern Red-Cedar 4. Japanese Spreading Yew 5. Japanese Upright Yew 6. Two (2) feet in height (g) Vines (possibly used with masonary walls) Common Winter Creeper 1. Beagleaf Winter Creeper 2. V irginia Creeper 3. Japanese Creeper 4. -56- �NOTE : TO USE BE SCREENED W THE SELECTION, SPACING , AND SIZE OF PLANT MATERIAL SHALL BE SUCH AS TO CREATE, WITHIN A FIVE (5) YEAR PERIOD FROM THE DATE OF PLANTING, A HORIZONTAL OBSCURING EFFECT FOR THE ENTIRE LENGTH OF THE REQUIRED GREENBELT AREA, AND A VERTICAL OBSCURING EFFECT OF SUCH HEIGHT AS IS DETERMINED ADEQUATE BY THE PLANNING COMMISSION FOR PROPER SCREENING BETWEEN LAND USES. 8 = BERM HEIGHT b= PROPERTY H= LINE OR l)ISTRICT W= PLAN PLANT MATERIAL HEIGHT MINIMUM HEIGHT OF INSTALLATION SC REENING AT !NITIAL MINIMUM WIDTH OF GREENBELT AS SET FORTH BY ORDINANCE FOR RESPECTIVE USES AND DISTRICTS -~ DECIDUOUS H & EVERGREEN SHRUBS 1112'' CAL. H u z ~ ~ u 0 DECIDUOUS TREES V'l V'l" <( ~ ~] z8 <( ~ :E E _, ., u,JC ~ w GREENBELT SCREEN SECTION ~ 4' ~ z°: <: ~ ~E ..J E >3 EVERGREEN TREES COMBINATION BERM/GREENBELT SECTION SCREEN ._--------------------TF\ANs,,-,o"'CREDETAiI~s m _J �Nonresidential uses most often are the uses wh ich turn out to have the greatest impact on our visual senses. Most of our visual pollution (those physical elements of our man-made environment wh ich are abrasive to our view), exists along our major thorofares in the fo rm of strip commercial development. In many instances, a single bu ild ing or a single sign may not appear unattractive. It is more often the conglomeration of a number of unrelated signs and structures intently placed along t he thorofare , t hat makes them visually objectionable . In most instances, the various signs and buildings have developed independently with little or no regard to creating a un1formally attractive frontage. The commercial development concept on t he accompanying page illustrates how strip commercial frontage along maJor t horofares can be developed in a manner that w il I successfully relate to adjacent residential homes. Whenever development, such as t hat ill ustrated in the concept, takes place careful consideration must be given to t he rear of the sites. Off-street parking, as well as loading, unload ing fac ili ties placed in t he rear yard areas, must be effectively screened from adjacent residential properties. This can be done either by means of an arch itectural mason ry wal l, or by intense evergreen planting screens. , A concept of res1dent1al development along major thorofares, which may be found in the major thorofare element, graphically portrays means by which residential development shou ld relate to major thorofares. Locating dwellings in this manner serves two pu rp oses. One, it promotes the value of residential dwellings along majo r thorofa res, and secondly, it discourages strip commercial development along the thorofare. , f f '• By closing the frontage to str ip commercial use , another advantage can be recogn ized. Commercial land use can be more effectively tied to the intersections of major thorofares. When commercial development can be concentrated in this manner, it can be better planned , can be more uniform in its appearance and can be more effectively screened from adjacent residential uses. Residential development which takes p1 ace along major thorofares in the manner illustrated on the concept, can prov ide the motorist with extensive greenbelt vistas that are not only pleasant to the eye , but increases the efficiency of the thorofare as we! L 57- �, , 9 C:J 8 c;::J 7 CJ 6 c::i uD ·· 5 4 3 o , 2 C::::J - 'u' r_ _ __::; MA JOT<! THOf{OfAR.E. BEFORE M. A JOR. THOROFARE. --- - - - -- - - - G. • . •~ 1nlli111!11ifl O •E 2 f"A RKI NG (l D-lHPHtHH-HHl t;, .J.I.UWJ.1¼,-t,,;m.~-'-"-"-"-'"'-"' --W- f'K----"-"''-'-"'-",-"=:..,'-----r-----:;iF;:;:::t:g::j;=J 3 4 5 6 7 8 9 AFTER COMMERCIAL STRIP vilican · lemon a assoc. inc . planning consu Jtants �, HISTORICAL PRESERVATION An additional element of our man-made environment, which until recently has been under-emphasized, is the heritage of our past contained in historical landmarks. Communities throughout the nation are awakening to the fact that much of their heritage is being threatened w ith age and the pressures of new development. In some instances, whole concentrations of historical residential landmarks are being threatened by the pressures of encroaching commercial development. In other instances, the historical value of an ind ividual structure is lost through conversion to another type of use. Of course, once a historical landmark is destroyed it is lost forever. Ouite often, conflicts between preservation and physical change is generated in areas containing structures of historical value. Ways need to be found to properly integrate historic preservation with physical change so that a just balance is obtained . In 1954, the Un ited States Supreme Court ruled that preserving local historical landmarks is as valid an argument for promoting the general welfare of a community as it is to provide for its health and safety. Since then, legislative enactments, such as Michigan's Public Act 169 of 1970, has encouraged the rehab ilitation and preservation of historic landmarks. Under this act a Historic District Study Committee has been created in Coldwater. Th is comm ittee is in the process of survey ing the historical and architectural worth of buildings with in the City . Upon completion of this undertaking, the committee w ill subm it its findings and recommendations to the community . The committee also hopes to conduct community-wide educational activities to encourage preservation, maintenance. and restoration of local historical landmarks. Through the dedicated efforts of this committee, Coldwater, which is richly endowed w ith structures of historical significance, is striving to preserve its heritage in the face of continual change. -58- �, , , With the advent of the railroad in 1850, the population and wealth of Co ldwater grew. As a result, many small and moderately interpreted Greek Revival style homes, pretentious villas of the newer Italianate style , and a scattering of the Gothic revival style were erected through the 1870's. Succeeding generations before the turn of the century found Coldwater continuing to prosper and grow. This prosperity Is still reflected in the outstanding number and quality of majestic Queen Anne style structures which exist in Coldwater to this day . The people who built these homes came from all walks of li f e. Some became wealthy and bu ilt the pretentious h istorical structures. Many others built smaller more modest structures. Yet, these are no less significant, because their architecture and quality reflect the temper of their t ime. They comprised an important element in the physical life of the community . As then , the character and personal ity of today 's Coldwater is maintained by the bu i Id ings of w h 1ch It Is composed. The residences constructed by the Community 's ancesto rs provide a visual history of Coldwater's past. Hence, present generations have a responsibl1ty to preserve for the future, these things of value from the past. Steps along this line have been taken and have resu lted in the East Chicago Street area receiving State and Federal recogn ition as the East Chicago Street Historic District. Th is area is entered in both the State and National registers of historic places. A structure w ithin the East Ch icago Street Historic District, known as the Hyde Gibson House, was erected around 1837. This is the only known structure of that period still stand ing in t he commun ity . The fact that this structure lies within a recognized historical district may preserve It for the benefit of generations yet to come . In addition to th is area, two other historic landmarks in Coldwater have been recognized by the State and the Federal government These two structures include the Coldwater Public Library, erected in 1886 and the Wing House, wh ich has become a museum. These structures are also listed in t he State and National reg isters of historic places There are other areas as wel l as individual structures scattered throughout Co ldwater that should also be recogn ized and preserved as historical landmarks. A reas along West Ch icago Street and Pearl Street, for instance, are worthy of such considerat1 on . 59- �Many of the sites are historical structures that are true works of art. Many are harmonious buildings, designed either by local architects or by master builders. They possess workmanship, proportion and detail which can no longer be duplicated . These buildings lend dignity, continuity, grace and variety to the City . Hence, efforts should be continued to enlighten the public of the need to preserve these sites throughout the City . No where in Coldwater is this need more evident than in the East Chicago Street area . Expanded strip commercial development along the East Chicago Street interchange with Interstate 69 , is threatening this historical district. Protective measures should be taken to assure that the true historical significance of this district wi ll be preserved. When areas such as this, as well as individual structures of historical significance are rehabilitated and preserved, more than the visual environment of the community is enhanced; the personality and quite possibly the face of the community is saved . In fact, when areas of natural or man-made significance are preserved and when care is taken to assure proper relationships between land use types, Coldwater's environment is improved . -60- �MASTER PLAN FOR FUTURE LAND USE �• • '• ' ' THE MASTER PLAN FOR FUTURE LAND USE The Master Plan for Future Land Use, which follows, represents a composite of the elements presented in the preceding sections. They are considered to be imaginative, yet workable and realistic, providing for a desirable arrangement of the various land uses, a unified and efficient thorofare system, and the necessary public facilities to serve the commun it y. It should be emphasized that the Plan rep resents what is felt to be the best future use of land based upon today's knowledge and trends. The Plan is by no means rigid or unchangeable. It should be reassessed periodically and adjusted to meet new trends and to allow flexibility in cases where an alternative use may be as desirable as the one initially proposed . Timing is critical to effectuation of the Plan . Some proposals should be carried out as soon as possible, especially in t he case of acquiring land for schools and parks. These sites will eventually become more expensive as development occurs, and in some instances, may not be available at a later date. In summary, the more significant goals and proposals included in the Master Plan for Future Land Use are: To provide for the redevelopment of housing types within the Planning Area by designating those areas which lend themselves to rehabilitation and redevelopment. To set aside sufficient land area to meet the leisure time recreation needs of both present and future residents, and to carry out park improvement programs. To develop an efficient, well -organ ized thorofare system which meets the needs of all anticipated land use types, while at the same time providing necessary linkage w ith the regional highway system. To promote the development of a sound economic base through continued commercial and industrial growth . -61 - �To promote the preservation of the City's historical landmarks and to assure the development of an orderly and harmonious relationship between various land use types to enhance the visual environment of the community. It should again be noted, that the Master Plan For Future Land Use map, as presented herein, is intended to show generalized land use and not intended to indicate precise size, shape or dimension . The map reflects long-range future land use proposals and does not necessarily imply short-range zoning proposals. -62- �NORTH lAl<E LAND USE E2TIJ ~ PUBLIC ~ SCHOOLS E ELEMENTARY J JUNIOR HIGH S SENIOR HIGH PROPOSED ELEMENTARY SCHOOL PROPOSED PLAYGROUND -- ~ PARK 8 OPEN SPACE OUASI - PUBLIC COMMERCIAL INDUSTRIAL THOROFARES - !BRANCH EXPRESSWAY 11111 BY - PASS - MAJOR THOROFARE SE CON DARY THOROFARE COLLECTOR STREET crn.JIIITY AIRl'ORlf LOCAL __..._ STREET HISTORICAL OISTRICT 000 SCALE 1000 IN I :100 FEET NOIIEMBEA,1976 MASTER PLAN FOR FUTURE LAND USE CITY OF COLDWATER MICHIGAN I vilicon . lemon community 8 associates inc . planning consultants � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Coldwater_Master-Plan-For-Future-Land-Use_1976 Creator An entity primarily responsible for making the resource Vilican-Leman & Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1976-12 Title A name given to the resource Master Plan for Future Land Use Description An account of the resource The Coldwater Master Plan for Future Land Use for the City of Coldwater was prepared by Vilican-Leman & Associates, Inc. in December 1976. Subject The topic of the resource Master plan reports Coldwater (Mich.) Branch County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/29c9d1ba222b1ac8fe1250006c59476a.pdf c0f1057c0bf96dd83fcb50af9895b10c PDF Text Text - ~~~~~~~~~~~~~~ • • City of Coldwater Master Land Use Plan COLDWATER Adopted: December 2002 �I I I I I I I I I I I I I I I I I I I Acknowledgments Mayor Robert E. Rumsey City Manager William Stewart City Council Donald Shemel Tim Miller Robert Huntley Chris Pierce Thomas Kramer Maureen Petzko Randall Hazelbaker C. Raymond Truex Planning Commission Nathan Cohen Fred Lilue Aloha Miller Maureen Petzko Buzz Sharpley James Brown Alan Swain James Cole Robert E. Rumsey, Mayor Zoning Board of Appeals Paul Lindner Mitch Rice Harold Gates Dennis Mccafferty Michael Renshaw Russ Feller Planning and Grants Christine Hilton Prepared by Carlisle/Wortman Associates, Inc. Community Planners and Landscape Architects 605 S. Main Street Ann Arbor, MI 48 I 04 City of Coldwater Master Land Use Plan Adopted December 2002 �I I I I I I I I I I I I I I I I I I I Contents Acknowledgments ......................................................................... i Contents .......................................................................... ............... ii Introduction ................................................................................... 1 What is Planning? ............................................................................ 1 How is the City Authorized to Plan? .............................................. .1 Why plan for Coldwater? ................................................................. 2 What are Significant Planning and Growth Issues in Coldwater? ... 2 What process has been followed? ................................................... .3 How is Master Plan different from Zoning? ................................... .5 How has the community been involved? ......................................... 5 Who is Responsible for Planning and Zoning? ................................ 5 Background Studies ..................................................................... 6 Regional Setting ............................................................................... 6 Historic Dates ................................................................................... 6 Past Planning Efforts ........................................................................ 8 Population Characteristics ............................................................... 9 Housing Characteristics ................................................................. 12 Economic Base ............................................................................... 17 Community Facilities .................................................................. 21 Transportation ............................................................................. 27 National Functional Classification System ................................... .27 City Transportation Improvement Programs ................................ .27 Historical Context ....................................................................... 32 Existing Land Use ....................................................................... 42 City of Coldwater Master Land Use Plan Adopted December 2002 ii �• •I I I I I I I I I I I I I -I I I Community Goals and Objectives ............................................. 45 Goals, Objectives and Policies ...................... .................................47 Master Land Use Plan ................................................................ 70 Target Areas ................................................................................ 76 WardOne ............. ........ .......... ...................... ..................................77 Ward Two ............ ............................................................ .............. 78 Ward Three .................................................................................... 79 Ward Four ................................................................ ..................... 80 Downtown ................................... .... ...................... ....... .........·........ 81 Wellhead Protection Plan .......................................................... 83 Action Plan .................................................................................. 85 Zoning Ordinance ............ .............................................................. 85 City and County Studies and Plans ................................................ 86 Special Purpose Ordinances and Standards ................................... 86 Capital Improvements ..... ............... ............................................... 87 Economic Development ................................................................ 87 Master Plan Education ................................................................... 87 Plan Updates .................................................................................. 87 Master Plan Visioning Workshop .............................................. 88 Workshop Notes September 18, 2001 ........................................... 95 Appendix ................................................................................... 104 Tables ............................................................................................... Table 1, Population History ............................................................. 9 Table 2, Age of Population ............................................................ 10 Table 3, Racial Composition..................................... ..................... 11 Table 4, Housing Occupancy and Type ......................................... 12 Table 5, Population History ............ .......... ..................................... 13 Table 6, Housing Value ................................................................. 13 Table 7, Household & Family Income ........................................... 14 Table 8, Units in Structure & Year Built .. ..................................... 15 Table 9, Residential Construction Permits Issued ......................... 16 Table 10, State Equalized Value ......................... ........................... 17 Table 11, Coldwater Employers ..................................................... 18 Table 12, Employment ................................................................... 19 Table 13, Educational Attainment ................................................. 20 Table 14, Police Activity ........ ....................................................... 25 Table 15, Road Improvements ....................................................... 29 Table 16, Planned Capital Improvements ...................................... 29 City of Coldwater Master Land Use Plan Adopted December 2002 ill �• • • • • • • • Maps Map 1 Base Map ............................................................................. 7 Map 2 Functional Classification ................................................... 28 Map 3 Wetlands and Floodplains ................................................. 44 Map 4 Future Land Use ................................................................ 7 5 ~ -~ , City of Coldwater Master Land Use Plan Adopted December 2002 iv �Introduction INTRODUCTION What is Planning? Planning is an activity that has been ongoing since the beginning of civilization. Quite simply, planning is preparation for a future event, activity or endeavor. Everyone conducts some type of planning in their daily lives. Where the issues are simple and the outcomes are clear, the plans can be simple. More complex issues and problems require plans to be more complex and detailed. It is relatively easy to propose plans for events that can reasonably be anticipated. It is much more difficult to prepare plans for events which are not anticipated. The most effective plans are those which are accurate enough to prepare for anticipated events, and flexible enough to provide guidance for events which are not anticipated. In the process of planning, the following steps are involved: • Identification of the problem or issue • Setting of goals to be achieved • Formulation of alternative solutions and evaluation of impacts • Developing a plan of action How is the City Authorized to Plan? The City of Coldwater derives its authority to prepare a Master Plan from the Municipal Planning Act, P.A. 285 of 1931. The Act states: Section 6. The commission shall make and adopt a Comprehensive plan for the physical development of the municipality, including any areas outside of its boundaries which, in the commission's judgment, bear relation to the planning of the municipality. The plan, with the accompanying maps, plats, charts, and descriptive matter shall show the commission's recommendations for the development of the territory, including, among other things, the general location, character, and extent of streets, viaducts, subways, bridges, waterways, flood plains, water fronts, boulevards, parkways, playgrounds and open spaces, the general location of public buildings and other public property, and the general location and extent of public utilities and terminals, whether publicly or privately owned or operated, for water, light, sanitation, transportation, communication, power, and other purposes ... · The commission from time to time may amend, extend, or add to the plan. City of Coldwater Master Plan Adopted December 2002 1 �Introduction Why Plan for Coldwater? I I I I I As we begin the 21 st Century there is a strong need to evaluate the physical development of the City. The current Master Plan was adopted in 1994 and -has had only three (3) Master Plans completed in its history, 1959, 1977, and the most recent 1994. Much of the City is fully developed and significant changes have occurred since 1994. What are Significant Planning and Growth Issues in Coldwater? • Promoting and encouraging a thriving Central Business District (CBD). • Maintaining the City's historic character by preserving and/or restoring historically significant properties, as well as promoting new development compatible with the existing character. • Providing a transportation system that facilitates the smooth, safe, and efficient flow of automobiles, trucks, buses, emergency vehicles, bicycles and pedestrians. • Providing recreation programs and facilities to meet the present and future needs of all City residents. • Improving housing opportunities and the single-family home character and neighborhood atmosphere of the City, while also providing for a variety of new, high-quality housing types. I • Enhancing the aesthetics of gateway approaches to the City. I • Removal or redevelopment and infill of existing abandoned commercial and industrial buildings. • Preservation of natural features, especially areas adjacent to the Sauk River. I I I I I I I I I City of Coldwater Master Plan Adopted December 2002 2 �Introduction What process has been followed? The City's response to these changes has been to undertake a systematic process which involves analysis of the community, citizen participation, and revision of the Master Plan. The revised Master Plan will provide for the orderly development of the City, assist the community in its effort to maintain and enhance a pleasant living environment, and spark a vision toward the future. · The Master Plan has the following characteristics: • It is a physical plan. Although social and economic conditions are considered, the plan will be a guide to the physical development of the community. • It provides a long range viewpoint. • It is comprehensive, covering the entire City and all the components that affect its The Master Plan will depict land use and community development within a time frame of twenty (20) years. physical makeup. • It is the official statement of policy regarding such issues as land use, community character and transportation which impact the physical environment. As a policy guide, it must be sufficiently flexible to provide guidance for changing conditions and unanticipated events. The following flow chart depicts the Master Plan process as a whole. Public input is obtained throughout. City of Coldwater Master Plan Adopted December 2002 3 �Introduction CITY OF COLDWATER MASTER PLANNING PROCESS BACKROUND STUDIES VISIONING WORKSHOP D DRAFT PLAN D EVALUATE AND REVISE PLAN D ( DRAFf PLAN D ( PUBLIC BEARING D City of Coldwater Master Plan Adopted December 2002 4 0 0 �Introduction How is the Master Plan different from Zoning? The Master Plan is not a Zoning Ordinance. The Master Plan is the long range policy guide for the physical arrangement and appearance of the City. The Zoning Ordinance more specifically regulates the manner in which individual properties are used. The Zoning Ordinance is only one (1) of a number of tools used to implement the Master Plan. Formulating a Master Plan is the first step in providing a sound and legal basis for revising the Zoning Ordinance and other regulatory Ordinances, investing in public capital improvements, and guiding private land use decisions. How has the community been involved? The Master Planning Program has relied on the involvement of and input from various stakeholder groups including neighborhood groups, citizens-at-large, non-residential property owners, business owners, outside planning consultants, City staff, City Council, and Planning Commissioners. Public input was obtained through a series of workshop sessions conducted throughout the City. The public input process is described more fully in the Section entitled "Visioning and Public Participation." Who is Responsible for Planning and Zoning? The City of Coldwater has a number of bodies that are actively involved in the planning and zoning decision-making process: • City Council - The City Council is the chief governing body of the City. By Michigan Statute, the City Council approves rezoning requests, zoning and text amendments, and subdivision plats. • Planning Commission - The Planning Commission is the principal recommending body to the City Council on matters pertaining to the planning and development of the community. The Planning Commission approves site plans and special land uses and makes recommendations to the City on rezoning requests, zoning text amendments, and subdivision plats. Michigan statutes require a Planning Commission to prepare and adopt a Master Plan. • Zoning Board of Appeals - The Board of Appeals serves to interpret provisions of the Zoning Ordinance when requested and determine when variances should be granted when practical difficulties with property make it impossible to meet the strict provisions of the Zoning Ordinance. City of Coldwater Master Plan Adopted December 2002 5 �Background Studies BACKROUND STUDIES Regional Setting The City of Coldwater is a growing historic community centrally located and is the county seat of Branch County, Michigan. The City of Coldwater is surrounded on all sides by Coldwater Township and is located at the junction of two (2) state highways and one (1) interstate highway: • • • US-12 (Chicago Street): Running southeast to northwest through the City. M-86: Branches off from US-12 at the western boundary. I-69: Primary means of access all along east side of City. The I-69 expressway connects Coldwater to the north with the City of Battle Creek (35 Miles) and Lansing (60 Miles). The Indiana border is only thirteen (13) miles to the south. US-12 crosses the entire state of Michigan from east to west and passes directly through the middle of the City. Chicago Street, (US-12) bisects the entire City and acts as the backbone and gateway to the downtown. This main corridor provides resident and visitors with their first images of the community and is an excellent mix of commercial, office and historic residential development. The Sauk River flows east to west through the City and adds to the important water features of the City. The western border is primarily made up of Lakes (Cemetery, Messenger, South and West Long Lakes) Historic Dates • • • • • • • • 1831 1832 183 7 1842 1861 1890 1959 2000 The name of Coldwater officially adopted from the Pottawatomie Indian Tribe. First school and store started. Incorporated as a Village with a population of 140 persons. Coldwater becomes the permanent County Seat of Branch County. Incorporated as a City. First City water system installed. City develops first Master Plan. Census indicates population of the City as 12,697 persons (Population drops to • 2002 City develops latest Master Plan. 10,520 upon 2001 transfer of state correctional facilities to Coldwater Township). City of Coldwater Master Plan Adopted December 2002 6 �F COLDWATER CITY O MICHIGAN Base Map of Coldwater City Michigan nch County, Bra 17'1 ~ rlf7.._,j= 0 250 500 1000 Associates, Inc. Carlisle/Wortman Architects Community Planners and Landscape Ann Arbor, Michigan �Background Studies Past Planning Efforts The City of Coldwater has initiated various planning efforts in the past. The Comprehensive Plan adopted in 1959 has been amended twice. The first amendment was in 1977 and the last in 1994. The following list indicates other significant planning efforts and studies that have occurred in the past which have been made available to Planning Commission members and staff during the Comprehensive Plan process: The City of Coldwater Comprehensive Plan: 1994 The Comprehensive Plan was adopted in 1994 to coordinate and guide decisions regarding the physical development of the community. Parks and Recreation Comprehensive Plan: The scope of this plan included an analysis of all ex1stmg City-owned parks and recreation programs. The plan was intended to establish goals and objectives so that a basis was set forth for future decision making in regards to future improvements. Furthermore, the DNR requires a community to have an up-to-date Recreation Plan in order to qualify for grant programs. The plan includes an action plan which spells out which improvements should occur over a five (5) year period. Downtown Development Authority Plan: This document was a plan prepared for the Downtown Development Authority (DDA) to assist the Board in planning ac!ivities for the future. It contains strategies for the following issues: market growth, land use and development, urban design enrichment, and cooperative downtown management. A Vision for the future was achieved from interviews, an interactive workshop, and observation and research. Branch County Master Land Use Plan and Recreation Plan: 1996 - 2000 The purpose of this plan is to ensure that adequate attention is given to the recreational needs of Branch County. The plan involves three (3) basic phases: Data Collection, Analysis and Planning. City of Coldwater Zoning Ordinance: The current Zoning Ordinance is the detailed regulations pertaining to land uses within the City. The district names originally were identical to the former Master Plan categories. The Ordinance is used to implement the Master Plan. Implications for Planning: - Past plans should be utilized in all current and future planning efforts. • The City should update and re-evaluate the City Master Plan on an ongoing basis. City of Coldwater Master Plan Adopted December 2002 8 I �Background Studies Population Characteristics A. Historical Population Trends The following table and graph depicts the population trends for Branch County, Coldwater Township and the City of Coldwater, from 1970 to 2000. It is important to note that the population increase from 1990 to 2000 includes the incorporation of the population of the prison. However, the 2001 population of the City of Coldwater is 10,520 persons, following the transfer of the state correctional facilities back to Coldwater Township. Table 1 Population History 1970-2000 * Includes approximately 2,177 state correctional facility inmates State of Michigan 1970 1980 1990 2000 8,871,700 9,262,078 9,295,297 9,938,444 4.40% 4.00% 4.00% 40,188 41 ,502 45,787 6.38% 3.27% 10.32% 4,246 4,795 3,678 -21.44% 12.93% -23 .30% 9,461 9,607 12,697* 4.16% 1.54% 32.16% % increase 37,777 Branch County % increase 5,405 Coldwater Township % increase City of Coldwater 9,083 % increase Source: U.S. Census, 2000 Implications for Planning: • The City can expect a relatively stable population base in the future. City of Coldwater Master Plan Adopted December 2002 9 �Background Studies B. Age Table 2 Age of Population City of Coldwater & Coldwater Township * Includes Approximately 2,177 State Co"ectiona/ Facility Inmates City of Coldwater TOTAL POPULATION Coldwater Township *NUMBER PERCENT NUMBER PERCENT Male 6,395 50.4 1,815 49.3 Female 6,302 49.6 1,863 50.7 Under 5 years 747 5.9 197 5.4 5 to 9 years 811 6.4 222 6.0 10 to 14 years 800 6.3 276 7.5 15 to 19 years 807 6.4 264 7.2 20 to 24 years 867 6.8 175 4 .8 25 to 34 years 2,130 16.8 384 10.4 35 to 44 years 2,369 18.7 535 14.5 45 to 54 years 1,649 13 586 15.9 55 to 59 years 500 3.9 230 6.3 60 to 64 years 424 3.3 187 5.1 65 to 74 years 732 5.8 306 8.3 75 to 84 years 603 4.7 227 6.2 85 years and over 258 2 89 2.4 35.8 (X) 41.2 (X) SEX AND AGE Median age (years) Source: US Census, 2000 Implications for Planning: • The City has a younger population than Coldwater Township. A younger population will likely have different needs than an older population. City of Coldwater Master Plan Adopted December 2002 10 �Background Studies C. Race Table 3 Racial Composition Includes Approximately 2,177 State Co"ectional Facility Inmates RACE One race Branch County NUMBER 45,015 PCT 98 Coldwater City NUMBER PCT 42,751 93 12,315 10,837 1,206 2.6 1,069 8.4 American Indian and Alaska Native 217 .5 95 0.7 Asian 194 .4 117 0.9 Asian Indian 32 .1 30 0.2 Chinese 12 0 8 0.1 Filipino 18 0 5 0 Japanese 60 .1 41 Korean 18 0 3 0 Vietnamese 8 0 6 0 Other Asian 47 .1 24 0.2 Native Hawaiian and Other Pacific Islander 10 0 4 0 White Black or African American 97 85.4 0.3 Native Hawaiian 1 0 1 0 Guamanian or Chamorro 3 0 0 0 Samoan 4 0 1 0 Other Pacific Islander 2 0 2 0 Some other race (Includes Middle East) Two (2) or more races (Includes Middle East) 637 1.4 193 1.5 772 1.7 382 3 45,787 100 12,697 100 HISPANIC OR LATINO AND RACE Total population Hispanic or Latino (of any race) 1,365 3 574 4.5 Mexican 1,065 2.3 425 3.3 Puerto Rican 88 .2 49 0.4 Cuban 20 0 14 0.1 182 .4 86 0.7 Not Hispanic or Latino 44,422 97 12,123 95.5 White alone 42, 134 92 10,514 82.8 Other Hispanic or Latino Source: US Census, 2000 City of Coldwater Master Plan Adopted December 2002 11 �Background Studies Housing Characteristics A. Housing Occupancy Table 4 Housing Occupancy and Type I NUMBER PERCENT Total housing units 4,370 100 Occupied housing units 4,058 92.9 Vacant housing units 312 7.1 For seasonal, recreational, or occasional use 31 0.7 HOUSING OCCUPANCY NUMBER PERCENT Total households 4,058 100 Family households (families) 2,518 62.1 With own children under 18 years 1,337 32.9 Married-couple family 1,771 43 .6 With own children under 18 years 866 21.3 Female householder, no husband present 525 12.9 With own children under 18 years 351 8.6 Non-family households 1,540 37.9 Householder living alone 1,296 31.9 564 13.9 Households with individuals under 18 years 1,477 36.4 Households with individuals 65 years and over 1,034 25.5 HOUSEHOLDS BY TYPE Householder 65 years and over Source: US Census, 2000 City of Coldwater Master Plan Adopted December 2002 12 �Background Studies B. Household Size Table 5 Population History 1970-2000 HOUSEHOLD SIZE YEAR PERSONS CHANGE # % 2000 2.00 .49 19.7 1990 2.49 .09 3.5 1980 2.58 Source: US Census, 2000 C. Housing Value/Owner Occupied Units Table 6 Housing Value HOUSING VALUE/OWNER OCCUPIED UNITS NUMBER PERCENT Less Than $50,000 305 13.8 $50,000 to $99,999 1387 62.6 $100,000 to $149,999 309 14.0 $150,000 to $199,999 161 7.3 $200,000 to $299,999 36 1.6 $300,000 to $499,999 10 0.5 6 0.3 $77,800 (X) VALUE $500,000 to $999,999 $1,000,000 or more Median (dollar) Source: US Census, 2000 City of Coldwater Master Plan Adopted December 2002 13 �Background Studies D. Housing Characteristics Table 7 Household and Family Income IHOUSEHOLD INCOME IN 1999 NUMBER PERCENT 4,052 100.00 Less than $10,000 420 10.4 $10,000 to $14,999 259 6.4 $15,000 to $24,999 687 17.0 $25 ,000 to $34,999 730 18.0 $35,000 to $49,999 729 18.0 $50,000 to $74,999 706 17.4 $75,000 to $99,999 370 9.1 $100,000 to $149,999 124 3.1 $150,000 to $199,999 17 0.4 $200,000 or more 10 0.2 Median household Income $33,913 (X) NUMBER PERCENT 2,540 -100.0 Less than $10,000 94 3.7 $10,000 to $14,999 60 2.4 $15,000 to $24,999 412 16.2 $25,000 to $34,999 424 16.7 $35,000 to $49,999 532 20.9 $50,000 to $74,999 605 23.8 $75,000 to $99,999 281 11.1 $100,000 to $149,999 105 4.1 $150,000 to $199,999 17 0.7 $200,000 or more 10 0.4 $41,107 (X) (X) Households FAMILY INCOME IN 1999 Families Median Family Income $15,833 Per Capita Income Median Earnings (dollars) Male full-time, year round workers $31,577 Female full-time, year round workers $22,088 Source: US Census, 2000 City of Coldwater Master Plan Adopted December 2002 14 (X) (X) I �Background Studies Table 8 Units In Structure and Year Built I UNITS IN STRUCTURE NUMBER PERCENT 4,364 100.0 I -unit, detached 2707 62.0 I -unit, attached 98 2.2 2 units 241 5.5 3 or 4 units 276 6.3 5 to 9 units 171 3.9 10 to 19 units 164 3.8 20 or more units 290 6.6 Mobile home 417 9.6 Total Housing Units Boat, RV, van, etc. YEARSTRUCTUREBUil,T NUMBER PERCENT 1999 to March 2000 130 3.0 1995 to 1998 322 7.4 1990 to 1994 150 3.4 1980 to 1989 359 7.8 1970 to 1979 561 12.9 1960 to 1969 417 9.6 1940 to 1959 763 17.5 1,682 38.5 1939 or earlier Source: US Census, 2000 City of Coldwater Master Plan Adopted December 2002 15 �Background Studies E. Residential Construction Redevelopment of areas of the City into higher density housing has been a common occurrence over the last five (5) years, indicative of the high quality of life the City has to offer and subsequent market conditions which facilitate such development. Most of the new construction has been in owner-occupied condominium developments. The following graph depicts building permit activity for development of single and twofamily housing, multi-family housing, and demolitions. Table 9 Residential Construction Permits Issued: 1980-2002 Coldwater 1980-1990 1990-2000 2001-2002 105 98 65 Two-Family Not available 12 8 Multi-Family Not available 1 1 Demolitions 137 39 29 Single Family Source: Estimates by City Staff, 2002 Implications for Planning: • Decreasing household size will slow population increases and have implications on the types of new housing that will be needed in the City; • An aging population will increase the demand for senior housing and services; , The amount of older housing stock in the City will require proactive and ongoing protection and rehabilitation measures. City of Coldwater Master Plan Adopted December 2002 16 �Background Studies Economic Base A. Regional Influences As job growth in Branch County continues, Coldwater's central location and high quality of life will continue to attract new residents. B. Tax Base Residential property has continued to be the largest tax generator for the City of Coldwater, indicative of the large number and quality of neighborhoods in the City. However, the tremendous commercial growth around the highway interchange is also a large generator of taxes. Assessed Value is an additional source of information that illustrates economic trends. This assessed value is broken into the following three (3) categories: residential, commercial and industrial. There are two (2) other categories, agricultural and developmental, included in the cities assessed value. However, these categories represent only a small portion of the City's assessed value. The City has seen substantial increases in the three major categories. Residential increased by nearly 90% between 1992 and 2002, while industrial jumped by 146% during the same period. The biggest increase occurred in Commercial, which saw an increase of 450 % between 1992 and 2002. In 1992 just over 61 % of the total real property (land and the structures on the land) value was attributed to residential property, 20% to commercial property, and about 19% to industrial property. By 2002, the percentage of residential dropped to 41 %, due to the increase in industrial and commercial allocation at 39%. By 2002, the City's total real property value was $205,097,000 up from $76,043,000 in 1992. Table 10 State Equalized Value: 1992-2002 City of Coldwater State Equalized Value: 1992-2002 Real Property by Category RESIDENTIAL COMMERCIAL INDUSTRIAL 1992 $45,755,500 $33,221 ,700 $15,697,800 2002 $85,820,800 $80,611,100 $38,665,100 Source: City of Coldwater, 2002 City of Coldwater Master Plan Adopted December 2002 17 �Background Studies Real and Personal Totals REAL PERSONAL 1992 $88,047,800 $18,151,000 1993 $94,989,050 $20,858,900 1994 $97,144,750 $24,483,000 1995 $100,512,200 $25,002,400 1996 $108,124,700 $29,683,400 1997 $125,345,300 $32,873,100 1998 $141,389,580 $33,801,900 1999 $180,872,700 $49,627,900 2000 $202,219,500 $60,118,900 2001 $227,049,200 $69,151,600 2002 $260,651,800 $66,415,654 Source: Branch County, 2002 C. Employers Major employers in Coldwater are listed in the following table. Table 11 Coldwater Employers FIRMS PRODUCT OR SERVICE #EMPLOYED Regional Distribution 1000 Department of Corrections Prisons 691 Community Health Center Health Care 594 Education 450 Grocery/Merchandise 378 Automotive Related Casting and Machining 330 Education 265 Polypropylene Foam Manufacturer 205 County of Branch Government 200 Brazing Concepts Copper Brazing of Steel 200 Wal-Mart Regional Distribution Center Coldwater Community Schools Meijer Asama Manufacturing Branch Intermediate School District Voltek Source: Branch County, 2002 City of Coldwater Master Plan Adopted December 2002 18 �Background Studies D. Employment Table 12 Employment OCCUPATION NUMBER PERCENT Employed Civilian Population 16 years and over 5,099 100.0 Management, professional and related 1,183 23.2 906 17.8 1,065 20.9 Fanning, Fishing, Forestry 57 1.1 Construction, Extraction, Maintenance 339 6.6 1,549 30.4 Agriculture, Forestry, Fishing, Hunting and Mining 58 1.1 Construction 133 2.6 Manufacturing 1536 30.1 Wholesale trade 130 2.5 Retail Trade 728 14.3 Transportation, Warehousing, Utilities 228 4.5 Information 61 1.2 Finance, Insurance, Real Estate, Rental/Leasing 224 4.4 Professional, Scientific, Management, Administrative, Waste Management Services 184 3.6 Educational, Health, Social Services 859 16.8 Arts, Entertainment, Recreation, Accommodations and Food Services 380 7.5 Other Services ( except public administration) 217 4.3 Public Administration 361 7.1 Service Sales and Office Production, Transportation and Material Moving INDUSTRY Source: US Census 2000 UNEMPLOYMENT *'02 '01 '00 '99 '98 '97 '96 '95 City of Coldwater 7.2% 6.9% 5.0% 4.3% 4.6% 4.6% 6.4% 5.7% Branch County 5.9% 5.7% 4.1% 3.6% 3.8% 3.7% 5.2% 4.7% Source: Michigan Department of Labor *Note: Year to date average, end of September 2002 City of Coldwater Master Plan Adopted December 2002 19 �Background Studies Implications for Planning: • A strong, stable residential base is vital to the City; • Large employers in the City should be encouraged to stay to provide jobs for residents; • The continued strong economic roles of the commercial and industrial areas are vital to the future of the City. Table 13 Educational Attainment Includes State Correctional Facility Inmates Over Age 25 EDUCATIONAL ATTAINMENT NUMBER PERCENT Population 25 years and Over 8,698 100.0 th 623 7.2 9 to 12 grade no diploma 1244 14.3 High School Graduate (includes equivalency) 3207 36.9 Some college, no degree 2068 23.8 Associate Degree 587 6.7 Bachelor's Degree 620 7.1 Graduate or Professional Degree 349 4.0 Percent High School Graduate or Higher (X) 78.5 Percent Bachelor's Degree or Higher (X) 11.1 Less than 9 grade th th Source: US Census, 2000 City of Coldwater Master Plan Adopted December 2002 20 �Community Facilities Community Facilities A. City Amenities Public Service The City of Coldwater has a Council/Manager form of government. The citizens elect the Mayor and City Council members, who in tum hire the City Manager. The Manager is responsible for managing the entire City staff. The City Council appoints volunteers to several boards and commissions which oversee the many public services provided by the City. Recreation Four (4) City departments work cooperatively to provide recreation opportunities, planning and maintenance to the City. The City has thirteen (I 3) parks which provide recreational opportunities to residents and visitors. 1. Waterworks Park 8. Jefferson Park 2. Rotary Park 9. Jaycee Park 3. South Lake Park 10. Cemetery Lake park 4. Reith Park 11. Pilot Knob Park 5. Heritage Recreation Area 12. City Park 6. Four Comers Park 13. Optimist Park 7. Parkhurst Park Forestry Division The Forestry Division is responsible for the maintenance of an estimated five thousand (5,000) trees within the City. Tree planting requests can be taken and will be added to a list, subject to availability and location of planting. The duties include removal, planting, trimming and storm damage cleanup. The Forestry Division also collects brush on the first Monday of each month from April through October. Cemetery Division A representative is available at the Department of Municipal Services to answer questions concerning grave sales, rules and regulations and location of graves within Oak Grove Cemetery. City of Coldwater Master Plan Adopted December 2002 21 �Community Facilities Street Division The Street Division maintains 24.66 miles of major streets, 31.50 miles of local streets and 4.02 miles of State highway. This maintenance includes sweeping, snow removal, pavement marking, ice control and dust control. The Street Division also maintains all storm sewer inlets and lines. During the fall of each year, the Street Division picks up leaves to be composted at a Butters Avenue compost site. Equipment Maintenance The Department of Municipal Services maintains all of its equipment as well as the City Police vehicles, Fire Department equipment and Coldwater Board of Public Utilities' vehicles. City of Coldwater Master Plan Adopted December 2002 22 �Community Facilities B. Coldwater Schools The Coldwater Community School District encompasses one hundred seventy-five (175) square miles. The district is composed of the following buildings: • • • • • • • • • 2001-02 Coldwater High School Grades 9-10-11-12 Legg Middle School Grades 6-7-8 Max Larsen (Edison) Elementary School Grades K - 5 (Open 2003) Girard Elementary School Grades K - 5 Jefferson Elementary School Grades K - 5 Lakeland Elementary School Grades K - 5 Lincoln Elementary School Grades K - 5 Washington Elementary School Grades K - 5 (Closed June 2003) Franklin Leaming Center COLDWATER SCHOOL DISTRICT DATA Enrollment (K-12): 3,393 Full-Time Teaching Staff: 195 Total Full-Time Staff: 385 Administrative Staff: 18 Annual Budget: $23,936,556 Source: Coldwater Community School District 2002 The residents of the school district expect the schools to provide a quality educational program to the community and have proven over past years that they are willing to provide the resources to do so. The following represent just a few of the indicators of the quality that exists. • District voters approved a $12.5 million bond issue in 1994 to add to and renovate Coldwater High School. This project provided adequate space for a growing student population, and provided for state of the art technology to assist students in learning. The project was completed in the fall of 1996. Nearly one ($1,000,000) million was invested in data, video and audio technology, making CHS a leader in southwestern Michigan. In 2001, voters approved an eighteen ($18,000,000) million bond issue, along with a six ($6,000,000) million donation, to replace Edison Elementary School, and renovate other elementary buildings. Voters also approved a one ( 1) mill levy for ten (10) years to provide a sinking fund for district maintenance. City of Coldwater Master Plan Adopted December 2002 23 �'I Community Facilities C. • The majority of elementary schools have a gifted and talented program for students and also art, music and physical education instruction. • Computer technology was introduced for students in 1978 at the high school and has spread to all levels K-12, and a district-wide technology committee developed a long-range plan to provide for the technology needs of the student in the year 2000 and beyond. All buildings in the district have direct connection to the Internet on every networked computer. Every classroom and office in the district has been wired for computer networks and telephones to promote student and staff use of technology and provide for greater communication. The district now has seven hundred eighty-two (782) computers; with at least one (1) in every classroom. Every classroom and workstation in the district has a telephone for staff use to better communicate with parents. • Vocal and instrumental music opportunities begin for students at the elementary level and continue up through the high school. Coldwater students have found significant success in solo and ensemble competitions as well as consistent "l" ratings at music festivals. • The athletic program offers sixteen (16) varsity sports for student participation, beginning in 7th grade. Kellogg Community College Kellogg Community College provides a campus in the City of Coldwater. Kellogg Community College was founded in 1956 by the Battle Creek Board of Education which operated it until 1970 when voters created an area-wide college district. The College, situated on sites in Battle Creek, Coldwater (Grahl Center), Hastings (Fehsenfeld Center), and Ft. Custer Industrial Park (Regional Manufacturing Technology Center), offers thirtyseven (37) pre-professional college/university transfer curricula; thirty-two (32) occupational ~ssociate degree programs in health, business, secretarial, technical and public science fields; and twenty-seven (27) certificate programs aimed toward job preparation; and related training for apprenticeships. D. Fire Located at 57 Division Street with the Police Department, the Coldwater Fire Department is a full-service department providing fire, rescue, emergency medical and public education/inspection services to the City of Coldwater and fire, rescue and public education services to the townships of Coldwater and Girard. City of Coldwater Master Plan Adopted December 2002 24 �Community Facilities The Coldwater Fire Department responded to one thousand three hundred and seven (1,307) calls for service during the 1999 calendar year. The calls included technical rescue incidents (ice, industrial, vehicle, trench, and confined space), hazardous material incidents, emergency medical incidents, accidents, fires, gas leaks, explosions, hazardous conditions, odor investigations and yes, even the retrieval of someone's beloved pet. E. Police The Coldwater City Police Department is located at 57 Division Street and has a staff of over thirty (30) people that protect and serve the residents and businesses of Coldwater. Table 14 City of Coldwater Police Department Police Activity 2001 I I I I Total Criminal Offenses Reported I Service Calls 2528 ,, 7940 "¥.' ,, I Total/Non-Criminal .. I Accidents ,, Source: Coldwater Police Department 2002 City of Coldwater Master Plan Adopted December 2002 25 8522 840 I I I I I 2000 2800 8380 - 9032 1019 ., �I r I I I I I I Community Facilities F. Public Services Electric, Communications, Water and Wastewater Treatment Electric, communications, water and wastewater treatment are provided by the Coldwater Board of Public Utilities. The Coldwater Board of Public Utilities has an unsurpassed safety record for a Utility with numerous departments ranging from electrical generation and distribution to water, sewer and wastewater. The success of the Board's safety records rests with commitment from top management to newest utility worker to provide a safe work place for employees, customers and the general public. Engineering Services Engineering Services provides the design, contract administration and superv1s1on of construction for all public improvements such as street paving, sanitary sewers and storm drainage. It prepares contracts and supervises all contracted maintenance and repair of streets and sidewalks. Engineering Services maintains plans and records for all City-owned public improvements within the City rights-of-way. Implications for Planning: • Residents will continue to expect the high quality of City services and programs currently provided; • The City should continue to seek cooperative efforts with neighboring communities to increase efficiency of services. City of Coldwater Master Plan Adopted December 1002 26 �I I I Transportation TRANSPORTATION Being an older community, Coldwater has a well established grid-style street system. This type of system helps deliver traffic in a spread-out manner. Roadway improvements are mainly maintenance and resurfacing related. National Functional Classification System Road classifications identify the volume and type of traffic that is appropriate for each segment of the roadway network. For purposes of transportation planning, a functional classification of roads has been developed. The Michigan Department of Transportation (MDOT) and many county Road Commissions utilize the classification system to determine the order in which improvement projects should be completed. Map # 2 illustrates the national functional classification system for various streets within Coldwater. The following is a description of the different roadway classifications: Urban Principal Arterials - Interstate/Non Interstate These roadways are at the top of the classification hierarchy and the primary function of such roadways is to carry vehicles relatively long distance, and to provide through-travel movements. Urban Minor Arterials Minor arterials include roads connecting intra-urban land uses. accommodate slightly shorter trips than a major arterial. These roads tend to Urban Collectors There are two (2) types of collectors: major and minor. Minor collectors provide access and mobility within residential, commercial, or industrial uses. Major collectors generally carry more traffic than minor collectors. Local Streets The remainder of the streets within the City provides access to individual properties, with limited continuity and mobility. Local streets are designed for low volumes and are linked by collector roadways to other lands uses or arterials. City Transportation Improvement Programs The Department of Engineering maintains and repairs all roads within the City of Coldwater. Tables 15 and 16 list both road and parking improvements that are part of the City's Capital Improvements Program (CIP). The CIP is a long term plan for capital expenditures such as roads, buildings, land, major equipment and vehicles. The City has set forth road and parking projects anticipated to be complete over the next several years. City of Coldwater Master Plan Adopted December 2002 27 �Ill II II II COLDWATER MICHIGAN LEGEND =bol National Functlonal Classlflcatlon Urban Interstate Urban Pn·ncipal Arterial Urban Minor Arter1al Urban Collector Local National Functional . ~,o r Roads Classification City of Coldwater · h'gan 1 Branc h C ounty ' Mic ~ ~ ~000 O 250 500 1 OOO Inc. Carlisle/Wortman Associates. Architects Community Planners and ~ = r . Michigan �I I I Transportation Table 15 Road Improvements Source: City of Coldwater DPW 2002 Downtown Parking Parking in the downtown area is comprised of a combination of surface lots, structures, and onstreet parking spaces. There are a total of seven hundred seventy-seven (777) parking spaces in the downtown area: one hundred thirty-three (133) on-street parking spaces and six hundred forty-four (644) off-street parking spaces. The on-street parking allows for a variety oflength of stays. All parking within the downtown area is free. Table 16 Planned Capital Improvements Ui,!§~liiiiridn[PlJa ;%'" . ~ ,~~ _,-,;;;:~,4,;i;-;..:,,.~'.4. w&<,%4 "'<<«,;;.,,. Chandler Parking Plaza . ; "'.ij{in;rs,:~aza '.y; .~=, =t.~~~~-'di~_,,u"x=-.; <•;:i4£"i'/l!MfWll~:M~ni-A -::.... · m ;J Randall Parking Plaza $13,800 Source: City of Coldwater CIP 1999-2003 1. r City of Coldwater Master Plan Adopted December 2002 29 �Transportation Transit Coldwater residents have public transit opportunities provided by the Branch Area Transit Authority . The Branch County system started in October 1984 as a demand-response system serving all of Branch County including Coldwater. Service has evolved to a combination of demand-response and semi-fixed route service. Administration of the system is overseen by an authority board formed under P.A. 196 of 1986. System Characteristics Days/Hours of Operations: M-F 6:00 a.m. - 6:00 p.m. SAT 9:00 a.m. - 5:00 p.m. (Specialized Services) SUN 9:00 a.m. - 1:00 p.m. (Specialized Services) Total vehicles: Lift-equipped vehicles: Population Served: Employees: 13 13 41,502 19 Source: Michigan Department of Transportation Airports Memorial Airport was built in the late 1940's and is located off of US-12 just west of the City. The airport is administered by Branch County and is funded by ground and hanger leases and the general airport budget of Branch County. The airport has two (2) main paved runways and two (2) sod runways primarily used for lighter aircraft. The largest nearby airport is the Kalamazoo/Battle Creek International Airport. Non-Motorized Transportation Many people have chosen to live in Coldwater because of the pedestrian scale of the community. The primary means of providing non-motorized transportation are traditional City sidewalks. Lacking is a well-identified bikeway system providing designated linkages between neighborhoods and key community facilities. The Master Plan indicates and recommends greenways and possible trail systems that can be developed along the river corridor. City of Coldwater Master Plan Adopted December 2002 30 �r Transportation Implications for Planning: • Ongoing maintenance of existing City roadways is imperative; • Continue efforts to lessen and slow traffic along local streets within residential neighborhoods; • Explore alternative transportation measures to lessen traffic and improve circulation throughout the City; • Ensure adequate parking is provided to meet the growing demand. City of Coldwater Master Plan Adopted December 2002 31 �Historical Context HISTORICAL CONTEXT 1. Coldwater Downtown Historic District The Coldwater Downtown Historic District comprises the City's historic central business district extending along West Chicago Street and adjacent portions of Monroe and Hanchett Streets. The buildings are two (2) and three (3) story (plus a few one (1) story) commercial buildings set side-by-side and directly on the sidewalk line. They are primarily of brick and of bracketed Italianate or Late Victorian design, but a few structures of High Victorian Gothic, Panel Brick, Neo-Classical Revival, Commercial Brick, Mission Revival, Prairie School, and Tudor Revival design as well as one (1) diminutive early twentieth-century metal-front store are present. The Coldwater Downtown Historic District has served as the commercial heart of Coldwater virtually since the City's founding in the 1830's and is the largest nineteenthand early twentieth-century central business district area in Branch County. Coldwater grew up around the Chicago Military Road, constructed by the federal government along the lines of the Sauk Indian trail connecting the present sites of Detroit and Chicago, in the late l 820's. The old downtown buildings have housed much of the City's governrnental and commercial history over the years. Currently, the old City hall, two (2) former post office buildings, and businesses which have existed in Coldwater for over one-hundred (100) years are represented by several of the downtown buildings today. Source: Michigan Historical Center City of Coldwater Adopted December 2002 32 �Historical Context 2. East Chicago Street Historic District The East Chicago Street Historic District is composed of seventy-two (72) structures: forty-two (42) residences, nineteen (19) businesses, six (6) medical buildings, one (1) health center (hospital), one (1) church, one (1) library, one (1) funeral home, and one (1) fraternal lodge. Queen Anne, Stick, Italianate, and Greek Revival housing styles dominate the architecture of the area. On the whole, there have been few exterior alterations to the buildings. The East Chicago Street Historic District is characterized by a broad representation of buildings of historical and architectural significance along an important settlement route. Coldwater, the largest City in Branch County and the county seat, grew along the Sauk Indian Trail, one (1) of the key roads into the interior of Michigan. It was along this trail, now named Chicago Street (US-12), also known as the Chicago Road that farmers, merchants, business owners and professionals built eight (8) blocks of buildings during the second half (1/2) of the nineteenth century. More than one hundred thirty (130) years of styles and building techniques are represented within the bounds of the district. Despite increasing travel along US-12, the East Chicago Street Historic District has maintained the quality and livability of the area. Source: Michigan Historical Center City of Coldwater Adopted December 2002 33 �Historical Context 3. Marshall Street Historic District The Marshall Street Historic District encompasses a nineteenth- and early twentiethcentury residential area centered on Marshall and Grand Streets between North Hudson Street and North Clay Street. It is an area of single-family detached homes dating from the 1840's and 1850's to the 1920's ranging in style from Greek Revival to Bungalow and Colonial Revival containing a core area of large brick and frame Italianate, Eastlake, Queen Anne, and Colonial/Classic Revival houses. Stable/carriage house buildings are retained by several of the homes in the district. Two (2) historic church buildings and a historic commercial building are also included in the district. Containing Coldwater's principal north-side concentration of historic homes, including several designed by Coldwater/Kalamazoo/Chicago architect Asbury W. Buckley, the Marshall Street Historic District was the former home of numerous leading citizens of Coldwater and businessmen who contributed to the development and commercial vitality of the City. Residents of the district included Civil War hero Brig. Gen. John G. Parkhurst, newspaperman and liniment manufacturer Simon B. Kitchel, Pratt Manufacturing Company president Hiram B. Fisher, Regal Gasoline Engine Company founders Herbert D. and Arthur E. Robinson, and railroad contractor John H. McLane. The red brick, Romanesque Revival First United Presbyterian Church, the largest and best preserved of the City's surviving Victorian churches, is included in the district. The concentration of historic architecture in the Marshall Street Historic District, spanning nearly eighty (80) years, depicts the development of the City of Coldwater and of residential design in southern lower Michigan. Source: Michigan Historical Center City of Coldwater Adopted December 2002 34 �Historical Context 4. South Monroe Street Historic District The South Monroe Street Historic District contains modest brick and frame Greek Revival, Italianate, and Queen Anne buildings along a two (2) block stretch of South Monroe Street. The housing stock in this small district provides examples of a number of nineteenth-century Midwest house forms, including gabled-ell, hip-roof cube with ells, and front-gable. Four (4) frame carriage houses are present. The district includes the brick Late Victorian former Lake Shore and Michigan Southern Railroad depot constructed in 1883. The depot is a rectangular, one (1) story building with its broad, seven (7) bay wide front facing south on the still existing railroad line. It has a high gable roof with broadly projecting eaves supported on massive, openwork brackets. The South Monroe Street Historic District is the best preserved part of an enclave of modest brick and frame, nineteenth-century houses that is unique in Coldwater. This area appears to contain the City's largest concentration of surviving buildings dating from the 1850's to the 1870's. The district also contains the former home of Marcellus H. Parker, an important Coldwater architect in the late nineteenthcentury. Source: Michigan Historical Center City of Coldwater Adopted December 2002 35 �Historical Context 5. West Pearl Street Historic District The West Pearl Street Historic District contains Coldwater's principle west-side concentration of late nineteenth-century homes on a two (2) block distance of West Pearl Street. Large and modest brick and frame houses exemplifying the Greek Revival, Italianate, Eastlake, Queen Anne, and Queen Anne/Colonial Revival or "Free Classic" are present as well as one (1) home that has a front gable ornament of Swiss inspiration. Three (3) stable/carriage houses are also contained in the district. The imposing homes of the West Pearl Street Historic District are noteworthy examples of late nineteenth-century architecture and the former residences of leading Coldwater merchants and businessmen of the late nineteenth- and early twentieth-centuries. Lorenzo D. Halsted, who resided on West Pearl, co-founded the City's first factory to manufacture cut and smoking tobacco and cigars, beginning a major industry in Coldwater. Examples of work by local architects Ebenezer B. Saxton and Marcellus H. Parker are also represented by houses in the district. Source: Michigan Historical Center City of Coldwater Adopted December 2002 36 �Historical Context 6. Tibbits Opera House The Tibbits Opera House was built by Barton S. Tibbits in 1882. Tibbits, a local businessman and former mayor of Coldwater, established a cigar factory in Coldwater in 1874 which became the largest in the state outside of Detroit. The opera house served as the cultural center of the area, presenting the great names of theater, opera, and vaudeville. In 1921 the theater was converted into a movie house remained as such until the mid-1950's. Although the present facade bears little resemblance to its magnificent original appearance, the interior theater was restored in 1963 under the guidance of the Tibbits Opera Foundation. Since that time, the building has housed numerous theatrical and musical performances. Current Fa~ade Original Fa~ade City of Coldwater Adopted December 2002 37 �Historical Context PROPOSED RENOVATIONS The Board of Directors of the Tibbits Opera Foundation and Arts Council, Inc., has a vision of restoring this beautiful 1882 opera house to its original glory. Plans are to make the theatre handicap accessible, update the electrical and mechanical systems, and improve the stage house to meet modem programming needs. We will expand the lobby and incorporate a fully accessible and flexible gallery space for exhibits and small receptions. We also plan to restore the theatre's impressive fa9ade and restore the interior to its original beauty. ._, ·-~--✓·- 11fftiti Qt',€-'~kC;;.-,~ » .'H•;W-.-,;.et~:~,~,-~;~;,. . City of Coldwater Adopted December 2002 38 �Historical Context 7. The Wing House Museum Located at 27 South Jefferson Street, this treasure-filled, 1875 Second Empire mansion is a monument to a High Victorian way of life. The Wing Museum, known as a working museum, is open Wednesday through Sunday from 1 p.m. until 5 p.m. Rooms include over 80% of the furnishings actually owned by the Wing family, including many exquisite paintings and an 1893 Regina Music Box. City of Coldwater Adopted December 2002 39 �Historical Context 8. The Coldwater Public Library The Coldwater Public Library located at 10 W. Chicago Street (corner Street and Division) is one (1) of the oldest libraries still functioning in its original building in the State. The library is reputed to be one of the State's leading genealogical research sites. The building itself is a symbol of our community's pride in its cultural heritage. It is indicative of the community efforts to preserve many of the fine old buildings and private residences. The Branch District Library services all of Branch County. In addition to the main building in downtown Coldwater, the district library services building located in Algansee Township, Bronson, Quincy, Sherwood, and Union Township. City of Coldwater Adopted December 2002 40 �Historical Context 9. The Victorian Mansion Inn A spectacular example of Victorian Splendor, both inside and out. The exterior boasts a full brick facade, carved corbels, a tower-look-out and windows typical of the Italianate style. This mansion is currently a Bed and Breakfast. City of Coldwater Adopted December 2002 41 �Existing Land Use EXISTING LAND USE Existing land use in the City of Coldwater has remained relatively stable in the central area while many changes have occurred on the borders. The land use patterns are_typical for a City of its size and age with the older commercial core in the downtown, with surrounding older residential neighborhoods, newer neighborhoods and industrial on the periphery and significant new commercial development around the freeway interchanges. Residential More than .one thousand-five hundred (1,500) acres of land in the City of Coldwater are developed as residential uses. This also includes existing apartments, town homes and mobile homes. The highest concentration of residential development continues to exist in the northern half of the City. Newer development exist in the northwest comer of the City. South of US-12, residential uses primarily exist in and around the downtown area. A majority of residential land uses are located in the City's designated historic districts. These residential uses are homes of unique character, age and architecture. Source: 1994 Comprehensive Plan Commercial Several hundred acres of land account for retail, office and other business development. Excellent accessibility is offered by the City which is served by the State Roads of US-12, running east/west through the downtown center and Interstate 69 (I-69) running all along the eastern boundary. A variety of commercial options exist throughout the City ranging from small market specialty shops in the downtown to "Big Box" department stores near the I-69 interchange. The oldest and most well established commercial corridor is all along the US-12 Corridor. This entire area contains a mix of commercial uses leading into the "downtown". The downtown commercial activity is primarily intended to be used by the residents of Coldwater; however, the City has also marketed the Downtown for the shopping of traveling and visiting customers. Several shops in the downtown are part of the historic district and many have residential uses above the shops. The downtown is the most walkable of the commercial areas consisting of sidewalks, pocket parks and street furniture. Another commercial corridor exits adjacent to Marshall Street, north of downtown. This corridor includes the Fairfield Shopping Center which is the City's first suburban strip commercial development. This shopping center has caused the spin off of several other quick stop retail shops and restaurants. This area is in need of rehabilitation in regards to faced improvements, aesthetics, streetscapes and walkability. City of Coldwater Adopted December 2002 42 �Existing Land Use The fastest growing and most significant commercial area is located at the interchange of 1-69 and US-12. The Willowbrook Shopping Center together with several other large shopping and home improvement stores have opened in the last several years. These commercial areas service not only the residents of Coldwater but also the surrounding region. The City has expressed concerns that the continued growth of this area may impact the viability of the downtown. Industrial Approximately one thousand (1,000) acres within the City contains or is zoned for an industrial use. The two (2) most significant areas are the Southside Industrial Park located in the southwest corner of the City. Rail service is provided as well as suitable infrastructure. A more recent industrial area has been developed near the northeast comer of the City. Containing primarily light industrial uses this area should attract several more uses based on the accessibility of I-69. Public/Quasi-Public Several hundred acres within the City are made up of schools, parks, churches, library, community college and civic buildings. The majority of Coldwater School District buildings and land are within the City limits. Open and Vacant Space More than one thousand (1,000) acres ofland within the City limits are either open or vacant and available for development. The primary open space traverses the floodplain along the Sauk River and is also adjacent to the chain of lakes on the west side of the City. Map #3 on page 43 provides an overview of the extensive floodplain and wetland areas within the City. The width and extent of this area graphically represents the limited area for development and also provides an excellent opportunity for a linear park or greenway. City of Coldwater Adopted December 2002 43 �•II -I LEGEND I ~ Flood Plain Area ~ Wetlands Wetlands in Flood Plain Area • c;:J I I I I I I I I § Floodplains and Wetlands City of Coldwater Branch County, Michigan 0 250 500 1000 2000 cartisle.Mlortman Associates, Inc. Community Planners and Landscape Architects Ann Arbor, Michigan �Community Goals and Objectives COMMUNITY GOALS and OBJECTIVES The adoption of community goals and objectives is a vital step in the planning process. The desires and needs of the people must be properly interpreted so that workable solutions can be achieved. It therefore requires careful analysis of the various factors that characterize the City of Coldwat~r and the specific problems to be faced. CITIZEN INPUT Citizen input is the core of any planning effort. In order for the goals of the plan to be achievable, general consensus regarding the vital issues to the community must be reached. Many techniques exist which facilitate the gathering of citizen input, and Coldwater has had the opportunity to utilize two (2) different methods in this Master Planning endeavor which are described below. WORKSHOPS The first method utilized to collect citizen input was a series of Visioning Workshops. The goal of conducting Visioning Workshops is to gather citizen input on a variety of topics and to encourage conceptualization of a desired future for the community. The visioning process provides a vehicle for people of diverse viewpoints to identify and agree upon the common dreams they have for their community, and encourages people to express, with words, a desired future. The City held a Visioning Workshop in September of 2001 and other workshops with City Officials and residents. Dozens of people attended the Vision Workshop, along with City Council Members, Planning Commissioners, and others interested in future planning for the City. The workshops started with a brief overview of the evening's agenda, an explanation of the current Master Planning efforts, and a presentation of the role of Visioning in the Master Planning process. After this introduction, participants broke into groups based upon attendance, each of which discussed specific topics. The topics of discussion included the following: • Transportation • Natural/Historic Resources • Recreation • Downtown • Commercial and Industrial Uses City of Coldwater Adopted December 2002 45 �Community Goals and Objectives Planning Commissioners facilitated the small groups. Staff and consultants helped guide the discussion, while recording the participants' comments. The types of activities completed during this portion of the workshop included the following: • • Mapping and problem area identification . • Brainstorming and listing of ideas . • Discussion and clarification of ideas . • Voting and prioritization. After the group had voted, the larger group reconvened and each group facilitator presented the "Priority Vision Statements" from their group. All Visions statements generated that evening are included as Appendix to the Master Plan. II Overall, participants in the Visioning Workshops expressed vision statements that reflected a desire for continued enhancement to the residential and non-residential areas of the City. This included traffic improvements as well as improvements to the commercial and industrial development patterns. It is also clear that the City of Coldwater residents place great value on neighborhood character and the preservation of quality residential areas and parkland for the City, while acknowledging the return to the traditional styles of development. The second type of citizen input utilized during the Master Plan update process was that obtained during a public comment period. This included the opportunity to speak with residents and business owners throughout the City. Regular meetings were also held with the Planning Commission. The combined workshops and public comment periods helped to establish the Master Plan goals, objectives and policies, while identifying additional goals, objectives and policies. City of Coldwater Adopted December 2002 46 �II II • "• Community Goals and Objectives GOALS, OBJECTIVES AND POLICIES In terms relevant to community planning; goals, objectives and policies give the Master Plan the philosophical guidance it needs to address the present issues and advance plans into the future. They are defined as follows: Goals Overall broad statements that provide a focus for future discussions . Objectives Specific planning statements used to qualify and measure the goals and provide more detailed direction for planning efforts. Policies Very specific, action-oriented statements that would help achieve the goals and objectives. Policy statements provide justification to revise or draft new ordinances or regulations or finance specific capital improvements. I licoMMUNITY FACILITIES II II II II II II II II - GOAL:- 1 "'"<" Cify admblistrafu7e:::6ffi~e and 'in~~ttng To- provid; ilie m~Jo~ity ,~ - ~ -, , _·"'"J ac~t~!JYi!§Jrtt4~Ji~w C~!YJJ!I~p. , -,,,,\. -=, . .,,..! "'..:;,~ ·,,, ~;,__,,_,;~""' -~'"'° OBJECTIVE/ Support and endorse the new City Hall as the primary City administrative offices. fGOAL: -To p;ovide q.:ality~publi~-"~ei-vice~" and "c~~~Ti"t' iiiy' facilitie;u which -proD:tote the -public health; ,_ safety and · welfare and contribute to the '., w~~----·1..~_guq~tt of lif£J()r communi,!y members ..~ ,,-"' . ""- ___,,, ........-~"-·- _ " .,~ ' . )~ ~ ' , ,: OBJECTIVE/ Ensure the provision of quality services for the community. POLICIES 1. Ensure quality services and infrastructure are available to neighborhood areas such as road repair and refuse pick-up. 2. Ensure the stormwater management system 1s adequately maintained and supported by system users. City of Coldwater Adopted December 2002 47 �I I I I I I I I I I I I I I I I I I - Community Goals and Objectives 3. Regularly distribute information to residents and property owners on available City services. These could include pamphlets, CBPU TV Channel, newspaper. 4. Maintain a regular schedule of street maintenance. 5. Continue to explore and coordinate enhanced opportunities for shared services with Coldwater Township and Branch County. OBJECTIVE II Develop and maintain adequate public facilities for the City. POLICIES 1. Improve and maintain the physical condition of all City owned buildings by assessing conditions and establishing a five (5) year building improvement plan. 2. Continue sidewalk improvement and maintenance program. 3. Maintain existing public parking lots. OBJECTIVE/ To plan coordinated facilities to avoid duplication ofpublic investment. OBJECTIVE II To provide for future population growth potential. OBJECTIVE/ To adopt service areas and distance standards for the location ofpolice and fire facilities. City of Coldwater Adopted December 2002 48 �I I I I I I I I I I I I I I I I I I - Community Goals and Objectives POLICIES 1. Police and fire protection facilities shall be re-evaluated on a regular basis, as new development or annexation occurs to determine if modifications or additions to facilities are needed to keep pace with new developments. 2. Continue police and fire sponsored educational seminars. OBJECTIVE II To promote a public water system that will provide adequate fire fighting pressures. POLICIES 1. Police and fire-protection facilities shall be re-evaluated on a regular basis, as development occurs to determine if modifications or additions to facilities are needed to protect the health and welfare of the community. IIRECREATION FACILITIES i The City will continue to be served by community parks which provide a wide range of facilities, including active and passive recreation, competitive sports, facilities for children and adolescents, and picnic and nature study areas. The ideas set forth in this section are provided to set a vision for the future and establish actions and policies designed to reach that future vision. OBJECTIVE/ To provide recreation facilities and services that meet the needs of all components of the population including pre-school and elementary school children, teenagers, adults, the elderly, and the disabled. POLICIES 1. Design and install recreation facilities for the disabled handicapped in major community parks throughout the City. City of Coldwater Adopted December 2002 49 �'I I I I I I I I I I I I I I I I ~ Community Goals and Objectives 2. Plan recreation facilities in accordance with the multiple-use concept in which a City park provides a total recreation experience for an entire family. 3. Consider adopting policies and review criteria that will encourage new developments in the City to provide usable open space/parkland and to provide pedestrian links to the City's sidewalk and trail path system and community resources. 4. Encourage cooperation with the School District, library, civic organizations, leagues, business community and other non-profit groups in providing recreational facilities and programs. OBJECTIVE II To explore innovative fonding and resource allocation approaches. POLICIES I. Investigate the creation of a recreation gifts catalog, "Adopt-a-Park," "Friendsof-the-Park," trust funds, user fees, fund-raising committees, and tax deduction brochures. 2. Develop a gifts catalog that would identify various types of facilities that could be donated by individuals or organizations to the City. A gifts catalog could contain individual items such as a single tree or picnic table, as well as major improvements such as a ball field or a band shell. The gifts catalog would be distributed to all community organizations, homeowners associations and to major industries. 3. Cooperate with .Branch County, Coldwater Township, Branch County District Library, Coldwater Public Schools, and Kellogg Community College, in the planning and programming of recreation facilities to avoid unnecessary duplication and thus free resources for more efficient allocation. 4. Develop recreation facilities and programs based on a sound fiscal policy. Consider the use of volunteers, State and Federal grant programs, and other funding sources. 5. Intensify the use of volunteer personnel in recreation programs. The City could sponsor in-service training programs and workshops for volunteer personnel to develop skills in senior citizen programs, teenage programs, preschool programs, and programs for the disabled handicapped. City of Coldwater Adopted December 2002 50 �-I I I I Community Goals and Objectives 6. Improve the design of recreation facilities and equipment to reduce maintenance costs. 7. Continue writing grant applications as a means to fund identified recreation projects. OBJECTIVE III To provide recreation facilities which are designed so they not only provide recreation opportunities but also contribute to the aesthetic quality, historic preservation, and ecological balance of the City. POLICIES I 1. Utilize natural features (waterfront, topography, river, flood plains, etc.) for recreation facilities sites. I 2. Design parks to be compatible with the environment on and surrounding the sites. Distinctive natural features of park sites should be preserved wherever possible. The parks should be designed so they contribute to the aesthetic quality of the City. 3. Utilize existing structures of significant historic importance as part of recreational facilities. I I I I I I I I I I I OBJECTIVE IV To provide adequate park and recreation space as an integral part of each development (neighborhood, multiple-family, mobile home park, and industrial park). POLICIES 1. Encourage the preservation of open land areas as an integral part of any new residential development. 2. Develop standards for land donation. 3. Provide usable open space/parkland within developments, including industrial parks, and to provide pedestrian links to the City's' pedestrian trail and sidewalk system. City of Coldwater Adopted December 2002 51 JI �I I I I I I I I I I I I I I I I I I I Community Goals and Objectives OBJECTIVE VI To acquire land and facilities to meet the recreation needs of Coldwater. POLICIES 1. Acquire land along the Sauk River to provide a greenway trail system as a major community park to serve the entire southern portion of the City. 2. Explore acquisition of the railroad right-of-way for use as a bicycle, pedestrian, and nature trail. 3. Continue to require property owners to construct sidewalks in accordance with appropriate standards. 4. Implement the 1999 City of Coldwater Recreation Action Plan through grant applications and coordinated efforts with local vendors and volunteers. Coldwater City is fortunate that it is well-endowed with natural features including lakes, a river, wetlands, woodlands, rolling topography, and open spaces. These features are significant not only because of their strong appeal to residents, but also because they constitute a functioning ecosystem largely unspoiled by human activity. Preservation of these natural features should be a prevailing objective in all future development. OBJECTIVE/ To utilize the Zoning Ordinance to ensure that development will minimize disruption to valuable wetland areas. POLICIES 1. The Zoning Ordinance should be reviewed to ensure its compliance with State and Federal wetland protection requirements. City of Coldwater Adopted December 2002 52 �'I I I I I I I I I I I I I I I I I I Community Goals and Objectives OBJECTIVE II To utilize progressive stormwater management and erosion control techniques to ensure that development will not adversely impact natural resources and surrounding property. POLICIES I. Stormwater management and soil erosion control techniques should be reevaluated to ensure its compliance with State and Federal Stormwater Management requirements. OBJECTIVE III Enforce mature woodland protection in order to minimize tree loss and disruption of valuable wooded areas. OBJECTIVE V Minimize pollution and preserve the Sauk River, lakes, and watershed areas of the City. POLICIES 1. Areas around existing lakes should be used for low-density single-family and open space residential uses. 2. Prevent pollution or siltation of lakes and the Sauk River by managing controlling drainage through the use of City ordinances I lmsToruc PRESERVATION •,,:f bf :~~~ encourage -.the ~;es~rvation the: e1ij;s historic'. ~aracter · "~preserving or restoring historically significant properties, as well ~s: '-·""'"....._~_,,,__,_._;-1:i,,.1!:fOID(__)t!Pg ieJY dev~~l'?P..~11-t COll!}?!}t!ble~w!Q:1_-~!t~ exisfi!!g ~~¥_acter. OBJECTIVE/ To preserve the inherent architectural character of individual historic architectural resources throughout the City. City of Coldwater Adopted December 2002 53 'JI �I I I I I I I I I I I I I I I I I I I Community Goals and Objectives POLICIES 1. Recognize the need to seek alternate uses for structures that are no longer suitable for their original purpose. 2. Continue with local historic district studies for the purpose of identifying historic and architectural resources and creating methods of assuring their preservation. 3. Where possible, name new streets and developments with names associated with the City's historic past. 4. Continue preservation efforts to restore and maintain important historical structures which need immediate attention, such as the Tibbits Opera House. 5. Work with State and local historic preservation groups to identify pressing resources. 6. Continue to encourage development of an architectural theme and design continuity which complements historical structures. OBJECTIVE II Encourage the rehabilitation of historic structures. 1. Consider strategies to permit flexibility to help facilitate the rehabilitation of upper stories for loft housing. 2. Evaluate feasibility of allowing structures to be re-used as apartments to facilitate the rehabilitation of historic structures (i.e. carriage houses converted into studio apartments). 3. Promote Coldwater Historic Preservation competitions and awards. 4. Recruit developers for loft redevelopment and mixed use adaptive reuses of vacant structures. City of Coldwater Adopted December 2002 54 �I I I Community Goals and Objectives IITRANSPORTATION AND TRAFFIC I I I I I I I I I I OBJECTIVE/ Create a balanced and diversified transportation network. POLICIES 1. New commercial developments along US-12 shall be accompanied with roadway or driveway improvements to support the growth. 2. Encourage the MDOT Michigan Department of Transportation to limit truck traffic and reduce speed on US-12. 3. Improve problem intersections, including the addition of turning lanes, to ensure proper turning movements for safety and efficiency. 4. Explore the development of a roundabout or rotary at a problem intersection. 5. Correct or avoid hazardous and unsafe areas by improving street alignments. OBJECTIVE II To improve the aesthetics of thoroughfare approaches to the City. POLICIES I 1. I Encourage Corridor and Gateway Plans and explore the development of a boulevard or other options along US-12 within the CBD. 2. Encourage the improvement of signage entering the city. I I I I OBJECTIVE III To adopt a system of road and street classifications. City of Coldwater Adopted December 2002 55 II �I I Community Goals and Objectives POLICIES I 1. Transportation system planning in Coldwater should be based on a functional hierarchy of road types compatible with the Branch County system. I 2. Local streets or roads should serve as access to abutting properties. 3. Collector roads should gather vehicle trips from local streets and feed them to major thoroughfares or trunk lines. 4. Major thoroughfares should carry traffic through the City and/or gather vehicle trips from local and collector streets and feed them to US-12 or I-69. 5. State and regional highways should have adequate capacity to serve "through" traffic as well as provide commercial and industrial land access. I I I I I I I I I I I I I I I OBJECTIVE IV To encourage improved roadway aesthetics. POLICIES 1. Roadways should be visually pleasing to motorists, pedestrians, and persons who view the roads from adjoining land. 2. Frontage along roads should be extensively landscaped. 3. The construction of boulevards or parkways should be encouraged. 4. Commercial and industrial uses should be encouraged to maintain entrances and exits onto major thoroughfares in an attractive manner. 5. The proliferation of signs should be prohibited along roadways, and attractive signs should be encouraged, especially along US-12. 6. Pursue Traffic Enhancement Act (TEA-21) funding for roadway landscaping projects. 7. Review greenbelt landscaping standards along roadways and ensure quality landscape treatments for commercial and industrial areas. 8. Pursue Michigan Department of Transportation grants and other grant sources. City of Coldwater Adopted December 2002 56 �I I I I I I I I I I I I r I I I I I I Community Goals and Objectives OBJECTIVEV To strive toward a balanced relationship between the transportation system and the overall land use pattern. POLICIES 1. There should be an adequate number of each type of road with the appropriate carrying capacity to serve the City's land use pattern. 2. Alternative development proposals should be analyzed to determine the amount of traffic that will be generated and how the increased traffic will affect the transportation system. 3. Adequate road improvements shall be planned prior to the approval of new commercial and residential developments. OBJECTIVE VI To reduce or limit conflicts between land use and traffic wherever possible. POLICIES 1. The City should encourage the installation and use of service drives, connector drives or "cut through" for an access between adjacent properties along commercial corridors. 2. The number of curb cuts to commercial properties should be limited. 3. Spacing betweeQ. curb cuts should be of distance to avoid conflicts in turning movements. 4. An access management ordinance should be explored, in order to control excessive curb cuts and hazardous turning movements. 5. Improve the efficiency and safety of roadways near public schools. r~~1:. ti. .::J~ ~ ;;., . OBJECTIVE/ To continue to require installation ofsidewalks in conjunction with all new development. City of Coldwater Adopted December 2002 57 �I I Community Goals and Objectives POLICIES I 1. Sidewalks shall be constructed in accordance with a/the City Sidewalk Master Plan. OBJECTIVE II To consider public initiative to install obtain sidewalks in areas that are already built-up. POLICIES 1. I I I I I I I I I I Grant applications should be submitted as a means to fund sidewalk construction on public land and / or in areas already built-out but lacking such a system. II RESIDENTIAL AREAS wxt'! ~":··:~wr~mph~h7 and -, ~eigthen'7tiie}sfugle-faiifily~-Min7~raciei= ':'~ d , : r ~" · . varleti- '. ' neighborhood 'atmosphere· of the City, while also·~providing}or.'a , -' -.s.o f new1 iii ~- u~lity h~us~g types and protectin~ t1te naµrral featur~~ of ·::t. :~~ft~i~ ~!tr!M,, ' ~~w-~ ~~d~~!:~~~-·-~--'~~~~1~~,.~ - : ·ff=~f~~l:.~~:!_~ L- OBJECTIVE/ To maintain and enhance the residential character of existing neighborhoods. POLICIES 1. Encourage self-initiative in upgrading, improving and maintaining property. 2. Initiate housing rehabilitation and neighborhood revitalization efforts m appropriate areas. 3. Continue to work with homeowners and appropriate agencies to identify and implement needed capital improvements in residential areas. 4. Carefully monitor areas where residential uses are located adjacent to industrial or commercial uses, so that timely safeguards against blight can be initiated, if necessary. I I f:; -~- City of Coldwater Adopted December 2002 58 �Community Goals and Objectives 5. Provide a transitional zone between intensive commercial uses and residential uses to ensure assure protection of existing neighborhoods. 6. Follow a policy of stringent code enforcement in all residential areas. 7. Rehabilitate or remove blighted residential structures. OBJECTIVE II To provide for the development of new, high quality single-family residential growth at varying densities. POLICIES I I I I I I I 1. Residential development should be permitted in accordance with the ability to provide necessary public services, including public water and sanitary sewer services, road construction and maintenance, police and fire services, and governmental administrative services. 2. New residential developments shall be designed to be compatible with the natural features of the site. Significant topographic features, tree stands, wetlands, and other important natural features should be preserved intact wherever possible. 3. Promote quality housing, regardless of type, at moderate and high densities to maintain the suburban/urban character of the community. 4. Evaluate the remaining undeveloped multiple family residential parcels and/or evaluate the future land use designation on such parcels. 5. Maintain an appropriate balance of small lots and larger square footage lots while also ensuring open space and areas of suburban character. OBJECTIVE III To provide appropriate areas for housing other than conventional single-family homes. POLICIES I 1. Limit the location of multiple family areas to sites with access to maJor thoroughfares so that use intensities and traffic demands are compatible. I I I 2. Provide incentives for the construction of senior housing complexes within residential neighborhoods. City of Coldwater Adopted December 2002 59 J �I Community Goals and Objectives I 3. I I OBJECTIVE IV To encourage the use of land in accordance with its character and adaptability through the use of innovative planning techniques that will result in substantial benefit to future residents and to the City. I I I I I I I I I I I I I I I Encourage alternative housing styles other than multiple-family, which includes "empty nest", condominiums and attached single family dwellings. POLICIES 1. Innovative techniques should effectively implement the goals set forth in the Master Plan, especially in preserving the City's natural features. 2. Alternative residential developments must result in substantial benefit to the future residents and to the City that exceed those accomplished under conventional methods. 3. Such development should enhance the quality of life in residential areas and provide readily available recreation and shopping opportunities. 4. Assure that compatibility with neighboring properties will be maintained. 5. Consider programs such as purchase, donation or transfer of development rights, conservation easements, and scenic easements as a tool to maintain parcels with significant natural resources. loFFICE AREAS tha{ will ha;e limited linp';ct' beyond the sites and which are intended to .serve .ne~rby residences b'f!~iness,es~~: ,. ' k;..., "-' " • ~ ,,,_,_ -·· ,,. •. . . _J;;; :GOAL: .,-Th- provid; ~xclu~iv~ai-;'1~;·;iri~e uses ~ • ~- · - :t ,y - or; OBJECTIVE/ To set aside areas in the City for General Offices which will serve as areas of transition between residential and non-residential uses. POLICIES 1. Establish standards that will provide landscaped settings for office uses as areas of transition. City of Coldwater Adopted December 2002 60 �I I I I I I Community Goals and Objectives Limit uses in these office areas to those that will provide services to the residents or businesses of surrounding areas. 3. Establish standards for development that will permit the utilization of relatively small parcels for the purposes intended. OBJECTIVE II To provide for the utilization office uses when single-family residential use is not reasonable because of existing conditions and as an alternative to strip commercial development. POLICIES I I I I I I I I I 2. ~,,.,,_,,.-,,--g- 1. Limit the supply of land planned for such office use to an amount that will not outstrip the demand for such office uses in the foreseeable future. 2. Strategically plan such office use areas where residential uses are not reasonable. ~ ~-- ~~ffl~:<-r«<+».t: :·· · __ · - ~ •. - - ~"~:°"> '"'""' ,. "'~' ~",q""" .,,,,.. ,., ,.. r""' , ;,~ · - •~· ' ~'~~~:~,~-- n..- ~•:()l i~(:),1\.L: ~ - J 11Wo provi' •sites :1:for'"Reseavclf 7 and Deve,~()pmeilC _uses\:' tliat <arej : ·v,i ' . . ' -1 - ;,. '''characteriz~d by buildings in which people are;einployed 'in'.-tictivities,;that , , ·,. ',, art of a tecl,mical research nature, or ar,e profes~ional ac~,vities ~eluding; ~ '• ~~i~ft-~£1.i~ n-~~a.J -t t~,inJn·g• ·~«t~~~aqo,i:_.~ ' .:~~ -~~ ~ • %, . • • an~ ,' ~ - ~ L .• . " • -~ ·H< ili OBJECTIVE I To continue to allocate areas in the City which would be suitable for the development of high-technology office or research facilities. POLICIES 1. Locate Research and Development areas on lands that have direct access to major thoroughfares or collector streets. 2. Encourage establishment of Research and Development in appropriate areas in the City. 3. Require well-landscaped settings and encourage attractive buildings to establish an area identity that will be appealing to signature and single tenant buildings. 4. Promote the existing industrial parks for office and research related facilities. City of Coldwater Adopted December 2002 61 �Community Goals and Objectives OBJECTIVE II To place Research and Development uses in close proximity to existing industrial uses to provide space for activities that are ancillary to or supportive of the industrial uses. POLICIES 1. Locate Research and Development uses at the fringe or edge of industrial use areas to act as a transition to other, nearby, less-intense uses or to natural features. 2. Site Research and Development offices in that portion of the City where vehicular access is good, with reasonable access to the 1-69 freeway. COMMERCIAL AREAS F ,o;,·•''"!" Ill.»~& · · · - . .. --~~~,.,e<~:: .-wo.<!!t.~~•L.!1" ,-,,,_,,_..,,,....,,""""""""~= ff'b J!rnyide for,a prop~tl?l!J!Jjse,;~~1~tJ;_ib~!io~ of,~,9!mJI~r~!?t us~_s.~ "• .,u&;,!;,rna,,, ......,,,;p,,;;,'-<:~.>:~,..j;;~'·><-•"';'."~ lG9~::.~ ~ ·'" ~~+.t«_, ~~ nw:• ~~- 1~.1'.>ro~~~.~~- ·.-~•·,t~,;;,;: . ' OBJECTIVE/ To strictly limit the location of commercial uses to protect the health, safety and welfare of businesses and their patrons. POLICIES 1. Commercial areas should be restricted to limited locations within the Central Business District (CBD), along US-12, and centralized locations along Division and Clay Streets that will serve expected needs in the years ahead. 2. Commercial development should not be encouraged in the City at the expense of the Central Business District. The community's retail and service needs can best be served through the coordinated growth and development of both the City's commercial corridors and the CBD. 3. The future allocation of commercial land in Coldwater City should be based on the shopping needs of City residents. Except for the CBD and the I-69 Interchange area, Coldwater commercial sectors should not be intended to serve regional markets. City of Coldwater Adopted December 2002 62 �Community Goals and Objectives OBJECTIVE II To encourage the development of compact commercial use areas rather than have strip development along major thoroughfares in a haphazard fashion or as spot developments intruding into residential areas. It appears that sufficient commercial land is available to meet the demands of the existing and projected population within the trade area. POLICIES 1. Develop design guidelines to encourage quality design and architecture. 2. Promote shared service drives to minimize the number of curb cuts along major roadways. 3. Promote a system of centralized and defined commercial centers with design guidelines consistent with the historic architecture incorporated into the Zoning Ordinance, and utilize innovative strategies to promote quality development. 4. Promote coordinated design concepts. OBJECTIVE Ill To provide for compatible land use relationships between commercial and other uses. POLICIES 1. Placement of commercial uses next to residential areas should be avoided unless sufficient buffering is provided as much as possible. 2. Proper screening regulations of commercial uses from other uses should be incorporated into the Zoning Ordinance. 3. Promote non-intrusive lighting from commercial sites. OBJECTIVE IV To distinguish, by location and type, the various commercial uses (Convenience, Comparison, General) in specific zoning districts where supported by existing or projected City population. POLICIES 1. Commercial land in Coldwater City must be allocated efficiently to uses that fulfill the essential needs of residents. City of Coldwater Adopted December 2002 63 �Community Goals and Objectives 2. City officials should work with developers to recruit retail establishments for which residents have expressed a need. 3. The City should use any available market analysis to be aware of commercial uses for which the demand has already been met. 4. Allow the development of quality non-drive-thru restaurants to serve City residents. OBJECTIVE/ To encourage the use of landscaping and setbacks to delineate drives, direct vehicular movement, and provide sufficient stacking space in entranceways. These are effective means of improving safety while enhancing the aesthetic value and desirability of businesses. POLICIES 1. Consider development of a corridor plan for each of the major gateway roads into the City that would coordinate land use and traffic. The plans will also be coordinated with the Michigan Department of Transportation (MDOT) or the Branch County Road Commission, in accordance with guidelines for traffic management, land use, landscaping, etc. OBJECTIVE/ To encourage the design and layout of commercial uses in Coldwater that reflects thorough and careful analysis of the site and creative efforts to improve aesthetics. POLICIES 1. Architecture should be clean and uncluttered. 2. Signs must adhere to the City Sign Ordinance. 3. Parking, loading and storage areas should be landscaped and screened in order to provide visual relief from large paved areas and unsightly activities. Loading areas shall be located in the rear area of sites, and not along right-of-ways. City of Coldwater Adopted December 2002 64 �I I I I I I I I I I I I I I I I I I I Community Goals and Objectives 4. Landscaping and setbacks should convey a sense of compatibility with natural features. 5. Fencing and walls must conform to the City Zoning Ordinance and also should be architecturally compatible with the surrounding land uses. OBJECTIVE II To closely monitor and stringently enforce building, zoning, and maintenance codes in commercial areas. POLICIES 1. Buildings, signage, landscaping or parking areas that are deteriorating should be renovated or repaired on a timely basis. 2. Changes in business use in existing buildings should be monitored to be certain that new uses are in compliance with City building and zoning codes. INDUSTRIAL AREAS fGOAt-;-'-"~}r~~T~ r ~'fi>~indiisfri~if ·dev~lci'imi~'it-1i ~ r m~imer•'ihi'f'incre"ases~th.€ . · ; '". ., community:'~·tax base, results in prt>per land "use.'relati~nships~· and does .-·JlOt neg~!i~~!y;i.mp_act th~£nyironipfillt,_,,_,_....,_,,___ . --~· ~- __ _ OBJECTIVE/ To maximize the use of available transportation (rail and highway) in the location of industrial areas. POLICIES 1. Future industrial development should be confined to the designated areas in the southwest, northeast and southeast areas of the City where an industrial base has already been established. 2. Promote the existing technology park area for industrial, office and research related uses within an attractive industrial campus. City of Coldwater Adopted December 2002 65 �I I I I I I I I I I I I I I I I I I I Community Goals and Objectives OBJECTIVE II To minimize the negative impacts of industrial areas on non-industrial areas and on the environment. POLICIES 1. Concentrate industrial uses in suitable locations to protect residential uses. 2. Other land uses should be physically and visually protected from the intrusion of industrial land use. 3. Codes and regulations applicable to industrial areas must be strictly enforced in Coldwater, including close monitoring of industries that may be using or storing hazardous chemicals or toxic materials. 4. Promote non-intrusive lighting. OBJECTIVE III To provide a balanced industrial development strategy to achieve environmental compatibility and maintain the neighborhood character of the City. POLICIES 1. Industrial growth strengthens the tax base and increases employment opportunities. A balance should be achieved between these economic benefits and the amount of industry that is compatible with the City's environmental objectives and overall future development pattern. 2. The pace and type of industrial development should be monitored so that it is in keeping with the City's overriding goals for preservation of the natural environment and resources, and protection of its residential areas. 3. Light manufacturing and research firms would be best suited to Coldwater. Such firms generally produce low levels of waste, noise and traffic, as well as less air and water pollution. 4. Future industrial development should be permitted only in accordance with the ability to provide required utilities and public services, including public water and sanitary sewer services, adequate road construction and maintenance, police and fire protection and a tax base to allow for adequate general municipal administrative and regulatory services. City of Coldwater Adopted December 2002 66 �Community Goals and Objectives <'/'!:'. ~~, ""'l:"'t"'i -, ',',' ~ "' ¥ : "-1Ml"!J"•'<,',:~•~·-, . ··•;· Y,;fi ., * ~\ -"'~ ·:•~·,w ...... i?'g''h:"'::r'.' '!::':i¾~-· . ~- T ~-~--·,,?nt:i· .,,.,_ ·u:~-r!':·• -mo .strivt for high·.standards of designifor ;industrial develo'pm~iit,in tlif: '}'# ; .. Qty. --~~ - , • ffe ·'"'· • -!-~. • • •<": .• ·* . ¥ ..: ~t ·,, . ~ !t~'"': OBJECTIVE I To create industrial areas which are well-served by infrastructure, are efficiently served by transportation facilities and are as attractive as can be attained in an industrial district. POLICIES 1. Industrial buildings that are attractive and of substantial construction are encouraged. 2. Significant landscape treatment of the yards of industrial developments should be required. 3. Screening the view of materials storage, loading areas and trash receptacles from public roads and from nearby non-industrial land use areas will be required. Loading areas shall be located in the rear area of sites and not adjacent to right-of-ways. I licENTRAL BUSINESS DISTRICT t · •» ··,--~ _._.,,·,:=~- . ", _.,. . ·. 11:r..•""=!<"~ ,.. _,,,,,,... "''.' -•'.F'"'r>''- .., '\--: ·;:1 ;,,-~-~, ~-• ... -~·>::1«· *-'·"' · ,,."'1~ -~.....,,.-.;'.''''>'"'(''-''""'-••t-· ,; _f.;'it'' ~ .,,,. /&I"! 'Vl-f" _ ,,. •ra=~---<'-'!•~~ ·· L@A!,~ ~ .. ·,. "1\f@intf!i!J'"a:nd eitC!)1!J'age ~ tht!Vnt,g C~tr~I_B!!SlJ!ess Distr.i~J (~~Q)~ :,.~ 0 , OBJECTIVE I Enhance the physical appearance of the CBD. POLICIES 1. Focus energies in creating more civic spaces downtown. Those participating encourage the addition of more green space in private and public investment. 2. Continued and on-going programs to maintain downtown's existing infrastructure are needed. This includes annual efforts to plant and maintain flowers as well as providing trash cans and weed killing efforts. Include actual parking facilities cleaned, striped and lighting. 3. Attention should be paid to the east and west of downtown. As a critical point of entry, this area needs and deserves the sort of streetscapes improvements implemented elsewhere. City of Coldwater Adopted December 2002 67 �Community Goals and Objectives 4. Maintain low interest loan programs to facilitate fa<;ade improvements. 5. Upgrade surface parking lots by adding knee walls and landscaping to screen lots from the street. 6. Historic and consistent s1gnage requirements for the downtown should be considered. OBJECTIVE II Attract businesses and facilitate housing opportunities. POLICIES 1. Encourage uses that will create destination retail, restaurant, and entertainment uses while discouraging large scale discount retail. 2. Promote loft redevelopment with an annual loft tour to attract CBD residents and create incentives to redevelop vacant structures. 3. Concentrate efforts into putting upper floors back into use. Assistance should be made available to make re-use financially viable. A model project might be considered to help inspire building owners to the potential. 4. Promote the CBD as a destination point. This is both a marketing and development strategy. Downtown Coldwater should market its historic ambiance, cultural attractions, and work to add more through infrastructure and business recruitment. OBJECTIVE III Promote visitor and pedestrian friendly environment and enhance orientation. POLICIES 1. Promote family participation downtown. children and senior citizens. 2. Explore development of a Children's Museum. In addition a new playground may be considered. Educational programs for seniors might be introduced at existing venues like the Tibbits. Opportunities to collaborate with area schools and agencies on aging on this issue should be investigated. City of Coldwater Adopted December 2002 68 Expand day-time activities for �Community Goals and Objectives 3. Expand events. An extensive year-round calendar of downtown events should be continued and expanded upon. Unique opportunities should be pursued. The Farmer's Market and the on-going activities of the Tibbits Opera House are examples of innovational approaches. 4. Provide public bathrooms downtown. City of Coldwater Adopted December 2002 69 �Master Land Use Plan MASTER LAND USE PLAN The Master Land Use Plan presented on the following pages illustrates the proposed physical arrangements of land use for the Coldwater. The Master Land Use Plan serves to translate community goals and objectives into a narrative and graphic illustration. It is based largely upon the existing land use, current zoning, and the desires of the residents of the City of Coldwater as expressed in the visioning workshops which were conducted to solicit public input. The plan is prepared to serve as a policy for the City regarding land use issues, land use decisions, investments in public improvements and future zoning decisions. The plan is intended to be a working document which will provide for the orderly development of the City, assist the community in its effort to maintain and enhance a pleasant living environment, while fostering development and redevelopment where needed. The Master Land Use Plan is based upon comments and opinions gathered during the planning process including numerous meetings and workshops with the City Planning Commission and City staff, in conjunction with the community input. To this extent, it reflects general policy toward development and redevelopment within the City. The Master Land Use Plan is based on a number ofland use factors. These factors include: • Community Goals, Objectives and Strategies • Economic Outlooks • Citizen Opinion and Input • Socio-Economic Considerations • Existing Land Use • Traffic and Circulation • Existing Zoning • Utilities • Existing Plans • Compatible Uses • Population Projections and Characteristics Master Plan Land Use Categories In consideration of land use factors, various land use categories can be established. The proposed land use categories were developed to create a long term plan for the development and redevelopment of the City of Coldwater. The following provides a brief description of the planned land use categories which are proposed for the City of Coldwater Master Land Use Plan. City of Coldwater Adopted December 2002 70 :.I �Master Land Use Plan Single-Family Estate Residential (Zoning A-A) This area is designed to provide an environment of predominantly lower-density, singlefamily detached dwellings, along with other related facilities such as parks and schools. Single-family lots should be developed at a minimum lot size not less than thirty-five thousand (35,000) square feet. Single-Family Large Lot Residential (Zoning R-2) This area is designed to provide an environment of predominantly larger urban lot singlefamily detached dwellings, along with other related facilities such as parks and schools. Single-family lots should be developed at density no less than twelve thousand (12,000) square feet. Traditional Lakefront Residential (Zoning R-3) Intended to permit a limited mix of detached single-family dwellings in an area possessing an orientation to the lakes area and both seasonal as well as permanent dwelling unit types. Single-Family Urban Residential (Zoning A-1) This area is designed to provide an environment of predominantly medium density urban lot single-family detached dwellings, along with other related facilities such as parks and schools. Single-family lots should be developed at minimum lot size no less than seven thousand eight hundred (7,800) square feet. One and Two-family Residential (Zoning A-2) This area is intended to provide a transitional residential area between single-family residential as described above and more intensive residential land uses. Two-family residences should be developed at minimum lot size of eight thousand six hundred (8,600) square feet. Minimum lot size for single-family homes should have minimum lot size of six thousand-six hundred (6,600) square feet. Two-family structures should be designed to be compatible with the existing character of the area. City of Coldwater Adopted December 2002 71 �Master Land Use Plan II Multiple Family Residential (Zoning A-3) Land areas in which three (3) or more dwelling units are located within a residential structure. This category includes apartments, condominiums, townhouses, and mobile home parks. Multiple family residential developments can generate significant amounts of traffic and therefore should be adjacent or nearby major thoroughfares. This area can serve as a transitional use between lower and density residential areas and higher density residential or commercial areas. Both single-family and two-family residential uses could be permitted in this district. Multiple family housing should be compatible with nearby single and twofamily housing. Planned Unit Development (Zoning PUD) Intended for compatible combination of residential and public uses. Minimum Project area: ten (10) acres Office Service (Zoning OS) Office use for personal, administrative and professional type services, including their related parking and alleyways. Neighborhood Commercial (Zoning C-1 and C-3) Intended to provide opportunities for local services and convenience shopping establishments for the day to day needs of the surrounding neighborhoods. Neighborhood commercial should not include intensive highway commercial related uses. Protection of the abutting and surrounding residential land use is important. Uses that would create hazards, offensive or loud noises, vibration, smoke; glare; large truck traffic; high traffic volumes or late hours of operation should be limited. Central Business District (Zoning C-2) The land area intended to be the business core of the City. The "CBD" typically contains retail, office, governmental, church, and other social agency facilities. These uses are characteristically concentrated along the street frontage and do not provide for much, if any, off-street parking. This area promotes uses which would provide convenient pedestrian shopping along a continuous retail frontage. City of Coldwater Adopted December 2002 72 II �Master Land Use Plan Highway Commercial (Zoning C-4) Intended to meet the needs of highway oriented business requiring high visibility, relatively large land area, and outdoor display areas. The uses within this area are auto dependent and benefit from the exposure of high traffic volume thoroughfares. Research and Development (Zoning D-1) This area is intended to primarily accommodate lighter industrial activities whose external and physical effects are restricted to the immediate area having only a minimal effect on the surrounding areas and uses. This designation is located to permit the manufacturing, compounding, processing, packaging, and assembly of finished or semi-finished products from previously prepared materials. General Industrial District (Zoning D-2) This area is intended to provide locations for general or heavy industrial activities such as those which involve the use of heavy machinery, extensive amounts of contiguous land, service by railroad lines or major thoroughfares, processing of chemicals or raw materials, assembly, generation of industrial waste, noise, odor, or traffic problems. These uses require service by larger trucks. These uses should be adequately screened and buffered from adjacent less intensive uses. Recreation/Conservation/Public (No Current Zoning Designation) This area includes existing parks and recreation areas. It also includes government service buildings such as City Hall and DPW uses. Additionally, it includes school facilities. River Preservation Greenway (No Current Zoning Designation) This designation was created in order to preserve the frontage of the Sauk River frontage for both environmental reasons, and to allow the future and continuing development of a contiguous greenway system along the Sauk River. Redevelopment of river frontage parcels should highlight the frontage portion and utilize it as a site amenity. Access easements should be obtained as parcels get redeveloped and existing landowners should be encouraged to donate easements. City of Coldwater Adopted December 2002 73 �I I I I I I I I I I Master Land Use Plan Exact width will need to be determined parcel, by parcel, as areas of steep slopes may need a wider easement to accommodate the developments of future bike paths, walking trail or a boardwalk. Uses along the Sauk River have large setbacks from the river in order to protect the natural integrity. Linkages across the river will be encouraged. I I I I I I I I City of Coldwater Adopted December 2002 74 �CITY OF COLDWATER MICHIGAN INSERT P.A. 425 INSERT SCALE JS l/5X • •I • RIGJNAL SCALE INSERT A-A INSERT SCALE IS 2X ORIGINAL SCALE •I I •I I I I I I February 5, 2003 FUTURE LAND USE LEGEND Single Family Estate Residential Single Family Large Lot Residential Traditional Lakefront Residential Single Family Urban Residential One & Two Family Residential Mulitiple Family Residential - c=J Planned Unit Development Office Service Neighborhood Commercial Central Business District -- c =J c =J Highway Commercial Research and Development General Industrial District Recreation/Conservation/Public/Schools River Preservation Greenway City of Coldwater Branch County, Michigan •- d ' c,.,;;;;,wom::, A,oo:.,., Inc Community Planners & Landscape Architects II i~JI Ann Arbor, Michigan ~ �Ill -I I I I Target Areas TARGET AREAS The Coldwater Master Plan contains two (2) levels of recommendations. The first level is the Goals, Objectives and Policies section, which is comprised of City-wide recommendations. The next level is the Target Areas, which contain additional recommendations for each individual City Ward and the Downtown. The following is a discussion of the Downtown and the four (4) Wards of the City of Coldwater. Existing land uses, issue identification and land use recommendations are suggested for each. Coldwater Community Goals, Objectives and Polices I I I I I r I I I Target Areas a r d 0 a r d T n w City of Coldwater Adopted December 2002 a r ll t 0 d T h r e 76 a r d F 0 u �I I Target Areas 1. Ward One Issue Identification The relevant general issues for Ward One are summarized in the table and more specifically in the description below: ISSUES f, --~- ·-. _,,..,.,_ lTransportation/C_µ-C!ulation ... - i : . . . , ; . ~..• ~ - ~"""' Environmental/Riverfront Economic Revitalization ~-·~·- ~.. . t-~-~ Vulnerable· Land Uses ,,.....,~,-.~-. ;:, _ ,., ~ mt'.~~ . Aesthetics/Image ~"'.'."?;-" ~,,,,..,..,.,,~,,,-~ , Relation to Downtown Specific issues that are unique to Ward One are the following: ., Aesthetics/Image Tree Preservation Mobile Home Park Adaptive Re-Use of Creamery K-Mart Building Midwest Foundry Code Enforcement Rental Uses Historic Image Chicago Street Gateway Clay Street Gateway ., Economic Revitalization K-Mart Building Midwest Foundry Adaptive Re-Use of Creamery Chicago Street Gateway Clay Street Gateway ., Vulnerable Land Uses/Land Use Conflicts Mobile Home Park Adaptive Re-Use of Creamery Chicago Street Gateway Clay Street Gateway City of Coldwater Adopted December 2002 77 �-I I Target Areas 2. Issue Identification The relevant general issues for Ward Two are summarized in the table and more specifically in the description below: ISSUES I I I F"'-· - - - - '. Transportation/Circulation - ~ • P c ·9%'fi 1/o "f'w:::FYW -~~~ Transportation/Truck Impact Environmental/Riverfront _ , , , , • , ~ • - • • • .., ' A ~ and Use Conflicts I "-~ Ward Two . µ.~. ' • - , · "'~ .: . "'"'"""- ·-···- •-·-" Economic Revitalization lVulnerableL ~dU~ ~ "' , ... ,· . ~ & ~ - o k ~ ~ ; J r , . ...,_;~ Aesthetics/Image . Specific issues that are unique to Ward Two are the following: v Vulnerable Land Uses v Transportation/Circulation MarshaWState Streets Gateway at Marshall and State Market Industrial Park Strip Development Chicago Street Gateway Marshall Street Gateway v Land Use Conflicts Maintain good mix of land uses Gateway at Marshall and State Strip Development Chicago Street Gateway v v Aesthetics/Image Gateway at Marshall and State Maintain good mix of land uses Market Industrial Park Strip Development Historic Image Chicago Street Gateway Marshall Street Gateway Economic Revitalization Gateway at Marshall and State Maintain good mix of land uses Market Industrial Park Chicago Street Gateway Marshall Street Gateway City of Coldwater Adopted December 2002 v 78 Relation to Downtown Gateway at Marshall and State Maintain good mix of land uses Strip Development Chicago Street Gateway Marshall Street Gateway �~ II II II II II II II Target Areas 3. Ward Three Issue Identification The relevant general issues for Ward Three are summarized in the table and more specifically in the description below: ISSUES Transportation/Truck hnpact Environmental/Riverfront Economic Revitalization Aesthetics/hnage II • • • Specific issues that are unique to Ward Three are the following: .; Land Use Conflicts Old Federal Mogul Factory Chicago Street Gateway Marshall Street Gateway .; Vulnerable Land Use Pilot Knob/Lake Areas Old US-12 Historic Bridge Investigate Options/Pedestrian Usage Chicago Street Gateway Marshall Street Gateway .; Economic Revitalization Complete development ofNorthshore · and Arrowhead Chicago Street Gateway Marshall Street Gateway .; Aesthetics/Image Cemetery/Northern lake frontage Historic Image Chicago Street Gateway Marshall Street Gateway City of Coldwater Adopted December 2002 79 �• "I II II II II -II II -II II Target Areas 4. Ward Four Issue Identification The relevant general issues for Ward Four are summarized in the table and more specifically in the description below: ISSUES .Transpoqation/Circulation . ----=-~· '....: . ._...~ Transportation/Truck Impact ~~· ::: ~-,~:~?"'"'~~~ Environmental/Contamination .. , ,,,_ Environmental/Riverfront Aesthetics/Image ,.,..,,.,__,....,,_ J , ~ ';I-;- -:~~~; ~; '9,8'~ Relation to Downtown Specific issues that are unique to Ward Four are the following: .; Transportation/Circulation Chicago Street Gateway .; Vulnerable Land Uses Preservation of historic homes .; Transportation/Truck Impact Chicago Street Gateway .; Aesthetics/Image Preservation of historic homes Industrial vacancies Chicago Street Gateway Clay Street Gateway .; Environmental/Riverfront Recreation/Open Space Continuation of linear park system Develop alternatives to AASHTO standards .; Relation to Downtown Preservation of historic homes .; Land Use Conflicts .; Economic Revitalization Improve and maintain aesthetics Improve business facades Preservation of historic homes Industrial vacancies Renovate Cemetery Chapel Chicago Street Gateway Clay Street Gateway City of Coldwater Adopted December 2002 80 �"~ ~ "" "JI ~ ~ ~ "" " " ~ Target Areas 5. Downtown Issue Identification The City Council approved and adopted the original Downtown Revitalization and Tax Increment Financing Plan on October 10, 1983. The plan has been amended by the City Council on December 26, 1989, April 12, 1993, May 9, 1994, January 13, 1997 and April 12, 1999. While a number of the projects listed in the original plan and in amendments have been achieved, the City of Coldwater Downtown Development Authority in cooperation with the City has identified a number of future development projects which will improve the Downtown. The Downtown Development Authority emphasizes that any amendment to the Downtown Revitalization Plan does not expand or in any way change the boundaries of the Development area. Completion of the projects included in this plan is proposed to be in 2032. This sixth amendment does not replace earlier amendments, but serves in addition to the projects identified earlier by the Authority. SUMMARY OF PROJECTS Streetscape Improvements Sidewalks, curbs, street lighting and street amenities - Throughout downtown, new curbs, sidewalk and street amenities are needed. These improvements can be undertaken one (1) block at a time or in a large project funded by the issuance of bonds, or through other borrowing. Streetscapes design on the west and east ends of Chicago should include grassy area tree lawns, if possible. Pedestrian Way -The Pedestrian Way is designed to utilize and enhance the parking at the rear of Coldwater businesses, while connecting shoppers with parking and park amenities. This development can be completed in a block by block fashion, or through a larger, bonded project. Pedestrian Signage - Creation of a way finding program for the entire downtown will greatly enhance the other improvements. These pedestrian signs would be located throughout downtown detailing the locations of important civic and/or private institutions and attractions. Entryway Improvements - The entry points to downtown need focus in terms of signage as well as amenities. Medians - Chicago Street could be re-created to include a median in at least the area between Division and Hanchett City of Coldwater Adopted December 2002 81 �Target Areas Parks and Green Spaces ~ Four Corners Park - The Four Comers Parks should become focal points for downtown and the Pedestrian Way. With careful in-fill development and re-arrangement of the park statuary the park can be better defined. It may be possible to relocate some of the statuary along the pedestrian way rather than jumbled together in the park. The sell off of land for in-fill development to help "frame" the parks is suggested. JI Tibbits Theatre Public Space - The creation of a public space behind the Kerr building, adjacent to the Tibbits Opera House, as part of the Pedestrian Way. ~ JI ~ ~ ~ ~ ~ -- "- Internalized Parking Program Wherever possible downtown, this TIF plan encourages in-fill development and park redevelopment to help in "framing" downtown parking on at least three (3) sides if possible. This private development will enhance the tax base and provide for a more pleasing pedestrian experience. Proceeds from the sale of land for private development should be used to assist the public improvements in this plan. Kerr Building Block - In this block, the City of Coldwater will play the key role in redevelopment by purchasing land for public parking and re-organizing the entire block as shown in the development plan. Tibbit's Plaza - Installation of pedestrian focal point/crossing in front of theatre. Chandler Plaza - General improvements and related private in-fill. Milnes Plaza - General improvements and related private in-fill. Randall Plaza - General improvements and related private in-fill. Upson Plaza - General improvements and related private in-fill. Children Museum The acquisition of land and construction, if necessary, of space for a Children's Museum/Community Center/Art Center. Source: City of Coldwater Downtown Development and Tax Increment Financing Plan (Sixth Amendment) City of Coldwater Adopted December 2002 82 �I I I II II JI II II II II II Target Areas WELLHEAD PROTECTION PLAN As a progressive step forward in the management of groundwater resources and the commitment to quality of their drinking water is the comprehensive wellhead protection program implemented by the City of Coldwater. Wellhead protection is a groundwater management program that considers the relationship between land use activities, and the quality of drinking water from City wells. A successful program consists of several programs which address technical, managerial, administrative and educational goals. The Master Land Use Plan when combined with zoning, prioritization of water and sewer distribution, stormwater discharge, community education of groundwater protection and groundwater management are all part of successful program. A successful wellhead protection program that meets state and federal guidelines typically consists of seven elements. 1. Specify roles and duties of the program managers, local and state agencies. 2. Delineate the wellhead protection areas for each well. 3. Identify sources of potential or existing contamination within the wellhead protection area. 4. Development management approaches to protect the water supply. 5. Develop contingency plans for the water supply system. 6. Site new wells which will minimize the potential for impact. 7. Ensure pubic participation. City of Coldwater Adopted December 2002 83 �I I I Target Areas City of Coldwater Wellhead Protection Area I I I I I I I I I I I I I I Groundwater is the exclusive water resource used by the City of Coldwater for their drinking water supply. Groundwater may be the only economical feasible source of water for the City. The existing capacity should be able to meet existing and future needs and system demands. The water contained in this aquifer must be protected from contaminants. This being the case the neighboring Townships of Coldwater and Branch County must also be cognizant of this groundwater protection area. It is generally agreed that an important element of the wellhead protection program is public participation and education. Public participation builds support in controlling pollution possibilities in certain zoning districts. It also continues to promote voluntary groundwater protection efforts, such as household hazardous waste collection and used oil collection programs. City of Coldwater Adopted December 2002 84 �I I I I I I I I I I I I I I I I I I Action Plan ACTION PLAN The Master Plan for The City of Coldwater is only worthwhile if it can be effectively implemented. Implementation is achieved through a variety of ordinances and capital improvements carefully coordinated by the City Council, Planning Commission and City Staff. This implementation will require a commitment by the City of both financial resources and a commitment towards policy implementation. The following is a summary of implementation practices through ordinance enforcement and capital improvement projects which should be pursued by the City of Coldwater. Zoning Ordinance One of the most effective ways of implementing the Master Plan and its recommended land use policies is through the City Zoning Ordinance. The Zoning Ordinance represents day to day tools to enact the adopted policies as represented in the Master Plan. The Zoning Ordinance establishes minimum lot sizes, setbacks and land use classifications. It is the most effective tool to implement adopted land use policies, and therefore must be current and accurately reflect the goals and wishes of the City. A preliminary review of the City Zoning Ordinance identifies a number of potential deficiencies which should be corrected and amended. These amendments to the Zoning Ordinance could include the following: 1. Update and review definitions. Outdated definitions should be removed and more recent land uses should be included. For example, Automobile Convenience Mart and Home Improvement Centers definitions could be added. Note that any changes to the definitions section should also include amending other areas of the ordinance which may cite these definitions. 2. Required fees for reviews, public hearings and administrative processing should be increased to cover actual costs for these services. 3. The Site Plan Review section should be amended to separate site plan review into a two (2) phase process. Preliminary and Final Site Plans allow a more detailed review process while also saving the applicant time and resources by not having detailed engineering prepared prior to approval of the design layout. 4. The significant lakes around the City suggest that more stringent environmental protection standards should be inserted into the Ordinance. These include woodlands, wetlands, and features typically impacted by development. 5. The Ordinance should be amended to meet recently enacted (2001) Open Space/Cluster Housing regulations. City of Coldwater Adopted December 2002 85 �I I I I I I I I I I I I 1· I I I I I ~ Action Plan 6. Landscape and design standards should be reviewed to provide comprehensive and extensive landscaping for all projects. This includes parking lots and streetscape project. 7. The sign ordinance should be amended to provide a more uniform and less intensive sign landscape. Special concern should be directed to the US-12 Corridor and other entrances to the City. In addition an overlay zoning district for these corridors should be explored which would address many different design standards. 8. Special Uses should be carefully reviewed and expanded to allow the City a more detailed review of these sometimes intensive uses. 9. In order to reduce the amount of paving required, parking space regulations should be reviewed. In addition off-street parking requirements should be put in tabular format. 10. The current index for the Ordinance should be reviewed to be more users friendly. It is confusing and cumbersome. Table of contents should permit the average resident to easily find zoning information. City and County Studies and Plans The City has prepared and uses several other studies and plans such as the following: • City of Coldwater Recreation Plan • Downtown Development Authority Plan. • Branch County Master Land Use Plan • Branch County Parks and Recreation Master Plan The Master Plan has considered and incorporated many of these plans into this document. However, these plans should also be reviewed and considered when making land use decisions. Special Purpose Ordinances and Standards Control of land use activities need not be confined to the Zoning Ordinance or Subdivision Ordinance. Special purpose ordinances should be considered by the City of Coldwater. City of Coldwater Adopted December 2002 86 �I I I I I I I I I I I I I I I I I Action Plan Capital Improvements The Municipal Planning Act (being Act 285 of 1931, as amended) authorizes municipal master plans and the creation of a municipal planning commission. Once a Planning Commission has made and adopted a Master Plan, in whole or in part, the act requires that all public works occurring within the municipality be submitted to the Planning Commission for approval of the project. This would include such items such as sanitary sewers, water lines, road improvements, bridge improvements, etc. These public works and capital improvement projects must be coordinated and reviewed for consistency with the Master Plan. Obviously, these types of improvements will impact future land use development and therefore must be coordinated with the Planning Commission. Economic Development Economic development, industrial growth and an expansion of the City tax base are stated goals for the City of Coldwater. Successful implementation of economic development will be dependent upon a variety of local and county agencies. Their success in attracting new businesses or encouraging existing businesses to expand will be dependent upon State and regional economic trends, marketing and vocational factors. The City must explore growth potential from existing local firms, attract new service industry employers, promote research and development growth within the existing industrial parks and capitalize upon PA 425 agreements with Coldwater Township. The City has taken steps toward this, including agreements with the Township, and participation in the Branch County Economic Growth Alliance. Master Plan Education Citizen involvement and support will be necessary as the Plan is implemented. Local officials should constantly strive to develop procedures which make citizens more aware of the planning process and the day to day decision making which affects implementation of the Plan. A continuous program of discussion, education and participation will be extremely important as the City moves towards realization of the goals and objectives contained within the Master Plan. Plan Updates The Plan should not become a static document. The City Planning Commission should attempt to re-evaluate and update portions of it on an annual basis. The land use portion should be updated at least once every five (5) years and the Planning Commission should set goals for the review of various sections of this Plan on a yearly program. New state legislation regarding City Planning will require five (5) year reviews of the Master Plan. Within five (5) years of adoption, the Planning Commission must review the plan and determine whether to commence the procedure to amend the plan or to adopt a new plan. Based on this legislation, the City must re-review this Master Plan in the fall of 2007. City of Coldwater Adopted December 2002 87 �I I I I I I I I I I I I 1· City of Coldwater Planning Commission Master Plan Visioning Workshop Report to the City of Coldwater Planning Commission and City Council I I I I I ! Prepared by: Carlisle/Wortman Associates, Inc. January 9, 2002 City of Coldwater Adopted December 2002 88 �'I I I I I I I I I I I I I I Introduction On September 18, 2001, the City of Coldwater Planning Commission sponsored a visioning workshop to identify current and future planning related needs and issues that must be addressed to shape the future direction of the City. Local residents, Planning Commissioners, City Council, DDA members, ZBA members and other public officials were encouraged to attend and provide ideas on such issues as residential and non-residential development, transportation/traffic, natural and historic resources and the Downtown. The vision statements gathered from this workshop will be used to develop community planning goals, land use programs, and policies for the update of the 1994 City of Coldwater Comprehensive Plan. This report is a summary of the process and outcomes of this City Visioning Workshop. Priority vision statements and ideas for the improvement of the City were generated from these sessions, and will help define community planning goals and objectives for the Planning Commission. The vision statements from this workshop are included in this report. The appendix contains the meeting agenda, attendance list and public notices. What is Community Visioning? Successful communities decide the future is something they can create. These communities take the time to produce a vision of the future they want and employ a process that helps them achieve their goals. Successful communities are focusing on ways in which business, government, organizations, and citizens work together. One way of achieving these goals is through community visioning. Such a process brings together all sectors of a community to identify problems, evaluate changing conditions, and build collective approaches to improve the quality oflife in the community. In reviewing successful community visioning processes in other municipalities, the process and end results contain the following elements: • The definition of a community is defined by the participants. Some workshops define their community as a neighborhood, City or the combined municipal area including adjacent Townships. • People with varied interests and perspectives participate throughout the process and contribute to the outcomes, lending credibility to the results. • Individual agendas and issues are set aside, so the focus remains on common issues and goals. I I City of Coldwater Adopted December 2002 89 JJ �I I I I I I I I I I I I • Strong leadership comes from all sectors and interests . • The group produces detailed recommendations for community improvements, design ideas, and improvement strategies. • Individuals break down economic and sectoral barriers and develop effective strategies for municipal improvement. • The group gains a consensus on project goals and objectives to reach desired outcomes. These ingredients make up the essence of collaboration itself. True collaboration brings together organizations, public officials, and individuals to define problems, create options, develop strategies, and implement solutions. Because they typically involve larger groups, collaborative efforts help organizations rethink how they work, how they relate to the rest of the community, and what role they can play in carrying out a common strategy. Often no single organization has the resources or mandate to effectively address a particular issue alone. A group effort can help mobilize the necessary resources and community will. Effective collaboration requires that decisions be made by consensus. Though a consensus-based decision-making process takes more time, it can save time during the implementation phase of a visioning project, where blocking ordinarily occurs. If citizens are provided a forum in which their ideas and opinions are heard, seriously considered, and perhaps even incorporated into the action plan, they will be less inclined to resist or ignore new initiatives. Community "ownership" of a plan and willingness to help in its accomplishment often corresponds directly with the public's level of participation in the plan's development. As a result, projects can be completed in a timely fashion through the consensus-building process. Workshop Format and Planning I I I I I I Carlisle/Wortman Associates, Inc., and the City of Coldwater Planning Commission, City Council and administrators began planning for these Visioning Workshop following a Planning Commission Workshop. The members of the Planning Commission and administrators were also consulted to: • Identify and reserve an accessible meeting location. • Generate lists of City residents, public officials and community "stake holders" . • Prepare a news release and notification letters for the workshop . City of Coldwater Adopted December 2002 90 �I I • I I I I I I I I I I Identify interested and supportive individuals capable of acting as facilitators and note takers. Visioning Workshop Format The process of visioning was used to actively describe the preferred future for the City of Coldwater. Visioning describes a mental image and provides a picture in words. The Visioning Workshop format attempts to produce positive statements that guide and motivate change. The visioning process also integrates successful group interaction which spawns the following positive results: • Encourages equal sharing and participation. • Encourages "hitchhiking" on others ideas . • Depersonalizes ideas . • Tolerates conflicting ideas . • Reinforces concentration through seeing and hearing ideas. • Clarifies ideas . • Provides focus on important issues . • Forces equality in choices . • Avoids dominance by strong group members . • Encourages minority opinions . • Promotes "attacking" ideas on walls-not people. I I • Provides preparation for decision. • Forces independent judgment. I • Promotes a sense of accomplishment . • Motivates involvement in future phases of planning and problem-solving. I I I City of Coldwater Adopted December 2002 91 I �I I I r I I I I I I I I I I I I I The technique was developed to assure that group members are not excluded from active participation. Sometimes, a few group members can monopolize a group discussion so that the outcome of a meeting does not reflect the consensus or opinion of the entire group. A structured workshop technique like the one used in the City of Coldwater Visioning Workshop, encouraged participation by all members. The group workshop techniques for the City was carried out in the following manner: • Mapping and problem area identification. • Round robin listing of ideas and brainstorming. • Discussion and clarification of ideas . • Voting/prioritization. The workshop began with a brief introduction to the visioning process and the purpose of the workshop. Participants in the visioning process were divided into small groups of approximately ten (10) people led by a facilitator. Eacli group was directed to discuss their visions for the City of Coldwater on the following topics: • Residential Land Uses . • Transportation/Traffic. • Non-Residential Land Uses . • Natural and Historic Resources . • Downtown Development The groups were asked to identify their issues and concerns and then prioritize these issues by individual voting. Each participant was given five (5) colored self-stick dot labels as a method of voting on specific issues. After the round of voting, all workshop attendees were reconvened to hear a brief presentation by the facilitators from each smaller group. Major Findings/Workshop Results The small groups from each workshop generated over one hundred (100) vision statements. Using the original words recorded on flip charts, a list of statements was prepared. The following pages provide a list of the vision concepts which were provided by the small group participants. Several strong, central themes emerged from the Vision Workshop. These are listed as follows: City of Coldwater Adopted December 2002 92 �r fr • A truck by-pass around the Downtown should be considered. Additional study should be done as to the best route and the impact it would have on the Downtown. • The existing development and signs along US-12 on the eastern side of the City need to be improved. A gateway study would assist in creating uniform and aesthetically pleasing development along this entrance to the community. • Traffic calming techniques should be implemented along major roads. These could include traffic circles, boulevards and streetscape improvements. Roads specifically mentioned were Garfield, Chicago and Marshall. There was strong interest for a boulevard along US-12 Downtown. • Public transportation needs to be improved. Time tables for stops, smaller busses and other options should be reviewed. • An area of strong concern in regards to traffic and transportation is the Grand/Marshall intersection. A detailed traffic study should be completed for this area. • Existing pedestrian links (sidewalks and trails) need to be maintained while the system should be expanded to provide a pedestrian friendly community. Specific needs for pedestrian access should be located at the Four Comers parks by adding benches and tables. • Strong consideration should be given to developing an indoor pool for recreation. This could be done in coordination with the YMCA or other local agencies. I • Education and promotion of the park system needs to be improved. Specific recommendations for the park system include restrooms at the softball fields, development of a youth center and youth programs and the development of more active uses at the existing passive parks. I l • The City should expand and promote 2 floor office spaces in the Downtown. Also, hi-tech, research and development should be the primary industries that are encouraged to locate in the City. • Priority in residential areas should be given to the development of additional streetlights and sidewalks. Clean-up of weeds, litter and blight is also in high priority. • The density of residential areas is reasonable; however a mix of housing units should be encouraged. Better maintenance of existing housing stock is a high priority. r r I I I i I nd I I City of Coldwater Adopted December 2002 93 �• High priority should be given to the development of a historical preservation ordinance. This would assist in the promotion of historic properties and the historic downtown. The City should also provide additional financial resources and incentives for historic preservation. Overall, participants in the Visioning Workshop expressed vision statements which reflected a desire for continued enhancement to the residential and non-residential areas of the City. This included traffic improvements along all thoroughfares as well as improvements to the commercial and industrial development patterns. It is also clear that Coldwater residents place a high value on neighborhood and historical character and the preservation of quality residential areas and parkland. The participants acknowledged the need for additional commercial and industrial development within existing City limits (as opposed to increasing size of City). However, this development was particular in nature, specifically restaurants and hi-tech industry. Additional commercially zoned areas, in general, do not seem a high priority. I I City of Coldwater Adopted December 2002 94 �Workshop September 18, 2001 Tabulation of Vision Statelllents I t • • • • • I I J, l I I City of Coldwater Adopted December 2002 95 Transportation Group Recreation Group Commercial Group Natural / Historic Group Downtown Group �Transportation Group 1. A truck by-pass around the Downtown should be considered. A more detailed truck traffic survey should be completed and a decision should be made whether the by-pass should be north or south. 2. Hamburger alley, the eastern US-12 entrance to the City needs to be improved. This includes uniform signage and a gateway to make visitors feel welcome. 3. Traffic calming techniques should be implemented on Garfield, Chicago and Marshall. These can include round-about, boulevards and streetscape improvements. Strong interest in a boulevard Downtown. 4. Shopping traffic should be directed to suitable parking areas. 5. Speed limits on US-12 should be reduced. Enforcement of traffic laws need to be improved. 6. Bicycle trails should be improved and all parks should be connected with safety paths, sidewalks and greenways. 7. A directional sign plan should be completed that better identifies downtown parking, recreation areas, commercial areas etc. 8. Public transportation should be improved. This includes better time tables for stops, smaller busses and other options such as taxis, shuttles etc. 9. The airport should be better promoted for its recreational and commercial value. It should be better tied into the Downtown. 10. The existing rail corridor should be better promoted. 11. A comprehensive corridor study should be completed for the Fairfield Plaza area and also Fiske/I-69 and Willowbrook roadways. 12. Curb-Cut distances on major roadways should be widened to improve traffic circulation. 13. All utilities should be buried to improve City skyline. 14. A comprehensive traffic study should be competed for the Grand/Marshall intersection. 15. Truck traffic needs to be encouraged to use alternate route. City of Coldwater Adopted December 2002 96 �'J 'f J: I I I I I I I I ' Recreation Group 1. Information and promotion of the park system needs to be improved. 2. The walking/bike paths around the City need to be expanded and improved. This includes the expanded use of the Four Comer parks by adding benches and tables. 3. Investigate development of an outdoor theatre and stage. 4. Something needs to be implemented that attracts people Downtown during the winter. 5. Organize youth programs and investigate development of a youth center. 6. Develop an indoor pool in coordination with YMCA or other agency. 7. Install restrooms at softball fields . 8. Investigate and develop alternate uses for recreation facilities, such as outdoor lights for night use. 9. Develop outdoor dance pavilion. 10. Develop all the Parks for more active uses, some are too passive. Commercial Group 1. Large commercial uses such a Home Depot should be subject to Special Use provisions. 2. Areas planned for commercial and industrial uses should be contained to specific areas. 3. Give commercial uses more land to develop. 4. Encourage commercial development to stay in the City by providing economic incentives. 5. Encourage hi-tech, research and development which provides higher pay. 6. Focus new company sizes to 300-600 max. employees. 7. Expand and promote 2nd floor office space downtown. 8. Promote a diversity of industries within the City. City of Coldwater Adopted December 2002 97 �J J r I I I I I I Residential Land Use Group 1. Maintenance of homes should be improved. 2. Improve communication between homeowners and the City. 3. Zoning enforcement issues should be improved. 4. Increase flower and tree planting in general for residential areas. 5. Ensure a mix of housing opportunities. 6. Traffic issues within residential areas, especially truck traffic. 7. Increase number of street lights and sidewalks within residential areas. 8. Provide additional green spaces and parks. 9. Neighborhood identification needs to be promoted and encouraged through uniform street signs, etc. 10. Improve street cleanup of weeds, litter, blight etc. 11. Increase flower planting downtown especially within the residential historical section. 12. Promote and encourage several housing styles including loft commercial in the Downtown. 13. Increase and promote additional senior citizen housing. 14. Investigate existing traffic patterns, especially US-12 Truck Route and speed limits. 15. Study exit onto I-69 off of State Street and intersection of Pearl and Chicago. 16. Make aware and educate the population on the cultural differences within the City. 17. Develop a definition of well maintained residential area. streets, building maintenance and sidewalks. 18. Increase and improve the availability of sidewalks that connect on Michigan Avenue, Washington Street and the south side of West Chicago Street. 19. Promote and encourage neighborhood associations through better identification, wards, schools and signs. City of Coldwater Adopted December 2002 98 This would include study of �r f r r I [ I 20. Improve and increase green spaces by creating neighborhoods and with parks and sidewalks. 21. Encourage and assist single family homes of senior citizens. Including providing funding for maintenance of home and property. Improve enforcement issues within residential areas for clean up of weeds and junk. 22. Communication needs to be improved between residents and public service depfiliments. This includes better follow-up, professional and courteous enforcement of zoning and building issues and better routes such as Woodward and Teetor Drive. 23. Improve garbage collection lining the streets. 24. Increase number of community service projects. 25. Encourage homeowners to maintain safe and clean homes and yards. 26. Continue strong code enforcement specifically junk and old vehicles, condition of housing stock, i.e. paint, etc. weeds (#21). Natural / Historic Resources Group r I I 1. Encourage and promote historic properties and historic Downtown. 2. Encourage and promote one hundred (100) lakes in county and stream and river through City. 3. Encourage and promote Waterworks, Heritage and Linear Parks. 4. Encourage park development on Division, especially Clay and Riverside Drive. 5. Improve south entrance to City. 6. Improve signage along I-69 and from east of City. 7. Infill housing is not compatible with historical character. 8. The City should fund and support the historical area of the City. Specifically funding to the BCHS Wing House Museum. 9. Develop a Historical Protection Ordinance. City of Coldwater Adopted December 2002 99 �r r r I t f I I I I I J '- 10. Protect historic homes from becoming apartments. 11. Limit additional single family housing. 12. Develop ordinances for infill that protect historic character. 13. Improve sign ordinance. 14. Provide tax incentives to improve historical districts. 15. Improve storm water management techniques, i.e. reduce additional pavement. 16. Maximize green space for residents. 17. Beautify recreation area. 18. Connect and extend linear park-extended. 19. Increasing density internally of homes while increasing green spaces. Investigate transfer and purchase of development rights (TOR). 20. Turn Midwest Foundry into green space. 21. Improve beltway from I-69 to US-12 on west side. 22. Surface streets are restricted. 23. Provide bikeways to connect parks and recreation. 24. Reduce speed Downtown and through town. 25. Completion of sidewalk project. 26. Promote and encourage more apartments. 27. State park on Coldwater Lake. 28. Open space on Michigan and State farmed by BISD - maintained and preserved. 29. Storm water landscaping to retain H2O. 30. Provide more trees in newer residential areas. 31. Connecting green spaces between developments with walkways, trees. City of Coldwater Adopted December 2002 100 �r J f r I 32. Keep commercial out of historical. 33 . Promote Wing House by partnering with schools, museum, theatre and library. 34. Study the possibility of museums in Coldwater/Union City. 35. Sponsor historical enactments. 36. City should support historical properties and protect from demolition. 37. US-12 should be preserved as Heritage Route. 38. Explore I-69 as a State Scenic Route 39. The City needs to provide additional financial resources and incentives for historic preservation. 40. Keep historical homes. r I DDA - Downtown Group 1. Several suggestions were made concerning the need to "restore pride", "create identity", and educate the locals of the value of downtown. As with #6 below, downtown needs to be "THE PLACE" for civic and cultural involvement and conducting business. Research needs to be done regarding programs in other communities which achieve this goal. Marshall and Traverse City, for instance have programs in place to encourage "sense of place". 2. There needs to be a consolidation of local forces in the efforts to keep downtown vital. Groups like the Downtown Business Association, Downtown Development Authority, Chamber of Commerce, tourism groups, and cultural non-profits, need to address ways to operate efficiently and as a unified force. This may be achieved by operational management agreements and/or stronger communication efforts. 3. The City of Coldwater needs to focus energies in creating more civic spaces downtown. Those participating encourage the addition of more green space in private and public investment. 4. More residents are needed downtown. Special initiatives to encourage the use of upper floors of existing buildings, or ordinances which provide developer "bonuses" for residential components may be necessary. r f I I I J J , J City of Coldwater Adopted December 2002 101 �J 5. Continued and on-going programs to maintain downtown's existing infrastructure are needed. This includes annual efforts to plant and maintain flowers as well as providing trash cans and weed killing efforts. Include actual parking facilities, i.e. cleaned, striped and lighting. 6. Downtown needs to be a destination point. This is both a marketing and development strategy. Downtown Coldwater should market its historic ambiance, cultural attractions, and work to add more through infrastructure and business recruitment. Again, this needs to be a unified approach, with buy-in from all agencies having an impact. 7. A concerted effort should be put into putting upper floors back into use. Assistance should be made available to make re-use financially viable. A model project might be considered to help inspire building owners to the potential. 8. More family participation is needed downtown. This includes expansion of day-time activities for children and senior citizens. This implies a focus on events and activities with a family focus, but may also include private or public investment. A Children's Museum, for instance, in addition to one (1) next to Museum Gallery, or renovate existing playground, or a new playground may be considered. Educational programs for seniors might be introduced at existing venues like the Tibbits. Opportunities to collaborate with area schools and agencies on aging on this issue should be investigated. J I 9. Expand events. An extensive year-round calendar of downtown events should be continued and expanded upon. Unique opportunities should be pursued. The Farmer's Market, and the on-going activities of the Tibbits Opera House are examples of innovational approaches. r 10. Attention should be paid to the east and west of downtown. As a critical point of entry, this area needs and deserves the sort of streetscapes improvements implemented elsewhere. The public investment now will help spur private re-investment. 11. Consider a boulevard downtown or other "traffic calming" measures. Work with MDOT to ensure that main street feels more like main street and not a highway. For example, lower the speed limit, make street more pedestrian friendly. 12. Making sure that re-development ofexisting buildings is a painless as possible will help preserve the historic character of downtown. Ordinances and policies that encourage redevelopment should be a high priority. 13. Public bathrooms are needed downtown. 14. More parking is needed in front of businesses. 15. Be willing to change events and customs to suit the environment. Evaluate all activities to make sure they are the best approach. A void "we have always done it this way'' mentality. r i [ r r I f: ' ',- City of Coldwater Adopted December 2002 102 �r r 16. Signage for DT, especially all entrances. Reducing scale, make smaller through zoning. Research possibility of design standards for all signs. 17. Directional signage-institute program. J r r r I r r J I r I I J J: J J City of Coldwater Adopted December 2002 103 �r J r r [ r I r I I· I I I Appendix I r • Workshop Agenda • Workshop Notice J J J J City of Coldwater Adopted December 2002 104 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Coldwater_Master-Land-Use-Plan_2002 Creator An entity primarily responsible for making the resource Carlisle/Wortman Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 2002-12 Title A name given to the resource City of Coldwater Master Land Use Plan Description An account of the resource The City of Coldwater Master Land Use Plan was prepared by Carlisle/Wortman Associates, Inc. and was adopted in December 2002. Subject The topic of the resource Master plan reports Coldwater (Mich.) Branch County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/c00cf0cd6127ab661db97c7c7362aee8.pdf 1a70f37ec4c84ac0db1443ed6e00b9fc PDF Text Text I I , ... ... . 'i LAND USE MASTER PLAN REPORT for COHOCTAH TOWNSHIP Livingston County, Michigan prepared for the purpose of being used as the basis for preparing a new and revised Zoning Ordinance for the Tovnship. prepared for the ••••• To'lfflship Board and Planning Commission with the assistance of: Robert B. Hotaling, PCP#2 Jeanne B. Hotaling, Associate Philip D. Gardner, Resource Development Specialist ,--·- ~,' compiled from a series of Reports November 1987 �& LAND USE MASTER PLAN REPORT for COHOCTAH TOWNSHIP Livingston County• Michigan prepared for the purpose of being used as the basis for preparing a new and revised Zoning Ordinance for the Township. LR·nr,11 TUC" I 18\"1,\RY r\,...I , ,.~--! 11 I .l!J•'";l ~J ,C,.!; Pl.-, OF1 ~ . , " " ··.~ 11• · -·'.••,n+ 0 r Inc • v..:, _.,, "-"" _...,. ·• l -J - V prepared for the ••••• Township Board and Planning Commission with the assistance of: Robert B. Hotaling, PCP#2 Jeanne B. Hotaling, Associate Phi.lip D. Gardner, Resource Development Specialist compiled from a series of Reports November 1967 �COHOCTAH TOWNSHIP LIVINGSTON COUNTY, MICHIGAN October 2, 1986 Cohoctah Township Board Members Supervisor: Rex L. Peckens 7850 Oak Grove Road Howell, Mi 48843 (517) 546-6997 Clerk: Sandra Klender 6875 Fleming Road Fowlerville, Mi 48836 ( 517) 223-9958 Treasurer: Mary Ann Reneaud 1108 Faussett Road Oak Grove, Mi 48863 (517) 546-1845 Trustee: John A. Ishler 8541 Jon-Era Lane Howell, Mi 48843 ( 517) 546-9721 Trustee: Marshall E. Forbush 4527 Lovejoy Road Byron, Mi 48418 ( 517) 634-9983 Assessor: Rex L. Peckens Zoning Administrator: Mark Klett 2010 Chase Lake Road Howell, Mi 48843 (517) 546-5874 Boa.rd of Appeals: Chairman: William Klender Representative from Planning Commission Secretary: John A. Ishler Representative from Township Board Member at Large: Fred Galbraith 11873 Durand Road Howell, Mi 48843 (517) 546-5817 �COHOCTAH TOWNSHIE · Livingston County, Michigan Cohoctah Township Planning Commission Chairman: William Klender 6875 Fleming Road Fowlerville, Mi 48836 (517) 223-9958 Secretary: Martha Harris 1600 W. Cohoctah Road Cohoctah, Mi 48816 ( 517) 546-0031 Vice Chairman: George Reneaud 1108 Fa us sett Road Ca.k Grove, Mi 48863 (517) 546-1845 Members: Harry Brown 3126 W. Cohoctah Road Fowlerville, Mi 48836 (517) 223-3187 Marshall Forbush Representative from Towship Board currently one vacancy. Township Attorney: T. Gilbert Parker 6U E. Grand River Howell, Mi 48843 Planning and Zoning Consultants: Robert B. Hotaling, PC?#2 Jeanne B. Hotaling, Associate Philip D. Gardner, PhD., Resource Development Specialist �LAND USE MASTER PLAN !,-~-.. TABLE OF CONTENTS Page No. Foreward by Consul.tant i Basic studies Popul.ation and FA:onomic Development Characteristics, Trends and ProJections l Popul.ation Trends 1 · P~pul.a.tion ProJ ect ions 1 Age Composition 1 Households 2 Education Levels 2 Residence 2 Journey to Work 2 Labor Force Characteristics 3 Occupational Characteristics 3 Family Income 4 Summary 4 Table No. l Age Profile 5 · Table No. 2 School Enrollment 6 Table No. 3 Residence Longevity 6 Table No. 4 Journey to Work 6 Table No. 5 Occupational Distribution 7 Table No. 6 Popul.ation ProJ ections 7 Soil Resources 8 Agricul.ture 8 Recreation 9 Wetlands 9 --~ Building Site Development and Sanitary Facilities 10 �- f 10 Summary Agricultural Information f The Livingston County Farmer as a Producer ll Agriculture 12 Market Value of Agricultural Products Sold 13 Crop and Livestock Data 14 Farm Operators 15 Farms with Sales of $10,000 or more 16 Housing Profile 17 Housing Stock 17 Housing Value 17 Table No. 6 Data on Housing Unit Trends 19 Table No. 7 Housing Values 1970 and 1980 20 Table No. 8 Housing Values 1980 to 1985 21 Specific Land Uses and Structural Use Types 22 General Tax Information 24 Table No. 9 General Tax Information 24 Table No. 10 Assessed Value by L&nd Use 24 Current L&nd Use 25 Table No. lOA. Current L&nd Uses by Ownership 25 Table No. 11 Sizes and Characteristics of Parcels 27 Map No. l United States Geological Service (U.S.G.S.) Base Map 28 & 29 Map No. 2 u:ication of Dwellings 30 & 31 Map No. 3 Land Uses other than Dwellings 32 & 33 Map No. 4 Water Bodies and Wetlands 34 & 35 Map No. 5 Road System 36 & 37 £waster Plan for L&nd Use 38 0 �- r I ._.:.... ,,, r·- Development Standards for I.and Use Categories 39 Agricultural Areas 39 Resource Conservation and Development I.and Uses 40 Shiawassee River Conservation and Sprague Creek Conservation Area.:..; 41 Settlement Areas 42 Residential Areas - Low Density 43 Open Space Areas 43 Commercial Areas 44 Industrial Areas 45 Map No. 6 46 A & B .!vkster Plan I.and Use Policy Master Plan for Roads and Highways 47 Map No. 7 Cohoctah Township in Relation to Michigan and its S.M.S.A. 's 48 Map No. 8 Regional Y.ap of Mljor Access Highways and Local Governments 49 Ivap No. 9A Regional .Access to Cohoctah Township 49A Purposes of Roads and Highways 50 Present Road and Highway System 50 Proposed Road and Highway System 51 Planning Standards for the Functional TiJPes of Roads & Highways 52 Off-Street Parking Policy 55 Off-Street Loading and Unloading Policy . 55 Table No. 12 Traffic Volume Trends on Major Highways 56 Ivap No. lO ~aster Plan for Roads and Highways - Regional 58 M:Lp No. ll Yaster Plan for Roads and Highways - Township 59 Master Plan for Water Supply and Wastewater Disposal 61 Past and Present Systems 62 & 60 �- r I ( .-~ ..... Map No. 12 Surface Drainage and Gravity Flow Systems 64 & 65 Future Procedures and Strategy for Carrying Out the The Land Use Master Plan 66 Int reduct ion 67 The Planning Commission to Get Community Support 67 The Plan lw11st be Flexible 67 The Master Plan a 20-30 year Program 68 The Plan Must be Comprehensive 68 Changes and Trends in Development Patterns of the Region will Influence the Plan 68 The Plan Must be Changed Occasionally 68 The Plan Must be Updated Periodically 69 �- I • I .F oreword by the Township's Planning and Zoning Consultant The formulating of this Master Land Use Plan is a major effort on the part of the Planning Commission with the involvement of the Township Board of Cohoctah Township to more adequately plan for ~he future orderly use of the Township I s valuable land resources, the use of them and the equipping ot land uses, both existing and ruture with public improvements. These latter will become increasingly necessary in the future development of the Township, and will be very costly. Theretore, preserving open lands in harmony with orderly concentration of housing, commercial, industrial and public and semi-public developments now and in the immediate future is a fundamental policy to be encouraged through land use planning and zoning if efficiency and economy in the use or the Township's tax base is to oe realized, and a sound real estate investment market by private developers is to be projected beyond initial exploitation only. The Plan has been prepared under the authority of Public Act 168 of 1959 (MCL 125.321 and 125.333) and the Cohoctah Township Board Resolution establishing the Planning Commission under P.A. 168 have been followed in the preparation of this Plan so as to make it as legally effective as is possible as a basis for future land uses. Upon completion, it will be used as the basis for preparing the Zoning Ms.p and various specificationl:5 to be included in its text. At some time in the future, it can also be used as the basis for making engineering, architectural, landscape architectural, environmental and other more specific studies for roads, public utilities, schools, recreation areas, open space and other public and private facilities. The I-aster Land Use Plan will become the fundamental policy plan for the successful coordination of all of the private development projects and public works programs. Obviously if one or mere private development or public 'WOrks projects fail to follow the Plan, the Plan for orderly development and the economical provision of necessary public improvements becomes increasingly expensive, if not impossible. A major consequence of this would be to revert to the typical individual land use decision-making which has caused the degree of disorderliness which exists in the Township today. The ~ownship mere than likely at some time in the future will be confronted with seeking a solution to the problem of providing a sanitary sewer system and possibly a water distribution system for those areas already being developed to urban concentrations. On-site septic systems and wells and the lack or tire hydrants for tire fighting will continue to increase the need to overcome these potentially unsate and unhealthy environmental conditions in areas of concentrated development, particularly in those areas which have so many floodplain and high water table areas. Land use planning and implementation of these through public utility systems are usually and ultimately the only means for a Township to overcome such problems. The taxpayers of Cohoctah Township desrve to have a plan for the future real estate development of the Township; so that their present and other's future investments will not only be protected but enhanced. But, more importantly, so that the environment in which they live and work can be healthy, safe and working in ·b ehalf ot improving everyone's quality of living. �I ..r r t. I f f In carrying out of this Plan it is most important that unilateral decisions by Township, School, County, Regional, State and Fedt:!ral officials and agencies be discouraged when they do not give serious consideration to the Planning Commission's adopted Master Land Use Plan. Such unilateral decisions could encourage others to follows, and this ~sults in a disorderly pattern of development. Since under Michigan law the Township Planning Commission is the only public body given the legal responsibility to comprehensively plan for all aspects of land use development, there is some basis in this for other public officials at the various levels of government to respond_and coordinate their individual development planning programs with that of the Township's more comprehensive and all-inclusive Master Land Use Plan. Finally, once adopted by the Planning Commission, the Master Land Use Plan sets into motion MCL 125.330. This section of the Township Planning Act, P.A. 168 of 1959 procedurally requires all public agencies and officials to submit their public utility and facility project plans to the Township Planning Commission for review and recommendations as to its compliance with the land Use Plan before the agency or official can proceed to implt:!ment their projects. To quote the statute "no _s treet, square, park or other public way, ground or open space I or public b,dlding or structurt:! shall be constructed or authorized in the Township •••••••• or by the board, commission or body having jurisdiction ••••• until it shall be submitted to and approved by the Planning Commission." The interpretation that has been placed upon "approved", is that the Planning Commission has the legal procedural power to review, comment upon, and make recommendations to the public agency or official responsible for initiating the project; as well as informing the general public of its findings and conclusions. It therefore seems only reasonable that all public and private organizations and individuals should be involved both during the preparation of the Plan and then to meaningfully assist in carrying it out. -c:2:6-f.~~~/ ~ P'"'l':CP~'--"' .. Professional Community Pla State of Michigan Registration Certificate Ho. 2 �BASIC STUDIES for the LAND USE MASTER PLAN and ZONING ORDrnANCE for COHOCTAH TOWNSHIP Livingston County, Michigan prepared for the: Cohoctah Township Board and Planning Commission with the assistance of: Robert B. Hotaling and Associates Land Use Planning and Zoning Consultants June 1986 �1. POPULATION AND ECONOMIC DEVELO,MENI CHARACTERISTICS, TRENDS AND PROJECTIONS General characteristics on the population of Cohoctah Township was obtained from the 1970 and 1980 Censuses. Because the Township's population is below 2,500 individuals data specific to age, education, income, and work force status can not be reported. Information, however, can be obtained from the 1970 and 1980 housing censuses for the Detroit SMSA which is tabulated by census tract. Cohoctah and Conway Townships comprise census tract 7103. All tabular data in this section is for both townships. These figures are representative of population characteristcs in Cohoctah Township. Population Trends The population of Cohoctah Township in 1980 was 2,436, according to the 1980 U.S. Census. This was an increase of 67.5% people between 1970 and 1980. For the decade 1960 to 1970, the township's population increased 25.3%. The 1970-1980 rate of growth was comparable to the Livingston County growth rate of 70% for the same period. In comparison to neigboring townships, Cohoctah has experienced a higher rate of population growth, except for Oceola and Howell Townships (Conway, 48.5%; Deerfield, 50.6%; Handy, 31.6%; Howell, 64.8%; Howell City, 33.~%; and Fowlerville, 15.7%). In actual numbers the Township's population increased by 982 individuals. Population Projections The Southeast Hichigan Council of Governments (SEMCOG> has developed estimates for future population in the seven county Detroit region. Preliminary estimates for Cohoctah Township for the period 1980 to 200~ reflect a continuation of the ~rowth trends of the last decade. By the year 2005, the township's population is estimated to reach 4~38 individuals, a 2102 person increase. If the growth is distributed evenly over the two decades, the. rate of growth would be approximately 43% per year. This rate is the eighth highest in the county, and except for Oceola, the highest in the county's western region. Projections, lik• th•s•, are not always accurate. Made in 1985, SEMCOG analysts were able to adjust the estimates with regards to the 9eneral economic conditions experienced throughout the state. These estimates are not unreasonable given the easy access to nearby commercial and industrial centers, availability of land at favorable prices, as compared to the townships to the east, and natural features. The township is an attractive place to live which will serve as a magnate for those individuals seeking rural living environments. Age Composition .. / The distribution of population by age provides information about school-aged children, the elderly, and long term potential growth. The age profiles for 1970 and 1980 are shown in Table 1. The population has remained fairly evenly distributed across age groupings over the last two decades. There has ~een a small shift �2. from a younger to an slightly elder population. The median age has increased from approximately 23 in 1970 to 27 in 1980. The largest increases have ccurred in the age groups cf 20 to 24, 25 to 34, and 35 to 44, which points to the likehccd of future increases in school-aged children as couples in these age groups begin having children. The youngest age grouping << 5) as a percentage of the total population re~ains small which suggests that families are having fewer children. Finally, there appears to be a slight growth in the elderly population above the age 6~. The change in numbers between 1970 and 1980 fdr the 5~ to 64 age group indicates that a larger number of people will be entering the over 65 age group during this decade. Depending on the number which elect to remain in the Township, special needs (facilities and programs> of the elderly will need to be addressed. Households The number cf households in the Township has increased to 726 from 392 in 1970. This is an 85% increase. The average number of people per household has declined from 3.76 persons in 1970 to 3.36 persons in 1980. This change is also reflected in the age profiles shown in Table 1 where there has been a decline in the percent of persons in ages below 10. Households in Cohoctah Township do not vary in size from neighboring townships <Conway, 3.56; Deerfield, 3.31; Handy, 3.02; Howell, 3.34, and Oceola, 3.28). Education Levels Seventy-five (75) percent . of Cohoctah Township's population over the age of 2~ has completed high school. This rate of completion is a dramatic improvement over 1970 when only 48% of the over 25 population had completed high school. In addition, the percentage of individuals completing college has increased 5% from 3% in 1970 to 8% in 1980. While this trend is in a positive ~irection, the Township has one of the lowest rates of college completion in Livingston County. All grade levels, except kindergarten, have experienced increases in enrollments (Table 2). Particularly encouraging is the large increase in the number of young adults attending college. Residence Far 57% of th• people over age 5, they have resided in the same house for the last five years (Table 3). This high percentage reflects a stable community. In 196~, newcomers to the county were likely to come from another part of the SMSA, but not the central Detroit area, or outside the SMSA. By 197~, the majority of newcomers were from another part of the SMSA, except for Detroit. There are only a few ethnic minorities in the Township (less than 1% of the population). Journey to Work The mean travel time to work far a resident of the Township was 33.5 minutes in 1980. The figure for 1970 was not available, but �3. available evidence indicated that the travel time may have been shorter. In 1970, 92% of the workers worked within the County. By 1980, the number of workers having emplyment in the county rose to 916; however, as a percentage of the total labor force, only 75% worked in the county. Many workers now have jobs in Wayne and Oakland Couties while very few people work in Detroit (Table 4). The distance to work figure is further evidence that the Township is attracting persons who are seeking a rural environment; yet maintain strong ties to th• urban center for employment and entertainment. Labor. Force Characteristics The strength of the community can be measured by the number of people in the labor force, household income, and dynamics of the economic base. According to the 1980 census, 63% of persons over age 16 (1818 individuals> were considered participants in the labor force. Of these participants, 14% considered themselves to be unemployed. The Township's unemplo)'lllent rate was higher than the county rate of 9.7% and several neighboring townships <Deerfield, 11%; Howell, 8.2; Oceola, 9.1%). Only Handy Township had a higher rate. The poor economic conditions throughout the state during and just after this reporting period caused the unemployment rate to remain at high levels. Recent improvement in the state's economic performance has reduced these levels. Women's participation in the labor force is of special interest. In 1970, only 30% of the women over 16 participated in the wo~k in the Township. By 1980 the rate of participation had increased to 47%. Women experienced a slightly lower unemployment rate of 12% than men. Of the women with children under 6, 22% were employed in 1970. By 1980, the rate of participation had increased to 42%. There was an increase of 26% from 1970 to 1980 in the number of women in the work force whose husbands were present in the home. In 1980, nearly half the women with husbands were working. This trend is consistent with national figures on the increased participation of women in the work force. Occupational Characterisitcs In 1970, members of th• Nork fore• were conc•ntrated in tNo major occupational catagaries: operators, +abriciatars and assemblers, and farming Nith 32, and 20 percent of the work force, respectively. The remaining participants were nearly evenly distributed across managerial, technical, sales, and precision production occupations <Table~>. By 1980, there had been some dramatic changes in the composition o+ the work force. Farming saN an actual decline in total numbers and dropped to 7% of the work force. While the number of operators and fabricators increased, the rate o+ participation in this catagory dropped to 23%. As the labor force greN between 1970 and 1980, more people were working in technical, sales, and administrative support, and precision production and craft occupations. The dramatic decline in farm workers corresponds, in part, to national trends due to a depressed agricultural sector and to increasing competition for farmland for other uses. Employment opportunities in technical and sales and clerical occupations reflect the changing demands for labor within the county. �4. One-third of the labor force works in the manufacturing sector with approximately 15% in the wholesale and retail and professional sector. Seventy-five (7~) percent of the work force is considered private wage and salary. The number of individuals working for local government increased sharply, 166%, _during the past decade. The number of peopl~ considered self-employed declined over the same period. Family Income The median family income was 923,464 <average was 924,652) in 1980. This figure compares to a median family income of S9,413 in 1970. In comparison with the rest of Livingston County where the median income is 926,339, Cohoctah has a slightly lower median salary. On a per capita basis, the average income is S7,076 per person. Approximately, 9-x. of the families had income under the official income poverty level. This level is nearly twice the county average. Poverty can be partially explained by the high unemployment rate and the poor performance of the farm sector. Summary These characteristics of Cohoctah's popul.ation indicate that while the community is stabel in that over 60% of the people have lived in the Township for over 10 years, there are a number of changes occurring. The population is not aging as rapidly as other areas o+ the State due to an influx ·of younger families. Education and family income levels have increased. The most noticeable change has been in the organization of the work force with more people traveling farther to work and engaging in a different mix of occupational activities than 10 years ago. These factors will influence the development pattern of and services offerred by the Township. �-5. TABLE 1. . Cata9ory Less than s AGE PROFILE OF COHOCTAH AND CONWAY CENSUS TRACT 1970 Number " 1980 Number % " Increase 255 10 367 9 9 331 13 418 10 26 10 to 14 364 14 485 12 33 15 to 19 272 10 411 10 51 20 to 24 133 5 259 6 95 25 to 34 331 13 688 16 109 35 to 44 299 11 596 14 99 45 to 54 277 11 335 8 21 55 to 64 162 6 323 8 99 65 to 74 116 4 167 4 44 60 2 109 3 82 s to over 75 Total Median A9e 2614 4158 23 27.1 44 59 �--6. -~- ... TABLE 2. SCHOOL ENROLLMENT OF COHOCTAH AND CONWAY CENSUS TRACT (Ages 3 years old and over> 1970 Nursery Kindergarten Elementary <l-8) High School (9-12) College Total TABLE 3. 63 640 289 46 1029 100 6 20 36 74 RESIDENCE OF TOWNSHIP RESIDENTS FIVE YEARS PRIOR TO CENSUS <Persons, 5 and over> In 1965 Same House Central City <Detroit) Another part of SMSA Outside this SMSA Abroad Total TABLE 4·. ,. 1980 27 67 767 381 80 1322 ,. 1393 57 54 543 2 22 362 8 2448 <1 ,. In 1975 2198 150 1199 315 0 3862 15 57 4 31 8 0 JOURNEY TO WORK FOR COHOCTAH AND CONWAY CENSUS TRACT (16 years old and over) Worked in SMSA of residence Detroit-Central Business District Remainder of Detroit City Remainder of Wayne County Oakland County Livingston County Worked outside of SMSA Place of work not reporteod Total Workers 1970 45 'J.T 5 'J.S 14 10 21 2 1 3 31 22 47 669-1- 118 832 80 14 1980 1217 7 37 137 120 916 194 l 11 1511 Y.T 81 <l 2 T.S 9 11 10 75 8 61 13 7 <1 3 *Estimate that 142 workers work outside, county; 527 workers work in Livin9$ton County or 92~ of the work force working in SMSA. �1, 1. I__ / OCCUPATIONAL DISTRIBUTION FOR LABOR FORCE PARTICIPANTS IN COHOCTAH AND CONWAY CENSUS TRACT TABLE 5. , 1-· I I I I I I I I I I I I 1----- 1 Net Change 12 1980 221 14 2 124 1S 351 22 7 81 10 208 13 3 Farming 170 20 114 7 -13 Precision Production, Craft and Repair Occupations 102 12 313 20 8 Operators, Fabricators, Assemblers and Inspectors 275 32 359 23 -9 Total 852 . I I 1970 100 Managerial and Professional 1. Technical, Sales, Administrati ve Support 2 • Service Occupat i ens 3. % % 1S66 1• includes executive, 1'Dana9erial, and administrative occuptions and professional specia~ties <teachers, health workers>. 2.includes technicians, sales occupations, administrative support occupations, and related occupations 3,includes private household, protective service and general service occupations. fo PUl"-TION VRDJ EC.TIOMS' F Ort TA&L..e '9 · 1980 COMMUNITY CENSUS POPULATION COHOCTAH TWP(~~r-c.:=:;; -:' ' o'?J CONWAY TWP GENOA TWP GREEN CA~ TWP HAMBURG TWP HANDY TWP HARTLAND TWP HOWELL HOWELL TWP IOSCO TWP MARION TWP ncEOLA TWP P!N"CKNEY PUTNAM TWP TYRONE TWP UNADILLA TWP $ VERSION 94 YEAR ;zoo, POPULATION 7617. .!04~;l. BRICHTON - BRIGHTON TWP DEERFIELD TWP FOWLERVILLE U\/1N<."STOk C oui.iY,,. 2611. 2289. 9261. 10802. 11318. 239.?. 6034. 6976. 3999. 1436. 4754 . 41..7,. 1390 . 42,3 . 6077 . 2874 . QROWTH 1980"""'.;;!005 POPULATION 4,3a. 3::349. 9230. 210.?. 3722. 1111. 306,. 776. 8436. 17697. 14909. 174~,. 4049. 1,196. ~2,,. 8604. 2791 . 10100. 9343. 1917. 7783. 1266-4 . 469~. 4107. 6167 . 16:57. 916:? . 2~79. 460~ . 13,5. ,346. ,108. ,27 . 3,30. 6~87 1818. 1'QUT1fEAIT Mlt~ll..AN ColJNCIL dF ~Ot'EIZ.U l'v\£N"n (S'fN\CoG" ~ PERCEf'. GROWTH POPULATIC 4;? . 33. 91. 38 . 54 . 54 89 10 02 49 69 . ~7 1,1 84 32 . 67 115 . 16 94. 38 112. 46 123. 37 . 83 . 108. 63 . ICJB.S- ES"Tlll'l•TE 78 90 01 39 26 �---8. SOIL RESOURCES The characteristics of the Township's soils provide information on the limitations and potential of th~ natural resource base for various land use activities. Data obtained from the 1974 Soil Survey of Livingston County (Soil Conservation Service, USDA> has be•n used to identify soils for specific uses including agriculture, wetlands, recreation and development. For development pur·· poses, particular attention is given the soil's capacity to support buildings and the soil's suitability for septic tanks. I I I I I I I I I I Cohoctah Township's soils have intricate, intertwining patterns; thus it is common to find productive soils lying next to unproductive soils. Because of the river and creek systems and their drainage areas, the major limitation for certain uses centers on the control (drainage) of water. Erosion on steep slopes can also be a problem on some soils. These restrictions can influence the amount of land available for intensive uses. Agriculture Nation-wide, the Soil Conservation Service uses a capability classification system to describe the suitability of soils for the commonly grown field crops~ In this system soils are grouped according to their -limitations for crop production. The highest rated class of soils, those with few limitations, are not found in the Township. The Townsh.ip does contain classes that are moderately to severely limited requiring some special conservation management. The productivity of the Township's soils vary wi~ely. Rather than use classes to designate soil groups, predicted yield data was used to rank soils as high yields, average yields, and low yields and not suitable. The yield data was estimated by the Soil Conservation Service under two sets of management assumptions. Figures used in this report reflect estimates based on the assumption that co•mon management practices prevail. Common management entails a l~ume-grass, crop rotation, some fertilizer supplemented with barnyard manure and lime are applied to the soil, and lncomplet• water management strategies. It . should b• k••P in mind that potential yields are higher and that under good manag•ment poorer soils can out perform more productive soils that are poorly managed. The figures used in making these estimates have become outdated due to changing practices. However, the information does provide a good basis for understanding the relationship between soils. Most importantly, this section does not take into account the economic viability cf farming and does not attempt to distinguish farmland on an economic criterium. These three soil classifications have been designated on Map 1. Lands with the highest potential yields are found throughout the �---- I I .-- 1 I I I I I I I I I I I 9. Township with a heavy concentration in the northeast sections. These soils tend to be better drained, being away from major streams, and less prone to erosion than the other soil groups. However, there is an intermingling of low yield-unsuitable soils amongst the better soils. In most cases, farming units will have a mix of soil types across classification categories. Land designated as not suitable (dot pattern) are subject to high water tables, poor drainage, or erosion. Historically, the poorly drained soils in each category have been tiled or artifically drained to enhance productivity. The Township does have land resources. suitable for agricultural production; primarily field crops <corn, wheat, oats and hay) and dairy farming. Physical production needs to be placed in an economic context. Good management might be costly and impractical given the current returns to production. In the future, economic conditions may improve making the agricultural enterprises in the Township important to the overall economy of the area. Recreation The kind of soil is an important factor in determining the type and location of recreation facilities. Many soils have severe limitations, primarily drainage problems, for use as playgrounds, campsites, picnic areas and hiking trails. The most desirable soils need to be level or gently sloping and possess good drainage and a low water table. In the case of trails for hiking cross-country skiing and horse back riding, slopes can be of steeper contour which often enhances interest. Generally, suitable soils can sustain heavy foot and vehicular traffic. T~king the soil rating for each type of recrea~ion activity, a composite rating system for all uses was developed. Three categories comprise the system: slight limitations, moderate limitations, and severe limitations. These categories are displayed on Map 2. The Township has large areas of land that are highly suitabl• for a variety of recreation purposes. Because of the variability of the soils, onsite investigat·ion is required before considering any recreation development. A site with severe limitations, if it has characteristics that make it desirable for recreation development, can be developed through improved management (economic investment) and proper planning. Wetlands State legislation governing wetland areas is specific as to what development is permitted on these lands. All water bodies greater than~ acres come under the provisions of this legislation. Adjacent land areas and lands suitable for wetlands can also be included for protection. On Hap 3 lands well suited for wetlands have been ·i dentified. These areas include lakes, streams, I �--- I 10. I I I I I I I I 1- 1 I I I I I I drainage basins for these bodies of water, and low lying land with a high water table. Building Site Development and Sanitary Facilities Community development and accompanying public utilities are 9uited to certain types of soils. Soils with good drainage, permeability, stability, slope, and erosion are important soil characteristics. For 9eptic tanks, high water tables hinder the proper function of filter fields. Likewise, poor permeability, the rate at which water moves downward through the soil, can lead to septic tank failure. Failure can lead to unsanitary conditions, as raw sewage enters surface and subsurface water sources. In the construction of homes and businesses (up to three stories) the ability of the soil to support foundations is important. Soils with few limitations provide good foundations. Structures built upon poor soils can sustain damage to foundations that can result in abandonment. Several groups of soils has been established based on their limitations for development. Soils with limitations for septic tanks have been colored black on Map 4. Soils with moderate limitions have been lighly shaded while soils suitable for septic tanks have keyed with a dot pattern. A letter code has been utilized to designate good suitability ·<G>, fair suitability <Fl, and poor suitability <Pl for support of foundations and surface development. The Township does have isolated areas that are highly suitable for all types of development. Some limitations will have to be overcome to utilize most of the land area for development. In carefully examining Map 4, certain areas can be identified where the soil is highly suitable for one condition ~ut very poor for the other. For this reason, each potential development site must be individually investigated. Because of increasing concern over ground water pollution and contamination of lakes, public attention has focused on water quality improvement. Careful attention needs to be given to subsurface soil characteristics to insure that septic tank absorption fields can properly handle sewage. If there appear to be problems, con- sideration needs to be given to alternative waste disposal syste•s. Summary The Township s natural resource base has the potential to provide a variety of services. A review of Maps 1 to 4 reveals that agriculture, recreation and development are in competition for much o+ the same land. The southeast portion o+ the Township serves as a good example. Similarly, the wetland areas are not suited for other uses with the possible exception of agriculture if the lands are properly drained. Potential conflicts exist between competing uses for land throughout the Township. 7 �- I ( I I I I I AGRICULTURAL INFORMATION for Livingston County I I I I I I I I I I Compiled by Duane Girbach Livingston County F..xtension Director ~dchigan State University Cooperative Extension Service �I I ,· ., •.· 11. ~ THE LIVINGSTON COUNTY FARMER Af3 A PRODUCER 1· I I I Farms comprise 38 percent of the Livingston County land area. A total of Major crops are corn, hay, wheat, soybeans, fruits and vegetables. Dairy farming is the major livestock enterprise. The wealth created by local agriculture is made up from the following products sold. 884 production units, both large and small, ocqupy the rural areas. Dairy products Grain Cattle Other livestock Vegetables, fruit and other crops $11.5 million II 7.6 II 6.2 II 2.0 II 5. 7 Market value of agricultural products $33.0 million I I I I I I I I··- .,. I THE LIVINGSTON COUNTY FARMER AS A CONSUMER Farmers purchase a wide variety of inputs that are essential to the production process. Livingston County farmers annually purchase the following items at a cost of: Feed for livestock Interest paid on borrowed funds Fertilizer and agricultural chemicals Livestock purchased Hired and contract labor Energy and petroleum products Seeds and plants $4.2 million II 3.5 II 3.4 II 3.3 3.0 "II 2.9 II 1.0 · THE LIVINGSTON COUNTY FARMER AS AN EMPLOYER Local farmers spend 3 million dollards annually for hired and contract labor employing in excess of 300 workers. Self employment is provided for another 884 people who are farm operators. While the local farm community may directly employ a limited work force, we use inputs and provide the raw product for thousands of agricultural related Jobs. FOOD: AN ESSENTIAL RESOURCE Food is a bargain. The productivity of the farmer permits Americans to buy rood for less of their disposable income today than ever before. When food takes less of your budget, more of your money can be used for clothing, housing, automobiles, medical care and recreation. Despite recent rises in food prices, family income buys more food today than ever before. This is a result of a more efficient agriculture and because consumer incomes have risen faster than food prices. 4/85 �I I I I I ( ... ---..... I, I I I. I I I I I I I I -12. Agriculture ~ The conversion of agricultural land to non-agricultural uses has proceeded rapidly until the late 1970's. This conversion was most rapid in the eastern portion of the county. Conversion of Agricultural Lands, 1950-82 Year Number of Farms Size of Average Farm (Acres) Total Farm Acreage Percentage of Tota 1 Acreage (coo HT!) 1944 2~228 133 296,129 81 1954 1,823 143 260,572 ·72 1964 1,335 160 213,237 58 1974 790 178 140,645 39 1978 792 172 136,212 37 1982 884 156 137,918 38 The average farm size has not changed much as indicated above. The average farm size is somewhat misleading, however, as recent data would indicate increased numbers of small farms and large farms with a decline in the number of medium size farms. . . Livingston County Farm Size, 1978 and 1982 1978 Percent 1982 Percent 1 to 49 acres 236 30 357 40 50 to 179 acres 326 41 316 36 180 to 499 acres 175 22 139 16 500 acres or more 55 7 72 8 792.. B84 �I I I I I I / ,•····•, I I I I I I I I I I I 1----- 1 13. Market Value of Agricultural Products Sold The agricultural work force is important to the county because it generates export goods bringing wealth into the county from outside areas rather than just circulating wealth within the county as is the case with many retail and service establishments. The sources of our agricultural income are: 198L.__ 1978 Crops $ 3,812,000 s 7,569,000 1,034,000 944,000 Nursery and greenhouse 800,000 528,000 Fruits 452,000 505,000 4,147,000 3,774,000 $10,245,000 (43%) $13,320,000 (40%) $ 7,936,000 Sll, 465,000 4,379,000 6,230,000 Hogs and pigs 905,000 960,000 Sheep, lambs and wool 127,000 119,000 89,000 89,000 309,000 785,000 $13,745,000 (57~) $19,649,000 (60%) Total Market Value $23,990,000 $32,968,900 Value of products sold directly to individuals $ Grains Hay and seeds Other crops, vegetables, fa res t, sad , etc. Total Lives tock Dairy products Cattle and calves Poultry and poultry products Other livestock products Total 272,000 112 S 481,000 149 �I I I I I I ' I I I I I I I I I I I I-.. I 14. CroQ and Livestock Data Com and soybean acreage has increased while small grains have ,.. · · ~- ' Hay acreage has declined. ,- .- CROP 1945 AC RE AGE 1978 1982 Corn 33,447 39,212 45,569 Wheat 15,943 5,507 6,784 Oats 22,795 5,061 4,758 397 2,348 4,351 41,157 28,342 24,601 Soybeans Hay ER HEAD 1982 1945 0 F 1978 Cattle and calves 27,958 20,524 23,961 Milk cows 16,282 6,751 7,229 8,417 7,830 6,315 29,399 2,898 3,279 150,524 12,518 8,197 N U M8 LIVESTOCK Hogs and pigs Sheep and lambs Chickens �I I I I I I -~·-..., I I 15. Fann Operators The majority of Livingston County farms are individually or family owned and operated. The average operator age has remained fairly constant but there is an increased ntinber of farm operators under age 35 and over age 65. The number of female farm operators has increased. A majority of the fann operators work off the farm. Type of Organization 1978 1982 Individual or family 705 778 Partnership 70 82 Family corporation 11 17 Other corporation 3 5 Others, estates, trusts, etc. 3 2 · 1978 1982 I I- Tenure of Operator I Full owner 477 553 acres 52,985 52,171 Part owner 269 291 owned acres 36,880 35,331 rented acres 37,627 43,047 46 41 8,720 7,379 Days Worked Off the Fann 1978 1982 None 312 324 Less than 100 days 54 82 More than 100 days 426 478 I I I I I I I·· t Tenants acres �I 16. I I I I I Age of 02erator Under 35 35 to 64 65 and over Average age Female Fann 02erators I 1982 80 601 111 50.9 109 613 162 50.4 29 54 790 881 3 Oeera tors b,l Race White Black and other races I I I I I I I I I I I I 1978 2 FARMS WITH SALES OF $10,000 OR MORE 1978 1982 313 320 101,195 323 105,781 331 24 24 89 108 117 71 Fanns - number Land in Farms - acres Average size of fann Fanns by size 1-49 acres 50-179 acres 180-499 acres 500 acres or more 146 54 Market value of agricultural products $ 9,177,000 Crops Livestock Total 13,188,000 $22,365,000 $12,327 ,000 18,926,000 $31,253,000 Market value of agricultural products Farms with sales over $10,000 Fanns with sales under $10,000 93% (313) 95% (320) �! I 17. .~-... I· I I I I I I I I I I I I I I 1---. I HOUSING PROFILE Using data collected as part of the special housing census for the SMSA and building permit records for the last five years, a profile of the housing situation can be developed. Some interesting characteristics of homeowners in Conway and Cohoctah Townships are revealed in the census information. Ninety-one (91> percent of the homes are owner occuppied which is one of the highest rates for any area within the County. Nearly half, 48%, of the householders have moved into their homes since 1975. As will be shown below, the housing stock is relatively new which reflects a changing community; long term residents are upgrading their homes and new homeowners are moving into the Township. This section will present additional information on the age of the housing stock and its value. Housing Stock At the time of the 1980 census, the two townships had a total housing stock of 1252 units. While 42% of these homes were constructed prior to 1931, 301 units, or 24%, were built between 1975 and 1979. According to building records for the period 1980 to 1985, an additional 48 units have been built in Cohoctah Township. This information is presented in Table 6. Of the housing units counted in the census, only 16 trailers were reported as year-around housing units. In a field survey of the Township, 135 trailers were counted. This large discrepancy can be attributed, in part, to the poor response of trailer owners to the census questions. Also an important factor in the large increase are the restrictions neighboring townships have placed on trailers which has caused trailers to move into Cohoctah Township. Other housing characteristics included in the census include: average number of rocas 6, nearly 100% with complete kitchens, approximately 50% with complete baths, 19 units obtained water from a public or private company, and only 41 residents did net have telephones. In summary, the housing stock continues to improve as new units are built. Nearly all the units enjoy modern facilities and services. The major water source is wells and the disposal of sewage is through septic tanks. Housing Value In 1970, the median value of a home was units were valued over $2~,000 while 14 below S5,000 <Table 7>. Slightly under <215 total> were valued between $10,000 $14,100. Only 28 of the re~idents were valued at 44% of the units surveyed and s20,ooo. By 1980, the value of the housing units had increased significantly. The 1980 sample included 555 homes of. which 29 were valued over sao,ooo. Nearly two-thirds of the homes were �I 18.· l I. I I I I I I I I I I I I I I I-:· I valued at between $40,000 and $80,000. Only S units were valued under s10,ooo. To make a comparison with 1970 values, the 1980 values were discounted to account for inflation over the decade <1970 served as the base year>. The deflated price ranges are included in Table 7. In 1980, approximately 161 homes were valued at more than S30,000 while only 12 <estimated) w•re of that value in 1970. By 1980 there were fewer homes under the value of s10,ooo. The median housing price in deflated dollars was S23,302, an increase of S9,202 or 63% (6.3% annually). The average value of the homes constructed since 1980 in Cohoctah Township are listed in Table 8. These figures have not been adjusted for inflation. The average value, not including land, has ranged from 941,000 to $76,000. The lowest yearly averages were observed in 1983 and 1984 during the State's economic depression. Housing values in 198~ have jumped back to the pre-depression values reported for 1980 and 1981. �! I I I I I I• I I I- I I I I I I I I I 19. TABLE 6. YEAR NUMBER OF HOUSING UNITS AND YEARS CONSTRUCTED FOR COHOCTAH AND CONWAY TOWNSHIPS (pre-1930 to 1979> AND COHOCTAH TOWNSHIP (1980-1985). NUMBER OF UNITS PERCENT TOTAL 1980-8~ 48 197~-79 301 24 1970-74 182 15 1960-69 109 9 1950-59 67 5 1940-49 72 6 521 42 pre-1930 Percentages total mare than a 100~ due to rounding. �------------------! I' I I I 20. r~• • ~ .... ,, I I I I I I I I I I . TABLE 7. HOUSING VALUES OF 1970 AND 1980, AS REPORTED IN THE U.S. CENSUS (deflated values included). VALUE NUHBER 1970 • <5000 NUHBER 1980 VALUE DEFLATED <1970) 14 < 2358 5000 - 7499 18 2359 - 3537 7500 - 9999 27 3538 - 4718 10000 - 14999 56 7 4719 - 7075 15000 - 19999 38 26 7076 - 9433 20000 - 24999 34 23 9434 - 11792 26 11793 - 14150 51 14151 - 16509 37 16510 - 18867 40000 - 49999 108 18868 - 23584 50000 - 59999 111 23585 - 28301 60000 - 79999 132 28302 - 37735 80000 - 99999 24 37736 - 47169 25000 - 29999 24 30000 - 34999 35000 - 39999 4 > 47170 > 100,000 MEDIAN 914,100 S49,400 (923,302) �-------------------! I ,, I I 1· I I I I I I I I I I I 1.- -- 1 TABLE 8. HOUSING VALUES FOR UNITS CONSTRUCTED IN COHOCTAH TOWNSHIP SINCE 1980 AVERAGE VALUE YEAR NUMBER 1980 8 S67,073 1981 7 S70,S58 1982 10 S:57,987 1983 7 S41, 462 1984 7 548,050 1983 9 970,467 Value is for structure only. 21. �! I- ~·... I 22. ,.·· I I I I I I I I I I I I I I -- - SPECIFIC LAND USES and STRUCTURAL USE TYPES* Section Numbers Dwelling Units Trailers Cottages Churches t-bbile Horne Park Gravel Pits Ct her l 10 2 2 39 (l duplex) l l 2 businesses 3 15 4 13 l 2 l business 5 22 6 16 7 9 8 16 9 25 10 2 l track l 29 (1 dup- l lex) 7 businesses 11 38 3 12 6 l 13 4 14 20 15 26 16 9 17 ll ( l dup- l lex) 18 18 19 9 20 17 l l l track l Post Office l *These data supplement the r.Bpped Data recorded on Maps l_, 2, 3, 4, & 5. �! 23. I 1- 1 I I I I I -I I I I I I I --- - Section Numbers Dwelling Units Trailers 21 42 23 ll 24 14 25 l 26 13 27 12 28 25 29 19 30 15 31 34 32 24 33 16 34 13 2 35 52 (l duplex) 3 36 53 Cottages Churches Mobile Home Park Gravel Pits Other l Cemetery Cemetery 2 l l 52 l Wig.ram, 2 Adm.in. bldgs. l l track l 1 Church 4 businesses ...LPost Office TOTALS 703 21 52 5 l OAK GROVE STATE GAME ABEA IN SECTIONS 12 1 13 1 24, 25 a.nd 36. 5 24 �I I .- 1 I I I I I ~ . I I I I 1- 24. GENERAL TAX INFORMATION The County Assessor has provided tax information summaries for 1966, 1976 and 1986. Between 1966 and 1976, the real assessed value cf the Township increased 825~. After accounting for inflation (1970 ~ 100), the adjusted percentage is 427~In real terms this increase in assessed value totals over S9 million. By 1986 the real assessed value had increased another 145~ or 30~ in deflated dollars. In 1986 the total real assessed value stood at nearly 925.5 million. Over the two decades, the Township's total assessed value <real plus personnel) has remained at approximately 2.4% of the total county assessed value. In 1986 residential assessed value comprised 62% of the total real assessed value. Agricultural properties accounted for an additional 36%. The remaining 2% was nearly equally split between the one industrial parcel and one commercial parcel. Tax data is reported in Tables 9 and 10. TABLE 9. GENERAL TAX INFORMATION FOR COHOCTAH TOWNSHIP REAL ASSESSED VALUE YEAR 1966 1976 9 1,124,800 (Sl,345,454) Sl0,406,160 CS7,098,336J 1986 925,477,175 (99,197,536) % CHANGE TOTAL ASSESSED <REAL + PERS.> ~ COUNTY TOTAL S 1,336,700 2.4 912.353.600 2.5 925,477,175 2.3 825 (427) 145 (30) Numbers in parentheses are de+lated values. TABLE 10. 198·C· ~SSESSED VALUE BY LAND USE USE NUMBER c+ PARCELS REAL ASSESSED VALUE ~ TOTAL AGRICULTURE 332 99,199,681 36 RESIDENTIAL 902 915,588,944 62 COMMERCIAL 1 9307,700 1 INDUSTRIAL 1 9380,850 1 I· I .. 1 �I I 25.• /' I· I I I I I CURRENT LAND USE Current land uses were estimated from the 1982 plat beck for Cohoctah Township and verified by air photographs and field checks. The estimated acreage assigned to each special use is listed in Table 10A, Appropriate uses nave demarcated on Maps 2 "'""J 3. TABLE lOA,CURRENT LAND USES BY OWNERSHIP FOR COHOCTAH TOWNSHIP OWNERSHIP Residential Church Property Agricultural Open Space Small Tracts:Developed Cohoctah Village I·· - ' I 'It TOTAL Rural: Private TOTAL I I I I I I I ACREAGE 750 85 8,500 ( app. > 13,180 <app.) 22,505 93 424 2 69 < 1 Consumers Power 662 3 State of Michigan 656 3 Cemetary TOTAL 10 < 1 24,326 Percentages add to mere than 100~ due to rounding. Approxi•ately 937. o+ the Township's land is in considered rural and is being used for residences, agriculture, and open space. Land in residential use was estimated by the assumption that each residential unit occuppied approximately one acre. The remaining acreage in the parc•l was assigned to either agriculture or open space whichever was appropriate. Only 6~ o+ the land is in public or semi-public ownership. Private land ownership is an important element, then, in land use decisions within the Township. Sorting the parcels by size pro~ides some helpful insights into the implied intentions of owners. Nearly 33~ of the rural acreage is in parcels under 40 acres; only 16~ of the land is in parcels over 160 acres. This land division pattern suggests that �I 26. I f I I I I I I I· I I I I I I I~ I rural residences on small lots is the dominate and expected land use. There exist few opportunities for expanding agriculture or developing other land uses which require large tracts of land. Various parcel size characteristics are provided in T~le 11. Small parcels also represent the largest percentage of total parcels. Interestingly, only about ~0% of the parcels under 20 acres have been developed. This suggests there are number of parcels that can be developed for homesites without any further subdividing of parcels larger than 40 acres. The land divisions a!ready exist to accommodate expected growth over the next five years. Land used for production farming is spread throughout the Township. The highest concentration of agricultural land is in the northwest sections <7, 8, 9, 17, 18 and 19>, north of Cohoctah road <sections 1, 2, 3 and 4), and in the middle sections 22 and 23. Open space can be found adjacent to rivers and creeks. In the southern half of the Township, woodlots are common. Large tracts of forested land can be found south of Sabin Lake and adjacent to the state game area. Rural residences are scattered throughout the Township; but, primarily in the southern third of the Township along roads with access to commercial areas to the south. Two examples are Rodgers and Chase Lake roads where many small parcels are located along the roadway. Reference the heavy parcellation of sections 21, 26, 28, 31, 32, 33, 34, 3~ and 36. Small tracts have been platted at Mill Pond, Cohoctah and several other scattered areas. In most cases, the small tracts are located adjacent to well-paved access roads. �,. .. ---- - - - - - - .. - .. - - - - -----~.- ... -~; \ ' . ,' TABLE 11 SIZES Al~D CHARACTERISTICS OF PARCELS Cohoctah Township With Buildine % DeveloEed % Total Acres J J Parcel Size Acres Humber of Parcels Leas than 5 646 194 124 64 3 26 30 5-10 1613 170 86 51 1 23 21 10-20 1558 104 50 48 1 14 12 20-40 3699 114 64 56 16 16 15 40-80 5994 92 59 64 27 13 14 80-160 4917 - 42 21 50 22 6 5 160-250 2375 12 9 75 11 2 2 More than 250 1702 5 3 60 8 less 1 less l 22504 733 416 57 TOTAL Total Parcels Total Homes 33% ot acreage in parcels less than 40 acres 48J ot acreage in parcels 40 to 160 16J ot acreage in parcels more than 160 I\) ~ . ����. _I_ v . -: . l - ,• -~-- 1/ ' ...-~--~ I _J :I .. . I I. I~. - -----. • • • DRAIN - ~ .- • I .. -.- ._...,. _) ( .. ,~ I I ·. s ~ ..t 0• . i I ·,o,._, • , 6 ') • .., !"= ' > ,=== I I I I . I . I .•,c:: __ _,.,,-- I I __ _ ��I . - I I I I I .. .I !.. I --=--: --,,{ .. . Ii . -1 j 8 ' ·- 1 / ,,,..-- - - - -_. ---· -- i_,.--· .-- . . "'\, .._,_ . It · I. ';t . ��... ·' .J Q .... :( •. cc: ':: \.., �/: \}i \/ .s.,:. I; ,_ I i I \ ,., ,,, - • ·,,\lJ.. l I"' \ I . --::._ ' i( '-- . '~ t;::--- +I~ : �9 I I .9;,, 87J, I f - .I I I es, �------------------------.1 I I I I I I I I I I I I ,- 1··---·· 38. Master Plan tor Iand Use tor COHOCTAH TOWiiSHIP Livingston County Michigan A land use plan designed to establish categorical areas which group compatible land uses together tor planning, zoning and development purposes tor the purpose ot establishing a basis tor planning and developing public utilities and other improvements. prepared tor the: Planning Commission Cohoctah Township Livingston County, Michigan by: Robert B. Hotaling and Associates Professional Community Planners August 18, 1986 �I I 39. Development Standards for !and Use Categories (Refer to 1-ap No. lA and lB) I I An an&l.ysis ot existing patterns, recent rends and projected categorical types of land uses lead to the land use policy conclusions portrayed on Maps No. lA and l.B, "Master Plan tor Land Use Policy." The categorical types ot land uses are: l. 2. Agricultural Areas Resource Conservation Areas Shiawassee River Conservation and Sprague Creek Conservation Areas Settlement Areas Residential Areas - IDv Density Open Space Area Commercial. Area Industrial Area 3. 4. 5. 6. 7. 8. Within the above categorical. areas and the purpose behind each, the following generalized land uses are recommended tor inclusion in the present and future development ot them: -----· f•; 1-·· - ' Agricultural Areas A. Purpose: The purpose ot this land use category is to provide for the compatible arrangement and development ot parcels ot land tor residential building purposes in a pastoral, agricultural~ woodland or open land setting, which will remain unserved by public water distribution and wastewater dispoS&l. systems in the foreseeable tuture, but which are suitable tor large lot residential purposes, which can accommodate heilthtul on-site water supply and wastewater disposal, but which reserves and conserves that land which is most adaptable tor present and tuture agricultural., woodland, natural. resource and other extensive land uses • B. Pl.anned land uses and general. conditions: '· . - r l··--· I l. All present principal agricultural operations and their accessory uses including home occupations on at least twenty (20) acres of land. 2• .Agribusinesses that serve the present agricultural operations either as a principal use or a home occupation on at least ten (lO) acres ot land. 3. Nont&n, single family residences and their accessory uses, including home occupations on at least one (l) acre ot land area or 200 feet wide, or as large a land area or width as is necessary to accoDU110date on-site septic tanks and wells. 4. Special uses and their accessory uses, including natural resource extraction and use, public and privat e utility and communication's �4 o. facilities, public and private institutions tor human care, religion, education, recreation, and other human social purposes on at least twenty (20) acres ot land. 5. Planned Unit Developments ot at least twenty (20) acres in area. 6. P· /. On-site septic tanks and wells, it they meet County health and and sanitation standards. ✓ D k.: L ;_..,.._L ;.__, ~ Resource Gena t •i•aa and Development rand Uses A. Purpose: The purpose ot this land use area is to provide tor the arrangement ot land uses that are compatible with the conservation, preservation and non-intensive development ot large tracts of land presently having a most desirable natural environment that should not be intensively disturbed, except minimally, tor natural habitat tor vildlite, native flora, natural water features, including extensive wetlands and high water table soils, and other extensive land uses vhich retain the natural _character ot' the area. Single family homes on exceptionally large lots will be provided tor it the spacing ot such homes is great enough to adequately separate them from each other and the lot or parcel upon which they are located can adequately handle on-site septic tanks and veils. This area rill remain unserved by public sever and water. 1· · - ' ' B. Planned land uses and general conditions: l. All present agricultural operations and their accessory uses, including home occupations and their accessory uses, on at least twenty (20) acres ot land. 2. Nontarm, single family residences and their accessory uses, including home occupations, on at least ten (l0) acres and 6oo teet vide or as large a land area an width as·is necessary to accommodate on-site septic tanks and wells. 3. Special uses and their accessory uses, including natural resource extraction and use, public and private utility and communication's tacilities, public and private preservation and conser,ation areas' tor plants, animals, archeology-, nature study and other uses not requiring buildings and structures tor overnight human occupancy. 4. On-site septic tanks and veils, it they meet County heal th and sanitation standards. r I I �I I .. , ....... -41. ·, (j) .I?.!. < f_,,<...~ _..r ~a ±see River Conservation aA4 ere It COrliul .s•i.on Areal SJ!Adll A. I I I I I Purpose: The purpose of this ~ a is to retain as much as possible the natural character of the S1:ii~"e River .a.nd Sp:agae Suck through the entire Township by preserving the water and natural vegetation along its banks to thee~~~~ possible, so that1any . developments in this area cannot b ~ from the river water. and · r~)those developments which are located in the area relate to the use and enjoyment ot the river. B. Planned land uses and general conditions: 1. River end areek._access areas and facilities to be located at points along the river Mi ereek where public roads provide access to the river's &ft& H eei1 1 s water over lands adjacent to both the road and the river's ar1:a ••nl, 1,o- edge. 2. River alM::=a;;paek related facilities to be bull t along the rivers vffi'::e:nreits which will improve land and water related wildlife; fishing, nature study, canoeing and boat rowing, hiking, bicycling, horseback riding, tent and open air camping, recreational uses, agriculture, forest tree farming, Christmas tree farms, tree nurseries and wood harvesting. All structural, use and· activity areas which change the natural character of the landscape shall be located tar enough back from the water's edge so as to maintain as natural a landscape as is possible when viewed from~ ri ver0 ~ t·· .Ql'll~E. C. I I I I I·•. ,,.• I -.. . 3. River and. e~ook and nonriver -8:ftd nc11:ieek related single family residences. 4. Special and conditional uses. 5. Planned unit developments. General development specifications: 1. All principal river and. ereek access area and facility uses are to be located on parcels having an area of at least ten (10) acres. 2. All river ~ e e i r related lineal path, trail and walking facilities located along the river,~reek shall parallel the river anli= ereek within an area located no less than twenty-five (25) teet and no more than 100 teet from the river's ~n:d r•ree:'d i water edge. 3. All river and a•eak ~elated lot, parcel or rectangular area land uses located in t h~ e ~ OP ~ 21:it.__areas beyond at least 100 feet tran the- river's a.cd a: eel:r..'.a water edge shall have an area of land of at l e a s t ~ , 1, 0-) acres. (_z.v �-- I 42. I- I Separate single family residences and their accessory uses, including heme occupations and home businesses, not related to any principal river o ~ k related use, are to be located on an area ot at least two (2) acres or land and have lot widths ot at leaat 200 teet. 5. Setbacks tor all structures trom all roads sha.U. be at least those specitied in the Master Plan tor Roads and Highwa,ys., 6. Lots and parcels shall be sutticiently large enough to accommodate County Health Department approved septic tanks and wells vith the septic tank drain tield having a reserve ot at least one (l) additional tuture alternate drain tield location. ,. ,. /' -3"'&Dli& . ~ Planned unit development ot any combination ot~princial. and accessory uses planned tor these areas it located on an area ot at least torty (40) acres. ( 7. a. Conditional and special. uses and their accessory uses as yet to be determined trom the list ot specitic uses, which will be a part ot the preparation ot the Zoning Ordinance, with the inclusion ot at least the following: a) b) c) d) Utility tacilities Communication tacilities Health care tacilities Education, recreation, - social and religious organization tacilities ------ IV. Settlement Areas A. Purpose: The purpose ot these areas, including the Settlements or Oak Grove, Cohoctah, Cohoctah Center and Nazarene Campground, is to encourage these areas, which are historically important to the Township. to preserve the integrity and cultural. heritage ot each ot them. In order to carry out this purpose it is necessary to limit the uses in these areas to those which vere located within them in the past or those vhich exist at the present time and in keeping with the styles ot architecture and landscaping existing• typical and amenable to the era during which these tour (4) settlements were deTeloped. I I I I 4. B. Planned land uses and general conditions: l. All existing uses. 2. All uses which can be established existed historically in the area. 3. All uses which can be established. existed in similar areas historically and would be amenable to the "purpose" ot preserving these Settlements. �... I I .,,. ........ r I ·. V. I I I I I I I I I I I I I I 1-· I Residential Areas - Low Density A. Purpose: The purpose ot establ.ishing these areas in the Township is to provide tor the initial introduction ot "suburban" residential areas with its related commwiity facilities in adJacent areas to serve them. Also, the purpose of this land use category is to proride tor single tami.ly housing neighborhoods tree from other uses, except those which are (l) normally accessory and (2) compatible, supportive and convenient to the res~dentsl living within such a land use area. The size of lots and parcels should be planned to be ot such area and width so that they can sustain healthful on-site water supply and wastewater disposal, or provide publ.ic or common water supply and/or wastewater disposal systems on an area project basis. B. Planned land uses and general conditions: l. Single tamily homes and their accessory uses, including home occupations, on at least one (l) acre ot land area 200 feet wide, or as large a land area or width as is necessary to accommodate on-site septic tanks and wells, or on lots ot at least 15,000 square feet in area and l00 teet wide providing either public or commcn water supply and/or wastewater disposal systems on an area project basis. 2. Special uses and their accessoey uses, including public and private organizations, education, recreation and other facilities and areas serving only the immediately surrounding residential area. VI. 3. On-site septic tanks and wells, i:t they meet County health and sanitation standards, or public or common water supply and wastewater disposal systems. 4. Planned thit Developments consisting ot the land uses planned tor this land use area. Open Space Areu A. Purpose: The purpose ot an Open Space Area is to assure the preservation ot critically located areas in an area which is developing for urban or suburban land use purposes. B. Planned land uses and general conditions: l. Public recreation areas. 2. Private recreation areas held in perpetuity as a part ot a project. 3. Other public open space uses. �44. - _ VII. Commercial Areas A. Purpose: The purpose tor establishing this area in the Township is to provide tor the initial introduction of planned commercial facilities designed to provde the local people with ottice, retail, wholesal.e and other types of goods ·and serTice establishments. B. Planned l&nd. uses: C. l. Otticea proTiding protessfon&l, personal, technical and mechanical services. 2. Retail businesses 3. Wholesale establishments 4. Mechanical service businesses Conditions: l. Small (generally under 10,000 square teet ot tloor area per business) retail and ottice establishments and their accessory uses, ottering goods or products tor sale to meet the daily needs ot the public located on an average ot about 20,000 sq.tt. ot land area per business, at a ratio ot at least tour (4) square teet ot land area to every one (l) square toot of total principal. and accessory building and structure area of ground coTerage. It is planned to serve them with public or common sever and water systems, including tire hydrants.. Otherwise, it on-site septic tanks and wells are to be used, the buildings and structures are planned to be located on at least one-halt(½) acre ot land area 100 teet wide or as large a lot area and width necessary to acc0Jlllll0date them. 2. These commercial land uses are planned to serve only the immediately- ad.Jacent and surrounding trading area. They are planned to be located at intersections (4-way-, it possible) in order to proTide the maxilllWll accessibility tor the trading area. It is planned that they be spaced about one (l) mile apart and h&Te an area ot at least tive (5) acres ot land area. _ 3. On-site septic tanks and wells, it they meet County health and sanitation standards, or public or common water supply- and wastewater disposal systems. 4. Special uses and their accessor., uses, including public and private organizations, education, recreation and other facilities and areas serving only the immediately surrounding trading area, comercial uses, and their clientele. 5. Planned. unit developments consisting ot the land uses pl&m1ed tor this land use area. �VIII. Industrial Areas A. Purl)Ose: The purpose tor establishing this area in the Township is to provide tor the initial introduction of planned industrial facilities designed to provide local people with manufacturing employment and is turther designed to plan tor the encouragement ot capital investments to improve ·the local economy and t&X base. It is the turther intent ot this land use category to provide tor the development ot sites ot industrial plants in which the manufacture ot goods in the form ot finished or semi-finished products or the asaemb~, c:oapounding, or treatment of product parts or ingredients, in order to create finished or semi-finished goods tor sale to other industrial manufacturers, or to bulk or wholesale commercial purchasers. It is the turther intent of this land use category to permit only those industrial manufacturing uses having use, performance or activity characteristics which em.it a minimum amount ot discernible noise, vibration, smoke, dust, dirt, glare, toxic materials, offensive odors, gases, electromagnetic radiation, or any other physically adverse effect to the extent that they are abno:rm&lly discernible beyond the lot lines ot the parcel or site upon which the industrial manufacturing activity is located. B. Planned land uses and conditions: l. Light industrial uanutacturing and heavy commercir.l types of land use activities are planned tor this area. This includes open land uses and uses that are conducted vi.thin buildings and structures, and located on parcels of land of at least five (5) acres and having a width ot about 300 teet or as large a lot area and width necessary to accommodate them. 2. Light industrial land uses are planned to be in locations that have direct access to the regional highway systems, preferably the limited access highways, and rail and other forms of regional transportation; so that they can be convenient to the regional labor pool, as well as regional wholesale markets or other regioD&lly located industries vi.th which they integrate their manufacturing and distribution ot manufactured goods. These land uses are pl.anned to be located on year-round heavy duty truck routes, and of:t-tront roads which are limited by seasonal restrictions. 3. On-site septic tanks, it they meet County health and sanitation standards, or public or comaon water supply and wastewater disposal systems. 4. Special uses and their accessory uses, including public and private organization, education and recreation and other facilities and areas serving only the ilmaediately surrounding industrial and heavy co111J11ercial uses and their clientele. 5. Planned unit developments consist i ng ot the uses planned tor this land use area. �__ ·b- . MASTER. PLAN CCHOCTA-1-\ 1'0Wl-.1Sµ,..1P LIV/N~SiON CCr.J~T'-l" AocusT N\.lCl-HC~N �~.:..,. .J ,. -✓-:-: ~ltl:il-l!l:I _D _. .. ... • j .?'3J .-----:-u,i _,... .! I ='~-,::, : 8$7, - ---:----:-:-::: �47. I I I I I I I t·, Master Plan tor Roads and Highways for Cohoctah Township A Plan tor the functional ditrerentiation ot roads, and highways, and establishing the standards ror their ruture development, including policies tor oft-street parking and oft-street loading and unloading. Prepared tor the I Planning Commission Cohoctah Township Livingston County, Michigan By: Robert B. Hotaling and Associates Professional Community Planners August 18 , 198 6 �--- f_ dard ~onsolidated Statistical Area, Standard Metropolitan ,tafistical Areas, Counties, and Selected Places 2 !IO" e 3 1 , er- e ae• 10 as• 11 13 12 48. ,... I~ 15 e3• 1e 11 92• 1a I\ KEY 49• OA•t.ANO CO.lNfY ' ......__.._. ,o-.,.. ,..,...... ,'11.....,_. . ..._ ........ ··•' n-~-. . 8 , ,_ • • ~ COUNT• .,,__........................ , n,.,.,e,.,.,_.... ,.__ ,, ....•-......,_ .... , ',...,_ .,,··-- 10-....r:..,. ··- IMCOMI COUNf• C ,_ ,. a.,,.;.,... 1r.,..... , ......... . _,...___ It•--••• IJl_ftNt,._. , •"'r. ... ~ ,c.a-.. ~ ........... \ 0 e M1SOU1 1a1 G ',~. --, 0. \ ........... ,,,.J . •s• ,· 1-1 M.CO- ~ ~. I ,,.,. __ LEGEND Standard conaolldaled stallstlcll .,. . (SCSAI St111dard m1tropolll111 sllt11tlcll • rH (SMSA) P!• ca of 100.000 ......tll lw.lSM•H I NO.CO or more 1n1110111n11 Place of 50.000 10 100.000 1n11a111111111 • Placa of 25.000 10 50,000 lnllalllllflll Q SMSA central Clly of , _ 111111 25,000 lnlleoilMII I . ..,OIIO State ca111taf underlined I All pollllcll lloundarl• .,. .. of JlftUIIY 1, IIIO -- SCALE 0 I •o 20 l ... 1 .1 . ,n 0 I , • , I 90 110 100 1<11_,.,. ..I - - L . .- .1 40 M IIO I I L K !OIi ,' M,...,, '-:'1 "'"' \ ' / N-.. · I 3 ~~- . ·- - -- • 5 ae• 1 - e 1 SMfA S -, ~ - , - I 9 ae• •2• _.,_,. M.AP ~ ;~-- On1u1umnn1 ne r.nmmnff':n 2 ..... IINTON / HAIIOI uo.7 . C.0\-lO~TA~ TOWNSHIP IN 10 STANO-.~P M£.'TeOPtl.lTAN ITA Tl Sil t'AL At eAS cl,,.C fN.SUS ft£ LA TIO '4 -ro t:ol,r;!\C AN ..,..0 ·,11 ( S. M. !;. A .S. �... ~-......-•~.,..--.:----r-----"....,r'll&';.-r---r---I z -Ck• ....,.,...._ ,.. fPOSTUt ;· !? CY••• z I •••., •·••••o•••CN .J:-I U,ICNtU.,'-•••• ;'r-, / Ww,-,A(.,./"""rl ,,_.._. • .l..,_ 49. Wlt. • 1" 191.A•Nf'IC&.O Mt\,1,, OSC:OOA •••• --j-...,;-..L.---1--_;•:.;•p•::,•_:•::;•::H::•~•T°"---,----l----l--_;T~•••• cu, , I aw.._ - H N&ST&lt - 1 CLADWi:•tco. evT••• No•••• ! ---r ! ...,...,. " "''-U~~·-•1..,P•- AR~:llrilOPPATT ...,..,.,._ ...... DCCP ••••• 0 l ••••• 0 T ..... - ,u•••• --•-•• T•••••• O••• a Pen Saeil•• ........ 1..1••····· -0 :J..--...-1---,-J.-="'f.1.:,--\ 0 ....... c, •••• u L•••••••• B MAP No, Re.GtO~AL MAP OF MAJO~ 4[CErf I-HG UWA1S AMO COUNTlf1, '10WN S~IPS" CITlcS' • \I I LL A. ~ £! S 104 I. II t.A.. 1"1h4 "T'I) �49A. .. , SHIAWASSEE ,.,' .. .----...:~ I I II Ill mm ROADS 1,tilW.0\11.>IOAD 1:.tAOfOANO OUINfO IIOAO \Oil SUltfAUO IC.AO C l .. 'I EL Q l C,l ,lolllAI IOAO IUUMtNOUS ~UIIAC[O IOA!' ,.v~o tOAD OIV IC"fO Ht C IIWA'I' OIVIOfO HI G ~#.t. V W'Wl flON!A.<.,f IOAO ANO 11s r All&. ROAD SYSTEM DESIGNATION .." IL".: INCS~ I.OOP 11J~ 1, ,u :, •oun l :./11 NUi ~f UI AIRPORTS ,.c,1.,nu MlllTAIY flfLD {~Mt: 4VAILAILE 1 Al,•!.)lf. \: •.1Ml'\ITf f ACILl'lfS 1(.0lriiC,MftCIAl Cl MUNl(.l'AL) AlUltLO, UMllt:O ,.-::1.1nn At~• lJ- .... n1~.; 0 1 \"'111 11! ..CLU CI/ : :;. ,11YA!f A: r1 l(LO\ • • • • 0 U.1UOA0 1now tOAO IAIUOAO fl.,NNII. HIGHWA', BR IDGES - •OCH l'VHCIGIIOII H•1;"'<lfAY ,:. &AUi \ :PAtAIIC, ~t DRAINAGE l 6Alt0'1111 \ lll.W NIOI \ flt.AM 10\' U 2:.0 'T ,) NAVIGATION ••u ~Ettt TOLL ftlrY )AMS DAM WIIH t<J• U 0.t.MW I IH()U f t(JAQ !OUNOARIE~ l-1 U tO~L IO U · /O,Arf ~u, rc IO Ur •OAW I COUNl't' 1ou,10An ~r..-11. TO #N ) Ht, IOUNOAIY ._.G f(SSIO N AL ,ll,\ . l,1, 110 ; ~Hit IOUNOta, .... .,l,lp,,.f CITY ANO Vll~GE ·.r•11c.un•1. cnuNrv \ U.• •,,..lt<OL-ouu:o CO,..,,...,ttlllU :N(Ol,01A1r:, c,r, Ol ll'IU•.AG( ~ • 0 -=.t. -::-p COIIOCTAC,I MAP co. GENESEE �•··• • • • • •---~• • ,• • 50 • -~...,'..\ ( • / Purposes ot Roads and Highways are as follows: l. Provide access to land tor development • 2. Provide as convenient and sate 1110vement or circulation ot both present and tuture vehicular trattic in, out and within the Township in accordance with future land use plans • 3. Provide, in - conJunction with land use planning, tor the proper type ot road or highway which will f'Unctionally handle the type and volume ot trattic generated by existing and planned land uses. 4. Provide tor vehicular trattic travelling throug the To'\ffiship • 5. Provide tor vehicular trattic destined for the To'Wilship from outside the Township boundaries • 6. Provide tor frontage access roads in high density land use areas located along present and tuture maJor trattic arteries in the Township. 7. Provide tor spacing ot vehicular access points between present and tuture major trattic arteries and frontage access roads • 8. Provide tor establishing oft-street parking and oft-street loading and unloading policy • Present Road and Highway System The present road and highway system has been developed primarily from the "need to build" or improve roads and highways by the Township, County Road Commission, the State Department ot Transportation and private developers. No comprehensive plan tor roads and highways which relates to future planned and zoned areas has been developed tor any long range extended period into the future • Present roads are generally being unitormly treated as to or right-ot-vay width and setbacks. Future planning tor roads should be established tor the purposes ot (l) reserving future right-ot-vays where none now exist, (2) providing tor widening road right-ot-vays by establishing adequate setbacks now so as tor future widening as the need arises. standards and highw.ys needed road of existing to provide �51. / -.-:'\ • •• • •I • • • •-,· II • ~ " Proposed Road and Highway Plan (Mt.pa No.land 2 attached) Based upon both the long range land use plan and the zoning district map the following functional types or roads and highways are proposed. (See Maps No.land 2): l. Regional arterials 2. Local arterial.a 3. Connecting arterials 4. Collector roads 5. Minor roads �i W 11 W • • -✓• • . l • • • a • a . \. : ' Planning Standardti tor the Functional Types ot Roads and Highvays Cohoctah Tovnship Livingston County I Michigan Punctional Type ot Road/Hvy. (See )okps No. ·1 • 2) l. Regional Arterials (none located within Cohoctah Township) 2. I.Deal Arterials 3. 4. Planned R.o.w. vidth (teet) 200 1 -300 1 Building Setbacks* 00 1 Planning Comments These arterials are planned to be either limited access (I-96) or nonlimited access (M-59) 1 but opposing lanes should be separated by a median or boulevard. Generally these roads and highways will have 4 lanes 1 carry an a.d.t. ot 20 1 000+ at speeds of 55 m.p.h.* · 120 1 50-60• These roads generally connect with roads vhich have a through traffic tunction as well as connecting to Connecting Arterials and Collector Roads. Generally these roads may ultimately have 4 lanes 1 carry an a.d.t. of 5 1 000 • at speeds ot 45 m.p.h. Connecting Arterials 90 1 50-60• These roads generally provide tor major connections between through trattic types ot arterials. Generally these roads may ultimately have 2-4 lanes, and carry an a.d.t. ot 2,000+ at speeds ot 45 m.p.h. Collector Roads 90 1 50 1 These roads generally provide tor connecting ot minor roads to each collector road which in turn provides access to the more major arterial road and higbvay system. Generally these roads may for the most part have 2 lanes and possibly 4 lanes vhen a great number of minor roads connect to them over extended distancet1 1 and carry an a.d.t. of 500 to 2 1 000 at speeds of 35 m.p.h. a number •trom planned tuture right-of-way lines. a.d.t.: 24-hour average daily traffic volume as determined by the methods established by the Michigan Department of Transportation and the Livingston County Road Commission. . VI I\) �,a ~- ' ~• • • • J 5. Minor Roads (Public and Private) 66 1 ,. w -- • • • • · •'.•,/, • • 25 1 -35 1 in high density areas 50 1 in lov density rural and suburban areas . These roads provide direct access to a relatively small area where traffic terminates tor reaidential, commercial, industrial, public or semi-public purposes. Generally these roads will have 2 lanes and carry an a.d.t. of under 200 at speeds of 25 m.p.h. Special lane widths tor turning movements and thickness ot pavements tor load carrying capacity will have to be engineered tor co1111Dercial and industrial minor access roads. 6. Special Roads a) Natural Beauty Roads 66• 100 1 These roads only exist if so designated by the County Road Co111111ission or roads requested by the Township to be so designated by the County Road Commission. The 100 toot setback is to provide tor the preservation ot the natural vegetation between the road pavement and , the 100 toot required set~ack. V1 w �-a,a WW 111 ,..• 7. Frontage Access Roads (Public and Private 4o• •••II• - • -·\ 52' tor 45 degree angle parking and 60• tor 90 degree angle parking it located in front ot principal buildings and structures or a minimum ot 60• in 1Lddition to the 4 o• required tor the frontage acceau. road in those inst1Lnces where no parking ia planned to be located in the required front yard. /' These roads located adjacent and parallel to arterial roads provide direct access to abutting properties from spaced intersecting roads or driveways which provide access from arterial roads and highways. Spacing ot intersecting roads and driveways shall be at least 750 1 and no more than 1500 1 apart along an arterial road or highway from centerline to centerline. Frontage access roads shall be required in all high intensity or density use areas found in multiple family housing, co1DJ11ercial and industrial zoning districts. V1 ~ �55. Ott-Street Parking Policy No on-street parking shall be permitted, except along the edge~ ot minor streets. Ott-street parking shall be required for all land uses located along and having access to all roads -and highways in accordance vi.th the requirements ot the Zoning Ordinance. Ott-street parking areas providing tive (5) or more spaces shall be(l) graded and drained so as to prevent surface puddling or impounding, (2) hard surface paved, including all access roads and driveways leading to thl!Jll trom a road or highway and (3) lighted tor night visibility with the source of lighting shielded trom being visible beyond th~ property lines upon which they are located. Parking spaces shall not be located in required tront yard setbacks, but rather shall be located in tront ot buildings behind the required setback line or in the side or rear yards. Ott-Street Loading and Unloading Policy "I ·( '·. I • 'I • All loading and unloading areas for freight trom any truck or other motorized vehicles shall be required to be located on a lot or parcel upon which a commercial or industrial use is located. No on-street loading or unloading ot treight is permitted in any commercial or industrial zoning district. Generally the minimum parking space tor tractor truck loading and unloading is ten (lO) teet wide by 80 teet long exclusive ot connecting driveways and turning 1110vement areas. Loading and unloading parking spaces shall not be located in tront, but rather shall be located in the side or rear yards ot buildings. �I I I I I I I I I I I _, "" -/ 56. TABLE NO. 1'2. Trattic Volume Trends on Mil.jar Highways which Atfect Cohoctah Township - Year US 16/I-96 and Fowlerville Bd. M-59 and Grand River Rd. M-59 and Oak Grove Rd. U.S. 23 at Favassett ( Clide Rd• ) 1958 8,869 1,700 3,100 4,700 1962 9,700 l,900 N.A. ll,000 1967 14,800 2,300 N.A. 14,000 1975 20,800 3,800 N.A. 19,019 1983 21,400 8,200 4,600 21,700 12,531 6,500 1,500 17,000 501 260 60 680 Traffic Growth 1958-1983 Annual Pate 1958-1983 \_ Because I-96 and U.S. 23 are the maJor access routes to and through Livingston County, what happens on them ill terms ot Trattic Volume increases directly influences the potential developments in adJacent Townships, Cities, Villages and Settlements. Cohoctah Township is only 4-4½ miles . frail I-96 and about 8 miles trom u. s. 23. These distances are measured traa interchanges with I-96 and U.S. 23 and those County Roads that lead directly trm them to Cohoctah Township. At the present time, the moat direct access from the nearest and 1110st influential area in Cohoctah Township ccaes trail the City ot Hovell-Hovell Township area via Oak Grove Road. It 1• anticipated that, because ot the growth north troa I-96 through the City ot Hovell and northward through Howell Township, the Oak Grove Road corridor will provide the initial m&Jor urban influences upon Cohoctah Township. This route also provides the 1110st direct route trom the Township to maJor regional arterial highways and places ot employment shopping and other actiTitiea. The above Table No. ll and the rapid growth it represents· is. consistent vitu those ot population, housing and employment growth in Livingston County, particularly in the Brighton to Hartland portion ot the U.S. 23 corridor and the Brighton to Howell portion ot the I-96 corridor. �57. " ' ' 'I I 1I I \ I The more remote location ot Cohoctah Township, as compared with Brighton, Howell, Handy and Hartland Townships, has its desirable attractions because ot its remoteness tor certain ty-pes ot agricultural, residential., industrial, commercial, recreatioD&l and other uses desiring more open space or ·natural resource orientations. The historical measure ot the limits ot the commuter was a: 25 --minute timedistance tactor. With car pooling and greatly improved highways and roads the tactor has been increased to over 40 minutes. Thus a commuter range ti-om Cohoctah Township ot between 25-35 miles now takes in all or southeastern Livingston County and a portion ot Wastenav and Cllkland Counties. Cohoctah Township is now well within the range ot the urban commuter looking for increasingly more remote rural/suburban areas tor the amenities which they contribute to tamil.y living and enJoyment. One of the maJor factors ot growth intluence in Livingston County is the seemingly unending and acceleration ot out-migration of families from the Detroit Area. Population migration out of Detroit alone bas increased trom about 15,500 per year between 1950 and 1960 to 35,000 per year between 1970 and 1980. These out-migrations are following the interstate and limited access highway corridors, and all evidence points to this continuing. The annual percentage rate ot growth on I-96 between 1958 and 1983 was 5.7% and on u. s. 23 was 14. 5%. Both ot these percentages are within or above the normally used 5% to 10% annual rate ot trattic growth on such facilities when proJecting tuture ·growth ot trattic. On the basis ot this past experience the proJected trattic growth in -both the I-96 and U.S. 23 corridors will be signiticant. ot this trattic will be representative of nev development in adJacent Townships, cities, Villages and Settlements, and Cohoctah Township will continue to get its share of new growth as a rsult. Some �.... ' ij - Bl\ 0 . oo· co.} R. 4 E. u 2 0 L .. 11 'l. s I 1PM ~ 0 V, ..... 4 _. <{ -:-:- <1 . , z I'f ~"-R a: /} N t- \\\\\1••··· ~ ir·76~./ - tl!ONl,l! .., l v+. • ,h a: 1- RD. oo ~w ci (l) 2· ~ GENESEE ::i r' .... :;:;: .1:v_ · ,. ::::: RD a: --.!{ -n r. 3 MAPLE - :, 0 ~I .. t'~~~~ :,~·~CENTER ; i ~f- . 17 AX -· e. .c.,~\ , . L o. - ,./ .. ! - J\W!l\ 13 @ ~- ~NAPP 18 ••••• \ r: /t .lJI ;:ii::::: · rll -~ I ~,, JJ ·16 I 25 36 l:, 8 -- . ?O 12 .. ... ... -. U:::d, · 7 I -" 26 H ff ~ 1~ I ~,,,+I~ 29~1~~8 ~ 18 23 ENGE~ .,i. GROVE = AIRPORT 22 ::::::~:::::\.. COHOCTAH 14 0 12 30 w g ~~r2ac7-.4~~-I I CHASE a 31 3 ~~ ,~ 7 ; 6 3 . 5 •,'· @) ,:·. 7 ·: ., 7 . . 1,9 11 ~ ..J ..J <{ RD. 01116 8 . 12~ .. ,. •CURDY 13 17 2 <1 a: u RO . BROPHY ci 21 BOWEN a: '· 20 G· N\ r~.9 \l £ '/ l- a: 32 <1 I :,l a: ::::i • •M �---=------ ----------------1111111 61. ' Plan Report Master tor Public or Common Water Suppl;y Wastewater Disposal. Storm Drainage COHOCTAH TOWNSHIP Livingston County, Michigan • • "• " " " prepared by the: Planning Commission Cohoctah Township with the assistance ot: Tovuship Board Members and: Robert B. Hotaling and Aasociates Towship Planning and Zoning Consult&nts August 18, 1986 / �-~---------------~62. Water Supply and Wastewater Treatment and Storm Drainage Systems '\ Past . and Present Systems Cohoctah Township has always depended upon on-site water supply (wells) and septic tank with drain tield systems tor its water supply and wastewater treatment tacilities. The one exception is the Nazarene Campground Settlement which operates its ow common water supply and wastewater disposal systems tor the entire campground. Storm drainage has been primarily through the use ot the existing natural drai.nage system and the use ot agricultural tile drains tor crop purposes. The latter are not usetul tor any subsequent urban development purpose except possibly open land uses tor recreation, etc. With the large areas ot surtace water teatures, tloodlands and high water tables, much ot Cohoctah Township will continue to develop primarily on the aeptic tank and well basis, but it will ot necessity limit future intensive growth except in thos areas where on-site septic tanks with drain tield will properly tunction. This will mean that only low density residential and small commercial, industrial and public and institutional developments will be attracted to those areas in the Township. Although no areas in the Township presently indicate the possibility ot public sanitary- sever with sewage treatment facilities, public water supply and piped storm drain systems, it would be advisable to plan tor the orderly concentration ot residential, commercial or industrial development so that a sutticient density and tax base will make it possible to economically begin to build such public systems. Such an area is proposed in the Cak Grove Settlement area in the southeastern corner ot the Township. Another method tor starting public systems is to provide tor large scale developments through planned unit developments, commercial centers, industrial parks, etc. and have them established in the Township with the proviso that they initially establish either common or public systems to which other developments can hook up to and thus provide the basis tor ultimately getting into a Township public sever and water program. Ml.p No.U. "Surtace Drainage and Gravity Flow is included in this report so that the Township can be advised .on the natural surface gravity flow ot water in relation to topography in the Township. Ot particular significance is the pattern ct drai.nage basins which form separate gravity tlov area when considering sanitar., severs and storm drainage systems in the future. It is ditticul.t and costly to engineer and build sanitary- sever and storm drainage systems, which generally tor economic reasons require gravity tlow systems, when crossing ridge lines between drainage basins because ot the high cost ot pumping stations, siphons, force •ins and other similar devices. To a limited entent these latter are sometimes merited tor use, but onl.y when they are the last resort to get a particularly attractive development which can absorb their higher costs in the private tinancing programs. But, keeping in mind that the Township at some time in the tuture more than likely, will take over the ovuership, maintenance, management and operational financing ot them. �It Cohoctah Township expects to and wants to increase the value ot tbe Township's real estate and be more attractive to orderly growth in the future, it vill be necessary to plan and engineer public sever and water systems, including tire hydrants. The latter directly attects fire insurance rates and the tormer directly attects property values due to cost ot investing in them. However, a.tter the i.Jlvestment is made a higher quality and value ot development vill generally occur. Over the years &head, the Township can greatly benetit troa such public systema, but geeting over the problem ot. the initial investment ia 1110st ditticult. �/ -· ; :,. - • .,,.. -1 !"•• I • • . ... . ..: .J: :" ,.. . ,I - _ _ .1:... _ _ _ _ _ • ·- I &.\.~~, K~ y MAJ Oft L6CAl A~reRtAL5 MtNOR. Le>c~L AeTe21Au. MA'? NO, MASTER 11 ~ PLAN CO 1-JN ECT I >JG A2. T~R! AtS -,J - ~ o e 6) e & • e oe ~Q't' OEHGN.l"fF-0 CDLL€lTOl2.. R..OAOt M11-Jae. eoADs. ~UlUR.f ijE'N !<CAO$ c.e:. HOCiAl-! L\V,NG~T'Ot-.l ,ow N ~tt-lP cOtJM:N• M\CHlGAW �i.,:; • ·· ~· ' ~-~:<' . · . ~ :_·-,___ -~-; :' ~,;...; ~. ('-,.-, = ·= ....:.:c:_y..,.,.I , ' ~~-:';::.\' ... i ii,-- I - ·1 - . I ., -· - ~i.. ,~,~~~ "0 ; • • ) • . _:_j _ -/ ----- . -. . l i'C" L ~- ·".1 .' . (i �. ~ ! ./'.:'2 .... ~ • ,. ~.de..> ;. ' ~ - 11 , -- .I" • L: - '4t-l ... : - ,- .-.-· "7:'" ,. -~ a'--:i:,I, -.:.: -::::• --- . . l 0 -~ c/"~O _•• •~ ) ~~·• -· ~ M ...-·... ,._ : '- - - I ~- () • (y,.. .. .· / ' ,., J ,,- .... '-----~r-·----;"?; r.. • :,•.--= - ::z ::: , •· '~ ~/. .... -. : "" ... MAP \\lo. J2. !YLASTER PLAN Fo IL SURfAC£ ORAINAGf !Gt~VITY~ Coli -..:a..---ro OCTA-l-f TClWI\J. S\+1P L l \J ( N t; 5 N CO U NT' Y �-- ~- - !J . ,. ! I I. 1 '·==-~~~.•.- E_LJ.,Jf!:.---=··===R,_QA0,::' ~;·· •. • • ;:..1 -. -: . . .... -·· . • • Q 8 ....__.,,.""""- <9"' , 1.. o ·-- L. ··- 7 7 ....... ..... _,, \ 8 -'-. 8 I I . 11----~.: r : I' . I ::., . I~. ..... •.:.·t _Cohoctah ,1 871 GANN~:- :. , ·===~=R~.o~·,.=·o~ ,,,, 10-.::. ___ __,,,,,,., _ :':) -· I .\ f- . ,. ' . ' • _ _ _~:_ g~; ,r----,--:=::=::~-:..-..__ _ _ _-4-'-~~. . • I ·:-- ~ ' - - - - - -(-=-=...;:..- . I· ! . I . -· ! . ' . If . .. I -, • o J . 'O J :, . • •I J ' ;; ,, ~ ; · I : _, �66 Future ?rocedurP.s and Strategy for Carrying Out the I.and Use Master Flan Report A report prepared to guide the future development of COHOCTAH TOWNSHIP Livingston County Michigan prepared for the: Planning Commission Cohoctah Towship by: Robert B. Hotaling and Associates Professional Community Planners August 18, 1986 �INTRODUCTION Cohoctah Township is dependent upon its Planning Commission, Township Board, and citizens for the suc_c ess of any plans prepared for the future development of the Township. The Planning Commission with the assistance of Robert :a. Hotaling and Associates, Planning Consultants, were retained to study pertinent issues in an effort to determine the most appropriate and effective coordinated solutions to land use and related problems. Under the Michigan Planning and Zoning Statutes, the Planning Commission is required to prepare and adopt a Mister Iand Use Plan for the future development of the Township, and then use the Land Use Plan as a basis for revising and amending the present Township Zoning Ordinance and planning for public improvements. Within the Township numerous day-to-day decisions, many with longer range impacts, must be addressed. It is important therefore that the Township have an overall coordinated "Plan" to provide the basic guidelines for directing this decisionmaking process. This "Plan" is the Comprehensive ?<kster ?lan of which the Land Use Plan is the basic part to all other parts ot it. It is intended, then, that the Cohoctah Township Land Use Plan will provide Township, School, County, Regional, State and Federal officials a broad framework of reference for making their future land use arid publc works capital improvement decisions. ?rivate developers, investors, realtors, business~en and others seeking to develop private land will also be provided with this helpful plan in assisting them in their development decisions. Any requests for future zoning changes should only be made in compliance with the Master Plan. The Township's public and private interests and their common good expressed in terms of improving the environment, the quality of living and the real estate market in the Township can only result from following and using the Land Use Plan effectively in all land development and zoning decisions. The Planning Commission shall continually strive for Community Support of the Plan The formulation o.f the Master Iand Use Plan is the basic essential step in an effort to create a well-balanced, attractive, convenient, desirable Township environment for all residents, businesses, institutions and other users of land in the Township. If this goal is to be realized, there must be communityvide knowledge, understanding, and support for the ?la.n, including the cit iz !!Os, Township Planning Commission, Township Board, Zoning Boa.rd of Appeals and other governmental officials at the Township, School District, County, Regional, State and Federal levels of government. Cohoctah Township will be taking steps toward this end by involving citizens' groups in the planning process through soliciting their views in workshop and informational meetings to be conducted by the ?lanning Commission. Continued public support and involvement are essential to insure the success of the planning program in the Township. The Plan Must be Flexible - Predicting the Future is Uncertain The Iand Use Plan is not a Plan that can be implemented immediately, but rather one that gives positive direction to the future physical development of the Township. Therefore while the Plan indicates the tYJ?e and character of land uses for various loc~tions in the Township, until actual development occurs, the possibility for future change exists. The generalized land use areas included in the Plan are a "look ahead" to the future. They are intended to be a guide in th~ preparation of the Zoning Map and Text initially and changes �68 '\ and amendments to it in accord with the general direction indica.ted on the Land Use Plan or as it may be changed periodically in the future. The Master Land Use Plan is at least a 20-30 Year Program The Land Use Pla.n portrays all of the land uses to be included in the Township's comprehensive development potentials for approximately the next 20 to 30 years from 1986 to the year 2006-2016. This Plan, however, should be reviewed annually for possible indications of a change in land use planning direi:tiou, and about every 5-10 years the Plan should be revised and updated, and extended for the next 20-30 years into the future. Planning is a constant process designed to accommodate change. The Plan ~ust Be Comprehensive The Land Use Plan must give adequate consideration to the interrelationships which exist between and among all major private and public land use categories, if it is to serve its function as an important decision-making tool. This is particularly true in respect to zoning and the equipping of land uses with the necessary and costly public utilities, facilities and other services. The Land Use Plan is the onl.y instrument that gives overall comprehensive direction to all aspects ot development now and in the fUture. Therefore, it is uasic to all land use decisions; public utility, facility and other service programs, as well as zoning, the platting of land, etc. It becomes the basis for architectural and engineering studies for all private developments and public improvements. The Master Land Use Plan sets the policy for conductiug existing development with that of all future changes and additions in the pattern as it emerges in the ruture. Changes and Trends in Development Patterns of the Region will Influence the Plan Cohoctah Township is an integral part of rapidly growing 3.Ud changing Livingston County, thereto re, the Land Use Plan must acknowledge the Township's place geographically and developmentally in the region. Recognition of the regional influences upon Cohoctah Township's Land Use Plan will make it more realistic and reasonable in terms of guiding the future pattern and types of laud uses in the Township. Change has always been the nature of the development in the Township; it is continuing and will do so in the future, aud regional or outside-of-the-Township, as well as those within, cause this change to happen continually. Change cannot be stopped, but it can be directred through the Plan so as to have a more harmonious and orderly effect upon all developments in the Township. The Plan Must Be Flexible as Well as Changed Occasionally The Plan will periodically require revisions to reflect any significant changes in local, regional, state, or national conditions which will more than likely occur but which cannot be foreseen at this time. For example, within the past memo~-tilled years several major developments which have caused major influenc~s upon local land development have been established. Most significant among these are: (l) the initiation and expansion ot the interstate highway and other freeway systems; (2) the introduction of commercial shopping c:nters and specialty areas, (3) the relocation of employment centers from the o4der, obsolete and �69 \ • • blighted central cities and the creation of new ones in the new and everexpanding suburbs; (4) expansion in housing preferences from a predominantly single-family home to also include apartments, townshouses, condominiums, and mobile homes; (5) the concern with conserving our valuable 'natural environment and resources, water features, agr_icultural and open space lands; and (6) the concern for conserving fuels used for producing energy for economic as well as resource conservation needs. All of these will have significant impacts upon future land use decisions, plans, zoning ordinances and the provision of public improvements. It is, of c_o urse, impossible to predict the kinds of changes which may occur over the years ahead, but the Plan can aim at the future by giving development a direction that makes the most sense to follow with future changes modifying that direction as required. Therefore, the Land Use Plan will be modified as conditions chan13e. The Job of the Planning Commission is to assure the Township that the planning will continue to be done to the extent possible, since P.A. 160 of 1959 legally requires it to carry out this responsibility, and under Michigan Statues no other agency or official has this major land use policy determination responsibility. The Plan Must Be Updated Periodically An annual review of the Plan should be made to keep a.breast of minor or major changes. However, a comprehensive review of the Plan should be undertaken approximately every five to ten years depending upon the intensity of the character of the change in order to allow an up-to-date analysis of the changing conditions and trends. Should changes in the Land Use Plan be indicated, then major changes in the zoning ordinance, platting and public works programs -would follow. The Land Use Plan should also be reviewed and amended to reflect any changes in community development goals and policies as determined by the· Planning Commission. The Cohoctah Township Iand Use Plan, therefore, as presented herein, depicts the generalized development pattern for the Township during the next 20-30 year period (1986 to 2006-2016). The Plan provides the necessary guidelines for making decisions concerning changes in zoning, subdivision regulations, and public works capital improvements. It should be noted that the Land Use Plan is a generalized document, while the Zoning Ordinance and Zoning Map, Platting Regulations and Public Works Capital Improvement Program are the more specific basic legal tools for implementing the general . goals and intent ot the Land Use Plan. The Land Use Plan, is then, the fundamental or basic element in the total planning process, a process which includes the tallowing: 1. Having the Planning Commission form the tocus for the organization and structure that will be necessary to carry out the Planning Process procedure ly. 2. Gather information and analyze it on a continual basis in a comprehensive manner in terms of population, economic,·natural resource and environment and land use development change. �10. • • " 3. Prepare and keep up-to-date a comprehensive lwfa.ster Llt.nd Use Plan which gives direction to the orderly coordination of public and private land use developments for residential, commercial, industrial, agricultural, riverways, and open space ·, public and semipublic developments and the public and private utilities, facilities, and other services needed to equip or .serve such land use developments and activities • 4. Prepare, adopt, use and enforce the necessaz,r zoning ordinance ~ subdivision regulations, capital improvement programs and other legal, economic, informational tools which will encourage and require implementation of the comprehensive l>Bster Land Use Plan • 5. Continue and enhance the plaMing process so as to constantly be in a position to meet changing conditions. The Township can be successful in achieving its planned development goals if each of the above five ( 5) elements in the planning process 1:1.re earnestly pursued and gain political and popular support, and is implemented by a.11 concerned with public and private developments through (1) following the plan, (2) conforming to the Zoning Ordinance requirements, (3) r~quiring lot splits and subdivision plats be done in accordance with subdivision regulations and (4) supporting the financing of public improvements when they are needed for efficiency and economy of coordinating private development with public improvements. All of the public will sooner or later help pay for the successes as well as the failures in the carrying out of the planning process. Taxsupported public employees are needed to manage, operate and maintain the Township. Private developers need to be reminded that it will cost them more to do business in the Township due to poor planning. These costs are passed on to the subsequent consumers of their developments. These consumers become the taxpayers that will have to pay the higher price for all aspects of development later, because ignoring planning and ignoring plans that result from planning will result in higher costs for everybody in the Township. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Cohoctah-Twp_Land-Use-Master-Plan-Report_1987 Creator An entity primarily responsible for making the resource Township Board and Planning Commission, Cohoctah Township, Livingston County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1987-11 Title A name given to the resource Land Use Master Plan Report for Cohoctah County Description An account of the resource The Land Use Master Plan Report for Cohoctah County was prepared by the Township Board and Planning Commission with the assistance of Robert B. Hotaling, Jeanne B. Hotaling, and Philip D. Gardner in November 1987. Contributor An entity responsible for making contributions to the resource Robert B. Hotaling (consultant) Jeanne B. Hotaling (consultant) Philip D. Gardner (consultant) Subject The topic of the resource Master plan reports Cohoctah Township (Mich.) Livingston County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/0b44a19e044eb4ae2cbdc261ca50ba2c.pdf ce9eb7668c32ad1a621fdf356f1956fe PDF Text Text Hidden Lake CLEVELAND TOWNSHIP ZONING Lake MAP Michigan 31 32 33 Shell Lake 6 Ü Lake Michigan Good Harbor 5 4 1 3 2 10 11 Narada Lake 7 9 8 12 Bass Lake 18 Little Traverse Lake M 22 17 16 School Lake 15 13 14 23 20 21 22 24 Lime Lake D Inland Lakes 1//,, National Park 29 28 Zoning Districts 25 ad Ro Residential 2 5 67 Business 1 Business 2 32 Commercial Resort 33 Governmental Recreational Glen Lake 0.5 1 2 Miles 26 34 County Road 667 -- Residential 1 Residential 3 0 27 Agricultural County Road 669 ty un Co D D D 35 36 Map for Reference Purposes Only Data from Cleveland Township Prepared by Leelanau County Planning & Community Development September 2012 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Cleveland-Twp_Zoning-Map_2012 Creator An entity primarily responsible for making the resource Leelanau County Planning & Community Development, Leelanau County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2012-09 Title A name given to the resource Cleveland Township Zoning Map Description An account of the resource The Cleveland Township Zoning Map was prepared by Leelanau County Planning & Community Development in September 2012. Subject The topic of the resource Zoning--Michigan Zoning--Maps Cleveland Township (Mich.) Leelanau County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/f781b1b1698af7f1201b5d0721fa7168.pdf 96fc308207bc0cb671ccb47beb330847 PDF Text Text CLEVELAND TOWNSHIP MASTER PLAN OCTOBER 2017 �ACKNOWLEDGMENTS Cleveland Township Supervisor Tim Stein Cleveland Township Planning Commission Steve Strassburger, Chairperson Dean Manikas Todd Nowak Travis Stein Joe VanderMeulen This Master Plan was prepared by the Cleveland Township Planning Commission and the Land Information Access Association (LIAA). This plan was developed with involvement from many organizations including Networks Northwest, the Leelanau County Planning and Community Development Office, the Sleeping Bear Dunes National Lakeshore, the Leelanau Conservancy, and the Little Traverse Lake and Lime Lake Property Owner Associations. Special thanks is owed to the residents of Cleveland Township who took time to participate in the development of the plan. All photos used in this Master Plan were taken by Joe VanderMeulen unless otherwise noted. LIAA@ Innm,ative ideas for sustainable communities since 1993 �TABLE OF CONTENTS Chapter 1. Introduc on 1 Includes an overview of previous Master Plans, public engagement for this Plan, and the history of Cleveland Township. Community Profile 6 Chapters 2 through 5 of the Plan make up the Community Profile, intended to provide background information on the key trends and characteristics of the Township. Each chapter in the Community Profile provides information on a specific topic. Chapter 2. Natural Features and Land Use 8 Chapter 3. Public Services and Transporta on 30 Chapter 4. The People of Cleveland Township 36 Chapter 5. Economy and Housing 45 Implementing the Vision 59 Chapters 6 and 7 of the Plan outline the community’s vision and the steps needed to achieve it. These chapters are designed to create an easy to follow, practical guide for implementing the community’s vision for the Township’s future. Chapter 6. Goals, Objec ves, Ac on Steps 59 Chapter 7. Future Land Use and Zoning Plans 66 Appendices 77 Appendix A. Public Mee ng Summaries 77 Appendix B. Detailed Survey Results 96 �CLEVELAND TOWNSHIP MASTER PLAN Chapter 1. Introduction WHAT IS A MASTER PLAN? The Cleveland Township Master Plan serves as the official policy guide for Cleveland Township’s future development and growth, including the management of its many natural resources. In Michigan, master plans serve as a legal basis for zoning, and provide policy guidance for changes to infrastructure, land use, transportation, natural resource management, and other community systems. In general, the Cleveland Township Master Plan serves the following purposes: • Evaluates existing conditions and trends in the Township. • States the community’s long-range vision for the Township, extending 20 years or more into the future. • Provides the flexibility to respond to changing conditions with new resources or innovations that align with goals of the Master Plan. • Identifies opportunities for partnerships between informed citizens, community stakeholder groups, non-profit organizations, and county and regional entities that help support and participate in plan implementation. • Identifies where new development should be directed and the general character to which new homes and buildings should adhere. • Gives guidance to property owners, developers, neighboring jurisdictions, and A deer grazing in a Township field. county and state entities about expectations and standards for public investment and future development. • Provides guidance for the allocation and spending of funds. • Guides the day-to-day decisions of Township staff and the land-use policy decisions of the Planning Commission and Township Board. • Establishes a legal basis for the Cleveland Township Zoning Ordinance, capital improvements, land-use policies, and other implementation tools and programs. Chapter 1 ••• 1 Introduction �CLEVELAND TOWNSHIP MASTER PLAN CLEVELAND TOWNSHIP ,, Cleveland Township is located in Leelanau '-! County, Michigan, and is comprised of approximately 20,864 acres of land. Sleeping Bear Dunes National Lakeshore makes up 39%, or 8,128 acres, of Cleveland Township. n Leelanau \ Cleveland Township features many _( ; County I freshwater resources, including Good ; :., <,.,,( \,.,_;~ Harbor Bay and seven inland lakes: Bass / I \_ I /' I ( \_\ /·~/ - •""\_', ) ~- ( \, <\ - --{-1' : Lake, Hidden Lake, Lime Lake, Little Traverse Lake, Narada Lake, School Lake and Shell Lake. Sugar Loaf Mountain, one of Leelanau County’s highest elevation points, lies on the eastern boundary of the Township. Cleveland Township is located in northwest Lower Michigan in Leelanau County. PREVIOUS MASTER PLANNING IN CLEVELAND TOWNSHIP The 2017 Master Plan builds on a history of municipal planning in the Township. The 2002 Cleveland Township Master Plan was created by a Steering Committee of residents and community leaders committed to preserving the natural landscapes and agricultural areas in the Township while creating opportunities for housing and commercial growth. A remarkably engaged public provided opinions to inform the plan’s direction. The Steering Committee conducted focus groups and public meetings and mailed a survey to each household in the Township. Some elements of the 1984 Cleveland Township Master Plan were kept and used in the 2002 Master Plan. Master Plans in Michigan should be reviewed every five years. After completing its review, the Cleveland Township Planning Commission made a number of changes to the Master Plan in 2009. These updates included revised implementation strategies (as the 2002 strategies were largely completed by 2009) and new information where appropriate and relevant. Language from the 2009 Cleveland Township Master Plan is used in the 2017 Master Plan where appropriate, although most sections of the Master Plan contain altogether new Chapter 1 ••• 2 Introduction �CLEVELAND TOWNSHIP MASTER PLAN information. In particular, the community goals and implementation strategies are a substantial addition compared to previous plans. PUBLIC ENGAGEMENT FOR THE 2017 MASTER PLAN In the spring of 2016, Cleveland Township began a community-wide planning process to create a new Master Plan. Throughout the remainder of 2016, residents and community leaders worked together to identify a shared vision for the future of the community and develop strategies to achieve this desired future. The Cleveland Township Planning Commission oversaw the planning process and guided the creation of this Master Plan. The Land Information Access Association (LIAA), a community planning nonprofit based in Traverse City, facilitated the process. The Master Plan process involved a variety of civic engagement activities including public input sessions, educational gatherings, and community workshops. These events are summarized on the timeline in this chapter. Each event provided opportunities for citizens, stakeholders and public officials to identify important community issues and generate a shared vision The public process to develop this plan included four advertised public meetings, monthly planning commission meetings, a mailed survey, and a number of other ways for the public to share input. for the Township’s future. A Master Plan Survey was also mailed to each address in the Township, and 312 residents and business owners completed the survey. The key themes from public input are included throughout the Plan, and full summaries of each public meeting as well as an analysis of the survey results are included in the appendices. Chapter 1 ••• 3 Introduction �Introduction PUBLIC HEARING TBD PLANNING SURVEY JULY 12th A survey, created by the Cleveland Township Planning Commission, was mailed to every address in the Township. The survey responses provided a basis for the goals and implementation strategies in this Plan. SUSTAINABILITY WORKSHOP FEBRUARY 23rd Approximately 35 residents gathered to have an in-depth discussion about the environmental goals of the proposed Master Plan. AUGUST 25th 2016 JUN JUL AUG SEPT OCT NOV PUBLIC KICKOFF MEETING JUNE 23rd Around 35 residents gathered to learn about the Master Plan process and hear presentations from local experts on topics like the National Park Service, broadband accessibility, watershed planning, and an aging population. STUDY SESSION NOVEMBER 2nd Planning Commission gathered along with several residents to draft the community goals and actions for the Plan. DEC 2017 JAN FEB MAR MASTER PLAN OPEN HOUSE MARCH 25th Residents gathered following the Annual Township Meeting to review the draft Master Plan and future land use map, and to help prioritize the goals, objectives and actions of the draft Plan through a series of hand-on activities. APR MAY PUBLIC COMMENT PERIOD TBD • • • 4 Residents gathered to hear the results of the survey and share ideas for the future of the Township through various hands-on activities. Topics included the environment, economy, housing, and future land use. Chapter 1 CLEVELAND TOWNSHIP MASTER PLAN VISIONING WORKSHOP �CLEVELAND TOWNSHIP MASTER PLAN HISTORY OF CLEVELAND TOWNSHIP Ottawa and Ojibwe Indian tribes were the first people known to inhabit what is now Leelanau County, migrating to the area in the 17th century in order to fish, hunt, and produce maple sap. In the mid-1600s, French explorers and fur traders settled in the region for its proximity to trade routes and profitable timber. Throughout the 18th century, the shipping industry on the Great Lakes increased rapidly along with the region’s population. The first European settlement in Cleveland Township was established in November 1855 by Bohemian immigrants. A bronze plaque at the corner of M-22 and Bohemian Road (County Road 669) commemorates this first settlement, known as North Unity. The early Bohemian settlers built a schoolhouse, sawmill, and a store. A gristmill on Shalda Creek at the outlet of Little Traverse Lake was built around 1860. The Shalda House across from the Cleveland Township Hall also served as a grocery store. The first post office was established in 1859. Lumbering was North Unity’s principal means of livelihood until a devastating fire destroyed the settlement in 1871. After the fire, families moved farther inland from the water’s edge and the community became more agriculturally oriented. The Port Oneida Rural Historic District is an example of traditional agriculture. The district is part of Sleeping Bear Dunes National Lakeshore. In the 1970s, many new homes were built in the Township, especially in the areas surrounding Little Traverse Lake and Lime Lake. Other homes were built along the Lake Michigan shoreline, along Maple City Road north of Maple City, scattered along Bohemian Road, and in the Sugar Loaf Mountain area. Sleeping Bear Dunes National Lakeshore was authorized by Congress in 1970 in order to preserve the area’s dunes and coastal habitats in perpetuity. The creation of the park was controversial at the time, as the federal government used eminent domain to purchase a number of private properties. In Cleveland Township, a number of homes along the lakeshore have been permitted to remain provided no changes in use occur. Sugar Loaf Mountain, along the eastern boundary of the Township, was used as a ski resort from 1947 until 2000. Current efforts to redevelop Sugar Loaf, and the community’s vision for this property as identified through this planning process, are included in Chapter 2. By the early 21st century, additional residential growth was seen along School Lake Road, Hlavka Road, Trumbull Road, Sullivan Road, and generally in the Sugar Loaf resort area, including some multiple-family housing. Chapter 1 ••• 5 Introduction �CLEVELAND TOWNSHIP MASTER PLAN COMMUNITY PROFILE A community profile is an important part of any Master Plan. As stated in Michigan’s Planning Enabling Act, a Master Plan should inventory the components of a community in order to best plan for the future. Chapters 2 through 5 of this Master Plan contain information on the Township’s natural resources, including water, soils, and wildlife; public services like transportation infrastructure and parks; demographic characteristics of the population including age, poverty and household composition; and condition of the economy and housing markets, including housing stock growth, employment, and broadband accessibility. A summary of main trends is listed at the beginning of each chapter. The community profile was used throughout the planning process to inform this Master Plan’s strategic goals (Chapter 6) and future land use classifications (Chapter 7). SUMMARY OF COMMUNITY PROFILE The following is a short list of trends that are explained in greater detail in Chapters 2 through 5. Each of these were considered key issues throughout the planning process. Strategies and action steps to address these issues are included in Chapter 6. 1. Cleveland Township is part of a pristine ecosystem including inland lakes, Lake Michigan, wetlands, and many rare and protected species. Water quality studies indicate that steps should be taken to protect this environment from future degradation. 2. Land use is changing slowly over time in the Township, with 209 acres of natural lands converted to single-family housing since 2000. Agriculture remains a viable industry in the County and in the Township. The population in the County and the Township is expected to grow and may increase demand for new housing. 3. Leelanau County is close to job centers including Traverse City, and 40% of the County’s working residents commute out of the County for work. This increases stress on the transportation system and could support increased demand for public transportation. 4. The population in Cleveland Township may have fewer resources than in the past. Poverty is increasing, especially among those 17 and under in the Township, and the median household income has decreased by 18% since 2000. 5. The population in Cleveland Township is aging, with fewer young people and more elderly residents than in previous years. The population is sure to require access to Community Profile ••• 6 �CLEVELAND TOWNSHIP MASTER PLAN services such as healthcare, recreation, transportation, and appropriate housing as residents continue to age. 6. Housing in the region, including Cleveland Township, is relatively expensive for prospective buyers and renters. The shortage of affordable housing has far-reaching impacts on Northwest Michigan’s regional economy. Community Profile ••• 7 �CLEVELAND TOWNSHIP MASTER PLAN Chapter 2. Natural Features and Land Use Cleveland Township is defined by pristine natural features including prime woodlands, picturesque coastal areas, high water quality, and abundant wildlife. CLEVELAND TOWNSHIP’S WATER ASSETS Cleveland Township’s identity is formed around its water assets. Lake Michigan’s Good Harbor Bay is along the Township’s northern boundary, providing many opportunities for residents and visitors to enjoy the beach, dunes, and beautiful views of Lake Michigan. There are also seven inland lakes (Bass, Hidden, Lime, Little Traverse, Narada, School, and Shell) within the Township, each used for a variety of recreational activities. Residential uses are permitted Shalda Creek near Lake Michigan, 2016. primarily around Lime Lake and Little Traverse Lake. The other lakes are within the National Lakeshore and are managed by the National Park Service. Generally, surface water flows south to north through the Township, from Lime Creek to Lime Lake, Shetland Creek, Little Traverse Lake, Shalda Creek, and finally emptying into Lake Michigan’s Good Harbor Bay. Map 2.1 shows the water bodies in Cleveland Township. Chapter 2 ••• 8 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN Cleveland Township 2.1 - Lakes and Streams Hatt Pond I Good Harbor Bay Keldert-iou c L, ., 22 a:: ro E- . 0 """ N A 0 ... C (l) Cl) C (/ C: 0.5 H vk I • Miles [ssg j , CLEVELAND TOWNSHIP ' Rymt drl ck ....1 <ll E= CJ :.J 00 rrurT Roads C va Data Sources: Leelana u County GIS Mic higan Ctr for Geo. Info. - Lakes Map produced 4/201 7 - - Township Boundary - - Streams Chapter 2 -,; ••• 9 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN Hidden Lake Cleveland Township Basch 2.2 - Major Watersheds Hatt Pond Good Harbor Bay ake Michi a Narada Lake ,raverse Lal<.e ~ Q) a, Little Traverse Lake Q) .c. ~ School Lake Schoo l Lake \ii-' "1\0~(\ N A 0 0.5 Ql C C ,: t2 Ne 1 Hlavka Lime Lake Miles Q) C ro E Q) R ant Narlock E ::i .c 0 CD Shimek Trumb II D D D Crystal Run - Township Bou ndary Good Harbor Bay __ Highways Lake Lee lanau - - Roads Chapter 2 Lakes - - Streams Data Sources: Lee lanau County GIS Michiga n Ctr for Geo. Info. Map produced 4/2017 ••• 10 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN Good Harbor Bay Watershed Nearly all (89%) of Cleveland Township’s land lies within the Good Harbor Bay Watershed. The Good Harbor Bay Watershed is about 45 square miles in area and extends generally from the uplands of Kasson Township north to Good Harbor Bay, westward through Glen Arbor Township and eastward through Leland Township. The watershed includes land in five townships (Centerville, Cleveland, Glen Arbor, Kasson and Leland). Cleveland Township makes up 66% of the Good Harbor Bay Watershed. In other words, Cleveland Township provides the majority of the ground and surface water flow of the watershed. Map 2.2 shows the boundaries of the Good Harbor Bay Watershed. Water Quality Data on water quality comes from Most of Cleveland Township, including Lime Lake and Little Traverse Lake (pictured above), are part of the Good Harbor Bay Watershed. the Good Harbor Bay Watershed Protection Plan (GHBWPP) and the Leelanau Conservancy’s Water Quality Database. The GHBWPP was developed in 2015 by a Steering Committee of 15 regional and state partners including the Lime Lake Association, Little Traverse Property Owners Association, and Little Traverse Conservationists. The goal of the GHBWPP is to protect the water quality in the watershed by creating partnerships between groups, identifying priority areas, and implementing tasks to help protect the watershed. The GHBWPP also provides baseline data on water quality trends and concerns. Many of the recommendations of the GHBWPP would require Cleveland Township to amend ordinances and create new regulations to protect water quality in the Township. Several recommendations of the GHBWPP are included in Chapter 6 of this plan. The GHBWPP summarizes water quality monitoring reports and scientific research conducted within the watershed through the Leelanau Conservancy (for its Water Quality Database) and by lake association volunteers. The following section describes two water quality variables — trophic status and total phosphorus — of the waterways and water bodies in Cleveland Township according to the GHBWPP. Chapter 2 ••• 11 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN Trophic Status The trophic status of a lake is indicative of its biological productivity, or the weight of living material supported within the lake. Lakes with a high trophic status have high nutrient concentrations resulting in algae growth, cloudy water, and oxygen levels that can constrain aquatic life. Lakes with a low trophic state are cool and clear, with low nutrient concentration. The GHBWPP classifies the trophic status of Lime Lake and Little Traverse Lake within the “oligotrophic” state. This is the lowest trophic state on the spectrum, meaning that the Trophic Status Index (TSI) for the lakes are below 35. However, the TSI values for Little Traverse Lake (32.03) and Lime Lake (31.47) are close to becoming mesotrophic. Mesotrophic lakes have an intermediate level of nutrients and are closer to eutrophic status where algae growth, cloudy water, and low oxygen levels are characteristic. The GHBWPP identifies a number of steps that can be taken to keep the lakes within oligotrophic status. Total Phosphorus Water quality in the watershed can also be discussed in terms of the acceptable uses of the water bodies. Two designations are relevant to the Township: degraded and impaired. The degraded designation means that water quality in all of the water bodies of the Good Harbor Bay watershed currently meets water quality standards for the particular use but may not in the near future. This determination was made given trends in water quality monitoring data, most especially the Trophic Status Index noted above. The impaired designation means that current water quality does not meet acceptable standards for the particular use. Currently, there are four uses of the Good Harbor Bay Watershed’s water bodies, including those in Cleveland Township, classified as degraded or impaired:  Warmwater and Coldwater Fishery - Degraded  Other Indigenous Aquatic Life and Wildlife - Degraded  Partial/Total Body Contact Recreation - Degraded  Fish Consumption - Impaired Causes of the degraded and impaired designations identified in the GHBWPP include the presence of significant phosphorus levels in the water, the introduction and proliferation of invasive species, and the presence of mercury (a statewide problem). Of these causes, phosphorus levels are the most readily addressed by land-use regulation or other government efforts, though local efforts to limit invasive species can also be effective. Chapter 2 ••• 12 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN Phosphorus is necessary to support plant growth in aquatic systems. However, excessive phosphorus triggers excessive algae growth, which clouds the water and reduces oxygen needed by other aquatic life such as fish. Human-caused sources of phosphorus include runoff from pastures and crops, urban runoff from pavement and rooftops, and the use of particular fertilizers on residential lawns close to a water source. Total phosphorus in Little Traverse and Lime Lakes decreased between 1990 and 2014 due to natural filtering by zebra mussel populations and efforts by land owners to reduce phosphorus inputs to the lakes. This Master Plan seeks to further reduce phosphorus loading and prevent phosphorus increases caused by humans in the Township’s waterways in order to protect water quality in Cleveland Township and the Good Harbor Bay Watershed (see Chapter 6). TOPOGRAPHY The Township’s landscape varies in elevation from approximately 577 feet to 1,105 feet above sea level, with two valley areas in the Township running north and south. There are also a number of low-lying areas in the Township, largely surrounding Little Traverse Lake, Lime Lake, School Lake, and Shell Lake. The topography of the Township is shown on Map 2.3. The dramatic topography in Cleveland Township has supported the development of a ski hill and resort facilities, has made fruit growing possible on many of the Township’s slopes, and adds to the desirability for vacation homes. Housing development along the Township’s ridgelines The Township's dramatic topography not only makes it picturesque, but it helps allow for certain agricultural crops, like fruit trees. has been raised as a concern and is addressed in Chapter 6 of this plan. Chapter 2 ••• 13 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN WETLANDS Wetlands are a valuable natural resource. They provide a number of important ecosystem services, including flood control benefits, nutrient and pollution filtration, groundwater recharge, and habitat for plants and wildlife. The Township has a number of wetland areas surrounding its inland lakes, found primarily in the areas south of Lime Lake, along Maple City Road, and along Bohemian Road. Wetlands in the Township are shown on Map 2.4. Many of the areas where wetlands are prominent are near lakes and scenic views, making these areas highly attractive to residential development. The Michigan Department of Environmental Quality (DEQ) regulates development within some of the state’s wetlands, though the Township is permitted to be even more restrictive of development in wetland areas. The Township’s goals for wetlands and the environment are listed in Chapter 6. The Township's lakes, streams, and wetlands provide unique habitats for plants and animals. Chapter 2 ••• 14 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN Cleveland Township 2.3 - Digital Elevation Model Good Harbor Bay Kelderhouse Lake Michigan ,ra'llerse t-1 N A 0 0.5 School ? School Lake \)Cf ,/ ..., sn°~ Nachatel. ~'{)'\ I ... -.!P i La\r.8 '::,,jg'C)\ . - - - CII CII UmeLake Nemeskal Js~sl Mi les April .J ~- ....: Ill Q) C: CLEVELAND TOWNSHIP ) ro .E Ryant Q) .c E Narlock :.J ~ :... 0 co ~ Shimek c3 CD 0. m .>o: ·2 .5 .c 0 al ci5 == / \ Trumbll - High : 1,075ft - - Township Boundary - - Highways Low : 580ft Centu Lakes - - Streams - - Roads Sullivan Data Sources: Geospatial Data Gateway Leelanau County GIS Michigan Ctr for Geo. Info. Map produced 4/2017 Chapter 2 ••• 15 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN Cleveland Township Basch 2.4 - National Wetlands Inventory and Potential Wetland Restoration Good Harbor Bay ( ..School ~... Lake ~ I N A 0 0.5 1 # Hlavka Lime Lake Miles April (1) C E --E~ ::J Ryant a, t - - -- ' - - -- _ _ . / .c 0 cc I Shimek - Wetlands - - Township Boundary Wetland Restoration - - Highways - - - Roads High Potential Lakes - - Streams I Data Sources: Leelanau County GIS Michigan Ctr for Geo. Info. Map produced 4/2017 Moderate Potential Low Potential Chapter 2 ••• 16 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN PRIME WOODLANDS AND FARMLANDS The Township’s orchards, croplands and extensive stands of hardwoods not only support the local economy, but are also beautiful natural resources that residents and visitors enjoy. Northern hardwoods are especially predominant in western Cleveland Township, on the ridges of the sloped lands in the central part of the Township, and throughout the National Lakeshore. Lowland conifers are located south of Lime Lake, and pockets of pine trees are found throughout the Township. Map 2.5 shows the Township’s prime farmlands, farmlands of local importance, and areas that may be prime farmland if adequately drained. Prime farmland is comprised of a number of soil types, as defined by the National Resource Conservation Service. Low-sloping soils of the Emmet and Nester soil types are considered prime farmlands because the natural drainage of the soil is high and the Active agricultural uses, such as apple orchards, support the Township’s economy while providing an enjoyable quality of life for residents. slope is low. This is a general assessment, however, and successful agriculture may also be possible in other soil conditions. Farmlands of local importance are typically defined by state or local governments as areas that have economically high yield or host otherwise valuable farm activity. A number of areas in Cleveland Township are in this category, including just east of County Road 669 and along M-22 in the northwestern portion of the Township. Areas designated “prime farmland if drained” may or may not be currently drained and used for agricultural purposes. The Township has many areas of prime agricultural soil types. Trends in agricultural uses are discussed later in this chapter. Chapter 2 ••• 17 Natural Resources and Land Use �Hidden Lake CLEVELAND TOWNSHIP MASTER PLAN Cleveland Township r 2.5 - Prime Farmland Soils aft Pond Good Harbor Bay Lake ake Michi a Narada Lake , ra\/erse Lal<.e Little Traverse Lake N A 0 Lime Lake 0.5 Miles CLEVELAND TOWNSHIP - All areas are prime farmland Farmland of loca l importance - - Township Boundary - - Hig hways Lakes - - Streams - - Roads Prime farm land if dra ined Chapter 2 Data Sources: NRCS Leelana u County GIS Michigan Ctr for Geo. Info. Map produced 4/2017 ••• 18 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN FLOODPLAINS The low-lying areas (wetlands) along Shalda Creek, Shetland Creek, Little Traverse Lake and Lime Lake have been subject to flooding in the past. Map 2.6 shows a general assessment of flood risk as last identified in 2011 by the Federal Emergency Management Agency (FEMA). It is important to note that these floodplains were presented as a draft to the public in 2011 and have since been retracted, due to evidence that flooding along the shoreline elsewhere in the County is historically less severe than noted by Flooding near homes at the outlet of Little Traverse Lake into Shalda Creek, 2016. Photo taken by LIAA. FEMA. Therefore, Map 2.6 shows areas where local flood risk may be high, primarily around Little Traverse and Lime Lakes. The shoreline flooding on Map 2.6 is less reliable given the contested nature of the FEMA study in 2011. Typically, times of flooding coincide with high water levels and high groundwater. Generally, flood risk can increase due to a variety of factors that may include the construction of additional homes, roads, and driveways; the filling of wetlands; and wildlife activity such as beaver dams. In 2016, Shalda Creek flooded over its banks and raised flood concerns for homes on the western edges of Little Traverse Lake. The Township is working with the Leelanau County Road Commission, the Little Traverse Lake Property Owners Association, and the National Park Service to investigate the cause of this flooding with engineeringbacked research and identify possible methods to reduce the flood risk to homes in this area in the future. Chapter 2 ••• 19 Natural Resources and Land Use �,-,-- -- - - - CLEVELAND TOWNSHIP MASTER PLAN Hidden Lake Cleveland Township Basch 2.6 - FEMA Flood Zones Hatt Pond Good Harbor Bay School Lake School Lake N A 0 0.5 .... C: .!!! Cl) 3:: ~ Cl) f Ne Lime Lake Hlavka Miles April Q) C E (ll .E R ant Q) ,.._ .c: 0 CD fr(J z, 0 Shimek f"l/b(J/J Q) o_ ro (J a, E :.:::.; Narlock :.:J ~ C ..c (.) (ll ii5 Centu - A- 100yr flood , no Base Flood Elevations determined c::::J A E - 100yr flood, Base Flood Elevations determined - Township Boundary - - Highways Lakes - - Streams - - Roads Data Sources: FEMA Leelanau County GIS Michigan Ctr for Geo. Info. Map produced 4/2017 Chapter 2 ••• 20 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN ENDANGERED SPECIES The State of Michigan maintains an inventory by county of all state and federal endangered, threatened, and special-concern species and natural communities. Endangered species in Leelanau County include the piping plover, prairie warbler, peregrine falcon, pugnose shiner, deepwater pondsnail, and the Michigan monkey flower. Table 2.1 shows the endangered, threatened, and special-concern species in Leelanau County. Table 2.1 Endangered, Threatened, or Species of Special Concern in Leelanau County Scientific Name Common Name Federal Status State Status Acris crepitans blanchardi Adlumia fungosa Ammodramus savannarum Blanchard's cricket frog Climbing fumitory Grasshopper sparrow T SC SC Asplenium rhizophyllum Walking fern T Asplenium trichomanesramosum Green spleenwort Berula erecta Cut-leaved water parsnip Botrychium campestre Prairie Moonwort or Dunewort Botrychium spathulatum Spatulate moonwort Bromus pumpellianus Pumpelly's bromegrass Calypso bulbosa Calypso or fairy-slipper Carex platyphylla Broad-leaved sedge Carychium nannodes File thorn Charadrius melodus Piping plover Cirsium pitcher Pitcher's thistle Coregonus artedi Lake herring or Cisco Cypripedium arietinum Ram's head lady's-slipper Dendroica discolor Prairie warbler Falco peregrinus Peregrine falcon Galearis spectabilis Showy orchis Gavia immer Common loon Haliaeetus leucocephalus Bald eagle Huperzia selago Fir clubmoss Lampsilis fasciola Wavyrayed lampmussel Linum sulcatum Furrowed flax Microtus pinetorum Woodland vole Mimulus michiganensis Michigan monkey flower Myotis septentrionalis Northern long-eared bat Notropis anogenus Pugnose shiner Orobanche fasciculate Broomrape Panax quinquefolius Ginseng Pterospora andromedea Pine-drops Pyganodon lacustris Lake floater Stagnicola contracta Deepwater pondsnail Tanacetum huronense Lake Huron tansy Terrapene carolina Carolina Eastern box turtle Trimerotropis huroniana Lake Huron locust Triphora trianthophora Nodding pogonia or three birds orchid Venustaconcha ellipsiformis Ellipse Source: Michigan Natural Features Inventory, (12/2014) Chapter 2 ••• 21 LE LT LE LT T SC T T T T T E SC E T T SC E E T T SC SC T SC SC E S E T T T SC E T SC T T SC Federal Status Codes LE= Listed Endangered LT= Listed Threatened State Status Codes E= Endangered T= Threatened SC= Special Concern Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN ACTIVE LAND USES Map 2.7 shows the active land uses in the Township in 2014. To produce this map, aerial imagery was used to determine the approximate use of the land. The categories are agricultural, barren, forest, grass and shrub, water, wetlands, and urban and built up. Because aerial imagery was used to determine land use, this study captures a “moment in time” as opposed to a long-term trend. Table 2.2 shows the categories of land use in 2000 and 2014 by acreage and by percentage of the total land area in the Township. In 2014, the majority of Cleveland Township’s land was forested (61.7%). The second- and third-largest categories of land use were grass and shrub (14.2%) and agricultural (6.7%). Agricultural uses in the Township are discussed in greater detail in the Economy section of this chapter. Urban and built up land includes primarily residential homes concentrated around Little Traverse Lake, Lime Lake, and the Sugar Loaf Resort area. There were smaller The majority of the Township's land is forested. There are a number of residential areas, like these homes near Sugar Loaf. pockets of urban and built up areas near the intersection of School Lake Road and Wheeler Road, along County Roads 669 and 667, and south of Lime Lake along Lime Lake Road. Table 2.2 Land Use by Acres Agricultural Barren Forest Grass and Shrub Water Wetlands Urban & Built Up Total Acreage Acres 1,438 198 13,157 3,022 1,713 427 1,367 2000 % of total 6.7 0.9 61.7 14.2 8.0 2.0 6.4 21,321 100.0 # 1,583 208 13,463 2,315 1,747 506 1,500 21,321 2014 % of total 7.4 1.0 63.1 10.9 8.2 2.4 7.0 100.0 Change 2000-2014 # % 145.1 10.1 10.4 5.3 305.9 2.3 -707.8 -23.4 34.4 2.0 79.1 18.5 132.9 9.7 0.0 0.0 Source: Land Information Access Association Chapter 2 ••• 22 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN Cleveland Township 2.7 - Land Use (2014) Good Harbor Bay N A 0 Lime Lake 0.5 Miles CLEVELAND TOWNSHIP Urban & Built Up Water - Agricultural Land - Grass & Shrub Land - - Forest Land - - - Township Boundary Wetlands __ Highways Barren Lakes - - Streams - - Roads Data Sources : LIAA Leelanau County GIS Michigan Ctr for Geo. Info. Map produced 4/2017 Chapter 2 ••• 23 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN Change in Land Use Table 2.3 shows the number of acres that were classified differently in 2014 than in 2000. The columns of the table reference the land use in 2014, while the rows reference land use in 2000. Map 2.8 shows the active land uses in the Township in 2000, while Map 2.9 shows the areas where a change in land use has occurred from 2000 to 2014. Table 2.3 Acreage Change in Land Use, 2000 to 2014 Urban 2000 Land Use Urban Ag Grass Forest Water Wetland Barren Total 10 116 83 Ag 205 10 Grass 13 35 114 2014 Land Use Forest Water Wetland 63 5 26 545 3 89 5 209 220 Barren 10 5 162 613 34 89 10 Total 76 75 870 307 0 10 0 1,338 Source: Land Information Access Association Many land-use changes may be natural and cyclical in nature, such as the change from forest lands to wetlands (89 acres), or from wetlands to water (5 acres). Some changes result from manmade action, such as the change from grass and forest lands to urbanized areas (83 acres and 116 acres respectively). Specific manmade changes include:  A number of new homes were built in the community between 2000 and 2014. Roughly 209 acres of new urban areas have been developed on prior grass, forest, or agricultural land. Areas of new development include the southwest edge of Little Traverse Lake, Wheeler Road south of School Lake Road, South of Lime Lake along Lime Lake Road, and along Maple City Road. These areas of new growth are consistent with land-use goals identified in the 1992 and 2009 Master Plans.  A number of homes have been removed in the National Park Service land along the lakeshore (roughly 76 acres). This is consistent with the 2008 General Management Plan for the Sleeping Bear Dunes National Lakeshore. These areas have been returned to a natural landscape with plantings such as dune grass. Several homes still remain along the shoreline.  Several existing agricultural fields appear to have been expanded, although it is unclear whether this reflects a seasonal change due to crop rotation. Chapter 2 ••• 24 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN Cleveland Township 2.8 - Land Use (2000) Good Harbor Bay N A 0 Lime Lake 0.5 Miles Urban & Built Up Water - Agricultural Land - Grass & Shrub Land - - Forest Land Chapter 2 - - - Township Boundary Wetlands __ Highways Barren Lakes __ Streams - - Roads Data Sources: LIAA Leelanau County GIS Michigan Ctr for Geo. Info. Map produced 4/2017 ••• 25 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN Cleveland Township 2.9 - Land Use (2014) (hatching indicates change) Good Harbor Bay N A 0 Lime Lake 05 Miles CLEVELAND TOWNSHIP ~ Change Detected - Forest Land - - Township Boundary Water Uroan & Built Up - - Agricultural Land - Grass & Shrub Land - Wetlands - - Highways - - Roads Lakes - - Streams Data Sources : LIAA Leelanau County GIS Michigan Ctr for Geo . Info. Barren Map produced 4/2017 Chapter 2 ••• 26 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN BROWNFIELD SITES According to the U.S. Environmental Protection Agency (EPA), a brownfield is “a property, the expansion, redevelopment, or reuse of which may be complicated by the presence or potential presence of a hazardous substance, pollutant, or contaminant.” Often, brownfields are vacant or abandoned. Restoring brownfields is an important way to maximize existing infrastructure, wisely control future growth, and create economic opportunities. Sugar Loaf Resort sits on one of the highest peaks in Leelanau County. Sugar Loaf Resort is the only brownfield site in Cleveland Township and has been the cause of much regional attention in recent years. The Sugar Loaf Resort originally opened in 1947 and had 478 acres of facilities, including a hotel, a paved airstrip, mountain bike trails, 25 ski runs, seven ski lifts, and 26 kilometers of cross-country ski trails. The Resort originally had 72 townhomes and a wastewater treatment plant. The Resort employed over 300 people and was the largest employer in Leelanau County. In 2000, Sugar Loaf Resort closed. Eventually, the townhomes and golf course were sold to private owners. The remainder of the property — including the hotel, airstrip, and hilltops — has since fallen into disrepair, and dilapidated buildings and dangerous ski lift equipment now occupy one of Leelanau County’s highest peaks. Leelanau County and Cleveland Township have been working to ensure that the future redevelopment of Sugar Loaf Mountain is not impaired by regulation. In 2009 and 2010, the County secured funding to assess the condition of the brownfield site and create a Brownfield Plan. Cleveland Township amended its zoning ordinance to accommodate a Planned Unit Development. As of 2016, Leelanau County was taking the steps necessary to condemn the property for code violations. Presumably, the vacant structures will be demolished, which may serve to attract new development to the hilltop. In 2009, through the U.S. EPA’s Technical Assistance for Brownfields program, experts from Michigan State University and Kansas State University led the community through a visioning workshop for the future of the abandoned Sugar Loaf Resort. The workshop identified three primary uses residents would like to see at the site: recreation, resort, and Chapter 2 ••• 27 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN the natural environment. Chapter 6 of this Master Plan contains a vision for Sugar Loaf that builds on this 2009 workshop. CLIMATE AND LONG-TERM WEATHER TRENDS From the quality of agricultural production to the number of extreme storms, climate and weather impacts everyday life in Cleveland Township. Well-documented changes in Northern Michigan’s regional climate need to be understood in order to plan for a resilient future in Cleveland Township. This section provides a short overview of some of the key indicators that are changing or have already changed in Northern Michigan’s regional climate according to statewide climate experts. Observed and expected changes in Northern Michigan’s climate include the following.1 • Storms are expected to become more frequent and more severe. Already, the amount of precipitation falling in the heaviest 1% of storms increased by 37% in the Midwest between 1958 and 2012. Due to changes in temperature and the seasonality of storm patterns, it is anticipated that increased precipitation will fall as rain instead of snow, and be concentrated in the spring and fall months. • Wetter weather can strain infrastructure, cause flooding around lakes, streams and coastlines, and flush toxins into water bodies. • Winter precipitation may increase in the Great Lakes region, as warmer temperatures may limit the amount of ice on the Great Lakes, causing increased lake-effect snow. However, northern communities may see less snow falling as a result of weather systems and more as a result of lake effect, causing less predictable snowfall overall. • Temperature changes may result in a longer growing season (earlier spring and later fall) for agricultural production. Temperature increases can also trigger more extreme heat days, a trend not typical for or anticipated by many Northern Michigan residents. Temperature increases also can trigger water quality concerns and changes for plants and animals, especially in coastal wetlands. • The number and severity of extreme storms on the Great Lakes are expected to increase. This can cause problems for coastal areas including flooding, greater erosion risks, and power outages. Increases in severe storms and rain events can create flooding and erosion challenges on streams like Shalda Creek. 1 This information comes from the Great Lakes Integrated Sciences and Assessments Center summary pages on climate change impacts. More information can be found here: http://glisa.umich.edu/resources/summary and here: http://glisa.umich.edu/climate Chapter 2 ••• 28 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN In general, this information underscores the importance of protecting the natural environment, preparing for emergencies, and carefully maintaining infrastructure. Chapter 6 contains the goals, objectives, and action steps identified to prepare Cleveland Township to face challenges related to our changing climate and weather patterns. Preserving Cleveland Township's natural resources was a key goal of this Master Plan. Chapter 2 ••• 29 Natural Resources and Land Use �CLEVELAND TOWNSHIP MASTER PLAN Chapter 3. Public Services and Transportation UTILITIES Cleveland Township is served by MichCon for natural gas and by Consumers Energy for electric services. Charter Cable holds a franchise agreement with the Township for cable television service. Several companies offer trash pickup within the Township, including Waste Management and American Waste. Those wishing to recycle newspaper, glass, aluminum, cardboard and plastic can drop off materials at several locations within the County. The location most convenient for many Township residents is at the Cedar boat launch north of Cedar. Recycling services are provided by a licensed waste management company through a county-wide contract. There is no public water service or public sewer disposal within the Township. SAFETY AND EMERGENCY SERVICES Police service is provided by the Leelanau County Sherriff’s Office Law Enforcement CEDAR AREA FIRE & RESCUE Division. The Division serves a total of 11 townships and three villages in the County. ...........---- SOLON - CENTERVILLE - CLEVELAND - KASSON - - In 2015, Cleveland Township became a joint owner of the Cedar Area Fire and Rescue Department. This Fire Department replaces the Solon/Centerville Fire Board. The decision to share this resource The Cedar Area Fire & Rescue Department was created in 2015. Photo source: Cedar Area Fire & Rescue Department Facebook page. between Centerville, Cleveland, Kasson and Solon townships was made to ensure that the Fire Department can provide highquality emergency and fire services. A representative from each township and one at-large representative participate on the Cedar Area Fire and Rescue Board to govern the Department. EDUCATION Cleveland Township lies within two public school districts: Leland Public School District and Glen Lake Community Schools. Each district is served by the Traverse Bay Area Chapter 3 ••• 30 Public Services and Transportation �CLEVELAND TOWNSHIP MASTER PLAN Intermediate School District (TBAISD). Map 3.1 shows the boundaries of the two school districts in the Township. Table 3.1 shows the total enrollment of each school district from 2010 through 2015. In general, enrollment in Glen Lake Community Schools and the Traverse Bay Area Intermediate School District overall has decreased from 2011 to 2015. Leland Public Schools enrollment has remained relatively stable, gaining about 20 students from 2011 to 2015. Table 3.1 School Enrollment Leland Public Schools Glen Lake Community Schools Traverse Bay Area Intermediate School District 2011-2 2012-3 2013-4 2014-5 2015-6 456 807 24,295 411 782 23,042 426 770 22,990 464 747 22,519 475 736 22,105 Source: Michigan Department of Education (2011-2016) Chapter 3 ••• 31 Public Services and Transportation �CLEVELAND TOWNSHIP MASTER PLAN Cleveland Township 3.1 - School Districts Good Harbor Bay ...m m m .r:. s: N A 0 Lime Lake 0.5 Miles CLEVELAND TOWNSHIP - GlenLake - - Township Boundary D Leland - - Highways Data Sources: Leelanau County GIS Michigan Ctr for Geo. Info. Lakes - - Streams Map produced 4/2017 - - Roads Chapter 3 ••• 32 Public Services and Transportation �CLEVELAND TOWNSHIP MASTER PLAN TRANSPORTATION The Township has a number of state, county, local, and private roads and trails that connect residents of Cleveland Township with other places in the region. Transportation is a key factor of economic capacity for both tourism and commuting, while recreational trails provide residents and visitors opportunities to explore the many natural areas in the National Lakeshore and the Township. Cleveland Township’s Transportation Network The Township contains state, county and private roads, and has access to public transportation and recreational trails. State Highway The Township has approximately five miles of state roadway (M-22). The remainder of the Township contains county roads and private roads. M-22 is a State Heritage Route that is often used as a scenic drive for tourists in the region. County Roads The Township has a number of county roads including County Roads 669 and 667. The Leelanau County Road Commission and Cleveland Township share the cost for the winter maintenance of county roads. Public Transportation The Bay Area Transportation Authority (BATA) provides the area with bus service. Although there County Road 669 or Bohemian Road. Photo source: United States Army Corps of Engineers. are no fixed routes in Cleveland Township, bus service is available on demand for a nominal fee. The Township’s aging population and commuter workforce would benefit from expanded public transportation options in the Township, as discussed in Chapter 6 of this Plan. Map 3.2 shows the state highways and county roads in the Township. Map 3.2 also shows where private, gravel and unimproved roads exist in the Township. Chapter 3 ••• 33 Public Services and Transportation �CLEVELAND TOWNSHIP MASTER PLAN Hidden Lake Basch Hatt Pond Cleveland Township '. 11'1rA 3.2 - Road Classification Shell Lake Good Harbor Bay .s:::. u :o Lake Michigan Cf) C1l Ill ~ Q) ai Little Traverse Lake Q) .s:::. s School Lake -- --------~ N A 0 Hlavk 0.5 Lime Lake Miles April C CLEVELAND C1l ·E TOWNSHIP Rant Q) .s:::. 0 Ill Shimek = State Hwy - Primary Route - - Paved = ~~ Private Township Boundary Gravel Road Roads Unimproved Lakes Map produ ced 4/2017 - - Streams Chapter 3 Data Sources: Leelanau County GIS Michigan Ctr for Geo. Info. ••• 34 Public Services and Transportation �CLEVELAND TOWNSHIP MASTER PLAN Recreational Trails The Sleeping Bear Heritage Trail is a shared-use pathway that runs the length the National Lakeshore and includes the Villages of Empire and Glen Arbor. The completed section of trail in the Township connects the Port Oneida Trailhead to County Road 669. The trail provides an opportunity for bikers, walkers, and others to enjoy the National Lakeshore and has a boardwalk that crosses Narada Lake. The final leg of the Sleeping Bear Heritage Trail is expected to begin near County Road 669 and extend east around Little Traverse Lake before connecting to the Good Harbor Trailhead. At the time of this writing, funding for the expansion of the trail has not yet been secured. M-22 is a major State Trunkline running through Cleveland Township that is frequently used as a scenic route for tourism. Chapter 3 ••• 35 Public Services and Transportation �CLEVELAND TOWNSHIP MASTER PLAN Chapter 4. The People of Cleveland Township The following section contains a series of tables and accompanying text to describe the Township’s population. In general, each table uses data collected on a rolling basis from 2010 through 2014 by the American Community Survey (ACS, a product of the United States Census Bureau) to represent current conditions in Cleveland Township. Census data from the 2000 Census is used as a point of comparison, and where appropriate, a change in both number and percentage (using a percent change formula) is also given. Where appropriate, data for Cleveland Township is compared to Leelanau County and the State of Michigan overall. UNDERSTANDING CENSUS DATA While the U.S. Census collects information every 10 years (1990 and 2000 data is used here), the American Community Survey, also conducted by the U.S. Census Bureau, collects data on a rolling basis throughout each year. The American Community Survey summarizes data into five-year ranges. The estimates for 2010 to 2014 are used in this section in order to show the most recent data available. The tables on the next few pages display a number, a percent (where relevant), and a percentage change from the first year (2000 data) to the current conditions (2010 to 2014 data). Current conditions are labeled as 2014 on the tables for readability. POPULATION GROWTH AND DISTRIBUTION According to U.S. Census estimates, Cleveland Township had 1,008 permanent residents as of 2014. This number is slightly smaller than the Township’s 2000 population of 1,040. Table 4.1 shows the population of Cleveland Township, Leelanau County, and the State of Michigan in 1990, 2000 and 2014. Cleveland Township and Leelanau County grew expansively from 1990 to 2000, increasing by 32.8% and 27.8% respectively. This growth tapered off after 2000, with Cleveland Township losing about 3% of its population, or 32 residents, between 2000 and 2014. For general planning purposes, one may assume that some, though likely not all, seasonal residents are included in these population numbers. In 2000, the U.S. Census counted a seasonal resident in the total population if that resident considered Michigan his/her “usual residence.” In 2014, a seasonal resident was counted if s/he spent at least two months of the year in Michigan. Seasonal populations are discussed in Chapter 5 in greater detail. Chapter 4 ••• 36 The People of Cleveland Township �CLEVELAND TOWNSHIP MASTER PLAN Table 4.1 Population, 1990-2014 Cleveland Township Leelanau County State of Michigan 1990 2000 2014 % Change 1990 to 2000 % Change 2000 to 2014 783 16,527 9,295,297 1,040 21,119 9,938,444 1,008 21,739 9,889,024 32.8 27.8 6.9 -3.1 2.9 -0.5 Source: U.S. Census Bureau (1990, 2000), American Community Survey (2010-2014) Population Projections Although the Township’s population has remained relatively stable since 2000, population projections suggest that the Township might grow in the coming years. Table 4.2 shows the population projections for Cleveland Township and Leelanau County. To determine the projected population for Cleveland Township, the growth rate of Leelanau County for each five-year period was applied to Cleveland Township’s population. Table 4.2 shows that between 2015 and 2020, Leelanau County’s projected growth is 5.071%. This percentage was applied to Cleveland Township’s 2015 expected population. The second column on Table 4.2 shows the 2014 actual population. The column on the far right explains that the expected percentage increase between the actual population in 2014 and 2030 is 20.7% for both the Township and the County. The impact of a growing population is discussed in more detail in the next chapter. Table 4.2 Projected Population Cleveland Township Leelanau County Actual Population 2014 1,008 21,739 2015 1,052 22,697 Projected Population 2020 2025 1,105 1,162 23,848 25,079 2030 1,217 26,237 % Change 2014 to 2030 20.7 20.7 Source: American Community Survey (2010-2014), Institute for Research on Labor, Employment, and the Economy, University of Michigan. Prepared for Michigan Department of Transportation, March 2012. AGE Perhaps the most striking quality of Cleveland Township’s population is its age composition. Table 4.3 shows the age distribution of Cleveland Township’s residents in 2000 and 2014, and the change between 2000 and 2014. From 2000 to 2014, the number of residents younger than 55 either decreased or remained stable. The number of residents age 55 or over increased from 2000 to 2014. Nearly 65% of the Township’s population is over the age of 44, while just 20% of the Township’s population is under the age of 20. Chapter 4 ••• 37 The People of Cleveland Township �CLEVELAND TOWNSHIP MASTER PLAN The cause of this significant change is unclear. However, a number of regional studies suggest that new residents tend to be of retirement age, and younger households with school-aged children have been leaving the area.1 It may also be true that residents are continuing to live in their homes after children have reached adulthood and moved. Table 4.3 Age Distribution of Cleveland Township, 2000-2014 2000 5 and under 5 to 9 10 to 14 15 to 19 20 to 24 25 to 34 35 to 44 45 to 54 55 to 59 60 to 64 65 to 74 75 to 84 85 and over Total Population # 52 42 88 81 22 87 160 192 62 72 98 64 20 1,040 % of total 5.0 4.0 8.5 7.8 2.1 8.4 15.4 18.5 6.0 6.9 9.4 6.2 1.9 100.0 Change 2000 to 2014 2014 # 33 39 47 80 22 81 66 173 102 93 157 90 26 1,008 % of total 3.3 3.9 4.7 7.9 2.2 8.0 6.5 17.2 10.1 9.2 15.6 8.9 2.6 100.0 # -19 -2 -41 -1 0 -7 -95 -19 39 21 59 25 6 -32 % Change -36.0 -5.5 -46.4 -1.8 1.5 -7.7 -59.1 -9.9 63.2 29.2 60.9 39.1 32.6 -3.1 Source: U.S. Census Bureau (2000), American Community Survey (2010-2014) Figure 4.1 shows the number of Township residents in each age range by gender in 2014. In general, there are fewer children and young adults than those in older age ranges. The largest group of males are those aged 60 to 64, while the largest group of females are between 70 and 74 years old. 1 Network Northwest Framework for Health… Chapter 4 ••• 38 The People of Cleveland Township �CLEVELAND TOWNSHIP MASTER PLAN Figure 4.1 Age Range of Cleveland Township Residents, by Gender Number of Residents 60 40 20 0 20 40 60 Under 5 5 to 9 10 to 14 15 to 19 20 to 24 Age Range in Years 25 to 29 30 to 34 35 to 39 40 to 44 45 to 49 50 to 54 55 to 59 60 to 64 65 to 69 70 to 74 75 to 79 80 to 84 Over 84 Source: American Community Survey (2010-2014) Male • • Female An Aging Population Cleveland Township’s age distribution is consistent with Leelanau County overall. Table 4.4 shows that Leelanau County’s median age is much higher and has increased more over time than in the state overall. Cleveland Township’s median age increased from 44.3 in 2000 to 51.9 in 2014, a 17.2 percent increase. Table 4.4 Median Age, 2000-2014 2000 2014 Cleveland Township 44.3 51.9 % Increase, 2000 to 2014 17.2 Leelanau County 42.6 52.5 23.2 State of Michigan 35.5 39.3 10.7 Source: U.S. Census Bureau (2000), American Community Survey (2010-2014) Chapter 4 ••• 39 The People of Cleveland Township �CLEVELAND TOWNSHIP MASTER PLAN Figure 4.2 shows the percent change of each age group from 2000 to 2014 in Cleveland Township, Leelanau County, and the State of Michigan. The relative length of the bars indicate that Cleveland Township and Leelanau County have experienced similar changes in age distribution. Fewer children and young adults tend to live in the Township and the County in 2014 than in 2000. The exception is young adults aged 20-24, an age range that grew by a small number in the Township and County between 2000 and 2014. This may be caused by students or post-college adults returning to live with parents, a move that may be temporary. Figure 4.2 also shows the increase in populations over 55. Notably, the Township saw a greater increase in residents ages 65-74 than either the County or the State of Michigan. Change by Age,Group, 2000-2014 Figure 4.2 Percentage Percentage Change in Population by Age 2000-2014 6.0% 3.0% --- 0.0% _. -3.0% -6.0% -9.0% 0-4 5-9 10-14 15-19 20-24 25-34 35-44 45-54 55-59 60-64 65-74 75-84 85+ •Cleveland Township •Leelanau County •State of Michigan Source: American Community Survey (2010-2014) Networks Northwest, a regional workforce development and planning organization for 10 counties in the region, notes that these trends hold true across northwest Lower Michigan, writing, “Natural age increases that are occurring as the Baby Boomer generation reaches retirement age are compounded by large numbers of retirees that are relocating to rural or shoreline areas in northwest Michigan post-retirement. At the same time, Michigan’s recent recession and the lack of employment or higher education opportunities in many communities have resulted in a significant decline in the number of younger individuals Chapter 4 • •• 40 The People of Cleveland Township �CLEVELAND TOWNSHIP MASTER PLAN and families.”2 The aging population of Cleveland Township is likely to increase demand for a number of services, and the Township is taking proactive steps to address these needs. For example, the Township is participating in the Cedar Area Fire and Rescue Department to protect the quality of life of residents. This topic was one key theme of the public meetings for this Master Plan and is discussed further in Chapter 6. RACE Both Cleveland Township and Leelanau County became more racially diverse between 2000 and 2014. Tables 4.5 and 4.6 show the racial distribution of Leelanau County and Cleveland Township respectively from 2000 to 2014. Overall, minority populations are growing in Leelanau County and the Township. More Hispanic, African American, Asian, and other minorities live in Leelanau County in 2014 than in 2000. The Township has more residents that identify as Hispanic, Native American, and two or more races. Table 4.5 Race Distribution in Leelanau County 2000 White Alone Hispanic Native American or Alaskan African American Asian Other Race Alone Two or More Races Total Population 2014 # 19,424 694 724 49 48 10 170 % of total 92.0 3.3 3.4 0.2 0.2 0.0 0.8 # 19,723 834 603 118 141 36 284 % of total 90.7 3.8 2.8 0.5 0.6 0.2 1.3 21,119 100.0 21,739 100.0 Source: U.S. Census Bureau (2000), American Community Survey (2010-2014) Table 4.6 Race Distribution in Cleveland Township 2000 White Alone Hispanic Native American or Alaskan African American Asian Other Race Alone Two or More Races Total Population 2014 # 1,018 5 5 2 1 0 9 % of total 97.9 0.5 0.5 0.2 0.1 0.0 0.9 # 940 21 32 0 0 0 15 % of total 93.3 2.1 3.2 0.0 0.0 0.0 1.5 1,040 100.0 1,008 100.0 Source: U.S. Census Bureau (2000), American Community Survey (2010-2014) 2 Networks Northwest, A Framework for Healthy Communities in Northwest Michigan, 2014. http://www.networksnorthwest.org/userfiles/filemanager/3188/ Chapter 4 ••• 41 The People of Cleveland Township �CLEVELAND TOWNSHIP MASTER PLAN INCOME Household income is one measurement of the economic condition of a community. Income helps determine how much a household can afford to spend on housing, retail, and other local investments. Table 4.7 shows the median household income for Cleveland Township, Leelanau County, and the State overall from 2000 to 2014. The median household income for the years 2000 and 2010 were adjusted for inflation in order to allow comparisons between years. Overall, median household income has decreased, more so in the State of Michigan than in Leelanau County and Cleveland Township. From 2000 to 2014, Cleveland Township’s median household income decreased nearly 19 percent from $64,832 to $52,632. Table 4.7 Median Household Income ($) Cleveland Township Leelanau County State of Michigan 2000* 2010* 2014 64,832 66,874 63,471 58,177 61,369 52,580 52,632 56,521 49,087 % Change 2000 to 2014 -18.8 -15.5 -22.7 *Adjusted to 2014 Dollars using the Bureau of Labor Statistics Inflation Calculator Source: U.S. Census Bureau (2000), American Community Survey (2006-2010, 2010-2014) EDUCATIONAL ATTAINMENT Numerous studies have shown that educational attainment is related to an individual’s earning capacity. In other words, people with more education tend to make higher total incomes over their lifetime. A community’s average educational achievement, therefore, can be one indicator of economic capacity. Table 4.8 shows the percentage of adults (defined as ages 25 and over) with a Bachelor’s degree or higher in Cleveland Township, Leelanau County, and the State of Michigan overall. Table 4.8 Percentage of the Population Ages 25 and Over with at Least a Bachelor's Degree Year 2000 2014 Cleveland Township Leelanau County State of Michigan 28.9 31.4 21.8 28.1 39.5 26.4 % Change 2000 to 2014 -0.8 8.1 4.6 Source: U.S. Census Bureau (2000), American Community Survey (20102014) Chapter 4 ••• 42 The People of Cleveland Township �CLEVELAND TOWNSHIP MASTER PLAN POVERTY In general, the information in Table 4.9 shows that poverty has increased in the Township by 40%, or about 26 individuals, between 2000 and 2014. However, the poverty rate in Leelanau County has more than doubled since 2000, with an additional 1,263 residents living in poverty in 2014. About 9% of Cleveland Township’s population lives in poverty, compared to 11% in Leelanau County and 17% in the State of Michigan. Figure 4.3 shows the age distribution of the total population living in poverty in 2014. Just over 10% of the Township’s youth (ages 17 and under) lived in poverty in 2014. Less than 5% of the senior population (65 years and over) lived in poverty in the Township. Cleveland Township has a smaller share of each age range in poverty than either Leelanau County or the State of Michigan overall. Table 4.9 and Figure 4.3 rely on the U.S. Census Bureau’s definition of poverty. The U.S. Census uses one measurement of poverty, but government aid programs and other organizations may define poverty differently. The U.S. Census Bureau determines dollarvalue thresholds that vary according to family size, age of the householder, and family composition. If a family’s total income is less than the dollar-value threshold, then every individual in the family is considered in poverty. Additionally, non-related persons living with an individual or family in poverty are not considered in poverty. Table 4.9 Individuals in Poverty, 2000 to 2014 Cleveland Township Leelanau County State of Michigan 2000 % of total # population 65 6.2 1,128 5.4 1,021,605 10.5 2014 % of total # population 91 9.1 2,391 11.1 1,633,316 16.9 Change (2000 to 2014) # % change 26 1,263 40.0 112.0 611,711 59.9 Source: U.S. Census Bureau (2000), American Community Survey (2010-2014) Chapter 4 ••• 43 The People of Cleveland Township �CLEVELAND TOWNSHIP MASTER PLAN Percent of Age Group in Poverty, Poverty,2014 2014 Figure 4.3 Percentage of Age Living Range in 25 20 15 10 5 0 17 and Under • Cleveland Township 18 to 64 • Leelanau County 65 and Over • State of Michigan Source: American Community Survey (2010-2014) Chapter 4 ••• 44 The People of Cleveland Township �CLEVELAND TOWNSHIP MASTER PLAN Chapter 5. Economy and Housing The following section describes several key datasets related to the economy in Cleveland Township. In most cases, data is not available at the Township level and is presented instead for Leelanau County. LABOR FORCE OVERVIEW Table 5.1 provides an overview of the population classified as employed, unemployed, and not in the labor force according to five-year estimates from the U.S. Census Bureau’s American Community Survey. This information was collected on a rolling basis from 2010 to 2014 and differs from the Bureau of Labor Statistics data used in the next section. The total labor force residing in Leelanau County and Cleveland Township was 10,470 and 486 respectively. Around 51% of Cleveland Township residents age 16 and older were employed in 2014, while around 45% (392 persons) were not in the labor force. Many of those not in the labor force are likely retired, while others may be currently attending school. Around 4% of Cleveland Township’s population was unemployed. Table 5.1 Labor Force Overview Employed Cleveland Township Leelanau County Unemployed Not in Labor Force # %* # %* # %* 450 9,630 51.3 52.3 36 840 4.1 4.6 392 7,946 44.6 43.1 * Percentage of the total working age population ages 16 and over Source: American Community Survey (2010-2014) Unemployment Table 5.2 shows the annual unemployment rate in Leelanau County and the State of Michigan from 2009 to 2015. Leelanau County’s unemployment rate was below Michigan overall for each year. One likely reason is that industries the county relies on, such as tourism and agriculture, were less impacted by the national economic recession in 20082010 than industries elsewhere in the state (such as heavy manufacturing).1 Unemployment rates have dropped steadily since 2010 in both the state and Leelanau County. 1 http://www.networksnorthwest.org/userfiles/filemanager/4221/ Chapter 5 ••• 45 Economy and Housing �CLEVELAND TOWNSHIP MASTER PLAN Table 5.2 Unemployment Rate Leelanau County State of Michigan 2009 2010 2011 2012 2013 2014 2015 9.3 13.7 10.4 12.6 9.2 10.4 8.0 9.1 7.3 8.8 6.7 7.3 5.0 5.4 Source: Bureau of Labor Statistics Annual Averages (2009-2015) EMPLOYMENT BY INDUSTRY Residents of Leelanau County work in a variety of industries as shown in Table 5.3. Notably, over one-quarter (26%) of Leelanau County’s labor force works in the education, healthcare, and social services industries. An additional 10.7% of the labor force works in the retail trade industry. A relatively smaller proportion of Cleveland Township residents work in these industries, while a greater percentage of Township residents work in industries such as Market 22 is one of few commercial establishments in Cleveland Township. manufacturing and professional, scientific and technical services. Table 5.3 Labor Force by Industry, 2014 Cleveland Township Leelanau County # Employees % of labor force # Employees % of labor force Agriculture, forestry, fishing, hunting, mining 25 5.6 548 5.7 Construction 40 8.9 825 8.6 Manufacturing 47 10.4 742 7.7 Wholesale trade 0 0.0 156 1.6 Retail trade 39 8.7 1,031 10.7 Transportation, warehousing, utilities 8 1.8 242 2.5 Information 11 2.4 145 1.5 Finance, insurance, and real estate 26 5.8 416 4.3 Professional, scientific, and technical services 65 14.4 784 8.1 Education, healthcare, social services 104 23.1 2,507 26.0 Arts, entertainment, recreation, food services 56 12.4 1,123 11.7 Other services except public administration 17 3.8 585 6.1 Public administration 12 2.7 526 5.5 Total 450 100.0 9,630 100.0 Source: American Community Survey (2010-2014) Chapter 5 ••• 46 Economy and Housing �CLEVELAND TOWNSHIP MASTER PLAN AGRICULTURE TRENDS Table 5.4 contains information on Leelanau County’s agricultural lands, according to the U.S. Census of Agriculture. Between 2007 and 2012, Leelanau County gained an additional 45 farms, and the acres of land in farms increased by 6.7%. The acreage of the average farm increased by just 3.3%, suggesting that newer farms tend to be smaller in size than existing farms in There are a number of active farms within Cleveland Township. Leelanau County. Table 5.4 also shows the acreage of farm land devoted to the county’s top crops. Cropland devoted to tart cherries, forage, corn, and apples all decreased between 2007 and 2012, while sweet cherries increased by about 3%. This suggests that farmers may be diversifying farmland with other crops. A 2015 regional jobs report by Networks Northwest found that many farmers are adding hop plants to their farms, contributing to the growing local craft beer industry in northwest Lower Michigan.2 Table 5.4 Agriculture in Leelanau County, 2007 to 2012 Number of Farms Acres of Land in Farms Acreage of Average Farm Tart Cherries Forage (Hay, Grass Silage, etc.) Sweet Cherries Corn Apples 2007 2012 % Change 449 55,751 120 Acreage of Top Crops 9,514 5,947 4,304 2,725 1,503 494 59,481.0 124.0 10.0 6.7 3.3 9,344 5,715 4,421 2,434 1,314 -1.8 -3.9 2.7 -10.7 -12.6 Source: Census of Agriculture, Geographic Area Series for Leelanau County (2007, 2012) PLACE OF WORK Of the workforce residing in Leelanau County, only one-third (32.5%) worked in Leelanau County in 2014. The other two-thirds of the county’s working residents worked outside of Leelanau County. A summary of the top employment destinations, both in and outside of 2 Networks Northwest Hot Jobs Report, 2015. http://www.networksnorthwest.org/userfiles/filemanager/4093/ Chapter 5 ••• 47 Economy and Housing �CLEVELAND TOWNSHIP MASTER PLAN the county, for Leelanau County’s workforce is shown in Table 5.5. Notably, nearly 40% of the county’s workforce works in Traverse City. One implication of this information is that the county’s transportation network is a key asset for economic development and residential stability. Easy access to employment centers such as Traverse City, Leland, Suttons Bay and Northport is surely a priority for many working residents in the county. In addition, public transportation that connects residential areas to employment centers may be a viable way to reduce wear and tear from individual cars on roads, reduce traffic congestion, and improve overall air quality. Chapter 6 contains goals and action steps related to transportation. A second implication of this information is that Maintaining high-quality roads is an important economic development tool for rural townships. broadband and high-speed internet accessibility can be an important tool for economic growth in the Township. Remote access to work, healthcare, and other services can strengthen quality of life in rural areas Table 5.5 Top Employment Destinations for Leelanau County Labor Force, 2014 Traverse City Leland Suttons Bay Northport Glen Arbor Lake Leelanau # Employees % of labor force 2,111 248 248 199 156 145 39.8 4.7 4.7 3.8 2.9 2.7 Source: U.S. Census OnTheMap Tool (2014) Chapter 5 ••• 48 Economy and Housing �CLEVELAND TOWNSHIP MASTER PLAN BROADBAND ACCESSIBILITY Access to broadband internet is another key economic asset. A number of studies have shown that broadband accessibility is correlated with new economic growth, including better access to and lower costs for healthcare, increased opportunity for telecommuting, and the ability for existing businesses to expand capacity and services.3 In addition to providing educational and entertainment benefits for residents, broadband internet can enable telecommuting, a priority frequently cited by those looking to purchase summer homes. Broadband accessibility is limited throughout Cleveland Township. Currently, some areas of the Township have access to wireless and mobile services, but coverage is limited and often expensive. Internet access over phone lines, such as DSL services, offer only limited bandwidth and can be very expensive. The number of residents that have chosen to adopt the services that are available is unknown, although survey respondents for this Master Plan overwhelmingly noted high-speed internet as low Cleveland Township is already zoning to allow communication infrastructure, such as towers. Height restrictions, careful placement, and other restrictions are in place to protect the Township's rural character while accommodating these services. Photo taken by LIAA. quality in the Township (see Appendix B). Cleveland Township’s current franchise agreement with Charter Communications, a primary provider of internet services in the Township, expires in 2022. In 2016, the Leelanau Peninsula Economic Foundation’s Technology Committee began the process of creating a Broadband Action Plan for Leelanau County. A Broadband Action Plan is a useful way to understand current gaps in service and identify cost-effective ways for a community to attract providers. There are a number of strategies Cleveland Township has identified to encourage investment in broadband, which are included in Chapter 6. 3 Broadband.gov contains a number of links to studies and information on the benefits of Broadband. Chapter 5 ••• 49 Economy and Housing �CLEVELAND TOWNSHIP MASTER PLAN HOUSING Understanding the types and numbers of households, the choices households make to own or rent, and the value and affordability of homes are all important elements of a master planning process. The following section describes several key datasets related to housing in Cleveland Township. Household Size Table 5.6 shows the average household size in Cleveland Township, Leelanau County, and the State of Michigan overall in 2000 and 2014. In both years, Cleveland Township’s average household was slightly smaller than Leelanau County and the State of Michigan overall. Between 2000 and 2014, household sizes decreased overall in the State of Michigan, consistent with national trends. Nationally, a shrinking household size is attributed to married couples having fewer children and more people living alone.4 Table 5.6 Average Household Size Cleveland Township Leelanau County State of Michigan 2000 2014 2.4 2.5 2.6 2.2 2.3 2.5 Source: U.S. Census Bureau (2000), American Community Survey (2010-2014) Household Tenure Table 5.7 shows the number and percentage of housing units in the Township, County, and State of Michigan overall that are rented or owned by their occupants. Table 5.7 does not count housing units that are rented seasonally. Seasonal homes are discussed later in this chapter. Table 5.7 shows that a higher proportion of the Township’s residents own their home than in Leelanau County and Michigan overall. Statewide, 28.5% of all housing units are rented, while just 12.1%, or 56, of Cleveland Township’s units were considered rented in the 20102014 American Community Survey. 4 http://www.reuters.com/article/us-usa-families-idUSBRE97Q0TJ20130827 Chapter 5 ••• 50 Economy and Housing �CLEVELAND TOWNSHIP MASTER PLAN Table 5.7 Housing Units by Tenure Owner % of all housing units 87.9 85.4 71.5 # Cleveland Twp. Leelanau County State of Michigan 408 7,805 2,738,012 Renter # 56 1,331 1,089,868 % of all housing units 12.1 14.6 28.5 Source: American Community Survey (2010-2014) Length of Time Lived in Home Cleveland Township’s population is relatively stable, and many residents have occupied the same housing unit for many years. Table 5.8 shows the number and percentage of the Township’s householders that moved into their current housing unit during each decade since the 1970s. In general, nearly 60% of the Township’s householders moved into their homes between 1990 and 2009. About 17% of the Township’s households are new in the last six years. Table 5.8 Year Householder Moved Into Unit # of householders % of householders 2010 or Later 2000 to 2009 1990 to 1999 1980 to 1989 1970 to 1979 1969 or earlier 79 136 133 53 51 12 17 29 29 11 11 3 Source: American Community Survey (2010-2014) Housing Growth Cleveland Township records the number of permits issued for rehabilitation and construction of housing and commercial units, as well as the total cost of each project. Though an issued permit may not mean the project was completed, building permit records measure much of the investment made in residential properties. Total building permits issued for new construction from 2014 through June 2016 are summarized in Table 5.9. Chapter 5 Cleveland Township has experienced housing growth in the past several years, similar to Leelanau County trends. ••• 51 Economy and Housing �CLEVELAND TOWNSHIP MASTER PLAN Between January and June of 2016, five new building permits were issued for single-family homes, an increase over the entirety of 2015. Table 5.9 Building Permits Issued, 2014-June 2016 # of single family Total estimated cost homes of construction ($) 2014 2015 January-June 2016 7 4 5 2,819,000 970,000 1,730,000 Source: Cleveland Township Zoning Administrator If Cleveland Township gains population directly proportionate to Leelanau County’s expected growth, the Township may expect to gain 165 new residents between 2015 and 2030 (as discussed in Chapter 4). In 2014, owner-occupied homes in the Township housed on average 2.22 people. If the 165 expected new residents of the Township also occupy one unit for every 2.22 people, the Township might expect 75 new housing units between 2015 and 2030. This increase is important for Township officials to keep in mind, as demands for infrastructure and other services are likely to increase. Home Value The value of homes in Cleveland Township continues to rise. Table 5.10 shows that the median value of owner-occupied homes in Cleveland Township grew by nearly 49% between 2000 and 2014, while Leelanau County values grew slightly less at 45%. The values of owner-occupied housing in the Township and Leelanau County increased significantly more than the state overall, with the median value of owner-occupied homes in 2014 exceeding $250,000 in Cleveland Township. Table 5.10 Median Value of Owner-Occupied Homes 2000 2014 % Increase 169,100 251,200 48.6 Cleveland Township 164,900 239,100 45.0 Leelanau County 110,300 120,200 9.0 State of Michigan Source: U.S. Census Bureau (2000), American Community Survey (20102014) Taxable value in the Township has also increased. Table 5.11 shows that while values dropped between 2009 and 2010 (likely due to the national recession), taxable value had fully rebounded by 2013 and has continued to grow through 2016. Chapter 5 ••• 52 Economy and Housing �CLEVELAND TOWNSHIP MASTER PLAN Table 5.11 Taxable Value in Cleveland Township ($), 2009-2016 2009 2010 2011 2012 2013 103,692,438 100,333,509 101,954,734 102,696,700 104,341,196 2014 102,285,215 2015 104,077,013 2016 104,789,576 Source: Leelanau County Equalization Department The Leelanau County Equalization Department also maintains records on the assessed value of parcels within the Township. Map 5.1 shows the parcels in Cleveland Township according to their assessed values. Table 5.12 shows the number of parcels that fall within six assessed-value ranges, including taxexempted land. In general, the Township has a wide range of assessed values. Higher assessed values are There are a number of unique places to live in Cleveland Township, including the condo development near Sugar Loaf Resort. clustered near Little Traverse Lake and Lime Lake, while many of the large agricultural parcels in the southern portion of the Township have relatively high assessed values as well. A majority of the Township’s parcels had an assessed value of between $1 and $141,000 in 2015. Table 5.12 Assessed Values in Cleveland Township, 2015 # of % of total Assessed Value ($) parcels parcels 93 6.4 0 (Tax Exempt) 592 40.7 1-60,000 413 28.4 60,001-141,000 229 15.7 141,001-243,000 109 7.5 243,001-411,000 20 13.7 411,000-825,000 1,456 100% Total Source: Leelanau County Equalization Department Chapter 5 ••• 53 Economy and Housing �CLEVELAND TOWNSHIP MASTER PLAN Cleveland Township 5.1 - Current Assessed Value Good Harbor Bay = N A 0 Lime Lake 0.5 Miles CLEVELAND TOWNSHIP CJ $0 - $1 - $60,000 - - Township Boundary - $60,001 - $141,000 - Highways D $141,001 - $243,000 - Roads - $243,001 - $411,000 - $411 ,001 - 985,100 Chapter 5 Lakes - Streams Data Sources: Leelanau County GIS Michigan Ctr for Geo. Info. Map produced 4/2017 ••• 54 Economy and Housing �CLEVELAND TOWNSHIP MASTER PLAN Home Affordability Using the U.S. Department of Housing and Urban Development’s definition, a housing unit is affordable when a household spends no more than 30% of its income on housing costs. For homeowners, this generally means that homeowners should pay no more than 2.5 times their annual income on a home. In Cleveland Township, the median household income in 2014 was $52,632, and the median value of an owner-occupied home was $251,200. This suggests that a household making the median income cannot afford a home at median value, according to this national standard. It is likely that many Township residents have retired with lower incomes than they had when they purchased their home. Additionally, given the rise in home values, it is possible that many existing homeowners who purchased homes in the 1990s and 2000s would be unable to do so today. The Township works to provide relief to households that may be struggling financially due to rising home values. Tax relief is available to Township residents living in poverty, a condition that may increase as more residents enter retirement. Regional Affordability Challenges A high home value is certainly an asset for many residents in the Township. However, several regional studies conclude that high home values are prohibitive to prospective residents. Leelanau County has the highest average home values in northwest Lower Michigan and is experiencing the region’s greatest affordability challenges.5 According to the Leelanau County Housing Inventory, 3,100 households in the County make less than $50,000 each year, yet only about 1,035 of the County’s owner-occupied homes are considered affordable to those households.6 Housing affordability is important for both owners and renters, as spending too much on housing restricts income left for childcare, food, healthcare, and other necessities. Housing affordability is also important for the regional economy, and shortages of affordable rental and owner-occupied homes have far-reaching implications. For example, northwest Lower Michigan’s recreation and tourism economy depends on lower-paying jobs in restaurants, resorts and shops. Further, an aging population depends on affordable services like inhome cleaning services or healthcare. 5 Networks Northwest, A Framework for Housing Choices in Northwest Michigan, 2014. http://www.networksnorthwest.org/userfiles/filemanager/3189/ 6 Networks Northwest, Leelanau County Housing Inventory, 2013. http://www.nwm.org/userfiles/filemanager/2707/ Chapter 5 ••• 55 Economy and Housing �CLEVELAND TOWNSHIP MASTER PLAN Cleveland Township is taking steps to reduce barriers for lower-income households while still maintaining its rural character. A number of strategies to address affordability issues at the local level were reviewed by Township officials and Township residents during this Master Planning process. Several recommendations are included in Chapter 6. Seasonal Homes The U.S. Census counts the number of housing units that are used during certain seasons, for weekends, or other occasional uses throughout the year. The Census does not, however, count the number of residents that spend part of the year in Cleveland Township and part of the year elsewhere. Seasonal units include those used for summer or winter sports or Lakefront living around Little Traverse Lake and Lime Lake is appealing to many looking to purchase a summer home or cottage. recreation, such as beach cottages and hunting cabins. Seasonal units also may include housing for seasonal workers. Interval ownership units, sometimes called shared-ownership or time-sharing condominiums, also are included in this category. Table 5.13 shows the number of seasonal units in Cleveland Township, Leelanau County, and the State of Michigan overall from 2000 to 2010. In general, this Plan utilizes the most recent available data, typically 2010-2014 American Community Survey five-year estimates. However, data on seasonal homes is not comparable between the 2000 U.S. Decennial Census and the 2010-2014 American Community Survey five-year estimates due to changes in methodology. Therefore, Table 5.13 uses data from 2000 compared to the U.S. Decennial Census taken in 2010. The information in Table 5.13 shows that the number of seasonal homes in Cleveland Township increased by nearly 100 units between 2000 and 2010. In 2010, nearly 37% of the Chapter 5 ••• 56 Economy and Housing �CLEVELAND TOWNSHIP MASTER PLAN Township’s housing units were used seasonally. This represents a greater proportion than either Leelanau County (31.3%) or the State of Michigan (5.8%). Table 5.13 Seasonal Homes, 2000-2010 2000 # % Cleveland Township Leelanau County State of Michigan 241 4,111 233,922 31.0 30.9 5.5 2010 # % 337 4,681 36.4 31.3 263,071 5.8 2000-2010 # % 96 570 29,149 39.8 13.9 12.5 Source: U.S. Census 2000 and 2010 The increase in the number of homes used seasonally may be attributed in part to new development. Additionally, it may be that some residents that once were permanent residents are now retiring to warmer areas in winter months. However, this contradicts anecdotal reports that many residents who once lived part-time in Cleveland Township have now become full-time residents. Homestead tax exemptions are another way to understand the number of seasonal properties. The homestead tax exemption is offered to residents with a primary residence in Michigan. Parcels that do not receive the homestead tax exemption are “non-homestead” parcels. Non-homestead residential parcels are a general indication that the parcel is used seasonally, although there may be exceptions. Properties can receive a partial Though summer is more popular for seasonal residents in Cleveland Township, winter is also beautiful and serene. exemption based on the percentage of the property that is used as a primary residence. Table 5.14 shows the number of residential parcels in Cleveland Township that were classified as homestead (at least 50% of the property) and non-homestead in 2015. In total, about 60% of parcels receive homestead exemptions, while 40% are likely used seasonally. The homestead and non-homestead properties are shown on Map 5.2. Table 5.14 Homestead and Non-Homestead Parcels in Cleveland Township, 2015 2015 # of parcels % of total parcels Homestead Non-Homestead 878 578 60.3 39.7 Source: Leelanau County Equalization Department Chapter 5 ••• 57 Economy and Housing �CLEVELAND TOWNSHIP MASTER PLAN Cleveland Township ch 5.2 - Homestead/Non-Homestead Good Harbor Bay N A 0 Lime Lake 0.5 Miles D No Homestead Exemptions - Homestead Exemptions D National Lakeshore Chapter 5 - - Township Boundary - - Highways Lakes - - Streams Data Sources : Leelanau County GIS Michigan Ctr for Geo. Info. Map produced 4/2017 - - Roads ••• 58 Economy and Housing �CLEVELAND TOWNSHIP MASTER PLAN Chapter 6. Goals, Objectives, and Action Steps The primary function of the 2017 Cleveland Township Master Plan is to guide future development and growth within the Township. The Master Plan identifies a vision for the future and a series of goals, objectives, and action steps to guide decision making. Goals identify the desired end result or target to be reached, while objectives identify the significant accomplishments required to reach each goal. Action steps list the activities that are needed to achieve each identified objective. The goals, objectives, and action steps in this chapter of the Master Plan provide guidance for the future planning of the Township, and are based on the input gathered during the master planning process. While Cleveland Township may need to initiate most of the action steps, many require the support and cooperation of a broad range of additional This chapter lists the goals, objectives, and action steps to achieve the community's vision for the future of Cleveland Township. participants. These other participants may include private land owners, neighboring jurisdictions, and county or state agencies. When appropriate, implementation measures may include new or amended ordinances, policies or operational procedures. Typically, these measures are within the scope of the Township’s authority, while others may require support and cooperation. Some may be undertaken with little cost or effort, while others may imply sizable investment. The table at the end of this chapter attempts to summarize the possible partnerships and top priorities needed to implement each action step. It is important to note that just because an organization is listed as a possible partner, it does not necessarily mean the organization has committed to take on the responsibility associated with each task. The following pages list the goals, objectives, and action steps by topic area. Chapter 6 ••• 59 Goals, Objectives, and Action Steps �CLEVELAND TOWNSHIP MASTER PLAN HOUSING Goal: A mixture of housing opportunities in the Township to serve residents while maintaining a high quality of life for existing and future residents. Objective 1: Increase the housing supply appropriate for younger families and those that may require more affordable options. • Action Step 1: Amend the Cleveland Township Zoning Ordinance to provide additional housing growth in specific areas in the Township. Areas such as the former Sugar Loaf Resort area and the southern portion of the Township near CR-667 could support additional homes. • Action Step 2: Support regional efforts to supply affordable housing in the villages of Leelanau County. • Action Step 3: Lower the minimum square footage of residential units in the Township to allow for micro-housing, or “tiny homes.” • Action Step 4: Continue to support and market the Township’s property tax assistance program for low-income households. • Action Step 5: Research the potential impacts of allowing Accessory Dwelling Units to be constructed in certain residential districts, such as R-1, with regulations that would ensure units be used as long-term rentals. Objective 2: Accommodate the changing housing and financial needs of aging residents to maintain quality of life. • Action Step 1: Research the potential impacts of zoning ordinances and other Township policies and make necessary changes to encourage and support additional senior residential development, such as assisted living facilities and retirement communities. • Action Step 2: Research offering Elderly Homestead Exemptions to create additional property tax relief for low-income senior homeowners. This could exempt all, or a portion, of the assessed value of a senior’s property from school, state, or county taxes. • Action Step 3: Research accessibility standards that could be included in new construction. Zero-step entrances and extra safety features are two examples of age-friendly housing. Objective 3: Maintain high standards for residential development to protect and preserve rural character and quality of life. • Action Step 1: Research appropriate opportunities and create a Township noise, public safety, and/or nuisance regulation. • Action Step 2: Identify opportunities to strengthen blight regulations and code enforcement. Objective 4: Balance support and encouragement of short-term rentals with the need to retain overall affordability and rural character. • Action Step 1: Research and consider opportunities to regulate short-term rental properties (e.g., choose to require permits, limit the number of permits available). Chapter 6 ••• 60 Goals, Objectives, and Action Steps �CLEVELAND TOWNSHIP MASTER PLAN • Action Step 2: Continue to support the creation of additional resort and lodging accommodations in appropriate zoning districts, such as the Commercial Resort and Recreational zoning districts. AGRICULTURE Goal: Protected agricultural lands and an enhanced rural character in Cleveland Township. Objective 1: Support agricultural operations and lands in the Township. • Action Step 1: Research the requirements farmers must meet to qualify for aid and/or programs that strive to preserve farmland, and work to ensure Township regulations would not prevent a person from qualifying. • Action Step 2: Continue to allow agricultural lands to benefit from tourism and reduce barriers to additional opportunities as appropriate, provided they do not adversely affect neighbors or the serene rural nature of the area. • Action Step 3: Support the continued success of agricultural operations in the Township through local policies and regulations. • Action Step 4: Retain agricultural lands in the Township by retaining a strong commitment to the areas currently zoned for agricultural use. ENVIRONMENT Goal: Protected natural features that make Cleveland Township a special place to live. Objective 1: Contribute to overall watershed health and the health of the Great Lakes through Township-wide policies. • Action Step 1: Adopt and enforce a time-of-transfer inspection ordinance that requires a septic system to be inspected for leakage and damage before a home can be sold with notice to the County Health Department. • Action Step 2: Work to adopt appropriate recommendations from the Good Harbor Bay Watershed Management Plan with support from lake associations and other organizations. Objective 2: Adopt water quality standards and regulations specific to waterfront properties. • Action Step 1: Research the following and other best management practices to determine appropriate standards and regulations: • Increase the setback from the water’s edge to 100 feet, especially in areas with steep slopes. • Require a formal Site Plan Review for any waterfront development. • Amend the Site Plan Review process to be outcome-based, requiring that new developments increase or maintain existing vegetation, do not increase erosion risk, and maintain rainwater retention. Chapter 6 ••• 61 Goals, Objectives, and Action Steps �CLEVELAND TOWNSHIP MASTER PLAN • Develop frontage-based minimums or other lot division standards to prohibit future sharedfrontage developments or “funnel” developments, where more than one household shares access to a body of water. • Require proof of a greenbelt near the water’s edge during the Site Plan Review process. • Require and enforce landscaping regulations when property owners seek to significantly alter vegetation near the water’s edge. • Establish a maximum impervious surface lot coverage requirement for waterfront properties. • Limit the number and use of docks on waterfront parcels. • Establish boat-washing stations on Lime and Little Traverse lakes. • Ban the use of harmful fertilizers and pesticides near water bodies. Objective 3: Educate residents about water quality trends and proactive measures private property owners can take to reduce water quality concerns. • Action Step 1: Support the creation of educational materials for shoreline property owners, agricultural property owners, and large land owners in the Township on topics like water quality, invasive species, landscaping, and woody debris. • Action Step 2: Host educational events with the Township’s lake associations and regional environmental groups to train area landscapers and homeowners about additional landscaping and greenbelt requirements. • Action Step 3: Disseminate data on water quality in the Township through the Township website, at the annual meeting, and in other venues as appropriate. Objective 4: Continue to protect the dark skies in the Township to preserve the health of plants and animals and for the general enjoyment of the night sky. • Action Step 1: Continue to limit light pollution and identify ways to strengthen the Township’s Outdoor Lighting Ordinance. • Action Step 2: Increase awareness and enforcement of the Township’s Outdoor Lighting Ordinance. • Action Step 3: Support the efforts of the Sleeping Bear Dunes National Lakeshore to become a Dark Sky Park. Objective 5: Protect and enhance the many benefits that wetlands provide to people, infrastructure, and the environment. • Action Step 1: Adopt a local wetlands ordinance to give Cleveland Township the ability to regulate development near small wetlands that MDEQ does not oversee. • Action Step 2: Work with research groups, conservancies, and lake associations to identify ongoing threats to existing wetlands and opportunities to restore wetlands. Chapter 6 ••• 62 Goals, Objectives, and Action Steps �CLEVELAND TOWNSHIP MASTER PLAN Objective 6: Protect the natural environment from the negative impacts of human actions, including air quality, shoreline activities, soil erosion, vibration, and other negative impacts. • Action Step 1: Assure that the regulations and policies of associated agencies are upheld in the Township, including those of the Department of Environmental Quality, Soil Erosion Control, the County Health Department, and the County Building Department. • Action Step 2: Limit the visual pollution of billboards, dumping, and non-maintained properties in the Township through code enforcement. • Action Step 3: Expand the Township’s noise ordinances to include additional manmade noises beyond fireworks (see Housing objectives for more on noise regulation). • Action Step 4: Evaluate the size and capacity of culverts in the Township to determine areas where culverts may be impeding fish migration or damaging habitat. • Action Step 5: Encourage developers to designate open spaces linked to existing natural areas to prevent habitat fragmentation and preserve species migration. Objective 7: Review opportunities to protect the Township’s many scenic views from the negative impacts of development. • Action Step 1: Review opportunities to further restrict the ability of a landowner to clear-cut a lot designated for residential development. • Action Step 2: Identify barren ridges and other important viewsheds in the Township and provide guidelines or adopt ordinances to ensure development has a minimal impact on these areas. • Action Step 3: Craft open space requirements that balance goals of protecting significant resource lands and viewsheds, with a goal of providing balanced growth with no net loss of tax base. Objective 8: Work to protect water quality, the environment, and development from the damaging effects of flooding in residential areas. • Action Step 1: Continue to work collaboratively to address existing flooding concerns around Little Traverse Lake. • Action Step 2: Review opportunities to require homes near bodies of water or in flood-prone areas be built according to standards that would reduce flooding damages. • Action Step 3: Work with FEMA to obtain revised floodplain maps as available, and continue to ensure that Site Plan Review is conducted for development within the floodplain. LOCAL ECONOMY Goal: Reasonable economic opportunity and return for Township residents. Objective 1: Support the ability of property owners to use land for reasonable economic benefit. • Action Step 1: Continue to support new and existing home businesses that meet the standards for use. Chapter 6 ••• 63 Goals, Objectives, and Action Steps �CLEVELAND TOWNSHIP MASTER PLAN • Action Step 2: Continue to support and encourage sustainable forestry. Objective 2: Protect opportunities for economic development within the Township, including opportunities for employment and access to resources. • Action Step 1: Support the redevelopment of Sugar Loaf by a private or public entity that supports the local economy and ideally provides access and recreational opportunities to the public. • Action Step 2: Balance support of economic development with the fiscal health of the Township government and its ability to provide appropriate levels of services. • Action Step 3: Permit commercial services at a scale, character, and location that will not take away from the residential quality and character of the area. BROADBAND Goal: Better high-speed internet services in the Township. Objective 1: Pursue opportunities to ensure Township residents have greater access to high-speed internet and cable services. • Action Step 1: Partner with Leelanau County, the Leelanau Peninsula Economic Foundation’s Technology Committee, and other groups as necessary to better understand gaps in the Township’s existing coverage and increase access to better services. • Action Step 2: Send a representative of Cleveland Township to the Leelanau Peninsula Economic Foundation’s Technology Committee as it seeks to create a Broadband Action Plan for the region. • Action Step 3: Educate community leaders and the public on the economic, social, and educational benefits of high-speed internet. • Action Step 4: Designate a portion of Township funds to address inadequate broadband through capital investments, cooperative cost-sharing models, and other funding mechanisms. PUBLIC SERVICES AND INFRASTRUCTURE Goal: High-quality services and infrastructure for Township residents. Objective 1: Enter into multi-jurisdictional planning and service arrangements wherever appropriate to lower costs and improve efficiency. • Action Step 1: Continue to support the Cedar Area Fire and Rescue Department and support additional capital improvements in the future. Objective 2: Look for opportunities to improve the safety, reliability, and accessibility of transportation in the Township. • Action Step 1: Look for opportunities to include bike shoulders and bike lanes in the community through grant funding and partnerships with the Leelanau County Road Commission and the Michigan Department of Transportation. Chapter 6 ••• 64 Goals, Objectives, and Action Steps �CLEVELAND TOWNSHIP MASTER PLAN • Action Step 2: Advocate for increased fixed-route access to public transit from the Bay Area Transportation Authority. • Action Step 3: Work with the Township board and elected leaders to budget future Township expenditures through a Capital Improvement Plan. Objective 3: Continue to provide access to high-quality recreational amenities within and near the Township. • Action Step 1: Explore opportunities to upgrade the Township Park to include an improved dock or other amenities. • Action Step 2: Continue to work with the National Park Service to maintain access points to Lake Michigan and the National Lakeshore. • Action Step 3: Support the expansion of Many of the action steps in this plan relate to the preservation of recreational opportunities for Township the Township's rural character and quality of life. residents as appropriate and as desired by the 2016 planning survey and other public input. • Action Step 4: Support the development of a Recreation Master Plan for Cleveland Township that identifies grant opportunities to upgrade recreational facilities as appropriate. Chapter 6 ••• 65 Goals, Objectives, and Action Steps �CLEVELAND TOWNSHIP MASTER PLAN Chapter 7. Future Land Use and Zoning Plans This chapter includes two components legally required to be in local Master Plans in Michigan: a Future Land Use Plan and a Zoning Plan. Each of these serve to help the Cleveland Township Planning Commission integrate the goals, objectives, and actions identified in Chapter 6 into local policies and ordinances. The Future Land Use Plan depicts the preferred, general composition of land uses and seeks to answer the question, “How should land be used in the future?” The Zoning Plan is designed to identify amendments to the Cleveland Township Zoning Ordinance recommended by this Master Plan. FUTURE LAND USE PLAN Developing a Future Land Use Plan is an important component of any master planning effort, as the Future Land Use Plan depicts the general preferred organization of land uses in the community. The Future Land Use Plan is the framework upon which land use and policy decisions should be based. This Future Land Use Plan was developed with careful consideration of several factors, including local and regional land uses, demographic trends, the location of environmental features, desired community character, public input during the planning process, availability of utilities and road infrastructure, and existing land uses. The Future Land Use Plan guides the development of the Zoning Plan (also in this chapter) and ultimately influences changes that may be made to the zoning ordinance. By Michigan law, the Master Plan must be reviewed every five years. There are two key elements to a Future Land Use Plan: the Future Land Use Map (Map 7.1), which designates specific land uses that are to occur on certain parcels or areas of the Township; and the Future Land Use Text, which defines the map’s classifications and summarizes the map’s overall purpose. Future Land Use Map Map 7.1 shows the locations of the Future Land Use districts described below. The Future Land Use Plan and Map are not intended to identify land use on a parcel-by-parcel basis, but rather to identify broad districts that may evolve within the Township. All rezoning requests must be considered on a case-by-case basis and in accordance with the rezoning process. Chapter 7 ••• 66 Future Land Use and Zoning Plans �CLEVELAND TOWNSHIP MASTER PLAN Cleveland Township 7 .1 - Future Land Use Good Harbor Bay N A 0 0.5 Miles 0 ~ ) ,j) n Id c:: l .~ E Q),-t---- Ryant ~ ---./ - .c 0 al 'u Shimek - Agricultura l Preservation - Business Preservation Forest Conservation - g:,;:c] Wetlands Low Density Residential - Medium Density Residential - Business Development - -Commercial Resort -Recreational Resort - National Lakeshore Chapter 7 Township Boundary Highways Roads Lakes - - Streams ••• 67 Data Sou rces: Leelanau County GIS Michigan Ctr for Geo. Info. Map produced 4/2017 Future Land Use and Zoning Plans �CLEVELAND TOWNSHIP MASTER PLAN Future Land Use Text This Future Land Use Plan bases many of its policies on the Future Land Use Plan from the 2009 Cleveland Township Master Plan. In general, the Township will continue to develop as a place with peaceful residential areas, pristine natural features, and limited commercial and industrial development. One goal of this Master Plan is to balance the demand for additional residential housing with the desire to protect rural, agricultural, and environmentally-sensitive land from untimely or inappropriate residential development. In support of such a goal, this Future Land Use Plan reflects a two-pronged strategy: • • Encourage residential development in areas near existing residential uses, or near existing infrastructure including roads and utility lines. Prevent significant residential development from occurring in areas designated for agriculture, forestry, or conservation. Agricultural Preservation Area The Agricultural Preservation Area is designed to protect the areas of the Township currently being farmed or used for agricultural purposes, or with prime soils for agricultural use. There are three sections of Agricultural Preservation Areas noted on Map 7.1. These blocks are contiguous to allow for cohesive agricultural operations as well as buffers from residential areas. Lands within the Agricultural Preservation Area should be prioritized for preservation and should, to the extent possible, be protected from development detrimental to farming. The Agricultural Preservation Area may include some forested blocks of land, but these areas are generally surrounded by active farmland or are woodlots associated with active farms. Similarly, some small parcels may be used for agriculture outside the Agricultural Preservation Area in areas predominantly used for forestry or residences. The boundaries of the Agricultural The Agricultural Preservation Area includes forest harvesting and sawmills. Preservation Area have not changed from the Future Land Use Plan in the 2009 Cleveland Township Master Plan. The lands in this area were determined to be the most valuable and Chapter 7 ••• 68 Future Land Use and Zoning Plans �CLEVELAND TOWNSHIP MASTER PLAN productive agricultural areas. This was determined using factors such as the presence of working farms, large ownership of 40 acres or more with at least 20 acres of agricultural use, and the presence of prime soils. The Agricultural Preservation Area includes areas of the Township currently being farmed, existing orchards, or areas with potential to be high-value farmland. Nurseries, sawmills, maple syrup production, and other facilities are permitted and encouraged in this area. The Agricultural Preservation Area comprises several large, continuous blocks of land to better allow buffers between agricultural and residential uses. Limited low-density residential uses are permitted in the Agricultural Preservation Area as outlined in the Cleveland Township Zoning Ordinance. Forest Conservation Area The Forest Conservation Area includes lands presently zoned for agricultural use, but may have soils or slopes not conducive to active agriculture. Some Forest Conservation Areas may serve as a transitional use between active agriculture and higher-density residential uses, while other areas may include wetlands and environmentally-sensitive lands not well suited for intensive development. Relatively small agricultural areas are located on suitable sites within the Forest Conservation Area, and these uses should be encouraged to continue and expand as appropriate. Generally, residential development within the Forest Conservation Area must adhere to a density of no greater than one unit per every 10 acres. In order to accommodate residential housing in this district, Ag-Residential lots may be created from parent parcels following certain guidelines identified in the Zoning Ordinance. Chapter 7 ••• 69 Future Land Use and Zoning Plans �CLEVELAND TOWNSHIP MASTER PLAN Residential Areas Residential Future Land Use Areas are intended to provide for the development of homes. While limited residential uses are permitted in the Agricultural Preservation Area and the Forest Conservation Area, both residential Future Land Use Districts aim to protect the rural character of the Township by grouping single-family homes at low to medium densities. Map 7.1 shows that these districts Residential districts in the Township include Low and Medium Density Residential. are located primarily around and between Little Traverse Lake and Lime Lake. The growing demand for housing in the region and in the Township was raised as a concern throughout the planning process. In addition to identifying housing goals, objectives, and action steps in Chapter 6, the Cleveland Township Planning Commission reviewed the locations of the Residential Future Land Use Districts and made several changes from the 2009 Plan: • • • The Medium Density Residential Area now encompasses all properties touching Little Traverse Lake, except for the Township Park. The Medium Density Residential Area around County Road 667 near the southern portion of the Township has been expanded to include additional properties. A wetlands overlay district was added to the Future Land Use Map, in order to understand where residential development might be encouraged in balance with the desire to preserve the Township’s wetlands. Low Density Residential Area Map 7.1 shows that the Low Density Residential Area includes much of the land between Lime and Little Traverse Lakes, and just west and east of Lime Lake. Single-family residential uses are planned for this area at a maximum density of approximately one unit per three acres. These areas have significant environmental features including streams (Map 2.2) and wetlands (Map 2.4), and development in these areas may negatively impact water quality in Chapter 7 ••• 70 Future Land Use and Zoning Plans �CLEVELAND TOWNSHIP MASTER PLAN the Good Harbor Bay Watershed. The Low Density Residential Districts can form a buffer between Forest Conservation Areas and Medium Density Residential Districts. Medium Density Residential Area Map 7.1 shows that the Medium Density Residential Area is planned primarily for locations surrounding Little Traverse Lake and Lime Lake. Lakefront development is highly desirable in the Township, and when proper precautions are taken to protect water quality and the natural environment of the Township, this development is a strong asset in the community. Generally, development in this district is permitted where soils and separation from the water table can permit single-family homes with onsite water and septic systems. Supporting uses such as schools and parks are also encouraged within this district. Business Areas There are two types of Business Areas identified in this Future Land Use Plan: the Business Preservation Area and the Business Development Area. The goal of these districts is to provide reasonable space for limited commercial opportunities within the Township. Business Preservation Area Business Preservation Areas are The Little Traverse Inn is an example of a commercial use in Cleveland Township. located in three relatively small areas within the Township as shown on Map 7.1. The intent of this district is to preserve and retain the existing boundaries for small-scale businesses that provide services to Township residents. Significant expansions of existing or new businesses should not be accommodated within this district. Business Development Area There are three sizable Business Development Areas within the Township as shown on Map 7.1: near the intersection of Maple City Road and M-22; at the intersection of Maple City Road and Century Road; and at South Stachnik Road and East Sullivan Woods Road. The purpose of the Business Development Area is to provide for the reasonable expansion of Chapter 7 ••• 71 Future Land Use and Zoning Plans �CLEVELAND TOWNSHIP MASTER PLAN existing and new business uses. Zoning regulations limit business uses to those uses suitable to the Township and compatible with nearby residential areas, such as light manufacturing, office buildings, and small-scale retail uses. Commercial Resort Area Several small areas of Cleveland Township are designated as Commercial Resort Areas on the Future Land Use Map (Map 7.1). These uses are primarily clusters of cottages used for seasonal short-term rentals. Consideration should be given to removing parcels from the Commercial Resort Area that are primarily wetlands or otherwise unsuited to large-scale development. It is also important that Commercial Resort Areas are used in ways that honor neighboring homes and the residential character of adjoining districts. Recreational Resort Area The Recreational Resort Future Land Use District is planned for parts of the former Sugar Loaf Resort and some surrounding areas. The Sugar Loaf area was originally developed as a ski resort, golf course, and resort residential community of single-family and multifamily housing units. The closure of the resort and subsequent challenges in redeveloping the land have resulted in a continued loss of jobs, tax revenue, and recreational opportunities for the community. The Recreational Resort District is designed to accommodate the future redevelopment of Sugar Loaf in a manner consistent with the community’s vision for the land. As such, uses acceptable for this area include a wide range of residential development (including higher-density condominiums or apartments), resortrelated retail, conference centers, hotels, restaurants, banquet facilities, and business such as limited The Recreational Resort District includes much of Sugar Loaf Resort, including the hilltop. convenience stores that serve the resort area. Commercial uses in this district should serve recreational purposes. Active recreational uses, as well as public access to recreational amenities and scenic views, are desired elements of the redevelopment of the Recreational Resort Area. Chapter 7 ••• 72 Future Land Use and Zoning Plans �CLEVELAND TOWNSHIP MASTER PLAN National Lakeshore Area The boundaries of the Sleeping Bear Dunes National Lakeshore Area extend across the northern part of the Township, including areas around Bass Lake and School Lake. The Township does not have control over uses within the Lakeshore boundary, but does contribute input on the long-range and management plans of the National Lakeshore Area. The recreational and scenic aesthetic of the National Lakeshore Area is valued by the Township’s residents, and the Township should continue to collaborate with the National Lakeshore to preserve the environmental habitat and recreational amenities the area provides. Wetlands Overlay Area Existing wetlands are included on the Future Land Use Map to support the Township’s goal of preserving wetlands wherever possible. One action step identified in Chapter 6 is to create and adopt a local wetlands ordinance that would allow the Township to regulate development near and within wetlands that the Michigan Department of Environmental Quality does not currently oversee. Including wetlands on the Future Land Use Map represents a step toward developing this local ordinance in the future, as it provides a clear inventory of the likely location of wetlands in relation to other land uses in the Township. This data is general and is not meant to inform site-specific decisions. ZONING PLAN According to Section 2(d) of the Michigan Planning Enabling Act (Public Act 33 of 2008), a Master Plan must include a Zoning Plan that depicts the various zoning districts and their use, as well as standards for height, bulk, location, and use of buildings and premises. The Zoning Plan serves as the basis for the Zoning Ordinance and guides any changes made to the existing Zoning Ordinance as a result of a master planning process. Relationship to the Master Plan The Master Plan describes the Township’s vision, goals, and objectives for future land use and community development. As a key component of the Master Plan, the Zoning Plan is based on the recommendations of the Master Plan and is intended to identify areas where existing zoning is inconsistent with the objectives and strategies of the Master Plan. The Zoning Ordinance is the primary implementation tool for the future development of Cleveland Township. The Zoning Ordinance contains written regulations and standards that define how properties in specific geographic zones can be used and how they can look. The Chapter 7 ••• 73 Future Land Use and Zoning Plans �CLEVELAND TOWNSHIP MASTER PLAN Zoning Plan is designed to guide the development of the Zoning Ordinance, based on the recommendations of the Master Plan. Current Zoning Districts The Michigan Planning Enabling Act requires the Zoning Plan to inventory the community’s existing zoning districts. The following section summarizes the existing zoning districts in Cleveland Township. Table 7.1 provides an overview of several key standards for new development in each zoning district. This section is meant to provide a general overview of the Township’s zoning districts and standards. In order to review zoning definitions, standards, and regulations in full detail, please see the Cleveland Township Zoning Ordinance. Residential Districts • • • Residential I – This district is intended to accommodate single-family homes. Residential II – This district is intended to accommodate single-family homes in addition to schools, churches, and hospitals. Residential III – In addition to the uses permitted in Residential I and II, this district accommodates dwellings built for multiple families such as townhomes and condominiums. Non-Residential Districts • • • • • • Commercial-Resort – This district is intended to accommodate uses such as inns, motels, mobile home parks, rental cabins, hospitals or nursing homes, and professional offices. Recreational – This district is intended to provide for orderly development of land compatible with the ski, golf, recreational, and residential facilities already present within the district. Uses permitted include single- and multi-family dwellings, motels, professional offices, private clubs, and outdoor recreational facilities. A Planned Unit Development option is available in the Recreational District to promote projects that provide recognizable and substantial benefits to users of the property and the community. Business I – In addition to accommodating the uses permitted in the Commercial-Resort District, the Business I district allows for a number of other uses such as retail stores, restaurants, hospitals, and institutions. Business II – This district accommodates light manufacturing facilities, warehouses and storage facilities, greenhouses, open-air markets, cable facilities, utilities, and lumber yards. Agricultural – The Agricultural District is designed to accommodate active farming activities in the Township as well as forestry, sawmills, maple syrup, plant nurseries, riding stables, mining, and parkland. Single-family homes are permitted in this district that follow the requirements for an Ag-Residential Lot. Government – This district is intended to accommodate picnic grounds, public lookouts, campgrounds, forest reserves, wildlife reserves, and public recreation areas that are under the control of Cleveland Township. Chapter 7 ••• 74 Future Land Use and Zoning Plans �CLEVELAND TOWNSHIP MASTER PLAN Table 7.1 Zoning Districts Zoning District Residential I Residential II Residential II Commercial-Resort Recreational Business I Business II Agricultural Government Total Acres % of Total Land Minimum Lot Size (1,000 Sq Ft) Maximum Density (Units per Acre) Maximum Height (Ft)* Minimum Living Area (Sq Ft) Minimum Back Setback (Ft) Minimum Side Setback (Ft) Minimum Front Setback (Ft) Maximum Lot Coverage (% of Lot) Minimum Lot Width 1,245.8 6.4% 40 1.1 35 750 10 10 40 25 200 1,187.3 6.1% 30 1.5 35 750 10 10 40 25 150 18.9 0.1% 30 3.3 35 700 10 10 40 25 150 55.3 0.3% 15 8.7 35 15 10 40 25 748.6 3.8% 30 2.9 35 15 10 40 25 150 95.0 0.5% 30 35 15 10 40 50 100 78.9 0.4% 60 35 15 10 40 50 200 16,124.3 82.4% 30 35 10 10 40 25 150 12.0 0.1% 0.1 700 35 Blank = Not Applicable; *Maximum building height restrictions apply to properties designed for human occupancy. *Maximum building height restrictions apply to properties designed for human occupancy. Chapter 7 ••• 75 Future Land Use and Zoning Plans �CLEVELAND TOWNSHIP MASTER PLAN Opportunities for Zoning Changes In order to remain consistent with the community’s vision for the future of Cleveland Township as identified in this Master Plan, a number of zoning ordinance amendments may be necessary. The Action Steps identified in Chapter 6 highlight several opportunities where the Township zoning ordinance could be amended to be more consistent with the goals and vision set forth in this Master Plan. Chapter 7 ••• 76 Future Land Use and Zoning Plans �CLEVELAND TOWNSHIP MASTER PLAN Appendix A. Public Meeting Summaries OPPORTUNITIES FOR PUBLIC INVOLVEMENT Many residents, landowners, and community leaders participated in the Cleveland Township Master Planning process. Residents were invited to participate through a number of communication tools including:  A project webpage, with background information, a comment form, and a newsletter signup  Announcements of public meetings on the Cleveland Township website  Printed announcements of public meetings in the Leelanau Enterprise  A community planning survey (see Appendix B), mailed to every address in the Township  Printed flyers posted at local establishments  A project e-newsletter The Master Planning process included four public meetings: a kickoff meeting on June 23, 2016, a visioning meeting on August 25, 2016, an environmental workshop on February 23, 2017 and a public open house in March 2017. In addition, the Cleveland Township Planning Commission discussed the Master Plan project at each of its regular public meetings from April 2016 through February 2017. PUBLIC KICKOFF – JUNE 23, 2016 The public kickoff meeting was an opportunity for the community to learn more about key issues and help to inform the Master Plan process. About 35 residents and community leaders gathered at the Township Hall to learn about issues ranging from water quality to broadband internet accessibility. Each speaker gave a short presentation and allowed for a question-and-answer period. Participants used interactive “clickers” to answer trivia and give opinions throughout the meeting. The agenda included:  Steve Strassburger Cleveland Township Planning Commission Chair Welcome  Katie Moss Sieb Land Information Access Association Introduction, What is a Master Plan?  Tom Ulrich National Park Service NPS Mission Statement and Overview of Current Activities  Sarah Lucas Networks Northwest Aging Trends in Leelanau County  Yarrow Brown Leelanau Conservancy The Good Harbor Bay Watershed Protection Plan, Leelanau Conservancy Projects Tom Stephenson Connect Michigan Broadband Accessibility in Leelanau County  Tim Stein Cleveland Township Supervisor Updates on the Township Appendix A ••• 77 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN VISIONING MEETING – AUGUST 25, 2016 The public visioning meeting was held on Thursday, August 25, 2016, at the Cleveland Township Hall. In total, 31 residents and interested parties attended the meeting. The purpose of the meeting was to capture the opinions of Township residents in hopes of creating a Master Plan that reflects the community’s vision for the future. The event was structured with the following agenda: - Welcome and Introduction - Steve Strassburger, Cleveland Township Planning Commission Chair - Explanation of the evening’s activities - Katie Sieb, LIAA - Self-guided station activities The bulk of the meeting consisted of six separate “stations,” each with a short activity focusing on one important element of the plan. Five of the six stations were facilitated by a planning commissioner, giving attendees an opportunity to interact with their community leaders. Additionally, posters were displayed to share the results of the community planning survey. The following summarizes each station’s activity and results. Sta on One: Asset Lis ng The asset listing station asked participants to write down one thing they love about Cleveland Township on a speech bubble board. The responses are included in this image which was created on Tagul.com. Sta on Two: Visioning Ques ons At this station, participants were asked to write their answers to two questions on flip charts. Below are the questions and the responses. Repeated comments are indicated by the number appearing next to an item. Appendix A ••• 78 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN In 20 years, how do you see Cleveland Township? - About the same or no change. (3) - Keep the Township quiet, with clean water and air. - Whatever happens to Sugar Loaf, keep the lights off! - Could Sugar Loaf become part of the Sleeping Bear Dunes National Park? - Pedestrian road shoulders. - Clean water, protected ridgelines, and undeveloped open space. (2) - Multi-use housing and commerce at Sugar Loaf. (2) - Eco-Village in Maple City area near Co. Rd. 667 with housing, health care, food, eldercare, and childcare. (2) What would improve Cleveland Township? Housing-related responses - Reduced minimum square footage requirements to allow for tiny homes. (2) - Senior housing. (2) - Apartments to bring workers into the area. (2) Transportation-related responses - Infrastructure needs to accommodate increasing tourism and traffic. The National Park Service should share in the costs. - Improve M-22 road surface and shoulders. (7) - Bike shoulders and pedestrian shoulders. Environment-related responses - Clout on pressing environmental issues. - Work with the National Park Service to prevent development of farms in Port Oneida. No more asphalt parking lots. - A noise ordinance that is enforced. (3) - New culvert on Traverse Lake Road. - Improve the Township Park on Little Traverse Lake. (2) - Concern about water quality. - Capable planning and action with regard to climate-related challenges, supported by citizen involvement and objective communication. - Sustainable energy such as solar. Economic-related responses - Encourage year-round businesses. - Open Sugar Loaf to its original state. (2) - Make Sugar Loaf a four-season resort with skiing, hiking, public access, and quality housing. Responses pertaining to the Sleeping Bear Heritage Trail expansion - Finish the trail along Little Traverse Lake Road. (3) Appendix A ••• 79 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN - No bike trail on North Traverse Lake. - Stop the trail at Co. Rd. 669 to preserve wetlands, trees, and protected dunes. Sta on Three: Environment This station had two activities, a goal statement exercise and an open-ended question. Goal Statement Exercise Participants were asked to read the 2009 Master Plan’s goal statement for the environment and think about how they might change it to better reflect their opinion. Participants were invited to edit the goal statement by adding or crossing out language on the goal statement. The 2009 goal statement for the environment is: Protect important natural resources including ground water, wetlands, water bodies, native vegetation, wildlife, dunes, and shoreline through Township policies and requirements. Protect the Township’s dark skies and air quality and protect residents from noise pollution. In general, most participants did not want to make drastic changes to the goal statement, but may want to see greater emphasis on particular resources in the Master Plan. The following is a list of responses. Repeated comments are indicated by the number appearing next to an item. - No change. (4) - Emphasize dark skies. (3) - Emphasize air quality, and noise pollution. (2) - Add correct culvert inadequacy on Little Traverse Lake and support restoration of Shalda Creek to natural flow. - Delete “important” so statement reads, “Protect [all] natural resources…” - Add bolded words so statement reads, “Protect natural resources including…the diversity of native vegetation and wildlife…” - Emphasize native vegetation, wildlife, dunes, and shoreline. Open-Ended Question Also at the environment station, participants were invited to respond to an open-ended question: What environmental issues are you most concerned about in Cleveland Township? The following is a list of responses. Repeated comments are indicated by the number appearing next to an item. The Heritage Trail Expansion - Declining condition of the Township Park if the Heritage Trail goes down Little Traverse Lake Road. - Damage to the area of Traverse Lake Road if the Heritage Trail goes down Little Traverse Lake Road including sand hills, the tunnel of trees along the road, swampy areas, and the wealth of Lady Slipper Orchids along the road. - Completing the Heritage Trail in a cooperative way with the National Park Service. Appendix A ••• 80 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN Inland Lakes - High lake levels may be having an impact on water quality, both through flooding and from septic systems that may now be compromised. - Protection of our wetlands and water. (2) - Write lake guardian best practices into the Master Plan, like Lake Charlevoix and Glen Lake. - [Create a] swimmer’s itch program. Invasive Species Removal - Invasive species on land and in lakes. (2) Growth and Development - Growth in the Township. - Township should remain rural, natural, quiet, and peaceful. (2) - The removal and clear-cutting of trees for residential homes. Other Concerns - Climate change and its impacts on stormwater, flooding, and washouts. - The increasing number of tourists visiting the National Park Service. - The declining condition of Sugar Loaf Mountain Resort. - A lake of “safe” shoulders on M-22, Co. Rd. 667, and Co. Rd. 669 for pedestrians and bicycles. - Fracking. - Air quality. Sta on Four: Housing At this station, participants looked at photos of a number of new housing developments and placed a green sticker on the type of housing that they most supported being built in Cleveland Township. Participants were reminded that local government in Michigan cannot exclude certain housing types, such as mobile homes, but can use zoning and other policies to encourage particular housing types. In general, participants most strongly support senior homes, senior neighborhood housing, and summer cottages being built in the Township in the future. Participants least support mobile homes, medium-density subdivisions, and duplexes. The list below ranks the most preferred housing types participants would like to see in the Township. The number of green stickers each housing type received is also included. - Senior Apartments (11) - Senior Neighborhood Housing (11) - Summer Cottages (10) - Low-Density Homes (7) - Apartments (6) - Mixed-Use Buildings (6) - Duplexes (3) Appendix A ••• 81 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN - Medium-Density Subdivisions (2) - Mobile Homes (1) - Housing of any type (1) Sta on Five: Economy At this station, participants were given 12 pennies and asked to distribute them as they wish among six cups placed on the table. Each cup represented an economic area where the Township could direct effort (not necessarily spending) that has an impact on the local economy. Participants could put all 12 pennies into one cup, or spread them around however they preferred. Listed below are the number of coins each cup received: - New resort facilities and vacation rentals (16) - The redevelopment of Sugar Loaf (99) - Continued support of agricultural operations (77) - Greater broadband internet speed and/or accessibility (66) - None, existing economic opportunities are adequate (0) - None, it is not the Township’s role to support economic development (0) Participants would most like to see the Township support the redevelopment of Sugar Loaf, followed by agricultural operations and greater speed and/or access to broadband internet. Sta on Six: Land Use At this station, participants were asked to identify areas where they would like to see land use change in the future. Participants were asked to place stickers on the map to represent four different uses:  Agricultural and Forestry – This category includes uses related to farming and forestry such as sawmills, maple syrup production, nurseries, and commercial riding stables. Single-family homes would be permitted in this district with certain restrictions.  Business – This category includes commercial, resort, and business uses such as retail shops, restaurants, light manufacturing, warehouses, and other similar uses.  Recreation – This category includes recreational facilities for skiing and golfing, with some residential uses permitted. This category may also include private clubs, motels or hotels, multiple-family dwellings, and office space.  Residential – There are three residential categories: o Residential 1 (R1) refers to single-family homes at a low density. In R1, homes must be situated on large lots that are at least 200 feet wide and exceed 40,000 square feet. o Residential 2 (R2) refers to single-family homes permitted at a relatively greater density than the R1 use. In this district, homes must be situated on lots that are at least 150 feet wide and exceed 30,000 square feet. This use might also include schools, churches, or health facilities. o Residential 3 (R3) includes all the provisions of R2 with the addition of multiple-family dwellings such as townhomes or apartments. In general, participants felt that the land should remain in its current use classification with the exception of the Sugar Loaf Resort Area and the southern part of the Township near Co. Rd. 667. Concern for housing young families and seasonal workers was commonly discussed throughout the activity. Appendix A ••• 82 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN Sugar Loaf Resort Area A number of participants indicated that the Sugar Loaf area just west and east of Townhouse Road could support additional densities of homes. Stickers for both R1 and R3 were placed in this area. Others felt that this same area should be used as recreational lands. Southern Areas in Cleveland Township Several participants indicated that nearby Maple City, while outside of Cleveland Township’s borders, should grow to include higher densities of homes. Several stickers for R3 were placed on the map to indicate this. Others felt that the southern areas of the Township near Co. Rd. 667 could support R3 densities. ENVIRONMENTAL WORKSHOP- FEBRUARY 23, 2017 The Cleveland Township Planning Commission invited the public to attend an in-depth discussion about the Master Plan’s proposed environmental goals on Thursday, February 23, 2017. The meeting materials and facilitation were provided by the Land Information Access Association with grant assistance from Michigan’s Coastal Zone Management Program in order to enhance the Master Plan’s focus on resiliency and environmental sustainability. Local experts were also invited to share insight on proposed policies and join in the discussion. About 35 people participated in the meeting. While the meeting did not result in substantive changes to the Draft Master Plan, it did create buy-in for some of the environmental policies introduced in the Plan. The main takeaways from the public discussion include: - While the character and quality of the lake has remained largely desirable, it is important to guarantee the future conditions of Lime and Little Traverse Lakes through proactive zoning and programs. The vision for the future of the lakes include: o Swimmable, fishable waters o Healthy and clean/clear water o No flooding on nearby properties o Valuable homes along the lakeshore - Severe flooding near Little Traverse Lake’s outlet into Shalda Creek is caused by a number of factors such as undersized culverts, the presence of beavers, and road design. Improving the culvert is a less ideal solution than removing the road altogether and creating a bridge. While this would a significant capital project, it would likely alleviate flooding and allow the stream to return its natural course. - Education around inland lake water quality is a key need. Residents discussed the difficulties in reaching seasonal residents with information on ways to improve water quality. Possible ideas include a Township mailing, a voluntary signed compact for property owners to sign a pledge to protect the lake, and a lake guardian program similar to Glen Lake Association’s program. - Keyholing is a key challenge around a number of Michigan lakes, though a full ban on keyhole development is likely challengeable in court. However, the community would like to see as much restriction on keyhole development as possible. - Septic inspections, while adding some cost and burden on property owners, is a popular idea with residents. The Township would bear little burden in implementing this policy, as damaged systems would need to be brought into compliance with the County Health Department, not any local code. In addition, programs such as cooperative cost-sharing models to improve infrastructure are desired. - Wetlands, while largely regulated by MDEQ, have some ability to be regulated by the Township. Enforcement is a key challenge with any local ordinance to regulate develop in and near small wetlands. Another key challenge Appendix A ••• 83 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN regarding a local wetlands ordinance is the need for collaborative and responsive relationships with MDEQ staff and local zoning administrators. In light of these challenges, public acquisition of important wetlands may be a more favorable approach. PUBLIC OPEN HOUSE – MARCH 25, 2017 The public open house was held after the annual township meeting on Saturday, March 25, 2017, at the Cleveland Township Hall. About 38 residents and interested parties attended the meeting. The open house provided an opportunity to provide input on the proposed master plan. In addition, participants were asked to provide direct feedback at four specific “stations”. The first station provided information about some of the key finding or trends (demographic and land use related) of the Township. The second station provided an opportunity for participants to prioritize the goals, objectives and actions steps using sticky dots. In addition, participants were asked to list “possible partners” that would help implement each goal, objective and action step. The third station provided an opportunity for participants to review and comment on the proposed future land sue plan. The fourth station asked participants to fill out a short survey about the plan and opportunities for participation. The following summaries the results of each station (note; no comments were provided for station one and three). Station Two: HOUSING GOAL: A mixture of housing opportunities in the Township to serve residents while maintaining a high quality of life for existing and future residents. OBJECTIVE 1: Increase the housing supply appropriate for younger families and those that may require more affordable options. 2 sticky dots (Sticky Note: “Be interested in working on housing issues – Carol Waters ph. 228-6591) Action Step 1: Review the Cleveland Township Zoning Ordinance to determine where additional housing growth should be focused. Areas such as the former Sugarloaf Resort area and the southern portion of the Township near CR-667 could support additional homes. Nothing Action Step 2: Support regional efforts to supply affordable housing in the villages of Leelanau County. 2 sticky dots Action Step 3: Lower the minimum square footage of residential units in the Township to allow for micro-housing, or “tiny homes”. 5 sticky dots Action Step 4: Continue to support and market the Township’s property tax assistance program for low-income households. 1 sticky dot Appendix A ••• 84 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN Action Step 5: Research the potential impacts of allowing Accessory Dwelling Units to be constructed in certain residential districts, such as R-1, with regulations that would ensure units be used as long-term rentals. Nothing OBJECTIVE 2: Accommodate the changing housing and financial needs of aging residents to maintain quality of life. Nothing Action Step 1: Research the potential impacts of zoning ordinances and other Township policies and make necessary changes to encourage and support additional senior residential development, such as assisted living facilities and retirement communities. Nothing Action Step 2: Research offering Elderly Homestead Exemptions to create additional property tax relief for low-income senior homeowners. This could exempt all, or a portion, of the assessed value of a senior’s property from school, state, or county taxes. 6 sticky dots Action Step 3: Research accessibility standards that could be included in new construction. Zero step entrances and extra safety features are two examples of age-friendly housing. Nothing OBJECTIVE 3: Maintain high standards for residential development to protect and preserve rural character and quality of life. Nothing Action Step 1: Research appropriate opportunities and create a Township noise, public safety, and/or nuisance regulation. 1 sticky dot Action Step 2: Identify opportunities to strengthen blight regulations and code enforcement. Nothing OBJECTIVE 4: Balance support and encouragement of short term rentals with the need to retain overall affordability and rural character. 1 sticky dot Action Step 1: Research and consider opportunities to regulate short-term rental properties (e.g., choose to require permits, limit the number of permits available). 1 sticky dot Appendix A ••• 85 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN Action Step 2: Continue to support the creation of additional resort and lodging accommodations in appropriate zoning districts, such as the Commercial Resort and Recreational zoning districts. Nothing ENVIRONMENT (PART 1 OF 2) GOAL 1: Protected natural features that make Cleveland Township a special place to live. OBJECTIVE 1: Contribute to overall watershed health and the health of the Great Lakes through Township-wide policies. Nothing Action Step 1: Adopt and enforce a time of transfer inspection ordinance that requires a septic system to be inspected for leakage and damage before a home can be sold with notice to the County Health Department. 3 sticky dots (Sticky Note: “Lake level vs septic compromise and leaching  High lake levels threaten WQ as septics installed before the 48” isolation distance are submerged  LTL is at an ambient level ~ 30” above historic  We need to research elevations of systems and test shoreline locations for septic influences  Phos levels have risen nearly 300% and Ammonia nearly 600% in some locations” Action Step 2: Work to adopt appropriate recommendations from the Good Harbor Bay Watershed Management Plan with support from lake associations and other organizations. Nothing OBJECTIVE 2: Adopt water quality standards and regulations specific to waterfront properties. Action Step 1: Research the following and other best management practices to determine appropriate standards and regulations: Nothing Increase the setback from the water’s edge to 100 feet, especially in areas with steep slopes. Nothing Require a formal Site Plan Review for any waterfront development. Nothing Amend the Site Plan Review process to be outcome-based, requiring that new developments increase or maintain existing vegetation, do not increase erosion risk, and maintain rainwater retention. Nothing Appendix A ••• 86 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN Develop frontage-based minimums or other lot division standards to prohibit future shared-frontage developments or “funnel” developments, where more than one household shares access to a body of water. Nothing Require proof of a greenbelt near the water’s edge during the Site Plan Review process. Nothing Require and enforce landscaping regulations when property owners seek to significantly alter vegetation near the water’s edge. Nothing Establish a maximum impervious surface lot coverage requirement for waterfront properties. Nothing Limit the number and use of docks on waterfront parcels. Nothing Establish boat washing stations on Lime and Little Traverse Lakes. Nothing Ban the use of harmful fertilizers and pesticides near water bodies. 2 Sticky Dots NOTE FOR 10 OF THE ABOVE BULLETED ITEMS IN THIS ACTION STEP #1 “Agree with all but 100’ setback – 75’ is fine” OBJECTIVE 3: Educate residents about water quality trends and proactive measures private property owners can take to reduce water quality concerns. Action Step 1: Support the creation of educational materials for shoreline property owners, agricultural property owners, and large land owners in the Township on topics like water quality, invasive species, landscaping, and woody debris. Nothing Action Step 2: Host educational events with the Township’s lake associations and regional environmental groups to train area landscapers and homeowners about additional landscaping and greenbelt requirements. Nothing Action Step 3: Disseminate data on water quality in the Township through the Township website, at the annual meeting, and in other venues as appropriate. 1 Sticky Dot (Sticky Note: “Leelanau clean water does this now – it is important) Appendix A ••• 87 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN OBJECTIVE 4: Continue to protect the dark skies in the Township to preserve the health of plants and animals and for the general enjoyment of the night sky. Action Step 1: Continue to limit light pollution and identify ways to strengthen the Township’s Outdoor Lighting Ordinance. 2 Sticky Dots Action Step 2: Increase awareness and enforcement of the Township’s Outdoor Lighting Ordinance. Nothing Action Step 3: Support the efforts of the Sleeping Bear Dune National Lakeshore to become a Dark Sky Park. Nothing OBJECTIVE 5: Protect and enhance the many benefits that wetlands provide to people, infrastructure, and the environment. Action Step 1: Adopt a local wetlands ordinance to allow Cleveland Township the ability to regulate development near small wetlands that MDEQ does not oversee. 1 Sticky Dot Action Step 2: Work with research groups, conservancies, and lake associations to identify ongoing threats to existing wetlands and opportunities to restore wetlands. Nothing ENVIRONMENT (PART 2 OF 2) GOAL 1: Protected natural features that make Cleveland Township a special place to live. OBJECTIVE 6: Protect the natural environment from the negative impacts of human activities including air quality, shoreline activities, soil erosion, vibration, and other negative impacts. Nothing Action Step 1: Assure that the regulations and policies of associated agencies are upheld in the Township including the Department of Environmental Quality, Soil Erosion Control, the County Health Department, and the County Building Department. Nothing Action Step 2: Limit the visual pollution of billboards, dumping, and nonmaintained properties in the Township through code enforcement. 4 Sticky Dots Action Step 3: Expand the Township’s noise ordinances to include additional manmade noises beyond fireworks (see Housing for more on noise regulation). 3 Sticky Dots Appendix A ••• 88 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN Action Step 4: Evaluate the size and capacity of culverts in the Township to determine areas where culverts may be impeding fish migration or damaging habitat. 4 Sticky Dots Sticky Note #1: “Huge issue! Restore Shalda Creek – enlarge TL culvert” Sticky Note #2: “Would help with organizing a committee focused on clean water issues – Carol Waters ph. 228-6591” Action Step 5: Encourage developers to designate open spaces linked to existing natural areas to prevent habitat fragmentation and preserve species migration. 1 Sticky Dot OBJECTIVE 7: Review opportunities to protect the Township’s many scenic views from the negative impacts of development. Action Step 1: Review opportunities to further restrict the ability of a landowner to clear-cut a lot designated for residential development. 1 Sticky Dot Action Step 2: Identify barren ridges and other important viewsheds in the Township and provide guidelines or adopt ordinances to ensure development has a minimal impact to these areas. 1 Sticky Dot Action Step 3: Craft open space requirements that balance goals of protecting significant resource lands and viewsheds with a goal of providing balanced growth with no net loss of tax base. Nothing OBJECTIVE 8: Work to protect water quality, the environment, and development from the damaging effects of flooding in residential areas. Action Step 1: Continue to work collaboratively to address existing flooding concerns around Little Traverse Lake. 4 Sticky Dots Action Step 2: Review opportunities to require homes near bodies of water or in flood-prone areas be built according to standards that would reduce flooding damages. 1 Sticky Dot Sticky Note #1: “Proactively correct storm drainage problems which will cause significant property damage and waterway pollution with new climate deluges.” Sticky Note #2: “Township/County needs to be capable of acting on storm water control. Road Commission will only act when roads are threatened – not lakes or property” Appendix A ••• 89 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN Action Step 3: Work with FEMA to obtain revised floodplain maps as available and continue to ensure that Site Plan Review is conducted for development within the floodplain. Nothing Appendix A ••• 90 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN ECONOMY GOAL: Reasonable economic opportunity and return for Township residents. OBJECTIVE 1: Support the ability of property owners to use land for reasonable economic benefit. 1 Sticky Dot Action Step 1: Continue to support new and existing home businesses that meet the standards for use. 1 Sticky Dot Action Step 2: Continue to support and encourage sustainable forestry. 1 Sticky Dot OBJECTIVE 2: Protect opportunities for economic development within the Township, including opportunities for employment and access to resources. Action Step 1: Support County and regional efforts to sell Sugarloaf Resort for redevelopment by a private or public entity that supports the local economy and ideally provides access and recreational opportunities to the public. 5 Sticky Dots Action Step 2: Balance support of economic development with the fiscal health of the Township government and its ability to provide appropriate levels of services. Nothing Action Step 3: Permit commercial services at a scale, character, and location that will not take away from the residential quality and character of the area. 1 Sticky Dot BROADBAND GOAL: Better High Speed Internet services in the Township. OBJECTIVE 1: Pursue opportunities to ensure Township residents have greater access to High Speed Internet and cable services. 4 Sticky Dots Sticky Note: “My #1 Most important issue in Cleveland Township” Action Step 1: Partner with Leelanau County, the Leelanau Peninsula Economic Foundation’s Technology Committee, and other groups as necessary to better understand gaps in the Township’s existing coverage and increase access to better services. 1 Sticky Dot Appendix A ••• 91 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN Action Step 2: Send a representative of Cleveland Township to the Leelanau Peninsula Economic Foundation’s Technology Committee as it seeks to create a Broadband Action Plan for the region. 1 Sticky Dot Action Step 3: Educate community leaders and the public on the economic, social, and educational benefits High Speed Internet provides. Action Step 4: Designate a portion of Township funds to addressing inadequate broadband through capital investments, cooperative cost sharing models, and other funding mechanisms. 1 Sticky Dot AGRICULTURE GOAL: Protected agricultural lands and an enhanced rural character in Cleveland Township. OBJECTIVE 1: Support agricultural operations and lands in the Township. Nothing Action Step 1: Retain restrictions on residential uses in the agricultural areas such that agricultural pursuits are not compromised and reasonable use of the land is not denied to the property owner. Nothing Action Step 2: Continue to allow agricultural lands to benefit from tourism and reduce barriers to further opportunities as appropriate provided they do not adversely affect neighbors or the serene rural nature of the area. 1 Sticky Dot Action Step 3: Support the continued success of agricultural operations in the Township through local policies and regulations. Nothing Action Step 4: Retain agricultural lands in the Township by retaining a strong commitment to the areas currently zoned for agricultural use. 2 Sticky Dots Action Step 5: Research the requirements farmers must meet to qualify for aid and/or programs that strive to preserve farmland and work to ensure Township regulations would not prevent a person from qualifying. Nothing PUBLIC SERVICES AND INFRASTRUCTURE GOAL: High-quality services and infrastructure for Township residents. Nothing Appendix A ••• 92 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN OBJECTIVE 1: Enter into multi-jurisdictional planning and service arrangements wherever appropriate to lower costs and improve efficiency. 1 Sticky Dot Action Step 1: Continue to support the Cedar Area Fire and Rescue Department and support additional capital improvements in the future. 2 Sticky Dots OBJECTIVE 2: Look for opportunities to improve the safety, reliability, and accessibility of transportation in the Township. Nothing Action Step 1: Look for opportunities to include bike shoulders and bike lanes in the community through grant funding and partnerships with the Leelanau County Road Commission and the Michigan Department of Transportation. 1 Sticky Dot Action Step 2: Advocate for increased fixed-route access to public transit from the Bay Area Transportation Authority. Nothing Action Step 3: Work with the Township board and elected leaders to budget future Township expenditures through a Capital Improvement Plan. Nothing OBJECTIVE 3: Continue to provide access to high-quality recreational amenities within and near the Township. 1 Sticky Dot Action Step 1: Explore opportunities to upgrade the Township Park to include an improved dock or other amenities. Nothing Action Step 2: Continue to work with the National Park Service to maintain access points to Lake Michigan and the National Lakeshore. Nothing Action Step 3: Support the expansion of recreational opportunities as appropriate and as desired by the 2016 planning survey and other public input. Nothing Action Step 4: Support the development of a Recreational Master Plan for Cleveland Township that identifies grant opportunities to upgrade recreational facilities as appropriate. Nothing Appendix A ••• 93 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN Station Four: Annual Meeting Survey Results (10 surveys handed in) 1. Public Engagement A. Other than today, have you participated in any of the public engagement events for this Master Plan? Yes: 8 No: 2 B. Do you feel you’ve been provided adequate opportunity to be involved in the Master Plan process? Yes: 8 No: 2. Key Issues What concerns do you see as most important in Cleveland Township?  Internet and cell phone problems  Protection of environment  Affordability for families and elderly  Opportunities for small business and agriculture  Sugar Loaf Resort  Water Quality  Housing Affordability  Property tax relief  Maintaining agricultural lands  Sugar Loaf being a viable business or housing  More businesses to Township  Water  Restrict density of residential  Culvert on () Rd./ Stream Restoration  Focus on water quality  Allow smaller dwellings  Septic inspections  Internet Access  Lower square footage requirements  Ignorance about storm water  Capacities and civil engineering  Lake level related pollution  Excessive traffic  Control housing growth 3. Future Land Use How supportive are you of the Future Land Use Map and descriptions? 1 – Totally Opposed: 2: 3: 4: (2) 5 – Very Supportive: (6) Comments: “To be aware of township changes” “Excellent work has gone into these uses by the planning commission” “Great work” Appendix A ••• 94 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN 4. Goals How supportive are you in general of the proposed goals, objectives and action steps? 1 – Totally Opposed: 2: 3: 4: (3) 5 – Very Supportive: (5) 5. General Comments for the Planning Commission “Guess I need to look into this as I have not been active for many reasons” “Thank you. Applause for getting the help of LIAA to work on Master Plan” “Subcommittees to reach the action objectives” “Thank You” Appendix A ••• 95 Public Meeting Summaries �CLEVELAND TOWNSHIP MASTER PLAN Appendix B. Detailed Survey Results This appendix offers detailed results of the community planning survey mailed to Township residents in the summer of 2016. The survey results were used throughout the planning process and helped support the goals and recommendations of the Master Plan. This appendix shows the survey results per question, with a number of tables representing different subgroups of the survey respondents. The first table in each topic shows the survey responses as a whole, while additional tables may show responses from a particular subgroup, such as those who live near an inland lake or some other category. A “blank” survey is included at the end of this appendix for reference. ABOUT THE SURVEY The 2016 Cleveland Township Community Planning Survey was mailed to every address in the Township in July 2016. Surveys were mailed to property address, and in some cases owner addresses, in an attempt to include as many homeowners and residents as possible. The survey was also able to be completed electronically on the project website. Surveys were anonymous but included a unique random number identifier to ensure that each property only completed one survey. In total, 974 surveys were mailed out and 312 surveys were completed either by mail or online. CLEVELAND TOWNSHIP’S CHARACTER Table B1 shows the results of Question 1 on the survey for all 312 survey respondents. In general, a large percentage of survey respondents identified clean water (92%), scenic views (72%), quiet (67%), and forested hills and ridges (66%) as a very important quality of the Township. Access to hunting and fishing opportunities was ranked as the least important characteristic of the Township, with 21% of respondents stating this was not important to them. 1. Please help us identify the most important qualities of Cleveland Township’s character. What are the most important qualities of Cleveland Township? Please choose one option that most closely matches your opinion for each item. Appendix B ••• 96 Detailed Survey Results �CLEVELAND TOWNSHIP MASTER PLAN Table B1. Question 1 for All Respondents 22% 10% Not Important 21% 9% Response Rate 94% 96% 20% 6% 5% 96% Forested Hills and Ridges 92% 18% 48% 44% 47% 66% 5% 29% 20% 33% 37% 23% 0% 34% 14% 15% 10% 5% 0% 12% 13% 4% 2% 1% 97% 92% 95% 95% 95% 95% Low Amount of Traffic 54% 31% 8% 2% 95% Quiet Scenic Views (including high hills and ridgelines) Seeing Lots of Wildlife 67% 72% 54% 26% 18% 32% 3% 6% 8% 0% 1% 2% 97% 97% 97% Wetlands 49% 30% 14% 5% 97% Access to Hunting and Fishing Opportunities Access to Inland Lakes (e.g., Lime, Little Traverse) Access to the Sleeping Bear Dunes National Lakeshore Clean Water Gravel and Unimproved Roads Existing Bicycling and Walking Paths Farm Houses and Working Farms Farms and Open Fields Very Important 27% 52% 24% 25% 65% CURRENT CONDITIONS IN THE TOWNSHIP Table B2 shows the results of Question 2 on the survey for all 312 respondents. Several key results from the survey are listed below.  Over half (54%) of respondents disagree or strongly disagree that the Township is growing too quickly.  Over half (53%) of respondents disagree or strongly disagree that there are not enough short-term rental accommodations in the Township.  Over 60% of respondents disagree or strongly disagree that there are not enough commercial services in the Township.  Over half (55%) of respondents agree or strongly agree that the Township is experiencing a loss of farmland and/or orchards.  Survey respondents are divided on whether housing opportunities meet the needs of existing residents. Respondents are equally divided on whether more affordable housing or more senior/assisted housing is needed in the Township. Appendix B ••• 97 Detailed Survey Results �CLEVELAND TOWNSHIP MASTER PLAN 2. Listed below are statements about Cleveland Township’s current conditions. Please choose one option that most closely matches your opinion for each item. Table BX. Question 2 for All Respondents. Strongly Agree 9% Cleveland Township is growing too quickly. 51% Strongly Disagree 3% Response Rate 91% Agree Disagree 29% There are not enough short-term rental accommodations in Cleveland Township. 9% 26% 39% 14% 89% There are not enough commercial services in the Township. 6% 24% 46% 17% 92% Cleveland Township is experiencing a loss of farmland/orchards. 14% 41% 30% 3% 88% The housing opportunities do not meet the needs of the community residents. 11% 33% 36% 8% 89% More affordable housing is needed in Cleveland Township. 13% 33% 30% 15% 90% More Senior/Assisted housing is needed in Cleveland Township. 9% 33% 34% 10% 86% Table B3.1 shows the results of Question 3 for all survey respondents. In general, the majority of respondents identified utilities, fire protection, police service, rescue services, road maintenance, and snow plowing as either “good” or “fair.” However, 42% of respondents identified Cable TV as “poor,” while 51% identified Broadband/High Speed Internet as “poor.” 3. How would you rate the following services and amenities in Cleveland Township? Please choose one option that most closely matches your opinion for each item. Table BX. Question 3 for All Respondents. Utilities Fire Protection Police Services Rescue Services Road Maintenance Snow Plowing Recreational Facilities Cable TV Broadband/High Speed Internet Appendix B Good Fair Poor Never Used Response Rate 52% 47% 52% 46% 50% 66% 54% 12% 10% 31% 18% 18% 18% 35% 20% 29% 23% 21% 7% 3% 1% 2% 9% 3% 5% 42% 51% 5% 26% 25% 29% 3% 7% 7% 20% 14% 96% 95% 96% 94% 96% 96% 96% 96% 96% ••• 98 Detailed Survey Results �CLEVELAND TOWNSHIP MASTER PLAN Table B3.2 shows how survey respondents under the age of 50 categorized Broadband/High Speed Internet in the Township. A greater percentage of those aged 50 or younger identified Broadband/High Speed Internet as poor (61% compared to 51% of all respondents). Table BX. Broadband/High Speed Internet, Respondents 50 years old or younger Broadband/High Speed Internet Good Fair Poor 3% 16% 61% Never Used 16% THE FUTURE OF CLEVELAND TOWNSHIP Table B4 shows the survey results to Question 4 for all respondents. The results help identify how respondents feel about future development in the Township. Most survey respondents (at least 50%) agree that:  New residential development should not be located along M-22, near the National Lakeshore borders, in agricultural or forested areas, or “almost anywhere” in the Township.  New residential development should be located along major roads such as 667 and 669, in the southern part of the Township around 667 [near Maple City], or concentrated in the Sugar Loaf area.  Cleveland Township has adequate areas zoned for residential purposes.  Business development should be located in compact areas similar to business parks.  Residential and business development should be located near similar land uses. Appendix B ••• 99 Detailed Survey Results Response Rate 100% �CLEVELAND TOWNSHIP MASTER PLAN 4. The next two questions help us identify what you’d like to see in the future development of Cleveland Township. The following statements are about future homes and businesses in the Township. Please choose one option that most closely matches your opinion for each of the following statements. Table BX. Question 4 for All Respondents. I Strongly Agree New residential development in Cleveland Township should be… Agree Disagree Strongly Disagree Response Rate 4% 21% 39% 26% 90% 5% 46% 20% 17% 88% …...located at or near major intersections 4% 37% 32% 13% 87% …...permitted near national lakeshore borders …...located in the southern part of the Township around Co Rd 667 3% 21% 28% 39% 92% 7% 46% 20% 12% 85% …...permitted in agricultural areas 3% 21% 40% 26% 90% …...permitted in forested areas 3% 22% 35% 29% 89% …...concentrated in the Sugar Loaf area 17% 36% 22% 14% 90% .......permitted almost anywhere in the Township 4% 20% 31% 37% 91% .......permitted almost anywhere in the Township provided that clustering is required to set aside open space 7% 41% 24% 20% 92% 15% 53% 10% 3% 80% 21% 50% 14% 5% 90% 18% 58% 9% 4% 89% .......located along M-22 …...located along major roads such as Co Rd 667 & Co 669 Cleveland Township has adequate areas zoned for r residential purposes I Business Development should be located in compact areas similar to business parks Residential and Business Development should be located near similar land uses Table B5 shows the results from Question 5 for all respondents. The results of this question help identify the types of new or additional housing survey respondents most support in the Township. In general, a majority of survey respondents favor or completely favor single-family homes on large lots (65%), on very large lots (60%), or in compact neighborhoods (52%). Senior housing also received support from survey respondents (64%). Respondents either opposed or totally opposed duplex housing units (56%), conversion of single-family housing to multi-family housing (69%), and mobile home parks (85%). Appendix B ••• 100 Detailed Survey Results �CLEVELAND TOWNSHIP MASTER PLAN 5. What types of new or additional residential housing should Cleveland Township encourage in the future? Please choose one option that most closely matches your opinion for each item. Table BX. Question 5 for All Respondents Completely In Favor Totally Opposed Response Rate Single Family Homes on Large Lots (over 1 Acre) 35% 30% 13% 13% 91% Single Family Homes on Very Large Lots (over 5 Acres) 32% 28% 16% 15% 91% Single Family Homes in Compact Neighborhoods 21% 31% 22% 17% 92% Duplex (Two Family) Housing Units Conversion of Single Family Housing to Multi-Family Housing 9% 26% 27% 29% 91% 5% 16% 25% 44% 90% Mobile Home Parks 2% 5% 12% 73% 93% Senior Housing 19% 45% 19% 9% 91% WATER QUALITY IN CLEVELAND TOWNSHIP Table B6 shows that the vast majority (96%) of all survey respondents believe it is important to protect the water quality of the lakes, streams, and groundwater of Cleveland Township. A majority of respondents (at least 50%) support each intervention listed on Table B7, while three interventions are supported by at least 80% of respondents. These include: require that septic systems be inspected before a home can be sold (89%), prohibit the use of pesticides, herbicides, and fertilizers within 50 feet of an inland lake or stream (86%), and require that the amount of impervious (paved) surfaces on waterfront lot not exceed 15% of the lot’s size (83%). 6. Do you believe it is important to protect the water quality of the lakes, streams, and groundwater of Cleveland Township? Please check one. Table BX. Question 6 for All Respondents Yes 96% No 0% Response Rate 96% 7. Which of the following actions would you support to protect the water quality of lakes, streams, and groundwater in Cleveland Township? Please choose one option that most closely matches your opinion for each item. Appendix B ••• 101 Detailed Survey Results �CLEVELAND TOWNSHIP MASTER PLAN Table BX. Question 7 for All Respondents Completely In Favor Totally Opposed Response Rate Require that the amount of impervious (paved) surfaces on a waterfront lot not exceed 15% of the lot’s size. 61% 22% 4% 4% 92% Forbid keyhole development along inland lakes. Keyhole development is where multiple homes are clustered around a single access point to the water. 50% 19% 13% 11% 94% Require a strip of vegetation (not grass) along the shore of inland lakes. Homeowners will be permitted a path to the water. 39% 25% 20% 9% 93% Prohibit the use of pesticides, herbicides, and fertilizers within 50 feet of an inland lake or stream. 74% 12% 5% 4% 95% Require septic systems to be inspected before a home can be sold. 70% 19% 4% 4% 96% Sugar Loaf Resort Area Table B8 shows the results of Question 8. In general, most respondents feel that Sugar Loaf should be used as a multi-use resort (85%), while there was also broad support for Sugar Loaf being used for recreational purposes (69%) and as a public viewing area (69%). The results of this question suggest that there is an overall preference by respondents for Sugar Loaf to be used for economic development with some opportunity for public enjoyment. 8. This question is about the future of the Sugar Loaf Resort Area. Please choose one option that most closely matches your opinion for each item. Table BX. Question 8 for All Respondents Completely In Favor Sugar Loaf should be used for recreational purposes, such as a youth-family sports and fitness complex. Sugar Loaf should be used as a multi-use, year-round resort for skiing, biking, swimming, and golf. Sugar Loaf should be returned to its natural landscape and all buildings/structures should be removed from the hilltop. Sugar Loaf should be used for sustainable energy creation including wind and solar power. Sugar Loaf should be used for agricultural purposes such as crops, grapes, and cherries. Whatever happens with the Sugar Loaf area, the public should be able to access the hilltop to enjoy the view. Sugar Loaf should be redeveloped to support a higher density of homes. Appendix B ••• 102 Totally Opposed Response Rate 39% 30% 13% 9% 91% 63% 22% 4% 5% 95% 19% 16% 27% 29% 91% 13% 23% 20% 36% 92% 12% 24% 28% 29% 93% 43% 26% 13% 11% 92% 8% 16% 22% 46% 93% Detailed Survey Results �CLEVELAND TOWNSHIP MASTER PLAN RECREATION IN CLEVELAND TOWNSHIP Table B9.1 shows the survey responses to Question 9. In general, most respondents agree that the Township has access to a number of important recreational opportunities including the Sleeping Bear Dunes National Lakeshore, the Sleeping Bear Heritage Trail and its proposed expansion, and the Township’s many inland lakes. Most respondents feel that the Township park on Little Traverse Lake is appropriately maintained and offers the right facilities and amenities. Table B9.2 shows how respondents who live or own land in the Little Traverse Lake Area feel about the proposed expansion of the Sleeping Bear Dunes Heritage Trail. The responses are divided, with 48% agreeing with the trail expansion, and another 48% disagreeing. When compared to all respondents, a greater percentage of those selfidentified as living near or owning land in the Little Traverse Lake area disagree that the trail expansion will be a positive addition to the community. 9. THIS QUESTION IS ABOUT THE RECREATIONAL OPPORTUNITIES IN CLEVELAND TOWNSHIP. PLEASE CHOOSE ONE OPTION THAT MOST CLOSELY MATCHES YOUR OPINION FOR EACH ITEM. Table BX. Question 9 for All Respondents Strongly Agree Agree Disagree Strongly Disagree Response Rate The Sleeping Bear Dunes National Lakeshore provides important recreational opportunities to residents of Cleveland Township. 76% 15% 3% 2% 95% The inland lakes (e.g., Little Traverse, Lime, School) provide important recreational opportunities to residents of Cleveland Township. 63% 28% 4% 1% 95% 24% 47% 7% 3% 81% 21% 44% 13% 3% 81% 54% 23% 6% 9% 92% 52% 14% 7% 19% 92% The Cleveland Township park on Little Traverse Lake is adequately maintained. The Cleveland Township park on Little Traverse Lake offers the right facilities and amenities. The newly constructed section of the Sleeping Bear Dunes Heritage Trail is a positive addition to the Township. The proposed expansion of the Sleeping Bear Dunes Heritage Trail from County Road 669 east around and beyond Little Traverse Lake will be a positive addition to the Township. Table B9.2 Question 9 for Little Traverse Lake Area Residents Strongly Agree The proposed expansion of the Sleeping Bear Dunes Heritage Trail from County Road 669 east around and 34% beyond Little Traverse Lake will be a positive addition to the Township. Appendix B ••• 103 Agree Disagree Strongly Disagree Response Rate 14% 8% 40% 92% Detailed Survey Results �CLEVELAND TOWNSHIP MASTER PLAN TRANSPORTATION IN CLEVELAND TOWNSHIP Table B10 shows how survey respondents feel about transportation corridors in the Township. Most residents (at least 55%) felt there were no serious problems with Maple City Road or Bohemian Road. Over one-third of respondents feel that M-22 has excessive speeds (33%) and needs surface improvements (37%). The response rate for M-22 is over 100%, meaning that many respondents noted more than one condition (excessive traffic, excessive speeds, etc.) applies to M-22. 10. This question is about the traffic and road conditions along the major roads in the Township. In your opinion, are any of the following occurring in any of the following road corridors? Check any boxes that apply. Table BX. Question 10 for All Respondents M-22 Maple City Road Bohemian Road Excessive Traffic Excessive Speeds Dangerous Blind Curves Road Surface Needs Improvement No Serious Problems Seasonal Problem Only Response Rate 22% 33% 10% 37% 20% 25% 146% 6% 17% 4% 8% 55% 10% 100% 3% 9% 2% 12% 56% 11% 93% DEMOGRAPHIC INFORMATION The remaining tables summarize the demographic information of the survey takers. The majority (73%) of the survey respondents live in Cleveland Township, with 51% living in the Township full-time. Half of the survey respondents are registered to vote in the Township. An overwhelming majority (89%) of survey respondents are over the age of 50. The various areas in the Township were well represented, with no single part of the Township comprising the majority of respondents. The majority of the respondents have a household income of over $60,000 a year. Nearly half of respondents (46%) are retired, and just 12% have children under 18 years old living at home. 11. Do you live in Cleveland Township? Table B11. Question 11 for All Respondents Yes No Response Rate Appendix B 73% 25% 98% ••• 104 Detailed Survey Results �CLEVELAND TOWNSHIP MASTER PLAN 12. Do you consider yourself a part-time or full-time resident of Cleveland Township? Table B12. Question 12 for All Respondents Part-Time Full-Time Response Rate 13. 43% 51% 98% Are you registered to vote in Cleveland Township? Table B13. Question 13 for All Respondents Yes No Response Rate 14. 50% 48% 94% What is your age group? Table B14. Question 14 for All Respondents Under 18 18-25 26-35 36-50 51-65 Over 65 Response Rate 15. 0% 0% 1% 8% 44% 45% 98% In what part(s) of the Township do you live/own land? Check all that apply. Table B15. Question 15 for All Respondents Little Traverse Lake Area Lime Lake Area Sugar Loaf Area Bohemian Valley Area Maple City Area Wheeler Road Area Other Response Rate Appendix B 28% 29% 29% 6% 8% 8% 3 111% ••• 105 Detailed Survey Results �CLEVELAND TOWNSHIP MASTER PLAN 16. What is your household income? Table B16. Question 16 for All Respondents Under $20,000 $20,000-$39,999 $40,000-$59,999 $60,000 over above Response Rate 17. 2% 8% 18% 60% 89% What is your employment status? Table B17. Question 17 for All Respondents Employed (not self-employed) Self-employed Unemployed Retired Response Rate 18. 28% 18% 0% 46% 93% Do you have children under 18 years old living in your household? Table B18. Question 18 for All Respondents Yes No Response Rate Appendix B 12% 85% 97% ••• 106 Detailed Survey Results � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Cleveland-Twp_Master-Plan_2017 Creator An entity primarily responsible for making the resource Cleveland Township Planning Commission, Cleveland Township, Leelanau County, Michigan Land Information Access Association Date A point or period of time associated with an event in the lifecycle of the resource 2017-10 Title A name given to the resource Cleveland Township Master Plan Description An account of the resource The Cleveland Township Master Plan was prepared by the Cleveland Township Planning Commission and the Land Information Access Association in October 2017. Subject The topic of the resource Master plan reports Cleveland Township (Mich.) Leelanau County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/4d2fbd4d5de361b7689f59fb531061b7.pdf 388d70e74ae92bd508854a733b866e6b PDF Text Text CLEON TOWNSHIP ADOPTED JUNE 14, 2006 Pre pa red by: Cleon Township Planning Commission 16505 Imhoff Drive Copemish, Michigan 49625 Manistee County, Michigan �TABLE OF CONTENTS Introduction .. ........ .. ...., ... .... .... ... ................... .................,...... ... ..................... ... .. 1 Background and History .... ... ........ ...... ·-·.... .... ....... ... ........ ..,......... ..... ....... ....... _ ... 2 Population, Housing, Education, and Employment.. ...... ................ .... ..... .. ... .. ... 5 Transportation, Utilities, and Services ....... .. ................ ...................... , .. ............ 6 Existing Land Use ... ... .......... •········ ··········-······ ·············· ··········-· ··· ······· ···-·· ······· 7 Goals, Objectives, and Strategies .... .. ......... .. ..·-.- ......... .... .... ............ .......... ... ..... 9 Future Land Use .. ....... .... ............... .. ................. .. ........ ... .... .. .. ,.... .. .. ....... .... .. ...... 12 Implementation Strategies ... ....... ....... ..... ,_...... .......... .... ....... ... .... .. .. ...... ......... .... 14 Maps Cleon Township Population Census 2000 .. .... ...... .. .............. .... ...... ........ .. .. 16 Cleon Township Public Lands ···· ···························· ·························-· ···· ... .. 17 Cleon Township Wetlands ....... .. .. .. ... ...... .. ..................... ,..... ......... .... .... ........ 18 Cleon Township Wooded Areas .. ... .,...... ... ....................... ...... .......... ... ......... 19 Cleon Township Soil Types .... ... .. .. .. ........ ........ ............................ .. ......... ..... 20 Cleon Township USGS Topographic ... ..... ... ... ..... .. ,....... ....... ....... ....... ..... .... 21 Cleon Township Zoning .......... .. ..... ...... .... ........... ........ .... .............. ... .. ... .... .... 22 Cleon Township Parks and Trail. .. ....... ............ .. .............. .. _....... ... ......... ...... 23 Census Data ........................ .. ......... ....... ..... ... ,.... ....... ...... ........... .. .... Last 8 Pages �INTRODUCTION The Cleon Township Planning Commission has prepared this Master Plan under the authority of the Township Planning Act, Public Act 1968 of 1959, as amended. Section 6 of the Act states: The township planning commission shall make and approve a basic plan as a guide for the development of unincorporated portions of the township. As a basis for the plan, the township planning commission may do any of the following: (a) Make inquiries, investigations, and surveys of all the resources of the township. (b) Assemble and analyze data and formulate plans for the proper conservation and uses of all resources, including a determination of the extent of probable future need for the most advantageous designation of lands having various use potentials and for services, facilities, and utilities required to equip those lands. Planning is a process that involves the conscious selection of polices relating to land use and development in a community. A Master Plan serves several functions: 0 Provides a general statement of the community's goals and provides a comprehensive view of its vision of the future. 0 Provides the statutory basis for the Zoning Ordinance, as required by Section 3 of the state Township Zoning Act, Public Act 184 of 1943, as amended. 0 Serves as the primary policy guide for local officials considering development proposals, land divisions, capital improvements, and other matters related to land use and development; thus, it provides a stable and consistent basis for decision making. The Master Plan comprises three primary components. The background studies profile the demographic and environmental conditions that existed at the time this document was prepared. The goals, objectives, and strategies provide the philosophical basis of the Plan. The future land use studies describe the Township's vision of its future. 1 �With the railroads, many little villages sprang up. Harlan, located on the Wexford-Manistee County line, became a prospering village with a post office. Pomona, located on the line between Sections 15 and 16 in Cleon Township, had twenty acres laid out for a village. An Evangelical Church was built in 1890, and this holds the distinction of being the first church constructed in Cleon Township. There were two stores, a post office, a telephone office, a blacksmith shop, a sawmill, and a schoolhouse located in Pomona, but not a saloon. The population of Pomona was an estimated 75 people. Yates, located at the intersection of County Roads 597 and 600 at the Marilla-Cleon Township line, started out as a logging camp and sawmill. Yates had a stagecoach stop which later became a post office. A little store named Yates Store was built on the corner. In 1879 the Yates WCTU built Yates Chapel. Woodman Hall and a school were also built. The population was approximately 75 people. Copemish, the biggest village of all mostly located in Section 18 but with outskirts in Sections 7, 8, and 17, was platted at the intersection of two major railroads, the Toledo, Ann Arbor & Northern Michigan and the Manistee & Northeastern. The village expanded immediately and within two years had reached a population of 300, the number necessary for incorporation. Thus, in February, 1891, Copemish became the first incorporated village in Manistee County. Many businesses sprang up which included blacksmith shops, saloons, hotels, a post office, stores, and even a bank. The population went from very few in 1889 to 300 in 1891 and 500 in 1900. Although Copemish had two saloons in 1905, it could also boast of three churches: Congregational, Methodist, and Church of Christ. Today, there are two churches: St. Raphael Catholic Church on M-115 just outside of Copemish and Pomona Bible Church on Marilla Road in Pomona. It was also unique as a northern Michigan school district when in the early years it built a large, eight-room masonry school and took several decades raising sufficient students to fill the building. Today, the township is part of both the Mesick School District and the Benzie County Central School District, which operates Betsie Valley Elementary School located in M-115 just outside of Copemish. Over the past half century Copemish has seen many of the changes experienced by other northern Michigan communities as transportation patterns have been altered. The railroads are gone and a new highway, M-115, was built which bypasses the village. Although these changes have reduced commercial activities, some businesses have survived, including MR Products. Cope Tool and Die has closed, but Cleon Township has bought the building and it is now used as the township hall and offices. There are a handful of small businesses including a grocery store, a hardware store, a gas station, a bar/restaurant, a beauty salon, a resale shop, an auto garage, and a self-storage. A new family park has also been erected. Honor State Bank opened a branch in Copemish in 3 �POPULATION, HOUSING, EDUCATION, AND EMPLOYMENT POPULATION The 2000 Census revealed that there are 932 residents in Cleon Township. The population of the Township increased between 1990 and 2000 by 30. 7%. The median age of the population is 36.5 years. According the 2000 Census, there are 493 males and 439 females. When broken down by race, there are 894 white persons, 4 black persons, 18 Native Americans, and 19 Hispanics. HOUSING According to the 2000 Census there are 478 dwelling units in the Township which is an increase of 16.3% from the 1990 Census. 67.8% of these dwelling units are one-family homes while 26.5% are single-wide mobile homes. The remaining homes are multiple family dwellings such as duplexes. Of the total housing units, 73.4% are occupied and 26.6% are vacant with 19.5% of these being used for seasonal, recreational, or occasional use. The average (owner-occupied) housing value is $89,705. The average rent payment is $494. EDUCATION For the population 25 years and over, 18.6% have attended grades 9 to 12 with no diploma, 41.9% are high school graduates (this includes equivalency), 6.4% have an associate degree, 4.2% have a bachelor's degree, and 1.8% have a graduate or professional degree. EMPLOYMENT For the population 16 years and over, 448 residents or 63.9% are in the labor force and 253 residents or 36.1 % are not working. Of the residents in the labor force, 23.4% are involved in production, transportation, and material moving occupations, 22% are involved in construction, extraction, and maintenance occupations, 20.8% are involved in sales and office occupations, 18.6% are involved in service occupations, 13.8% are involved in management, professional, and related occupations, and 1.4% are involved in farming, fishing, and forestry occupations. The median household income is $30,547. Refer to the Cleon Township Population Census 2000 Map on Page 16 and the Census Data at the end of this Master Plan. 5 �EXISTING LAND USE STATE LAND Large tracts of State land are found in Sections 5, 6, 7, 19, 29, 30, and 31. The state land is part of the Pere Marquette State Forest. The majority of this land is forested. Refer to the Public Lands Map on Page 17 for the locations of State land. AGRICULTURE Farms, orchards, pastures, and croplands are an important part of the landscape and economy in the Township. Productive farmlands are known to exist in many ·sections of the Township. According to the figures of the 2005 tax assessment rolls, there are 3,320 acres of qualified agricultural properties in the Township. OPEN LANDS Non-developed lands covered with native herbaceous plants and shrubs are found throughout the Township. Generally, these are areas that have been previously forested and not replanted or are former farms. WETLANDS Scattered pockets of wetland areas are found throughout the Township; however, there are large wetland areas containing hundreds of acres in the western part of the Township. For the most part, the large regulated wetland areas are found on State land and are contiguous to streams. The predominant wetland type in the Township is forested wetlands. Because of the extent of the wetlands in this area, develqpment will be limited. For the location of wetlands in the Township, refer to the Wetlands Map on Page 18. FORESTED LANDS .Deciduous an.ti conifer forests make up the predominant land cover in Cleon Township. Forested areas are found in virtually every section of the Township altAough th.e type of for:est varies from area to area. Th& predominant forest type in tfie Township is Northern Upland Hardwood. For the mapJ:)ed location of forest lands, refer to·the Woodeat Areas Map cm Page 19. DEVELOPED LANDS Much of the Township r.ema'ins tin'developed or at least free of buildings and structures. For tne most part, qeve'lopment consists of single family residences, roads, gr.avel pits, snd ,oil or gas wells. The mad system is made up of county roads located on section lines. Only a few exceptions to this exist, one of them being M-115 which angles through the Township. 7 �GOALS, OBJECTIVES, AND STRATEGIES GOAL 1: Designate land use areas that compliment and do not conflict with the Township's vast natural resources. Objective: To preserve and protect the Township's natural resources. Strategies: -Identify and map natural resource areas. -Include the mapped natural resource areas in the Master Plan. -Determine which land uses are compatible and appropriate within or near areas of natural resources. -Review the Zoning Ordinance to make sure the uses allowed are consistent with the Master Plan. GOAL 2: Create and maintain a Master Plan that directs future growth into appropriate areas. Objective: To ensure that growth occurs in areas that can be served adequately by roads and streets, public safety vehicles, potable water, and sewage disposal systems. Strategies: -Encourage any commercial and industrial developments to locate in or near the Village of Copemish and/or on M-115 or other paved main county roads. -Encourage any commercial and industrial type uses to locate in existing buildings. -Ensure that all residential structures have adequate lot area for well and septic isolation requirements and replacement. GOAL 3: Preserve recreational, cultural, and historic areas, as well as areas of commercial significance. Objective: Encourage the preservation of buildings and lands that are culturally, historically, recreationally, and commercially important. Strategies: -Identify and map all historic, cultural, and recreational buildings and lands. -Work with land owners to preserve the resources when they are located on private property. -Identify sources of funds which may be used to rehabilitate historic buildings. -Identify sources of funds to acquire important lands. 9 �Strategies: -Ensure five acre minimum parcel size in most of the Township. -Identify sources of funds to acquire farmland so it can be preserved. 11 �RURAL-RESIDENTIAL DISTRICT This district covers the majority of the Township. In fact, approximately 60% of the Township falls under this use. The Rural-Residential district is intended to be the most flexible of the land use areas set forth by this plan. Within this area, a mix of rural land uses such as single family homes, small farms, scattered commercial and non-residential uses such as churches, halls, and similar items will be found in order to retain the existing character of the Township. AGRICULTURAL-PRESERVATION DISTRICT The intent of this district is to provide for areas which are suited for the production of food or plant fiber to be retained for agricultural production. The intent of this area is to encourage the continuance of agricultural land as much as possible. FOREST AND RECREATION DISTRICT Generally, public lands within the Township have been designated Forest and Recreation. Many of the lands which make up this area contain wetlands, streams, forested areas, and open spaces. These lands are appropriate for and will allow for many types of recreation, resort, and very limited residential development where the designation has been applied to private property. RESIDENTIAL DISTRICT This designation has been applied to approximately 280 acres in Section 36 that is more densely populated than the rest of the Township. Although many of the existing parcels are larger than two acres in size, one acre parcels are permitted. This area discourages non-residential uses, and is intended for single family residences on lots large enough to provide private well and septic systems. NATURAL BEAUTY ROAD OVERLAY DISTRICT This designation involves three and three-tenths miles of Valencourt Road from Yates Road to Litzen Road/M-115. The goal is to balance growth and development with preservation and conservation and balance roadside safety with aesthetics. Refer to the Cleon Township Zoning Map on Page 22. 13 �effectiveness of a Master Plan will likely take many years to measure. However, as the preservation of natural resources is a theme throughout this Plan; keep an eye open. Destruction of natural resources is often very visible. 15 �Cleon Township Population Census 2000 Legend Population D 0.0000 - 3.oooo 3.0001 - 9.0000 - 16 9.0001 - 18.0000 - 18.0001 - 35.0000 - 35.0001 - 53.0000 0 0.5 1 2 3 4 •-===--=:::::::i------============------Miles �Cleon Township Public Lands Sim on Rd Adams Rd rt Rd Valenoourt Rd 'a It: :c Legend OWNER I PRIVATE ROAD COMMISSION SCHOOL DISTRICT J STATE FOREST (D.N.R.) TOWNSHIP VILLAGE 17 0 0.5 1 2 + 3 4 Miles �Cleon Township Wetlands Map Simpson Rd Adams Rd Valenoourt Rd Wetlands Probability D o-2 3-22 18 23-102 103-112 - 113-122 a 0.5 1 2 3 4 --==--===------c:::=======::1111-----Miles �Cleon Township Wooded Areas· Legend 'N:>odfands 0 0.5 1 2 3 4 -==-=--llll:=::=:=--• Miles 19 �Cleon Township Soil Types Rd Adams Rd Valencourt Rd Legend NAME - AUGRES ETC.& ROSCOMMON D CROSWELL - CJ EMMET ETC.& BLUE LAKE ETC 20 LOXLEY NESTER, KENT AUGRES, FINCH D KALKASKA D BERGLAND ETC.& !OSCO ETC. D KALKASKA, MONTCALM D D BERGLAND,BREVORT,ENSLEY KALKASKA-LIKE (DEPLEATED) C J TAWAS, LUPTON 0 RICHER & GLAO\I\IIN ETC. 0.5 1 ROSCOMMON W/COMPLEX OTHER 2 3 4 •-==--==------c:::::=====------Mites �USGS Topographic Map Cleon Township 21 �Cleon Township Future Land Use Map County Line Street V\k>o rd Lane Simpson Road Valencourt Road This is to certify that this is t e Official Zoning Map referenced in the Zoning Ordinance of Cleon Township as amended December 31, 2003 Legend ZONELABEL - Township Supervisor 22 D Agricultural Preservation Rural Residential R-1 - Copemish Village - Forest Recreation CJ Residential R-2 [ZJ Natural Beauty Roads overlay Township Clerk 0.5 0 1 Miles �Cleon Township Parks and Trail Map ~ I I . IL ** * " COPEMISH VILLAGE PARK MISH-A-MISH PARK FIRST CREEK NATURE TRAIL 23 �Profiles from the 2000 and 1990 Decennial Censuses Page 1 of Cleon township, Manistee County, Michigan 2000 Census Number Total population 932 SEX ANO AGE Mal Femal 49 43 Under 5 years 5 to 9 year 10 lo 14 year 15 lo 19 year 20 lo 24 year 25 35 45 55 60 to lo lo to to 34 44 54 59 64 years year year years year 65 to 74 year 75 to 84 years 85 years and over Median age (years) (see note 5) Mal Femal 21 years and ave 62 years and over 65 years and ave Mal Femal . 100.0 52 ,9 47 1 General Demographic Characteristics, 2000 Census Demographic Profile 1 (DP-1) 1990 - 2000 Percent Chang 30.7 31.1 30.3 6 6 7 7 4 6.5 7.0 8,2 8.0 5,2 13.0 16.1 58.3 23.0 11.6 12 15 14 4 4 6 3 13.0 16.4 15.8 4.7 4.4 6.5 3,6 0.6 12 0 30.8 119.4 63.0 20.6 -4.7 9,7 100.0 (X) (NIA) 36.4 18 years and over Percen 713 37 33 5 5 4 6 4 10 11 6 2 3 6 3 (NIA) Percen 100.0 I HISPANIC OR LATINO AND RACE 7.6 7.9 6.7 86 6.0 15.1 16.4 9.4 3.8 4.8 9.0 4.3 0.4 ()() 72.7 37.7 32.4 33 5 51 26 71.8 36.9 32 64 12 10 5 4 35.1 69.0 13.5 10 8 5,6 5.3 31 3 34 .0 2.4 3.1 57 .6 -24 .6 24 34.9 67 .3 9 3 6 I Subjec 52.7 47 3 67 35 48 12 17. 3 13.7 4. 6 9.1 Number Total population Hispanic or Latino (of any race) Mexica Ruerto Rica Cuba Other Hispanic or LaUn Not Hispanic or Latin While alone (see note 4) 92 98.8 (NIA) (NIA) (NIA) 89 95 9 (NIA) 70 98.5 Black or African American American Indian and Alaska Native 1;, Asian 0.4 (NIA) 0.4 19 (NIA) 1.0 0.0 (NIA) 0.0 932 1 Percen BB 100.0 2.0 1.4 0. 1 0.0 0 ,5 98.0 95.0 91 1990 - 2000 Percent Chang Total population In household Householder Spouse Chil Own child under 18 years Other relative Under 18 years Nonrelative Unmarried partner (see note 5) In group quarter OD 0. 0 0. 0 -16.7 30 2 (NIA) (NIA) 0.0 0.8 98.3 (NIA) 70 30 .7 713 100.0 100 0 37.7 21.5 33.2 25.8 30 7 38 7 32 5 53 7 34.1 71 25 15 20 17 100.0 35 ,5 21 2 2 3.1 12 45 0 -2 1 4 2 1 2.8 4 4 6 2 4 0.0 49 (NIA) 0.0 4 (NIA) 2.0 5. 8 (NIA) 0 0 .0 0.0 0.0 00 0.0 0 0 .0 0.0 2 lnsliluLionalized population Noninstitutionalized population 28 2 25 .1 0 HOUSEHOLD BY TYP Total households 351 25 12 100.0 71.8 34 8 38.7 33.3 19.6 253 Family households (families) With own children under 18 years 20 9 57 0 25 9 32 5 16 7 3 9.4 5 4 32 0 18.8 15 7 2 28.2 21 1 54 7 7 2 8, 0 Female householder, no husband present With own children under 18 years Nonfamily households Householder living alone 1 9 Householder 65 years and over 11\a,1990'~~:flf-11j•irSTF~OO rel~!!!> ai1fl 1 100.0 Nole 1: For the 2000 Census Other Asian alone, or two or mom Asian categories. Note 9: l:lc!::upa-dalil for ,1990 lll\d 2000 ara_llOl.OOOfpar,it\le due to chati9"5 ~ f1!l dass,piiQn ,;ysll!m by QIX:UPQnon. Nole 10: lln18!isOOIOMji;o noted, i ~ d,a!;i(or,1990 2000 are not,1Jlf11Pi1!8b!a dll<l-tpc;banges lr1 tf)edasskali:>n system by industry. 100.0 1.7 0. 8 713 932 'Nots 2: FQr lhj, 20Qo'c...,,.,.,,·~l?a;i;ifii: lalarpor-nJono, oowo "'""'"' Nativ• HaWlilla/J and 0iJ-ii!rPa,lnc tsliiriler,,liittigones. r.o"io 3: For \lie-2000~, <1mrilfn;!lldt1 with Oflti'o,r)\O'll oltltea!jiloraces llll~ ~ ~ ·•~may i!a,:I IO ma,11 ~1ho'~ I~ l'WI Iha •ll!•~tegBS""'¼~ lo ~ .than 100 peroenl becaUse individuals may report more than one race, f!lO~ 4: 200Q,Coostis"r.n:af ~IB ls:tia, ~ lo 19!10,C{in9fs'~ d,aii, ~i>·ll.fe 2Q/l9 ~ ~--~ ~,lof,mon,:~ orio (l>ll8 wll1le 0JO 1!i!l(I C!Josuit-y d[!l•l!O) Note 6: School enrniment data for 1990 and 2000 are not fully ccmparable due to changes ,n hem data ware obtained on level of enrollment Note 7: Veleran status dala ere for the cv1l1an populal.Jon 16 years and <:Ner in 1990 and for the civilian population 18 years and a,.,er in 2000. Note B: Data for 1990 and 2000 am not comparable due ta d'langes in census questions Percen 93 35 20 30 24 Soon:;e: U.S Bureau or Iha Census, Census 2000. 1990 Census dala is from the Michigan STF1A CD (release Seplember 1991) or STF3A CD (release November 1992). (NIA) is Not Available (X) is Nol Applicable Noia 5: 1990.nata r1a1 avai!IJ!iii, ~ 30 .7 58 3 116.7 Number RELATIONSHIP Married-couple family With own children under 18 year While 1990 Census 2000 Census 1990 Census Numbe RACE (see note 4) One race a 100.0 74-7 40.3 18 10 59 7 30.8 1 9.9 6 3 54.2 6 4 25 3 19 0 12 0 2 9 .9 ~1~-· l.n ~~ ~ ~ rJl~ The Bureau of u,bor SlaUstics' Consumer Price Index (CPI-U-RS) 1s187 0 for 1989, 196.3 for 1990, 242.7 for 1999, and 250.8 for 2000. Based on these revi>ions, lhe fac1or lo adjust lo 1999 oonslanl dolars;, Table DP-3 would be 242 71187.0, or 1 297861, and lhe faclor lo adjust ti 2000 constant dolars r, Table OP-4would be 250.8/196 3, a 1.277636. Note 11: The industry categones ol Construdion, Manufactunng, \Miolesale trade, Retail lrade. and Public admmistration are COffl)lltabla for 1990 end 2000. Note 12: In the 1990 census STFJA CD release, "S'4'Plemenlal Secunty income" was Induded"' the "public assistance income "dala. Note 13: The dela represenl a conti,nation ol two ancestries s/10""1 separately in Summa,y File 3 Czedi ricludes Czechoslovakian. French includes Alsatian French Canadian in dudes Acadian/Cajun Irish indudes Celtic �Page 2 of 8 Profiles from the 2000 and 1990 Decennial Censuses General Demographic Characteristics, 2000 Census Demographic Profile 1 (DP-1) Cleon township, Manistee County, Michigan 2000 Census Number Percen 1990 - 2000 Percent Chang Numbe 0,0 (NIA) 0.0 Chinese 0.0 (NIA) 0.0 Filipino 0.0 (NIA) 0.0 Japanese 0.0 (NIA) 0.0 Korean o_o (NIA) 0.0 0.0 (NIA a.a HOUSING OCCUPANCY Total housing units o.o (NIA) 0.0 Occupied housing unit Vacant housing unit Other Asian (see note 1) Native Hawaiian and Other Pacific Islander Native Hawaiian Guamanian or Chamorro (NIA 0.0 0.0 (NIA 00 (NIA o.o a.a a.a a.a 0.5 (NIA 0.1 1.2 (NIA) a.a a.a Samoan Other Pacific Islander (see note 2) Some other race Two or more races 00 ' (NIA) (NIA (NIA) Households with individuals under 18 years Households with individuals 65 years and over I (NIA) Black or African America American Indian and Alaska Native Asia Native Hawaiian and Other Pacific lslande Some other race 13 7 23.6 16.2 10 6 (X) -5 .6 2_8 (X) -2 .8 3.2 ()() 478 100.0 16.3 411 35 73 4 38 .7 25 61 .6 12 26.6 -19.6 15 38.4 9 19. 5 2.2 9 1.6 (X 3.8 (X) Homeowner vacancy rate (percent) Rental vacancy rate (percent) 22. -17.2 1.9 (X 93 ,8 2.0 (X) 253 20 100.0 351 100.0 38.7 Owner-occupied housing units 30 85 ,5 47.8 Renter-occupied housing units 5 14.5 2 (NIA) (NIA) (NIA) (NIA) 2 (NIA (NIA (NIA) (NIA Average household size of owner-occupied units 2.5 (NIA) (NIA) (NIA) (NIA) (NIA) (NIA) (NIA) (NIA) Average household size of renter-occupied units 3.0 80 .2 a 5 (X -7 .2 2.7 (X (X 2.7 2.9 (X Source: U.S. Bureau of lhe Census, Census 2000. 1990 Census data is from lhe Michigan STF1A CD (release September 1991) or STF3A CD (release Novembor 1992). (NIA) is Not Available (X) is Not Applicable 19.8 'I , Note 1: For the 2000 Census Olher Asian alone, or two or more Asian categories. NORTHWEST MICHIGAN Note 2: For the 2000 Census Other Pacific Islander alone, or t'NO or more Native Hawaiian and Other Pacific 15'ander categories, Nole 3: Fa- the 2000 Census, in combination with one or ma-a of the olher races lis1ed. The six numbels may add lo more than lhe Iola! population and lhe six percentages may add lo more than 100 percent because individuals may report more than one race Nole 4: 2000 Census raoe data is not comparable lo 1990 Census raoe data because lhe 2000 Census survey allowed selection or more than one raoe IMlile lhe 1990 Census survey did not. Note 5: 1990 data not available from the 1990 Census STF1A or STF3A CD release. Nole 6: Sdiool enrolment data for 1990 and 2000 ara not fully comparable due lo changes in how data were obtained on level of enrollment. Nole 9: Occupation data for 1990 and 2000 are not comparable due to changes in lhe dassilication system by oa:upation. Note 10: Unless otherwise noted, industry data for 1990 and 2000 are not comparable due lo changes in lhe classification system by industry. 100.0 HOUSING TENURE (NIA) Note 7: Veteran status data are for the civilian population 16 years and over in 1990 and for lhe civioan population 18 years and over in 2000. Note 8: Data for 1990 and 2000 are not comparable due to changes in oensus questions. 41 ,9 26.9 ()() 0, 5 2.6 (NIA) 37.3 22 .5 2,6 90 0.0 1.1 Percen Number 3.1 97.1 1 -- Average family size Occupied housing units a.a 1990 - 2000 Percen Percent Chang Average household size For seasonal, recreational or occasional use Race a/one or in combination with one or more other races (see notes 3 & 4) White Number Subjec Percen Asian Indian Vietnamese 1990 Census 2000 Census 1990 Census ·, COUNCIL OF GOVERNMENTS The Bur..,u of Labor Statistics' Consumer Price Index (CPI-LI-RS) is187 0 for 1989, 196 3 for 1990, 242.7 for 1999, and 250.8 for 2000 Based on lhese re1asions, lhe !actor lo adjust to 1999 constant lioltars in Table DP-3 would be 242 71187.0, or 1,297861, and lhefactor to adjust kl 2000 constant lto1ars in Table DP-'! would be 250.8.1196,3, a- 1-277636 . Note 11: The induslry categories of Construction, Manufacturing, Wholesale trade, Retail trade, and Public administration are comparable for 1990 and 2000. Note 12: In lhe 1990 census STF3A CD release, "Supplemenlal Security income" was induded in the "public assislanoe income "dala. Note 13: The data represent a combination of two anoestries shown separately in Summary Fite 3. Czedl includes Czechoslovakian. French includes Alsatian. French Canadian indudes Acadian/Cajun. Irish inciudes Celtic �Page 3 of 8 Profiles from the 2000 and 1990 Decennial Censuses Profile of Selected Social Characteristics, 2000 Census Demographic Profile 2 (DP-2) Cleon township, Manistee County. Michigan 2000 Census Subject Number 1990 - 2000 Percen Percent Change 2000 Census 1990 Census Number Percen SCHOOL ENROLLMENT (see note 6) Population 3 years and over enrolled in school Nursery school, preschool Kindergarten 211 1 100.0 194 100.0 5.2 3.3 8 .8 (NA) (NA) (NA) {NA) High school (grades 9-12 6 54.5 31.3 (NA) (NA (NA) (NA (NA) (NA) (NA) (NA College or graduate schoo 1 5.7 -33.3 18 9.3 100.0 32.1 452 100.0 Elementary school (grades 1-8) 11 EDUCATIONAL ATTAINMENT Population 25 years and over Less than 9th grade 597 5 8.5 8.5 4 10.4 9th ro i2th grade, no diploma High school graduale (includes equivalency) 11 25 18.6 41.9 9.9 10 19 Some college, no degree Associate degre 11 3 18.6 6.4 26.9 94.7 22 .3 43 .6 280.0 1 12.6 2.2 Bachelo~s degree 2 4.2 56.3 1 3.5 Graduate or professional degree 1 1.8 -54. 2 2 5.3 Percent high school graduate or higher Percent bachelor's degree or higher 5 72.9 (X) 8 .4 67.3 (X) 6 .0 (X) -32 2 8.8 (X) Number Subjec 1990 - 2000 Percen Percent Change Number Percen NATIVITY AND PLACE OF BIRT Total population 926 100.0 26.B 730 Native Born in United State 90 90 97.8 97.3 26.2 98 4 26.0 71 71 State of residence 78 84 .8 27.4 61 84 4 Differenl stale 11 12.5 17.2 9 13.6 0.5 -66.7 1 2 1 2 2.2 66.7 1 16 1 0 .2 0.6 1.5 0.0 -40.0 600 0 1 0 0 14 0 3 100.0 (NA) (NA (NA) (NA (NA) (NA (NA (NA (NA) (NA) (NA) (NA (NA) (NA) (NA) (NA) Born outside United Stale Foreign bor Entered 1990 to March 2000 ('90 data is 1980 to March 1990) Naturalized citize Not a citize REGION OF BIRTH OF FOREIGN BORN (see note 5) Total (excluding born at sea) 20 Europ 45.0 100.0 97 9 Asi Africa 25.0 5.0 Oceani Latin America Northern America 0.0 5.0 20.0 (NA) (NA) (NA) (NA) 860 100.0 27.6 674 100.0 85 98.8 31 4 647 96 0 1.2 -63.0 27 4. 0 0.3 -25,0 -33.3 - 100 0 4 3 3 0 .6 0.4 (NA) (NA) LANGUAGE SPOKEN AT HOME Population 5 years and over MARITAL STATUS Population 15 years and over Never marrie 723 100.0 31.2 551 100.0 19 27.5 42.1 14 25 4 Now married. except separate 38 53.7 27 .2 30 55.4 Separale 1 1.4 -44.4 1 3.3 Spanish Widowe Femal Divorce Femal 4 4 8 3 6.2 5.8 11.2 5.0 32.4 35.5 50.0 125.0 3 3 5 1 6.2 5.6 9 .8 2.9 Speak English less than "very well" Other Inda-European languages (see note 5) English only Language other than English 1 Speak English less than "very well" Speak English less than "very well" Asian and Pacific Island languages Speak English less than "very well" 0.2 0.0 0.9 0.3 .,,,,ro, Na:a 9- ~tloh dliia !(1f 1990,1111d 20Qtl'a,:er!OI CllfllPJirab.Jo.we bci;~ in the dassificabon system by oa:upalion nolL>d, l ~,.da)a (Of 1000,and'20Q(J Dl1I nat canpntable due lo changes in lhe dassificali>n syslem by industry. Nora 11~,rc!!l.'4'1' c:ali!Q011"5 d ~ctlon, Mii11u~. WIK\}esa)r> \,ade, Relail trade. and Public adminislralion are oo~able for 1990 illd 2000. 0.4 00 (NA) 0 (NA) 00 a.a 0 0 0 0.0 NolD1: F-«"1'>~-c:..n,;,.,.0111er~il alq/'6, Of l"1!10tmoo,.l\sTan 'oalegones. ~te2.: F-o):,t~o"iooo~~ Gtli\irPar;iJ!a.!~nder-aJwo. aM9.o DI! ,,_,NHJ"1o :fla'N'iJl/;in lffjj Gllhar P-dc\f!<! 1~..-..nQWnes, Noi! :i, Fer l)fl liO(JO~ irn:onllil'~llon-w,tt, mil c, miril Q{ ~oll\ofl~~QQ- ·n ,,,~ ~ ITl!IY,add l<>fl10(l! tiJan thlflelnl ~lloifas1d the slxpiipri,911$ rr,;iyodd lo llQ'O lhan 100 peroenl because individuals may report mora lhan one race Na»~- 2®11 Coo5liS r1Ja> tla1n .fs_rrot c;om~ bl•l~:ten~_r.ue daia'~ lhe 2Wl G e n ~ ~'gi{~of mani•ltuirl - ~ 'Mlile ih1J')990 i2ensus '!!Jf\"Y di!l r1f)l Nd!o 5, f990 dalanpt nv"altuhr<, fiilm 011,.l!!!!P~~s-STfl~ or STF3A,.lllD reieose . Nale 6. Schpol en!')llolo<\t data for 1000 ana 2000 ""'Mi lulfy ~ doe lo tllanges in how dala were ob lamed on level al oorollmen!. N\lln 71)/~n ;;li;D'.B du!Q lbD ~ n ~ , a n 16~ ood /J'/er 01•!'190 and for the dvikan population 18 yea,s and <War in 2000. Ng_lo 8; ~ ,!Dl,1,990 >nl 2000 a'lrrjpt,~111ic1ua todw,mesln Qll1SUSI Questions (NA (NA (NA) 0.0 Soorce: US Bureau of lhe Census, Census 2000. 1990 Census dala is from the Michigan STF1A CD (release September 1991) or STF3A CD {release November 1992). (NIA) is Nol Available {X) is Nol Applicable lllolO 10!\.Jniess'~ 1990 Census Al ,~~ ti!tl t~~ .,~i~j' ~· or a~ll• Too Bureau of labor Statistics' Consumer Price Index {CPI-U-RS) ,s187 O for 1989, 196,3 for 1990, 242,7 for 1999, and 250.8 for 2000. Based on these re11isfons. lhe factor lo adjust to 1999 conslant noaal'S in Table DP-3 would be 242.71187 0, or 1 297861. and lhe factor to a~usl ID 2000 conslanl J)Dla15:in Table DP-4 would be 250.81196.3. or 1 277636. Nole 12l In 11\p 1990~ STFJA. CO run.158, "S~lal•Sec.Jrtlypv;:Qllle" was induded in lhe "public assistance inC0018 "dala. 1 Nule ~ The' dala,~ n l a c:oniJi/lalh:.-1 Qf lWD""1a,,slrie/;.sllown r;epatii1ofy in Summary File 3 Czech includes Czechoslovakian. Frenct, includes Alsatian French Canadian indudes Ac.adIan/Cajun Irish indudes Celtic �Page 4 of 8 Profiles from the 2000 and 1990 Decennial Censuses 2000 Census Subjec Profi le of Selected Social Characteristics, 2000 Census Demographic Profile 2 (DP-2) an Cleon township, Manistee Coun Number 1990 - 2000 Percen Percent Change 2000 Census 1990 Census Number Percen GRANDPARENTS AS CAREGIVERS (see note 5) Grandparent llving in household with one or more own grandchildren under 18 years 16 100.0 50.0 VETERAN STATUS (see note 7) Civilian population 18 years and over 671 100.0 Civilian veteran 10 15.8 (NA) (NA) (NA) (NA) (NA) (NA (NA) (NA (NA) (NA) (NA) (NA DISABILITY STATUS OF THE CIVILIAN NONINSTITUTIONALIZED POPULATION (see note 8) Population 21 to 64 years With a disability Percent employed No disability Percent employed Population 65 years and over With a disability RESIDENCE IN 1995 ('90 data is 1985) Population 5 years and over Same house in 1995 ('90 data is 1985 Different house in the U.S. in 1995 ('90 data is 1985) Same county Different county Same stale Different state Percen 1990 Census Percen Number ANCESTRY (single or multiple) Grandparents responsible for grandchildren Population 5 to 20 years With a disability Number Subjec 1990 - 2000 Percent Change 220 100.0 (NA) 2 12.7 (NA) 537 10 52 .0 43 74.9 100.0 19.0 103 4 860 50 (NA) (NA) (NA) (NA) 81 .0 (X) (NA (NA (NA) (NA) (NA) (NA (NA (NA) (NA) (NA (NA (NA) (NA) 100.0 43 .7 (NA) (NA) (NA) (NA) (NA) (NA) (X) 100.0 59 . (NA) 27.6 15.7 674 43 (NA) 100.0 65 .1 35 40.9 49_8 23 34 .9 8 9.4 92 .9 4 6.2 27 21 31 .5 24 .7 40.4 30.1 19 16 28 .6 24 .2 5 6.9 96.7 3 4.5 Elsewhere in 1995 ('90 data is 1985 0.0 0.0 0.0 Total population 926 100.0 Total ancestries reported 989 106.8 0,0 26.8 8 .6 0 ,0 20 .0 Ara Czech (see note 13) 1 1.3 Danish Dutch 1 6 14 6.9 English French (except Basque) (see note 13) French Canadian (see note 13 10 3 1 11.3 3_3 1.5 Germa 730 100.0 91 124.8 , a.a 1.4 a.a a.a 8.1 8.5 -61 .5 5 27 -40.4 250.0 5 37 .4 7 1 0, 5 11 .7 -100.0 17 23 .4 19 20.6 Gree Hungarian 1 0.0 1.3 Irish (see note 13 llalia 8 1 9.2 1.7 4 .9 33 ,3 8 1 11 .1 16 Lithuania 0.0 Norwegian Polish Portuguese 0.8 5.9 0.0 0 ,0 -61 ,1 1 2, 5 64 5 Russia Scotch-Irish Scottish Slova .,, i Subsaharan Africa Swedish 3 0.0 3.6 United States or America 17 Welsh West Indian (exluding Hispanic groups) u~•; - .' ~• · : •14' 17 ,0 0,0 0,0 0.8 0.0 15. Note 1: For the 2000 Census Other Asian atone , or 1'M> or morn Asian categories 4 a.a 0.0 1. 1 0 3 1 0.0 a.a 3 4.4 0.0 10 0.0 19,7 11 0.0 16.0 ffi ti"r Note 2: For the 2000 Census Other Pacific Islander alone, or two or more Native Hawaiian and Other Pacific Islander categones. Note 3: Fa- the 2000 Census, in combination with one or morn oflhe other races listed The six number.; may add lo more than Iha total population and lhe six pen::entages may add to more than 100 pera,nt because individuals may report morn than one race Note 4: 2000 Census race data is not comparable to 1990 Census race data because the 2000 Census survey allC>N&d selection of mo,e lhan one race while the 1990 Census survey did not. Nole 5: 1990 data not available from Iha 1990 Census STF1Aor STF3A CD release . 0 ,0 0 0 1.4 a.a 19. 0 Soorce: US. Bureau of lhe Census, Census 2000. 1990 Census data is from the Miclligan STF1A CD (release September 1991) or STF3A CD (release November 1992). (N/A) is Not Available (X) is Not Applicable a.a 37 .5 450 .0 0. 0 230 .0 0.0 0.0 450 0 0.6 0.0 Swis Ukrainia Other anceslrie 0.0 1.2 1.2 0.0 0. 3 0.8 100.0 [IT NORT><WEST ~,4 I cou~ "" GO'IER~!IEfffll Note 6: School enrolment data ror 1990 and 2000 are not fully comparable due to changes in hc>N data-.. obtained on level of enrollment. Note 7: .Veteran >la!,tlJS da1>'>13(11[or; 11:i<,;ayitlan popuali<>n1 6;yoa,s a>d <M!rfl 199CJ..D!l\l..fo< ~ ~ Nole @:•Data) crf ~ ,inl zopq,..,. nc1,aimperal:il,, diia to chilngm, frrCl!!h,lls ~~- 9!. n~ iii 'l!'ar:o,~ <Mlfln 2000. """"""ccnlJi'li aol1(ilve Nole !)ccupatiar,,dola,[or·l990and 2CXJO 10°~ iil_l fe:~ s.i;;tei.r,,t,o,, QCQJpetion., Nole 1_0; l'Jl)less.-.v&e•hbleQ, lnd~ d,i\ak/i''1~ . ail(I 20C)1J'cife OOI ~ d,ile.!I> changBS in,11\e,oiassifcalion ~ lml'b'f industry. The Bureau of Labor Statistics' Consumer Pree Index (CPI-U•RS) is187.0 ror 1989, 196 3 ror 1990, 242 7 for 1999, and 250 8 ror 2000 Based on these revisions, Iha factor lo adjust lo 1999 oonstant dollars in Table DP-3 would be 242,7/187,0, or 1.297861, and Iha factor to adjust lo 2000 constant dollars in Table DP-4 would be 250.81196.3, or 1.277636 . Note 11: The industry categorias of Construction, Manufacturing, 'lllholesale trade, Retail trade, and Pwlic administration 'are comparable[or 1990 and 2000, Nole 12: In Iha 1990 census 5TF3A CD release, '"Supplemental Security income" was incuded in the "public assistance income "data Note 13: The data represent a oombination ct l\w ancestries shown separately in Summary File 3. Czech includes Czechoslovakian French includes Alsatian. French Canadian indudes Acadian/Cajun. Irish includes Celtic �--- ' Page 5 of 8 Profiles from the 2000 and 1990 Decennial Censuses Profile of Selected Economic Characteristics, 2000 Census Demographic Profile 3 (DP-3) Cleon township.,. Manistee Countv. Mi'chiaan 2000 Census S'ubjec Number Percen 1990 - 2000 Percent ·Oh'ari_ge Number 1990 Census 2000 Census 1990 Census 1990 - 2000 Percen EMPLOYMENT STATIJS Nl.lrilbcet Subjec Percen Percent Chang Number Population 16 years and over In labor force Civilian labor force Employed Unemployed Percent of civilian labor force Armed Force Not in labor force 701 448 448 419 100.0 63.9 63.9 59.6 29.1 49.8 49.8 70.3 543 29 29 24 29 -45.3 5 6.5 4.1 (X) 0 0.0 0.0 253 Females 16 years and over In labor force Civilian labor force Employe Own children under 6 years 36 .1 -63.3 3 .7 17.7 100.0 55.1 55.1 45 _3 9.8 (X) 0.0 24 44 .9 327 161 161 151 100.0 49 .2 49.2 46 .2 24.8 41.2 41.2 79.8 262 11 11 8 100.0 43.5 43.5 32. 70 100.0 70 .0 6.1 206.3 66 1 100.0 24.2 49 All parents in family in labor force Households 34 100.0 39.4 -57.6 -21.6 $15,000 to $24,999 63 3.3 61 26.8 15.0 24 ,8 $25,000 to $34,999 81 23 ,6 113.2 38 15.4 $35,000 to $49,99 6 113.8 2 11 .8 $50,000 to $74,99 5 18 16 3 522 .2 $75,000 to $99,99 2 5.8 900 .0 4 0 0 1.2 0 .0 0 0 00 (NA) (NA) 30,547 (X) 67.0 18,28 30,547 (X) 28.7 23,737 284 82.8 65.1 172 69.9 Mean earnings (dollars) 34,764 (X) 48 7 .... in 1999 dollars 34,764 (X) 14.6 23,372 30,334 (X) 28 9 2 29 $100,000 to $149,999 $150,000 to $199,999 (see note 5) $200.000 or more (see note 5) Median household income (dollars COMMUTING TO WORK Workers 16 years and over Car, truck, or van - - drove alon Car, truck, or van - - carpoole 415 100.0 70.8 243 100.0 332 80.0 101.2 16 67.9 49 11 8 0.0 28.9 3 15.6 0 5 8 1.2 1.9 25.0 0.0 21 5.1 (X) -41.7 3 27 3 28.0 Public transportation (including taxicab) Walke Other mean Worked at home Mean travel time to work (minutes 35 .6 Employed civilian population 16 years and older 419 100.0 0.0 70.3 0.(l 246 58 13.8 (NA) (NA) (NA) 7 18.6 (NA) (NA) (NA) 20.8 (NA Farming, fishing, and forestry occupations 6 1.4 (NA) (NA (NA) Construction, e,traction, and maintenance occupations 92 22.0 (NA) (NA) (NA (NA) 0.8 (X (X (X) 38.0 71 18 0 8,049 10,446 26 7 6 (NA) (NA) 6,588 (X) (NA) (NA) (X) 12 3.5 (NA) (NA) (NA) 2,608 (X) (NA (NA (X 47 13 7 20 5 3 15.9 Mean retirement income (dollars 12,157 (X) 56.B 7,754 (X , . .in 1999 dollars 12,157 (X) 20 8 10,063 (X) Mean Supplemental Security income (dollars) With public assistance income (see note 12 Mean public assistance income (dollars) With relirement income -9 1 (X (X) (NA) (NA) °' moo, Asian calegories_ 1:= l~f.J1· Nole 2: For the 2000 Census Other Pacific Islander alcrie, or two or more Native Hawaiian and Other Pacific Islander categories, Nole 3: Fa lhe 2000 Census, in ccmt>nation with one or more of !he olher races listed The SIX numbe!s may add lo more lhan !he 100!1 popolaUan and lhe six peroentages may add 10 rrore lhan 100 peroonl because indNiduals mey report more lhan one race. Nole 4: 2000 C'"1sus race dala is nol comparable lo 1990 Census race data because !he 2000 Census survey allowed selection of mora lhan one race ""1ile lhe 1990 Census S<Ney did not Nole 5: 1990 dala not available from lhe 1990 Census STF1A STF3A CD release °' 6: Scl1M ~l,l(!Ma liif (NA) (X) (X) Soun:,,: U.S. Bureau of \he Census, Census 2000, 1990 Census data is from Iha Michigan STF1A CD (release Seplember 1991) or STF3A CD (release November 1992). (NIA) is Nol Available (X) is Nol Applicable Nole 1: fo, !he 2000 Census Olher Asian alone. a lv.<l 1 6 (NA) 4 (NA) (NA) 28.6 14.8 With Supplemental Security income (see note 12) Management, professional, and related occupations 3.7 98 ... .in 1999 dollars 100.0 6 37 9,494 9,494 0 .0 Service occupations 8 With Social Security income 1.6 OCCUPATION (see note 9) Sales and office occupation With earnings Mean Social Security income (dollars) (X) 100.0 24 82 8.5 18.4 Less than $10,000 $10,000 to $14,999 .... in 1999 dollars ''°" Percen INCOME IN 1999 ('90 data Is 1989) tJ± ~~ OF liomit~m, t®Ci anil 2000 ate ,iQI ful/y .~ d l l O lb dlanges m ho.v data were obtained on level <i '"1roilmenl. Ndle 1l'Vll!Bmn,:ioJjl:s,~ J!,i, '!l"for llf/ q;,)i,an IIDl!!Jlal0t1 18'80lffll'llll~ D11e- lr:I 1S!IO and ror lhe civilian population 18 years and over In 2000. Nola 8: Dal.a !pr- 1900 '1llil 2000 we '101 com~o-d~lo chnnge;;,ln ~ questions N_ole'jl: Og;up;,jici!I 1~ Elf\d2000Mi Mt CDTipaOlblo' ~o,ID d)!")9ll:S in Iha dass~cation syslam by oa:,,pation •~ ·10: llQ!ed. "1clu~_11ata f1lt f!l!IO' aml 2«ll) afo(iot~~due lo changes ii Iha dassnicalbn syslam byindust,y. 4",iqr ~l!!>S~ l'lole 11: Thilittluwy ciitll!IO'i<i/1 o! COtislrudlan, ,rv,a'1fJfa,rluri!lll, Wboles8le !lade, Relai lrade, and Plblic adminislralion are OOIJ"4)af>lble Jor 1990 and 2000. Note 12::ln ll)e 1$0 ~ STfaA_l:;J:l,roloasa. "S[,Wleme<ilJil Si!col)1y-ill!l0ffl0" was induded in lhe "public assistanae income "dala. [111• Bureau of Labor Slatistics' Consumer Price Index (CPI-U-RS) is187.0 for 1989, 196 J for 1990, 2~H for 1999, and 250.8 for 2000. Based oo lhese rev,sions, lhe fador lo ad1ust to 1999 constant tlolal;s in Table DP-3 would be 242.7/187.0, or 1 297861, and Ille facto,to adjusl lo 2000 constant ~ ii Table DP-4 woold be 250.81196 3, a 1 277636 Nol~ 1!!: Tl'8 di$>-nlpli!sei11 a cri;rt,I~ d~ ,loce~ sho'Ml s,epar,,\ely in Summary File 3 Czecll includes Czechoslovakian. French includes Alsatian. French Canadian indudes Acadian/Cajun Irish indudes Celtic. �Page 6 of 8 Profiles from the 2000 and 1990 Decennial Censuses Profile of Selected Economic Characteristics , 2000 Census Demographic Profile 3 (DP-3) Cleon townshto. Manistee ~oum;y; m1cmgan 2000 Census Subject Number Production, transportation, and material moving occupation 98 INDUSTRY (see note 10) Agriculture, forestry, fishing and hunting, and mining Construction (see note 11) 16 77 Manufacturing (see note 11) 86 Wholesale trade (see note 11) Retail trade (see note 11) Transportation and warehousing, and utilities lnformatio 4 51 18 11 Finance, insurance, real estate, and rental and leasing Professional, scientific, management, administrative.and waste management services Percen 23.4 1990 - 2000 Percent Change Number (NA) (NA) 2000 Census 1990 Census Sdb)ooL Percen 11 (NA) (NA) 18.4 71 .1 4 20.5 186.7 3 1. 0 12.2 -73.3 1 4 4 .3 2 .6 (NA) (NA) 8. 5 2. 6 (NA) Less than $10,000 $10,000 to $14,999 18.3 $15,000 to $24,999 12.2 $25,000 to $34,99 6.1 $35,000 lo $49 ,99 (NA) (NA (NA 19.1 $50,000 to $74,999 (NA $75,000 to $99,999 (NA $100,000 lo $149,99 (NA) $150,000 to $199,999 (see note 5) (NA) $200,000 or more (see note 5) I, 22 5 .3 (NA) (NA) (NA) 59 14.1 (NA) (NA (NA 39 9 .3 (NA) (NA) Other services (except public administration) 8 17 1.9 4.1 (NA) (NA) (NA) (NA) Subject CLASS OF WORKE Private wage and salary workers Government worker Self-employed workers in own not incorporated business Unpaid family workers 183.3 32.1 184 100.0 1 4 5 4.9 5 .3 19.8 23 .9 4 1 5 3 22.3 9.2 28 .8 19,0 4 17.3 68.0 2 13.6 4 2 19 .8 8.2 0.8 433.3 900.0 0.0 0 .0 0.0 (NA) (NA) 0 Percent below poverty 1990 - 2000 level Percent Change 4.9 1 1. (NA) (NA) (NA) (NA) Number below poverty level Percent below poverty level I POVERTY STATUS IN 1999 (for 1990 Census, 1989) 328 32 78 .3 7.6 57 2 83 .2 33.3 17 2 13.6 62 .9 3 0 .5 -75.0 72.8 1 Families 9, 8 With related children under 18 years With related children under 5 years Families with female householder, no husband present 14.21 3.3 With related children under 18 years 22 9.1 -45.0 40 21 .7 15 3 12 4 6.7 -31 ,8 -81.3 2 1 20 .6 38. 1 4 12.5 -71 .4 14 56.0 4 25 .0 -66.7 1 63 .2 0 0 .0 -100.0 122 86 13.2 12 .8 -31.1 -32.3 177 12 24.3 24 .9 18 17 .5 -37 9 2 33 0 4 2 21 3 18 7 5 48 1 Median family income (dollars) 32,841 (X) 54.5 21,250 (X) ... .in 1999 dollars 32,841 (X) 19. 1 27,580 (X) 13,523 (X) 80.5 7,492 (X) 13,523 (X) 39.1 9,724 (X) (X) (NA) (NA) (X) 28 12 .7 15.1 -28 9 26 ,016 Related children under 18 years Related children 5 to 17 years 32 Male full-time, year-round workers Female full-time, year-round workers 20,694 (X) (NA) (NA) (X) Unrelated individuals 15 years and over 46 32 .2 -8 0 .... in 1999 dollars Percen -70.7 -23 .5 -9.4 65.7 Number below poverty level I 24 INCOME IN 1999 ('90 data is 1989) Per capita income (dollars) Number 100.0 243 Families 3.8 1990 Census (NA) Educational, health and social services Arts, entertainment, recreation, accommodation and food services Public administration (see note 11) 1990 - 2000 Number _ Percen Percent E:t,aog. Median earnings (dollars) (see note 5): With related children under 5 years Individuals 18 years and over 65 years and over I 100.0 -3.4 - - Source: U.S. Bureau of the Census, Census 2000. 1990 Census data is from the Michigan STF1A CO (release September 1991) or STF3A CD (n,iease November 1992). (N/A) is Nol Available (X) is Nol Applicable Note 1: For lhe 2000 Census Other Asian alone, or tv.o or more Asian calegories, Nole 2: For the 2000 Census Other Pacilic Islander alone, or lwo or more Native Hawaiian and Other Pacific Islander categories. ~1~-" r No!B 3: Fer the 2000 Census, in oorrbination with one or mae of the olher races Hsl.ed. The six numben; may add lo more than the laal populalion and the six percentages may add lo mom lhan 100 percent because individuals may report more than one race, Nole 4: 2000 Census race data is not comparable lo 1990 Census race data because the 2000 Census surwy allONed selection of more than one race while the 1990 Census survey did nol Nole 5: 1990 dala not available from lhe 1990 Census STF1 A or STF3A CD release . ill 1 MICHIGAN COUNCIL OF Go\,.~11! No4e 6: School enrollmenl dala for 1990 and 2000 are not fully ccmparable due lo cllanges in how data - e obtained on level of eorollmenl. Nole 7: Veteran slalus data are ~M~"l),popU!il\on 16 years and OVti£iif.1990 ;ji)(j for lhe civihan populalion 18 years and over in 2000. Nole 8: Data for 1990 and 2000 ~ ,:iot "'(llpa@ble.due lo ctianges in ci!fJsUs qucisiQ,s. ~~k, ~.ala {qf-199Q nod 2000 am.bol ~para,pla'ilue lo cllanges in lhe ~~lion "}'SU!m'by oa:upa6on. Nole 9:, Hole 10: ~ .ail1efYMe noted, Industry data ror·~~-and ~ are not comparable d.\18 ID ctianges ii h, d ' ~ syslam by induslry. Nole 11: The i()dustry caj~a,,? ~,ilj;udion, fi,lanufacturing, Wllolesale ~ade, Retail bade, and Public adminislraliorl are oomparable for 1990 and 2000. Nate 12: In the 1990 C8l\SUs STF3A CD release , "Supplemeotal Securily income" was included in the "public assistance income "data. Nole 13: The dala represenl a corrbinalion rl. l\Ml anoeslries shown separately in Summary File 3, Czech includes Czechoslovakian. French includes Alsalian Th.a Bureau of Labor SlaListics' Consumer Price Index (CPI-U-RS) is187.0 for 1989, 196,3 for 1990, 242.J for 1999, and 250 8 for 2000. Based on lhese rellisions, lhe factor lo adjusl lo 1999 constanl do~ra in Table OP-3 would be 242 7/187.0, or 1.297861 , and \he !actor lo adjusl lo 2000 constant ~Bi'$ in Table DP-4 would be 250,B/196 3, or 1 277636 . French Canadian indudes AcadiarvCajun hish indudes Callie. �Profiles from the 2000 and 1990 Decennial Censuses Page 7 of 8 Profile of Selected Housing Characteristics, 2000 Census Demographic Profile 4 (DP-4) Cleon township, Manistee County, Michigan 2000 Census Subjec Number Total housing units Percen 1990 - 2000 Percent Change Number Percen 100.0 19.6 397 322 67.8 29.3 1-unit, attached 24 0 0.0 0 ,0 2 units 7 1.5 16.7 1.5 3 or 4 units 2 0.4 a.a 5 to 9 units a.a 0 0,0 0.0 10 to 19 units 0 a.a a.a a.a a.a VALUE 0,0 20 or more units 100.0 62.7 0 ,0 0 0.0 00 126 26.5 18 3.6 (NIA) (NIA) 32 6.7 0.0 1995 to 1998 ('90 data is 1985-1988) 47 9.9 640.0 1990 to 1994 ('90 data is 1980-1984) 38 6.0 22.6 3 7.6 1960 to 1969 ('90 data is 1970-1979) 53 11.2 -60.7 13 34.0 1970 lo 1979 ('90 data is 1960-1969) 70 14.7 6.1 6 16.6 78 Mobile home (see note 8) Boat, RV, van, etc (see note 8) (NIA) (N/A) (NIA) (N!A) YEAR STRUCTURE BUilT 1999 to March 2000 ('90 dala is 1969-March 1990) 0.0 1 3 1960 to 1969 ('90 data is1950-1959) 42 8. 8 35 5 3 1940 to 1959 ('90 data is 1940-1949) 1939 or earlier 57 12.0 171.4 2 53 136 26.6 25.9 10 27.2 Number Subjec 475 UNITS IN STRUCTURE 1-unil, detached Percen 1990 · 2000 Percent Change Percen Number OCCUPANTS PER ROOM 244 229 5 10 100.0 17 0.6 42.6 4B. 5 20 0 -80 0 127 100.0 78.9 71 100,0 Less than $50,000 53 41.7 -7 .0 57 80 3 $50,000 to $99,999 $100,000 to 149,999 $150,000 to $199,999 61 7 2 4B.O 5.5 1.6 335 ,7 14 0 0 19 7 Cl .O 0.0 $200,000 to $299,999 $300,000 to $499,999 2 2 1.6 1.6 0 0 0 00 a.a a a.a $500,000 to $999,999 (see note 5) $1,000,000 or more (see note 5) 0 0 0.0 0.0 (NIA) (NIA) (NIA) (NIA) (NIA) (NIA) 61,300 61,300 (X) (X) 95.6 53.3 31,300 39,990 (X) (X) 113 9 36 50 7 a 23 .9 14 1 0 0 348 Occupied housing units 1.00 or les 1.01 to 1.5 340 6 2 1.51 armor Specified owner-occupied housing units Median (dollars) .... in 2000 dollars 100.0 97 7 00 0.0 93 ,9 20 4 1 MORTGAGE STATUS AND SELECTED MONTHLY OWNER COSTS With a mortgage Less than $300 ROOMS 1 room 1990 Census 2000 Census 1990 Census 77 60 6 0 0.0 23 26 18.1 20 .5 35 3 160 0 9 17 10 -100 12.7 11 2.3 2 rooms 4 0.8 -81 8 5.5 3 rooms 2 $300 to $499 $500 to $699 21 44 -25 0 7 1 $700 to $999 12 9.4 0 0 0 4 rooms 2 69 14.5 -5.5 $1,000 to $1,499 14 11 0 0 0 0 0.0 5 rooms 7 18.4 132 27.8 38 9 9 23 9 $1 ,500 to $1,999 $2,000 or more 2 0 1.6 0, 0 0.0 0.0 0 0 0,0 0.0 Median (dollars) .... in 2000 dollars 645 645 (X) (X) 74 8 36.8 369 471 (X) 50 39.4 42 9 35 49.3 220 220 (X) (X) 44 7 13 3 152 194 (X) (X) 6 rooms I -54.2 2 6.0 110 23,2 61 .6 6 17. 1 7 rooms 64 13.5 8 rooms 3 29 6.1 77.8 11 ,5 9.1 6.5 9 or more rooms 35 7.4 40.0 55 (X) (NIA) 2 (NIA) Median (rooms) (see note 5) 2 6.3 (X) Not mortgaged Median (dollars) .... in 2000 dollars (X) Source: US Bureau of lhe Census, Census 2000 1990 Census dais is from Iha M[clligan STF1A CO (releasa Seplember 1991) or STF3A CD (releasa Nol/OfTlber 1992). (NIA) 1s Nol Available (X) is Nol Applicable Note 1: For~21XJOt:e._,oiM<A5Janaldtll)\c,,, "-',<I Cf~flisl'M ~ Nolu2: Forili11~Ce-Oll1crr>adlle lslaritbr~' i,, l\\fJQ(lriQ!e_~Ml Hi!wai1en and OIMrPnofielslandorcalagones. Npfa 3: Frr 11:>e'2000 Census; in ..,.,...~ ~f one,0(111011 of lite .,.;DI mces ll!ileef. The six n ~ may-add lo mo(e itwin Iha lwil population and Iha six pen:.enlages may add lo rrorn lhan 100 percenl because individuals may repol1 more lhan one race Nots 4: 2000 Census raoa dala is not comparabla lo 1990 Census raoa dala because lhe 2000 Census survey all""'8d saladio,nofrnon,.lhnn one raoa ..+,ia !he 1990 Census &JrV8Y did nol. Nole 5: 1990 dala nol availal:ie from lhe 1990 Census STF1AoriSTFilA C'i::\,,o\ollsb NOfe 6: £.wt "'11~ dala for 1990 onil io!lpm_ii ll0I f u l l ) ' ~ .&,,«> ~ ' l n hON dllta ~ ®!ai~ an liwoi« o,,,,q!lrl'eo1 ~ ?,:Vo1oran.s1otuS"rJ;ita ilrlflli<lhoqv(m ~lion 11h'.oal'i••ncfove!l'i'I 1990 arid fat lhorMlia(, ~ tlis)Olms:snil9'1'"'1!'2000, Np111,if; ~1arl990..,;i12000...;no1~~®e,to~1noansus!lu-. .• ' · - i'lDJD 9; Ocl:upallon ilata /j)i; I ~ 11C1U 2000 am 110( a,mparai,IO Cluo l o ~•\'\ I!\~,d."'.'il'·~"fll by a<q1pe!IOO. t<oia 10. \Jnl<>SiollillfMSo llOIOd, lrrdlllih'~ far 1fl90'nnd 2000 oro oot ~ ~ icJcllil"9'!$" Iii!> <!"551ij:a1;,n rlyslem by induslry. Nace 11: The infu<,llY,catugq1es af'~l:llanl Mlu.4tiic!ili,v, Wholasa/e bode, Ralail lrade, and Public adminislralion am comparable for 1990 and 2000. "" ~ljlit!mi l;m~ Bureau of Labor Slatistics' Consumer Price Index (CPl•U-RS) is187 0 for 1989, 196 3 for 1990, 2~2.7(ar,1999, and 250 8 for 2000 Based on lhesa re\/!SJons, lhe facto- lo adJusl ID 1999 oonslanl ~ I, Table DP-3would be 242.7/167 0, a 1.297861, and lhefaelor lo aqust lo 2000 cooslanl ilo1!a,s in Table OP-4 woold be 250.6/196.3, a 1 2TT636 . Nq~ 12. In lh~ 1990 ceo.sus-STF~CD ~ase. "S_upj>~ Sec,Jrity income" was intluded in !he "pul:iic assislanoa income "dala. Ni>la 13: The dllia "IOOP'..riiil <1 ooii1'ln;!!Dl o/lvj0,,gc:8Slries'Shown separalely in Summary File 3 Czech includes CZ2Choslovakian, Frend! includes Alsalian. Fmnch Canadian indudes Ac.adoan/Cajun. hish includes Cetuc. �Page 7 of 8 Profiles from the 2000 and 1990 Decennial Censuses Profile of Selected Housing Characteristics , 2000 Census Demographic Profile 4 (DP-4) Cleon township, Manistee County, ,Michigan 2000 Census Subjec Number Total housing units 475 UNITS IN STRUCTURE 1-unit, detached 1-unit, attached Percen 100.0 1990 - 2000 Percent Change Number 19.6 322 67,8 29,3 0 0. 0 0.0 397 24 1990 Census 2000 Census 1990 Census Percen 100.0 62 .7 0 ,0 Number Subjec Percen 1990 - 2000 Percent Change Number Percen OCCUPANTS PER ROOM 340 6 2 100.0 97.7 1,7 0.6 42.6 48 ,5 20 .0 -80 ,0 244 229 5 10 100.0 93 ,9 2.0 4.1 127 100.0 78.9 71 100.0 348 Occupied housing units 1.00 or les 1.01 to 1.5 1,51 or mor 2 units 7 1.5 16 .7 1.5 3 or 4 units 2 0.4 0.0 0.0 5 to 9 units 0 0,0 0.0 0.0 10 to 19 units 0 0.0 00 0 ,0 VALUE 0.0 0.0 Less than $50,000 53 41 ,7 -7 .0 57 80 3 $50,000 to $99,999 $100,000 to 149,999 $150,000 to $199,999 61 7 2 48.0 5. 5 1.6 335.7 14 0.0 0 0 19.7 0.0 $200,000 lo $299,999 $300,000 to $499,999 2 0.0 0.0 0 2 1,6 1.6 $500,000 to $999,999 (see note 5) $1,000,000 or more (see note 5) 0 0 0.0 0.0 (NIA) (NIA) (NIA) (NIA) (NIA) (NIA) 61,300 61,300 (X) (X) 95 8 53.3 31,300 39,990 (X) (X) 50 .7 20 or more units 0 0.0 126 26.5 18 3.8 1999 to March 2000 ('90 data is 1989-March 1990) 32 67 o.o 1995 to 1998 ('90 data is 1985-1988) 47 9.9 840.0 Mobile home (see note 8) Boat, RV, van, etc (see note 8) (NIA) (NIA) (NIA) (NIA) (NIA) (N/A) YEAR STRUCTURE BUilT 1990 to 1994 ('90 data is 1980-1984) 0,0 1.3 38 8.0 22.6 3 7.8 1980 to 1989 ('90 data is 1970-1979) 53 11.2 -60.7 13 34.0 19 70 to 1979 ('90 data is 1960-1969) 70 14.7 6. 1 6 16.6 1960 to 1969 ('90 data is1950-1959) 42 8.8 35.5 3 1940 to 1959 ('90 data is 1940-1949) 57 12.0 171.4 2 78 5 ,3 136 28 ,6 25 .9 10 27.2 1939 or earlier Specified owner-occupied housing units Median (dollars) .... in 2000 dollars 0 .0 0.0 00 00 0 MORTGAGE STATUS AND SELECTED MONTHLY OWNER COSTS With a mortgage Less than $300 77 60.6 113.9 36 0 00 -100 0 9 12 .7 23 26 18 1 20 5 35 3 160 0 17 10 23 ,9 0 ,0 ROOMS 1 room 11 2 .3 -54 2 2 2 rooms 4 0.8 -81 ,8 2 5.5 $300 to $499 $500 to $699 3 rooms 21 4.4 -25.0 $700 to $999 12 94 0.0 0 2 7. 1 14 11-0 0. 0 0 0.0 0.0 6.0 14.1 4 rooms 69 14.5 -5,5 7 18.4 $1,000 to $1,499 5 rooms 132 27_8 38.9 9 23.9 6 rooms 110 23.2 61 .8 17.1 2 0 1.6 0.0 0.0 0 .0 0 0 6 $1,500 to $1,999 $2,000 or more 7 rooms 64 13,5 3 9.1 6 .5 Median (dollars) .•.in 2000 dollars 645 645 (X) (X) 74.8 36 .8 369 471 (X) 2 (NIA) 50 39 4 42 9 35 49.3 220 220 (X) (X) 44.7 13.3 152 194 (X) (X) 8 rooms 29 6.1 77 .8 11 . 5 9 or more rooms 35 7.4 40 ,0 5.5 (X) (NIA) Median (rooms) (see note 5) 2 6.3 (X) Not mortgaged Median (dollars) ... .in 2000 dollars 0. 0 (X) Soun:e: U.S. Bureau of the Census, Census 2000. 1990 Census data is from Iha Michigan STF1A CD (release Seplember 1991) or STF3A CD (release November 1992). (NIA) is Nol Available (X) is Nol Applicable Note 1: For the 2000 Census Other Asian alone, or two or more Asian categories, Nole 2: For lhe 2000 Census Other Pacific Islander alone, or two or more Native Hawaiian and Other Pacific Island..- categooes. , Nole 3: Fer lhe 2000 Census, in oombinalion with one or mere of the olher races listed. The six numbers may add ti more than the total population and the six percentages may add lo more than 100 peroenl because individuals may report more than one race Nole 4: 2000 Census race data is not oomparable lo 1990 Census race dala because lhe 2000 Census survey allowed selection of mere than one race while lhe 1990 Census survey did not. Nole 5: 1990 data not available from lhe 1990 Census STF1Aor STFJA CD release . l!f110h~ data,~ j99Ct aod:2000 ar&'nol rul y ~ :ilo!, ta changes in how data were olllained on level ri enrcilmenl. Na4e 7! V~i""'n •11\l"!I dstaaaiv 1i:r ll'l&'i:M~lhi 16·:~ ~ lijp CM!"ff 1~ and for lhe civilian pop.Jlalioo 18 years and over in 2000. 1\1<>18•8; Q;11a ftlf 1~•·ar,c12000 riool COU1j,,ir,illl~ !l,ie to ~ ln air,sU&cqueslioos. ~ -a, Cb:upafion'<lala li:Jr'1990 an,f;iOOo.~ 111'~ ~ ~ lO<IJonges,n lhe dassi!icalion system by oa>.Jpalion. ,.,,Ill 10, lJflloss Oll'HWii,;e.notild, 1 ~ ,diit.i19r 19'.!!) jlfid ~ an, nal,oomparable due lo changes in lhe dassi!icalion syslem by industry. ~r lNOll"IWEST MICHIGAN [~ . . .I COUNCIL Of GOVERNMENTS Nole ~ NDlli 1h Tt,e!lnqilstfY~ . , . o f - ~ ~i ManufacUllig. Wtiolasaie ll;Dde , Retail trade, and Public adminislralion are comparable for 1990 and 2000. Nole 1~ Iii ~ • -i~it~ STF.lA CD release, ~ ~ ~'~ •~ " was included in lhe "public assistance income "dala. Note-,3:'The dsla ~ L i r~ ni!~ \ii tv.o-a{l00Slries-lhcw,n.s~b!bl-ln Summa,y File 3. iii!, Bureau of Labor Statistics' Consumer Price Index (CPI-U-RS) is187,0 for 1989, 196 3 for 1990, ~2.7 for 1999, and 250 8 for 2000, Based on lhese revismns, the factor ID adJusl lo 1999 constant .clolM,n Table DP-3 would be 242.7/187.0, or 1 297861 , and thefaclor to adjust lo 2000 constant boi.,a'in Table DP-4 would be 250 B/196.3, or 1 277636 . Czech includes Czechoslovakian. French includes Alsalian . French Canadian indudes Acadian/Cajun Irish indudes CelUc. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Cleon-Twp_Master-Plan_2006 Creator An entity primarily responsible for making the resource Planning Commission, Cleon Township, Manistee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2006-06-14 Title A name given to the resource Cleon Township Master Plan Description An account of the resource The Cleon Township Master Plan was prepared by the Cleon Township Planning Commission and was adopted on June 14, 2006. Subject The topic of the resource Master plan reports Cleon Township (Mich.) Manistee County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/161f3473ba1c265f51dfb0676ffe66c7.pdf 163076574815b501097831be3188250c PDF Text Text CLARK TOWNSHIP 0 D • I I , 1 CLARK TOWNSJIIP PUN.NI.NG & ZONING COMMISSION �~------ CLARK TOWNSHIP PLANNING AND ZONIOO CCM'llSSION ( CHAIRMAN: , Robert Sherlund SECRETARY: Susie Rutledge MEMBERS: Fred Bryner Ray Causley Jim Hamel Albert Lindberg Clark O'Brien, Sr. Elmer Polzin Mary Scherer THE PREPARATION OF THIS REPORT WAS A JOINT EFFORT BY THE CLARK TOWNSHIP PLANNING AND ZONING COMMISSION, THE MACKINAC COUNTY BOA.RP AND THE EASTERN U.P. REGIONAL -PLANNING AND DEVELOPMENT COMMISSION. • \ I ,ACKNOWLEDGEMENT First of all, we wish to express our sincere appreciation and thanks to the Mackinac County Board of Commissioners for their cooperation and financial help to complete this plan. We are also very much thankful to the Eastern U.P. Regional Planning and Development Commission for all the technical assistance which made this useful work complete. �----~~-- - TABLE OF CONTENTS Introduction. Overview of Township (Location, People, Economy) ... ... . • • . . . ... • Natural and Cultural Variables (Resource Inventory). .. ........ . .. 3 • • 7 Development of Capability Criteria •• Land Development Goals • 2 • • ,23 . • • • • 27 Township Planning Concept •• • .29 Basic Township Plan •• •• 31 Transportation Plan. • .36 Utilities Plan. .37 Recreation Plan. • • • • 39 Proposed Zoning Map •• • .44 �.ENABLING LEG !Q!.,AT ION TOWNSHIP PLANNING ACT (ACT NO. 168 OF PUBLIC ACTS OF 1959, AS AMENDED TIIROUGH OCTOBER, 1966). An act to provide for township planning 1 for the creation, organization, powers and duties of a township planning conrnission; and for the regulation and subdivision of land. The following is a citation of Section M.S.A, #5,2963 (102) Purpose of Planning, Section z. The purpose of plans prepared pursuant to this act shall be to promote public health, safety and general welfare,; to encourage the use of resources in accordance 1vith their character and adaptability; to avoid the over-crowding of 'land by buildings or people; to lessen congestion on public roads and streets; to facilitate provision for a system of transportation, sewage :dis,.. posal, safe and adequate water supply, recreation and other public improvements and to consider the character of each township and its suitability for particular uses judged in terms of such factors as the trend in land and population development, (C , L. 48 #125,322.) 1 �INJBQDUCTION Land Use Planning deals with the complex interrelation of two basic resources, the land resource and the human resource. The land is a fixed, irreplaceable, non-expandable resource; population is an expanding and mobile resource. The present society is faced today with the challenge of accoIIIlilodat- ing more people on a fixed ammmt of land. Man's relationship to the land resource is one of both dependence and dominance. i1an depends upon land and associated environmental systems for all the necessities that sustain life. At the same t:ime, human society has developed to a high degree the ability to dominate and utilize the land resource. Land use planning is an attempt to establish and maintain a balance between the use and preservation of the land resource in order that it may provide a sa,tisfying life for present generations and retain the ability to suppo5t_ future generations. Life styles and social values rapidly and constantly change in our fast paced culture. Technological achievements are often far in advance of human understanding. Individually and socially, we need a method not only to an- ticipate change, but also, to effectively meet the resultant demands of change .. Plaiming has achieved a measure of success in helping people to anticipate the future and provide for its needs because planning represents a systematic desire to achieve a degree of order and hannony from the seemingly unrelatedli3-spects \ of our world. The basic intent of the Land Use Plan is to develop the land resource capability and suitability for different land uses in the township. A general land use plan will be developed based on land resource capability-suitability, which eventually will provide a base for a zoning map. This plan is expected to help make township development and land use decisions more rational, 2 �SECTION I OVERVIEW OF THE TOWNSHIP HISTORY Location: The history of the whole Great Lakes area is intimately tied into the Les Cheneaux Islands. The safe harbors of the many channels between the islands harbored all the people who passed through the falls of the St. Mary's River and the Straits of Mackinac. Since the latter part of the nineteenth century, the shores and islands of the township became the favorite summer resort for the wll-to-do of Detroit, Cincinnati, Toiedo, Chicago, and Cleveland. Now with the opening of the St. Lawrence Seaway and increasing outdoor recreational trends, particularly in the last three decades, a tremendous number of tourists from all over the country, as well as from Canada, are discovering this beautiful area. Clark Township occupies the eastern and southern end of Mackinac County. By road, it can be reached on M-134 east of 1-75 after a ten-mile drive; and also from Pickford, in the north, on M-129; by boat on Lake Huron at the Hessel or Cedarville docks; and by plane landing at the Hessel airport. The Township lies within the area described T43N, T42N, and RlW, RlE, and R2E. (Figure 1) People: The total permanent population in 1960 was 1563 which has increased about 35 % since 1950. In 1970, the permanent population increased to 1771 or 13% and in 1980 it increased to 1879 or 6%. This moderate rate of population increase is expected to continue but at a reducing rate in every decade in the remainder of the century. 3 �Al + + 11 tu1H11uu1 I //J!Oa.1- H__i_ ,.IU&E . 11D. =--t LIIO <i "' " i II --+----"'1 II " I ,-, ~~. - _ _ __:_,,~~ . " II 'i'--- *,--f' ' . ., "~ "~~ -- ~ ~~ - - ~ II 0 l ~"1<> ' II c::: . .... 5(: - + IJ 1. CLARK TOWNSHIP SCALE" IN MILES j __ _ ) ...'-"'., ,<, I I \ .-J- ,, I I ~ ' 'c -¼:1=1~ ·'"' ,..,.,, 2 0 I ~-f LEGEND PAVED ROADS GRAVEL ROADS ,, -=L.:i u, I NORTH [ Ii 0 -i~ AIRPORT OOAT HARBORS • e FIG~RE 1 ' + + �Being highly resort and recreation-oriented, this township also attracts a large number of tourists in summer. somewhat difficult, To estimate this seasonal population is But, if we assume the family composition of these visitors is about the same as the year-round families - 3.2 per household, and there are 739 seasonal dwellings, then the total tourist number would be about 2,364. There are also approximately 259 resorts, motels, and campgrounds which consist of about 1,295 units to rent which could bring in another 2,000 persons. Thus, a nice summer day may have about 6,564 people in the township. Whether these theoretical figures are true or exaggerated, the fact remains that more than 15% of Mackinac County's population lives in Clark Township. This was also true during the last decade. It is our observation that the growth of this area is much more rapid than the rest of Mackinac County, Economy: There are two major economic factors in the local economy, 1) limestone operations by U.S. Steel Corporation and 2) recreation and resort oriented economic activities. Other than these two important factors, lumbering and other wood-related operations have also some economic significance. Overall economic growth has been somewhat slow during the last ten years, which is comparable to the national growth trend, Now it is quite evident that there are active commercial activities and a feeling of general optimism. Most of the commercial operations are in full gear with some expansion efforts. Commercial properties are in demand. 6 �SECTION II NAllJIW. AND CULTIJRAL VARIABLES AND Dffi~,U?!l\f\ffS ~ A. RESOURCE INVENfOR,Y. 1, Slope Interpretation. The slope characteristics of an area help to give an understanding of the drainage, erodibility and practicality of construction. Figure 2 was developed using USGS quadTangle sheets at a scale of two inches to one mile. Slope wa,s deter,mined by measuring horizontal distance between contour lines and is calculated in percent. One percent slope means that there is a rise or fall of one foot in horizontal distance of one hundred feet. Because most of; the township~s land rises evenly from the lakeshore northerly (except for a few areas), only two broad categories were developed such as 0-lO!_~d more tha,n 10% slope! Figure 2 indicates that most of the township is fairly level except for a few ridges which are scattered throughout the township, and has a slope of more than 10%. The islands and peninsulas fonn gentle mounds. The largest ones are 50~60 feet above the lake level in the middle, while the smaller islands are lower accordingly, The most northern parts of the township reach 950 feet absolute elevation or 400 feet above lake level. 2, Soil Characteristics. Soils are an essential part of the area's natural resource inventory and are iJnportant in detennining building foundation strength, effectiveness of septic tank sewage disposal, plant fertility, erosion hazards, and drainage conditions. All of these factors are crucial in detennining the nature and extent of development that should occur within the township. 7 �_J ~ ....J _J ,.,.,_ESE ""' ........... ~ i _ ..,.-'.,J.: I , ii - - ~-1' '->II • I . . . . . . !. . . . . -1_ I I I • ~ II II I , I ' RO___ \ ~ SWEDE I -- . ' CLARK TOWNSHIP ':>C .O Lf 1 1\. IVi hE'..> 0 ' " ·,~,tc ·,-1,. RO ·-- ,~ LAND CONTOUR , - lI " II -- ~ .. ,(. ,,. , . . , . ~ - - 7----- - . , ... .fr- I'-~~'ii I ,,I '~~ "' Ii ' JII :4111 \-~. I~ 1, -, I I ,, " \ . _. _:1111 1 ............ =-r.I-,,-,_ !f. !. ........................................... . i Ii SWED£ ... • ~ ~ ~ ' ) J',.. .I ' . "?, "',. '' 'I, [ , I \ - ri·'"f';;; - -• -1~ ·'"' ·' 0 NORTH LEGEND PAVED ROADS GRAVEL ROADS FIGURE 2 OJ LEGEND L~ ' - LESS THAN 10% CONTOUR GREATER THAN 10% CONTOUR ~ ~ �2. Soil Characteristics~ Continued, A general soils survey, which was done during the 1920 's, is the only l reliable soils infonnation available for the township (Figure 3). information consists of about SO different soil types. This soils Most of these soils are not generally understandable; therefore, with the close cooperation of the Soil Conservation Service (Mr. Dave Ottoson) each of these soils were evaluated for their capabilities for residential and agricultural uses, and were also grouped together in general and understandable terms like sandy soils, clay soils, etc. Figure 3, which is an original soil ' survey, indi- cates that most 0£ the area in the township has stony (calcareous) soils except the north"'west comer of the township where soils are somewhat sandy in nature. soils. There are two other very small areas which have bedrock types of These areas .actually have limestone deposits. Soil analysis indicates that the majority of the land in the township has severe limitations for agriculture, commercial forestry and on-site sewer systems. 3. Vegetative Cover. Thi.s varia,b.le contaii--is three types of infonnation; forest land, swampy area, and open land, This infonnation was taken from U.S. Geological Survey Quadrangle Sheets which indicate that the majority of the area is under some kind of low grade forest. Most of the existing forest stand is second growth which is composed of mixed hardwoods and conifers in the western part of the township, whereas in the eastern part, cedars and scrub growth are common. YlOst of the islands are heavily forested. The existing ~rest stand is not sufficient in quantity and quality to support any big ~ommercial ope]'a,tion, in the area. Local soils also have severe limitations for commercial forestry A::, for agriculture, mentioned earlier, local soils also have severe li.lJlitations There has been very limited agriculture in the past and a;nd this was mostly of the part-time or personal hobby-type variety. r r 9 �. - -JI ~ ~ :tll ) ~ _:M ~} :ii :.ill f"'l':'f!lY~rffffhris I= T]LTH:PHH . ... ........ .. ........lk ...... W . ~ .... , ____J GENERAL SOILS ;- ··~+"1&···~·c::·:·· CLARK TOWNSHIP C., "- ~I ' L 0 0 ~OR T H LEGEND PAVED ROADS GRAVEL ROADS FIGURE 3 ,-~ '-- LEGEND ' D Mucks & Wet Course Sands HHHI Sandy Soils ~ Stony Soils Calcareous" - Bedrock Soil s 11 ·~ �3. Vegetative Cover - Continued. The northwestern comer of the township contains somewhat suitable soils for agriculture which again, are not suitable for any big commercial agricultural operation. There are a few spots in the township which have swampy conditions. A majority of the waterfront areas of the islands are identified as swampy 1 and low lying areas. 4. (Figure 4) Bedrock Geology. Geologic factors play a major role in land use analysis. The depth of bedrock from the land surface is very critical for most of the land uses • Generally, it is considered that if bedrock is within ten feet of the surface, that area is incapable for land uses like residential, commercial, and industrial, etc., particularly where public sewer and water facilities are not available, Geological analysis reveals that more than half of the township!s area has bedrock within ten feet of the surface (see Figure 5). , Such areas with shallow bedrock have severe limitations for on-site sewage disposal systems. lviost of the bedrock which lies under the township is known as Paleozoic rock which consists of limestone or engadine dolomite. is being mined east 0£ Cedarville by U.S\ Steel. Limestone Figure 6 indicates areas which haye rich quality of limestone and engadine dolomite, These deposits are near the surface and have a great economic potential. 5. Land Ownership. This man-made detenni..iallt (Figure 7) consists of three types of land ownership~ 1) private, 2) public-state and federal, 3) corporated. Out of the total township area of approximately 50,907 acres, about 9133 acres are in public ownership (state and federal), 7,432 corporated (U.S. Steel Corp.) and 34,342 acres are in private smaller holdings. 11 �.,. . CL - I (/) • z~ 0 0 , ~ N ... V, ""_, i ~ "'_, Ill Ill - (Ji C z.... <I u V, c., ...._, 0 12 ...• 0 ••• &. • C w Ill 0 • . z �-1 =71 I .. ":.it =4 ---21 ,1'1J£!....~» ...!'0~ - • ... , L" A A ') ~, . --=-- ~ GENERAL GEOLOGY l ""lllll.lll'#l••IIJtpl CL ARK TOWNSHIP SCA L E IN IIIILES 0 0 NORTH LEGEND PAVED ROADS GRAV EL ROADS - - ===-' FIGURE 5 ,...... w LEGEND ' - BEDROCK AT OR NEAR SURFACE D BEDROCK 10 FT. BEYOND SURFACE '-" �. LL.I t...... ~ 0 _J 0 0 ;;,I , ...- Ien en 0 0 ~ D: -I: ~ , , C "'.., -' i ~ - w -' ~~ ..,.z c., .....,. I~ N o~ a: i (/) <I (/)0 "' o<t c:tO 0 u w a.(!) ....J I 1-(_,A\ t - .¥ --- ... • c, , . ~ ·/ ,~ Olt 3"1/N 0 _J :z:o 3:Z: oc:i:: :z: I OLLI z w> > <( (!) <( ct LLJ _J 0.. :E l.J.J ...... ~ oct ct ....J 0 w a:: z <{ ~ LL.I (/) :z: u C rri n (/) I-· 0 ...... t<.r, (/) C LL.I ~ ..J ~ 0 a. z w 3 Q C, u. Cl.. £ 1 11;. �- __. _Ji . . .J ~ :j j __j .J .:. ... , ~..4 ~ :__j ~ - 't ,,,,_ LAND OWNERSHIP CLARK TOWNSHIP SCALE IN MILES 2 0 0 NORTH LEGEND PAVED ROADS GRAVEL ROADS -==-= 1--' FIGURE 7 (.J1 LEGEND ' ~ ~ STATE/ FEDERAL a CORPORATE D PRIY A TE • -~-j ~ �- 6. Existing Land Use. The infonnation of this variable (Figure 8) was gathered through a special survey which was conducted by the Eastern U.P. Regional Planning and Development Connnission and later on was updated by the Township Planning Connnission. This variable contains structural development infonnation which is divided into four categories: 1) year-rotmd residences, 2) seasonal homes and cabins, 3) commercial/industrial buildings, and 4) public buildings - schools, church and town hall, etc. Figure 8 indi- cates- that most of the development is along Highway M-134, particularlyconcentrated in Hessel and Cedarville--the only two comrrnm.ities in the township. There is some development occurring along M-129 and Three- 1'/ri.le Road north of Hessel, otherwise the rural area is very sparsely populated. Most of the seasonal development is happening on the islands. -- = 1 Some islands which have road access .with the mainland are also attracting year-rolllld residential development. A~mentioned earlier, most of the area of the township has severe I lirni.tations for on..--site sewage disposal, therefore, public sewer and wa,ter a.re extremely necessary for concentrated development areas. For development on the islands and other rural areas of the township, a strict control on the design for on-site sewage disposal systems should be gdopted and en£oyced by the township. According to our estimate, there are 706 year-rol.llld family h~ts. \ 7 1 Fo-P the last ten years, year-rol.llld residential development has been increasing at the rate of 30 units annually, In the case of seasonal homes a,nd cabins, the ~ate has also been 30 units per year for the last ten years. Private seasonal homes and cabins increased at much higher rates than the resort cabins . The resort development in the area is leveling off to 300 cabins. 17 �~ J J ,I J --~~e e eee l ee e 5 6 •• 4 • • • ee • e < .. e ee I • e e ' i:·---~ -111-"NIN,.,!Nlll•IIU"lt,hflOll!I ..... Hllt, •• •• e 3 " ~, 2 e 7 e II 9 8 6 \ 'S I B eee e 12 I ., . ~ -~ i,""'--, 4 3 e \.,t3 I • ·~ 7 LJ~I 2 ~ft n ~ 9 11 ) -:: 1 , ,-, ) --- • ' FIGURE 8 CLARK TOWNSHIP 12 ! 8 ea ~ ~ ~I • • -_,.,, ~ e ••\ I I i l !:i } If 17 t 21 ie 15 14 16 15 a~: 13 I ,1 '"' 2 22 .. e "' i -t~ ~N ... I r, --\ g -- -l- B 22 ·~ ':f ~ \i t: '! 24 Ir t • I LEGEND '-t ~ .'-5 . 27 ~ r 26 . ~ 25 I PAVED ROADS GRAV EL ROADS ~ SCALE 0 ---- -- 2 1 ,, - " ~~ . ~ II ISLAND BUILDINGS HOMES • SEASONAL HOMES 8 RESORT COMMERCIAL • INDUSTRI AL * �7. Transportation. Figure I .indicates that there are four modes of transportation in the township. In the case of road transportation, there are two major highways. M-134 runs east"west along the shoreline and connects the township ·with 1-.. 75 in the west, and DeTour Village in the east. The second major highway M 129, starts from Cedarville and runs northward where it connects with 00 Pickford and then the City of Sault Ste. Marie. Both of the highways are ;in fairly good condition and have a large volume of traffic throughout year. There are quite a few other roads which are mostly gravel roads and do have problems, particularly in the spring. ..,_~ the The road system in Cedarville needs some redesigning, lighting and such other related improvements. There are a few miles of private railroad which carry limestone from U.S. Steel quarry to the Port Dolomite to load the limestone on ships for market places. There are three harbors in the township: and Hessel. Port Dolomite, Cedarville, Port Dolomite is strictly being used by the U.S. Steel Cor- poration for limestone operation and it is made to the specification of the operation. In the past, commercial vessels used the Cedarville Dock, but at present there are no proper facilities to handle corrrrnercial vessels. At present, only pleasure crafts, excursion and fishing vessels use the deteriorating fa.cility. The harbor at Hessel is somewhat new and can accommodate medium sized vessels. Boat launching ramp facilities are present, both -in Cedarville as well as in Hessel. A new Clark Township Marina is also being built in Cedarville to accommodate the ever increasing demand. Another private harbor facility in Cedarville is being planned which will make the total of four big commercial accesses to the waters of Lake Huron~ 'r 19 �-I UTILITIES PLAN ' '.ii 21 21 22 It ct: RD. 27 29 "::. ..., l:!.... ~ (lj ::s -::. SCALE IN MILES 2 0 0 NORTH 7 7 7 7 ~ PRESENT SEWAR GATHER ING SYSTEM 111111111 FORCED MAIN * LIFT STATIONS LAGOON 11111111, SYSTEM AND SPRAY AAEA (APPROXIr--ATE) SEWAR SYSTEM AND PuBuc WATER SYSTEM (PRoPOsED) 21 FIGURE 9 '- �... 8. Utilities and Services - Continued. Electric power is provided by the Edison Sault Electric Company r ' from Sault Ste. Marie and Cloverland Electric Coop, Inc., of Dafter. Electric power service, both for domestic as well as for industrial and corrunercial, is adequate at this time. 1 , 7 7' 7 7 """" I 22 �SECTION III J DEVELOPf·'EHT OF C/lPABILHY CRilERIA Capability of a certain geographic area, for different land uses for human activities, depends on the proper combination of the physical features of the ecosystem of that area . For exa'llple, residential development requires good soil conditions, adequate ground water if public supplies are not avail- .,, ·a ble, and fairly level contour. On the other hand, residential development I may create certain stresses such as pollution of ground water supplies with septic tank effluent, or down-stream flooding caused by removing vegetative cofer. l l All of these factors must be considered before determining if a particular area should be used for residential development . · For these reasons, resource information presented previously can b~ ." used to develop capability maps of such land uses as septic tanks, residential, comrnercial-industrial, agricultural, recreational and etc. In the case of Clark Township, the development of residential, forestry, and agricultural capability maps were considered necessary. "Capability" may be defined as the ability of the land to accommodate its different uses without creating significant problems for either the inhabitants of the area or the environment. In order to develop residential and agricultural capability, phy1ical 7 characteristics of the area were rated in ranges of best, adequa~e, or - incapable. These criteria were discussed and adopted by the Township Planning Commission. 23 �CAPABILITY CRITERIA PHYSICAL .ELEMENT RESIDENTIAL WITI-IOUT PUBLIC .SEWER &WATER AGRICULTURE · FORESTRY Slope: 0- 5% 5-10% 10+% B B B A I A I A I Bedrock near or at the surface I I I Bedrock 10 or more feet from the sur face A Depth of Bedrock: Soils Classification:* ~ Loamy Soils A B B Clay Soils I A A Sandy Soils A I I fvluck Wet Sands I I L .. Beclrock Soils I I I Stoney Soils I I I Swamp Areas: B = BEST A= ADEQUATE I = INCAPABLE - + OOES NOT APPLY - ~ To develop a residential capability map, the first step was to identify those areas that are incapable of supporting residential development such as slope 10% and over, swampy areas and bedrock closer to the surface and areas - with severe soil limitations. Areas with moderate soil limitations and the areas i.vhere soil has a slight limitation for the on-site sewage disposal, are marked as capable and most capable respectively. (See Figure 10.) - ?4. �,111 -,:\I ,,1 -'ll'!l -"!i i~! ~,11) -'1111) ~~ . r 1~] I, II "'t · 1 ,i ~I li ll ... ,.........,............... 1 ~1~ . I' ""'"""' . .:... 1 1 If ., i; r 111~1 -,, 111 11 .,, 11 RESIDENTIAL CAPABILITY CLARK TOWNSHIP i ? II ,, 11 SCA LE IN MILES 15 /U ~ ~ 0 I " '~ • I 0 2 -TH " LEGE ND PAVED ROADS GRAVEL ROADS N <.n FIGURE 10 LEGEND ' ~ -.TCAPAaLE D I.USTCAPMU "1 �Similar criteria and procedures were used to develop agricultural and forestry capability maps . (These nio maps were not included in this document because all of the towhship has severe limitations for agriculture and commercial for estry.) • Figure 9, Residential Capability with on-site sewage disposal systems , also indicate that most of the township's area is incapable (with severe limitation) for on-site sewage disposal. Some areas along the northern border, where the soils are somewhat light in nature 'sandy soils) are most capable of supporting on-site sewage disposal systems. =ii ii -1 I r 26 �SECTION IV LAND USE OOALS FOR CLARK Tm:,NSHIP Historical and physical knowledge of the area fonn the basis for a logical starting point upon which goals and objectives can be developed. The first section of this report provides necessary background infonnation concerning location, dimension of the study area, population summary and the economic overview of the township. Section II provides natural and cultural variables and detenninants which are critical in establishing area goals and objectives. This Section also includes capability--suitability infonnation to be used as a guide for goals and objectives formulation by the township officials. Thus, to be realistic, township goals should match or clearly reflect township potentials. The physical infonnation mentioned above-~h.ould assist township leaders and citizens since it portrays a clear picture of the present situation, as well as its future potentials. The following is a brief surmnary of the conclusions which were drawn from the previous chapters and should be considered during the fonrrulation of township development goals and objectives: 1. The population is expected to continue to increase at a accelerated rate. It will reach to about 3, 400 by the end of this century, when it is about 2,200 in 1976. 2. Township has a great potential for further outdoor recreational developments. 3. The agricultural potential is insignificant in the area. 4. Commercial forestry has very limited potentials. 5. The area has severe limitations for on-site sewage disposal systems and consequently rural development is generally unsuitable. Therefore, specific and appropriate standards for on-site sewage disposal systems should be enforced in the township. 7 6. For Cedarville, Hessel and other intensive development areas, public sewage systems should be extended. 27 �I • 7. Public water is also necessary for more developed areas because the underground water shows signs of contamination in certain areas of the township at the present time. - 8. Because of many islands and bays, the area is environmentally very sensitive and must be safequarded through proper zoning, subdivisions, and other development controls. 9. Existing development patterns are reaching to the point where they could harm the natural environment, as well as human well-beings. · 10. The well- established image of the area as a boating and other water oriented activity should be exploited. - Suggested Goals: 1. Natural environment of the township should be protected. 2. -Year-round development should remain in and around Cedarville and Hessel, rather than hodgepodge development all over the area. 3. Primarily seasonal and recreational development should occur on the islands. ~ _ 4. Improve economic base of the township by developing recreational potential of the area. 5. Planned-unit development should be encouraged. ..... ·-1 \ ~ I J .., I 28 �' SECTimJ V • ... The process of translating township land planning goals, wishes of the people, and developmental constraints into a master plan, borders on be:ihg an intuitive process. A simple computer-like ''balancing the books," lacks the social and human dimensions ~hich are of utmost i.i11portance in developing . a plan for any area. Thus, the plan presented in thi s report, while never abandoning the primary need to meet the hard facts, does reflect considerations I of human scale in development planning. ( The basic concept in this planning effort is to regulate development in such a manner that will preserve and protect the natural environment and rural characteristics of the township. Concept #1 - Planned Development Future development in the township must be planned in such a way that the township will be able to have input in development decisions by encouraging criteria regarding density, design and the location ·of such development. Through the development and enforcement of such standards, township officials will be able to: 1. Encourage growth in areas which are convenient . to existing public services and. utilities, which :will in turn, keep public costs at a minimum. 2. Control population densities in the developing areas, so as to maintain a population balance within the township. 3. Through the encouragement of a particular design criteria, the township officials can insure the design of new developments consistent with the characteristics of the area, as well as the adjacent development. 1 29 'l .I �I •• Concept #2 - Commercial Development Connnercial development in Clark Township should be such as to provide the optimum level of services to residents, as well as visitors. Most of the general commercial development should occur in Cedarville and Hessel. Recrea- tional and resort oriented development, of course, should be in other appropri- - ate areas. Concept #3 - Preservation and Protection of Natural Envirorunents of the Township This concept seeks to preserve and protect flood plains, wetlands, water- - < front by preventing those projects which call for major alteration of stream beds or draining and filling of wetland and waterfront areas. Ideally, these features should be somehow incorporated into the design of future development. ... ... "" - �~;I SECflm~ VI /_ Although the resource analysis and the development of a capability map are the major factors in determining the location of the township's future growth, they do not constitute a basic land use plan. A plan should join together physical and cultural data with township goals in order to guide development in a rational manner. - The purpose of this basic plan is to offer a hypothesis about the way that Clark Township could develop, and give the limitations that have been set forth in the preparation of capability process. The plan should be used as a . guide for decisions on how best township goals may be met (see Fi gure 11). GENERAL LAND USE CATEGORIES 1. 'iii" ' Urban Service Area Both of the cormnunities, Cedarville and Hessel, are marked (see Figure 11) as urban service areas in the township. Analysis and synthesis of the physical determinants indicate that most of the township land has severe limitations ~ for on-site sewage disposal, therefore, public water and sewer systems must be provided to the majority of .the dwellings. To make such services economically ,.= I feasible, development in these coTIUilunities should be encouraged whereas development in outlying areas should be discouraged. A. 'F I r General CoTIUilercial/Business District. Most of these areas are under coTIUilercial use but there is enough undeveloped area to accoTIUilodate the need for about the next 15 years. These areas are marked so that corrnnercial and eneral business development could be concentrate ra er tan e1ng mixe w1t other conflicting uses. These areas are also the most convenient to the general population of the township as well as to the tourist traffic. 31 �7 ~ 1 --J ............. ~r - POGLESE ~ qo i ~ ~ ~ ~ - J "'"""1"-~-~1. !I k I 1 ' =- j ' - , '\. I I ~ :-,o.,. .,. ·-l SW£0£ I ' !• :~ RO ·-- ~ :J 1 FUTURE· LAND USE PLAN CLARK TOWNSHIP i 1,-- I ~ . j 1 - -- SCALf IN MILES ~ 0 ~ 2 0 NORTH ' 1:1_4 · LEGEND PAVED ROADS GRAVEL ROADS w ,--=> FIGURE 11 LEGEND ' H:::H WATERFRONT DISTRICT ~ URBAN SERVICE AREAS L:J E2223 RURAL RESIDENTIAL ~ INDUIT• IAL FORESTRY/ RECREATION �1. Urban Service Area-Continued. B. Single-family Residential District. To keep residential development away, but still a convenientqistance from commercial and educational areas this district is marked. It is recommended primarily tor residential uses. 1hls area -has also good road access, as well as most of the existing residential development, but still there is enough room for future residential land needs. By concentrating residential development in specific areas, it will reduce land use conflicts and will make living environments safe, desirable and pleasant. 1\vo families er acre are su gested but ins ecial cases, eyen denser development coul e allow . ;- C. Recreational Corrnnercial District. As it is well known, the 100st important characteristic of the tmmship is water-oriented recreation. Although the area has good water-oriented recreational facilities, still the resource is not fully developed. To capitalize the area's full resource potential, a specific district is suggested so that future recreational commercial development should be encouraged. This area is marked specifically for recreational commercial development which hopefully, will help to expand the economic base of the township. Most of the existing recreational facilities exist in this area. It is convenient to the residents, as well as it will attract the tourist in such a location where they will be economically productive and envirornnentally least hannful. Conflicting developments, e.g., residential should be discouraged~ this district. - 2. Waterfront District The scenic attractions of nature are the virtues that tourists seek in this township. Lake Huron's waterfront and a unique gift of God, the Les Cheneaux Islands Complex, are the most important economic as well as aesthetic resource of the township. The increasing interest in outdoor recreation and to live with nature has created a tremendous demand on such waterfront properties. At the same tL"'lle, these areas are highly environmentally sensitive. Therefore, the i entire waterfront area~ including all of the islands, is marked a separate district to regulate the development. Land capability analysis indicates that the majority of this district has severe limitations for on-site sewage disposal systems. To provide public water and sewer services is practically impossible, but the development of these areas is inevitable. Therefore, to control the development in such a fashion in which the least hann will result, is a very 33 �- • I 2. Waterfront District-Continued rational and logical approach. This approach should be based on the prinicples ! of preservation and conservation of the said resource. · People must realize that everything of significance cannot be saved. The· detennination of these areas for preservation and conservation is an exercise to make the citizens, as well as the public officials, aware that they have a direct responsibility for the future of the area. The waterfront district is marked as a separate area in the township, mainly for development such as seasonal cottages, homes, and parks, etc., with strict and conservative controls. 3. •. •. -. Industrial District As mentioned in the resource analysis section, the township does not have an industrial economy except the U.S. Steel limestone operation east of Cedarville and some other very minor activities as block manufacturing, woodrelated, etc. The area does have a potential to expand its limestone operation. There are two major areas marked as industrial districts. Most of the-lf.S. Steel Co. property contains high quality limestone deposits which are included in this district. for industrial use. Two other areas north of Hessel near the airport are marked One site, where a block manufacturing operation exists, is suitable for heavy industry; whereas the /.liecond site, which is closer to the airport, is appropriate for light industry. -... - - These areas are at a reasonable distance from the populated areas which make this district a very rational and desirable location. 4. Both sites have good transportation. Forestry/Recreation The land ownership indicator reveals that a sizeable portion of the land in the township is under state forest which is open to the public for outdoor recreation. Forestry and outdoor recreation (extensive) uses have the least conflict and often overlap each other. established. Therefore, one combined district is . II It also includes the areas which are least capable physically • 34 �4. Forestry/Recreation-Continued for other uses in order that such areas could be protected from unsuitable development. It also contains areas that are suitable for other developments such as residential or industrial, but these should not be used because of the limited demand.. As demand in the future increases, some parts of this district could be used with proper planning procedures. Existing district bmmdaries could expand in the future into this district if the demand increases in the area. It will also serve as an area preserve for future needs. At this time, the area should be mainly used for forestry and outdoor recreation related activities. Rural residential development should also be allowed with very liberal lot sizes and strict standards for on-site sewage disposal systems. An average density of one-family per ten acres is suggested. 5. Rural Residential At present there is a significant rural type residential development occurring north of the tonwship a~rport. area is quite appropriate. To live in rural environments; this An average density of one family per two acres is a desirable pattern for development in this category of land use. The land in this category should be subdivided in such a manner that when - the pressure of development increases.(particulaily when industrial area ,;t ~ across the road is developed) it can easily )>e\4v:eloped to a greater density of dwellings per acre. I r ! t \ -1 I / 35 �SECTION VII HllSlER TIWiSFURTATIOM Pl.PH TI1is portion of the plan is adopted from the existing Clark Township Master Plan. AIR TRANSPORTATION Hessel Airport facility is adequate for the present need. top runway, a hangar and other necessary buildings. It has a black Under the existing circUJI1Stances, no major new developments are suggested for the near future, except for improvements such as runway lights, etc. WATER TRANSPORTATION · Clark Township is a water-oriented community and outside of the hundreds of small private moorings and docks, has three harbors: Port Dolomite, Cedarville, and Hessel. The Hessel harbor· is fairly new but too small to serve the needs of the..area. · It is necessary to develop a finger-pier to expand the existing capacity as a short-range action. It would be quite appropriate to develop a second harbor of similar size facing west, and the platfonn between the two basins to be developed as the town center. TI1e existing Cedarville marina development project should not end by the completion of township marina facility but it should continue to expand the project by developing other related facilities such as park and picnic areas along the waterfront in the future. This site has much more potential than it has been realized. 36 �SECTIC!'l VI II UT! LI TIES f11\SIER Pl.PH As it has been discussed throughout this plan, most of the land in the township has severe limitations for on-site sewage disposal systems. Al.111ost the entire township is sitting on limestone or other bedrock material. of this rock is fractured. Most Being underground rock and closer to the surface -reduces· the sewage absorption rate to the minimum, in other words, raw sewage . ~ets through the limestone cracks and reaches the ground water· to the lakes and streams, which might contaminate the underground water as well as pollute surface waters. Few wells have indicated low levels of contamination which, according to the Health Department, could reach to the critical level after a decade. Ever increasing pressures of development in the area might accelerate the Tate of contamination. A few years ago, this problem was realized by the people of the township which resulted into limited public sewage disposal system. At present, about 200 dwellings are being served, whereas the system has the capacity to service about 800 dwellings. In the beginning, the system was planned to serve not only Cedarville, but also Hessel and other developing areas around these communities. Since this system was put in, quite a few other areas have experienced new development which make them necessary to have such service. Figure 9 indicates the area which is being served and _tfe pro' available. posed areas where this service should be provided as soon as funds become Some of these areas are reaching to the critical point. There is no public water supply system at this time whic...1.i is equally important to have in the area as a sewage disposal system. It is recominended that the toWJ).ship should direct their efforts to obtain this service as soon as possible. 37 �L Initially, it should provide water to Cedarville and Hessel's central connnunity qr~as a,nd a few years later it should be expanded to other developing areas. The Economic Development Administration and the Envirornnental Protection Agency of the Federal Government are two potential ftmdi ng sources which should be investigated by the township. 7 ..... -, 38 �SECTION IX MASTER RECREATION PLAN ADMINISTRATIVE STRUCTURE 1. Clark Township has no formal or informal park and recreation board. The Township Planning Commission functions as an advisory body to the Township Board in matters dealing with planning and zoning, including rec:,eation. The Township Board directs and controls all township-owned recreation facilities, 2, Community Description See page #3-22 3. Recreation Inventory See table #1 and Figure #2 4. PROBLEMS/ISSUES/NEEDS Major recreation _problems include the lack of certain types of recreational facilities, and the lack of money. Another problem is the need for a park and recreation board and recreation director which would supervise the overall recreational program and the maintenance of the facilities, At present, the Township board has direct responsibility for this supervision. The need for specific types of recreational facilities has been identified by the Clark Township Board and the Clark Township Planning Commission. Included in the list of needed facilities are (in no particular order): - picnic areas - swimming beaches in Snow Channel and Mismer Bay - bicycle paths - restrooms and finger piers at the Cedarville Mooring and Launching Facility finger piers at the Hessel Marina - skateboard area tennis court(s) in Hessel - Bay City Lake State Forest Campground improvements - hiking, cross-country skiing, nature, snowshoe trails. 39 �TABLE 1 CLARK TOttr£HIP RECREATION FACILITIES OWNERSHIP NAME 1)* - 1 FACILITIES Government Island Picnic Areas Federal 4 picnic tables, 2 grills, 2 vault-type toilets. 2) Bay City Lake Forest Campground State 12 campsites, swimming area, vault-type toilets, gravel boat ramp, parking 3) Snowmobile Trail (Cedarville-Kinross) State Department of Natural Resources l!Toomed trail, 26 miles. 4) State High,vay Scenic Turnout .CM-134) State Picnic tables. 5) Hessel Boat Harbor and Ramp Township 10 transient accomodations, gasoline, telephone (pay station), water, restrooms (flush toilt'ifs), showers, haulout facilities. 6) Outdoor Skating Rink, Basketball, Tennis Court Township Outdoor concrete skating rink, basketball court at one.. end, tennis court at other end. 7) So£ tball field Township Backstop, filed. 8) Co_mmunity Center Township Large hall, bathrooms, kitchen, stage, storage rooms, skating warming room. 9) Cedarville Mooring and Launching Facility Township Boat launching ramp, parking, mooring area, pirnic tables. 10) Athletic Field Les Cheneaux Community Schools Football/baseball/softball combination area, tennis court, basketball court. 11) Indoor School Facilities Les Cheneaux Community Schools Gymnasium, all-purpose room, older gyrrmasium 12) Les Cheneaux Club Golf Course Private (but open to public) Nine-hole golf course. 13) Cedarville to Hessel Snowmobile Trail Private &State. This is a state contractually groomed trail 20 mile long groomed trail. I -r - 1 --, *Numbers correspond to identical ntnnbers on Map -, 40 �. l RECPEATION AfB\S + FIGURE 12 r. :.1~~r_ ,·J-..:. l. .:~r. . . . . . :- - · - - : -. :.. ST 14'~ RO _ . ~, t II -~ . a ·c- - ~ I 11 II I I _ - -• - - - ~ ¾ - _ ~ _ ! ~ - __ ,'\ ~ 110 ,;I:!,0£ - -=--· ' -- : " : CLARK TOWNSHIP : SCAU IN ,_.I LES ~ 11/'11 t :IW£0T -J~ 1 @I •~• . I ·---,------:------r·--·:----·-- ......:.. I l ' t : !'> " " "'ea) n I I I, - ··,. II Q IJ <_,, "- I '- . I -•,\ I '1 "\J . '- 1 <I ' l \._.o" \._<,_ . ,1 ~T: 1( ". ~ . ....,,. I \ I~ 1. ' 3. 4. 5. 6. 0 NORTH : 1 ~ 0 II ; ~~ 2. 2 : ~ #. J - -; \~ ~ ...... 0 I l ; V't., , ___; 1 ___( v ,._ . + + LEGEND PAVED ROADS GRAVEL ROADS AIRPORT BOAT HARBORS -=-= * e 7. Softball Field 8. Community Center 9. Cedarville Mooring and Launching Facility Government Island Picnic Areas 10. Athletic Field* Bay City Lake State Forest 11. Indoor School Campground and Access Site Facilities* DNR Snowmobile Trail 12. Les Cheneaux Club Scenic Turnout Golf Course Hessel Boat Harbor and Ramp 13. Cedarville-Hessel Outdoor Skating Rink, BasketSnowmobile Trail ball Court, Tennis Court* *Numbers 6, 8, 9 1 10, and 11 are located 1n Cedarville. + �/\ Restrooms and additional finger piers at the newly-developed Cedarville Mooring and Launching Facility are much needed development items. These facilities are not developed with the initial construction phase due to budgetary constraints. The restrooms and finger piers would serve the public and would be especially usefull for island residents who wish to moor their boats and shop in town or engage in village activities. Finger piers also should be developed at the Hessel Marina to serve the public and especially the island residents. Skateboarding has become increasingly popular in Clark Township in recent years among the younger people. With this increased popularity has also come the potential of vehicular or pedestrian conflicts . Development of a skate-boarding area utiliz i ng the paved parking lot at the local Catholic Church has been mentioned. 5. Long-Range Recreation Development Goals (1) 6. Provision of recreation facilities which meet the diverse and expanding needs of this local population and the ever increasing tourist population of Clark Township . Short-Range Objectives (Projects) (1) Expansion of Finger Piers at Hessel Marina . Necessary to increase usable space for Recreational Boating. (2) Development of swimming b .e ach in Snow Channel near the golf course in Cedarville. (3) Development of tennis court in Hessel Community. (4) Development of swimming beach on Mismer Bay off Brulee Road near Hessel. (5) Horse shoe facility-location yet to be determined. These projects are listed in priority order. -42- �7. Action and Financial PROJECT (1) Finger Piers at Hessel Marina which would increase the Recreation and Economic Potential of the area -Michigan Bond Program (proposal "D") - Twp. General Fund - Local Donations FY. 1989-90 ~ 1eo,coo (2) Swimming beach in Cedarville -Land & Water Conservation fund -Revenue Sharing fund -Township general fund FY. 1984-1985 (3) Tennis Court in Hessel -Land & Water Conservation fund -Revenue Sharing fund -Township General Fund 1985-1986 -Land & Water Conservation fund. -Revenue Sharing fund -Township General Fund -County Grant 1986-1987 -Revenue Sharing fund -Township General fund 1987-1988 (4) Swimming beach near Hessel (5) Horse Shoe acility 8. Plan Review and Adoption A. Clark Township Planning Commission B. Clark Township Board of Trustees -43- �SECTION X PROPOSED ZONING Ml\P The most important measure the township can use to achieve its comprehensive planning goals is zoning. A well designed ordinance along with an equally well designed map of zoning districts, followed by fair and just administration will go a long way toward the proposed implementation of a plan. If improper zoning is provided and administration is ineffective, the plan will prove not to be useful, and the goals of the Clark Township will not be achieved. RECQ.\MENDATION #1 Redesign the existing zoning. ordinance and map in order to maintain and promote comprehensive planning concepts. Following are the suggested zoning districts: (See Figure No. 13, 14, 15.) 1. Urban Service District Both of the existing co:mrrrunities (Cedarville and Hessel) are well established and are considered valuable heritage of the entire Les Cheneaux area. Both of these settlements serve as economic and social activities centers. They also provide some of the urban-like services. They have a significant potential for further development to play even stronger roles in the future. Therefore, the identity of these communities must be protected and development potential be exploited. Following are the detailed zoning districts in these co:mrrrunities which are proposed for consideration. 1 1 A. General Commercial/Business District - G.C.: This district should allow most commercial uses, but strict aesign standards should be encouraged. Thus allowing,a pleasing and uniform appearance will be insured. B. Sin le Family Residential District - S.F.: Two families per acre (43,560 sp. ft. are suggested in most of this district but in the future certain areas adjacent to the controlled commercial area should be redesigned for multi-family dwelling (apartment) depending on demand. By doing this, it would reduce the conflict with the existing character of the township as well as it would prevent an excessive pressure on the ground water supply. All development in this district would have to be served by public sewer systems. C. Recreational Commercial - R.C.: The most important economic factor of the township is commercial recreation, therefore, to capitalize the full resource potential this special district is suggested. It should be primarily used for commercial recreation facilities development. Other conflicting uses should not be allowed. l l 1 1 1 44 �r REC(l,f,ffiNI)ATION #1 - Con't. 2. Industrial District - I.D. This district indicates areas for both heavy and light industries. Limestone mining and processing (U.S. Steel Corp.) is the most important · industrial activity in the township. Most of the U.S. Steel Corp. property is marked as industrial area. An area north of the airport has some heavy industrial activity. If its existing use is continued, similar industrial operations might be attracted in the future. A tract of land adjacent to the airport is proposed for light industries. Both of these areas near the airport should be designed specifically as industrial parks. Standard for noise, smoke, odor, etc., should be established to prevent an adverse impact on adjacent rural residential districts. 3. Rural Residential District - R.R Rural living is a very significant part of the life style in this township. To protect this social value of the people, a specific area for rural living must be provided. At present there is significant rural type residential development occurring north of the airport. This• area is proposed to be used as rural residential. An average density of the one-family per two acres is a desirable pattern for development in'· this category of land use. It is also proposed that land in this district should be subdivided in such a manner that when the pressure of development increases (particularly when industrial area across the road is developed) it can easily be developed to a greater density of dwellings per acre. 4. ~ Waterfront District Waterfront characteristic of the township is the most important economic, as well as aesthetic, resource. There is a tremendous development pressure on such areas which also include most of the islands and bays. Under such circumstances, it is proposed that all such waterfront areas should be marked to regulate the development. Conservation and preservation of these tmique and environmentally very sensitive areas should be promoted with utmost care. 5. Forestry/Recreation - F.R. Forestry and outdoor recreation have the least land use conflict and often overlap each other. Al though commercial forestry has severe limitations in the area, still the majority of the land of-1:he township is covered with some low quality vegetation. It is mostly record growth. The purpose of this district is to protect this essential vegetative cover and open space for rural environment as well as a place for outdoor recreation, e.g., htmting, snowmobiling, hiking, camping and etc. This district will also keep excessive areas preserved for other uses to expend as the demand will increase in the future. Although forestry and outdoor recreation are the main uses, some with limitations and with special permission, other uses should be allowed, e.g., hunting, cabins, seasonal cabins and other residential with liberal lot sizes. Ten acres per lot size is recommended. - 7 ... 7 -. 45 j �RECQ\1MENDATION #2 Develop a Township Capital Improvement Program. Comprehensive planning is a useful tool only when its principles and concepts are in time with local fiscal resources. That is to say the conmrunity must be willing to commit ·available resources (fiscal and man hours) over a period of time to accomplish a particular objective. The concept of a capital improvement program means that the township should establish priorities over a three-to-five year period for sewer lines, roads, parks and such other projects. By developing such a priority list, the township can evaluate its resource base and determine the funds necessary on an annual basis to implement the projects. The end result will be a smooth completion of planned projects in a coordinated cost effective manner. RECOMMENDATION #3 It is also suggested that the existing planning connnission and 0-tl:l,er boards and committees should continue to increase the effectiveness and efficiency of the township government. The Township Planning Commission should remain an intergral part of the township government by adhering to plan goals and associated concepts, development can be guided in the most complementary and cost effective manner. ] l l l l l l The Commission should also evaluate new land plats and sites to more fully achieve the desired goals. Other committees on recreation and public utilities and services should also continue to provide their services to assure that the best possible recreation and public services are provided to the people of the area. By continuing the function of existing committees and establishing additional ones when needed, the township government will be strengthened and improve its function. 46 �CEDARVILLE PROPOSED ZONING MAP I - -. t\,11, · · I, I I :J 1 1 1 1 1 ~ ~. J ~' I I \ 1 ..,-. ' SC A LE IN MI L ES ~--,: 4 (, 1 14 -' 1 Pc1ve d Roads Grc=i vel Roc1ds - - \ ,, \ ' ', ' -,,"'' Recreational/ Commercial Genera I! Commercial Single Family Residential High School ·--·-~ -~ Wllllllllllll t:··:;:-:·::\··:·:·=·q [ J W/22 Light Industrial l 47 FI GURE 14 �~ ~ ~ POGl..£S£ ('" ""' ""itm - - ~ ~ 110 • 111111 .1! ~ - flO SI t l l t l l l l l ' f l l l ~' - "'I r' t :.,. I ' - I ~t PROPOSED ZONING MAP CLARK TOWNSHIP '\. ~ ~)-• SW£0E ~ SCALE IN MIL ES f:'1o~ers • ,. !fl]~N ' Al I.J4 f j • 0 2 0 RO NORTH :t sJ ~ ' ~•v~ LEGEND PAVED ROADS GRAVEL ROADS -=-= +'> OJ FIGURE 13 LEGEND ' cm=n WATIRFIIONT DISTRICT ~ Ult AN SERVICE AREAS c::J FOltHTRY/HCHATION fZ::Z] ~ • IIUIIAI. HIINNTIAL INDUSTRIAi. �NESSEL PIOPOSEI ZOlflNI • AP •••••••••••••••••••••••••~••••••••••••••••••••••••••••••••L .-•• +:> Scale in Mi~s I.O 0 114 Paved Roads Gravel Roads - - --•------•--.--. 1~ · - . . . . . . . . . . . . _. .. __________ .......UllllffUJIIUIWlllb.. ..-uv-n,-. 1 North FIGURE 1s � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Clark-Twp_Master-Plan_1970s Creator An entity primarily responsible for making the resource Clark Township Planning and Zoning Commission, Clark Township, Mackinac County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource circa 1970 Title A name given to the resource Clark Township Master Plan Description An account of the resource The Clark Township Master Plan was prepared by the Clark Township Planning and Zoning Commission, the Mackinac County Board, and the Eastern U.P. Regional Planning and Development Commission in the 1970s. Contributor An entity responsible for making contributions to the resource Mackinac County Board (consultant) Eastern U.P. Regional Planning and Development Commission (consultant) Subject The topic of the resource Master plan reports Clark Township (Mich.) Mackinac County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/53043210af6e2ec48383d8814b4fbbb1.pdf a7d11208e553e6ae5cec004826f80cfa PDF Text Text COMPREHENSIVE PLAN Clark Township July 8, 1994 �CLARK TOWNSHIP COMPREHENSIVE PLAN Prepared By: Clark Township Planning Commission With the Assistance of: Mark A. Wyckoff, AICP David R. Tyler Dana G. Richardson Planning & Zoning Center, Inc. 302 S. Waverly Road Lansing, Ml 48917 517/886-0555 July 7, 1994 �LIST OF FIGURES 2-1 2-2 2-3 6-1 6-2 Clark Township Historic Population ...................................... 2-3 Construction Permits Issued for New Housing Units .............. 2-5 Clark Township State Equalized Value Residential .............. 2-10 Clark Township Historic Plat Maps ....................... ................. 6-3 Land Use/Cover Classification .............................................. 6-5 • • �LIST OF MAPS 3-1 3-2 3-3 3-4 3-5 3-6 5-1 5-2 5-3 5-4 5-5 5-6 6-1 6-2 6-3 Land Contour ....................................................................... 3-3 Geology ................................................................................. 3-4 General Soils ........................................................................ 3-6 Wetlands ............................................................................... 3-7 Forested Cover ...................................................................... 3-9 Environmentally Sensitive Areas ......................................... 3-10 Existing and Proposed Sewer ................................................ 5-3 Proposed Public Service Districts .......................................... 5-5 Septic Field Limitations ......................................................... 5-7 Recreation Facilities ............................................................ 5-13 Traffic Counts ..................................................................... 5-15 Transportation Existing Conditions ..................................... 5-16 Existing Land Use ................................................................. 6-6 Land Divisions .................................................................... 6-10 Future Land Use ................................................................. 6-12 1 �LIST OF TABLES 2-2 2-1 2-3 2-4 2-5 2-6 2-7 2-8 2-9 2-10 5-1 5-2 5-3 6-1 7 -1 County Population ................................................................ 2-3 Clark Township Historic Population ...................................... 2-3 Construction Permits Issued for New Housing Units .............. 2-5 Median Age ........................................................................... 2-6 Clark Township Tax Levy ....................................................... 2-9 Clark Township State Equalized Values ............................... 2-10 Clark Township Top Five Occupations .................................. 2-11 Clark Township Top Five Industries ...................... .. .......... .. .2-11 Median Income Levels - 1990 .............................................. 2-12 Percent in Poverty - 1990 ........................................ ............ 2-13 Sewer Facility Capacity ......................................................... 5-2 Well and Septic System Permits, Clark Township, Mackinac County ............................................................. 5-6 Clark Township Recreations Facilities ................................. 5-14 Land Use/Cover Classification .............................................. 6-5 Recreation Facilities and Their Minimum Number or Size Necessary to Achieve Minimum Points ................... 7-9 �TABLE OF CONTENTS Chapter 1 - The Planning Process Purpose of the Plan .................................................................... 1-1 How to Use the Plan .................................................................. 1-2 How the Plan was ..................................................................... 1-4 Chapter 2 - Community Profile Introduction .............................................................................. 2-1 Spatial Location ......................................................................... 2-1 Demographics ............................................................................ 2-2 Population and Density .................................................... 2-2 Race and Household ......................................................... 2-3 Housing ........................................................................... 2-4 Age ................................................................................... 2-5 Education ........................................................................ 2-6 School Enrollment ............................................................ 2-6 Economy ................................................................................... 2-7 Tourism ........................................................................... 2-7 Public Finance ................................................................. 2-8 Labor Force and Employment ........................................... 2-9 Income ........................................................................... 2-11 Chapter 3 - Natural Features Introduction ............................................................................ .. 3-1 Coastal and Surface Water Resources ........................................ 3-1 Topography................................................................................ 3-2 Geology ..................................................................................... 3-2 Soils .......................................................................................... 3-5 Wetlands and Drainage Ways .................................................... 3-5 Vegetative Cover ....................... ................ ................................. 3-8 Sensitive Areas .......................................................................... 3-8 Environmental Quality Issues .................................................. 3-11 Pollutants ................................................................................ 3-12 Soil Erosion ............................................................................. 3-12 Toxic Substances ..................................................................... 3-13 Alteration of Natural Processes ................................................ 3-14 Human Intervention ................................................................ 3-15 Act 307 Sites ........................................................................... 3-16 Chapter 4 - Community Goals, Objectives and Policies Introduction .............................................................................. 4-l The Purpose of Goals and Objectives ......................................... .4-1 Defining Goals ........................................................................... 4-1 �Defining Objectives ................................................................... .4-2 Economic Development .............................................................. 4-2 Land Use ................................................................................... 4-3 Community Character ............................................................... 4-3 Environmental Protection and Natural Resources ...................... 4-4 Community Services and Infrastructure ..................................... 4-5 Housing ..................................................................................... 4-6 Social Needs .............................................................................. 4-6 Public Safety.............................................................................. 4-7 Recreational And Cultural Opportunities ................................ .. .4-7 Chapter 5 - Public Services, Facilities and Transportation Introduction .............................................................................. 5-1 Sewage Treatment ...................................................................... 5-1 Public Service Districts .............................................................. 5-4 Existing, Expanded and Future Service Districts ........................ 5-4 Rural Service Districts ............................................................... 5-8 Island Service Districts .............................................................. 5-9 Potable Water ............................................................................ 5-9 Stormwater Management ......................................................... 5-10 Electric Power .......................................................................... 5-10 Police and Fire Protection .................................................... -.... 5-11 Recreational and Cultural Facilities ......................................... 5-11 Transportation ......................................................................... 5-12 Township Airport ............................................................ -......... 5-18 Other Access Points ................................................................. 5-19 Chapter 6 - Existing and Future Land Use and Policy Statements Introduction .............................................................................. 6-1 Land Fragmentation .................................................................. 6-2 Land Cover ................................................. ............................... 6-4 Existing Land Use ...................................................................... 6-4 Future Land Use ........................................................................ 6-7 Future Land Use Map .............................................................. 6-11 Rural/Forest Land Use ................................................... 6-11 Island Residential ........................................................... 6-14 Rural Waterfront ............................................................ 6-16 Urban Resident .............................................................. 6-17 Commercial Centers ....................................................... 6-18 Industrial and Mineral Extraction Activities .................... 6-21 Policy Statements .................................................................... 6-21 Land Use ........................................................................ 6-22 Rural/Open Space ......................................................... 6-26 Single Family Residential (Public Sewer Services District) ........................................................ 6-27 ~ , �Waterfront Residential .................................................... 6-28 Island Residential ........................................................... 6-29 Commercial/Industrial Development .............................. 6-30 Transportation ............................................................... 6-32 Chapter 7 - Strategies for Implementation Primary Implementation Tools ................................................... 7-1 Relationship to Zoning ..................................................... 7 -1 Relationship to Plans/Zoning in Adjacent Jurisdictions .... 7-2 Relationship to Subdivision Regulations ........................... 7-2 Relationship to Capital Improvements ........................ ...... 7-2 Land Use & Infrastructure Policies ................................... 7-3 Community Participation and Education .......................... 7 -3 Special Area & Financing Techniques .................................. ....... 7 -3 Building and Property Maintenance Codes ....................... 7 -3 Community Development Block Grant Program ................ 7-4 Michigan State Housing Development Authority (MSHDA) Programs ............................................ .- ......... 7-6 Land and Water Conservation Fund ................................. 7 -6 Michigan Natural Resources Trust Fund ........................... 7 -7 Costal Zone Management Fund ....................................... .7-7 The Recreation Bond Fund ............................................... 7 -8 Recreation Improvement Fund .......................................... 7-9 Local Facility Development Grants .................................. 7-10 Land Acquisition Grants ................................................. 7-10 Waterways Fund ............................................................ 7-10 Road Funds .................................................................... 7 -11 Public Works Financing ........................................................... 7-12 Tax Incentives .......................................................................... 7-12 Additional Recommendations ................................................... 7-13 Other Planning & Economic Development Assistance ..... 7-13 Pro-Business Alliance ..................................................... 7 -13 Poverty ...................................................... ................. .. .. 7 -14 Public Open Space Acquisition ....................................... 7 -14 Periodic Updating and Revisions ..................................... 7-15 Managing Growth and Change ....................................... 7 -15 Revision of Ordinance ..................................................... 7 -15 �CHAPTER 1 - THE PLANNING PROCESS Purpose of the Plan The purpose of this Plan is to guide policy and decision making for all future land use and infrastructure development decisions within Clark Township. Within the Plan, key planning issues are identified; goals, objectives and policies are outlined; public facility standards are established; future land uses are described and mapped; and specific implementation measures are recommended. This Plan is adopted pursuant to the authority of the Township Planning Act, PA 168 of 19 59. This Act provides for the preparation of a "basic plan" to promote community health, safety, and welfare through provisions for the use of land and resources and the assurance of adequate publiG facilities and services. The Clark Township Master Plan is a "basic plan." It is prepared as a foundation for, and depends primarily on, the Township's zoning ordinance, subdivision regulations,. and capital improvement program for its implementation. Although this Plan states specific land use development policy and proposes specific land use arrangements, it has no regulatory power. All proposed future land uses and policies presented in this Plan were developed based on a combination of the natural capability of the land to sustain certain types of development; the important natural functions played by unique land and water resources in the area; the relative future need for residential, commercial, and industrial land uses; the existing land use distribution; the relationship of undeveloped lands to existing community character; and the desires of local residents and public officials as expressed through the community and leadership surveys, and public meetings. This Plan is intended as support for the achievement of the following public objectives, among others: CLARK TOWNSHIP MASTER PLAN 1-1 �• to protect and promote public health, safety and general welfare; • to conserve and protect property values by preventing incompatible uses from locating adjacent to each other; • to protect and preserve the natural resources, unique character, and environmental quality of the area; • to maintain and enhance employment opportunities and tax base of the area; • to promote an orderly development process which is paced in coordination with the Township's ability to provide services and which permits public officials and citizens an opportunity to monitor change and review proposed development in a reasonable manner; and • to provide information from which to gain a better understanding of the area and its interdependencies and interrelationships, and upon which to base future land use and public investment decisions. How to Use the Plan This Plan is organized into seven chapters with five critical components. First, is the community profile presented in Chapter 2 which provides the basis for a common understanding of the trends and conditions influencing the Township. Second, are the natural features of the Township which give it a unique character. They are presented in Chapter 3. Third, are the goals and objectives, presented in Chapter 4. They provide a road-map for decisions. Fourth, are the public facilities, existing and future land use and policies which provide guidance in making future land use and infrastructure decisions presented in Chapters 5 and 6. Fifth, Chapter 7 presents information and guidelines on implementation. CLARK TOWNSHIP MASTER PLAN 1-2 �This Plan is presented to assist all elected and appointed officials when making choices between competing interests by serving as a guide for decision making. It is anticipated that this Plan will be consulted in the following situations: Review of rezonings, variances, and special use permits: Applications for rezonings, variances, or special use permits should be evaluated not only in terms of specific zoning ordinance standards, but also in terms of how well the proposed action would help attain the goals and objectives of this Plan, fulfill its policies, and be consistent with the Future Land Use Map. Public improvement projects: All future public improvement projects, including the construction of new facilities, utilities or buildings, should first be reviewed by the Planning Commission for consistency with this plan, as provided by Section 125.32 of PA 168 of 1959. In particular, such projects should be reviewed to determine consistency with the goals, objectives and policies in the Plan, and whether such projects support the planned future land use pattern in the Township, as set forth in this Plan and the Future Land Use Map. Review of land subdivision and lot splits: The subdivision of land and associated lot split activities has a profound impact upon the character of a community and future public service needs and tax burdens. This Plan provides policies to assist the Planning Commission and Township Board regarding decisions about the appropriateness of proposed subdivisions and lot splits, and the adequacy of public services to address the increased demands associated with these subdivisions and lot splits. Township stability: This Plan is a strong and visible statement by the Township and its residents, regarding the intended future character of the community and strategies to assure that character. As a formal and tangible document, this Plan is intended to instill a sense of stability and direction for township officials, township activities, township residents and CLARK TOWNSHIP MASTER PLAN 1-3 �future inventors in the Township. How the Plan was Prepared In mid 1990, Clark Township Planning Officials undertook a community-wide attitude survey of residents, both year-round and seasonal, with the objective of identifying, issues, opportunities and attitudes relating to a variety of topics, ranging from general appearance of the Township, to interest in community and cultural events. One of the priorities identified in that survey, as reflected in responses received from residents, was the review and update of the Clark Township Master Plan. Originally prepared in the 1970's, this Master Plan served as the general foundation of local planning for approximately 15 years. During this period, no revisions were made to this document and, as a result, while sections of the Plan are still applicable to current conditions, a significant portion of the document is outdated or did not contain a sufficient level of refinement to support new initiatives or guide the local decision making process. In early 1991, several specific Plan amendments were identified which the planning commission felt were minimum revisions if the Master Plan was to satisfy both short and long term Township planning requirements. These included updating land use maps to reflect changes over time, (including extension of the sanitary sewers), establishing guidelines for new development, especially in unique or sensitive settings, and identifying policies for guiding development within village centers. 1~ In October 1992, the Clark Township Board and Planning Commission jointly issued a request for proposals for planning consultants to update the Clark Township Master Plan. Planning & Zoning Center, Inc. was selected to update the Plan in February 1993. CLARK TOWNSHIP MASTER PIAN 1-4 �Phase One of the planning process initiated by PZC began with the identification of critical trends and conditions facing Clark Township. Information was generated based upon discussions with Township officials, a review of the recently completed community attitude surveys, a separately distributed local leader survey (summer 1993), and a variety of supplemental resources. Concurrent with a general review of the updated trends and conditions, PZC meet with the Planning Commission, interested citizens, and Township Board to solicit input on critical trends and issues, as well as review and refme proposed Township goals and objectives. Phase Two of the planning effort began with an examination of key findings and conclusions from the data collected, including anticipated future growth and development. Two alternative future land use patterns were generated and reviewed, drawing upon the previously established goals and objectives for guidance in evaluation. A town meeting was held (with citizens encouraged to attend) where the advantages and disadvantages of each alternative was discussed and a preferred choice was made. At the same time, strategic policies were presented as refinements to the goals and objectives previously established. These policies served as the foundation for development of the preferred Land Use Map and for Plan implementation. The last phase of the project involved the actual preparation of the revised Master Plan document, including all text, maps, charts, tables and other graphics. As with previous phases, a town meeting was held to encourage broad based community input, both from Township officials, as well as citizens. A public hearing was held _ _ _ _ followed by the Township's adoption of this plan shortly thereafter. kg\stat1on5 \ word \dark \plan \chap! .doc 6 -9-94 CLARK TOWNSHIP MASTER PIAN 1-5 r~ �CHAPTER 2 - COMMUNITY PROFILE Introduction The history of the Great Lakes region is intimately linked with the Les Cheneaux Islands. The safe harbors of the many channels between the islands sheltered all the people who passed through the falls of the St. Mary's River and the Straits of Mackinac. Through the passage of time, many individuals were lured by the abundance of natural resources and opted to settle in the region. Since the latter part of the nineteenth century, the shores and islands of Clark Township became a favorite summer resort for the well-to-do of Detroit, Cincinnati, Toledo, Chicago, and Cleveland. Local commerce was established in Hessel and Cedarville. Hessel became the number one center for pleasure boating activities in northern Michigan as marked by the establishment of one of (Chris Craft's) the largest dealerships. With the opening of the St. Lawrence Seaway and the construction of the Mackinac Bridge, thousands of new tourists from all over North America discover this beautiful area each year. Spatial Location Clark Township occupies the eastern and southern end of Mackinac County. By road, it can be reached on M-134 east of I-75 after a ten-mile drive; and also from Pickford, in the north, on M-129; by boat on Lake Huron at the Hessel or Cedarville docks; and by plane landing at the Hessel airport. The Township lies within the area described as T42N, T41N, and RlW, RlE, and R2E. CLARK TOWNSHIP MA.STER PLAN 2-1 �Demographics Population and Density Clark Township experienced it's most significant populatipn change between 1940 and 1950 when the number of individuals nearly doubled. Between 1950 and 1990 Clark Township's year round population nearly doubled again, rising 97% going from 1,145 to 2,012 (see Table 2-1 and Figure 2-1) . The population increase in the last decade was smaller at just over 7%. The range of population changes among local units of government and the County between 1980 and 1990 can be seen on Table 2-2. St. Ignace Township had the largest population increase at just over 32% and Hudson Township had the greatest decrease at just over 7%. The County overall experienced about a 5% population increase. In this same time period, the State experienced only a 0.4% population increase. Population projections presented in the Clark Township Facilities Plan prepared in 1987 anticipate that the year-round population will be about 2,106 in 1997; and 2,280 by the year 2007. The population of the Township in the 1990 Census includes only a count of persons in year-round occupied housing units. If the median household size of the Township is applied to all seasonal housing units, then seasonal units contribute about 2,840 additional people to the Township's population in the summer. There are about 1,300 rental units in the Township in various resorts, motels and hotels. If the median household size applies to rental units, then another 3,250 persons are added to the peak summer population. This is a summer grand total population of about 8,090 persons. This is about four times higher than the year-round population. Increase in density affects the community character of an area. Density is a function of urbanization and urbanization influences demand for services. In 40 years (1950-1990) density of year round residents in the Township doubled; going CLARK TOWNSHIP MASTER PLAN 2-2 �Table 2-1 Clark Township Historic Population Year Population % change 1930 777 1940 793 2.1 % 1950 1,145 44.4% 1960 1,563 36.5% 1970 1,771 13.3% 1980 1,879 6.1 % 1990 2,012 7.1% Source. U. S. Census Bureau Figure 2-1 Clark Township Historic Population 2,500 2,000 C: 0 ·;; 1,500 «I :i C. 0 Q. 1,000 500 1940 1950 1960 1970 1980 1990 Year Source: U.S. Census Unit Mackinac County Bois Blanc Township Brevort Township 1990 Population 10,674 59 484 Garfield Township Hendricks Township Hudson Township Mackinac Island City Marquette Township Moran Township Newton Township Portaqe Township St. Ignace Citv St. Ignace Township 1,156 161 197 469 550 838 358 890 2568 932 Table 2·2 County Population 1980 Population 1980 • 90 Change 10,178 496 62 -3 451 33 1,206 166 212 479 461 823 354 747 2632 706 -50 -5 -15 -10 89 15 4 143 -64 226 Source: U.S. Census; 1990 CLARK TOWNSHIP MASTER PLAN 2-3 1980 • 90 % Change 4.87% -4.84% 7.32% -4.15% -3.01 % -7.08% -2.09% 19.31% 1.82% 1.13% 19.14% -2.43% 32.01% �from about 13 persons per square mile to 26 persons per square mile. Population densities are still relatively low in the Township, but they are much higher than the County's 1990 density; which was about 10.5 persons per square mile. The are also much higher than the average in those portions of the Township which are developed (the southern shoreline). In contrast, the average density throughout Michigan was about 164 persons per square mile in 1990. Race and Household About 10% of the Township's 1990 population were American Indian; about 0.3% were Asian, and the remainder were white (89.7%). There were 792 households in the Township in 1990, about 63% of them were married-couple families and about 24% were single-person households. The average 1990 household size in Clark Township (2.5 persons per household) was close to the County average of 2.49 persons per household. Housing In 1990, there were 2,009 housing units in the Township. The majority of these were classified as seasonal (56%). A smaller, but still large portion of the County's housing stock is also seasonal (44%). Comparatively, only about 6% of the State's housing stock is classified as seasonal. The majority of housing in the Township is single-family in nature (97%). About 5% of the housing units (108) are mobile homes; these are also classified as single family. Only 3% of the Township's housing stock is in the form of multi-family units. Single-family housing is the largest consumer of land in most Michigan communities. The Township has a high incidence of home ownership. About 80% of all housing units in the Township are owner-occupied and about 76% of all County housing units are owneroccupied. The state average is lower at 71 % owner occupancy. CLARK TOWNSHIP MASTER PLAN 2-4 �The Township's housing stock is relatively new in that over 49% of it has been built since 1970. Between 1970 and 1979 alone, 771 units were built. Between 1984 and 1991, an average of 22 new housing units (including single family and multi-family) per year have gone up in the Township (see Table 2-3 and Figure 2-2). About 80% of these 173 units have been single-family units. Year Table 2·3 Construction Permits Issued for New Housmg U. nits Sinale Family• Multi-Family 1984 1985 1986 1987 1988 1989 1990 1991 18 Total 16 16 8 21 24 11 26 9 22 2 34 24 21 24 11 28 0 9 0 22 0 0 0 'lndudes mobile homes. Source: MidJi(}an Slate Housirl() Development Aulhoriry. Figure 2-2 Construction Permits Issued for New Housing Units 35 30 25 !!! ·e 20 ;;; • Single 0.. 0 "' Family• mMulti-Family 15 • Total 10 5 1984 1985 1986 1988 1987 1989 1990 Year *Includes mobile homes Source: Michigan State Housing Development Authority CLARK TOWNSHIP MASTER PLAN 2-5 1991 �In 1990, median value of owner-occupied housing in the Township was $50,600; higher than the County average of $43,900. Compared to other units within the County, Clark was third in terms of the value of owner-occupied housing units; behind only Mackinac Island with a median housing value of $101,800, and Moran Township with a median housing value of $52,700. The lowest median housing value in the County, was $23,800 in Hendricks Township. Age Median age in the Township is higher than the County (38.2 years of age vs. 37.1 years of age). The state's median age is much lower at 32.6 years of age. Higher median ages in both the County and the Township are due primarily to concentrations of persons 65 years and older (i.e., retirees). In the state overall, 11.9% of the population is 65 years and older; for the county, 17%; and for the Township, 16.8% (see Table 2-4). For comparative purposes, differences in median age and the percentage of persons 65 years and older is highly variable Table 2-4 Median Age 1980 State of Michigan Mackinac County Clark Township 1990 28.80 32 .30 34.80 ;::,ource: u . ;::,. L:ensus 1-'opulatJon CLARK TOWNSHIP MASTER PLAN 2-6 32.60 37.10 38.20 r"'\ t"'i' �I throughout the County. The range in median age runs from a low of 31 .6 years of age in St. Ignace Township to a high of 56.7 years of age in Bois Blanc Township. Likewise, the percentage of persons 6 5 years and over ranges from a low of · 7.7% in Mackinaw Island City to 30.5% in Bois Blanc Township. The Township's higher median age in light of a slightly lower percentage of persons 65 and over than the County may be due to the presence of "baby boomers" and preretirement aged persons. Nearly 25% of the Township's population was between 45 and 64 years old in 1990. Just over 25°/c> of the population was 18 years of age or under. Education Overall, Clark Township residents have a higher percentage of high school graduates than the County and the State. As of 1990; 77 .4% of the Township's population were high school graduates or higher, the State's figure was 76.8%. However, the state had a higher percentage of persons with a Bachelors degree or higher at 17 .4°/o vs. the Township figure of 11.5%. The County had lower figures than the state and Township with 71.4% of the population being high school graduates or higher and 10.4% with a Bachelor's degree or higher. School Enrollment Enrollment in the Les Cheneaux School District generally declined between 1970 and 1993. In 1970 the system (K- 12) had 571 students. In 1990 it was down about 39% to 410 students. In 1993, enrollments rose to 433 students, representing about a 6% increase. A reduction in the number of school-aged children was a common trend in Michigan in the late 1970s through most of the 1980s due to children born toward the end of the post WWII "baby-boom" passing through K- 12 systems. In recent years, there has been in an increase in the percentage of children under 5 years old in Michigan, which is beginning to be reflected in more recent school enrollment data. CLARK TOWNSHIP MASTER PLAN 2-7 �• Economy There are two major economic factors in the local economy, 1) limestone operations by Michigan Limestone Corporation which employs 125 individuals and 2) recreation and resort oriented economic activities. Lumbering and other woodrelated operations have also some economic significance. Overall, economic growth has been somewhat slow during the last ten years, which is comparable to the national growth trend. Tourism Recreation associated with Great Lake amenities have a profound impact on Mackinac County, and Clark Township. Typically, true impacts of tourism are difficult to gauge, but there is some existing data which can present a general picture of tourism impact. According to the Michigan Travel Bureau, in 1990 Mackinac County was 14th of 83 counties in tourism-related expenditures, with $94 million spent. This money generated an estimated $23 million additional in payrolls. During the summer season much of the seasonal labor is imported to the County, especially for those tourist-related businesses on Mackinac Island and in or near the Mackinac Straits. In 1983, the Travel, Tourism and Recreation Resource Center at Michigan State University estimated the supply of Great Lakes recreational marina facilities. At that time, Mackinac County had some 41 marinas with a total of about 560 slips. Mackinac County provided well over one-quarter of all Great Lakes slips found in the Upper Peninsula (28%). Mackinac County provided over three times the number of marina slips than Grand Traverse County did at that same time. Further, in 1989, approximately 2,800 pleasure watercraft were registered to County residents and 92 boats were registered as commercial craft. Since about 70% of the pleasure craft were only 12-15. 9 feet long, it may be surmised that many of the CLARK TOWNSJm> MASTER PLAN 2-8 �larger pleasure craft frequenting the area are registered to tourists from other counties. Fishing is another indicator of water-related recreational activity. In 1989, the Michigan Department of Natural Resources recorded 6,872 annual fishing licenses purchased in Mackinac County. The majority of the annual fishing licenses were purchased by nonresidents (57%; or 3,924). Public Finance Between 1982 and 1991, the total County tax rate increased by 18.5%. In that same time period the Township tax rate increased by 125%, or over two-fold (see Table 2-5). County and school rates increase by 23% and 11 %, respectively. The Township's significant tax increase in just nine years is indicative of a Township under pressure to provide public services--services spurred by new development (urbanization). Table 2-5 Clark Township Tax Levy County Tax Rate 1982 1984 1986 1988 1991 4.35 4.49 4.50 Township Tax Rate 1.80 1.87 2.85 3.84 4.06 4.50 5.36 School Tax Rate 28.50 29.00 28.68 29.68 31.64 Source: Mtchtgan State Department of Treasury Annual Tax Levy Reports. Shifts in state equalized value (SEV) also indicate increased development. In the span of 10 years, those lands classified as residential increased in value by 61 % (see Figure 2-3). Lands classified as commercial increased in value by 63%. Conversely, natural resource-based lands, which are essentially undeveloped increased a comparatively small amount. Agricultural lands increased in value by 11 % and CLARK TOWNSHIP MASTER PLAN 2-9 �timber lands increased in value by only 2%. The smaller gain in value for these lands may be due in part to their conversion to other uses (e.g., commercial and residential). If less land is in each respective category, its rate of increase would be affected. New growth in the Township has not increased industrial SEV significantly. It grew by 11 % in ten years. Overall, total SEV in the Township increased by 49% (see Table 2-6). Perhaps more significant than the percentage change in any SEV category is the change in proportion of total SEV it represents over time. In 1982, residential SEV represented 71 % of total SEV in the Township, by 1992 it represented a larger proportion; comprising 76% of the total tax base. Conversely, in 1982, timber lands represented 6% of total SEV; and even though total value was higher in 1992, it represented a smaller proportion of total SEV at 4%. Figure 2-3 Clark Township State Equalized Value Residential 45,000,000 40,000,000 . a) :) -.; > "'O GI .!:! -.; :) r::r 35,000,000 30,000,000 25,000,000 20,000,000 w ~ 15,000,000 Cl ;;; 10,000,000 5,000,000 0 1982 1984 1986 Source: Michigan State Department of Treasury Annual 1982 1984 1986 1988 1990 1992 Aaricultural 264,250 268,485 253,060 246,828 288,315 293,330 1988 1990 1992 Re/f~r Table 2-6 Clark Township State Equalized Values Commercial Industrial Residential Timber-Cutover 3,061,930 2,379,800 26,364,317 2,402,561 3,054,943 2,371,345 27,016,034 2,234,890 3,510,726 2,181,715 2,372,505 29,154,884 3,242,168 2,372,145 31,765,170 2,221,640 4,591,485 2,636,710 39,798,666 2,508,720 4,992,495 2,636,710 42,428,217 2,459,870 Source: M1ctugan State Department of Treasury Annual Reports. CLARK TOWNSHIP MASTER PLAN 2-10 Total 37,303,807 37,832,571 40,142,453 42,451,236 52,919,121 55,768,532 �Labor Force and Employment Of the 1,570 persons 16 years and over in the Township, about 58% (906) of them are in the labor force. At the time of the 1990 Census, 13.7% of the labor force was unemployed. The County had a higher figure of 15.7% and the state had a lower figure of 8.2%. The top five occupations in 1990 among Clark Township workers are listed in Table 2-7. The top five occupations represented 66% of the labor force. While occupation refers to the type of work a person does, industry refers to that sector of the economy which employs them. The top five industries in 1990 that provided jobs to Township workers are listed in Table 2-8. Table 2-7 CLARK TOWNSHIP TOP FIVE OCCUPATIONS %of Township Occupations Workers Precision Production, Craft and Repair 17% Service, Except Protective and Household 15% Administrative Support, Including Clerical 12% Executive, Administrative and Managerial Occupation 11% Sales 11% Table 2-8 CLARK TOWNSHIP TOP FIVE INDUSTRIES % of Township Industries Retail Trade Construction Education Service Manufacturing Personal Services Workers 24% 13% 10% 10% 7% The top five industries employed 64% of the work force. Other significant industries represented included public administration, mining, and health services. CLARK TOWNSHIP MASTER PLAN 2-11 �I II Income There are four common measurements of income in the Census; median household income; median family income; median income of nonfamily households, and per capita income. Household income figures include all households in a community, no matter what their composition. Family income is a subset of all households. Nonfamily households is the other subset of all households and includes single-person households, and households with unrelated individuals living together. Per capita income distributes all income among each individual in a community (non-workers, like children included). In all cases, Clark Township's income figures are lower than state averages, yet higher than county averages (see Table 2-9) . It should be noted that while income levels may be lower than state averages, so too are housing values. In 1990, the median value of housing in the state was $60,600 compared to the median value of $50,600 for housing in Clark Township. Table 2-9 Median Income Levels - 1990 State Township County All households $31,020 $20,250 $19,397 Family households $36,652 $24,432 $23,097 Nonfamily households $16,690 $12, 177 $10,469 Per capita $9,987 $9,751 _ _ _ _ _ _,...__$14,154 _ _.....1,,_ _ ...;__.,___.;..__,1 Poverty levels in the Township are generally lower than state and county figures. In 1990, 11. 7% of the entire population of Clark Township was below poverty level; 16.4% of the county population and 13.1 % of the state's population was below CLARK TOWNSHIP MASTER PLAN 2-12 �poverty level. Poverty levels for subsectors of the population, however were much higher, with some of them greater than state and county figures (see Table 2-10). Two figures that bear special focus here are the percentage of children under five and female-householder (i.e., single-parent) families that are in poverty. The numbers are high--alarmingly so throughout the State. Although Clark Township has lower poverty figures for the population overall and for most subsectors of the population, its poverty figures are higher than state and county averages for children under 5 and female, single-parent households. Table 2-10 Poverty Levels Subsectors of the Population Percent in Poverty - 1990 State Township Persons 65 years and older 10.8% 7.9% Unrelated individuals 25.9% 20.1% Children 5-1 7 years of age 16.7% 14.1 % Children under 5 years of age 22.1% 26.5% Female householder families 35.8% 36.2% kg\ stations:\ word \clark\plan \chap2.doc 6-13-94 CLARK TOWNSHIP MASTER PLAN 2-13 County 14.1 % 31.4% 20.6% 25.2% 39.3% �CHAPTER 3 - NATURAL FEATURES Introduction In this chapter, natural features are described as a subset of the natural environment. In basic terms these features are topography, geology, soil, water and vegetation. They are readily identifiable and establish the most significant element of community character. Natural features are also uniquely integrated into the complex web of all natural processes which are responsible for providing a clean and health environment. In this regard the natural features which occupy the approximately 79.35 square mile land area of the Township are presented as essential base information for subsequent chapters of the Plan. Coastal and Surface Water Resources The most striking feature of the Township is its intricate shoreline of bays, peninsula's and the Les Cheneaux chain of some 25 islands. The Township's 176 miles of coast has diverse characteristics providing beaches, bays, harbors, and marshes. Several Lake Huron reefs are off the Township's coastline including Pomery, Tobin, Martin, Surveyors and Beaver Tail. Excluding Lake Huron, surface water area in the Township is relatively small (about 162 acres). Leach, Bay City, Pollock, Mud, and Bass Cove Lakes, and a few small, unnamed lakes represent the primary bulk of inland surface water in Clark Township. Bass Cove Lake is on La Salle Island. Prentiss, McKay, Flowers, Pearson, Steele, Mackinac and Law Creeks run primarily in a southeasterly direction and provide drainage directly to Lake Huron. CLARK TOWNSHIP MASTER PLAN 3-1 �Topography The topographic characteristics of an area influence drainage, erosion and construction limitations. Topography also influences community character by providing scenic relief and local landmarks. In general, topography in the Township can be classified as level to gently rolling with slopes of less than 10% (see Map 3-1). There are some ridges that present scenic features including Peeka-Boo hill west of Pearson Creek and Rockview Lookout Tower area near Poglese and Chard Roads. Several hills and ridges throughout the Township, like the creeks, are generally angled in a southeasterly direction and were formed by the scouring action of ancient glacial recession. In general, the Township's land rises from the lakeshore. The approximate mean elevation of Lake Huron is 580 feet. Elevations adjacent to Lake Huron range from about 590 feet to about 650 feet. Further inland elevations generally rise reaching a maximum of 950 feet in the northwest half of the Township (the Rockview Lookout area). Islands and peninsulas form gentle mounds with high points that reach only about 5060 feet above the Lake Huron water level. Geology The geology of the Township reveals that more than half of its area has bedrock within ten feet of the surface. Generally, if bedrock is within ten feet of the surface, the overlying land is considered unsuitable for residential, commercial, and industrial development, particularly where public sewer and water facilities are not available. Areas with shallow bedrock have severe limitations for on-site sewage disposal systems. Most of the bedrock which lies under the Township is known as Paleozoic rock, which consists of limestone or engadine dolomite. Portions of these deposits are being mined in the Township (see Map 3-2). CLARK TOWNSHIP MASTER PLAN 3-2 �a: a: :::c a. ::, ...z 0 ::) ...:z 0 0::: :> Cl) 0 (.,) 0 (.,) Zo ~ 0 ~ 3: ... 0 T""" I z c.. C % 0~ ('(') ~ C ~ I- u z < ... ..,a: ... < % ... rn "'"'.., et: z < :3 ..J ., ~ .., a: ..J u DI () , . ,................. ......... ..................................................... r ii I ~~-~ \ 1:_ ·-- i • :I -· -- ,.~• • ~ .f -_ I ~ =-· ~-~ ·- ~;-. .;. - -.-:. i -_- --., ·, .L,, ¥:: '- . 11 ~ q• i - .. I ·• I = .~ - ~ :t __r - --a.~.. . . !Jl.-! ,!1, ~-. _, l -;-,,, r . ,,·---- :--·-- = = -~-. ·, ~ •. ' = = " :: i - ... ~ = = CLARK TOWNSHIP MASTER PLAN 3-3 I I �I)))) ~ -!' ······ ······-r~J.f,.11'!_._ I • I :: II . ; ~ -·+ - ,1···-·•"''' ...l... I I "I - ... lrl . . . . ..... . CLARK TOWNSHIP --"" ' i GEOLOGY I Map 3-2 i d ~ en i ij !~ ~ ~ ' - BEDROCK AT OR NEAR SURFACE D BEDROCK 10 FT . BEYOND SURFACE �I Soils Soils are an essential part of the area's natural resources and. are important in determining building foundation strength, effectiveness of septic tank sewage disposal, plant fertility, erosion hazards, and drainage conditions. All of these factors are crucial in determining the nature and extent of development that should occur within the Township. A general soils survey, which was done during the 1920's, is the only reliable soils information available for the Township. Soil analysis presented in the 1970's Master Plan indicates that the majority of the land in the Township has severe limitations for agriculture, commercial forestry and on-site septic systems. The original soil survey indicates that most of the area in the Township has stony (calcareous) soils except the northwest corner of the Township, where soils are more sandy. The northwest four sections of the Township have heavy blue clays. There are two other very small areas which have bedrock types of soils, these are the areas with limestone deposits (see Map 3-3). Wetlands and Drainage Ways Clark Township has a significant amount of wetland. Most of the wetland areas of the Township consist of lowland conifers and low lying wetland predominate with hydric soils. The presence of wetland can be found scattered throughout Clark Township. Most may not be covered with water year round, but will show the tell tales signs of a wetland habitat by the presence of wetland vegetation and hydric soils. Some of the wetlands in Clark Township are interconnected or contiguous, providing a distinctive network of "natural" areas throughout the Township. Wetlands have traditionally been regarded as wastelands-sources of mosquitoes, flies and unpleasant odors. Presently wetlands are viewed as a valuable resource responsible for flood control, as habitat for wildlife, and as aesthetic resources contributing to the natural beauty of watercourses and lakes (see Map 3-4). Currently, wetland in the CLARK TOWNSHIP MASTER PLAN 3-5 �t t CLARK TOWNSHIP GENERAL SOILS ~OtklU NO lfD "''::·:· ~·:·:c:r.:::~ ::-:-r.:: :~ .. ~~ ~:!!::'.!iii:~ ;~~!~!'. !: Map 3-3 ., .... tsl ····· •····· ,········ •·•···1. . ··········· . . . :::::::::::: 1:::::: ., D F::::7 ~ a e - ~ ~ ~ ~ ~ l,.. I :x: .... .,_"'.:l ;~ ~ ~ ~ "'.:l s: < ' Mucks & Wet Course Sands Sandy Soils Stony Soils "Calcareous II Bedrock Soils �A :-c en C. z u, 3: ~ o< Q_ E l1l Vl I rJJ ,-i Ill I ·rl _J > 0 (/) .µ .µ l1l "O l Ill "O Ol "O >- I ii) > a - 0 -,-{ 0 <( ..J (J l1l ,-i -,-{ I-~ ~ ~ D! > "O C Ill Vl Ill .Y O 0 l1l 3: ..J & / i t ~ CLARK TOWNSHIP MASTER PLAN 3.7 ' �Township is protected by federal and state laws, and a local Township regulation. Vegetative Cover The majority of the Township is under forest cover. The eastern part is composed primarily of second growth mixed hardwoods; and, the western part, primarily of cedars, other conifers and scrub growth. Much of the forested areas of the Township are not of commercial grade. Many of the islands are heavily forested as are wetland areas adjacent to creeks and intermittent streams. Extensive areas of wetlands and hydric soils are dispersed throughout the Township (see Map 3-5). Most of the waterfront areas of the islands are identified as swampy and low lying. There are no areas classified as floodplains in the Township. Sensitive Areas Over the past few years, the Nature Conservancy has conducted an environmental survey in Clark Township. This survey contains an inventory of those plant species which are either endangered or are in one way or another under attack by competitive forces. The majority of these sites are wetlands and have been depicted with the aid of U.S. Fish and Wildlife these areas in the hope that their biological diversity will be preserved. Prudent management of these sensitive area will ensure the preservation of these natural habitats. Four levels of environmentally sensitive area are shown on Map 3-6: most sensitive, very sensitive, sensitive and least sensitive. They correspond to levels 1 through 4 of the following respective definitions. They are: (see Map 3-6). CLARK TOWNSHIP MASTER PLAN 3-8 �-:a.c 0::: (/)W z> 8 QC 3: t- ~ ~ en ~~ <( 0 ...J u. (.) LO I ('f) C. co ~ -0 C -0 C ro ro M M 3 Q. 0 :J _J -0 -0 II) II) 1J 0 1J 0 0 3 0 3 lSJB / CLARK TOWNSHIP MASTER PLAN 3-9 �a. >:::c _. _. en < <wen z zI- 0::: 31: w < - 0~ w I- z > ~~ ~ -enz a::s; w <z en -' w 0 QJ (0 I (") C. ro ~ > • rl .µ .µ • rl • rl l/l l/l C QJ VI .µ l/l 0 :E QJ > QJ > • rl C QJ VI >c.. QJ > •rl .µ • rl QJ > • rl .µ • rl l/l C QJ VI .µ l/l l/l QJ QJ _J C VI ~ ~UIHIJ Ill • CLARK TOWNSHIP MASTER PLAN 3-10 �Level 1 The most pristine habitats; those containing high concentrations of globally important biological diversity, or the best remaining, most productive wetlands useful to fish spawning, water purification, and other valuable attributes. Level 2 Sites which play a critical role in protecting environmental health or contain high concentrations of statewide important biological diversity, Level 3 Sites which play a fundamental role in protecting environmental health. Level 4 These areas represent the other, primarily terrestrial, natural and developed areas of the Township. Any future development or land use of these areas should evaluate impacts on the higherranked sensitive areas as well as the impact on the natural values of the site itself (such as water and air pollution mitigation, recreation, aesthetics, etc.). A preferred strategy is to concentrate development in small areas (especially those already developed) and leave larger areas in low intensity uses such as selective forestry and recreation. Environmental Quality Issues Environmental quality in the context of this discussion focuses on the natural environment, namely water quality, aquatic and terrestrial habitat, fisheries and wildlife populations, and human impacts upon them. A variety of human activities, most of them associated directly or indirectly with land use, impact environmental quality. Environmental quality is degraded primarily by 1) the introduction of pollutants, 2) the alteration of natural processes (e.g., watershed functions) and; 3) the destruction of aquatic or terrestrial habitat. CLARK TOWNSHIP MASTER PLAN 3-11 �Pollutants Pollutants are usually byproducts of human activity. They are generally transported and distributed via air or water. Contributors of pollutants include municipal and industrial wastewater treatment discharges, residential, commercial and agricultural nonpoint runoff, individual septic systems, soil sediment carried in stormwater runoff, waste disposal sites, leaking storage tanks, toxic waste spills, waste injection wells and atmospheric deposition. Municipal sewage waste is typically discharged to receiving waters via a pipe, ditch or channel (point source). Non point pollutants come from dispersed sources (e.g., pavement runoff, mining activities, construction sites, agricultural fields, faulty septic systems) and are transported via air, groundwater and/ or stormwater runoff to receiving water bodies. Pollutants are usually placed in one of four general categories; nutrients, sediments, toxics and pathogens. Plant nutrients, primarily nitrogen and phosphorus, that enter surface waters in concentrated levels can drastically alter natural ecological processes by stimulating booms in aquatic plant growth. Such booms choke surface waters with weeds and algae, deplete oxygen levels, and can smother certain species of aquatic organisms; changing the ecological composition of water habitat. Since there is limited agricultural activity in the Township, the majority of nutrient loads to Township waters are likely to come from overuse of commercial fertilizers in residential and commercial development and from faulty septic systems. Soil Erosion Soil erosion and sedimentation are a major source of pollution to Michigan waterways. Stormwater runoff washes soil from unprotected ground and carries it to receiving waters. As the CLARK TOWNSHIP MASTER PLAN 3-12 �soil travels in runoff it picks up additional pollutants (oils, pesticides, etc.). Eventually, eroded soil settles surface waters as sediment. Sediment: 1) damages the ability of the waterway to serve its natural functions by eroding channels, depleting oxygen and smothering habitat; 2) effects navigability and recreational uses of surface waters, and; 3) clogs drainageways, increasing public costs and chances of flooding. Because of its relatively high percentage of forest cover, most of the Township's sandy or gravely soils are protected from excessive runoff and erosion. Forest cover slows runoff velocities and, therefore, its damaging effects. The Township should take measures to assure the retention of vegetative cover to protect against future soil erosion and sedimentation. Toxic Substances A toxic substance is defined as a substance which can cause death, disease, behavioral abnormalities, cancer, genetic mutations, physiological or reproductive malfunctions or physical deformities in any organism or its offspring, or which can become poisonous after concentration in the food chain or in combination with other substances. Many toxics are persistent -i n that they do not readily break down. Toxics can originate from industrial and commercial processes, leaking underground storage tanks, faulty landfills, or the misuse of certain household products. Pathogens (disease-causing bacteria, viruses or parasites) generally originate from human or animal waste which enter surface or groundwater through leaching and/ or runoff. The primary source for pathogen contamination in the Township is via faulty septic systems. CLARK TOWNSHIP MASTER PLAN 3-13 �Alteration of Natural Processes A brief overview of the natural processes of an environment can best be explained at the watershed level. A watershed is that land area that drains into a lake, river, or creek system. Although it is not completely isolated, a watershed is a rather self-contained biological unit. Its significant in that environmental quality is often overlooked in the arena of human activity. Very briefly, components of a watershed and their relative functions are: Flowing water - Microorganisms help breakdown pollutants through natural biological processes. Water is aerated as it travels downstream over channel obstructions. Habitat is provided to many useful aquatic species which help feed terrestrial organisms. _ Drainageways - Drainageways convey stormwater and meltwater to surface waters, allowing sediment and other pollutants to settle out prior to discharge into surface water. Wetlands - Wetlands provide a buffer for flooding by storing stormwaters. Silt and sediment settle or filter out before discharge into a lake or stream. Diverse habitat is also provided for fish and wildlife. Wetlands serve as breeding ground for many species of fish, insects and waterfowl. Groundwater - Groundwater adds to the base flow of surface waters during the dry season, stabilizing micro ecosystems. It also very often is the source for domestic water consumption. Vegetation - Vegetation stabilizes soils, preventing erosion and sedimentation. Slows the velocity of stormwater and its damaging effects. Provides cover to adjacent streams which keeps water temperature down (this is especially important in trout streams). Soils - Soils provide a medium and nutrients for vegetation. CLARK TOWNSHIP MASTER PLAN 3-14 �Human Intervention Human activity in the environment can greatly disrupt the natural processes found in a watershed. Various land uses have their own brand of impacts on the watershed, water quality, and ultimately, environmental quality: New construction sites contribute sediment to surface waters. Once developed, stormwater flows over impervious surfaces (rooftops, parking areas, roadways and sidewalks) picking up soil, dust, gas, oil, road salt, and other residues, which are quickly transported into drains, streams, wetlands, and lakes. Residential uses can contribute fertilizers and pesticides to surface waters. Improper disposal of hazardous wastes (e.g., oils and solvents) can contribute to water quality degradation. Malfunctioning septic systems can degrade both surface and groundwater quality. Septic systems can release toxics into groundwater. Chemical solvents are not broken down the same way sewage is broken down (bacterially). Many chemical solvents are able to pass though a septic system and soils in their original state. Mown lawns provide much less buffering for stormwater than natural vegetation does. Impervious surfaces in residential development also cany residues to surface waters. Agriculture introduces nutrients, pesticides, and sediment which flow as runoff into surface waters, some pollutants also reach groundwater. Bulk storage of animal manure and farm chemicals, and underground and above ground fuel storage tanks are examples of point source threats. There is limited agricultural activity in the Township, so issues associated with agricultural pollution are not as acute as they are in other areas of the state. CLARK TOWNSHIP MASTER PLAN 3-15 �Act 307 Sites 307 sites are parcels of known soils or groundwater pollution .. Those land use activities that have the highest risk of becoming 307 sites are those that generate, use, store and dispose of hazardous substances. These are generally private commercial and industrial operations, but public facilities can have operations which use hazardous substances. Many commonly used materials are hazardous substances including petroleum-based products, chemicals, solvents, acids and salts. Hazardous waste generators must be registered with the Department of Natural Resources (MDNR). The Township hosts three facilities registered with the MDNR; an AT&T relay station on M-134; which generates nonhazardous industrial waste; Michigan Limestone, which is classified as a small quantity generator and, a Michigan Department of Transportation facility on County 124, which is classified as a large generator. There are two sites of known environmental contamination in the County identified under P.A. 307 of 1982, the Michigan Environmental Response Act. Neither of the identified sites are in Clark Township. There are only 12 hazardous waste generators in the County. Underground storage tanks can also pose threats to groundwater quality. According to the Michigan State University Institute for Water Research, "a leakage rate of two drops per second can result in the loss of up to 500 gallons of fuel per year and can contaminate up to 500 million gallons of water to the level where odor and taste make it unacceptable for drinking". In Michigan, underground storage tanks are registered with the Michigan State Police, Fire Marshal's Division. Although the existing data base does not have township-specific data it can be searched by mailing address. As of July, 1993 there were 37 facilities with a total of 77 tanks registered to the Cedarville/Hessel area. Of these; 16 facilities are active and 38 tanks are active--less than half of all area tanks and facilities recorded with the state. kg \ stations: \ word \ cl ark \ plan\ chap3.doc CLARK TOWNSHIP MASTER PLAN 3-16 �CHAPTER 4 - COMMUNITY GOALS, OBJECTIVES AND POLICIES Introduction The issues, and likewise; the goals and objectives that follow are derived from: 1) an analysis of present conditions; 2) a community-wide attitude survey, performed by the Township in 1991 and 3) a leadership survey in the summer of 1993, performed by the Planning & Zoning Center, Inc. The issues, goals and objectives, as presented in this draft, are not in any particular order with respect to their importance or relative priority to the Township. Future iterations of this material, however, may include a prioritization of objectives. The Purpose of Goals and Objectives The purpose for developing goals and objectives is to create a set of future oriented statements that can help guide land use and infrastructure decisions. They serve as a set of guidelines against which the validity of land use proposals, plans and policies can be measured. Goals and objectives are critical components within the planning process because they define the collective desires of the community. Defining Goals Goals serve as target statements describing the desired future physical, social and political environment of the community. Not all goals are necessarily on the same time line. Some goals can be reached sooner than others, while still others require special preparation and management to be fully achieved. It is the intent of this Plan to establish some goals that the community will achieve over the life of this Plan and also to set some goals that reach beyond. CLARK TOWNSHIP MASTER PLAN 4-1 �Defining Objectives Objectives are statements that define how a goal is to be achieved. Often multiple objectives are attached to the attainment of a single goal. Because there are often multiple ways to achieve a goal, objectives often explore every opportunity that would assist in the attainment of the goal both within and outside of a community's resources. Objectives must be real, obtainable and sound. In simple terms objectives must be "do-able". Economic Development Goal statement: Promote diverse, high quality sustainable economic development in the Township. Objective: Work with economic development agencies and the Chamber of Commerce to attract new jobs with incomes sufficient to support a family. Objective: Work with the school system and appropriate social, business and service groups to improve skill development and employment opportunities for youth Objective: Work with area merchants to tie shops and recreational facilities together with plantings, a boardwalk and other pedestrian-oriented facilities. Objective: Work more closely with the local Chippewa Indian community to develop new economic opportunities in the Township. Objective: Support area merchants in the expansion of fall and winter tourism. Also assist in the expansion of summer services (e.g., expanded store hours, coordinated promotional activities, a common business theme, welcome center). CLARK TOWNSHIP MASTER PLAN 4-2 �Land Use Goal statement: Manage renewable resources and develop other land in an environmentally and economically sustainable manner for the benefit of present and.future generations. Objective: Develop and maintain a database and maps identifying environmentally sensitive areas. Objective: Ensure environmentally sensitive areas are protected from unsound development. Objective: Annually review and update the master plan and land use regulations to keep the planning focus up-to-date. Objective: Coordinate all land use controls to prevent duplication and unnecessary "red tape". Objective: Implement and consistently enforce all adopted land use regulations. Community Character Goal statement: Retain the natural coastal heritage of the Township, its sensitive naturalfeatures and its woodlands as a central feature of the rural character of the Township. Objective: Promote new development and redevelopment which is of similar scale and character as the existing, smallscale, cottage-like development found throughout most of the Township. Objective: Limit building heights, particularly along waterfront areas. Objective: Protect scenic views throughout the Township, particularly at high points and near coastal areas. CLARK TOWNSHIP MASTER PLAN 4-3 �Q Objective: Require underground utilities in all new subdivision development and on multiple lot redevelopment efforts. Objective: Develop sign regulations that minimize clutter, confusion and aesthetic degradation while permitting reasonable opportunities for announcement of products and services available in the Township. Objective: Increase the amount of formal plantings, including unique arrangements in character with the community, (e.g., wildflower plantings). Objective: Institute commercial facade guidelines for area businesses with support from the area Chamber of Commerce. Environmental Protection and Natural Resources Goal statement: Preserve and protect natural habitat and biologic.functions in the watersheds of the Township. Objective: Include special measures to preserve the environmental integrity of Township coastal areas and the Les Cheneaux Islands in local development regulations. Objective: Investigate, enact guidelines for and encourage the use of creatively designed development which retain open areas, indigenous vegetation and other natural features. Objective: Offer development incentives (probably in the form of higher density) to persons using creative design concepts permitted by the Township. Objective: Enact more detailed and encompassing vegetation buffering requirements as part of the zoning ordinance. Objective: Protect unique and large stands of trees along coastal areas, waterways and urbanizing areas. CLARK TOWNSHIP MASTER PLAN 4-4 �Objective: Institute measures through site plan review and other land use control techniques that help prevent surface and ground water pollution. Objective: Limit the density of development relying on on-site septic systems in areas not served by public sewer. Objective: Protect groundwater quality via a septic system maintenance program and through appropriate site plan review standards for those developments that use or sell toxic or hazardous substances. Objective: Retain indigenous vegetation on developing and developed sites to protect against excessive runoff, soil erosion and sedimentation. Objective: Engage in a community-wide stormwater management program that minimizes the use of man-made drainage systems by reducing disturbances to natural drainageways and by retaining natural floodplain and wetland areas for their stormwater retention capabilities. Objective: Investigate the potential of providing a public water system when the demonstrated need is present and adequate financing is available. Objective: Ensure fish cleaning and proper waste disposal areas are provided near docking and landing areas. Community Services and Infrastructure Goal Statement: Provide economically and geographically efficient public services to Township residents in line with the rural character of the Township. Objective: Continue a strict urban services district policy for the provision of public services in the Cedarville/Hessel areas. CLARK TOWNSHIP MASTER PLAN 4-5 �Objective: Develop a capital improvements program and budgeting process for new capital facilities at least six years into the future. Objective: Work with the County Health Department and Department of Public works on designing a better island rubbish pick-up program which may include trash compaction. Objective: Work with the County Road Commission and Michigan Department of Transportation to investigate the need for a traffic signal at the intersection of M-134 and M-129. Objective: Investigate the feasibility of upgrading road shoulders for bicycle, roller blade and pedestrian use. Objective: Schedule and budget rehabilitation of the existing Township Hall. Housing Goal Statement: Provide safe, decent and affordable housing for current and.future residents of the Township. Objective: Work with the Michigan Department of Commerce to promote the use of their housing rehabilitation programs by citizens in need across the Township. Objective: Investigate the need for a Township Housing Commission. Social Needs Goal statement: Help existing human service agencies meet human service and housing needs of residents of the Township. CLARK TOWNSHIP MASTER PLAN 4-6 �Objective: Assist in the development of a community directory of local, county and state government agencies, churches, charitable and civic organizations to improve communication, . service provision and community awareness of area services. Public Safety Goal Statement: Improve local development regulations to minimize public safety problems associated with new development and enhance as necessary, local public safety programs. Objective: Regulate the development of private roads to ensure safe access. Objective: Prevent the proliferation of strip development along the highway with a special emphasis on ensuring adequate driveway spacing. Objective: Prevent the development of land-locked parcels by monitoring lot splits through locally instituted lot split regulations. Objective: Enact site plan review standards in the zoning ordinance that address access control and other public safety concerns. Objective: Improve fire protection and police protection programs as the need is identified and financial resources are available. Recreational and Cultural Opportunities Goal statement: Provide a variety of cultural and recreational opportunities to residents of the Township no matter what their age or physical limitations. CLARK TOWNSHIP MASTER PLAN 4-7 �Objective: Provide expanded outdoor recreational opportunities which focus on and protect the unique natural resources of the Township (i.e., islands, coastal areas, wetlands). Objective: Work with interested conservation groups to protect coastal amenities. Objective: Increase non-boating public access to Lake Huron and the shoreline. Objective: Increase boating facilities in or near Hessel and Cedarville. Objective: Appoint a formal recreation board to assist with facilities planning and events programming in the Township. Objective: Increase picnicking areas on the islands and shoreline. Objective: Develop a formal bicycle path that ties together Township amenities; e.g., Hessel and Cedarville, state and federal recreational facilities and the islands/coastal areas. Objective: Develop swimming beaches in the Les Cheneaux Area. Objective: Investigate the use of road ends for public access to Lake Huron. Objective: Investigate the need for public restrooms and existing or future recreational facilities. Objective: Develop expanded game facilities at public facilities (e.g., horseshoes, volleyball courts, rollerblade/skateboarding areas). CLARK TOWNSHIP MASTER PLAN 4-8 �Objective: Strengthen and develop facilities to support special community events, such as; all-season festivals, plays, antique boat shows, band concerts and cultural arts. Objective: Investigate adaptive reuse of appropriate existing structures for recreational and cultural events. Objective: Concentrate additional attention on the adequacy of youth activities in the Township. Involve a cross-section of interest groups to effectively address the issue. Objective: Work with the Michigan Department of Natural Resources to develop a stronger sport fishery in the Township. Objective: Work with authorities to address water safety and boating issues. Objective: Work to enhance and protect historic sites in the Township. Objective: Work with the Historical Association to identify and register historic buildings and sites as appropriate. Objective: Require developers to submit site plans and project descriptions to the state historic preservation officer for assessment the site's possible archaeological significance. Objective: Work with community groups like the Historical Association, Island Association and the Chamber of Commerce to coordinate and expand recreational and cultural activities. kg\stat1on5:\word\clark\plan\chap4.doc 6 -9 -94 CLARK TOWNSHIP MASTER PLAN 4-9 '' �CHAPTER 5 - PUBLIC SERVICES, FACILITIES AND TRANSPORTATION Introduction This chapter reviews existing and planned public facilities, services, and transportation systems in Clark Township. Public services and related infrastructure includes sewage disposal, water service, fire and police protection, recreational and cultural facilities. Transportation relates to various classifications and types of roads within the Township. The intent of this chapter is to provide a strategy where public services and transportation systems are delivered in tandem with development activity so that land development occurs harmoniously with adjacent lands and in a manner that is consistent with public's ability to provide needed public facilities. A description of each service and system is provided below. Sewage Treatment Until recently, only limited sewer service was available in the Township. The first sewer system in Clark Township was constructed in 1972, serving only the Village of Cedarville. The initial design combined gravity flow and pressurization systems and consisted of two pump stations, two lagoons and a spray irrigation facility. Pond leakage, lack of an adequate discharge system, unfavorable conditions for on-site sewage disposal systems and aquifer contamination prompted the need to upgrade the old system, enlarge its processing capacity and consequently expand the service area. The original service area was built around M-134 and Griffith Street, serving approximately 200 dwelling units. A recent expansion, completed during the summer of 1993, extended sewer lines west along M-134 into Hessel and Hessel Point; and east of CLARK TOWNSHIP MASTER PLAN 5-1 �Cedarville along M-134, into Connors Point Hill and No. 8 Island (See Map 5-1). TABLE 5-1 SEWER FACILITY CAPACITY Plant Clark Township Waste Water Facility Current Built Capacity .2002 mgd Average Dally Flows Excess Capacity Treatment Level Expandability . 108 mgd .092 mgd Tertiary discharged into Pearson Creek/Lake Huron Limited by geography The new sewer system has been designed to accommodate current and future demands. The current capacity of this system is .2 million gallons per day (mgd) as determined by the capacity of the existing storage lagoons. The pumping and processing facility has the capacity to process more than the storage lagoons will hold and expandability is limited to the availability of suitable land for more storage space. At the present time, all hook up requests within the existing service area have been satisfied and significant adjacent undeveloped land still remains. Since the system's completion, the flow meters have not been functional and actual flows are not yet available but, an average daily flow has been estimated at .108 mgd. This was derived by multiplying the average household size (2.5 persons per household) times a .per person usage rate (75 gallons per day) times the current number of hookups (576). The excess capacity under this method of calculation and is .092 mgd (see Table 5-1) . By using the same method to derive unutilized capacity, approximately 490 additional residential µnits could be accommodated before consuming the excess capacity. Applying 490 dwelling units to the current allowable minimum development density for R-1 through R-3 zones (ldu/ 10,000 s.f.) the developed area would be slightly less than 113 acres. In contrast, the 576 hook-ups in the existing service area extend over 1500 acres, much of CLARK TOWNSHIP MASTER PLAN 5-2 �a::: w ~ CL w - en :C C en w Zen ~~ 00 ..... ~ ~c c::z U) z a:: i= (.) sw w 0 "'I""" I LO a. ca ~ --i~ . w .a:: U) C, z Cl s I I- U) 0 X ...J w LL << ..J u~I- a:: w w U) s sw z I I· I (!) r -en><w U) I I O' j I I ]• ; II 3] I -Qi, • 0 "' I CLARK TOWNSHIP MASTER PLAN 5-3 �which is sparsely developed land. Most of the existing development activity is concentrated near the waterfront. The presence of wetlands, hydric soils or other sensitive environmental features will limit the full utilization of the entire 1500 acres for future development purposes. For planning purposes, approximately 500 additional acres can be added to the existing service area to include both properties within and immediately adjacent to the existing service district. This 500 additional acres is comprised of undeveloped properties where sewer mainlines and lateral lines are already in place and will constitute an expanded Service District as described (or discussed) below. Public Service Districts The development of public service districts is based upon the strategy that as new development occurs, public services necessary to serve it are in place and where no services exist, the land has sufficient carrying capacity to accommodate development. It is a strategy intended to concentrate development above 1 dwelling/ acre in select areas of the Township. Map 5-2 depicts five public service districts: Existing Service District, Expanded Service District, proposed Future Service District, Rural Service District and Island Service District. Existing, Expanded and Future Service Districts The Existing Service District includes all the area encompassing existing hook-ups and the Expanded Service District includes adjacent land that could easily be included at some point in the future. Together, the existing and expanded service districts consume the entire capacity of the existing sewer system. Thus, additional areas could be served only with expansion of the treatment facility. Future expansion of CLARK TOWNSHIP MASTER PLAN 5-4 ~ �CLARK TOWNSHIP PROPOSED PUBLIC SERVICE DISTRICTS Map 5-2 -u - E ~ 6 ; 9' ~ en ~ ~ f/l ~ ~ ~2: ' Expanded Service Dislricl Proposed Fulure Service Dislricl Existing Sewer Service Dislricl ~ Rural Septic Syslem D Island Septic Syslem Dislricl District ~ �the system requires construction of additional storage lagoons. If constructed, additional treatment lines could be extended to those properties which lie adjacent to the waterfront but outside of expanded service district. Expansion would involve extending existing sewer laterals east and west along M-134. Table 5-2 shows the number of private septic system permits issued over the last ten years. The average number of permits issued per year was 32, compared to an average of 26 well permits. Although these figures cannot be interpreted to mean 32 constructed buildings each year (as some were replacement systems), it does provide some TABLE 5-2 WELL AND SEPTIC SYSTEM PERMITS CLARK TOWNSHIP, MACKINAC COUNTY Year 1984 1985 1986 1987 1988 1989 1990 1991 1992 1993 Septic System 27 28 25 36 37 41 25 38 36 36 Number of Permits Issued Well 18 16 29 24 28 25 27 30 33 36 indication of development activity in Clark Township. At the current rate of growth, the need for sewer service within the proposed Future Service District is at least 20 years away. A change in growth rates, however, could accelerate the need for service within this area. CLARK TOWNSHIP MASTER PLAN 5-6 �tn a. z -0 :c ~ u z_ (/)~ 3: ~ 0 ...I t- 9 ~~ 0:: u. <~ ..J I- (.) fb tn ("t') I LO 0. rn ~ <]) <]) ~ ~ <]) tel ~ (Cl L L ..c a: (1) <]) Q) L (]) > u ~ <]) 0 0 (Cl (.tl 2 L 3: • (J) ~ IJ~ • CLARK TOWNSHIP MASTER PLAN 5-7 �Rural Service Districts '' ~ The Rural Service District is characterized by low development densities, no public infrastructure and a predominance of septic field systems. Porous soils and shallow geology have made for severe conditions for the citing of septic systems in over 98% of the Township's land area. Map 5-3 graphically depicts surficial soils limitations for residential septic systems. This map should also be viewed in tandem with Geological Characteristics. Limitations ranging from severe to slight are shown with severe limitations having the lightest pattern and slight limitations having the darkest. Areas not rated are shown in cross-hatch and lakes or large ponds are shown in black. This map also indicates a part of the northwest portion of the Township as suitable for development based on septic systems. It is characterized by natural geologic formations of unique proportions and composition, marked by glacial escarpments, perched wetlands and sharp contrasts in elevation. In particular, the Rockview Lookout Tower sits approIDm.ately 180 feet above the mean elevation of the township, providing an opportunity for panoramic views of the surround landscape. This area's unique physical characteristics, together with its relative suitability for accommodating private septic systems, has resulted in a high level of land parcelization, significantly more intensive than other sections of the township. Presently, the Chippewa County Health Department administers the septic approval processes for all of Mackinac County and has done so without the aid of a modern soils survey. The United States Soil Conservation Service has recently completed all field work for a modern soil survey and has identified all soil classifications in a preliminary report. The final report should be out sometime during the summer of 1994. With current information in-hand, Chippewa County Health officials can conduct area suitability assessments with more confidence and knowledge of Clark Township's CLARK TOWNSHIP MASTER PLAN 5-8 ,- �indigenous soil conditions. Future residents in the Rural Service Districts will have the benefit of this resource when selecting future homesites. Island Service Districts The availability of public services within the Island Service District are extremely limited as access is by watercraft only and seasonal change makes the provision of most services during winter months very difficult. The islands are also host to some of the Township's most sensitive environments and are vulnerable to intensive forms of development. Current development density on the islands is generally low but, is more intensive than found in the rural areas of the mainland. The intent of this Plan is to encourage only low density future development on,,, the islands in areas that avoid sensitive environments.'doing so will not only protect areas that contribute to the tourist economy, but also will avoid the need for extensive public infrastructure and associated costs. Potable Water There is no public water supply system in Clark Township and no plans are underway to develop one. Individual wells tapping groundwater are the most common system utilized, although some island residents get their water directly from Lake Huron. The Chippewa County Health Department has recommended that a public water supply system be developed. Private wells in select areas of the Township have become contaminated by failing septic systems. Most existing private wells are shallow; less than 100 feet deep. Furthermore, groundwater is in unconfined aquifers so there is no cap (clay, or other impervious material) between the upper and lower aquifer layers found within bedrock. The bedrock is comprised of dolomite limestone and is fractured due to glaciation and weathering over time. These fractures permit contaminants to CLARK TOWNSHIP MASTER PLAN 5-9 �easily migrate from upper to lower aquifers. The Chippewa County Health Department has recently required that all new wells be drilled to depths greater than 100 and that a grouting system, which seals the entire casing, be employed in an attempt to mitigate the migration of contaminants. Stormwater Management Stormwater drainage has been identified as a problem in many areas south of M-134, particularly within the Hodeck Road corridor. Throughout Clark Township's coastal areas filling and grading have altered natural drainage patterns and old stormwater drainage tiles have collapsed in many areas near the Lake. Two primary issues stand in the way of resolving existing drainage problems. The first is the lack of a County Drain Commissioner with the authority to develop standards, regulate and finance drainage projects. The second is the need to protect existing wetland amenities, which have already been damaged by improper filling and grading activities. Since the Township has limited agricultural development, drainage facilities would be primarily for residential and commercial development. One of the best ways to address drainage issues is preventative: work to reduce sediment and hazardous chemical discharge from existing development and isolate future development and redevelopment from hydric soils, coastal floodplains and wetlands. Electric Power Electric power is provided by the Edison Sault Electric Company from Sault Ste. Marie and Cloverland Electric Co-op, Inc., of Dafter. Electric power service, for domestic, industrial and commercial uses is considered adequate at this time. CLARK TOWNSHIP MASTER PLAN 5-10 �~ Police and Fire Protection The Township has excellent fire protection equipment and services. The islands however, because of their isolation, cannot get as prompt responses as available on the mainland. The Township does have a fire boat although, the service available to the islanders is very limited. Yet, in a recent township-wide survey, 62% of the respondents agreed that, in general, fire service was adequate. Police protection and marine law enforcement are provided by the County Sheriffs Department. Ambulance services are also provided by the Township. Results of the 1992 Township citizen opinion survey show that 70% of the respondents agreed that the ambulance service was adequate; while only 40% agreed that services from the Sheriffs Department were adequate and only 33% felt that marine safety services were adequate. a· Recreational and Cultural Facilities There are a variety of recreational facilities available in the Township, including boating and camping facilities, trails, play fields, gyms and a golf course (see Table 5-3 and Map 5-4). The Township is responsible for both the Hessel and Cedarville mooring, launching and harbor facilities; the community center, and several outdoor sport facilities. The Cedarville Branch Library, located in Clark Township, is a separate entity from the Township. Over the past several years, the Township has been seeking to locate a new public beach on the waterfront as a compliment to existing recreational opportunities. Recent efforts in this search have been focused in the Hessel area. It is not surprising that in the 1992 community opinion survey, the activities most often engaged in by respondents were boating, hunting, fishing, walking and swimming. Boating and fishing activities were in the top two and virtually all of the high response activities in the Township were resource-based oriented. CLARK TOWNSHIP MASTER PLAN 5-11 �Although the historic significance of the Les Cheneaux Islands has been briefly touched upon it should be noted that there are no registered state or federal historic sites in the Township. Likewise, there are no recorded archaeological sites. However, there is an active historical society and historic sites are being documented. Transportation The western border of the Township is approximately 24 miles northeast of the Mackinac Bridge. Highway M-134 provides major east-west access, running near the coastline and through the Township. Highway M-129 generally bisects the Township and provides major north/south access, starting at Cedarville running north to the City of Sault Ste. Marie. Both highways are in good condition and carry a large volume of traffic throughout the year (see Map 5-5). M-129 is also Michigan's principal meridian. Three Mile Road running North/South and serving the Western sections of the Township, functions as a collector road primarily for rural residents. Although the majority of roads in the Township are gravel many principle arterials and collector roads are paved, including a mile stretch of Nordquist Road and a 1.5 mile stretch of Swede Road east of M-129 (see Map 5-6). The Michigan Department of Transportation and the Mackinac County Road Commission have classified Clark Township roadways as follows: • M-134 and M-129 are classified as state trunklines. • Outside Hessel and Cedarville, and inland from the coast; St Ig1:ace,_ 3-Mile, and Swede Roads are classified as county pnmanes. CLARK TOWNSHIP MASTER PLAN 5-12 �t . , • .,1u11 11u11,1 /fl'OA(U =--= . . .:. l. . :·;1·. . . ..,............= . .r. . . . . ~- ~·~ .~ 1-=-c¥¥~-- -t- m-- ·ill.---- -:::..... , ~ II :----,-,- ~ ·-" '- • " .~_6j~ r ,. ~,*\"•.~ " -0. II " {' II • :I • . -· - $1A'£Df !...... INDik . .... \ '.'. . - -=- r" :i,t: ~ ,. II '\- ~ --+I -=-I CLARK TOWNSHIP ., . ., IIO :·······r·· ....:.......:.................. -1.--•-·-- !!, II I "\\.. --- lI' RECREATION FACILITIES (, II II l Map 5-4 \._~11 -~. , ~ I '- -·· ·---· ~ ~ r, d - - -- •- -, ----; ~ --,j ~! ~~ -· ·- ,- ~~""'' · ~ w>tj ~ en ~ ~ ~ ~~ ' 1 . Government Island Picnic Areas 2. Finger Piers at Hessel Marina 3. DNR Snowmobile Trail 4. Scenic Turnout 5. Hessel Boat Harbor and Ramp 6. Outdoor Skating Rink, Basketball Court, Tennis Court 7. Softball Field 8. Community Center 9. Cedarville Mooring and Launching Facility 10. Athletic Field 11. Indoor School Facilities 12. Les Cheneaux Club * Numbers 6, 8, 9, 10, and 11 are located in Cedarville �TABLE 5-3 CLARK TOWNSHIP RECREATION FACILITIES OWNERSHIP Federal NAME 1. Government Island Picnic Area 2. Finger Piers at Hessel Marina 3. Clark Township Snowmobile Trails Township Private and State 4. State highway Scenic Turnout (M-134) 5. Hessel Boat Harbor and Ramp State Township 6. Outdoor Skating Rink, Basketball, Tennis Court Township 7. Softball Field 8. Community Center Township Township 9. Cedarville Mooring and Launching Facility Township 10. Athletic Field Les Cheneaux Community Schools 11. Indoor School Facilities Les Cheneaux Community Schools Private (but open to public) 12. Les Cheneaux Club Golf Course FACILITY 4 picnic tables, 2 grills, 2 vault-type toilets. Fishing, walking and boating opportunities. Trails inter-connect with State, County and other private trails. Picnic tables. 10 transient accommodations, gasoline, telephone (pay station) , water, restrooms (flush toilets), showers, haulout facilities. Outdoor concrete skating rink, basketball court at one end, tennis court at other end. Backstop, filed. Large hall, bathrooms, kitchen, stage, storage rooms, skating warming room. Boat launching ramp, parking, mooring area, picnic tables. Football/baseball/ softball combination area, tennis court, basketball court. Gymnasium, all-purpose room, older gymnasium. Nine-hole golf course. *Numbers correspond to identical numbers on Map CLARK TOWNSHIP MASTER PLAN 5-14 �• I) ~ CLARK TOWNSHIP TRAFFIC COUNTS Map 5-5 II ~ 11 I I I/ ;_500PV .. irbf I ' ' At::.nnAn\/1 , •··~~·, ~ I . , , III i I IJ ,--··· ' I ____ lnnn.n. Al""\\/ ,. I ~ 6 en I ~ l 1l t<F;l)J:w~.tri r,~~~·lr-t~~(L ~ • ~tJ-~e+ktik-r-H---lW-C=i nm-.u I II 111 I ~~ en "ti ~ C/l ~ ~ ~~ ~ \ 1983 AVERAGE DAILY VOLUME 1991 AVERAGE DAILY VOLUME 1991 PEAK VOLUME �a. (/) z S: z en Q zt3: ~ i== - coI Cl z 0 a::: v,0 a. rn o<t ,ctO ocr crJ ow ~ C) ~ (/) Vl I.O 0 CJ I-~ z c:::z i== <( ~ ..J .... A I~~~ 0 (/) c:: ~I ~~ w~ cc: ~ a:: a. I.!) < :;: 8 (/) >< w 0 ~, F~ ~ ....... , •• ••••• •••••••••••..• ························· ··· ·•.•· ······ .. ••••• ••••• .. ·;t• - :: <-' !1l E : - - - , - - - - - - .4:-.:zs.;~, ;; -;_. ~ -t-?.J~{ ---· ~., 7 I r l qt . , -1• "' o~t ~f . d:i::r. ....,..rf __-' - ·1---:,-- - -· --_r I ~G-•• f I r :I -! = 'Oil/ t' .111#1 "' ! ' ... = :: CLARK TOWNSHIP MASTER PLAN 5-16 �• In Cedarville, Hodeck, Meridian and Beach Streets are classified as county primaries. • In Hessel, part of Cedar Road west of 3-mile is classified as county primary. • Other small stretches of county primary roads in the Township include: • Meridian Road (M- 129), south of Cedarville; • State Ave ., west of Blind Line; • the road out to Connor's Point; • Lakeside Road. • Hill Island Road. • All other roads or streets in the Township are classified as county local roads. The 1992 community opinion survey reflected that only 36% of the respondents agreed that roads were adequate in the Township. Road access throughout the Township is limited. Most standard Townships have a grid-like road system every mile or so. However, Clark has several sections with limited or nonexistent road access. The only islands with road linkage to the mainland are Hill Island and Island No. 8. This lack of access is not necessarily negative. Oftentimes, road access inadvertently promotes fragmentation of the land base and sprawl development patterns. Limited access in the Township is also a land use issue and is discussed in Chapter 6. The current system has adequate capacity for existing and future demand for the next 10 years based upon current growth rates. The intent of this Plan is to promote continuance of the present level of service and to make minor future improvements as deemed appropriate to meet growing transportation demand. CLARK TOWNSHIP MASTER PLAN 5-17 �Township Airport The Clark Township Airport is located north of Hessel off 3Mile Road. This facility services only small aircraft. Consisting of a black top runway, a hangar and other storage buildings, there are no current plans to expand this facility. Other Access Points The Township is also readily accessed via private boat at either the Hessel or Cedarville docks. The only railroad line is a private spur which carries limestone from the Michigan Limestone Corporation quarry to ships at Port Dolomite. This port is being used strictly by Michigan limestone and is designed to the specifications of its operations. In the past, commercial vessels used the Cedarville dock, but the facility is no longer equipped to service commercial vessels. Only pleasure craft, excursion and fishing vessels use this facility. The harbor at Hessel is more modern and can accommodate small to medium sized vessels. There is an unmet need for commercial vessel dockage in Hessel and Cedarville. There are recreational boat launch facilities at both Cedarville and Hessel. A recently completed marina in Cedarville was constructed to meet the increasing demand for pleasure boat facilities. LB\ word \clark\chap5b .doc 6/10/94 CLARK TOWNSHIP MASTER PLAN 5-18 �Chapter 6 - EXISTING AND FUTURE LAND USE AND POLICY STATEMENTS Introduction The contents of this chapter focus on three primary subjects: Existing Land Use, Future Land Use and Policy State1nents. The discussion starts by illustrating the changes in land ownership patterns that have occurred over a 60 year period, then shifts to a description of the Township's land cover. While the former describes land use trends, the later provides an overview of the Township's land features. The resultant picture is one of increased low density development rapidly spreading across a truly unique landscape. In concert, both parts are most insightful for explaining the existing land use patterns. The existing Land Use Map is an excellent portrayal of the Township's pattern of growth and clearly shows where development has occurred and why. Although this pattern of development has maximized development choices among property owners, it has reduced the ability to preserve the natural features and the unique characteristics of the Township's rural environment. The Future Land Use Plan addresses these issues and sets the stage for change by building upon existing land use classifications and creating new land use designations which reflect current knowledge of the Township's unique features and land use needs. A Future Land Use Map is presented, graphically depicting these classifications. Also a staged approach for accommodating growth is recommended, as supported by the Public Services Districts Map identified in Chapter 5. Last, both land use and transportation policies are presented with the intent that these policies be consulted whenever considering future land use decisions. CLARK TOWNSHIP MASTER PLAN 6-1 �Land Fragmentation The rate of growth within Clark Township over the last 10 years provides a positive sign that the area continues to attract individuals seeking the unique natural quality found in the Township. In part, this is facilitated by Clark Township's zoning which provide ample land development opportunities to maximized the lifestyle choice of new residents. However, these opportunities are resulting in the division of significant amounts of land into smaller and smaller parcels. The size of a parcel influences its economic viability for various uses. In order for a parcel to be economically viable for forestry or agricultural uses, it generally has to be at least 40 acres in size. If this parcel is divided into smaller pieces it will likely be sold to separate owners (probably for residential development). Once this occurs, the land is not likely to be managed for resource-based commodities, and in the case of Clark Township, are more likely to be residentially oriented. Although commercial forestry and agriculture are limited in the Township, land fragmentation is still a critical issue since it also influences mineral extraction, recreational activities, natural environmental systems and community character .. Figure 6-1 illustrates how land fragmentation has occurred over a 60 year period from 1930 to 1991 in a four section area of the Township. In 1930, the majority of parcels were 120-160 acres and, by 1955, had declined to 40-80 acres. By 1976 there were still larger parcels, but smaller property splits (of under 15 acres) began to appear. Changes which occurred between 1976 and 1991 witnessed a dramatic acceleration of lot splits. Parcels of 10 acres or less dominated the landscape, many of them having only private easement access to a public road. CLARK TOWNSHIP MASTER PLAN 6-2 ~ �Figure 6-1 Clark Township Historic Plat Maps .D. I"!~ Fod:l,n . IZO ,, 0 1955 1930 ;../;//,0'" (Jon,er. e~o./ 4 oo,--_ __.c,c.L..f 1991 1976 Source: Historic Plat Maps, Mackinac County, 1930, 1955, 1976, 1991 reproduced with permission from Rockford Maps Inc. CLARK TOWNSHIP MASTER PLAN 6-3 �Historical evidence suggests that development activity, rather than coming to an abrupt halt or surge in the near future, will continue at a paced incremental growth rate. As construction of new sewer lateral lines occurs within the Existing and Expanded Sewer Service Districts (see Map 5-2) only, the potential for increased fragmentation could be significantly reduced. Land Cover Review of the Township's land use and cover, taken from the Michigan Resource Inventory System of 1978, provides a single point in time assessment and is used here as benchmark for present and future comparisons. According to 1978 aerial photography and other geographical support data, the Township encompasses approximately 50,790 acres, of which over 84% (about 42,700 acres) is forest cover. The majority of forest cover is in either upland conifers or aspen/birch. Almost 15% of the Township (approximately 7,500 acres) is classified as some form of wetland; the majority of which is lowland conifers. Agriculture only accounted for about 1% of the total land area of the Township (620 acres). Extraction operations accounted for about 1,270 acres. Commercial development amounted to only about 48 acres, but about 91 % of that was in the form of strip commercial development. A more detailed account of land use and land cover is presented in Table 6-1 and Figure 6-2. Existing Land Use Map 6-1 depicts the location of various land uses throughout the Township. The symbols mark seasonal and year-round homes, resort, commercial and industrial establishments. Residential cottages and resort development are concentrated along shorelines of the mainland and on several islands. In CLARK TOWNSHIP MASTER PLAN 6-4 �Table 6-1 LAND USE/COVER CLASSIFICATION Acres Urban Low Rise Multi-Family 1.30 1,080.16 Single Family, Duplex 4.05 Mobile Home Par1c Commercial Services 2.17 Central Business District 2.31 Strip Commercial 43.66 Institutional 21.72 39.63 Industrial Transportation 47.43 98.15 Utilities 297.37 Open Pit Extractive 971.07 Undemround Extractive Outdoor Cultural, Public Assembly 4.83 Outdoor Recreation 77.75 Cemeteries 8.70 Aqriculture Cropland 609.20 Permanent Pasture 5.66 5.42 Other Open 1,254.46 Herbaceous Shrub 680.57 Forest Upland Hardwood (North Zone) 8,721.77 Asoen Birch 10,978.03 Lowland Hardwoods 655.40 Pine 374.78 Other Upland Conifers 17,079.63 Water Lake 161.73 Wetlands Lowland 43.05 lowland Conifers 4,958.65 Forested 40.29 Shrub 1,669.17 Aauatic Bed 81.30 Emeraent 608.57 Hydric Soils and Flats 54.88 Barren Beach, Riverbank 101.67 50,784.53 TOT AL AREA IN ACRES Figure 6-2 LAND USE/COVER CLASSIFICATION Barren 0.2% Wetlands 14.7% Urban 5 .3% Agriculture 1.2% Open 3 .8% Forest 74.5% Source: DNR, MIRIS, Michigan Resources Information System, 1978. Source: DNR, MIRIS, Michigan Resource Information System, 1978. CLARK TOWNSHIP MASTER PLAN 6-5 �-, -:cena.. en z w :::> . C ~ z<( 0 -' I- I ... ... ... u ...iii: ....,, :z.,, .,, ... .,,... ... ... u :z = .,, ::E (0 0 0. ro (!) ~ ~~ • .,, ... ~ = C C c,: c,: 0 ::E 0:: t- 0 < 5Q 0 C c,: ::E ::E 0 C ::::, Q ..J~ 0 I> !:! '!! : !? ::: -+- = N ... ... N . .. • ·rr. .... . . r?. !:! .. .. ... . . . '·o.. !!, ' . . .,• .. : .,, ., .. . !:: . f. ~ .:-.. _. ' - - - - - - - ' CLARK TOWNSHIP MASTER PLAN 6-6 �.. contrast, developments along the public roads are widely dispersed. Many year-round residential homes are located in the Villages of Cedarville and Hessel, as well as original commercial uses. Much of the new commercial development is scattered outside the Villages along M-134 and on County roads west of M-129. Industrial uses are primarily centered around the quarry operation and utilize a rail line to access docking slips at Port Dolomite. Smaller manufacturing operations are also located in Hessel and Cedarville. When viewed in total, all development illustrates a pattern which is essentially linear. Each use is located along primary transportation routes or along the waterfront and capitalizes on one or more aspects of its surroundings, such as ease of access, visibility to the traveling public, existing infrastructure or waterfront views. These strip-like developments are typically only one lot deep and most are less than 100 feet wide. Should development continue as usual, the results are likely to be miscellaneous scatterings of developments stripped across the landscape. The results will be diminished natural features and a loss of unique physical characteristics within Clark Township. It will also result in a loss of the rural character of the Township if existing greenspaces and other open spaces are converted to another use. These areas provide the natural edge to existing development and give it a rural character. Future Land Use The Future Land Use Plan seeks to anticipate land use needs for 20 to 30 years into the future. Information provided in previous chapters set the stage for the recommendations which follow by providing an understanding of existing conditions and ongoing trends which influenced current development patterns. The impacts of these development patterns were presented, as were the future land use needs of the Township if current trends were to continue. This information, together CLARK TOWNSHIP MASTER PLAN 6-7 �with input from the 1992 citizen opinion survey, and from Township officials and residents, served as the basis for creation of this Plan's goals and objectives. These goals and objectives in turn served as the basis for evaluating alternative land use arrangements. The key planning and design principals inherent in these goals and objectives which have resulted in the creation of the preferred plan include: • Protection of public health and safety • Insuring compatibility between land uses • Protecting environmentally sensitive areas and preserving renewable natural resources • Providing cost effective public services • Retaining the natural coastal heritage of the Township • Encouraging high quality sustainable economic development • Preserving and protecting natural habitat and biological function within watersheds • Creating a variety of social and recreational opportunities • Providing safe and affordable housing 8 The Future Land Use Plan is based upon the premise that new development will be accommodated within the Township as long as it occurs in a manner which is respectful of and complimentary to the unique characteristics important to township residents (and visitors), including: 1) the sensitive natural features, 2) the waterfront and shoreline, 3) the rural community character, 4) the township's ecological systems and the communities natural coastal heritage. Failure to respect CLARK TOWNSHIP MASTER PLAN 6-8 ;--..,...__ �these characteristics will undermine the economic base of the Township and the quality of life enjoyed by existing residents. • The large blocks of State owned property within the Township, while consuming 18% (9,133 acres) of its land area, are a tremendous asset upon which to build a physical plan. Public land holdings are primarily in the Lake Superior State Forest and are found concentrated north of M-134. Smaller State owned parcels are also found on Marquette Island and on the mainland's eastern leg of the Township. The only National forest land is Government Island. These public holdings serve as permanent greenbelts, as recreation resources and as a core around which the forest ecosystems and natural rural character can be maintained. Corporate land holdings are also a dominate feature consuming about 11 % (approximately 5,500 acres) of the Township's total land area. Mineral extraction will continue to be a important economic base. Wetland properties, which are widely dispersed throughout the Township, generally follow the landscape's natural contours, running through the State lands in linear form, and terminating at various points along the lakeshore (See Map 62). These features further build upon and compliment State lands by creating a series of continuous natural systems, enhancing wildlife habitat, biodiversity and water quality within the Township, while offering enhanced recreational opportunities and improved ability to retain rural and natural characteristics. This is the foundation upon which this Plan is based. The objective of this Plan is to accommodate new growth and development in a manner which is sensitive to the Township's unique features and characteristics while creating a physical CLARK TOWNSHIP MASTER PLAN 6-9 �CLARK TOWNSHIP LAND DIVISIONS Map 6-2 . . Wetlands ~ - F e d e r a l and State Land >., ~ - "i Township Land 0 ~ 01 Cl.i .:..~ C "ti ~Corporate Ownership Mineral Ex traction Duseable Land for Development ~ 1:/l ~II >., ~...__ ~ "a ~ II -~ ~ ~ ~r ~\~~~ r~ ~~~ ~ ~ ~ " 1) �development pattern which achieves the goals and objectives of this document. The Future Land Use Plan calls for a stronger program to preserve coastal character, protect environmental resources, retain significant visual resources, enhance retail and resort business, and consolidate nonresidential uses in appropriate locations. In addition, emphasis is given to discouraging development where the capacity to support that development is extremely limited due to the fragility of the land and to discourage the unplanned creation of ten acre (and smaller) lots often stripped along County roads. This lot split pattern has negatively impacted the rural quality of the Township as well as the efficiency and safety of the roadway network. Future Land Use Map The Future Land Use Map in this section proposes future land uses which build upon existing land uses. Following is a review of the principal land use categories represented on the Future Land l:Jse Map. Together, the elements on the Map formulate the planned future land use pattern for the Township. (see Map 6-3). Rural/Forest Land Use Much of the Township's forested area outside of public ownership is being divided into smaller and smaller units as a result of scattered rural residential development. Consequently, the character of the rural countryside within the Township is changing and the natural ecosystems are being threatened. This Plan recognizes that the long term quality of life in Clark Township, and the ecological integrity of its land, will be directly influenced by the development patterns which occur within rural areas. A key objective of this Plan is to ensure that CLARK TOWNSHIP MASTER PLAN 6-11 �CLARK TOWNSHIP Future Land Use ~ Island Residential (1 D.U./5-10 AC.) ~ Urban Services Residential (4 D.U./AC.) ~ ~ ~ Commercial Services ~ Rural/Forest (1 D.U./1AC.) d 1Z2J ~ Waterfront Residential (1 D.U./AC.) ~ Mineral Resource Extraction/Industrial 0\ Cl.i .:.. ;!: ~ "ti ~ ~ ~~A ~ ::0 flt ~ '- ') ~ ~ =. 0 1J �• Clark . Township Mackinac County CLARK TOWNSHIP Future Land Use ~ Island Residential (1 D.U./5-10 AC.) ~ ~ Urban Services Residential (4 D.U./AC.) ~ ~ - Commercial Services ~ Rural/Forest (1 D.U./1AC.) ci ~ 0\ f/j l2Z] Waterfront Residential (1 D.U./AC.) ...... .:J: t-.) ~ Mineral Resource Extraction/Industrial "li ~t'Jl ~ , , ~ ~ t "- �as development occurs, the integrity of the Township's rural areas are not compromised. With this objective in mind, a series of friendly land practices (regulatory inducements) are encouraged which can reduce the potential impacts of future rural development. These practices include but are not limited to the following: • Parcel sizes permitted within rural areas remain the same as presently allowed, (generally ranging between 1 and 10 acres for new development) provided that anytime two or more lots are created, open space zoning techniques be used to maintain the average density at 1 dwelling unit per 10 acres even though the actual lot size may be smaller. Changes are recommended, however, to lot dimensions permitted along State and County roads. Lot widths should more appropriately reflect parcel size. This will in turn affect the spacing of individual access drives along roadways to ensure safer and more efficient traffic movement over time. • Cluster housing incentives should be utilized which encourage the grouping (or clustering) of parcels within rural areas in order to reduce the impacts upon the natural environment, to keep large areas open and to preserve the function of individual roadways. • Guidelines should be established which encourage the protection of rural character through retention of natural open spaces and the preservation of indigenous vegetation and other natural features on-site as development occurs. • Buffering techniques should be encouraged to minimize sound and visual impacts where industrial or mineral extraction activities are proposed adjacent to areas designated rural/ forest. • Guidelines should be established which encourage the retention of natural edges between the road and new CLARK TOWNSHIP MASTER PLAN 6-13 �development to preserve the rural environmental character of the Township's road corridors. Residential densities within this district are intended to remain low. Significant road improvements are not anticipated and public infrastructure is not planned for extension into this area in the foreseeable future. • Island Residential The Les Cheneaux Islands have long been recognized as offering one of the most unique physical settings within the State of Michigan. The popularity of these islands as a summer resort destination began in the early 1900's and continues today. The island setting, scenic beauty, natural features, rural atmosphere, pristine lakefront, unique boating environment and fishing all contributed to the transformation of these islands into a premier rural resort area. Much of the mainland business activity is directly related to servicing island and lakefront seasonal residents. Relative to the land mass of the islands (approximately 5,300 acres), the overall number of dwellings is relatively low, reaching 500 units in 1990. Limited waterfront properties, physical characteristics and property ownership have each been contributing factors to this overall low density character. Special conditions have applied to island development for years relating to placement of residences as well as accessory buildings (primarily boat houses). The result is for the most part, a natural physical setting as viewed both from the water and the land. This Plan recognizes the unique characteristics of the islands, both from a resort and natural features perspective. In a recent study conducted by the Nature Conservancy, several locations on the islands were found to represent highly sensitive natural features which contribute to the biodiversity of the entire region. As reflected by the Nature Conservancy in a statement regarding the value of certain Island properties, "The protection of significant sites of biodiversity will protect a CLARK TOWNSHIP MASTER PLAN 6-14 �healthy environment for current and future residents, sustain tourism and recreation industries for the long term, provide educational opportunities and maintain the scenic value and quality of life of the area." Simply defined, biodiversity is the variety of life and its processes. Its conservation is not limited to rare plant and animals but also the larger issue of protecting the full richness of the area's ecosystems. For years, these ecosystems have been a contributing force to the strong interest in Clark Township as a seasonal resort community, as well as a strong factor in the Township's economy, whether fishing, hunting or recreating. This Plan acknowledges the importance of maintaining the integrity of these ecosystems within Clark Township as new development occurs. The islands' ability to accommodate future growth and development is affected by several factors. At current permitted densities (10,000 square foot lots), the islands theoretically have the ability to accommodate over twice the number of people presently residing in all of Clark Township. Obviously, this level of intensity would change the character of the islands dramatically. At the same time, the vehicular parking problems evident on_the mainland today (associated with cars used by island residents and visitors), and the increased boat traffic, would seriously alter the quality of life enjoyed by current island residents and visitors. In addition, providing basic public services (police and fire protection) to island residents under this scenario would be both necessary and extremely costly. This Plan recommends development density for all island properties be set at one acre minimum lot sizes with a minimum 200 foot frontage. The intensity of development at this lot size is consistent with the minimum lot sizes currently permitted within rural areas of the Township. This will permit greater flexibility in siting a residence which is responsive to specific natural characteristics of individual sites as well as CLARK TOWNSHIP MASTER PLAN 6-15 ~ ~ �• construction of a supporting well and septic system. For projects consisting of more than one dwelling unit, planned unit development techniques should be required where lots are clustered on smaller lots in order to preserve as much of the natural environment as possible. This Plan also recommends that for development on islands more dense than a single home on individual parcel, other issues must also be addressed on the mainland relating to the provision of adequate parking and boat slips, as well as the adequacy of public facilities services to satisfy new demands. Rural Waterfront Mainland coastal areas within the Township have been the most popular of all locations for new homesites for obvious reasons. Year round use opportunities, convenience, waterfront access, water views, recreational opportunities, rural character and natural features have each contributed to the high demand for this property. In several instances, small tourist resorts are found scattered throughout this district, providing water access opportunities for visitors to the Township. As with many of the island properties, rural waterfront properties tend to be very natural in character. Specific development guidelines should be put in place relative to the placement of buildings on individual sites which maintain minimum setback distances from the waters edge. Scattered wetlands and highly sensitive environmental properties are evident throughout this area, similar to conditions found on the islands. This Plan recommends that for any new development, and redevelopment within this area that special consideration be given to water quality protection, preservation of natural features, particularly along the water's edge and minimal intrusion upon the biologically diverse sensitive environments distributed throughout the area. A minimum lot size of one acre should be maintained with at least 150 feet of frontage on CLARK TOWNSHIP MASTER PLAN 6-16 �the water. In addition, for developments consisting of more than a single family home and related accessory structures, building mass and scale should be consistent with surrounding development and sensitive to natural features inherent on the property. Buildings and structures should be located based upon the following criteria: a) using wetland and sensitive areas maps, highly sensitive natural features should be preserved to the extent possible. b) existing views of the Lake and from the Lake to the shore should be preserved to the extent possible through sensitive site design. c) natural edges should be retained to maintain existing ecosystems and protect the natural character of this district. d) when both resort uses and single family uses are permitted adjacent to one another within the same district, additional sideyard setbacks should be maintained, as well as any natural buffers within those setbacks. Urban Residential The urban residential district is intended to accommodate the most intensive development within the Township. Boundaries of this district have been identified on the basis of projected sewer service within the Township. As discussed previously, sewer service is not available to all properties within this district today. It is anticipated however, based on the capacity of the sewer system that, over time, it will be made available to properties which have been designated as urban residential. While residential is anticipated to be the most dominant use within the district, other uses are anticipated. As found within the rural waterfront district, resort uses are also anticipated, although within designated areas, as determined appropriate. CLARK TOWNSHIP MASTER PLAN 6-17 - -- -~ - �A density of four dwelling units per acre (10,000 square foot lots) is recommended within this district, although actual lot sizes could vary depending on natural features or if developed as a planned unit development (PUD). The objective of encouraging P.U.D.'s is to offer flexibility in site design and parcel size, as a means of preserving the natural features of a site. Subdivision development within this district is encouraged to be appropriately sited, landscaped and setback from roadways, reflecting a low density neighborhood character. Along M-134 and M-129, the number of access points should be minimized to reduce potential conflicts with traffic movement as well as preserve the function of the corridor over time. Minimum frontage of lots should be at least 200 feet along M-134 for residential lots and 300 feet for commercial lots. As sewer is extended, it should be phased in a manner which is consistent with the objectives of this Plan. The primary basis for sewer extension in the past has been the need to correct existing septic problems within the Township, particularly for waterfront properties. This threat to the ground and surface water quality within the Township should continue to be a major factor in considering future sewer extensions. As capacity warrants, extensions to accommodate new development could also be provided. Commercial Centers The villages of Cedarville and Hessel, as centers of activity within the Township, play a primary role in meeting the shopping, business and social needs of both local and seasonal residents alike. Both have a strong waterfront orientation which continues to be a central point for much of the village's activity. This recreational character is a unique component of the village centers and contributes significantly to the charm CLARK TOWNSHIP MASTER PLAN 6-18 �and ambiance that they represent. Waterfront development consists of a mix of uses, ranging from restaurants and resorts to marinas and boat storage. While many resort communities have similar waterfront orientations, the seasonal resort nature of the islands in the Township provide an added dimension to the role and function of these village centers. The daily service needs of all Township residents continue to be met by businesses located within or in proximity to these villages. The rural small town setting of the villages is characterized by vintage tum of the century buildings, single family homes converted to retail businesses and shops, as well as a mix of retail activities. Many of the local community services are also concentrated within or adjacent to village centers, including the Township Hall, library, community center, high school and churches. The recommendations of this Plan have as their basic objective the retention of these villages as centers of activity within the Township. As business development occurs within the Township it is critical that these activities remain concentrated in and around the villages. In addition, new construction should be of a style and scale which is complimentary to the existing centers and the small town characteristics they exhibit. One of the most unique advantages of Hessel and Cedarville is their compact nature. Because of the islands and their dependency on boat traffic, many seasonal residents are less dependent on their automobiles. As a result, the opportunity (and in fact the need) to encourage pedestrian traffic through the villages is significantly greater than in many rural communities. In order to maintain and enhance the viability of Hessel and Cedarville as village centers over time, this Plan focuses on capitalizing upon the physical advantages that exist within each community and strengthening their historical role within the Township by encouraging new compact development which compliments and is consistent CLARK TOWNSHIP MASTER PLAN 6-19 .~ �W with the unique characteristics of each village center. Specific recommendations include: 1) Strengthening the waterfront character of each village. This can be accomplished by improving parking opportunities, continuing to upgrade boating facilities and services, i.e., docking, restrooms and other public facilities, improving public accessibility to and along waterfront properties, and enhancing overall character through landscaping, signage and building guidelines. 2) Creating improved parking opportunities within the villages which can serve local and seasonal residents needs, as well as tourists activity. Well located common parking within easy walking distance of the waterfront and local businesses would strengthen the role and function of village centers. 3) Provide for convenient drop off zones on the waterfront which allows boaters to leave their belongings at the docks and park their autos elsewhere, away from the waterfront. 4) Strengthen pedestrian linkages throughout the villages. The waterfront, business district, shops, convenience stores, recreation features and educational facilities should all be linked by a walkway oriented to a pedestrian environment. 5) New commercial or business activities should incorporate and strengthen the pedestrian orientation of the village centers. Signage, architecture, landscaping, lighting and parking should be consistent with the objective of maintaining a small town setting, which respects the areas natural features and compliments the village character. CLARK TOWNSHIP MASTER PLAN 6-20 �Industrial and Mineral Extraction Activities Industrial mineral extraction activities are located in the eastern half of Clark Township and consist primarily of limestone extraction operations. A rail line extending north and south connects approximately 5700 acres of corporate land with Port Dolomite, providing efficient transport of material from point source to harbor. Mining activity has a long history in Clark Township, creating a source of local revenue and employment. At the present time, there are no corporate plans to expand extraction operations beyond lands currently classified as industrial. Two other industrial areas exist and will be continued within the Township; an area approximately 2 miles north of Hessel and another area 1 / 4 mile north of Cedarville. The area north of Hessel provides an alternative location for limited industrial activities. Its close proximity to the airport, absence of wetlands and a paved road are key features of this district. Industrial land is also set aside in the area just north of Cedarville. This area should be planned to accommodate future industrial needs as they arise, however, compatibility with future residential development must be assured. Policy Statements A Master Plan is composed of a series of important components which compliment and build on each other, including a Future Land Use Map, policies and implementation mechanisms. When viewed in total, these components identify the future, as well as a path to get there. One of the most important components to proactive planning are plan policies. Policies have several specific purposes as a component of the plan, including: 1) To serve as a foundation for subsequent planning and zoning programs. CLARK TOWNSHIP MASTER PLAN 6-21 r �2) 3) To serve as a unifying strategy toward achieving the future desires of the Township residents. To reaffirm or establish the special character and components of individual community features and special properties. This Plan is written to provide assistance in making future decisions on a wide range of land use, infrastructure and public service issues. As a central component of this Plan, the policies statements serve as guidelines intended to provide a framework on which to base development decisions. These statements are new tools to be employed by the Township and will play a key role in guiding future public facility and infrastructure decisions including creation of a capital improvement program consistent with the Plan. • The Township should refer to these policies when establishing priorities and evaluating development requests. Together with the Goals and Objectives presented in Chapter 4, these statements give even clearer direction toward steps that can be taken to significantly increase the chances for successful implementation of this Plan. Consequently, they also serve as a foundation upon which to measure the success of this Plan's implementation. The statements which follow focus upon two areas: principal land use policies of the Master Plan and specific policies addressing special issues and opportunities within the Township, including but not limited to transportation, infrastructure and special land use areas. Land Use Recommended policies to guide implementation include: Policy: Accommodate new residential, commercial and industrial development in the Township provided it is: 1) in locations with services adequate to meet its CLARK TOWNSHIP MASTER PLAN 6-22 �l . needs, 2) respectful of environmental resources, 3) consistent with the character of development in the area, 4) consistent with approved land use plans, and prevailing regulations, 5) consistent with the policies of this Plan. Policy: Encourage development throughout the Township which reflects a pattern of use that is consistent with retention of renewable resource lands, open spaces, and avoidance of negative impacts upon environmentally sensitive lands. Policy: Review current management policies to determine if they are adequate to protect environmentally sensitive lands and what, if any, new policies or regulations may be appropriate. This policy will entail a close cooperative working relationship among property owners, conservation interests, and various local agencies having interest in these subjects. The environmentally sensitive lands should be classified according to levels of significance and techniques for best management practices applied to achieve conservation objectives. Policy: Draw upon available existing studies and area expertise to identify the current condition and quality of surface and ground water. Factors contributing to, or threatening water quality should be identified and strategies developed for correction or avoidance of water quality degradation, such as the generation of a Township-wide stormwater management program. Policy: Establish street and road construction specifications that promote development consistent with the urban and rural character sought to be achieved by this Plan. CLARK TOWNSHIP MASTER PLAN 6-23 A �• Policy: Prepare a strategy upon which to build an economic development program for the area. Policy Ensure that all new development is properly managing stormwater runoff to minimize off site impacts and all county, state, and federal regulations regarding stormwater management and soil erosion are satisfied. Policy Encourage retention of vegetation along lakes, streams and rivers as a natural filter in order to protect against excessive runoff, soil erosion and sedimentation. • Policy: Prepare an updated recreation plan in cooperation with private agencies and the state government which: 1) identifies recreation needs in the community; 2) establishes strategies and priorities to address the needs; and 3) meets requirements to maintain eligibility for funding from a variety of agencies . Policy: As part of updating the Recreation Plan, identify all high value recreational land, including water frontage properties, and prepare strategies to acquire sites as funds become available. Policy: Develop a funding program for the purchase of recreational lands where a need has been determined or where a special opportunity exists. Policy: Factors to be considered when acquiring additional public lands for recreation or resource conservation will be: • enhancement of public, health, safety or welfare • improvement of the quality of life of area residents • protection of important natural resources and/ or sensitive environments. Policy: Mackinac County and Clark Township should jointly prepare a County-wide recreation plan which includes CLARK TOWNSHIP MASTER PLAN 6-24 �a trail plan, biking and hiking opportunities linked to retail, services, schools and recreation sites. These trails should utilize state and federal properties where ever appropriate. Policy: Prepare and keep up-to-date a capital improvement program for coordinating and programming extensions of public facilities in accordance with the Master Plan. Policy: Encourage ease of access to future recreation facilities though the pursuit of a linked open space system, siting recreation lands with recognition of existing and future primary population centers, and facilitating movement to and within future recreation facilities for motorists, bicyclists, pedestrians, and the physically disabled. Policy: Improve and coordinate efforts with all levels of government, with the quasi-public sector, and the private sector to provide expanded and coordinated recreational opportunities. Policy: Increase public access opportunities to the waterfront through property acquisition for the purpose of providing a public beach and related recreational activities. Policy: Enhance existing public facilities on the waterfront; including expansion of dock and public restroom facilities. Policy: Strive to provide additional recreational facilities within Cedarville and Hessel which are within a reasonable distance from the waterfront. Policy: Pursue the evaluation of road ends for use by the general public based upon the character of each, i.e.; location, neighbors, size, current use, potential CLARK TOWNSHIP MASTER PLAN 6-25 I �• function, etc. Review the status of properties adjacent to road ends for possible complementary use. Rural/ Open Space Policy: Create opportunities and incentives to encourage residential development according to the open space/ cluster zoning principals discussed in this Plan. Policy: Encourage residential development which is appropriately sited, landscaped, and setback from all roadways, with the objective of maintaining the rural character along all segments of the County road network. ,. Policy: Ensure any community sewer system within rural areas satisfies all necessary state, county and local permits, and the system is constructed according to adopted standards by the Township to facilitate ease of tie-in to potential future public systems and to ensure adequate financial resources exist to maintain it. Policy: Within rural districts, establish a hierarchy of increases in lot width based on parcel size. 1 - 5 acres/ 200 ft 5.1 - 10 acres/330 ft 10.1 - 40 acres/660 ft 40 acres plus/ 1320 ft Policy: Establish standards for private roads within rural/ agricultural districts, with the objective of satisfying minimum public safety requirements associated with access to emergency vehicles, long term maintenance and clear vision where it connects to a public road. CLARK TOWNSHIP MASTER PLAN 6-26 �7 Policy: Encourage all new development with the rural district to preserve existing natural landscapes along streams, rivers and road corridors. I Policy: Encourage retention of forested lands as an important renewable resource within rural areas. Policy: Ensure all on-site sewage disposal and potable water facilities are constructed and maintained in accordance with the requirements and standards of the Mackinaw County Public Health Department and Michigan Public Health Department. Policy: Coordinate efforts with the Mackinac County Public Health Department to ensure lot sizes are, at a minimum, adequate to accommodate septic systems (where public sewer is not available). Policy: Ensure that land uses requiring state and/or federal permits (especially for wetland or floodplain alterations) do not receive final Township approval until satisfactory evidence has been submitted verifying the acquisition of all other necessary permits. Policy: Permit a minimum lot size of one acre on lots in the rural district when established consistent with the State Subdivision Control Act or the Condominium Act in a planned cluster development, otherwise the minimum lot size permitted in this district is 10 acres. Single Family Residential (Public Sewer Services District) Policy: The average development density within a single family district should be four dwelling units per acre, however the actual permitted lot size may vary based upon the presence or lack of sewers, type of road, number of lots, amount of open space and sensitivity of natural features. CLARK TOWNSHIP MASTER PLAN 6-27 ~ ,- ~ �Policy: Encourage residential development which is appropriately sited, landscaped, and setback from roadways to incorporate a village or neighborhood character when in subdivisions and a low density rural character along segments of the County road network within the Public Service District. Policy: Encourage layout of residential development which is designed to retain open spaces and protect natural resource systems. Policy: Encourage use of open space/P.U.D. zoning along with traditional subdivision design. Policy: Permit residential development along M-134 on individual lots which maintain a minimum lot size of 40,000 square feet and a minimum lot width of 200'. Policy: Public sewer and water services should be limited to the Public Service District unless the Township finds such an extension is consistent with the Master Plan. Policy: Encourage a phasing of sewer and/or water extensions in a manner consistent with the policies of this Plan. Policy: All land uses within the Public Services District must be serviced by public sewer infrastructure, if available adjacent to the property. Waterfront Residential Policy: Ensure that new development and redevelopment within the Waterfront Residential District address, at a minimum, consideration of a potable water supply, safe disposal of sewage, land carrying capacities, water quality protection, preservation of open space and CLARK TOWNSHIP MASTER PLAN 6-28 �minimal additional intrusion upon the natural environment. Policy: Development and redevelopment for residential use should be permitted at a density of not less than 1 dwelling unit per acre where no public sewer is available unless the Public Health Department requires a lower development density due to larger required lot areas for safe septic tank use. Where public sewer is available, waterfront residential may occur up to 4 dwelling units per acre. Policy: Development and redevelopment should preserve existing public views of the lake to the extent possible through sensitive site design. Policy: Encourage building mass and scale consistent with surrounding development and the natural environment. Policy: Encourage the retention of natural edges along the lakefront of sufficient depth to preserve the existing character of properties as viewed from the waterfront. Policy: Principal buildings shall be setback from the water's _ edge a depth of 35 ft. and achieve an elevation at least 4 ft. or set back a depth of 100 ft. with an elevation at least 3 ft. above the current high watermark. Island Residential Policy: Encourage preparation of a plan which addresses the most efficient means of providing adequate levels of fire and emergency services to existing and future island residents. Policy: Address mainland parking needs concurrent with new residential development on the islands. CLARK TOWNSHIP MASTER PLAN 6-29 �• Policy: Encourage the adoption of special development criteria for the islands based upon their ecological sensitivity, . retention of existing natural character and the islands physical carrying capacity. Policy: The average density on the islands should be decreased based upon the seasonal nature of the islands, the limited availability ofpublic services, and the islands ecologi,cal sensitivity. New density standards should be developed based upon a specific evaluation of the unique features of each island. Density levels could vary between 1 dwelling unit on each acre to 1 dwelling unit on 5 acres. Until such analysis is complete, the 1 dwelling unit per 1 acre standard should be used. • • Commercial/Industrial Development Policy: Encourage commercial and industrial development within properly zoned areas subject to the following conditions: a) There are adequate public and/ or private services. b) Access roads are paved. c) . Access is regulated and designed to prevent hazards and lot widths are not less than 300 feet along M-134. d) Stormwater runoff is adequately controlled as to quality and quantity. e) Access is available onto a class A road, as identified by the County Road Commission, to ensure safe and efficient.functioning and maintenance of the road system over time. Policy: Encourage new commercial and industrial development to recognize the current rural character of the Township and complement this character through designs which utilize appropriate building scale, materials, style, signage, yard etc. CLARK TOWNSHIP MASTER PLAN 6-30 �Policy: Encourage new commercial and industrial development to minimize intrusion upon the natural environment. Policy: New commercial and industrial development shall be sensitive to adjacent residential zoned properties by incorporating design techniques which minimize potential negative impacts (e.g., fencing, buffering, landscaping, etc.) Policy: Ensure new industrial development is designed so as to avoid conditions which will be detrimental to the health, safety or welfare of persons or property through excessive production of traffic, noise, smoke, odor or fumes. Policy: Encourage the creation of cohesive village centers within Hessel and Cedarville which are oriented to a pedestrian environment and integrated with waterfront activities. Policy: Support the economic viability of existing commercial businesses and encourage creation of compact village centers which: • are pedestrian oriented and aesthetically pleasing, including walks and related amenities • blend with the surrounding rural character • includes continuing upgrading and redevelopment • supports the policies of this Master Plan. Policy: Encourage the creation of community parking districts within Hessel and Cedarville which serve the dual functions of satisfying the shortfall of parking for island residents while at the same time providing common parking to service retail business and shops. These parking areas should be located near to the waterfront but not on the waterfront. Drop off and CLARK TOWNSHIP MASTER PLAN 6-31 �pick-up areas should be established at waterfront locations. Transportation Policy: Work with the Mackinac County Road Commission to maintain and improve the Township roadway network, as financial resources become available, based upon the following guidelines: a) Roadway level of service. b) Functional classification of roads. The functional importance of the various roads in the Township, from highest to lowest, is as follows: 1. state trunklines; 2. county primaries; 3. county locals; 4. minor roads (subdivision roads). c) The degree to which the improvement is needed to protect public health and safety or preserve or achieve full use of existing facilities. d) The degree to which a project represents a logical extension of existing roadways within an area of the Township according to its intended use and services level. Policy: Proposed development projects with greater than localized traffic impact should be analyzed in regard to traffic impacts and roadway improvements. LB:\ word \clark\plan \chap6b.doc 6/13/94 CLARK TOWNSHIP MASTER PLAN 6-32 �Chapter 7 - STRATEGIES FOR IMPLEMENTATION Primary Implementation Tools Relationship to Zoning The Township has a zoning ordinance adopted pursuant to the Township Rural Zoning Act, PA 184 of 1943 . The intent of this ordinance is to regulate the use of land to provide for orderly growth and development and allow the integration of land uses without creating nuisances. The zoning ordinance defines land use districts and regulates height, bulk, use, area of lot to be covered, and open space to be preserved within each district. Because the Zoning Enabling Act requires the zoning ordinance be based upon the analysis contained in the Plan prepared by the Planning Commission to guide future land use decisions, the zoning ordinance should be revised to reflect this Plan's new goals, policies, and future land use proposals. However, the Zoning District Map and the Future Land Use Map (see Map 6-3) will not be identical. The Zoning Map typically reflects existing land use (where it is desirable to continue it) and small areas zoned for more intensive use then at present In contrast, the Future Land Use Map reflects land use arrangements at some future time. (See Section 10.10, p . 245-250, Michigan Zoning & Planning, 3rd Ed., by Clan Crawford, ICLE, Ann Arbor, 1988). The Township should continue to maintain a formal site plan review process. Through this process applicants, in order to obtain zoning approval, must submit plans which clearly indicate how their development proposals will change and affect both the parcel of land being developed as well as surrounding properties. CLARK TOWNSHIP MASTER PLAN 7-1 �Relationship To Plans/Zoning In Adjacent Jurisdictions The land use proposals in this Plan were carefully prepared with an eye to ensuring compatibility with adjoining township$. Equal care should be taken in the future to seek and receive comment on proposals that are on or near a border from an adjoining jurisdiction. Failure to do so will only insure future conflict over adjacent land uses, or the provision of new public services. • • Relationship to Subdivision Regulations Clark Township should consider the adoption of subdivision regulations. The enabling legislation that permits the enactment of such regulations is Public Act 288 of 1967, also known as the Subdivision Control Act of 1967. This Act allows a community to set requirements and design standards for streets, blocks, lots, curbs, sidewalks, open spaces, easements, public utilities, and other associated subdivision improvements. With the implementation of a subdivision ordinance there would be added assurance that development would occur in an orderly manner. In particular, the creation of lots which would be unbuildable under existing state or local regulations (such as lots which are wholly within a protected wetland) should be prohibited. Condominium regulations should also be enacted pursuant to the Condominium Act. Relationship to Capital Improvements In its basic form, a capital improvement program (CIP) is a complete list of all proposed public improvements planned for a 6 year period (the time span may vary), including costs, sources of funding, location, and priority. The CIP outlines the projects that will replace or improve existing facilities, or that will be necessary to serve current and projected land use development within a community. Advanced planning for public works through the use of a CIP assures more effective and economical capital expenditures, as well as the provision of public works in a timely manner. The CLARK TOWNSHIP MASTER PLAN 7-2 �use of capital improvements programming can be an effective tool for implementing the Master Plan by giving priority to those projects which have been identified in the Plan as being most important to the future development and well being of the community. The Township Planning Commission should develop a formal capital improvement program for approval by the Township Board as part of the annual budgeting process. Land Use & Infrastructure Policies A strong effort will be necessary to coordinate future capital improvement decisions and land use policies with adjoining units of government. As a result, proposed policy changes should be circulated for comment early. Likewise, proposed capital improvement programs should be prepared with adequate time for review and comment by the adjoining jurisdictions. Community Participation and Education In order to gain the support, acceptance, and input of area residents for future planning, ongoing efforts should be continued to provide information to them, and involve them in the planning process. The importance of their role in that process should be emphasized. Public acceptance will make the implementation of plans much easier and public input makes plans better and more responsive to local needs. Special Area & Financing Techniques Building and Property Maintenance Codes BOCA (Building Officials and Code Administrators International, Inc.) is the basic building code adopted by the Township to regulate construction methods and materials. The adoption and enforcement of a building code is important in maintaining safe, high quality housing and in minimizing deteriorating housing conditions. CLARK TOWNSHIP MASTER PLAN 7-3 ~ �The Township should continue its utilization of the BOCA Basic Housing - Property Maintenance Code as a basic property maintenance code to regulate deteriorating influences which result from failure to properly maintain property and structures. Community Development Block Grant Program The Community Development Block Grant program was authorized under Title I of the Housing and Community Development Act of 1974. The Act had the effect of combining several federal categorical grants such as Urban Renewal and Model Cities into one. Grants under the program must principally benefit low and moderate income families. In Michigan there are two categories of eligible applicants: entitlement and non-entitlement. Entitlement communities, by meeting specific eligibility criteria, are given grant funds outright without having to compete for them. Non-entitlement applicants must compete for grant funds by applying through the Michigan Small Cities Community Development Block Grant Program. Clark Township is not an entitlement community. Therefore, it must apply through the Small Cities Program. Operation of the Michigan CDBG Program is the responsibility of the Michigan Department of Commerce with central program administration by the Department's Office of Federal Grant Management (OFGM). The Department of Commerce has entered into an agreement with the Michigan State Housing Development Authority (MSHDA) assigning administrative responsibilities for the housing component of the program. In the housing area, samples of grant eligible activities include: • Home Improvement Programs • • Rental Rehabilitation Programs • Weatherization and Energy Conservation CLARK TOWNSHIP MASTER PLAN 7-4 �• Home Repair for the Elderly • Public improvement in conjunction with targeted housing activity (limited to 25 percent of grant request) • Housing Related Services • Housing for the Homeless. The maximum grant amount is $250,000. By applying and obtaining a Small Cities Block Grant, the Township alone, could establish a housing rehabilitation program which would help preserve housing throughout the area. The CDBG program also has the following categories of assistance: • Base Industrial Loan program helps financially viable businesses needing financial assistance for growth, modernization, or expansion. Limit $750,000. • Commercial Retail Loan program is for commercial, services, tourism, and other non-residential projects; and minority owned and retail projects in distressed communities. Limit $400,000. • Public Infrastructure Assistance program funds public improvements for the location and expansion of public infrastructure. Limit $750,000. • Downtown Development program provides financing to assist businesses in the redevelopment of the downtown area. Limit $500,000 or $300,000 for infrastructure improvement. • Communities in Transition program funds community development activities, such as public sewer and water systems, parks, bridges, roads, and comprehensive redevelopment planning. Limit $400,000. CLARK TOWNSHIP MASTER PLAN 7-5 �• Emergency Comm unity Assistance program funds communities experiencing an imminent and urgent threat to public health, safety, or welfare which occurred within 90 days of application. Limit: $500,000. Michigan State Housing Development Authority (MSHDA) Programs To help preserve Michigan's older existing housing, Public Act 30 was passed in 1977 to allow MSHDA to begin a home improvement loan program that offers reduced interest rates to eligible low and moderate income families. MSHDA has created the Home Improvement, Neighborhood Improvement and Community Home Improvement Programs (HIP/NIP/CHIP). To get a loan, residents should apply to one of the banks, savings and loans, or credit unions that take part in HIP/NIP/CHIP. Land and Water Conservation Fund The Land and Water Conservation Fund (LWCF) grant program was authorized by Public Law 88-578, effective January 1, 1965. The purpose of the program is to provide federal funds for acquisition and development of facilities for outdoor recreation. The LWCF Program is administered jointly by the National Park Service, U.S. Department of the Interior, and the Michigan Department of Natural Resources. All political subdivisions of the state, including school districts, are eligible to participate in the program. Eligible projects include: 1. Acquisition of land for outdoor recreation, including additions to existing parks, forest lands, or wildlife areas. 2 . Development including, but not limited to such facilities as: picnic areas, beaches, boating access, fishing and hunting facilities , winter sports areas, playgrounds, ballfields, tennis courts, and trails. CLARK TOWNSHIP MASTER PLAN 7-6 �For development grants, the applicant must have title to the site in question. The minimum grant allowable is $10,000 and the For all grant proposals, the amount of the grant cannot exceed more than 50 percent of the total project cost. Michigan Natural Resources Trust Fund The Kammer Recreational Land Trust Fund Act of 1976 (Public Act 204) passed in July 23 1976. This Act created the Michigan Land Trust Fund. The program provided funds for public acquisition of recreational lands through the sale of oil, gas, and mineral leases and royalties from oil, gas, and mineral extractions on state lands. On November 6, 1984, Michigan residents cast their vote in favor of Proposal B. This constitutional amendment created the Michigan Natural Resources Trust Fund (MNRTF), Public Act 101 of 1985, which officially replaced the Michigan Land Trust Fund on October 1, 1985. MNRTF assists state and local governments (including school districts) in acquiring land or rights to land for recreational uses, protecting land because of its environmental importance or scenic beauty, and developing public recreational facilities. Any individual, group, organization, or unit of government may submit a land acquisition proposal, but only units of government may take title to and manage the land. Only units of government may submit development proposals. All · proposals for local grants must include a local match of at least 25 percent of the total project cost. There is no minimum or maximum for acquisition projects; for development projects, the minimum funding request is $15,000, the maximum is $375,000. Costal Zone Management Fund The Land & Water Management Division of the Department of Natural Resources offers grants for the purpose of planning, CLARK TOWNSHIP MASTER PLAN 7-7 rA �designing, and carrying out low-cost projects to improve Great Lakes shorelines and connecting waterways. The Recreation Bond Fund The Recreation Bond Fund draws from bonds approved by voters in 1988. It calls for money to be spent on DNR and local recreation facilities in four categories: Recreation infrastructure: such as ballfields, tennis courts, beaches and other shoreline areas, boat launches, trails, picnic areas, historic structures, playgrounds, roads, parking, restrooms, etc., which are not less than 15 years old; Waterfront recreation: such as fishing piers, boardwalks, boat launches, marinas, amphitheaters, landscaping, and shoreline stabilization; Community recreation: playgrounds, sportsfields, community centers, senior centers, fishing sites, and trails for the handicapped. Tourism-enhancing recreation: including campgrounds, boating facilities, historical sites, recreational conversion of abandoned rights-of-way, and fishing access. In its statewide inventory of recreational facilities, the DNR has identified Mackinac County as deficient in a number of recreational facilities. Those relevant for the County include deficiencies in bicycle trails, fishing access, fishing piers, boat launches, campgrounds, nature areas, hiking trails, nature trails, cross country ski trails, picnic areas, and playgrounds. Clark Township will get funding priority over similar projects proposed in non-deficient counties. Table 7 .1 includes the minimum number or size of selected recreation facilities to be considered toward bond funding. CLARK TOWNSHIP MASTER PLAN 7-8 �TABLE 7.1 RECREATION FACILITIES & THEIR MINIMUM NUMBER OR SIZE NECESSARY TO ACHIEVE MINIMUM POINTS RECREATION FACILITY Bicycle Trail Playground Swimming Beach Boat Launch Campground Non-motorized Trail Cross-country Skiing Hiking Nature Horse Fishing Access Fishing Piers Nature Area MINIMUM SIZE 1 mile 3 pcs. of play equipment 50 feet 5 parking spaces 10 campsites 1/2 mile 50 feet 1 10 acres NOTE: Points are not to be awarded separately for cross-country ski trails, nature trails, and hiking trails. These trails are to be considered as one facility. Source: DNR, Michigan's 1987-88 Recreation Action Program Guidebook. Grant requests may not exceed $750,000 and may not be less than $15,000. Applicants must match bond funds with 25% of the total project cost, not including other state grants or legislative appropriations. Bond money will only be allocated to projects on sites controlled by public agencies. In the tourism category, priorities are given to projects which: create new and innovative recreation-related tourism attractions; involve partnerships between the public and private sector; and projects for which feasibility studies have been conducted which demonstrate local, regional, and statewide economic benefits. [Applications and further information may be obtained from: DNR, Recreation Services Division, P.O. Box 30028, Lansing, MI 48909 (517) 373-9483. Recreation Improvement Fund The Recreation Improvement Fund was created from State fuel tax revenue. About $750,000 per year is being targeted for CLARK TOWNSHIP MASTER PLAN 7-9 �development of non-motorized trails (hiking, bicycle, crosscountry, and nature trails) . No application forms or criteria have yet been prepared, but the Recreation Division is encouraging local governments to submit proposals based on local determination of need, location, and financing. Local Facility Development Grants These grants come from a number of funding sources and are available for planning, design, or development of local recreational facilities. Currently, the principle fund source is the Land and Water Conservation Fund administered by the MDNR, Recreational Division. Land Acquisition Grants Land acquisition grants are available for projects aimed at open space preservation; park creation or expansion; acquisition of environmental resources such as sand dunes, woodlots, or wetland areas; waterfront access sites; and many other land acquisition projects intended for (passive or active) recreational purposes. The Michigan Natural Resources Trust fund was established for this purpose. Three primary criteria are used in reponse to trust fund applications. They are: quality of the land, a recreation needs assessment of the local community, and the capability of the applicant to provide the required 25% matching dollars. Further information can be obtained from: MDNR Grant Management Branch, (517) 3739900. Waterways Fund The Waterways Division of the Department of Natural Resources offers grants for the purpose of developing public boating facilities . The emphasis is on creating boat access sites and supporting facilities. CLARK TOWNSHIP MASTER PLAN 7-10 -- - - -- - - - -- �.... Road Funds In 1987, three acts were passed to provide a new source of revenue for cities, villages, and county road commissions. PA . 149 replaces Act 231, 233 and 237 by changing the State's matching fund from 25% to 20%. The Act will be in effect for five years, when it will be reviewed for continuation by the legislature. Detailed information of PA 149 can be obtained from MDOT's Transportation Economic Development Office at (517)335-1069. The Transportation Economic Development Fund allocates money for the purposes of bringing county roads to all season highway standards. This is important because heavy trucks can only travel regularly on all season roads. The Transportation Economic Development Act also offers counties, cities, and villages the opportunity to compete for additional funding on special projects with economic development objectives. Competitive grants are awarded by the State Highway Commission. Qualified project categories are listed below: (a) Economic development road projects in any of the following targeted industries: agriculture or food processing; tourism; forestry; high technology research; manufacturing; office centers solely occupied by the owner or not less than 50,000 square feet occupying more than 3 acres of land. (b) Projects that result in the addition of county roads or city or village streets to the state trunk line system. (c) Projects for reducing congestion on county primary and city major streets within urban counties. (d) Projects for development within rural counties on county rural primary roads or major streets within incorporated villages and cities with a population of less than 5,000. CLARK TOWNSHIP MASTER PLAN 7-11 ,--Q. �~ · Public Works Financing In addition to using general fund monies, it is often necessary for a community to bond to raise sufficient funds for implementing substantial public improvements. Bonding offers a method of financing for improvements such as water and sewer lines, street construction, sidewalks, and public parking facilities. Common municipal bond types include: 1. General Obligation Bonds - full faith and credit pledges, the principal amount borrowed plus interest must be repaid from general tax revenues. 2. Revenue Bonds - require that the principal amount borrowed plus interest be repaid through revenues produced from the public works project the bonds were used to finance (often a water or sewer system). 3 . Special Assessment Bonds - require that the principal amount borrowed plus interest be repaid through special assessments on the property owners in a special assessment district for whatever public purpose the property owners have agreed (by petition or voting) to be assessed. Tax Incentives The state law permitting communities to provide property tax incentives for industrial development is Act 198. This Act allows a community to provide tax abatements as an incentive for industrial firms which want to renovate existing or build new facilities. - CLARK TOWNSHIP MASTER PLAN 7-12 �..... Additional Recommendations Other Planning & Economic Development Assistance The Township Planning Commission should maintain regular communication with the Eastern Upper Peninsula Planning & Development Regional Commission. This organization should be encouraged to continue their County and region-wide planning and economic development efforts and to share relevant materials with the Township. Likewise a copy of this Plan should be forwarded to this agency when adopted. Pro-Business Alliance One way to strengthen the Township's economic development potential is to establish a pro-business exchange between Cedarville and Hessel modeled after the Michigan Bell Business Retention and Expansion Program. (Clark Township is not eligible for participation in the Michigan Bell Business Retention and Expansion program because it is not in a Michigan Bell service area.) A pro-business exchange creates an atmosphere of cooperation which benefits both the business and the community. The role of a pro-business exchange is to assist existing businesses in finding solutions for their problems (i.e. inadequate parking, expansion or relocation needs, etc.) and help make new businesses feel welcome. The exchange would work with area businesses to determine their needs and appoint an ombudsman to inform new businesses of local services and contacts. Businesses are often not aware of the services available to them or who to contact for more information. A brochure could be prepared which identifies who to contact for information on zoning, construction, planning, utilities, and taxation. The brochure could also identify permit fees, tax and utility rates, and transportation, delivery, freight, health, and financial services available in the area. CLARK TOWNSHIP MASTER PLAN 7-13 �f- Poverty The changing economy, higher health care costs, higher literacy and skills requirements for employees, and inflation have seriously hurt the nation's poor, including the elderly on fixed incomes. Social security benefits are the only retirement income for about two-thirds of all American retirees, and an estimated one million Michigan residents have no private or public health insurance. The poor are often overlooked in community development efforts, yet they are the group most in need of public assistance. According to the 1990 census, 11.7 percent of Clark Township residents were living below the poverty level. That's an annual income of less than $7,300 for those under 65, and $6,730 for those 65 and over. The Township should continue to monitor the number of people in poverty through the decennial census and other special intermediate counts and work with local churches and non-profit groups to assist them through food drives, temporary shelters, or other needed services. Public Open Space Acquisition Programs to acquire public open space, especially along the lake, should be initiated. One option is to create a local nonprofit land conservancy. There are several very effective ones operating in Michigan. Priority should be given to building a trust fund for acquisition and maintenance or tying into existing ones like the Nature Conservancy or Little Traverse Conservancy and similar organizations. Initial acquisitions should be of island and shoreline lands. These lands should either be managed as independent Township holdings or in common by a conservancy trust. Considerable additional research and effort is needed . • CLARK TOWNSHIP MASTER PLAN 7-14 �Periodic Updating and Revisions As these additional studies are undertaken the Master Plan should be updated to reflect the new information. At a minim um the Plan should be comprehensively reviewed and updated at least once every five years. Managing Growth and Change The key to successfully managing future growth and community change is integrating planning into day-to-day decision making and establishing a continuing planning process. The only way to get out of a reactionary mode (or crisis decision making) is by planning and insuring the tools available to meet a broad range of issues are current and at hand. For that reason it will be especially important that the recommendations of this Plan be implemented as the opportunity presents itself (or revised as circumstances dictate). Many new tools may be made available to local governments over the next few years to manage the growth and change process. It will be a challenge to Township officials to pick from among the new tools, those that will provide greater choice over local destiny and quality of life. Revision of Ordinances Clark Township's zoning ordinance should be reviewed and made consistent with this Plan. If this is not done then the legal support for future zoning decisions is undermined. Of course, the Plan itself could also be changed so that there is greater consistency between the Plan and zoning regulations, but if that is done, the supporting logic and data should also be included. Likewise, subdivision regulations should also be adopted and maintained along with a capital improvement program as mentioned earlier in the chapter. LB\word\clark\chap7b.doc 5/2/94 CLARK TOWNSHIP MASTER PLAN 7-15 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Clark-Twp_Comprehensive-Plan_1994 Creator An entity primarily responsible for making the resource Clark Township Planning Commission, Clark Township, Mackinac County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1994-07-08 Title A name given to the resource Clark Township Comprehensive Plan Description An account of the resource The Clark Township Comprehensive Plan was prepared by the Clark Township Planning Commission with the assistance of the Planning & Zoning Center, Inc. with both July 7 and July 8 of 1994 listed as plan dates. Contributor An entity responsible for making contributions to the resource Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Clark Township (Mich.) Mackinac County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/066c981a78e01cc813145ff0d256d6c2.pdf 7f8c129de54c3e47511381b4c4722787 PDF Text Text REGIONAL COMPREHENSIVE ·:: ASSOCIATION OF CLARE COUNTY LOCAL PLANNING COMMISSIONS �I I I I I LOCATION COUNTY CLARE MISSAUKEE I I I \,osco GLADWIN I I I 1 I J~ 1 I SAGINAW OSCEOL~ - - - - 1 MECOSTA BAY .' ;l MOUNT PLEASANT us M20 :131 1 I \ISABE~~~-- 1 us 27 I I I v I l ~ : • ""\ -": -. •., ,:.} '. - • - . ~ ::!-4 \ . -· --· THE ASSOCIATION OF CLAfd: COUNTY:LOCAL PLANN1t,11, COMMISSIONS 'I JUNE 1HE ~R EPAR ATION OF 1HIS ._.AP '41AS FINA N\[;) •N PAH ~ r 1·H(f)UG~ /, COMPR El-lf 111S!Vf I> ;_ f'II\I Nll'l. ii GRANT • ROM THE. OiPARTMENT OF HOUSING ADMfNISTEkt O l:H ti.N O URBAN THE. S lAl f .)I- ()E ·J f:. 1()Pti,IFN r MtC~iG AN , 1978 CL.ARE COUNTY MICHIGAN I I �Mark A. Wyckoff 400 Everett Dr. Lansing, M,ich. 4891'5 ,,, FROM THE LIB RARY Of le.tanning & Zoning Center, Inc. REGIONAL COMPREHENSIVE PLAN Clare County Michigan Prepared by Association of Clare County Local Planning Commissions and Parkins, Rogers & Associates, Inc. Planning, Research & Env ironmental Design Consultants June 1978 The preparation of this report was financed, in part, through a Comprehensive Planning Grant from the Department of Housing and Urban Development, administered by the State of Michigan. �BIBLIOGRAPHIC DATA SHEET 1. Report No. MIP-ACCLPC - 01 1 4.Tiile and Subtitle REGIONAL COMPREHENSIVE PLAN Clare County, Michigan 3. Recipient's Accessio n No. 5. Report Date June 1978 6. Au thor{s) Assoc1at1on ot Clare County Local Planning Comm1ss1ons & Parkins Roaers,i. Associates, Inc. Plonnina Consultants 9. Performing Organization Name and AddressAssociation of Clare County Local Plan 7. 8. Performing Organization Rept. No. 10. Pro;ect/Ta sk/W;rk Unit No. ning Commissions, c/o Chairman, Nial D. Resseguie 8245 E. Long Lk. Rdi.c------,-------""""4 11. Contract/Grant No. Harrison, Mich 48625 & Parkins, Rogers & Associates, Inc., 925 Book Building, Detroit, Michigan 48226 P-416-220 12. Sponsoring Organization Name and Address Donald Peto, Ott1ce of Intergovern- 13. Type of Report & Period Covered mental Relations, D:epartment of Ma:nagement & Budget, Lewis Cass Builing 2nd, Ffoor , P.O • . Box 30026, Lansing, Michigan 48909 7-1-77 to 6-30-78 14. 15• Supplemencary Notes Correlates and summarizes previous 701 Community Planning Assistance grants and unassisted County and Township planning projects. Abstracts This Plan contains surveys, analyses and evaluation on the natural resources and environment, population, economy, housing characteristics, land use, organizational structure, transpor.totio.n facilities and utilities relating to Clare County. Recommendations ore made on future desirable land use needs to . serve the County's future population in the year 2000 . Implementation measures are presented -including a recommended five-year Continuing Planning Program. 16. 17. Key Words and Document Analysis. 170. Descriptors Identifiers/Open-Ended Terms 17b. Planning interpretations of soils information, prime agricultural and prime recreational lands, industry mix and employment structure projection, sector concept for land use planning. 17c. 18. C0SATI Field/ Group Availability Statement Release Unlimited Copies Available F ORM NTIS-3s lREv. 10·731 ENDORSED BY ANSI AND UNESCO. 19 •. Security Class (This Report) UNCI A<;;STFTFn Security Class (This P21ge UNCLASSIFIED 21. ·No. 20. 22. THIS FORM MAY BE REPRODUCED of Pages Price usc;:oMM-Dc s2es-?74 �TABLE OF CONTENTS Abstract Tobie of Contents. List of Tables List of Charts . List of Maps General Summary 111 V IX XII XII XIV History Historical Perspective Historic Preservation . 1 2 Environmental Characteristics Climate Drainage . Major Lakes, Ponds, and Streams Soils and Surface Geology Bedrock Geology • Su.r face Geology Soil Associations . Topography Water . Soil Hydrology Agricultural Interpretation of Soil Associations Forest Cover . Fragile Environmental Areas . Conclusion 3 3 3 3 5 5 5 l1 12 12 12 13 13 14 Population Characteristics and Forecast Past Population Growth Trends . Population Composition Population Distribution, Density and Migration Population Forecast 15 15 20 23 Economy Introduction Employment and Income Distribution Business Activity • Agriculture Anticipated Urbanization and Future Space Needs 37 Housing Study Introduction Existing Housing Characteristics 40 40 V 28 28 31 34 �TABLE OF CONTENTS (Continued) Housing Study (cont.\ 47 Housing Supply Needs Housing Needs Analysis Housing Environment . Statement of Goals Housing Assistance Programs 51 53 57 58 Existing Circulation and Transportation Characteristics Introduction Regional Setting . Road Inventory Characteristics of the Road System . Airport Facilities. Rail Facilities Trucki ng Facilities .. Publi c T ronsportation Conclusion Public Utilities, Facilities and Services Introduction Recreatiqnal Faci Ii ties Librar· e 5 . Police Protection Fi re Protectior. Ambulance Services . Hospital Services. Mento I Hea Ith Dental Care Schools Elect ricity 59 59 60 63 64 66 66 66 66 68 68 69 72 73 75 75 75 76 76 76 Goals and Policies Polici e s and Procedures for Decision-Making Citizen Awareness and Participation Control! ed Development Agriculture and Land Use Business Industry Transportation Environmental Utilities • Organizational Cooperation 79 79 80 81 81 82 83 84 85 85 land Use Pl an Introduction Existing Land Use 87 87 '· VI �TABLE OF CONTENTS (Continued) Land Use Plan (cont.) 90 94 Clare County Land Use Patterns. Urban-Rural Land Use Conflicts. Future Land Use Plan . Concepts of the Plan . Existing Factors Influencing the Plan Planning by Development Sectors Land Use Control Conclusion 95 95 99 100 105 105 Organizational Analysis Introduction Structure of Counties• County Functions . County Administrator. County Board of Commissioners 107 107 108 111 ··- L · -: ·- -1-12 f:.: .. Implementation - Continuing Planning Program Introduction Organization . The Continuing Planning Process Components of a Continuing Planning Program Maintenance and Updating of Planning Data 11 7.. . . - ' ; ; -·.: :,-:11-8 ·. ' c120· .~· l2'1-· · · i 21 :. ·. - APPENDIX Environmental Assessment Introduction Environmental Impact Unavoidable Adverse Environmental Effects Alternative to the Plan Irreversible and Irretrievable Committment of Resources Applicable Environmental Controls . · ·• ,· ~-Table Table Table Table Table Table Table Table Tobie A A A A A A A A A - l, Value of Housing, Clare County, 1970 - 2, Housing Characteristics, Clare County, 1970 - 3, Type of Structure,Clare County, 1970. - 4, Count of Housing Units with Complete B·othroom Fqcilities, Clare County, 1970 - 5, Source of Water, Clare County, 197-0 . - 6, Heating Equipment, Clare County, 1970 - 7, Year Structure Built, Clare County, 1949 to 1970 - 8, County and State Median Values, Clare County, 1970 - 9, True Cash Value of Real and Personal Property as Determined from Assessment Roi 1, Cl o re County . vii j . . . . ,, . ,., • · 130 13Q ::-,.. :- : . ·-.- l3.2 - --: :: 132 .-•. , 133 , ., 133 134 135 l36 :\ ·,, . . •· l37 · · . · · '138 . ·139 140 141 142 l ', �TABLE OF CONTENTS (Continue d) Table A - 10, True Cash Value of Real and Personal Property as Determined from Assessment Roll, City of.Clare Table A - l l, True Cash Value of Real and Personal _Property as Determined from Assessment Roll, City of Har~ison Table A - 12, True Cash Value of Real and Personal Property as Determined from Assessment Roll, Arthur Township . Table A - 13, True Cash Value of Real and Personal Property as Determined from Assessment Roll, Franklin Township Table A - 14, True Cash Value of Real a nd Personal Property as Determined from Assessment Roll, Freeman Township Table A - 15, True Cash Value of Real and Personal Property as Determined from Assessment Roll, Frost Township . Table A - 16, True Cash Value of Real and Personal Property as Determined from Assessment Roll, Garfield Township . Table A - 17, True Cash Value of Real and Personal Property as Determined from Assessment Roll, Grant Township . Table A - 18, True Cash Value of Rea l a d Personal Property as Determined from-Assessment Roll, Greenwood Township Table A - 19, True Cash-:Value of Real and Personal Property as Determined from Assessrnent Roll, Hamilton Township . Table A - 20, True Cash Value of Real and Personal Property as Determined from Assessment Roll, Hatton Township. Table A - 21, True Cash Value of Real and Personal Property as Determined from Assessment Roll, Hayes Township . Table A - 22, True Cash Value of Rea l and Personal Property as Determined from Assessment Roll, Lincoln Township Table A - 23, True Cash Value of Real and Personal Property as Determined from Assessment Roll, Redding Township Table A - 24, True Cash Value of Real a nd Personal Property as Determined from Assessment Roll, Sheridan Township Table A - 25, True Cash Value of Real and Personal Property as Determined from Assessment Ro ll, Summerfield Township Table A - 26, True Cash Value of Real and Personal Property as Determined from Assessmen t Ro ll, Surrey Township. Table A - 27, True Cash Value of Real and Personal Property as Determined from Assessmen t Roll, Winterfield Township TableA-28, Township School Millage, Clore County, 1977 I. 1 143 144 145 146 147 148 149 150 151 152 153 154 155 156 157 158 159 160 161 · Clare County Drains, Clare County, Michigan, 1978 162 Application for Plan Examination and Building Permit Construction Code Authority, Clare County -r • 164 viii �LIST OF TABLES Table No. Inventory of Lakes, Ponds, and Streams. 4 2 General Soils Mop Legend, Clare County 6 3 Comparative Population Growth, Clare and Surrounding Counties, 1940-1976 . 16 4 Age Composition, Clore County, 1930-1970 17 5 Median Age, Clore County and Other Regions, 1950, 1960 and 1970 . 19 Population Per Household, Clare County and Other Regions . 20 Population Trends by Local Municipality, 1950, 1960, and 1970 21 Natural Increase and Net Migration, Clare and Surrou nd ing Counties, 1960 to 1970 and 1970 to l July, 1976. 24 9 Population Projections, Clare County, 1990 and 2000 25 10 Employment, Clare Area and State of Michigan, 1977 and 1985 6 7 8 11 29 Employment Projections, Clare County,- 1974, 1980 ahd , 1990 • • • •-•• ., .' 12 .. C · 30 . .. Effective Buying Income and Distributtoti ; Clare County, 1974-1976 • I <• 32 13 Retail Sales Data, Clare County, 1974, 1975 and 1976 33 14 Wholesale Trade Area, Clare County, -1967 and 1972 . 33 15 Selected Service Data, Clare County,, J.967 and 1972. 34 16 General Agricultural Statistics, Clare County, 1964, 1969 and 1974 . 17 Types of Farms, Clare County, 1954, 1964 and 1974 . , . '··~ ix 36 �LI ST OF TABLES (Continued) Table No., l8 livestock Production and Sales, Clare County, 1954, 1964 and 1974 . 36 19 Shopping Area Standards Related to Population and TimeDistance . 38 20 Owner Occupied Housing Value, Clare County, 1970 . 41 21 Housing Characteristics, Clare County, 1970 42 22 Housing Units by Type (Occupied and Vacant al I Year), Clare County, 1970 42 23 Bathroom Facilities, Clare County, 1970 43 24 Sewage Disposal, Clare County, 1970 44 25 Source of Water, Clare County, 1970 45 26 Heating Equipment, Clore County, 1970- 45 27 Building Permit Statistics, Clare County, 1977 • 49 28 Projected Housing Supply Permanent and Second Homes, Clare County, '1970-1980 . 50 29 Household Income levels, Clare County, 1976 52 30 Elderly and Non-Elderly Low Income Households, Clare County, 1976 52 31 Street Mileage Within Incorporated Communities, Clare County 60 32 Inventory of Roads and Surface Types., Clare County, 1976 62 33 34 . _Commercial Aircraft Serving Tri-City Airport, May, 1976 65 Moy 65 Single-Plane Airline Service From Tri-City Airport 1976 ' • "' X f \ �LIST OF TABLES (Continued) Table No. 35 Page Standards for Specific Recreation Activities, Clare County 70 36 Inventory of Natural, Scenic, and Historic Sites 71 37 Desirable Library Standards, Clare County 72 38 Schooi Districrs,J Ciore County, i977 39 Existing Land Use, Clare County, 1978 40 Updating · Procedures . .I Tl 91 125 XI - - -- ~ ~- �LIST OF CHARTS Chart No. Lot and Plat Approval, 1870 -1978, Clare County. 119 Suggested Organizational Structure 2 97 LIST OF MAPS · Follows Page Map No. Existing Environment 4 Water Resources . 2 Surface Geology . 3 General Soil Map 4 Agricultural Land 5 Maj or Forest Types 6 Soi I Conservation Areas . 5. 5 13 14 14 Population 7 Population Distribution . 22 8 Housing Study Area location 55 9 Road Classifications 62 Traffic Volumes . 63 10 Facilities and Services · 11 Natural, Scenic and Historic Sites 70 12 Fire, School and Hospital Service Areas 73 Land Use 13 Existing Land Use 90 14 Approved County Plats, 1870-1978 96 xii �LIST OF Mtl..PS (Continued) Follows Page Map No. Land Use (cont .) 15 Soil Limitations . 100 16 Cultural Limitations . 100 17 Combined Physical Limitations . 100 18 future Land Use . 101 xiii - - --~ �GENERAL SUMMARY �GENERAL SUMMARY REGIONAL SETTING *Clare County is located in northcentral Michigan and is primarily a rural-farming and recreational area. *Clare County's growth wi 11 come about not as a result of being near a regional urban growth radial nor because of absorption by an expanding large city, but rather as a rural resort area. *U.S. 27, U.S. 10 and M-61 Freeways can be e)(pected to play an important role in the County's residential and industrial development. *Clare County in the future will be subjected to two major economic forces: development pressures and rural stability. ENVIRONMENT *Glaciation has been the dominant force creating the surface formation in Clare County *Clare County relief {elevation of land surfaces above sea level} varies from hilly land in the central townships to gently rolling land in the surrounding portions of the County,. *The soils of Clare County are varied and have a direct relationship to the development potentials and problems in the County, *Clare County contains approximately 400 lakes and ponds, both natural and man~made. Of these 60 are between 20 and 388 acres. *There are 29 miles of major streams and 302 miles of tributary streams flowing within Clare County. *In terms of natural land capability, Clare County is abundantly endowed with diversified soils, crop land, topography, bodies of water and mineral and organic soi I resources. POPULATION CHARACTERISTICS AND FORECAST *Clare County experienced a relatively consistent but rather slow population growth between 1940 and 1960 {9,163 in 1940 to 11,647 in 1960). *Population growth in the 1960's significantly increased with an average yearly increase of approximately 600 persons. The 1970 population was 16,695 people. *Between 1940 and 1970, the age distribution of the County dramatically changed. Fol lowing national trends the most obvious change in the · age distribution within Clare County has b.een the large growth in the proportion of young people up to 1960. By 1970 dramatic increases of older citizens {55 + years) were noted. ~n the future, a large proportion of the new families will be in the 55 years or older age group. School age children continued to increase in the 1970's, but should increase more slowly during the 1980's. *The population distribution of Clare County is generally concentrated in the Cities of Clare and Harrison and the Vi I Iage of Farwel I and around several major lakes. The greatest population density occurs xiv -~· ... �POPULATION CHAR AC TERISTICS AND FORECAST (Continued) in the City of Clare (1,224 people per square mile) and the lowest in Summerfield and Freeman Townships (each having 5.9 people per square mi le). Reviewing the center of population within the County from 1940 to 1960 a shift toward the City of Clare indicates that population had been growing more rapidly in the southern and western portions of the County. This trend reversed in the l 960's and early 1970's and will gradually locate in the central area portion of the County in the Hayes Township area. *In review of the growth in the 1960 1s and the known placement of growth generators in the County (e.g., freeways, utility systems, proposed developments), the 1990 population projection is for a population of between 34,000 and 37,000 people. By the Year 2000, the County's population is expected to be approximately 45,000 to 50,000. ECONOMY *The purpose of the economi C base study is to analyze the industrial, commercial and agricultural sectors of Clare County, the three generators of economic growth within the County. In 1977, over 8,700 people were employed out of a total work force of 9,675. Employment within the non-manufacturing industries is expected to increase the most rapidly through 1990. *It is projected that by the Year 2000 over 4,000 additional people will be employed in Clare County. *The Retai I and Wholesale Trade and Service Industries in Clare County are not as specialized as these industries are in more urbanized areas. The sales volume and number of employees per establishment are both considerably less than the State average. *The total number of farms in the County has decreased steadily during the 1954-1974 period as has the total land area in farms. However, the value of farm products and the total production of lrvestock and livestock products has increased during these 20 years due to more intensive methods of farming. HOUSING STUDY *The purpose of the housing study is to identify housing related problems in Clore County which may impair the type, quality and quantity of the future County housing stock. *As of 1970, the last Federal Decennial Census, there were 11,061 dwelling units in the County. In 1970 more than half of all the homes were bui It for either seasonal use or were vacant and used occasionally. *In 1970, nearly 44 percent of the houses were constructed since 1961 while an additional nine percent were constructed in the 1950 decade and another four percent were constructed between 1940 and 1949, the remaining 22 percent being constructed before 1940. As of 1970, only 56 percent of the total dwelling units were less than 10 years old. xv �HOUSING STUDY (Continued) *There is a shortage of rental housing in the County. TRANS PORT A Tl ON *Five interchange areas off U.S. 27 are integral to Clare County's Development *In Clare County there are large clusters of homes in need of improvement. Zoning and land use plans and bui Iding and construction codes should be reviewed periodically to determine if they are realistic. However, once they are updated, they should be closely fol lowed and enforced. *In order to provide a continuous road system through Clare County, new road connections must be provided. Because of the soil conditions and topographic variations in some areas of the County, feasibility studies by the County Road Commission are required. *A program of taking periodic traffic counts along the County Primary Roads should be initiated by the County Road Commission. This will provide necessary information to develop a road improvement program in the County. PUBLIC UTILITIES, FACILITIES AND SERVICES *Clare County has sufficient regional recreation areas located in the County to satisfy future needs based on recreation standards. However, resort-recreation areas in Clare County receive intense use by people living outside of Clare County and crowded conditions exist. *Clare County's natural physiography and its location in north-central Michigan provide the potential for greater recreational development in the County. ,..., *Clare County hos a great potential for tourism with likely success in vacation cabins, cottages, comping grounds, picnicking, fishing, golfing, hunting, and hunting preserves. *Clare County should encourage the tourist industry in the C0..1 nty to expand rather than develop new County recreation areas. *An organization of recreation related businesses should be organized to explore common concerns of the tourist industry in Clare County. *The County should consider preparing a tourist development plan which would iclentify areas for tourism in the County and which could provide information to be used by potential investors. * A promotional mop showing the present recreation resources and foci Ii ties avai Iable to visitors in Clare County should be prepared. *The existing library system consists of three separate libraries all funded to some extent by the County. *Improvement and expansion of the existing library system should soon be implemented to meet the growing County population. *Two ambulance services operate within Clare County. XVI �PUBLIC UTILITIES, FACILITIES AND SERVICES (Continued) *Clare O steopathic Hospital is the only hospital located within Clare County. Eleven docto rs are on staff. Seven dentists work in Clare County. GOALS AND O BJECTIVES *Urban development in Clare County should be concentrated in distinct urban areas. The scattering of population throughout the County means that services are provided at a high cost to the taxpayer or not provided at all. *Clare County includes eight school districts the largest of which is the Harrison School District. *Agricultural uses cannot compete with urban land u3es and therefore must be protected. The concentration of population in the County is one important way to protect agricultural land. *Primary urban areas in Clare County should be encouraged so that it can achieve a size which can support a wider variety of services and cultural activities. *Clare County is bountiful in natural assets which should be preserved for recreation use of residents in the County of Michigan. *The objective of the County should be to encourage al I local municipalities to adhere to the goals of the County in reference to various land uses. LAND USE *The existing residentiat land in the County amounts to about 29,680 acres. About 1.7 percent is single-family in character and 81 percent is in rural lots. Concentrations of residential development occur in the City of Clare and Harrison and the Village of Farwell and surrounding · many lakes in the County. The remainder of the housing is randomly scattered along Section arid Quarter Section Line roads. *Approximately 600 acres are used for commercial purposes within the County. About 20 percent of the commercial acreage is located in the City of Clare and Harrison and the Vi IIage of Farwell with the remaining 80 percent scattered in the townships. · *The location of manufacturing land uses is not evenly distributed throughout the County. Concentrations of manufacturing land uses are found in and around the City of Clare and the Village of Farwell. Of the approximately 4,070 acres of industrial land usage, only 0.1 percent is in manufacturing, warehousing and storage. The remainder is in extractive indu3tries such as gas and gravel extraction. *Forested land is the predominant land use in Clare County with approximately 195,000 acres in large forested lots. *Other land uses in Clare County include Transportation and Uti Ii ties (12,000 acres), Public, State-Owned Land (43,650 acres), and Water (3,200 acres) and Agriculture (75,720 acres) • . ,:.· . xvii �LAND USE (Continued) *The scattering of urban development throughout a rural area generally results in the gradual dis.c ontinuance of farming. There is evidence that the scattering of urban uses in rural areas of southern Clare County is occurring. *The Future Land Use Plan is based upon the sector theory of development. Broad areas of the County are identified as having dist:nct characteristics which indicates a dominant type of land use within a sector. The County is divided into five sectors: high intensity development, low intensity development, conservation, agri culturol, and rural development sectors. *Examining physiographic features (soil percolatio~, slope and cultural limitations) in Clare County reveals that there are extensive areas in the County which should avoid urbanization. Large portions of the County are unsuitable for urban development. *High intensity land uses, medium density residential, industry, commerce are recommended near major thoroughfares and urban settlements. *Moderate and low density residential development are proposed in and around the Cities of Clare and Harrison and other existing urban communities *The agricultural sector is extensive and stretches from the north to the south primarily along the eastern areas of the County. *The conservation sector (e.g., State-Owned land, private parks and recreation areas) ore indicated in two broad areas in the County. The first area is in the north and northwest where the state-owned and forested areas are best suited to recreation use. The second area extends north of the City of Harrison in an area including large portions of Frost and Franklin Townships. . OR GANI ZATI O NAL *The fact that County officials have managed to perform their duties so ANALYSIS well is a tribute to their capabilities and not a result of the present organizational structure as defined in the Michigan Constitution and State laws. *There are seven members of the Board of Commissioners in Clare County. *In 1974 Clare County voters set a fixed millage limit of 15 mills. *Clare County has more than a two million dollar budget. *The County Home Rule Act, Act 293, does not have the potential to substantially improve County governmental operations. * A County administrator could help make the County's operations more efficient. *The Association of Clare County Local Planning Commissions is unique to Clare County and can continue to serve the region. -~- . xviii �IMPLEMENTATION *Due to the nature of Clare County's rapid growth, comprehensive planning is becoming increasingly necessary. *A County Planning Department should be formed in Clare County and work in con junction with the County Bui Iding and Health Departments. *The Regional Comprehensive Plan should be periodically revised and updated to keep pace with Clare County's growth and changing nature. *All local governmental units within the County should work together toward achieving well planned and coordinated growth • .as:· "' XIX • �HI STORY �HISTORY Historica I Perspective Clare County is one of the few areas in Michigan which remained relatively untouched and unused in its early years. The first people to make use of the area were the Indians who played a significant role in Michigan's history, but their activity was very limited. The Indians did not have any permanent settlements .in the Clare County area. A few scattered families did live in the area but it was only used to traverse the State in an east and west direction. Because of this minimum use of the area by the Indians the COlntyremained in a relatively natural state up until the time of the first white settlers. In 1840 Clare County was approved as a county by the Lansing Legislature and was at that time named Kaykakee, meaning 11 Pigeon Hawk 11 in Chippewa Indian Language. In 1843, the name Kaykakee was changed to Clare by an Irish surveyor, Henry Nicholson, who was devoted to his County Clare in Ireland. The documented history of Clare County begins in 1866 with the settlement of the Wilkins family in what later became Surrey Township. At the same time, the Crawford family settled near what is now Dover in the northeast corner of Grant Township. The entrance of these families was nearly concurrent; however, the Crawford settlement (Dover) is credited as being the first settlement in Clare County. l The first settlement of an industrial nature in the County was Hinkleville, a community which was established for the purpose of lumbering in 1868. Hinkleville was located near the intersection of U. S. 10 and the Tobacco River, a mile and a half east of what is now the Village of Farwell. It was here that the County's first impromptu County Seat was located. Today, Hinkleville is overgrown with grass, weeds and trees. Slowly, between the years of 1870-1980 settlers formed the existing township government units which are still in operation today. The prime reason for migration to the Clare County area was the forest cover resources base which existed in the County. Because of the great resource in trees, it was quite natural that the various related lumber industries developed, and even complete lumbering towns in strategic areas of the County. Many of these towns and industries have long since disappeared. The railroads, which were a necessity to the lumber industry, followed the lumber camps and consequently opened the way for additional settlers with interests other than lumber. The railroad lines were instrumental in determining the prosperity of such towns as Farwell, Clare and Harrison. In 1879, Harrison was platted by the Flint and Pere Marquette Railroad, resulting in the County Seat being moved to Harrison from its original location in Farwell .2 During the time new development was occurring, significant changes in the physical environment were made. Many acres of land were completely stripped of tree cover. Mass removal of trees and ground cover led to increased sedimentation which altered drainage patterns, thus beginning the cycle of environmental change due to human use. Also, access to forest areas by means of the lumbering trails, promoted additional settlement to those areas. l Forrest Meek, Michigan's Timber Battleground, (published in conjunction with the Clare County Bicentennial Historical Committee), 1976. 2 clare County Environmental Study, Student Water Publications, Michigan State University, 1971. - 1- �In more recent years, the County's economic emphasis has changed and lumbering does not hold the dominant position that it once held. Agricultural activi-ty, and more recently, recreational activities, have replaced it as significant factors in the County economy. The development of roads and, more recently,the high speed freeways have all had a large role in shaping the development of Clare County. Population has been increasing and with this increase more environmental concerns have arisen. Clare County Today History has had a vast impact on Clare County and the role that is plays in the State. The fact that Clare County is the "Gateway to the North" still remains as a concept that will have a significant influence on the path that Clare County follows in the future. The County has ties with the northern portions of the State as wel I as with the southern sectors. County residents must choose which role they ore going to follow in the future and the particular life-style that they desire. Growth brings benefits but it also brings significant problems, unless the growth is well planned for by the residents for it is their home and their responsibility. Hopefully, what is included in this document wil I aid in providing incentive to Clare County officials and residents to work for a better environment. Historic Preservation There are no historic sites in Clare County which are on the National Register of Historic Places. However, in December 1977, the Lincoln Township Hall was approved by the Michigan History Department as a historic site. The development plans of this Regional Comprehensive Plan will not adversely affect any historic sites. -2- �ENVIRONMENT �ENVIRONMENTAL CHARACTERISTICS The various land capabilities in Clare County exert limiting or accelerating effects upon prospects for future growth of the County. Man's natural environment influences url:>an and rural growth. This development should never be the result of poor planning decisions. A knowledge of these natural features of the land is, therefore, necessary in formulating sound planning principles for the County. The features characteristic of Clare County which are considered include climate, drainage, water resources, soil characteristics, topography and mineral and organic deposits. Climate A humid continental climate is characteristic of Clare County. The annual mean temperature is 43° F ., and the average annual precipitation is 32 .64 inches. The growing season averages 143 days per year. The mean July temperature is 69° to 70° F., and the mean January tempera.ture is 19° to 20° F. Early and late frosts have at times caused some damage to crops. Drainage The Muskegon Watershed and its tributary streams drain about half of Clare County, while the Cedar and Tobacco Rivers join the Tittabawassee River, a major stream flowing eastward into the Saginaw River. The Muskegon River drains westward into the Saginaw River. The Muskegon River drains westward into Lake Michigan. Clare County is consequently subject to a major drainage divide with waters flowing both westward and eastward into Lake Michigan and Lake Huron. Major Lakes, Ponds, and Streams There are 29 miles of major streams and 302 miles of tributary streams flowing within Clare County. The County also has approximately 400 lakes and ponds, both natural and man-mode . Of these, 60 are between 20 to 388 acres in area, and 191 are between 2 to 40 acres in size. There are 11 public fishing sites. The State of Michigan has two 40 acre public easement sites for fishing along the stream banks within the easements. (Refer to Table l, Inventory of Lakes,. Ponds, and Streams.} The major rivers, creeks, and lakes are shown on Map 1, "Water Resources. 0 Soils and Surface Geology Past development of Clare County has for the most part been controlled by its soils. Given today's limited utility facilities throughout the County, the soils are still controlling its development. Controls, however, are being based upon a greater base of knowledge and the restrictions established by law and enforced by the Clare County Health Department. These factors have combined to create a settlement pattern running across the middle of the County from the northeast corner to the southwest corner. This prime development area covers about one half of the County and the only limitations to its complete development are those areas of excessive topography. The area in the northwest corner of the County is primarily well drained, drovghty sand to poody drained sands and muck. The droughty sands present development problems in terms of on site -3- �TABLE 1 INVENTORY OF ~AKES, P.ONDS, AN.D STREAMS :,.,. ~~ Loentlon Ro\11\d Dnlley Locn (Big) Ciut Arnold 17N 3W 2 17N 'JW 3 \. Otter Shnmrock Clear Dco.r llnlf Moon No Nnm •a Thh'tcen Mill Pond . Surrey I ~ Three Lnkcs Crnnbcrry (Dig) Mud (DI~) Mystic no.~:i Elcht I"<tlnl Crooked Perch BlufC Grey Viol! Bccbo Ltly Shinalc Gcorgo Bungo Bertha Perch Hemlock , I Silver i\lo~wny 1131g) Spring 25, 0, 40.0 75.0 : 41. 3 141, G(l) 17N 4W 5 17N 4\V 0 17N4WO, 0, lG 17N 4W 18 · 22.0 120,0 17N 4W 26 17N 5W 5 50. 0 76,0 17N5W5,G G2,5 17N5W5,6 13N SW 31, 32 I I ~ I 32,0 17N SW 0 17N SW 13 so. 0 32,0 17N SW 2G 17Ns·w21, 44, 8 22 17N GW 2, 11 57,0 203, 0 17N GW 4, O, 1G 210,0 17N OW G .4 1.0 17NGW1G 511, 0 17N OW 17; 10 17N GW 100 307,:; 20, 20, 30 17N GW 21, 264,0 22,23,27 50,0 17N GW 23 17N6W25 43. 5 17N GW 27, 46.0 34 20, 0(2) lON 'JW 25 18N 2W 30 18N 4W 14, · 51, 0 23 · 18N SW 3 20!!, 0 31,0 18N SW 7,8 10N SW 8, ' 134. 0 16,17,21 18N, 5\V 21, 45,0 22 43, 0 18N SW 22 18N SW 20,20 25,0 18N 5W 29 • 20. 0 18NSW30 51.S 10N GW 2,3 52.0 18N GW 10, 35.0 11 Dcscrlt!tlon or Wntcr Nnturnl Nnlurnl Naturnl Nnturnl Nnturcl Lnko Lnkc Lnkc Lnko Lnko Nntural Nnturol No.lur:il Nnturnl Natunl Lnko Lnko Lnkc Lnkc Lake Present Uso . ,, Nrunc of Wntcr Windover l'antioh, pike Doc nnd Tom PMflsh P:inti!Jh Losl I Panfich Pantish Dodi:e No Nnme Swallow Dov. Townllno Springwood 12 Pnn!lch Nntural Loko Natural Lake Nnturol Lako Art!Clcinl Lako Spr!.ngwood I 1 Howlnnd Crnnborr,r . Naturol Lake Nllturnl Lnko Arnold Noturnl Loko Nlllurnl Lnko Nnturnl Loko PMClah, plko Nnlurnl Lnkc I>o.n!lsh, pike Locntlnn I Dutld Suthorland Long (LlUlo) 10N GW 11, 1-1 lON GW 23, 24,25,26 lON GW 20 0 33 1!lN 3W 10 l!lN 3W 10, 30 10N 3W 10 l!lN 3W l!l 10N 3W 28, 20 19N 3W 20 lON 3W 34, 35 10N4W1,' 12 10N 4W 2 20N '1.W 35 . 10N 1W 10, 21, 20 10N4W22, 23 10N4W21, u~c ~ De~erlpt!on or Wntcr so. 0 Nnturnl Lnke 187. 0 Naturnl Lnk<: 34,0 Nnlur:il Lnkc 25. 0 20, 0 Nntur:il Lnkc Naluro.l LllkC 2G,O 20. o 70,0 Arllficlnl Lake Nnturnl Lake Naturnl Lnkc 32,0 34,0 Nntural Lnke Nnturnl Lake 2nG. 0 Naturnl Loko Pll.l'l!!sh, pike 110,0 Nnturnl Lnko Pike, troul 175,-1 Nntur:,,1 L:iko Pnnflsh, trout 42,0 Notur:11 Lnko Pnntl6h 43,0 Nntur:il Lnko l'nn!ish, trout 22,0 40,0 Nnturol Lnko Nntural Lnke 30, 0 N:iturlll Lnkc 24, 0 ' Nntural Lake Pn.n!ish 210.0 N:i.turnl L:ike P:i.n!ish, pike '72,0 32,0 Nat'ural L:1kc Natural Lake 2G3, 0 Na~ural Lake 62, 0(3) Nntural Lake Prc5cnt l':l.l'l!loh, pike P:ill!lsh l'n.ntish, trout 22 N:ituro.1 Lnke :PnnClsh, trout Deer Elbow Natural Lnke . NlllUrlll Lnke Nntur:i.1 Lnko 15 Trout Pnn!lsh Panrish lialtMoon Natural L:i.ko Loni: (Bia) Noturol Loke N:iturnl Lnke Naturnl Lake Notural Lnko Pan!lsh, pike Rice Pond Haskell Pan!ish, pike • . Panflsh, pike Lnkc Lnko Lnko Lokc Lnke Lako Fur Farm Cr:,,nbcrry Nnturnl Lnko Naturol Natural Natur.il Nnturnl Natural Natural 19N 4W 23 • 20N 3W 10, P~flsh, plke Po.r.ri11h · 20N 3W 11, 14 20N 4W 22, 23 20N 4W 22, 2G,27,35 20N 5\V 12 20N SW 13, 24 20N sw·21, 28 20N GW l 21N 6W 38 SOURCE: An Aper:ilsal or Potentlnl Outdoor Rcerc:it!on:il Deve1oement in Clnrc County, Nov. lD68, (1070 Rc;,rintl �. --- - purification of effluent. The remainder of the soils have a high water table or will not support foundations. In. the southeast part of the County the soils tend to be well to poorly drained, moderately fine textured soils with moderately low to very slow permeability. The result is the development of on site disposal foci lities are very costly because of the extensive tile field and the amount of aggregate necessary to have such a system function. This area of the County, however, is best suited to developments of an agricultural nature. Bedrock Geology The geology of the County is divided into two basic segments. These segments are: (1) bedrock, and (2) surface geology. This report, however, will not deal with bedrock geology because there is up to 800 feet of overburden consisting of surface geology. This means the bedrock geology of the area has little influence in terms of development except for gas, oil and high delivery water wel Is from the Saginaw Formation. Presently, natural gas resources are being developed in Lincoln and Winterfield Townships. Surface Geology The surface geology of Clore County was laid down during the glacial period of this region. As a result, three basic types of formations exist. These are: {l) Moraine)' (2) Outwash, and (3) Till Plain. The Moraine is composed of undifferentiated Punctino sand, clay-gravel and silt, Outwash being comprised of sand and gravel, and Till Plain-clay and silt. Map 2 shows the various types of surface geology in Clare County. The Moraine area of the County underlies prime development soils of the County. While there is slightly less area of Moraine than prime soil, the basic cause can be attributed to the erosion which has taken place since the recession of the glacier. The Outwash formations lie in the northwest part of Clare County along with a small area of Till Plain. As with the Moraine, this area's soil is related directly to this formation • . Being basically sand and gravel it is droughty, or where it is underlain by silt or clay, it has a high water table and is relatively wet. These wetlands are associated with the Muskegon. River Valley which runs through the Outwash area. The Ti II Plan is located in the southeastern segments of Clare County and contains the clay and silt deposits of the County. This area would be a prime development area just as the Moraine area is, except that it needs urban utility facilities to support development. Soil Associations A complete soil map for Clare County was completed in 1976 by the Clare County Soil Conservation Service. Map 3 graphically shows the nine soil associations as they are found in the County. (See Table 2 for legend.) This general map is useful in understanding the soil groups on a generalized County scale. Soils in different parts of the County can be compared and areas found suitable for certain types of land use can be delineated. The map is not in sufficient detail, however, to permit detailed land use planning involving soils on individual sites. However, the U. S. Soil Conservation Service, which maintains an office in the City ·of Harrison, has a complete collection of detailed soil maps drawn on aerial photograps to aid in detailed soil work. -5- �MISSAUKEE COUNTY ROSCOMMON ,,. COUNTY . ., I ' I I . "' FRANKLIN FROST \ C \ l,AYES 4 > ENWOOD I- !HARR~ • > z => 0 (.) I- z => z 3: Q < ..J • 0 0 < • •..J (!) 0 w ~OLN 0 (/) 0 ..... ' HATTON ~ • "' ARTHUR ~ . ' .; . ~ t . ~ ~ • !SABELLA WATER COUNTY RESOURCES . Oilii JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY LOCAL PLANNING COMMISSIONS -~s Tl"'!( PREPARATION OF H-11s "4AP FINANCED IN PART THP.00GH A COMPREHENSIVE PLANNING GRANT FROM THE OEPARTMENT Of HOUSING AND URBAN AOMINISTE ~ED BY DEVELOPMENT, THE STAT( OF MICHIGAN CLARE COUNTY, MICHIGAN 1 �SURFACE GEOLOGY ::::::::::::::::::::::::::::::~moraine- undifferentiated ,_____~loutwash -sand O ~ • 1 :t • II and :::;:;:;:::::::::::=::::;:;:;::ti 11 plain -clay and sand, c1ay, gravel and silt gravel si It 2 JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY : LOCAL PLANNING COMMISSIONS TH( PREPARATIO"-' OF Hos -.t:..P WAS F INANCED IN PA~l THRfJU~!oi A COMPREHENSIVE PLANNING GRANT FROM T •• E. O(PARTJt,1ENT Of HOUSING AND URB AN AOMINISTEfiEO BY OEVELOPM(NT, THE ST ATE OF MICH IG AN - CLARE COUNTY ' MICHIGAN �SOILS GENERAL MAP NUMBERS . MAP AND PATTERNS CORRESPOND WITH TABLE 2 ~ . .,, . 1 ! Uilb JUNE, 1978 -THE ASSOCIATION OF CLARE COUNTY:LOCAL PLANNING COMMISSIONS - - - - ·- THE PREPMfArlON OF THIS MA>-' WAS Flri.4riCEO IN p;..,;,r • Tt-lR0UGH A COMPRE HENSIVE PLANNING GRANT FROM TH E DEPARTMENT OF HOUSING ANO URBAN DEVELOPMENT t AOMINISTEFiEO BY THE STATE OF MICHtGAJrr,j CLARE COUNTY, MICHIGAN �TABLE 2 GENERAL SOILS MAP LEGEND CLARE COUNTY, MICHIGAN* Area Soil Association · Percent of County -· 1 Gladwin, Wheatley 2 Nontcalm, Menominee, Nester 3 4 1% Drainage Soil Texture level Somewhat poorly drained to very poorly drained. Sandy and loamy 15 level to rolling. Well drained to moderately wel I drained. Sandy and loamy Menominee, Iosco, Kawkawlin 11 level to gently Well drained to somewhat rolling poorly drained. Sandy and loamy Nester, Kawkawlin, Sims 14 level to rolling Wei I drained to very poorly drained Loamy 29 level to steep Somewhat excessively drained and well drained. Sandy I °' Topography ...... 5················ :::•:•. :::::•:•:•:•:•:•. G rayca I m, Mo ntca I m 6 Grayling 8 level to steep Excessively drained, extremely droughty. Sandy 7 Rubicon, Croswell, AuGres 9 level to rolling Excessively drained to somewhat poorly dmil'"!ed. Sandy 8 Mancelona, Gladwin 4 level to gently Excessively drained and rollihg somewhat poorly drained. Sandy and Ioamy 9 level Muck ...:~:::, 9 •·············· :~~::~::«: Lupton, Ma r k ey Very poorly drained *Soil Survey of Clare County, Paul Corder, Soil Conservation Service, 1976, United States Department of Agriculture, in cooperation wit h Michigan Agricultural Experiment Station. �For example, because of percolation problems found throughout the County, all development requiring the in;tallation of septic tanks should be checked against the data available at State and local agencies. On the other hand, the general soil map is useful for County-wide planning programs. Agricultural programs, urban development, highway planning and recreational developments can be better evaluated using this map. In addition to the outline in Table 2, (the nine soil associations in Clare Count~, the physical qualities of soils comprising each association are described below. Association l: Gladwin-Wheatley. This Association consists of nearly level, somewhat poorly drained to very poor drained sandy and loamy soils, that have sandy and gravelly substratums. These nearly level soils occur on old glacial lake beds and outwash plains. Differences in elevation between the soils ranges from one to five feet. · Association l occupies about one percent of the County. About 40 percent of this map unit is Gladwin soil, 35 percent is Wheatly soil, and the remaining 25 percent are soils of minor extent. The Gladwin soil is slightly higher in the landscape than the Wheatley soil. It lies on the slightly higher broad flat areas and drainagewayse The Wheatley soil lies on the wet drainageways and broad wet flat areas. The Gladwin soil is somewhat poorly drained, and the Wheatley soil is poorly and very poorly drained. Both these soils have a seasonal high water table, and low available water capacity. The minor soils in this map unit include the somewhat excessively drained Mancelona soil, the somewhat poorly drained Au Gres, Colonville, Iosco, and Kawkawlin soils, and the poorly and very poorly drained Brevort and Roscommon soils. These types are used mainly for woodland, pasture, or idle grassland. For most uses, the excess wetness of these soils is the major limitation. This map unit does have good to fair potential for pasture. The excess wetness is so difficult to overcome that the potential is fair to poor for cultivated crops, woodland, wildlife, and recreational uses, and poor for most engineering uses. However, there is a good to fair resource of sand and gravel. Association 2: Montcalm-Menominee-Nester. This Association is composed of nearly level to rolling, wel I drained and moderately wel I drained sandy and loamy soils, that have sandy and loamy substratums. Most areas of this Association are hilly, but a few areas are fairly flat. This area has few streams, rivers or lakes. Association 2 occupies about 15 percent of the County. About 40 percent consists of Montcalm soi I, l O percent each of Menominee and Nester soils, and the remaining 40 percent are soils of minor extent. The Montcalm soil in most places is slightly higher in elevation than the Menominee and Nester soils. All these soils lie· on hills to fairly flat areas with slight rises. The Montcalm soil is well drained, and the Menominee and Nester soils are well and moderately well drained. The minor soils in this map unit include the somewhat excessively drained Graycalm soil, the moderately well drained McBride soil, and the somewhat poorly drained Iosco and Kawkawlin soils. This map unit is used mainly for pasture, woodland and cultivated crops. For most uses, the susceptibility to erosion and the variable texture of these soils are the major limitations. -. 7 - �Association 2 does have good potential for pasture and woodland. It has fair to good potential for cultivated crops and upland wildlife and variable potential fo~ recreational uses and engineering uses, depending upon the soil and the use. Community development on the flatter areas of Montcalm soil have good potential, while the other areas within this map unit have fair to poor potential. Recreation uses on the flatter areas of the Nester soil have good to fair potential, while the Montcalm and Menominee soils hove fair potential. Association 3: Menominee-Iosco-Kawkawlin. This Association is nearly level to gently rolling, well drained to somewhat poorly drained sandy and loamy soils, that have loamy substrotums. These nearly level to gently rolling soils occur predominantly on till plains and moraines, but some areas are outwash plains. Most areas of this map unit are nearly flat with some slight rises. This mop unit has few lakes, streams or rivers. It is higher than the Grayling map unit in elevation and lower than the Graycalm-Montcalm map unit in elevation. Association 3 occupies about 11 percent of Clare County. About 30 percent of this map unit consists of Menominee soils, 25 percent Iosco and Kawkawlin soils, and the remaining 45 percent are soils of minor extent. The Menominee soil in most places is higher in elevation than the Iosco and Kawkawlin soils. It lies on the higher areas that consist of slight rises and hills. The Iosco soil lies on the very gentle knolls and the Kawkawlin soil lies on the nearly flat area. The Menominee soil is well and moderately well drained. The Iosco and Kawkawlin soils are somewhat poorly drained, and they have a seasonal high water table. The minor soils in this map unit include the somewhat excessively drained Graycalm and Melita soils, the well drained Montcalm soil, the well and moderately well drained Ubly soil, and the poorly and very poorly drained Brevort soil. This map unit is used mainly for pasture or woodland, but some areas are cultivated. For most uses, the excess wetness, the susceptibility to soil blowing and the high clay content of these soils ore the major limitations. The high clay content of these soils substratums cause moderate shrink-swell potential, and moderately slow permeability. This Association does have good potential for posture, and good to fair potential for woodland and upland wildlife. It has fair potential for cultivated crops, if the Iosco and Kawkawlin soils con be drained. It has fair to poor potential for recreational uses and engineering uses. Association 4: Nester-Kawkawlin-Sims. This Association is nearly level to rolfing, well drained to very poorly drained loamy soils, that have loamy substrotums. These nearly level to rolling soils occur on till plains and moraines. Most areas of this map unit are fairly flat with some slight rises, but some areas have several hills. This map unit is lower in elevation than the GroycalmMontcalm map unit~ It is above the Lupton-Markey map unit and the Gladwin-Wheatley map unit in elevation. This mop unit occupies about 14 percent of the County. About 55 percent of the Association consists of Nester soil, 20 percent Kawkawlin soil , 10 percent Sims soil and the remaining 15 percent ore soi Is of minor extent. The Nester soil in most places is higher in elevation than the Kawkawlin and Sims soils. The Kawkawlin soil lies on the flat areas with slight rises. The Sims soil lies on the low-lying wet areas and depressions. The Nester soil is well and moderately well drained. The Kawkawlin soil is somewhat poorly drained, the Sims soil being poorly and very poorly drained. The Kawkawlin and Sims soils have a seasonal high water table. Flooding· is frequent on the Sims soils. The permeability is moderately slow in the Nester and Kawkawlin soils, and slow in the Sims - 8 - �soil. All these soils have a high available water capacity. The minor soils in this map unit include the we! I and moderately wel I drained Menominee soil, the somewhat poorly drained Iosco soil, and the very poorly drained Markey soil. Association 4 is used mainly for cropland and pasture. Cash crops, dairy herds and beef herds are the main fanning enterprises. For most uses, the excess wetness, erosion susceptibility and high clay content of these soils ore the major limitations. This map unit has good potential for woodland, and certain types of wildlife. It has fair to poor potential for most recreational uses and for most engineering uses. It has good to fair potential for cultivated crops and pasture in general. The undrained areas of the Sims soil has poor potential for cultivated crops. Association 5: Graycalm-Montcalm. This Association is nearly level to steep, somewhat excessively drained and wel I drained sandy soils, that have thin sandy and loamy bands. These nearly level to steep soils occur on till plains, moraines and outwash plains. Areas of this map unit range from fairly flat areas to very steep hilly areas. This map unit has few streams and rivers, but it does have several lakes. This map unit occupies about the highest elevation in Clare County. Association 5 occupies about 29 percent of the County. About 45 percent of this map unit is Graycolm soil, 25 percent Montcalm soil, and the remaining 30 percent are soils of minor extent. The Graycolm and Montcalm soils ore about the same in elevation, but the Graycalm soil is usually slightly higher in most places. Both these soils lie on broad flat plains with slight rises to hilly and steep uplands. The Graycalm soil is somewhat excessively drained, and the Montcalm soil is well drained. - They both have rapid penneability and low available water capacity. The minor soils in this map unit include the excessively drained Grayling soil, the wel I and moderately well drained Menominee soil, the moderately well drained McBride soil, and the very poorly drained Markey soi I. This map unit is used mainly for woodland, but few areas ore cultivated, or are used for pastu.r e. For most uses, the susceptibility to soil blowing and erosion and the droughtiness of these soils are the major limitations. The rapid penneability of these soils may cause pollution of the ground water from septic tank absorption fields. These soils also have corrosivity to concrete, and cutbanks that cave in excavations. Association 5 does have good potential for woodland. The Graycalm soil is a fair source of sand. This map unit has fair to poor potential for cultivated crops, wildlife, and recreational uses due to the major limitations listed above. The potential for pasture and engineering uses gets increasingly poorer as the slopes increase in length and height. Pastures and community development on the flatter areas of these soi Is has good potentia I, the hilly to steep areas have f~ir to poor potential. Association 6: Grayling. This Association is nearly level to steep, excessively drained, extremely draughty sandy soi I, that has a sandy substratum. .l This nearly level to steep soil occurs on outwash plains. Most areas of this map unit are fairly flat, but some areas have steep hills to low hills. This map unit is usually higher in elevation than the Rubicon-Croswell-Au Gres map unit and the Lupton-Markey map unit. - 9 - �This map unit occupies about eight percent of the County. About 80 percent of Association 6 consists of Grayling soil, and the remaining 20 percent are soils of minor extent. The Grayling soi I lies on broad plains with slight rises to steep hills. It is extremely droughty due to its very rapid permeability and very low available water capacity. The minor soil in this map unit include the moderately well drained Croswell soil, the somewhat excessively drained Graycalm soil, and the well drained Montcalm soil. This soil has poor potential for cultivated crops, pastures, woodland, wildlife and recreational uses due to the extreme droughtiness of the soil. Using the soi I for woodland is usually the best choice due to the deep rooting capacity of the trees. Community development on the flatter areas has good potential, while the hilly to steep areas have fair to poor potential due to the slopes. This map unit is a good source of sand. Association 7: Rubicon-Croswell-Au Gres. This Association is nearly level to rolling, excessively drained to somewhat ·poorly drained sandy soils, that have sandy substratums. These nearly level to rolling soils occur on outwash plains and til I plains. Difference in elevation between the soils ranges from about 1 to 10 feet. Association 7 occupies about nine percent of the County. About 30 percent of the map unit is Rubicon soil, 20 percent Croswell soil, 20 percent Au Gres soil, and the remaining 30 percent are soils of minor extent. The Rubicon soil in most places is higher in elevation than the Croswell and Au Gres soils. It lies on the hills and higher broad plains with slight rises. The Croswell soil lies on the lower flat areas with slight rises. The Au Gres soil lies on the lowest flat areas. The Rubicon soil is excessively drained. The Croswell soil is moderately well drained, and Au Gres soil is somewhat poorly drained. All of these soils have rapid permeability and low available water capacity. The Au Gres and Croswell soils have a seasonal high water table. The minor soils in this map unit include the excessively drained Grayling soil, the somewhat excessively drained Graycalm and Melita soils, the somewhat poorly drained Iosco and Kawkawlin soils, the very poorly drained Markey soils and the poorly drained Roscommon soil. This Association has good to fair potential for woodland. Cultivated crops and recreational uses have fair to poor potential due to the wetness and droughtiness of the soi Is. Engineering uses and pastures have a variable potential, depending upon the soil and the use. The Rubicon soil - 1 has good potential for community development on the flatter areas and fair potential on the hilly areas. The Crosell and Au Gres soils have fair to poor potential for community development due to their wetness. All the soils have poor potential for wildlife. These soils are a good source of sand. Association 8: Mancelona-Gladwin. This Association is nearly level to gently rolling, somewhat poorly drained, sandy and loamy soils, that have sandy and gravelly substratums. These nearly level to gently rolling soils occur on outwash plains. Most areas of this map unit are fairly flat, but some areas have slight rises to low hills. These soils usually lie fairly close to streams, rivers and lakes. They are at the same elevation or ore slightly lower in elevation than the adjacent till plain and moraines. This map unit occupies about four percent of the County. About 50 percent of Association 8 consists of Mancelona soil, 15 percent Gladwin soil, and the remaining 35 percent are soils of minor extent. - 10 - �The Mancelona soil in most places is slightly higher in the landscape than the Gladwin soil. It lies on the flat areas with some slight rises, to low hills. The Gladwin soil lies on the slightly lower flat areas and drainageways. The Mancelona soil is somewhat excessively drained, and the Gladwin soil is somewhat poorly drained. The Gladwin soil has a seasonal high water table. Both these soils have low available water capacity, and moderately rapid permeability. The minor soils in this map unit include the excessively drained Grayling soil, the somewhat excessively drained Graycalm soil, the somewhat poorly drained Colonville soil, the very poorly drained Markey soil, and the very poorly and poorly drained Wheatley soil. This Association has good potential for pasture, and it is a good to fair source of sand and gravel. It has fair potential for cultivated crops and upland wildlife, and good to fair potential for woodland. It has fair to poor potential for most recreational uses, and a variable potential for engineering uses depending upon the soil and the use. The Mancelona soil has good potential for community development on the flatter areas and fair potential for the hilly areas. The Gladwin soil has fair to poor potential for community development due to the seasonal high water table. Association 9: Lupton-Markey. This Association is nearly level, very poorly drained mucky soils, that have sandy and mucky substratums. These nearly level soils occur on bogs within till plains, outwash plains and moraines. Differences in elevation between the soils ranges from 0 to 3 feet. These soils usually lie next to streams, rivers and lakes. They are below all the other map units that surround them in elevation. This Association occupies about nine percent of the County. About 35 percent of the map unit is Lupton soil, 35 percent Markey soil, and the remaining 30 percent are soils of minor extent. The Lupton and Markey soils are about the same in elevation. They both lie on wet mucky areas. Both these soils have a high water table that frequently floods the soil surface. They also have moderately slow permeability and a high available water capacity. The minor soils in this map unit include the moderately well drained Croswell soil, the somewhat poorly drained Winterfield soil, the poorly and very poorly drained Evart soil, and the very poorly drained Loxley and Greenwood soils. This map unit is used mainly for woodland, but some areas are in marsh grass or bush covered. For most uses, the excess wetness and the instability of these soils are the major limitations. Association 9 does have good potential for wetland wildlife. The excess wetness and the instability of the soils are severe limitations, and they are so difficult to overcome that the potential is poor for cultivated crops, pasture, woodland, recreational uses and engineering uses. Topography The topography of Clare County for the most part is gently rolling. However, there are areas of extreme topography in the County. Generally, these topographical extremes lie in the morainal areas and should be an asset to this area. Since this topographical relief lies in the area with the greatest potential for growth, these slopes will serve to insure separations between development areas. - 11 - �The recreational development potential of Clare County is enhanced by its topography. The basic reason is related to the minimal relief in the majority of the urban areas of the State. For the most part, however, the topography of the County offers very few constraints to its development and in fact heightens its potential. Water Ground water supplies in Clare County seem to be adequate to serve the needs of the County. There have been no reported water problems to this point in time on deep wel Is, in terms of insufficient supplies or extreme mineral content. Driven wells around the lake areas where the heaviest concentrations of recreational residences occur have been causing the Clare County Health Department concern. Soil Hydrology The hydologic characteristics of Clare County's soil can be expressed in terms of water-retaining capacity and soil infiltration rates. Soils with high moisture-retaining capacity and low infiltration rates, for example, the Nester, Kawkawlin and Sims soils, are more likely to require artifical drainage. In contrast, crops grown on soils with very low moisture-retaining capacity and high infiltration rates such as the Grayling soil would be more likely to respond to irrigation and would seldom require artificial drainage. These same soil moisture characteristics also have important considerations with respect to the operation of septic tanks. Soils with high moistureretaining capacity and low infiltration rates are often unsuitable for such uses. Presently, most of Clare County relies upon ground absorption of effluent (liquid sewage) as the main means of sanitary sewage disposal. If the soil in a given area wil I not readily absorb or transmit such liquids, and if other feasible means of waste disposal are unavailable, it will have a restricting effect on the County expansion. The Architectural Standards Division of the Federal Housing Administration lists sandy and gravelly soils with no sand-clay mixtures among those most suitable for domestic septic tank installations. Generally speaking, a soil is considered unsuitable for sewage disposal purposes if it contains clay intermixed with fine-grained compacted sand or silt. Even where soils do not readily permit internal drainage, a septic tank field may be installed, if the length of drain tile is adequate to insure absorption of the effluent waste at a rate compatible with existing sanitation codes. Usually, this is unsound economically since excessive amounts of land must be devoted exclusively to waste disposal. The final determination of the suitability for septic tank disposal is best provided by a percolation test which measures the obi lity of a soil in a given area to absorb liquids at a rate commensurate with applicable health standards. Generally, the soils in the southeastern corner and northwestern edge of Clare County are among the least desirable for septic tank installations. Agricultural Interpretation of Soil Associations Fol lowing extensive cutting of timbered areas, much of the land in Clare County was turned over to agricultural usage • .The lighter sandy soils covering about two-thirds of the County could not support intensive agriculture! activity; and, consequently, much forming was discontinued. The remaining one-third of the County is characterized by the Nester-Kawkawlin Soil - 12 - �Association and is capable of supporting agricultural uses under proper management practices. It is intended by Clare County that part of its best agricultural land be protected to ensure its availability in future years. It is also intended that, where possible, this land be used as additional open space between municipalities and resort-oriented urban concentrations. The better agricultural areas in Clare County are delineated on Map 4, "Prime Agricultural Lands. 11 In 1964, farms covered about 110,370 acres or approximately 30. l percent of Clare County land. By 1974, only 20. 7 percent or 75,730 acres of the County's land was in agricultural use. The contribution of crop agriculture to the County economy has declined substantially. Increasing individual productivity, especially through the use of modern technology, has made it possible for fewer farmers to produce more from fewer acres. This situation has resulted in fewer operators and a need for less farm acreage. The number of farms in Clare County has decreased from 573 in 1959, (467 in 1964), to 374 in 1974. The average size of farms has increased from 206.4 in 1959 to 236.3 acres in 1964, and then decreased to 202.5 acres in 1974. Increasing property taxes could play an integral role on the future of Clare County's agricultural production. Forest Cover Clare County hos approximately 53 percent of its land area dominated by forest cover. Two basic forest associations exist in Clare County. These are: (1) Northern Associations, and (2) Southern Associations. The breakpoint for these associations is about midway through the County. Along this breakpoint and for a limited distance on either side there is a mixture of the two associations. The forest cover throughout the County is second growth developed since the eastern white pine harvest of the late l800's and early 1900's. As a result, much of these timber resources have not reached maturity. The next decade or two will see a considerable amount of this forest cover reaching maturity. Selective cutting will increase the growth rates in these areas and this type of operation is now in progress. The abandoned and ungrazed agricultural lands will and are now becoming reforested. Aerial reseeding would speed this process but such a program is highly unlikely. Map 5, compiled by the United States Forest Service, indicates the major forest types in Clare County and their approximate locations. Fragile Environmental Areas Numerous lakes dot the face of Clare County in a band running from the northeast part to the southwest part of the County on both sides of the watershed divide. In the past many more lak es existed in the County but inte~sive forest cutting and subsequent burning caused heavy siltation of these lakes which are now bogs. Most of the lakes in the County were affected in the same way just after the lumbering area, but due to their depth and the surrounding topography, they were not as severely affected. In the "White Birch Lakes of Clore" development in Lincoln Township, several of these filled in lakes were dredged to create new lakes. If the existing development of the County continues, a considerable amount of lake reclamation work could take place. In existing lakes this activity could have some adverse effects upon the productive capacity of the lake. This would be caused by the removal of the breeding and food producing areas of the lake which lie in the narrow band adjacent to the shore. This type of reclamation program could make the lakes more vulnerable to excessive recreational development. - 13 - �. ' MISSAUKEE COUNTY I '...1~·"'-.· i',t;• • ..I: COUNTY ..1 ,:!.-.: ~ -. I l :s.•.• ROSCOMMON I ""'"···· ..,.., ~;'~ifili .jfi_ D ==*~ ••····• -· --:: ~: .. m:,· ····· ·•-•::..... ' •: !• . . FF AN KL IN __.. SU MM':RFIEL D ·•···· ..... • / , ~ •:~::::::· ::;J;:~ ;: 11--+-~1---1---+---~-~l--+---1---4--+=-r.:;~~dl---+--t~-t--, ,...-+--t--1r~ :! : • . :! : . :! : 1 · $ · = : • ; § • ; • ~ =• ~ l : « ~· ~ «, i . ~ J . --t-:~m ··•1•••·;·•1 o . 11••········ . , . ~ ... ·.••;,. =-~ ·•·.•:.•:• •• :.•••:•.:.••• • ••••• ••• ·1· 0 N :;e; •:::::;~:: ..~-l---'._,..+--i~+~b..J.:.=-.k.;.:-:d--- •:!:!:!: . •• ••::::!:!:!:: •••• ~•:.:!.:!:!:!:; • . •• "'-- ::::::: -;::::::::: :===~====~ z:::::, ' ,::::? -:;:;:: r. ❖•❖:~ -.bJ~..fill--f-+--1-IH--t--.-Ht-A_Mi ~ l~~ .!t...r.t- T.....1:❖•,!!•':; •::::;:;~ ~:-·•~···· 0 •❖!•~•!• .!❖!❖::: H A Y ES :•:❖:-:• '·::::::::.=~ Sr..~. - ·•···•···· ❖:.-:~:• ~- RI DD NG ,-::.::;:. ,c.;•••• .,- ~--:: ,,:.• ... • •••••• .... ··-~•.•·· •• .•...,~···.. •••, - 11=.::ffl. .•.❖:. H) ....•PN .·~'"'····· =~==· m •-•r,;• ,s:: ;s ·•:• =··• ........ . ········•:• IJ .•!• ........~• ··'I".· ·•·· .... ... •• ~. •f!.e• [•··" •• .•J!.V.•.• . .J LI NC OLI~ ~ :~•·····•9\:, tt,.......... ..: ..•.•.~ • • :::::::::: :::::::~:; ::=:=::::: ::::&::: ··=~:4!~ ~==:=:i· ········· ···•······ ~~== : :~: : : \ ... C ····•"!fl .. i!•!❖ ••., 0 II.I 0 ,n G .. FFIELD SURR 0 I • I I SABELLA COUNTY AGRICULTURAL LAND Soils Best Suited for , or in Agricultural Production JUNE , 1978 THE ASSOCIATION OF CLA RE COUNTY : LOCAL PLANNING COMMISSIONS THE ·"'RE PARAT ION OF THI<; MAP WA S FINAN CED IN UAF-i T ft.iR0UG H A CO MPREHEN SIVE PLA NNIN G GRAN T FROM THE Of.PA RT MENT Of HOU SIN G ANO URB A N OE YEL OPMENl , A OMIN I S TEJ<[ ['I BY '!' HE S TA Tt. Of- MlCH IGJl N CLARE COUNTY , MICHIGAN 4 z �MAJOR ;:::.:•:•:•:•:•:•::::::.:.:::: white, red, :.:.:.:.:.:.:.:.:·::·:·:·:: ma pie, f jack beech, FOREST TYPES pine oak, birch hickory ~ - - - - ) aspen, birch ~ DUI 1 • JI .. JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY:LOCAL PLANNING COMMISSIONS THE' PREPARATION OF HUS MAP WAS FINANCED IN PART THR0UGH A CO MPREHENSIVE PLANNING GRANT FROM TME DEPARTMENT OF HOUSING ANO URBAN AOMINISTEFfEO BY THE STATE OEVELOPhf(NT, OF MICHIGAN CLARE COUNTY, MICHIGAN 5 �This overdevelopment by recreational homes could cause two very real problems. These problems are: {1) overuse of the lake because of the number of users housed in the lake development and . (2) degradation of water quality. Degradation of water quality will develop because of the soil conditions and the pan or seal provided by a clay bed varying from three feet to 60 feet or more below the surface of a porous overburden. Purification of effluents in the porous soil areas is minimal. The effluents wovld move downward to the clay pan and then laterally into the water of the lake. This very problem is now being recognized on those lakes which have had seasonal recreational home developments for a number of years. Map 6, prepared by the Clare County Soil Conservation District, represents the land considered by the District to be most sensitive to erosion and soil problems • . The areas denoted on Map 6 are very much the same as those areas considered prime agricultural lands. Of the townships having land considered as susceptible to soi I problems, Winterfield, Sheridan, Hatton and Hamilton Townships have zoning ordinances to ensure proper site, size and use and in all five of the townships most of the land delineated on Map 6 is presently zoned for agricultural luse. Conclusion At the present time, Clare County has a considerable amount of open land. However, the various factors of soil, climate, topography, lakes and streams, and forest cover, and the highway network focusing on the southern boundary of the County have generated o demand for land within the County. This demand is for recreational land ranging from large land holdings for clubs to smaller properties for "second homes." The majority of the second home market has centered upon the many lakes throughout the prime development land of Clare Coonty. In the past, this lake development was prevalent bvt the major occupants were persons from the immediate area. In the early 1900's, Farwell and Clare residents and some others from cities in the region developed second homes along the lakes in the southwestern corner of the County. A few lakes in the County have, however, developed differently. Budd Lake and Little Long Lake just east of Harrison have been developed with permanent residences. This type of development, however, is limited in the County. Whether the lakes are developing as permanent or as second homes, the extensive nature of the development, in terms of distribution, will and is causing some real problems. Many of the lakes now have resident lake associations connected with them. These persons are concerned because of what is happening or could happen to their lakes. Such concerns are for pollution, siltation and similar problems related to the environment. The permanent residents, however, seem to have a real advantage in that (1) they reside on lakes all year round; (2) they ore more acutely aware of what has been happening, and (3) they are in a better position to do something about it. While protective measures are being sought in those areas now built-up, the areas now undergoing development will be generating new and possible problems. The cause is related to the private nature of the development. These recreational developments were largely developed in a basically free market place without the guidance of land use planning and zoning which is now in existence in a majority of Clare County's townships. As this type of development continues in the townships without development guidelines, future problems can be compounded. This intensity will increase because of sheer numbers, whether they are people, cottages, homes, miles of streets or any other method by which one measures growth which leads to overuse and degradation. - 14 - �- -·-- --- MISSAUKEE I - -- - COUNTY I ROSCOMMON I COUNTY F ROST FF ANKLIN SU MM:RFIEL D ' /1 HAMILTON RI DD NG I\. ~ , !SABELLA COUNTY SOIL I .·.······ .:.:.:...r .=.-.:.. ...J. t.:.·_·_· ·.·.·_·_·_ ·_·r·~·~n-r:·=: Ii CONSERVATION AREAS ~ 1 • ,11 .. JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY : LOCAL PLANNING COMMISSIONS THE PREPARA TION OF THI S t.l:A P 'lrAS flNAN C(O IN PAR T THR'lUGH A COMPR(HENSIVf PLANNING GRANT FROM T HE DEPARTMENT OF HOUS ING AOM l NI S TEi:.tfO BY A NO URBAN THE STATE DE VELOPMENT t OF MICHIGAN CLARE COUNTY, MICHIGAN 6 �POPULATION �POPULATION CHARACTERISTICS AND FORECAST Urban planners in a rural area are principally concerned with the physical development of the community. Although physical development is the primary consideration, it is the people who must I ive in the environment suggested by the planners. Therefore, it is for the people that urban planning is undertaken. People are the most important resource in any community. The population serves as a market and labor force. The size of the population will affect the amount of homes and commercial services that are needed. The size, type and number of community facilities relate to the number of people who use them. Certain segments of the population have different needs. The young require schools; the labor force needs sh9pping facilities and employment opportunities; and the elderly may need moderate or low income housing. · A study of the population reveals the growth potential of an area. This study contains the size, composition, distribution and density of Clare County's population. The County's population is a variable element, changing from decade to decade. With each changing decade 7 the County1s population has, concurrent with the national, State and regional trends, altered in its characteristics. From these variations, County population trends can be evaluated. As an aid in developing long-range plans for the County, 1990 and 2000 population forecasts are made. Past population trends and expected future growth generators provide the basis for these population projections. These forecasts permit quantifying future land use and needs. Past Population Growth Trends Clare County experienced a rather steady but consistent growth during the years 1940-1960. Its population increased from 9,163 to 11,647 in these two decades, at an average of approximately 1,240 people per decade. Its rate of growth during these 20 years exceeded that of only four counties in the surrounding 8 county region(Gladwin, Mecosta, Osceola and Roscommon). However, Clare County's rate of growth was less than al I the other counties and the State and nation. {See Table 3.) It must be concluded that resort-recreational pressures spilling over from the Cities of Detroit, Lansing, and the Tri-Cities had not yet reached Clare County in 1960. In addition, many people were migrating from rural areas such as in Clare County during these years and this trend accentuated the growth in urban areas. During the 1960 decade, however, Clare County experienced the most rapid growth rate of all governmental units {see Table 3), due primarily to a net migration of resort residents. This is evidenced by the high rate of growth of 43.3 percent in the County during the years 1960-1970. This rate of growth, was considerably greater than the figure of 13.4 percent in the State of Michigan and 15.7 percent thr9ughout the nation during these same years. It must be concluded that during the 1960-1970 decade a shift from urban to rural areas began to affect the population growth trends in Clare County and will continue to lead to a net migration into the County during the 1970 decade, as is evidenced by the 1976 population estimate of a 34.2 percent increase in population in only six years. This rate of growth is exceeded by only that of Roscommon County which is stil I in an emerging state of development. Population Composition Age group distribution of a population is important to community facility planning. Planning for such facilities as schools, parks and public services is contingent upon this population break- - 15 - �TABLE 3 COMPARATIVE POPULATION GROWTH CLARE AND SURROUNDING COUNTIES, 1940-1976* 1940 County 1960 1950-1960 Percent Change l July 1970 1960-1970 Percent Change 1976 1970-1976 Percent Change a Clare 9,163 10,253 11 •9 11,647 13.6 16,695 43.3 22,400 34.2 Gladwin 9,385 9,451 .7 10.769 13.9 13,471 25. 1 17,000 26.2 Isabella 25,982 28,964 11.5 35,348 22.0 44,594 26.2 51,400 15.3 Mecosta 16,902 18,968 12.2 21,051 11.0 27,992 33.0 34,400 22.9 Midland 27,094 35,662 31.6 51,450 44.3 63,769 23.9 67,500 5.9 8,034 7,458 · -7 .2 6,784 -9.0 7,126 5.0 9,200 29. l 13,309 13,797 3.7 13,595 -1.5 14,838 9. 1 17,800 20.0 3,668 5,916 61.3 7,200 21.7 9,892 37.4 15, 100 52.6 5,256,106 6,371,766 21.2 7,823,194 22.8 8,879,862 13.5 9,104,100 2.5 131,669,275 150,697,361 14.5 178,464,236 18.4 203, 183, 103 15.7 Missaukee Osceola °' 1950 1940-1950 Percent Change Roscommon State of Michigan United States N/A N/A ·Ir U.S. Bureau of the Census, U.S. Census of Population, Michigan (Washington: U.S. Government Printing Office, 1950, 1960 and 1970 issues). aProvisional estimates to the nearest hundred as presented in Michigan Statistical Review, · 1977 edition. N/A Not available. �down. The many decades of change through which the population of Clare County has evolved are most evident in the population characteristics. These are changes which can be witnessed each year -- the growing number of school age children, the in-migration of young families into the County and the increasing number of elderly residents. With the construction of two or three new subdivisions, the population composition of any municipality or township could greatly be altered by the addition of large numbers of young families with children or concentrations of elderly residents requiring special services. Age Distribution The age of Clare County's population dramatically changed over the 30 year period between 1930 and 1960, and again during the years 1960-1970. This shift in the age distribution of the County is presented in Table 4. TABLE 4 AGE COMPOSITION CLARE COUNTY, MICHIGAN, 1930-1970* Age 1930 Percent of Total Population 1940 1950 1960 1970 0- 4 5 - 14 15 - 19 20 - 29 30 -44 45 - 54 55 - 64 65+ 10. l 21.7 9.3 12.3 17.0 9.9 9.6 l 0. l 10.2 20. 1 9.7 15.0 17.0 10.9 8. l 9.0 8.0 21.5 9.3 10.3 14.9 10.8 12.0 13.2 11.3 20.4 8.3 11.7 19.3 10.4 9. 1 9.5 12.6 20.6 8.2 10.3 16.9 10.9 8.8 11.7 *U. S. Bureau of the Census, U. S. Census of Population, 1930, 1940, 1950, 1960, 1970. The most obvious change in the age distribution within Clare County has been the tremendous growth in the proportion of older people. The "Baby Boom" of the late 1940 1 s and 1950 1 s did not drastically affect Clare County. To better understand the age distribution of the County's population, age groups that demonstrate the same facilities and housing needs, and that have other similar characteristics are grouped together. Four major age categories and a subcategory are thus formed: Pre-School (0-4). -- This age group provides a short-range indicator of future school enrol 1ment. Children have been placing an increasing strain on school facilities as the size of the pre-school age group has been increasing both numerically and as a proportion of the total population. School Age (5-19). -- This group places the greatest burden on community services. Education and active recreation facilities ore just two of the many services that this age group requires. The obi lity of a community to keep its young people after they finish their education is most · important to the stability and well-being of the community. The community must provide a -17 - �reason, such as employment opportunities and a desirable living envi ronment, for young people to stay in a community . Labor Force (20-64). -- This age group is the foundation of the community. They are , for the most part, the property owners and taxpayers and they make th e y make the major contribution to the financing and management of local government. Family . Formation (20-44). -- This is a subgroup of the labor force category. Persons in this subgroup are valuable contributors to economic activity in the community in that they constitute a large body of consumers of goods and services. There is a direct relationship between the size of the family formation group and the size of the pre-school and school age groups. This subgroup also requires good housing, fire and police protection, recreational facilities and other municipal services. Senior Citizens (65 and over). -- This age group places special demands on the community for passive recreation uses, transportation facilities, specialized hospital facilities, housing and other such services. The Pre-School age group (0-4) increased from 10. l percent of the total population in 1930 to 12.6 percent in 1960 and then dropped to 8.0 percent in 1970. The increase from 1930 to 1960 was the result of the large number of babies born after World War II. The national birth rate then decreased during the-1960 decade. However, there are more women of child-bearing age than ever before. In the- future, the proportion of pre-school children to the total population may not increase, but the numerical number of pre-school children will. However, due to the increasing median age of the County a large influx of pre-school children is not expected. Pre..; school demands in the County should remain relatively constant or slightly increased over the next several decades. The proportion of School Age children (5-19) slightly decreased between 1930 and 1960 but increased to its highest level in three decades in 1970. This recent increase resulted from the children born after World War II. As they enter the school system, this age group will constitute a greater percentage of the total population. In fact, the 1970 decade should _w itness greater demands on junior and senior high school facilities than ever before. Numerically, school age children should continue to place even greater burdens on the school system over the next two decades. · The Labor Force group (ages 20-64' years) and the Family Formation subgroup (ages 20-44 years) decreased slightly as a proportion of the total population during the years 1930 to 1960 as the pre-school age group increased. By 1970, the proportion increased by about two percent in the Labor Force group and dec~eased nearly two percent to the Forni ly Formation subgroup. The elderly increasingly represented a greater proportion of the County's total population during the 30 years fol lowing 1930. In 1970 as this age category was at its highest proportion to the total population in over four decades. The numerical population in the 65 and over age group in the County increased even faster than the percentage indicates due to the dramatic overal I County population increase. The national trend of people living longer and the natural preference of many elderly people to retire in their 11 old 11 resort homes accounts for this large absolute increase. The elderly group is anticipated to continue to increase numercially within the County. As this age group becomes larger, so do the responsibilities of government in meeting their specific needs. · - 18, - �None of the age groups have an imbalance of males or females. The sex composition of Clare County wi 11 have Iittle effect on the development plans of the County. Median Age Over the past two decades, a national trend in the median age of the population has been evolving, revealing a constantly younger population. The major reason for the decreasing median age exhibited on Table 5 is the post World War II "Baby Boom" which boosted the national birth rate up to about 124 per 1,000 women in the 15-44 age group. The nation's birth rate has witnessed a sharp decline in recent years which may reverse this trend. Between 1950 and 1970, the national median age fell from 30.2 to 28.3 years of age. During this same time span, Michigan witnessed an even greater decrease in the median age, fol ling from 29 .8 years in 1950 to 26.3 years in 1970. However, a decrease of only 0.5 years was witnessed in the micro-region median ages. The micro-region's median age was 28. 9 years in 1950 as opposed to 28.4 years in 1970. Clare County witnessed much the same trend from 1950 to 1960 and had a less dramatic median age decrease compared to the national, State and microregion median ages. However, the median age of its residents took a sharp turnaround during the 1960 decade and increased 2 .4 years to 30. 9 years in 1970. TABLE 5 MEDIAN AGE CLARE COUNTY AND OTHER REGIONS, 1950, 1960, AND 1970* Year u. s. Michigan Micro-Region Average 1950 1960 1970 30.2 29.5 28.3 29.8 28.3 26.3 28.9 27.3 28.4 Clare County 35.5 28.5 30.9 * U. S. Bureau of the Census, U. S. Census of Population, Michigan, 1950, 1960, and 1970. Household Size The national trend towards the reduction of persons per household which has been evident in the last few decades, reveals smaller family sizes resulting from the decrease in the birth rate and a probable increase in the proportional number of households of elderly citizens. Between 1950 and 1960, as revealed in Table 6, the ratio of persons to households in the United States declined 0.09, from 3.38 to 3.29 while a decrease of 0.21 to 3. 17 occurred during the 1960 decade. During the same time period, Michigan's proportion of persons per household, which was higher than the national figure, fell from 3.48 to 3.42 to 3.27. The micro-region's average household size also decreased between 1950 and 1970, from 3.50 to 3. 17. Clare County followed the micro-region's pattern of decreased household size between 1950 and 1970. The County's ratio of persons per household decreased .36 from 3.46 to 3.10 for this time period. This phenomenon can be attributed to the growing percentage of one and two member elderly households. -19 - �TABLE 6 POPULATION PER HOUSEHOLD CLARE COUNTY AND OTHER REGIONS, 1950, 1960, AND 1970* Year u. s. 1950 1960 1970 3.38 3.29 3. 17 Michigan 3.48 3.42 3.27 Micro..:Region Average 3.50 3.42 3. 17 Clare County 3.46 3.33 3. 10 * U. S. Bureau of the Census, U. S. Census of Population, 1950, 1960, and 1970. Population Distribution, Density and Migration In addition to developing a knowledge of the number and composition of inhabitants living in the County, analysis of the distribution of the population, population densities and population migration is also important. This wil I assist in developing recommendations where community facilities, such as schools, parks, libraries, and hospitals are needed. Population Distribution Population trends in the various localities of Clare County offer an indication of the distribution of people. Table 7 illustrates the population of the last three Federal censuses for the incorporated municipalities and townships. The principal communities in 1970 were the City of Clare, Hayes Township, Grant Township, Surrey Township, and the City of Harrison. The population distribution of Clare County is generally concentrated in the southern and central portions of the County, and around several major lakes. The remainder of the population is generally along the Section or Quarter Section Line roads of the individual townships. However, a more meaningful presentation of the population distribution on the County level can be exhibited by the center of population technique. · The center of population is that point which may be considered as the center of population gravity in Clare County. It is that point upon which Clare County would balance if it were rigid plane with each person in the County being assumed to have equal weight and to exert an influence on a central point proportional to his distance from that point. Map 7 shows the center of population for the County by decade from 1940 to 1970. Assuming that the County's population were evenly distributed, the cent er of population would be identical to the geo.g raphical center of the County (the point where Greenwood, Hayes, Lincoln and Hatton Townships meet). The actual center of the population lies to the southeast of this geographic center. The center of population for Clare County in 1970 was located in Section 16 of Hatton Township. This implies that the County's population is greater in the southeast area of the County. This would reflect the existence of the City of Clare and the population growth of Grant Township. The southern variance between the geographic center of the County and the center of population indicates that the present population of the County is more heavily concentrated in the southern townships. - 20 - �TABLE 7 POPULATION TRENDS BY LOCAL MUNICIPALITY 1950, 1960 AND 1970* 1950 1960 1950-1960 Percent Change 2,440 2,442 .08% Harrison 884 1,072 21.3 1,460 36.2 Farwell '694 737 6.2 777 5.4 Arthur 433 420 -3.0 475 13. l Frankl in 243 251 3.3 374 49.0 Freeman 165 127 -23.0 212 67.0 Frost 404 338 -16.0 607 79.6 Garfield 511 686 34.2 938 36.7 Grant 937 1, 328° 41.7 1,754 32. 1 Greenwood 327 255 -22.0 362 42.0 Hamilton 445 513 15.3 796 55.2 Hatton 268 295 10.0 460 56.0 Hayes 437 606 38.7 1,842 220.5 Lincoln 225 345 53.3 645 87.5 Redding 293 200 -31.7 281 40.5 Sheridan 696 712 2.3 863 21.2 Summerfield 110 119 8.2 214 79.8 1, 138 1,653 45.3 2,338 44. l 285 -4.0 335 17.5 11,647 13.6 16,695 43.3 Community 1970 1960-1970 Percent Change 2,639 8.1% Cities and Villages Clare Townships Surrey Winterfield Clare County 297 10,253 ' *U.S. Decennial Censuses, 1950, 1960 and 1970. aPart of Grant Township annexed to Clare City. - 21 - �In reviewing the center of population movement over recent decades, several facts are revealed. First, the center of population shift has been relatively slight from 1940 to 1960, indicating a stable rural population. No significant concentrations of population in any one area of the County ,,, have had an overwhelming pull on the center of the County's population. Second, the cent~ of population had been moving in a general southwest direction until 1960. Population in.Pn::ases, ' therefore, have been slight-!y greate r in the southern and western portions of the Coun ty until 1970 and then the Hayes Township area began to attract a larger proportion o-f fhe County's growth. ---- The shifts in the center of population by decade hove been in a linear southern pattern. From 1940 to 1960, the pull was from the south. From 1960 to 1970, the_populotion center indicates a large pull toward the northern and central townships. In general, however, the center of population indicates that the population in the County is remaining relatively close to U. S. 27 probably because of its direct link with the metropolitan areas in downstate Michigan. The most important shift in the County's center of population would be that which resulted from 1960 to 1970. Increased housing development and greater population increases indicate that urbanization is increasing at an even greater rote. The growth center of population technique assumes no population to be residing in the County at the base date of 1960. · Therefore, only the distribution of new population growth between 1960 and 1970 is considered. The growth center of population over the last decade is located in Section 34 of Hayes Township. The 19601970 growth center when compared to the geographic center of the County indicates that the growth is increasingly locating in the central portions of the County. The City of Harrison and Hayes Township ore gaining most of the new growth in the County. Population Density The population density of the County is another means of describing population settlement. Map 7 shows population densities by municipality for Clare County as computed in 1970. The greatest densities occur in the Cities of Harrison and Clare and the Vil loge of Farwell. The City of Clare has the greatest density with approximately 1,224 people per square mile. The Village of Farwell is next with approximately 621 people per square mi le and the City of Harrison with 365 people per square mile. The townships display lesser densities than the two Cities and the Village of Farwell; Hayes Township has the greatest township density, with about 54 people per square mile. This higher density in Hayes Township reflects the high concentration of resort housing surrounding the many lakes in the Township. Grant and Surrey Townships also rank high with 48.7 and 43.4 people per square mile, respectively • . The lowest densities ore recorded in Summerfield Township and Freeman Township, each having 5. 9 people per square mile. Population Migration Natural increase and net migration rates of population for Clare County constitute an important segment of the population. The number of births minus the number of deaths (for a specific time period) is called natural increase. If all other factors remain constant, the-natural increase would represent the net increase in this specific time period. However, the population of any area is not stable, so, in order to determine the number of people coming into or going out of an area, the term "net migration" is used. Net migration i.s simply the total change in popula- - 22 - �MISSAUKEE COUNTY ROSCOMMON COUNTY ~---------------------------------------------------~-------------------------------------·- ----- ------~----------------------~----------------- ------------------------- --~-----------------------·- -------------~--------------------------------------· - ~-------------------------~------------_-_-_-_-_-_-_-_-_-----=-----= """-:.-: :f....:f3.A:t.tlfitt: ----::._-_ = WINTERFIELD _-_-_:-.:....: rncIS-.T :-- ----_-:--- - ,... ---_-_-_-_-_-_---_---_-_-_---_-_ - SUMMERFIELD --------------------------------------- - - - - - - - - - - - 1----------------------- --- - ------------~--------------------------------------------------- - - - - - - - - - - - ~---------------- ------------- - - - - - - - . - - - - :::---77.-:-.:-:-.-:-:-.-:-::-:-:.~---- ~------------~------------.,_ ____________ _ 1--------------i--------------,__--:....""GREENW000--- --_-_: r-------------------------r-------------------------- - rl I •1z ::::::, IHARRISOf t--------------,..... ____________ _ ~------------• z ------------- ll lllll I • --------4=-===~====~=-=-~~:=-:==-==:-=-::====:-=-::F-~~~~~~==~ -z 0 REDDING 0 0 I- ::::::, -: ______ -------:--------------____-_-_-_-_-_-_-_-_-- __-_-__________ - . . - - - - - - - - - - - - - - I- ·- - ,_----- _-_-_-:_-:_-_::_- 0 ~ < ~;:~:Hc-=----<~=---=fg:§-=======~ k=====~~~=~=l ~ ~ ------:_-:_-_-_-:_-_-:_=] --=--==~=:f:f=~~==~~=-== --=---=:~ C -I 0 w u Cl) 0 FREEMAN ·- --~ ----- ·- ······················•·:ffi.J8~!B·l·\:l~°f¥·.·.·.•··•·-:-.•. :::':· ' :' ' :::' !SABELLA .. ·: .. COUNTY POPULATION DISTRIBUTION GEOGRAPHIC ·• • & POPULATION CENTERS 1970 Density ( pop./sq.mi) CJ Geographic Center of the County 20- 30 Population Center by Decade 1960 - 1970 Growth Center ,- ~ -....: ; - . i THE ASSOCIATION OF CLARE COUNTY : LOCAL PLANNING COMMISSIONS 0-10 10 -20 30- 50 50-100 100 - 6 50 ·- I JUNE, 1978 !lli iii 650 or more TH£ PREPARATION OF THIS MAP WA S fl NAN CED IN PAR T Tl-4R'1UGH A COMPREHE NSIVE PL ANNIN G GRAN T FAOM TH [ OEPARTM[P'IIT OF HOUSIN G AND URBAN DE VE LOP MfN T , A OMINI S TEk [ f'i BY THE ST AT E: OF MI CHI GAN CLARE COUNTY , MICHIGAN 7 �tion minus the natural population inc rease. The resulting figure is the number of people that migrated into or out of that area during the specific period of time. Table 8 shows the natural increase and net migration for 1960, 1970 and the estimated net migration for July 1, 1976 wi t hin Clare and su rrounding counties. Net migration (total population minus natural increase) provides a measure of population move. ment. Clare County's net in-migration from 1960 to 1970 was 4,073 people, and from 1970 to July I, 1976 estimate was 5,400 people. When compared to the surrounding counties Clare . County's net in-migration ranks high. During the 1960 to 1970 time period , only Mecosta and Isabella Counties had a greater net in-migration . During the 1970 to July I, 1976 time _period Clare and Roscommon Townships had the highest net in-migration of 5,400 people each. This was a fig ure almost twice as great as Clare County's east and west neighbors Osceola and Gladwin Counties. Again, this net influx of population is a result of the high resort nature of Clare County and its attractiveness to retired and elderly persons. Population Forecast An estimate of the future population of Clare County is one of the most important and basic steps · in the overall planning process. The need for future land uses and community facilities cannot be assessed if the number of future residents is not projected. There are no truly accurate methods of predicting future growth since growth is based on different variables. However, historic growth provides one basis for projecting future growth. Historic growth projections, however, must be modified to reflect future growth generators that wil I affect future population growth. The continuing planning process shot.Ad provide a periodic review and restudy of long-range plans. Therefore, these predictions can be adjusted to reflect changing conditions within the County. Five different population projections are considered for Clare County's estimated population in 1990 and 2000. These projections are shown in Table 9. Michigan Department of Management and Budget One source for projections for future population of Clare County is the comprehensive studies undertaken by the Michigan Department of Management and Budget in October 1974. These projections were mode using data for birth rates, number of women in child-bearing years, death rates, and recent migration trends. Through this method Clare County's population projection for 1990 is 36,817 people and for the Year 2000 at 49,159 people. Region VI I "208" Planning Projection The East Central Michigan Planning and Development Region's 208 Area-Wide Waste Treatment Management Program population projections included Clare County. The report, published in March 1977, estimated that the 1990 population of Clare County would reach 41,950 and the Year 2000 population would reach 59,550. These projections are quite liberal since the estimated July 1976 population was only 22,400 and in the 11 208 11 report Clare County's population is estimated to attain approximately 28,000 people by 1980. Arithmetic Projection The arithmetic method of projection is based entirely upon the assumption that the exact numerical growth in the past decade will continue on into the next decade. From 1960 to 1970 Clare County - 23 - �TABLE 8 NATURAL INCREASE AND NET MIGRATION CLARE AND SURROUNDING COUNTIES,. 1960 to 1970 and 1970 to l July 1976* 1960 to 1970 Countl 1 N .i:,.. 1970 to l Juli'.'.. 1976° Population . Natural Net Population Natural Change ____ Increase ___ Migration ______ Change ____ Increase Net Migration Clare 5,048 975 4,073 5,700 300 +5,400 Gladwin 2,702 873 1,829 3,500 400 +3, 100 Isabella 9,246 5,076 4,170 6,800 2,600 +4,200 Mecosta 6,941 2,406 4,535 6,500 1,300 +5 1 200 Midland 12,319 9,937 2,382 2,700 4,600 -900 Osceola 1,243 1,090 153 3,000 700 +2,300 Roscommon 2,692 38 2,654 5,200 -200 +5,400 Missaukee *Source: Bureau of the Census, Current Population Reports (Washington, D.C.: 1976), Series P-25, No. 461, and Series P-26, No. 23-76 and No. 23-75. 0 Provisional estimate rounded to the nearest hundred as presented in Michigan Statistical Review, 1977 edition. �TABLE 9 POPULATION PROJECTIONS CLARE COUNTY, 1990 AND 2000* Projected 1990 Population Michigan Department of Management and Budget Region VII 11 208 11 Planning Projection Arithmetic Projection Straight Line Projection (1960-1970) Planning Advisor's Projection Projected 2000 Population 36,817 49,159 41,950 26,791 34,283 34,000-37,000 59,550 31,839 49, 127 45,000-50,000 *Compiled by Herman Raad, Association of Clare County Local Planning Commissions' Planning Advisor, March 1978. increased its population by 5,048 people. Simply adding 5,048 three times gives the Year 2000 projection of 31,839. This projection is considered to be very conservative. Straight Line Projection The straight line projection (1960-1970) simply extends the County's population into the future by the same increase as was experienced during the last decade (approximately 43.3 percent). The 1990 Clare County population would then be about 34,287 people, with the Year 2000 projection at 49, 127, very close to the projections established by the Department of Management and Budget. Projection by Township Planning Advisor Growth projections based upon historical growth patterns fail to consider new developments which will affect growth in the future. At best, historical growth projections provide the lower limits for expected future population size. Growth generators such as freeways, utility systems and new employment centers stimulate growth in an area. The extent of new growth that these generators stimulate depends upon many variables. One of the more important variables is the location, extent and direction of regional growth trends. Clare County is located within a morning's driving range from most of the population in Michigan. Both U. S. 27 and U. S. 10 (linkages to heavily populated areas) ensures that if people are going "up north" there will be good chance of driving to Clare County. The rural attractiveness and ease of access to populated areas ensures a rapid and steady growth rate for Clare County. a Population Projection for 1990. -- Several significant growth factors will mature by 1990. These include: 1. The vast amount of recreational and vacant units in the County, if filled,would have more than double the 1970 population of 16,695 to 39,686. - 25- �2. Expansion of industrial parks. 3. Expansion of sewerage facilities adjacent to developed lake areas and incorporated communities. 4. Urban renewal rejuvenation in the Ci ties of Clare and Harrison and the Vi I I age of Farnwell 5. A number of Federally assisted elderly housing apartment complexes. The exact impact that these new growth factors will have on Clare County is difficult to numerically project. It is certainly anticipated that the growth rate in the 1960's will continue into the 1970's and probably equal the 1960-1970 growth rate. It is estimated that the growth rate will be between 42 and 54 percent from 1980 to 1990, for a 1990 pop_ulation of between 34,000 and 37,000 people. PopulaHon -Projedion for the Year 2000. -- The growth genera~ors for the Year 2000 are anti cipated to further mature and develop. In addition new factors could arise such as: l. Early retirement and additional recreational needs for the middle class worker. 2. High transportation costs which could force people _to spend limited time driving to reach a vacation or cabin site. Clare County is aptly cal led "The Gateway to the North." 3. Development of additional services and light industrial concerns drawn by the already stable population and generally lower pay scale than in the metropolitan areas. It is therefore anticipated that between 45,000 and 50,000 people are expected to live in Clare County by the Year 2000. It is not essential that a population projection be absolutely accurate. A population projection provides the planning program with a general basis for determining the extent of future land areas and community facilities. The Clare County Planning Commission and the Association of Clare County Local Planning Commissions should periodically evaluate the actual growth of the County in relation to the projected County growth. In this manner, the implementation of the Regional Comprehensive Plan can be accelerated or decelerated to meet actual County growth. For the purpose of future planning, a Year 2000 population of 45,000 to 50,000 will be utilized. The ultimate population growth over the next two decades will be greatly influenced by County and local municipal officials. The various ways officials have to influence growth include: 1. Physical change in Clare County, as well as economic change, will be influenced by highway development by the Michigan Department of State Highways and Transportation and the Clare County Road Commission. 2. The quality and quantity of services, particularly sewerage and water supply facilities and street development, wil I significantly affect County population changes. 3. The cost of homes and living conditions also affect decisions of families as to their location. A wide price and rental range of housing generally attracts people with a range of interests and ability to pay for or rent homes and other living accommodations; a restriction of cost range will likewise restrict the number of available - 26 - �buyers. Land use controls such as building codes, zoning ordinances and subdivision regulations influence the rate and type of population change. 4. ·Solutions to the problems of solid waste disposal, storm drainage and other development problems surrounding lake areas are essential to additional housing construction. 5. A pleasant environment supplying adequate recreation facilities, preserving open land areas and redeveloping older urban areas can attract people to an area. These are some of the important factors which will directly influence population growth in the County. How and when County decision makers provide workable answers to these factors will greatly celermine the population growth of Clare County. - 27 - �ECONOMY �ECONOMY Introduction The purpose of an economic base study is to analyze the various generators of economic activity within a community. An understanding of the resultant employment structure which stems from these particular generators forms a ba_sis upon which sound planning programs may be developed. Clare County is presently changing from a farming-oriented community to one whose future will be determined, to a large extent, by resort pressures emanating from the Cities of Detroit, Lansing and the Tri-Cities. Therefore, the first section of this study consists of this study and projected future industry mix and employment structure within the County. The agricultural sector of the economy is discussed in the second section, while an analysis of the effect that urbanization will have upon the local governmental units within the County is included in the final section. Employment and Income Distribution State and Regional Employment Projections Over an extended period of time, the economy of Clare Cou~ty will be affected not only by internal changes but also by forces originating at the regional and State level. Therefore, a general description of the employment structure within the State of Michigan and the Clare County Region}and projections for the year 1985 are presented in Table 10. 4 This projection was completed by the Michigan Department of Commerce in 1976. During the 1977-1985 period, the largesr increases in employment throughout the State are projected to occur in the Durable Goods Industry, Government and Retail Trade and are also projeded to develop the most rapidly in the Clare County area . Employment Projections for Clare County In Table 11, employment by industry within Clare County during the 1974 period is presented along with estimates for the years 1980 and 1990. 5 Employment within the non-manufacturing industries is expected to increase the most rapidly through 1990. Retail Trade employment is expected to increase from 925 in 1974 to 2,048 by 1990. Employment in construction (an indicator of County development) is expected to take a healthy increase during the 1980's and 1990 1 s. Employment within the manufacturing industries are expected to increase approximately 33 to 39 percent by 1990. Employment growth in Clare County is not projected to be as fast as population growth. By the Year 2000 there is projected to be between 45,000 and 50,000 residents in Clare County or approximately 7,290 more households. Between 1974 and 1990, there is projected to be a total increase 3 4 5 consists of Clare, Arenac, Gladwin, Gratiot, Iosco, Isabella, Roscommon Counties. Midland, Ogemaw, and 1970 Census 4th County Population Display Program. The 1980 and 1990 projections were derived by assuming that the present growth trends in employment would continue through 1990. · - 28 - �TABLE 10 EMPLOYMENT CLARE AREA AND STATE OF MICHIGAN, 1977 and 1985* Clare Area I !:i Emplotment 1977 Emplotment Civilian Labor Force Employment Unemployment Rate 111,536 · 99,918 11,608 10.4 1985 Employment Projection a State of Michigan 1977 Employment (1,000) Employment (1,000) Projection 1977-1985 Change Number (1,000) Percent 32.2 26.9 78.3 4,145.140 3,807.500 338.360 8.2 4,935.590 4,637.160 298.640 6. l 794.45 829.66 -39 .72 -2. l 19.2 21.3 -11.7 f977-1985 Change Number 35,937 147,473 26,864 126,764 9,096 20,704 3.7 14. 1 -- Percent Wage and Salary - lv\cmufacturing Ind. Durable goods Ind. Non-durable goods Ind. 75,203 22,990 7,801 15, 189 90,513 21,985 8,834 13,151 15,310 -1,005 1,033 -2, 130 20.4 -4.4 13.2 -13.4 3,457.600 1,130.220 908.040 222. 180 4,361.630 1,323.910 1, 106.760 217.140 904.03 193.68 198.72 -5,04 26. 1 17. 1 21. 9 -2 .3 Non-Manufacturing Ind. Construction Retail Trade 34,343 4, 195 12,496 46, 146 6,325 17,329 11,803 2,130 4,833 34.3 50.8 38.7 1,706.070 126.400 546.590 2,235.770 180.960 669.320 529.70 54.56 122 .73 31. 1 ·43_2 22,5 Government 17,871 22,383 4,512 25.3 621.470 801. 990 180.52 29. l *Source: Civilian Labor Force, Employment and Unemployment Forecasts Multi-County Balance of State Areas, Malcolm S, Cohen, Harold T. Shapiro, Arthur R. Schwarts, Alan Kett and Philip Mirowski, May, 1977. aConsists of Clare, Arenac, Gladwin, Gratiot, Iosco, Isabella, Midland, Ogemaw, and Roscommon Counties. �TABLE 11 EMPLOYMENT PROJECTIONS CLARE COUNTY 1974, 1980 and 1990* Employment Projections 1974 1980 1974-1980 Percent Change 1990 19'80-1990 Percent Change Manufacturing Industries 67 84 Lumber and Wood Products 67 84 25.4 113 34.5 Fabricated Metal Products 40 50 25.0 67 34.0 Jvlochinery, except Electrical 73 92 26.0 124 34.8 Electrical Equipment and Supplies 134 169 26. l 227 34.3 Transportation Equipment 227 . 286 26.0 384 34.3 19 24 26.3 32 33.3 121 153 26.7 205 34.0 Print and Publishing 11 13 18. l 18 38.5 Other Non-Durable lvbnufacturers 16 20 25.0 27 35.0 120 201 67.5 336 67.2 58 108 86.2 192 77.7 825 1,346 45.5 2,048 52.2 1,007 1,883 87.0 3,344 77.6 Other Durable Manufacturers Food and Kindred Products 113 Non-Manufacturing Industries Construction Wholesale Trade Retail Trade Other *Source: Research and Statistics Division, Michigan Employment Security Commission; Civilian Labor Force and Emp!_oyment Estimates, 1970-1973. This chart originally appeared in the 11 Clare County Solid Waste Management Plan 11, prepared by the E.C.M.P.D.R. for the Clare County Board of Commissioners, May, 1975, pg. 28. - 30 - �in employment of 4,299 jobs in the County. New employment opportunities within Clare County do not entirely account for the population growth in the County. A majority of those migrating to Clare County do so for retirement and not to find employment. Income Distribution The level of effective buying income and the distribution of families within the various income categories is a direct result of the industry mix which generates the economic wealth of a community. The level of household income is the single most important indicator of the economic well-being of the residents. Data documenting these figures for Clare County during the 19741976 period are presented in Table 12. Du ri ng these three years, the level of household income in Clare County has been steadily growing. Clare County has a growing proportion of family incomes in the $15,000 or over category and a decline of households earning less than $8,000. However, these statistics do not take into consideration income which is earned, but not recorded. In many agricultural and rural communities, commodities such as fruit, vegetables, meats and dairy products are produced by the individual family and their expenditures for these necessities are thus reduced considerably. Also, housing is often less expensive in rural communities. In actuality, the "standard of living" in Clare County may be as high or higher than the average throughout the State, but complete living standard statistics are not available. Business Activity The characteristics of the business establishments of Clare County are similar to those of establishments which are located in a rural county (e.g., they are smaller in size and do a smaller dollar sales volume per establishment that similar establishments located in more industrially oriented and populous counties). The Cities of Harrison and Clare and the Village of Farwell provide shopping and convenience goods for the majority of County residents. However, to obtain specialized goods and services, County residents must travel to the Mount Pleasant area, and,, in some instances, to the Tri-City (Midland/Bay City/Saginaw) area and the Lansing areas. Reta ii Trode The amount of employment in Retail Trade is directly related to the population size within the area serviced by the retail establishments. Also, the general trend throughout the State and the nation has been for a decrease in the number of retail establishments, while both the number of employees and dollar sales per establishment have been increasing. These trends are most evident in areas where shopping centers with large stores ore replacing the downtown business establishments. In Table 13, dpta on Retail Trade in Clare County is presented. During the 1974-1976 period, retail sales hove been steadily increasing for most retail services. Both furniture and automobile sales have increased the highest during this period. As could be expected in a rapidly growing retirement and recreation area, food sales and restaurants have nearly kept pace with the overall retail sales increase for the period 1975-1976. There is a great diversity of goods within Clare County attracting sales of its rapidly expanding population as is evidenced in a steady retail sales growth; 5.8 percent from 1974 to 1975 and 16.0 percent from 1975 to 1976. - 31 - �TABLE 12 EFFECTIVE BUYING INCOME AND DISTRIBUTION CLARE COUNTY, 1974-1976* Total Effective Buying Income (Thousands) Median Household Income Family Income Distribution: Percent of Families Within Each Income Categort $0-2, 999 $3,000-4 1 999 $5 I 000-7 I 999 $8, 000-9 I 999 $10, 0QQ-14, 999-$15 1 000+ 1974 $58,491 $7,612 $69,169 $8,389 $79,739 $9,292 14. 1 16.6 12.5 22.9 12.3 N/A N/A N/A 10. 9 24. 1 17. l N/A N/A N/A 9.9 23.5 23. 1 21.6 1975 I w I',,) 1976 -- I *Sales and Management Magazine (1974, 1975, 1976 editions). N/A - Not available. �TABLE 13 RETAIL SALES DATA CLARE COUNTY, 1974, 1975 AND 1976* (Thousands) 1974 Food Eating and Drinking Places General Merchandising Furniture and Appliances Automotive Drug $13,133 Total Retail Sales $55,467 N/Aa 2,352 2,779 9,168 1,570 1975 Percent Increase 1976 Pe rcent Increase $15,093 14.9 $17,161 13.7 7,196 1,820 2,990 8,760 1,736 N/A 22.6 7.6 -4.5 10.6 8,454 1,999 3,523 10,875 1,849 15.9 9.8 17.8 24. 1 6.5 $58,687 5.8 $68,050 16.0 *Sales and Management Magazine (1974, 1975 and 1976 editions). aN/ A - Not Available . Wholesale Trade Employment in Wholesale Trade is not as closely related to changes in population as is Retail Trade. Wholesaling activities are often understated as certain manufacturers sell directly to the ultimate consumer and do not use brokers, or the wholesaling activities are consolidated with other functions. Data on Wholesale Trade within Clare County is documented in Table 14. It is evident that wholesaling activities are rapidly expanding within Clare County as the dollar sales, the number of stores and the total payrolls have increase dramatically. Wholesalers usually are located where the products are produced, near the market or· at the intersection of several main arteries of transportation. Clare County has the advantages of excel lent transportation access to populated areas in "downstate" Michigan. TABLE 14 WHOLESALE TRADE AREA CLARE COUNTY, 1967 AND 1972* (Thousands) Sale Number of Stores Total Payrolls 1967 1972 $8,447 · · 13 354 $16,031 . · 29 1,197 Change Numerical 7,584 16 843 *U. S. Census of Business, 1967 and 1972, Wholesale Trade, Michigan. -33 - Pe rcent 89.8 123. l 238. 1 �Selective Services A.s the expendable income of the population increases and people have more leisure time, the demand fo r services increases. Thus, over the past decade, the service industry has become the fastest growing industry throughout the nation. In Table 15, data in presented on these ."selected services. 11 TABLE 15 SELECTED SERVICE DATA CLARE COUNTY, 1967 AND 1972 * Kind of Business 1967 Hotels, Motels, Etc. Personal Services Business Services Repair and Auto Services Motion Pi cturesa Recreationa Legal Services 25 49 13 19 3 9 b Number of Establishments Change 1972 Numerical Percent 20 -5 -20.0 34 15 78.9 16 N/A N/A 7 *U. S. Census of Business, 1967 and 1972, Selected Services, Michigan. aCombined for the 1972 Census. 6 Not reported in 1967. N/A - Not Available. The type and number of Selected Service establishments within Clare County is indicative of a northern resort community where a large percentage of commercial enterprise comes from service oriented business. A.s the County population keeps increasing, larger establishments wil I be more numerable and will provide more specialized services. Agriculture General Agricultural Activity The purpose of the analysis of the Agricultural sector of the economy is to present a general description of Clare County's agricultural productivity and then to determine the primary concentrations of this activity within the County. This analysis will guide future planning programs as it will serve as a basis upon which to make decisions which will arise when the forthcoming urban pressure dictates that some land must be taken out of agricultural production. Data on the number of farms and acres in production throughout Clare County during the 19641974 period are presented in Table 16. The agricultural trends in Clare County followed the national and State trends as the total number of farms and the land area in farms decreased during this period. However, the value of all products sold and the value of the products sold - 34- �per fam, both increased during this 10 year interval. These trends are a result of both inflation and a more intensive and efficient method of farming. The average number of acres per farm decreased from 236.3 to 219.0 acres during these 10 years as some farms were platted and sold off acreage. TABLE 16 GENERAL AGRICULTURAL STATISTICS CLARE COUNTY, 1964, 1969 AND 1974* 1964 Number of Farms Land Area in County (Acres) Land Area in Farms (Acres) Average Size of Farms (Acres) Value of Land and Bui I dings Per Farm Value of Land and Bui Idings Per Acre Cropland Harvested (Acres) Value of Al I Agricultural Products Sold Average Sold Per Farm Livestock and Livestock Products Sold Crops Sold Forest Products 1969 1974 346 467 366,080 110,375 236.3 394 366,080 89,013 225.9 366,080 75,730 219.0 20,571 32,943 66,870 87. 15 28,979 14 1. 81 23,048 306 25,778 2,885,750 6,179 3,141,114 7,972 4,817,000 13,922 2,476,204 357,741 2,719,318 392, 187 3,751,000 912,000 *U.S. Bureau of the Census, Census of Agriculture, Michigan (Washington: U. S. Government Printing Office, 1964, 1969 and 1974 issues). The number of the different types of farms in the County as classified by the U. S. Census of Agriculture for the years 1954, 1964 and 1974 for which data is available, are documented in Table 17. Livestock showed the smallest percentage change during these 20 years. A large decrease occurred in the number of Dairy and General farms and in the number of Miscellaneous and Unclassified farms. Field Crops and Cos Grain farms show a slight increase from 1954 to 1974. Livestock Available data illustrating the trends in livestock production in the County for the 1954-1974 period are presented in Table 18. The total number of cattle and calves decreased slightly during the 1954-1964 period while the total value of livestock and livestock products produced increased. From 1964 to 1974 the number of livestock farms and number of cattle per farm increased substantially as did the value of livestock products for the same period. �Dairy In 1954, 311 dairy farms existed in Clare County; by 1974 the number dropped to 65. Although the number of farms has drastically dec reased,the value of dairy products sold from Clare County markedly increased. (See Table 18.) This reflects larger more efficient dairy farms in 1974 than those 20 yea rs ago. TABLE 17 TYPES OF FARMS CLARE COUNTY, 1954, 1964 AND 1974* Type of Farm Field Crops (other than fruit and vegetable) Cash Grain Other Field Crops Vegetable Fruit Poultry Dairy Livestock General Miscellaneous and Unclassified 1954 1964 5 13 12 1 13 1974 26 19 2 5 2 311 175 67 35 175 99 55 392 l 65 81 6 2 *U. S. Bureau of the Census, Census of Agriculture, Michigan (Washington: U. S. Government Printing Office, 1954, 1964 and 1974 issues). TABLE 18 LIVESTOCK PRODUCTION AND SALES CLARE COUNTY, 1954, 1964 AND 1974* Cattle and Calves (number) Hogs and Pigs (number) Sale of Dairy Products Milk Sold (pounds) Poultry and Poultry Products Sold 8,365 3,215 $647,637 14,364,095 13,691 2,929 $2,135,000 N/A $91,525 N/A 7,097 3,624 $1,349,570 32,361,867 $100,291 *U. S. Bureau of the Census, Census of Agriculture, Michigan (Washington: U. S. Government Printing Office, 1954, 1964 and 1974 issues). N/A - Not Available. - 36 - �Anticipated Urbanization and Future Space Needs Urbanization The preceding two sections have discussed past, present and expected future economic trends within the County. The conclusions arrived at in these sections are used to determine what effect the future expected changes will have upon the local governmental units within the County. Change in population per square mile, a density factor, is a good criteria of how rapidly various communities are being urbanized. Two paths of increasing population densities are emerging in Surrey and Grant Townships. One is following the route of Old U. S. 10 Highway westward from the City of Clare through the Townships of Grant and Surrey and the Village of Farwell. Another path of increasing population density is along U. S. 27 through the Cities of Clare and Harrison and the Townships of Grant and Hatton, Hayes and Frost. Hamilton Township is also beginning to experience increased population pressures. The low densities in the western and northernmost townships in Clare County are mostly attributed to the relatively greater distance and driving time from populated areas, and the lack of a direct route from these townships to a larger city. The largest area of conflict with urbanization in the County is expected to occur in the Townships of Arthur and Sheridan. Both have rich farmland and are agriculturally oriented and are desirous of maintaining their farmland. The conflict arises because both townships have ready access to the U. S. 27 Freeway and are within commuting distance from the Cities of Harrison · and Clare and employment centers in the Tri-Cities area. There is a large proportion of State land devoted to recreational purposes in Redding, Summerfield and Winterfield Townships. This trio of townships will remain primarily forested and will also continue to exhibit large landholdings. Due to their isolated locations, it is expected that, at least for the next 10 years, the Townships of Greenwood, Franklin and Freeman will only experience a slight comparative increase in urban concentration, notwithstanding the fact that Clare County is one of the most rapidly expanding counties in this part of Michigan. Future Potential Space Needs Industrial and Commercial. -- The 1990 employment projections indicate that there will be an increase in the number of employers in Clare County. Clare County has two industrial corporations in Clare and Harrison and there is a possibility of the Village of Farwell developing an industrial committee. In 1977, the City of Harrison was awarded a Public Works Administration Grant for development of a 18 acre site with public water, sewage and gas facilities. The County is also fortunate to have Mid-Michigan Community College which offers a large choice of vocational training programs. Large gas storage areas have recently developed in the Townships of Lincoln and Winterfield. Depending greatly upon the future energy needs of Michigan and the United States, these Townships could be dramatically changed. Land for industrial expansion is available in Clare County. However, in most areas of the County, water and sewer lines needed for industrial purposes are lacking. In summary, with all the vacant land in the County, there will be no problem in meeting the future additional space needed by new and expanding firms. As long as proper zoning codes are enforced throughout the County, industrial expansion can provide a greater tax base for the community with a minimum of destruction of open space. However, some utility expansion will be needed. - 37- �The largest concentration of commercial establishments is in the Cities of Clare and Harrison. Originally, Clare served as a "community 11 shopping center for the County but recently the City of Harrison has been expending in terms of services. In Table 19, the recommended population needed for the different sizes of shopping centers is documented. TABLE 19 SHOPP I NG AREA STANDARDS RELATED TO POPULATION AND TIME-DISTANCE * Shopping Area Composition Population Served Service Area Neighborhood Center Supermarket or smal I variety store are major tenants with total floor space of at least 20,000 square feet for all uses. 3,000 to 25,000 depending on density of population. Neighborhood or population necessary to serve an elementary school. Community Center Major tenant of junior department store. Tota I area for all facilities should be 10 to 40 acres. 15,000 to 100,000 population. One to three miles radius. Regional Center Two (2) major · department stores. Site size 40 to 100 acres. 100,000 to 400,000 population. 30 minutes driving time. *Adapted from standards established by Urban Land Institute; Santa Clare County, Commercial Land Needs (November 1964); and International City Managers Association, Local Planning Administration (Chicago, Illinois, 1959). By Year 2000, the County's population will be approximately 45,000 to 50,000 people which will require the present retail shopping base in the County to expand. Expansion will occur by existing retail stores becoming larger and new stores locating in the County. Existing commercial development in the Cities of Harrison and Clare and the Village of Farwell throughout the County will generally meet the demand for neighborhood shopping centers and in certain instances for a part of the community center needs. With the trend today towards planned shopping centers, Clare County can anticipate receiving some small neighborhood shopping centers. These will occur where the population growth is the greatest. Shopping centers have tremendous advantage in retailing goods. Parking is plentiful, convenient and free. Shoppers can do a wide range of shopping at one location by walking through a variety of stores. Central business districts in existing population settlements will have a diffi- - 38 - �cult time to compete with new shopping centers particularly in the Harrison area where growth is expanding a long Clare Avenue ("old II U. S. 27). The three incorporated communities presently act as small community shopping centers. They will have to revitalize their central business districts if they hope to successfully compete with shopping centers and strip commercial growth in the future. Regional facilities are presently located in the Mount Pleasant and the Tri-Cities areas. These communities will continue as the regional shopping facilities for Clare County in the near future. Housing. -- As the population increases, so does the demand for housing. It was noted in the income analysis that the residents of Clare County are primarily in the "lower to low middle income" ranges. It has been traditional in American society, especially in generations which have recently migrated from a farm, for middle class families to own their own home. However, with the present money market and high interest rates, many people, especially young couples, cannot afford a single-family home and must rent a dwelling of some type or live in a mobile home. If the approximately 27,300 additional people that will live in Clare County by the Year 2000 (22,700 in 1976 vs. 50,000 in 2000), all chose to live in single-family residences, at an average of 3.1 persons per household, approximately 8,806 additional dwellings would be needed and I at an average of 2 .5 persons per household, 10,900 more dwellings would be needed in the next 22 years. It is impossible to accurately determine what proportion of the future population will desire multiple or single-fomi ly residences. With the large supply of part-time vacant housing in Clore County, any of which could possibly be converted to permanent homes, not all the additional homes need be constructed. Both the construction and construction supply industries should profit from the housing demand in Clare County. Realtors and other people depending on land development as a source of income should also prosper in the future. Care must be taken to insure that the interest of a small industry does not cause any deterrent to the planning and coordination of future County growth. - 39_ �HOUSING �HOUSING STUDY Introduction The purpose of the Housing Study is to analyze the problems that confront the residents of Clare County in relation to the adequacy, supply and price of housing. Recommendations of objectives that will help alleviate existing housing problems and will prevent this recurrence in the future wi 11 be presented. Various elements of the overal I housing environmental and special residential areas in Clare County will also be analyzed. This Study 1s purpose is not intended to solely project future housing needs but to analyze the characteristics of its existing housing stock affecting the supply and demand of housing within the County. Existing Housing Characteristics Housing Stock In ]970, there were 11,061 dwelling units in Clare County. This represented an increase of 3,028 units over the 1960 figure of 8,033.6 Many of the structures within the County are rela tively new. Approximately 44 percent of the 1970 County housing stock was constructed in the 1960 decade. Nearly 23 percent of the County's total 1970 housing units were constructed in the 1950 decade. The remaining structures were divided among 11 percent in the 1940 decade cmd 22 percent before 1939. Detailed local unit analysis is included in the Appendix of this document. In general, the quality of the County housing sto ck appears to be in need of im provement in spite of its age. However, an in-depth structural quality study of the entire County's housing stock should be undertaken to determine what the present condition is of these dwellings since the Census data is based upon a sample of the total number of units and the surveys are often undertaken by inexperienced personnel. Only with a detailed survey could there be a determination of exact locations of structural deterioration and remedial action taken. There is a high turnover rate of housing within certain areas of the County. Th is is indi coted by the 1970 Census data. As of that year, 52 percent of the homes were either vacant for occasional use or strictly seasonal cottages. This proportion is more predominant in the recreationally oriented townships of the County as the lakefront developments characteristically have small lake lots and high density resort housing. · Housing Value Although the definition used by. the Census Bureau is clear, the validity of the reported dollar value as an estimate of property valuation is a subjective measurement and may be questioned. 11 Value" is the respondent's {owner's) estimate of 11 How much the property would sell for on today's market. 11 Value data is limited to single-family housing (one unit structures),. detached and attached, that are located on 10 acres or less, or on properties which also have a business establishment. Cooperatives, condominiums, and trailers ore also excluded from the value tabulations. 6 1nforrnation provided by the East Centroi Michigan Piann1ng and Deveiopment Region, Saginaw, Michigan. -.40- �TABLE 21 HOUSING CHARACTERISTICS CLARE COUNTY, 1970* Units Number Percent Built for Seasonal Use Occupied Year Round Vacant for Rent Vacant for Sale Vacant for Occasional Use Other Vacant Rented or Sold but not Occupied 1,741 5,345 161 179 4,837 499 32 13.6 41.8 1.3 1.4 37.8 3.9 12,802 100.0 Total .2 *U. S. Census of Population and Housing; provided by the East Central Michigan Planning and Development Regional Planning Commission. The large number of seasonal homes is indicative of Clare County's resort nature. The large percentage of resort housing is heavily influenced by large numbers of seasonal homes in Hamilton and Hayes Townships possessing 40.6 and 31.3 percent, respectively, of all the resort homes in Clare County. Housing Type The predominate type of housing unit in Clare County is single-family dwellings. In addition, in 1970 there were 491 year-round mobi I e homes in the County. TABLE 22 HOUSING UNITS BY TYPE (OCCUPIED AND VACANT ALL YEAR), CLARE COUNTY, 1970* Number Percent Single Family Duplex Multiple Family Mobile Homes 10, 199 92.2 247 124 491 2.2 4.5 Total 11,061 100.0 Type 1. 1 *1970 U. S. Census, Census of Housing, U. S. Bureau of the Census; 4th Count Summary Tapes. - 42 - �In 1970, over 40 percent of all of Clare County's single-family homes were located in Hayes, Garfield and Lincoln Townships. These three townships are also the townships which possess large clusters of homes adjacent numerous lake developments. Surrey, Grant and Frost Townships cumulatively comprise 21.0 percent of Clare County's single-family housing stock. The Cities of Harrison and Clare, the only two cities in the County, house 15.4 percent of the County's homes; and the remaining 2,353 homes were almost equally distributed in the remaining nine townships. Of the total 247 (1970) duplex units in the County, 124 were located in the City of Clare and 33 were located in the City of Harrison. Six townships in the County possessed the remaining 90 duplex units. In 1970, the multiple family dwelling units were concentrated in the Cities of Clare and Harrison with a combined total of 76 multiple family dwelling units out of a total 124 such units. Nearly a quarter of all the County's 1970 mobile homes were found in Hayes Township. The 1970 Census information indicated 104 mobile homes in Hayes Township, or 21.2 percent of the County's 491 mobile homes. The Township Planning Advisor estimates that in 1978 there are nearly 1,000 mobile homes in the County, 350 in Hayes Township alone. Plumbing Facilities Plumbing foci Ii ties include toilet and bathing equipment and water supply facilities. The characteristics of these fixtures are measurements of housing quality. Housing units considered as having all plumbing facilities are those which have piped hot and cold running water inside the structure, a flush toilet, and a bathtub or shower inside the structure for use only by the occupants of the unit •. TABLE 23 BATHROOM FACILITIESa CLARE COUNTY, 1970* None or Half Bathb 1 1--1/2 2 2-1/2 Bath Baths Baths Baths 3 or More 3,682 6,532 496 277 50 50 Total ·: Uni ts 11,087', *1970 Census of Housing, U. S. Bureau of the Census, 4th Count Summary Tapes. a , Based on 15 percent sample calculations. blncludes facilities also used by occupants of another unit. The 1970 Census reported that 3,682 or 27.8 percent of Clare County's year-round housing did not have complete bathroom facilities. The problem of insufficient or total absence of plumbing facilities will become more serious if the present trend of seasonal home conversion to year-round units continues throughout the County. - 43 - ,.;.· . �Allied to plumbing facilities are those housing characteristics which describe the various methods of residential sewage disposal and the different sources of water supply. These characteristics are also elements of housing quality, for many persons place great value on publicly provided sewer and water services. Sewage Disposal Residential sewage disposal is handled through three basic methods: (a) Public sewer. (b) Septic tank or cesspool. (c) Some other means, ordinarily a very primitive method such as a priv y, chemical toilet, or running a sewer line from the housing unit directly into a creek, lake, swamp, etc. TABLE 24 SEWAGE DISPOSALa CLARE COUNTY, 1970* Unit County Total Public Sewer 1,050 Septic Cesspool 7,093 b Other 2,944 Occupied and Vacant Total 11,087 * 1970 Census of Housing, U. S. Bureau of the Census, 4th Count Summary Tapes . aYear-round units. Based on 15 percent Census sample. bOther includes units on individual sewer lines running directly to creek, lake, o r swamp . According to the 1970 Census, only 9 .5 percent of all Clare County's year-round units were tied into a pub Ii c sewer system; 86.3 percent of these homes used a septic cesspool system, and the remaining 26.5 percent relied upon some other means of sewage disposal. Source of Water In 1970, nearly 18 percent of Clare County's 11,087 homes relied on a public water or private water system; al I but 8.8 percent were so provided in the Cities of Harrison and Clare and the Vi II age of Farwel I. Homes with water supplied by a individual well constituted 80.2 percent (8,897 homes) of all the homes in Clore County. Only 221 occupied and vacant year-round homes relied upon a creek, river or spring directly. Two townships, Frost and Lincoln, had 54 · homes each relying upon a primitive method of water supply. - 44 - -~· ... �TABLE 25 SOURCE OF WATERa CLARE COUNTY, 1970* Public System or Private Companyb Unit Individual Well 1,969 Clare County Other 8,897 Total Units C 221 11,087 *1970 Census of Housing, U. S. Bureau of the Census, 4th Count Summary Tapes. aBased on 15 percent calculated sample. b Common source supp I ying · water to more t han f.rve units. . cWater obtained directly from springs, creeks, rivers, etc. Heating Equipment Heating equipment, like plumbing facilities, is a measure of housing quality. The types of heating equipment discussed here represent the principal kind of equipment used in each housing unit. The U. S. Census Bureau in its survey of heating ·e quipment utilized eight separate classifications. For simplicity, these have been reduced to four major categories: (a) Central heating equipment, whether hot water, warm air, or electric; (b) Room heater without a flue; (c) Other types which include room heaters with a flue, pipeless furnaces, stoves, fireplaces, and portable heaters; (d) . Not heated. TABLE 26 HEATING EQUIPMENTa CLARE COUNTY, 1970* Central Heating Unit 3,534 Clare County Heater Without Flue 256 Other Types Not Heated Total 7,142 129 11,061 *1970 Census of Housing, U. S. Bureau of the Census, 4th Count Summary Tapes. aBased on a 20 percent sample. Occupied and Vacant Year-Round Units. I. In 1970, 32.0 percent of all the year-round units in Clare County were equipped with some form of central heating system (83.4 percent of these were warm air type). Only 256 of all ' • •• ~· . • 'l t... . the yecr-iounv units rel:e'-4 upon non-tiued room heaters. Uver b4 percent of the County;s ~ ~ - 45- . ~--- �year-round units relied on other types of heating facilities (about 57. 1 percent of these were heated with flued heaters). Al I but 129 homes in Clare County were heated in 1970. Most of the homes built since 1970 rely on some form of central heating. Mobile Homes The mobile home is one aspect of the housing supply which is often overlooked. In 1975 about 9.9 million people lived in more than four million mobile homes.7 Now more than two percent of the United States pouplation live in mobile homes. The mobile home industry has inherited the lower-priced market and this year wi 11 sel I about 95 percent of new homes under $25,000. 8 Mobile homes are, therefore, beginning to have great impact upon the low-cost housing market. Mobile homes may range from 12 feet in width to 70 feet in length. Two 12 foot wide mobile homes can be placed together and may have wel I over 1,200 square feet of floor space. New · mobile homes, fully equipped and completely furnished, range in price from $7,500 to $18,000. The double wide homes may range from $9,000 to $30,000. Prices may vary according to size, style, and quality of the unit. The Veterans Administration makes loans for mobile homes with a maximum limit of $12,500 financed over a 12 year period. An additional $7,500 maximum loan may also be obtained to purchase a site for a mobile home. A total of $20,000 may be borrowed for a 15 year period. The Federal Housing Administration (FHA) insures loans on mobile homes up to $12,500 with a maximum repayment period of 12 years and 32 days. The mobile home must meet construction standards as determined by the U. S. Department of Housing and Urban Development. FHA does not insure loans on seasonal mobile homes. Today, there is little to distinguish the mobile home owner from those who own conventional homes. Many mobile home units may be used as second homes. Twenty percent of the total mobile home shipments are assumed to be in this category. 9 Considering that the "typical income for the mobile home family in 1974 ranged between $6,000 and $9,000 (and) about 25 percent (of the owners) were over 65, 11 10 Clare County appears ripe for mobile home development. The Township Planning Advisor estimates that there are approximately 1,000 year-round mobile homes in Clare County as of June, 1978. 11 7 8 9 Sylvia Porter, "Mobile Homes Affordable," The State Journal, August 8, 1976. carl Norcos, "Mobile Homes - The Most for Your Money," Detroit Free Press, Parade Magazine, September 12, 1976. . u. S. Department of Agriculture, Agriculture Handbook N. 428, Projections of Demand for Housing by Type of Unit and Region, May 1972. lOSylvia Porter, "More About Mobile Homes," The State Journal, June 10, 1976. 11 This estimation is derived from assumptions made from bui Iding permit statistics for the year 1977 and from population estimates. In 1977 alone an additional 144 mobile homes were placed in Clare County (not all are assumed to be permanent Clare County residents) • - 46- .. - �Seasonal Housing The discussion of housing growth characteristics has heretofore grouped al I housing units in Clare County with no distinction made between year-round and seasonal dwellings. Yet, there are ample reasons for examining the two types separately. First of oil, seasonal homes are highly restrictive in their intended use, and often inadequately constructed, equipped, or maintained for year-round occupancy. As such, it is unrealistic to include these units with the County's year-round housing resources. In 1970, the U. S. Census Bureau determined that there were 1,737 seasonal homes, however, there were also 5,716 homes classified as vacant. Many of the homes classified as vacant were also used as seasonal homes. This means that approximately 58 percent of Clare County's homes were classified as either seasonal or vacant in 1970. The large number of seasonal units hinders the provision of public services throughout the County. Concentrations of dwelling units that would normally be capable of supporting public services are unable to do so in Clare County due to the large percentage of seasonal homes. The owners of seasonal homes, being temporary occupants, are often hesitant to pay for public services, thereby making any system too expensive for the year-round residents during the non-peak seasons. The result of this situation is a lack of pub Iic services in areas where environmental conditions often demand them. Housing Supply Needs In the three decades previous to 1960, only a small portion of the population increase in Clare County was due to an in-migration of people. However, from 1960 to 1970 Clare County's population increased an estimated 10,748 persons. Of this total increase, 88 percent was due to a net inflow of people from other counties. 12 The pleasant living conditions, abundant recreational opportunities, and absence of urban problems have induced many people to reside in the County and commute to the City of Midland or as for away as the Tri-Cities or Lansing areas for employment. Clare County's history as a resort area has helped spur the in-migration of elderly persons, many of whom move into their "vacation home" permone,:itly after retirement. Existing Supply The County's 1970 population of 16,695 is projected to increase to approximately 26,000 by 1980 and to about 36,000 by 1990. If these additional people were to live in single-family homes at an overage of 2.81 persons per household, l3 an additional 3,300 homes would have to be made available by 1980 and on additional 3,300 homes would be needed between 1980. and 1990. According to the East Central Michigan Planning and Development Region in its 1975 Housing Inventory, Clore County in 1970 had a total of 12,802 housing units. Of this total, 13.6 percent, or 1,741 units, were classified as seasonal residences. From the remaining 11,061 yearround housing units, 348 were for sole or rent. The remaining 10,713 units were composed of 5,368 second homes and 5,345 occupied households. Removing the homes which were considered 12 See Chapter, Population Characteristics and Forecast. . , 13compu,ea . ,. I Ioy ca~, r ... ,... t I M· I ! P' • . d' Deve,opment i- · . ·• . '-'.en_~ ., , \!C:n,gan ___ ,annrng an Region; originally presented in Technical Guide For Housing Plan, Preliminary Draft, 1978, p. 21. - 47 - -~- �substandard due to deficiencies in plumbing and deterioration, only 7,298 year-round homes in 1970 were considered available. The problem with this analysis is that consideration was not given to the actual amount of seasonal and second home~ which will potentially be available by 1980. This large number of pc;>tentially avai !able homes is an important factor in Clare County's future housing supply. · Supply Projection Methodology In order to accurately project the 1980 supply, the number of housing units to be· made available through construction or renovation must be tabulated. The first step in aci:omplishing this task is to determine the average rate of construction or renovation for the various types of building activities. Actual building permit statistics are needed to serve as a base. However, only in 1977 are complete records available. (See Table 2 7.) Building activity prior to 1977 will have to be estimated. (The Department of Commerce estimated that 1,302 housing units were constructed from 1970 to 1975, however, the source of their information indicated voluntary reporting of permit activity. No accurate record~ were kept during that period for any Clare County community.) Estimations of potential 1980 housing supply were made from 1977 building permit statistics and through discussions with the Clare County Building and Health Departments. 14 Through discussions with the Clare County Building and Health Inspectors it was determined that 1977 was not a "typical" year for County development. It was ascertained that 1977 had a more rapid rate of mobile home development than the previous six years. Permits for housing construction and additions were also higher than they had been in prior years. Fewer cabins were constructed in 1977 as well as fewer improvements on existing second homes. Incorporating 1977 permit data and the observations of two wel I informed department heads, an average yearly rate of development for each type of building activity was determined. Each class of activity was then calculated as to the ratio of permanent to second homes. Table 28 summarizes 1980 supply projections~ Potential 1980 Standard Housing Supply As indicated on Table 28) it is estimated that an additional 1,400 mobile homes will be moved into Clare County during the 1970 decade. It is approximated that 63 percent of the mobile homes moving into the County will be used as secon.d homes, and a total of 518 additional permanent mobile homes will be added to the housing stock. It is also projected that approximately 70 cabins wil I be built per year or a total of 700 additional resort or second homes by 1980. Approximately 15 percent of these units, 105 units, are estimated to be used permanently. In 1977, 109 single family homes were constructed. This high figure is not indicative of the County's early development when seasonal home construction was stil I in its heyday. It is anticipated that an average of 125 permanent homes will be constructed yearly during the 1970 1 s, or a total of 1,250 additional homes by 1980. In 1977, more than one-half of all the building permits issued were for additions and improvements to existing structures. The Clare County Building Inspector estimates that 60 percent of all additions made in Clare County are intended to prepare a second home for permanent occupancy. The Building Inspector further estimates that 25 percent of all the improvements made in Clare County are intended to convert a second home for permanent use. It is estimated that 14 DLicussions held during Month of May; 1978. - 48 - ,· �TABLE 27 ---Unit Town sh i_es: Arthur Frankl in Freeman Frost Garfield Grant Greenwood Hamil-ton Hatton Hayes I .p.. Lincoln --0 Redding Sheridan Summerfield Surrey .,,, Winterfield BUILDING PERMIT STATISTICSa CLARE COUNTY 1977* Mobile Homes 2 Addition Cabinb House 1 6 4 6 1 9 15 .• 19 17 20 16 Pole Barn Improvem~~GC!I~ge Total 6 0 1 2 14 20 42 5 3 5 12 9 15 23 29 74 98 5 2 6 3 14 46 6 41 5 73 0 15 5 22 5 35 12 60 33 246 9 l 6 11 3 6 8 29 5 2 l 4 4 0 1 10 0 20 4 4 4 3 13 0 6 10 11 30 4 33 32 32 107 16 0 l 27 2 0 0 13 l 19 8 26 8 85 20 144 218 43 109 114 249 877 11 Cities: -Clare Harrison Farwell County Total *Clare County Building Department, M-lrch, 1978. Compiled by Township Planning Advisor. aFreernan, Hamilton, Lincoln and Grant Townships and the City of Clare had their own building inspector during 1977. 6A ccibin is considered to be a seasonal residence of approximately 720 or smaller. clmprovements include porches, fireplaces, breezeways, roofs and similar alterations. �TABLE 28 PROJECTED HOUSING SUPPLY PER!vlANENT AND SECOND HOMES CLARE COUNTY, MICHIGAN 1970-1980* Type of Construction Mob ii e Homes Yearlt Occurrence b Actual 1977° Estimated 1977 Yearly Average Seasonal or 2nd Homes Permanent Percent Total No. Percent Number 144 184 110 63% 882 37% 518 Cabins 43 55 70 85% 595 15% 105 Houses 109 161 125 6% 6 100% 1250 Addif'ions 218 316 291 N/A N/A 60% 1746 Improvements 114 166 169 N/A N/A 25% 422 I u, *Disc ussions with Clare County Building Department and Clare County Health Department, May 1978. 0 a 1',, Table 28 bFreernan, Hampton, Lincoln and Grant Townships and the City of Clare's building activity was estimated by the following methodology. 1. Freeman Township's building activity was assumed to be the average of the construction activity during 1977 in Summerfield, Winterfield and Redding Townships. 2. Hamilton and Lincoln Townships collectively compose 11 percent of the County's housing units. Thus, for all the types of building activity an additionat 11 percent was added to account for Hamilton and Lincoln Township building activity. 3. The level of activity for the City of Clare was assumed to be the same as the level of activity for the City of Harrison. cDue to the rising building costs occurring :throug.h ~-: the State and Nation none of the homes larger than 720 square feet are considered seasonal or second dwellings. N/A - Not applicable. Additions or improvements to existing seasonal or second homes would not increase the number of available seasonal or second homes. �,( an additional 2,168 permanent standard quality homes will be made available through renova. t io n of existing second or seasonal homes. Supp ly Summary As indicated in Table 28, an estimated 4,041 housing units will be added to the County's housing stock by 1980. Including this figure with the 3,758 standard year-round units available in 1970, 15 the assumption can be made that 7,799 housing units will be available in 1980. If the projected population reaches 26,000, as is estimated, and if the projection of household size is correct (2. 81 people per household), a total of 9, 253 housing units wi 11 be needed. An additional 370 housing units, approximately four percent of the housing stock, should be added to the projected need to accommodate for mobility and vacancy. In comparing the supply and need calculations it is determined that Clare County will have a shortage of 1,824 standard housing units by 1980. Employing the 2.81 population per household estimate, 5,125, County residents, or nearly 21 percent of the County's 1980 population, will be housed in substandard housing. In the following section housing needs wi 11 be addressed to determine the special needs of elderly persons, low income persons and renters. Housing Needs Analysis Different population groups have different needs. The needs of the elderly are not the same as the needs of low income families or renters, although they are sometimes very much related. An elderly retired couple does not require the same size house that a young family with children would require. Low income families may be composed of both renters and elderly people and are many times limited by their low income to have a wide range of housing choice. Elderly/Non-Elderly Household Needs The Department of Health, Education and Welfare estimated the elderly population (60 years or older) for each county in the United States as of July 1, 1975. 16 This estimate indicated that 18.7 percent of Clare County's population was over 60 years old in 1975. Assuming that the ratio of elderly to non-elderly persons will remain the same, 4,762 people in Clare County will be over 60 years old in 1980. If al I elderly households have two members, 2,382 homes wil I be needed for elderly residents. If the average household size is less than two, an even greater number of homes will be needed for elderly citizens. Low and Moderatre Income Household Needs The determination of what constitutes a low or moderate income household is estimated by the Community Development Act of 1974 to be 80 percent of the median household income for the moderate income househord and 50 percent below the median income household for the low income household. In 1977, the 11 Survey of Buying Power" 17 was published in which the median household in.come for every county in the nation was tabulated. "Effective buying income" (EBI) excludes personal taxes and social security payments and, therefore, does not necessarily reflect 15 16 East Central Michigan Planning and Development Region, Housing Inventory Analysis, 1975. oepartment of Health, Education and Welfare Publication (OHD) 77-20085, 11 Estimates of the 60+ and 65+ Population for Counties and PSA's: 1975, ,\,Uchigan. 1711 Survey of Buying Power," Sales and Marketing Management, July 25, 1977 pp. C-102-C-110 • .,.. - 51 - �11 total 11 income. However, Clare County's EBI does reflect a general ability to pu rchase goods and is consequently used in this document as the base for calculating low and ve ry low income levels for 1976 (Table 29). TABLE 29 HOUSEHOLD INCOME LEVELS CLARE COUNTY, MICHIGAN, 1976* 1976 Median Effective Buying Income $9,292 Low Income Level Very Low Income Level $7,434 $4,646 *"Survey of Buying Power, 11 Sales and Marketing Management, July 25, 1977 and East Central Michigan Planning and Development Region calculations. TABLE 30 ELDERLY AND NON-ELDERLY LOW INCOME HOUSEHOLDS CLARE COUNTY, MICHIGAN, 1976* 1976 Clare County Households Below Median Income a Elderly Non-Elde rly Total 41% 4, 181 6,492 Low Income Elderly Non-Elde rly Total 3,881 4,041 30.5% Very Low Income Elderly Non- Elderl y Total 3, 114 2, 171 20.3% * "Survey of Buying Power, 11 Median Household Income Data, 1976; Department of Housing and Urban Development, Percentage Distribution of Households, 1974; and Township Planning Advisor's calculations. a As a percent of total County population. In 1974, the Department of Housing and Urban Development produced statistics as to the percentage distributions of households at various income levels for elderly and non - elderly populations. This statistical breakdown for Clare County is shown in Table 30. Nearly 88 percent of Clare County's elderly population earned less than the 1976 median effective buying income of $9,292. A general rule of thumb is that a person can afford approximately twice their yearly income for housing. Table 30 indicates that the 1980 housing market in Clare County will most likely be for homes valued at less than $20,000. Clare County's large group of very low income residents will probably require financial assistance to be able to enjoy a suitable living environment. Many of these low income people could also be forced to live in rental housing. Considering the fact that housing costs are escalating out of the reach of many low or moderate income families, an increasing demand could occur for rental homes. In 1970, 12.9 percent of the standard available homes in Clare County were rented. If the same ratio holds true in 1980, 3,354 County residents will be potential renters. Assuming an average household size of 2.81 - 52 - ..;.·" �pe rsons for rental homes, l, 194 rental units will be needed in Clare County in 1980. Housing Environment Housing quality deteriorates for many reasons. Poor original construction and lack of proper maintenance are two major reasons. However, much more is involved than just poor maintenance and construction. Deteriorating housing is a much broader problem. The environment in which housing is located is vital to its existence. Several factors will be examined which affect the housing environment. Incompatible Land Uses Incompatible land uses are uses of land which tend to adversely affect one another. Concentrations of deteriorating homes appear in those areas where the lack of, or the improper administration of zoning creates conflicting land usage. The National Commission of Urban Problems made the following statement concerning the link between poor housing and conflicting land usage: "A common characteristic of a deteriorating area is a mixture of land uses not conducive to a neighborhood of homes. 1118 Land use in close proximity to residential areas has a major impact in determining the desirability of these areas for living. A heavy industrial area generally presents a poor environment for housing. However, it is conceivable that a light industrial plant using few raw materials and generating limited traffic could exist quite well near a residential area. Most commercial uses generally tend to adversely affect the residential environment. Notable exceptions to this may be found. The only real answer is that each individual case must be carefully examined so as to determine its functional needs. The objective must be to obtain a mix of uses which exist compatibly with each other; not to be totally segregated uses . Such total segregation can only lead to a sterilized community with living, working and shopping areas linked only by automobile. The answer must be reached carefully with the specific goal of grouping uses according to their needs and functional characteristics with each case given individual consideration. Inadequate Neighborhoods It is difficult to determine what makes a neighborhood inadequate. Certain answers to the problem may be due to the absence or presence of needed neighborhood facilities. The availability of schools, parks, etc., has much influence in determining the desirability of neighborhoods as living areas; however, the exact forces which determine a neighborhood's qua! ity are not always related to the availability of facilities. . Poor Subdivision Developments 11 While poor construction is in large measure responsible for new slums, poor land use regulaHons, and particularly poor subdivision design standards and review have played a large part in speeding deterioration of new housing developments. 1119 Many of the problems of poor subdivisions are at least bound to the fact that virtually no regulations or controls were in effect when the growth 18 Report on the National Committee on Urban Problems to the Congress and the President "Building the American City, 11 Washington, D.C., 1968, page 6. ' 19 The American Society of Planning Officials, "Problems of Zoning and Land Use Regulation, 11 Washington, D.C., 1968, page 18r - 53 - ,.c;!· .. �occurred. Recently adopted zoning ordinances for many of the County's communities provides standards for orderly residential growth. 2 0 Also, the County Building Code adopted in 1975, as administered by Bill Randle, helps ensure quality construction of new units. (See Appendix for sample building permit.) Subdivision regulations should be employed only to designate the broad framework development should follow, not to dictate specific details of design. Regulation must seek to provide minimum design criteria with enough flexibility to allow good developers to provide sufficient facilities to ensure the future stability of their developments. Problems Associated With Land Speculations "The transfer of land for profit has been necessary to the functioning of the American economic system, and is generally defended on the ground that it helps to ensure that land is being put to its most economically productive use. 11 21 Today, however, land speculation is generally considered a primary cause of many land use problems. In this regard, the National Commission on Urban Problems found: 11 The ever rising cost of land has unquestionably been a factor in increasing the cost of housing, and it, therefore, decreased the supply of low and moderate cost accommodations. 11 22 Constant pressure is exerted by land speculators for measures to rapidly increase the value of their holdings. Measures which bring about this rapid increase are often in the hands of Township officials. Placement of schools, water and sewer lines, streets, highways, and public services of all kinds affect the value of land. Pressure is frequently exerted on Township officials by speculators to place public facilities at locations which will bring the most direct benefits to their holdings. The net effect of this process is an illogical and uncoordinated growth pattern. Statement of Problems Rising building cost is a prohibitive factor when planning new construction. Because of the high cost of labor and materials, builders make a low profit margin on low priced housing. Therefore, many builders prefer to limit their construction to houses that exceed $20,000. As a result, high building costs are particularly responsible for creating a lack of low and moderate priced housing. There are numerous families in Clare County that cannot afford to rent or buy suitable housing. The problem could be partially remedied if better job opportunities were made avai Iable at both the Township and County level. There is an acute shortage of rental housing in Clare County. As a result of current high building cost and the demand for low priced housing (i.e., less than $20,000) rental housing demand has taken a sharp increase during the recent years. Since there is a shortage in this 20 zoned communities in Clare County as of June 1978 are Surrey, Sheridan, Arthur, Hatton, Lincoln, Freeman, Hayes, Hamilton, and Frost Townships. The Townships of Winterfield, Summerfield and Franklin have ordinances very close to adoption. Both the Cities of Harrison and Clare have adopted zoning ordinances. 2 1Amencan • Soctety • . orr pl.ann1ng • Of.nc,a1s, r• • 1 op.cir, page 66 . 22 American Society of Planning Officials, op.cit, page 68. - 54- -~•. ' �type of housing, any families attempt to remedy this problem by purchasing mobile homes. During the pa st decade, the number of mobile homes in Clare County inc reased from 122 in 1960 to 491 in 1970, and to an estimated 1,000 permanent year-round mobile homes in June 1978. The lack of suitable mobile home parks, creates a problem in itself. As a result, trailers are scattered throughout the County many being improperly installed and lacking adequate sanitation facilities. The increasing trend to convert seasonal homes to permanent residences could create a detrimental effect on the living environment in Clare County. Many older residents who owned a resort home in Clare County are retiring permanently in their seasonal homes, many of which are located on very small lots. If this trend continues, sewage and other public service problems could drastically increase, especially surrounding the heavily developed lake areas. Another problem created by seasonal home conversion to year-round residences is that many people find that the old cottage is just too smal I to adequately meet their permanent living needs. Because of this, many people are building their own additions, many times overlooking building code requirements. Part of the problem could be that Clare County adopted the State BOCA Building Code in the latter part of 1974. Up until that time, there were no building specifications for a homeowner to go by. It is assumed and hoped that as time goes by more people wil I be aware of,and adhere to, the County administered Building Code. Limited financial resources of the County which results in the basic inability to afford adequate expertise in the areas of -planning, revenue, code enforcement, etc., is a major and serious obstacle to the complete solution of the local housing problem. This situation necessitates coordinated efforts and requests for State, Federal and related aid. These financial inadequacies are particularly critical in the area of sewer construction and financing and providing adequate staff and administrative budgets for potential code enforcement programs. In general, there is a lack of understanding concerning the intent of such reasonable land use controls as zoning and subdivision regulations. This misunderstanding could create an opposi.tion to regulatory control. Windshield Survey Analysis There are many residential subdivision developments in Clare County which exemplify the housing problems previously mentioned. Early in 1978, the Planning Advisor completed windshield surveys of five residential areas representing a variety of problems common to many Clare County neighborhoods. See Map 8. Area 1: Eight Point Lake. This Garfield Township development surrounds the largest lake in Clare County. The Eight Point Lake area is one of the most expensive property areas in the County. Al I roads immediately servicing the lake are gravel. The majority of the homes are on the lake side of the road. Many of the established seasonal residents, or new permanent residents, are forced to build their garage or storage sheds across the street from their home due to the very small lake lots. The majority of the homes are in good condition; however, because of of the high ratio of seasonal residents, many of the homes are in need of minor repair. Small lot sizes and an increasing tendency toward gross covered front lawns requiring fertilization has helped speed the growth of algae. Eight Point Lake has a Lake Association and every few years the Association hires a firm to cultivate the seaweed. A majority of the homes are vacated during - 55 - ,.i.· "' �MISSAUKEE COUNTY I I ROSCOMMON 1 I COUNTY \ WINTI RF IELD F ROST ' FF AN KL IN SU MM~RFIEL D RI DD NG I\. r . - HI TTbN ~ L-l-_)_~.._._~~..,~---1-~..-~l'l!!-4-~~-+-,~'--.1-t--+..,:G_ift-A-fll\rT,-t--;--r-r--,r--r--. ~ IA:o F F IE L D SU RR I y \ I) II, -~ ~ .I Kf··"":=1__,._-t---_,, / I !SABELLA COUNTY HOUSING STUDY AREA @ housing f LOCATIONS study area ~ ~ • Olli 3 • • JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY:LOCAL PLANNING COMMISSIONS TH[ PRf P-,RATION OF Ho$ AAAP WAS FINAN CED IN PART T..iR0Utjj,,j A CO MPREHENS IVE PLANNING GRANT FROM THE DEPARTM ENT Of HOUSING AND URBAN OEVELO;,M[NT, AOMINISTEkE'C BY THE STATE OF MICHIG AN CLARE COUNTY, MICHIGAN a �the winter; but during the summer months the road surrounding the lake is inundated with parked cars. A small neighborhood store serves the immediate needs of the residents, but the nearest commercial district supplying a variety of services is the City of Evart in Isabel la County more than 10 miles away. Area 2: Hil I Haven. This residential subdivision development occupies large portions of Section 6 in Surrey Township. The area is adjacent to M-115 giving its residents easy access to the Village of Farwell and the City of Clore. This is one of the few large scale residential developments (larger than 320 acres) which does not surround a lake (three lakes are near Hill Haven Subdivision but are not included in the development). Hill Haven is composed of nine subdivision plats the first of which was approved in 1962 and the lost approval was granted in 1974. When this development was started small homes of less than 700 square feet on lots less than 12,000 square feet were sold at a package deal of less than $5,000 with minimal downpayments. This type of development attracted many resorters to capitalize on the "bargain." There are approximately 260 homes in Hill Haven. Many of the homes have deteriorated considerably since their construction in the early 1960's. "For Sale" signs and broken windows are everywhere. The character of the ·development has changed . from a recreation-resort oriented community to housing primarily low income families many of whom seem to have school age children. Improvement of the area would require large amounts of money. However, many of the homes are too small and were constructed too poorly to justify large expenditures of housing rehabilitation money. Area 3: Dodge Lake and Townline Wilds Subdivision. Area 3 consists of nine platted subdivisions, seven subdivisions in the Dodge Lake development and two in the Townline Wilds development. Townline Wilds No. 1 was approved in Section 19 of Hamilton Township in 1954. The Townline development has 322 platted lots and the Dodge Lake area has 716 platted lots for a potential residential area of 1,038 lots. These developments consist of lots much less than 12,000 square feet. This is one of the original resort areas in Clare County . Today, over 700 single-family homes and mobile homes are clustered around six smal I lakes. A small commercial area has developed on the corner of Dodge Lake and Townline Lake providing. limited retail serives. Many of the seasonal homes are being converted (mainly by retired persons) for use as permanent homes. This could potentially pose a health problem because the lots are too small to accommodate the sewage needs of a permanent population. Also, the six lakes surrounded by development are in danger of recreational overuse. Area 4: White Birch Lakes of Clare. The White Birch Lakes development is located in Sections 26, 27, 35 and part of 34 in Lincoln Township. This is the most recent large-scale subdivision development in Clare County. · This development consists of six subdivision plats, the first of which was approved in 1970 and the last being approved in 1972. The development provides a total of 1,356 one and two acre lots. The roads traversing this development have 66 foot easements, a community center and a posted security guard at the development's entrance. White Birch Lakes of Clare appears to have been geared toward residential area in the County. However, in 1974, the project culties and went into receivership and at present its future is in only about 90 have been developed with residential structures. developing a more affluent experienced financial diffiquestion. Of the 1,356 lots Of the homes that were con- �structed many appear to be in the $30,000 or over range and are consequently beyond the price range many Clare County residents can afford. This and the fact that second home ownership is becoming increasingly expensive probably added to the development's financial problems. White Birch Lakes of Clare could have become a model for other potential residential developments. This development has a set of stringent subdivision regulations to ensure that scattered mobile homes or substandard houses are not constructed. Area 5: Arnold Lake (Hayes Township). Arnold Lake is in Section 2 of Hayes Township. This development represents a unique approach; on the west side of the lake tbere are four separately owned developments. The first of these subdivisions, Jay Woods Subdivision, was approved in 1956 and contains 42 lots with an average lake front lot depth of 240 feet. This large lot size was rare among resort areas in Clare County in the last 1950 1 s and early 1960 1 s. Six years later -~ch's Subdivision was platted to include 21 lots with an average lakefront lot depth of 270 feet. Keeping in mind the fact that Hill Haven Subdivision (Area 2) was developed at the same time with 150 feet long lots. In 1967, Jay Mar Subdivision No. 2 was approved, platting an additional 26 lots with an average depth of 200 feet. Finally, in 1970 Hughes South Subdivision was platted to allow for an additional 13 lots in the area's development. As of September 1977, only 34 homes were developed on the west side of Arnold Lake. There were no mobile homes in the development, and very few homes are for sale. The homes on the lake lots generally start around $40,000 and up depending upon the lot and residence. This area is also out of the pri-ce range of many Clare County residents, but considering the relatively small number of lots involved, the area will probably not face the same financial difficulties White Birch Lakes experienced. Statement of Goals The main housing objective of Clare County is to provide adequate housing for all its citizenry. Therefore, consideration of the following goals must be met if the objective is to be realized. 1. Enforce and adopt reasonable controls that wil I serve to guide private development along orderly lines. (a) Uniformly administer and enforce local zoning ordinances so that new residential construction will conform to adjacent land uses. (6) Analyze the possibility of preparing subdivision regulations so that land subdivision wil I meet minimum health and safety lot standards to accommodate new home construction. (c:) Continued enforcement of building codes so that future construction will meet minimum safety standards. 2. Provide adequate information concerning the availability of housing to all income levels. 3. Work with local groups which are seeking information and assistance on housing programs. - 57 - ,.;,.·"' �4. Update existing local housing studies and information on housing conditions on a yearly basis. 5. Provide technical assistance to local builders and contractors on site ide ntification and financing. 6. Enc0urage builders to construct more and better qua Iity low and moderate income housing. 7. Participate in planning programs at the regional level which would help the County and its townships in qua! ifying for assistance programs. 8. Analyze the feasibility of preparing a Waste Water and Sewage Collection Facility Plan. 9. Employ local tax credits to achieve housing code compliance. 10. Utilize Federal and State housing subsidies. 11. Provide input and work with the Clare County Housing Commission. 12. The Regional Comprehensive Plan should be revised as necessary and implemented. Housing Assistance Programs There is presently existing in Clore County a housing assistance program sponsored by the Clare County Housing Commission. Through their program (approximately $380,000 for fiscal year 1977-1978) existing housing, substantial rehabilitation and new construction may be partially or wholly financed. Elderly housing and direct loans for residential rehabilitation, and direct and insured loans for elderly and low to moderate income housing are presently available. Mr. Ron Jessup, the Clare County Housing Director, should be contacted at his office in the Clare County Courthouse, phone number 539-2761 for specific program guidelines and policies. - 58 - ...t-·" �TRANSPORTATION �EXISTING CIRCULATION AND TRANSPORTATION CHARACTERI-STICS Introduction Transportation facilities play an important role in the growth of any area. Without proper access within the community and to surrounding areas, residential, commercial and industrial development may never occur. By the same token, improved transportation routes in adjacent areas could have a negative effect on a community's economic base if the community too did not evidence transportation improvements. Competition is an economic fact of life in governments. Historically, competition has always occurred between nations, states, counties, and even local municipalities. Competition has also occurred between modes of transportation and those who are responsible for those modes. From the very exploratory beginnings of this hemisphere in the 16th Century, settlements have competed with each other for the largest share of commerce. As the towns and villages grew along the water tributaries in this nation, as well as around the Great lakes, they competed with each other. As the nation grew, a faster mode of transportation than water was needed to carry both passengers and goods. Thus, the railroad, with the aid of Federal subsidies, became the prime mode of transportation. Towns and villages sprouted and grew wherever train stations were located. In the early 20th Century, the-invention of the automobile again changed the transportation habits of the United States· and indeed the entire world. With the advent of the automobile, new roads and highways had to be constructed to transport volumes of people to areas not settled before. These areas, located away from the water tributaries and the railroad lines, were then settled. The highways were used to transport goods to markets away from the water and rail hubs of commerce, thereby lessening their importance. It was found by businessmen that it was cheaper and faster for a truck driver to de! iver goods to the doorstep rather than wait for a train to unload and then find another mode of transportation to deliver goods the remainder of the distance to the place of business. In the future, air transportation is expected to become an important carrier of both freight and people. However, today it is the automobile and the truck which carry the bulk of people and goods to their destinations, and therefore the road system, on which these modes of transportation depend, is the foundation upon which economic growth is governed. Regional Setting Clare County boundaries are located approximately 170 miles north of downtown Detroit, 15 miles north of Mount Pleasant and 30 miles northwest of the Tri-Cities (Midland, Bay City, Saginaw). One State Highway (M-61) and two U. S. Freeways (U. S. 27 and U. S. 10) directly link Clare County to Detroit, Flint, Lansing and other major urban areas in the State. These routes will remain an important part of the transportation system connecting Clare County with neighborhing communitis even though other thoroughfares and freeways may eventually be bui It through the County. - 59 - �Road Inventory Not all roads provide the same function for carrying traffic. Motorists with their destination or origin outside of the County will generally travel on regional thoroughfares. These highways are generally indicated as State routes and are engineered for fast-moving traffic between major population centers. Roads which are designed to provide links between major land uses relating to employment, shopping and residential uses within the County are considered as County Primary roads. These roads which provide access to abutting property are considered local roads. An inventory of these three types of roads and their condition in Clare County is included in Tables .3] and 32. Regional Thoroughfares Regional thoroughfares, as found in Clare County (see Map 9), are M-61, U. S. 10 and U. S. 27. There were over 80 miles of State trunkline in Clare County. Table .31 shows the number of trunkline miles in each of the three incorporated communities and the total street mileage of the communities. It is interesting to note that the communities al I possess urban trunk line mileage. TABLE 31 STREET MILEAGE WITHIN INCORPORATED COMMUNITIES CLARE COUNTY, MICHIGAN* Incorporated Community Urban Trunk line Maior Local Total Clare Harrison Farwell 3. 11 3.47 1.25 3.68 4.22 2.63 16.62 13.96 4.64 23.41 21. 15 8.52 Totol (Miles) 7.83 10.53 35.22 53.58 *State of Michigan, Deportment of State Highways and Transportation, Twenty-Fourth Annual Progress Report, Report No. P 62, (Lansing, Michigan, 1975), pp. 66-87. Michigan Highway 61 (M-61) connects the Cities of Gladwin and Marion and traverses the entire width of Clore County, cutting directly through the center of the City of Harrison. Michigan Highway 115 (M-115) begins on the west side of the City of Clare near the U. s. 27 Freeway. It travels north from this location through Farwell north through Cadillac and on to Frankfort, Michigan. U. S. 10 links C_lore County to Midland and l-_75. 1-75 goes through Detroit and all the way to the State of Florida. To the north, U. S. 10 links Clare County to Ludington. The Old 10 is now a County Primary road and links the Village of Farwell with the City of Clore. u. s. U. S. 27 is a major limited access thoroughfare that traverses the center of Michigan from Mackinaw City through Lansing to Indiana. ,~· .... �Since the function of the regional thoroughfare is to provide a means of moving goods and people in a relatively quick fashion and at t he same time being accessible to most of the residents in the County, it is apparent that these regional thoroughfares are spaced in a manner that does in fact make them readily accessible to people in Clare County and linking the County with urban concentrations in lower Michigan. County Primary Roads The designation of a Primary road is made by using two criteria. The first is location (e.g., they serve as connecting links between major thoroughfares as well as other ccmmunities). A second criteria relates to the amount of traffic volume carried by the road. The transportation network of any county would be adversely affected were it without an adequate Primary road system. Map 9 indicates the location of County Primary roads in Clare County. The County Primary road system is established by the Clare County Road Commission after approval by the Michigan Deportment of State Highways and Transportation. By designating a road as part of the County Primary road system, the County can obtain Federal and State highway · funds to help maintain said road. Taking an overall view of the County Primary road system in Clare County, the major problem is the lack of adequate improved Primary roads within the County and also a lack of continuity in the road network itself. The location and condition of the Primary road system in Clare County overall is better in the southern and central sections of the County. North of the M-61 Highway, the County Primary road system is more random in spacing. There are numerous jogs, even in major roads, as wel I as combinations of different road surfaces, including gravel. The road system appears to have developed without any real thought or design. In other words, the road system simply happened. For example, Old State Road is a County Primary road which may be utilized as a north-south access to M-61 Highway. Most of Old State road north of M-61 is gravel and is in poor condition during the Spring wet season. County Loco I Roads Under the Michigan Highway Law (Act 51 of 1951, as amended) all roads unde r County jurisdiction other than Primary roads are considered County Local roads. The County Local roads are perhaps a more vital link in the transportation network than might be imagined. Obviously, if the local roads of a county are in such poor condition as to impede good accessibility to the Primary roads, then the Primary roads, and indeed the regional thoroughfares themselves, are rendered of reduced value to the person wishing to gain access to them. Local roads comprise the largest portion of the total road mileage in the County. There are over 760 miles of Local roads in Clare County. Just over 27 miles of the Local roods are paved . while about 647 miles ore gravel and nearly 92 miles are sand trails. (See Table 32.) For the most part, the Local roads form a grid system with Section Line and Quarter Section Line roads comprising the bulk of the local road system. - 61 - ~- "' �TABLE 32· INVENTORY OF ROADS AND SURFACE TYPES CLARE COUNTY 1976* Paved Trunkline a Couniy Primary Roads Couni•y Local Roads Total Sand Trails Percent of Total Miles Total Percent of Total Miles Percent of Total Miles 81. 96 100.0 0.00 0.00 0.00 o.oo 81.96 7.6 140.61 59.4 96. 16 40.60 0.00 0.00 236.77 21.8 27. 13 3.5 647. 16 84.5 91. 96 12.00 766.25 70.6 249.70 23.0 743.32 68.5 91. 96 8.5 1084. 98 100.0 Miles Category Gravel Percent of Total I 0- *Clare County Road Commission, Road Systems Tabulation, Apri I 16, 1976. l'v a Michigan Department of State Highways and Transportation, Twenty-Fourth Annual Report, Report No. 162 (Lansing, Michigan, 1975), pp. 36-37. ,:. �MISSAUKEE COUNTY ROSCOMMON I l I l • I l r-' I I r---' I w INTER RIEL D t--------.. - ,,,, __ J_ ~ •T- ---~ \ ------, \ I "' l t,_, I 1 I , " I .. I ' FRANKLIN F O{ T SUMMERFIELD I I r>.,""-----1 I I .. ----r-.-J COUNTY --., I I I I I •' I I HA ES •~ z :::, 0 u I I '----, I C \ .J 0 w 0 , 'r•-- r ..' Cl) 0 I l I I I ,-l-------~ I --T------- • ----I l' I I ---L- -&1.j.6-fi I l I IS AN I I FA~ e l-t~ : 1 I I I \ I I I ,, I l l I I - =-,- --+----- I I I '\ us 0 ARFIEL ~ l I I I I I I 1 I I I ELL A ' COUNT Y ROAD CLASSIFICATIONS ~ T ' T T • WWW _ Principal Arterials _ Rural Arterials _____ Rural • Collectors Interchange Areas • THE ASSOCIATION OF CLARE COUNTY:LOCAL PLANNING COMMISSIONS JUNE, 1978 THE PREPARATION OF TMIS MAP WAS FINANCED IN PART T.-.R()UGH A COMPREHENSIVE PLANNING GRANT FROM THE DEPARTMENT Of HOUSING ANO URBAN DEVELOPMENT, AOMINISTE l,[D BY THE STATE OF MICHIGAN CLARE COUNTY, MICHIGAN 9 �Characteristics of the Road System The nature and effectiveness of any road system is governed by a number of factors, such as traffic volumes, major accident locations and the condition of the pavement. All these factors are related when considering the adequacy of a road system. Traffic Volumes Traffic volumes for thoroughfares in Clare County are shown on Map 10. The Michigan Department of State Highways took traffic counts for the State Highways in 1974. U. S. 27 Highway has the greatest traffic volume in the County with a 24 hour average traffic flow of 8,300 vehicles per day near the Mannsiding Road interchange in Hatton Township. It is this exit which receives heavy commuter traffic to Mid-Michigan Community College. The least travelled State Highway is M-61 four miles west of Gladwin County. This Highway primarily establishes a link in the State system of highways and goes through a rural area. Traffic on the new U. S. 10 Freeway west of U. S. 24 in Clare County will increase as the Freeway connection is more known. The highest traffic volumes in 1974 were near the City of Harrison which corresponds with the rapid development central Clare County is experiencing. Major Accident Locations Accident locations primarily occur on heavily travelled roads. However, traffic volumes are not a directly proportional cause of accidents. Freeways generally carry the greatest traffic volume at very high speeds, and yet, they are among the safest roads in the overall road system. High volumes of traffic generally emphasize poor highway designs or inadequate signalization. The traffic hazard areas in Clare County are not due only to high volumes of traffic. The greatest . traffic hazards relate to poor intersection design, numerous ingress and egress points onto highways and inadequate pavement. The traffic hazards near crowded lake developments {Cranberry, Eight Point, Dodge Lake, etc.) occur because these roads generally have very poor visibility at the intersections and many times there are no stop, speed or yield signs to control traffic. During the summer months, traffic accident rates increase dramatically due to substantially higher traffic volumes and a lot of people who are simply not familiar with Clare County's rural road network and its peculiarities. Commercial uses along a highway allowing a larger number of ingress and egress points are also partially responsible for the traffic hazards associated with Old U. S. 27 near Harrison. The area west of the City of Clare and between the Village of Farwell has numerous curb cuts and higher traffic volumes and numerous commercial uses. As traffic volumes increase on County roads, the inadequacies of the road system will become more evident. Some of the common problems associated with the highway system in Clare County are: - 63 - �MISSAUKEE COUNTY ROSCOMMON WINTERFIELD COUNTY FRANKLIN FROST SUMMERFIELD ~00 GREENWOOD >- HAMILTON I- z :::, REDDING •I- 0 (.) r2200 z :::, z 0 0 :il: 0 < ..J < .J (.!> 0 LL.I LINCOLN 0 ARTHUR fl) 0 HATTON GARFIELD GRANT SHERIDAN FAR~ !SABELLA COUNTY 4200 TRAFFIC VOLUMES average daily traffic volumes 1974 and 1975.,,... ~ 1l,.' •killii 3 " JUNE THE ASSOCIATION OF CLARE COUNTY : LOCAL PLANNING COMMISSIONS 1 1978 10 THE' PREPARATION OF THIS MAP WAS FINANCED lN PART THR()UGH t. COMPREHENSIVE PLANNING GRANT FROM THE OEPI\RTMENT OF HOUSING ANO URBAN DEVELOPMENT t AOMINISTEF<EO BY THE STATE OF MICHIGAN CLARE COUNTY ' MICHIGAN �facilit ies, or services available. In terms of passenger jet travel, a resident of Clare County would optimumly use the Tri-City Airport located approximately 10 miles from Saginaw. The next nearest air carrier facilities are located in Alpena to the north, Traverse City to the northwest, Grand Rapids to the southwest, Lansing, and Detroit to the south. Tri-City is served by two certificated airlines -- North Central and United -- and by one commuter carrier -- Air Metro. Table 33 provides a list of aircraft which are utilized and their passenger capacities. Table 34 lists all destinations by single-plane service from TriCity. TABLE 33 COMMERCIAL AIRCRAFT SERVING TRI-CITY AIRPORT, MAY 1976* ·Airline Typical Passenger Capacity Equipment Douglas DC-9-30 Convair 580 Boeing 727-100 Boeing 727-200 Boeing 737-200 Beech 99 North Central North Central United United United Air Metro 100 50 96 124 91 18 *U. S. Civil Aeronautics Board. TABLE .34 SINGLE-PLANE AIRLINE SERVICE FROM TRI-CITY AIRPORT, MAY 1976* Non-Stop One-Stop Two-Stop Three-Stop Alpena Chicago Cleveland Detroit City Detroit Metro Flint Grand Rapids New York City Traverse City Denver Marquette Minneapolis Pittsburgh Tampa Toronto Kalamazoo New Orleans Reno South Bend * Air Metro Airlines, North Central Airlines, United Airlines. - 65- �1. Roads which intersect at less than a 60 degree angle can be considered as possible hazard a reas. Turning movements at such an intersection ore very difficult to judge and poor judgement by motorists will create a traffic hazard. POOR GOOD _JL 2. Interruptions in traffic flow due to staggered intersections of major roads will create problems when traffic volumes increase along these roads. Off-set roads of less than 150 feet are a problem to traffic flow. Traffic must make several turn ing movements which conflict with traffic moving on the through road. This may delay motorists from making turns, thus stacking up traffic and creating congestion. POOR GOOD L 3. Traffic signalization at highway intersections and intersections with railroads should be constantly checked to ensure its adequacy in handling increased traffic volumes . 4. Stripp commercial, industrial and residential development along major roads should be carefully controlled to ensure proper ingress and egress onto major roads . Airport Facilities Clare Municipal There are three airport facilities in Clare County. All three are under private ownership. The Clare Municipal airport is located one mile northeast of the City of Clare. It has one lighted bituminous runway and two unlighted turf runways which are mowed. Snow is removed from the paved runway during the winter. The airport is attended during the day and has a beacon but no radio facilities. Services include gasoline, major airframe and power plant repairs, rental car agency, and taxi service. Harrison This airport is located 2.3 miles NNW of Harrison and is closed from November 1 to April 1. It has three turf runways maintained by mowing. The airport is attended during the day but has no beacon, lights, or radio facilities. Services include gasoline and taxi service. Scott Airstrip This airport is located one mile west of Lake Station and has one turf runway which is unlighted and maintained by mowing. The airport is attended intermittently and has no beacon, radio - 64_ �Rail Facilities There are two roil facilities now serving Clare County, the Ann Arbor Railroad, and the Chesapeake and Ohio Rail road (Chessie System). The Ann Arbor Railroad extends from Toledo, Ohio to Frankfort, Michigan passing through Clare County. The Ann Arbor Railroad experienced financial problems resulting in their bankrupticy and in 1977 was subsidized by the State of Michigan to become a part of the Michigan Interstate Rail road Company. The end point, a car ferry in Frankfort, has been experiencing more business in recent years than past trends would have indicated. This could be a good sign for the "old" Ann Arbor Railroad and Clare County. The Chessie System operates one of the most extensive railroad systems in Michigan. The line that cuts through the City of Clare also goes through the Cities of Midland and Saginaw and stops at Ludington. The Chessie System has recently petitioned the Interstate Commerce Commission to stop service at the car ferry in Ludington. The effect on Clare County of such approval is not as yet known. Trucking Facilities The trucking industry is an important sector of transportation and greatly affects the economic status of Clare County. A general complaint in the County is that the truck lines do not adequately serve the County. Adetailed investigation should be undertaken to arrest this situation . Public Transportation Public transportation in Clare County is limited to bus and taxi services. There is no railway passenger service. Public transportation in the County is limited to those types which can utilize streets and highways. These carriers can be divided into two types: intercity buslines and taxi and limosine services. · Both the North Star and Greyhound lines serve Clare County both using the maior thoroughfares as their routes, thereby, providing access to the more densely populated areas of the State. Clare County does not have a fixed route or demand response transportation system other than one privately owned cab system. County officials should recognize the importance of public transportation especially considering the rapid population growth of elderly and retired citizens within the County. Roscommon and Gladwin Counties al ready have demand responsive public transportation. Conclusion A good transportation system is essential to the economic growth and well-being of any region. -·- An effective system.jn_s_l!:ic;!_e s varieties of transportation including highways, railroads and airports. A balanced network of transportation enables people and goods to move within and through a region quickly and efficiently. In today's world, the mobility that transportation permits is vital to the shopper, worker, inudstrialist, store owner, farmer and visitor. - 66- �The presen t transportation system in the County was developed over many years. For the most part, this transportation system primarily served rural areas, where demands were small. Summarizing Clo re County's existing circulation and transportation system, several conclusi ons can be reached: l. Clare County has an existing system of County Primary roads that, by and large, do not reflect an ease of travel for the motorist. It is characterized by continual stops and turns, with intermittent stretches of pavement. 2. With the advent of large-scale development, the existing road network will not adequately carry the volume of traffic that will be required of it. 3. Traffic hazard areas exist at locations where heavily populated lake areas have been allowed to develop with little or no consideration as to how to handle the traffic they wi 11 generate. 4. There are two rail facilities in Clare County providing inadequate service. 5. Clare County ha the County. three private airport facilities. Public air transit is found outside Recognizing that the present system of transportation within the County must be improved to adequately meet future needs, how is a future transportation system to be developed? It is obvious from existing development patterns that major transportation facilities providing the greatest mobility to markets attract urban uses. Thus, at the intersections of U. S. 27 Highway with M-61 and U. S. 10 Highways, the two largest urban centers in Clare County are located. Along these three highways, especially at intersections, strip urban development is concentrating. Improvements to the transportation system in the future are likely to affect development in a similar manner. Because transportation is so important to the growth pattern of development, a piecemeal apprach is undesirable. As Clare County faces the 1980's and 1990's, major development decisions must be made. Where should development occur? How much development is desirable? How soon should it occur? The Land Use Plan addresses itself to these very decisions. Through the Land Use Plan, decisions of where development should occur and the intensity and type of development are presented. This provides an overall scheme of development for Clare County. --67 - ,.,;.··· �PUBLIC FACILITIES UTILITIES, & SERVICES �PUBLIC UTILITIES, FACILITIES AND SERVICES Introduction Clare County is undergoing an accelerating population growth. As more people move into the County, more services will have to be extended. Community facilities are directly related to the increase in population. This makes it essential that the Clare County officials thoroughly study the existing community facilities of the County and have an understonding of future needs. In this way, rational decisions can be made on the location and siz:e of such facilities. Budgeting needs can be anticipated and the level of services in Clare County can be main~ tained. Without such a study, it is all to easy to underestimate needed facilities and be unprepared when it becomes necessary to provide them. Recreational Facilities More and more people are seeking recreational opportunities. All levels of government have some responsibility for providing recreation areas for people. The local communities concentrate on smaller parks and recreation facilities for the enjoyment of their constituents. Activities are related to active play areas or passive recreation pursuits such as picnicking. Counties generally provide large- regional recreation areas where multiple recreation pursuits for the entire family can be--provided. Usually, special facilities for hiking, swimming, snowmobiling, horseback riding or similar activities are provided. Thus, the County augments local recreation programs by providing large areas for specialized facilities. Basically,_. regional kinds of facilities serve larger geographic regions such as county or multicounty areas. The uses associated with them span the full range of recreational facilities, including all the facilities mentioned in the formerly noted areas plus hunting, fishing, and con~ servation of natural resources. Regional parks are intended to serve as a vehicle for bringing about a more desirable configuration of the urban environment. Regional foci Ii ties and parks may be State, Federal, regional authority, county or multi-county development. Recreation Standards How much land is needed for recreational use? It should be obvious that any attempt to resolve the problem posed must go beyond the concept of mere physical space available. Recreation in its most comprehensive sense includes visual and physical settings; it includes land, buildings and various types of recreationc;il apparatus, equipment and facilities. Recreation, moreover,. is aesthetic as well as physical. It can be man-made or it can be natural. It can be used by man or left as nature's storehouse to achieve a balanced eco-system. A basic minimum area for regional parks or reservations is 15 acres per 1,000 population. Such a standard should provide a minimum recreation opportl•nity to Clare County residents. The size of the site may vary depending upon its function. This standard does not take into consideration specialized features of a region such as commercial recreation potential or special land forms or physical features. Both these considerations must be kept in mind when discussing Clare County. These two features may make it desirable to go beyond the 15 acres per 1,000 population guide. - 68 - . ~· . �To further delineate regional recreation standards, specific activity standards are provided in Table 35. These standards are general and may not specifically apply to Clare County today . . But as the County continues to gain in population, the more important it becomes to apply these standards to Clare County. A program of mutual cooperation between the public and private sectors would be beneficial to the development of the County. These would serve to decrease the costs of recreationaJ development by the public sector of the economy. In addition, such private developments would serve to spread the recreational usage of lands and stabilize the natural environment. Map 11 shows the location and types of existing recreational developments, cind Table 36 inventories Clare County's natural, scenic, and historic sites. Recreation N aeds Even though Clare County has a large number of acres devoted to public recreation, there appears to be potential for greater recreation development in the County. Such development could either be public or private recreaf'ion. The public sector is heavily dependent upon state owned land. At this time there ore no proposals known for future expansion. However, there would still be considerable potential for commercial recreation development. Instead of developing new County recreation areas, the tourist industry in Clare County should be encouraged to expand. Clare- County should assist in developing tourism in the County. Clare County does not presently have a large commercial recreation industry. Various camps by church groups and the Boy Scout and Girl Scouts of America have the greatest development in the County. Approximately 4,000 acres of land in Clare County are developed for pri vote and semi-pri vote camps. Clare County has a greater commercial potential than just as a campground area. A number of potential recreation activities in Clare County have a high potential. Recreation activities having a high potential for success in Clare County are vacation cabins, cottages and homesites, camping grounds, picnicking, fishing, golf, hunting and hunting preserves, and natural and scenic views. County government can help provide the initiative in getting the private sector interested in developing tourism. An organization of recreation-related businesses should be organized similar to a Chamber .of Commerce. Possible existing Chambers of Commerce could organize the founding of a special tourist committee. This committee could explore the common concerns of the tourist ind~stry in Clare County and provide a great deal of information and guidance. Libraries Libraries provide a number of services to the community including education, entertainment and information. Every level of government is involved in library service. Many areas have local library services as well as county and state service. Many local communities are too small to acquire, house, bind and circulate books or run special library programs without County-wide financial assistance as is the case in Clare County. The system of promoting libraries in the County is unique in that two city libraries and a township library receive a certain amount of County Revenue Sharing money (the amount is not set and varies annually). A county supported library system can be extremely important to developin h • · • Cl are County. g a compre ens1ve l .b 1 rory service in ...-- 69 - �TABLE 35 STANDARDS FOR SPECIFIC RECREATIOi'\J ACTIVITIES CLARE COUNTY, MICHIGAN* Type !>pace Requirement For Activity per Population Ideal Sized Space Required Activity Major Boating Activities 100 acres/50, 000 popu Ia ti on 100 acres and over Hiking, Camping Horseback Riding, Nature Study 10 acres/1,000 population 500-1 ,000 acres One 18-hole course/50 ;000 population 120 acres Picnicking 4 acres/1,000 population Varies Passive Water Sports, including Fishing, Rowing and Canoeing 1 Lake or Lagoon/25,000 Golf 1 acre/1,000 population population Minimum of 20-acre water area Indoor Recreation Centers 1 ocre/1 ,000 population 1-2 acres Outdoor Theaters on Band Shells 1 acre/1 ,000 population 5 acres * Adapted by Parkins, Rogers & Associates, Inc. from Joseph DaChicara and Lee Koppelmann, Planning Design Criteria (Van Nostrand Reinhold Company, 1969). - 70 - �I MISSAUKEE COUNTY ROSCOMMON ® COUNTY @) ® WINTERFIELD 3 l FROST SUMMERFIELD @ FRANKLIN @ overnight A trailer park @ girl scout A camp . fr,...... 19 .A.overnight ove.r.n I g ht A trailer park 1A girl scout .camp © ~•~Nr• GREENWOOD overnight trailer park >- A~ AMIL TON bicycle rentals I- z ::, 0 HA~SO REDDING •I- A golf course HAYES. overnight trailer park A z u trout fee fishing A over'lJjAf trailer A ::::, z 0 .:: (.) 0 < -' 0 ® © w LINCOLN (.) / (I) @ 0 ski area A t boy "'scout camp < ..J overnight . Jrailer park ARTHUR HATTON(D .A.boy scout camp FREEMAN .A.horse riding ® golf 1,,.course A yw~a camp GAR F.J. ELD_____,,_ /g' four camps '=/ ( boys & girts) A GRANT overnight trailer park SHERIDAN FAR~® Ski 1,,. area !SABELLA COUNTY NATURAL, SCENIC AND HISTORIC SITES @ natural, _scenic and historic sites NUMBERS REFER TO TABLE IN TEXT f ~ ' • bbl .A. private recreational l developments 3 • • JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY:LOCAL Pl.ANNING COMMISSIONS TH[ PREPARAT10111 OF THIS MAP WAS FINANCED IN P.tUH Tl-fWJUGt-i A COMPAEHENS i VE' PLANNING GRANT FR0'4 THE OEPMHMEtH OF HOUSING AND URBAN DEVELOPMENT, 40MINISTEHEO BY . THE STATE OF MICHIGAN ' CLARE COUNTY, MICHIGAN ' 11 Cl �TABLE 36 INVENTORY OF NATURAL, SCENIC, AND HISTORIC SITES TYPE OF AREA LOCATION TOWNSHIP HIGHWAY SIZE OF AREA ScenicHistoric Hatton Old 27 2 acres 2Leot_a_ _ Historic Summerfield Sec, 10, 11 Comer of 1232 & 1233 3 Historic Sec. Franklin 13 18 & Meridith Grade NAME OF AREA 1 County Park with Historic Marker DESCRIPTION OF AREA PRESENT-USBOF AREA . Developed picnic area alone creek. Has flowing well and Historic Marker. Lumbering Period Towns: Meridith 300 acres Small community tl ,at was cnce noted lumbering town, Villa,e 40 acres Small comm~ity that was once noted lumbering town. Village 4Temple Historic Redding Sec. 21 , 22 61-11 miles &O acres W. of Harrison Small community that was once noted lumbering town. Village 5Harrison Historic Hayes Sec. 20, 21, 22 61-old 27 County seat that was noted lumbering town. Town 6Dodge Historic Hamilton Sec. 19 Townline 500 acres Rd, & Co. 458 Lake development for seascnal dwellings. Community 7Lake George Historic Lincoln Sec. 7, 8, 17 Bringold Ave, 5 mi. south of 61 Lake development for seasonal dwellings. Vlllsge 8Hatton Historic Hatton Sec. 29 Hatton Rd, & Harrison Grade 9Lake Historic Garfield Sec. 23 Co. 436 S. of 80 acres 10 Crooked Lake Lumbering period town. 1OFarwell Historic Surrey Sec. 25, 26 10 - 4 mi. 1000 acres west of Clare Town that was mce noted lumber town. Town 11 Hinkleville Historic Grant Sec. 30 10 - 1-1/2 mi, E. of Farwell Old lumbering village site alona RR grade. Wildland 12Clare Historic Grant Sec. 34, 35 10 and old 27 1000 acres Town that was once noted lumber town, Town 130ld Fur Farm nooding NaturalScenic Summerfield 4 ini •. w •• Sec. 28 • 1 mi. S. of Haskell Lake Mich. Dept. of Nat. Res, flood· ing project. Wildland 14Muskegon River High Banks NaturalScenic Summerfield Sec, 17 3 mi. W. of Haskell Lake High south banks along the Muskegon River Wildland Natural.Scenic Summerfield Sec. 12 2 mi. E . of Leota High gravel hill overlooking Rice Pond and Muskegon Wildland 15Rice Por,4 L"OOkout 2000 acres 500 acres 5 acres 200 acres 5 acres 200 acres Foundations of lumbering commu • Wildlife nity along route of old RR grade. 16Meridlth Grade HistoricScenic Hayes & Franklin Old lumber RR grade, Co. Roadway, Trail 17Leota Grade HistoricScenic Hayes & Summerfield Old lumber RR grade. Co. Roadway, Trail 18Harrison Grade HistoricScenic Grant, Hatton & Hayes Old lumber RR grade. Co. Roadway, Trail 19Michigan Gas Storage Scenic Winterfield Sec. 34 1-1/2 mi. E. of 61 Natural Gas Pumping and Treatment operation. 2OGreat Lakes Gas Transmission Scenic Lincoln 2 mi. S. of Lake George Natural Gas Pumping and Treatment operation. Sec. 20 SOURCE: ~ Appraisal of Potential Outdoor Recreational Development - 71 - in Clare County, Nov. 1968. (1970 Reprint) �Library Standards There are a number of nationally recommended standards for libraries. Table 37 indicates these guidelines for communities of between 35,000 and 100,000 population. This fits Clare County's projected population of about 45,000-50,000 people by the Year 2000. However, when applying the standards to Clare County, a major factor must be kept in mind. Clare County does not have all its people concentrated in one area. Therefore, the County will have to disperse its facilities throughout the County as is presently in effect. When applying the standards to Clare County, the population which the standards are being applied to must be carefully analyzed to determine their urban and rural nature. In other words, these standards cannot be applied to the total County population without modification. TABLE 37 DESIRABLE LIBRARY STANDARDS CLARE COUNTY, MICHIGAN* Population Size Book Stock - Volumes Per Capita 35,000 - 100,000 2.5-2.75 Number of Seats · Per 1,000 Population 3 Total Sq. Ft. of a Main Library .5 - .6 * Joseph L. Wheeler and Herbert Goldbar, Practical Administration of Public Libraries (New York: Harper and Row, 1962), p. 554 . Police Protection The State of Michigan is divided into 83 counties. Each of these counties has a sheriff who is responsible for policing the unincorporated areas of their county. In addition, Michigan sheriffs maintain custody of county jai Is. Standards There are no adequate standards regarding manpower needs. The extent of manpower requirements must be based on a number of fadors such as density of population, crime statistics (e.g., type and frequency of crime), roads to be patrolled and other controlling factors. Thus, this study makes no attempt to establish a desirable level of manpower. The standard for jail capacities has been established by the Michigan State Department of Correction. They recommend one prisoner space per 1,000 population. Existing Conditions The Clare County Sheriff's Department consists of 11 fut I time officers plus three part time marine patrol officers. The Department generally operates two patrol cars during the day only one patrol - 72 - �car between 12 a.m. and 8 a.m. Augmenting the Sheriff's Department are the State Police Posts located in Mf. Pleasant and Houghton Lake, which both have jurisdiction in Clare County. The service area of these State Police Posts are divided by M-61. The Post in Mt. Pleasant has 33 men on full time duty and generally has a car on patrol everyday south of M-61 in Clare County. The Mr. Pleasant Post also aids the City of Clare by taking all police calls into the City between 4 p.m. and 8 a.m. and dispatches the local police cars. The Houghton Lake Post has 13 men on full time duty and has primary responsibility for the area north of M-61 • The summer months are the most demanding for police protection. A marine patrol is dis- · persed to all recreational lake areas. In addition, the thousands of visitors to the County in the summer months add to the amount of road patrolling and other police activity. Summer months are also the time when the Sher if f's Department is the most understaffed. The Clare County jail is located adjacent to the Clare County Courthouse along M-61 Highway on the west side of the City of Harrison. The j ai I has capacity for 24 prisoners. There are two dormatory cell areas which house eight prisoners. In addition, there are four maximum security cells and a bullpen. The jail has no separate facilities for women. Thus, women prisoners are kept in other county jails near Clare County which have facilities for woman and charge the County $20 per night for their accommodations. There are no records on the number of women arrested in Clare County in 1977, but it is estimated that there were not enough to warrant a need for women jail facilities. In 1977, the daily number of prisoners ranged from 12 to 15. In 1977 a total of 942 prisoners were housed at the jail. Even though the jail seems to be large enough to handle Clare County's needs, some changes might have to be made. The State Department of Correction says that a jai I should have an exercise yard, a cafeteria and a law library. Clare County's jail does not have any of these facilities, nor is their room on the present site to accommodate these changes. Fire Protection There are five volunteer fire departments in Clare County. The Cities of Harrison and Clare and Surrey, Lincoln, and Garfield Townehips have a volunteer department. Fire protection for the other units of government is arranged through a number of contractural agreements. Winterfield and Freeman Townships use the services of the Marion Fire Departments. (See Map 12). All fire departments are dispatched from the Clare County Sheriff's Department. Sheriff The County Sheriff, who is an elected constitutional officer, is the chief law enforcement officer in Clare County. In addition, he administers the County Jail. He also coordinates the functions of the County law enforcement agency with that of the State Police and the local municipalities within the County. Many law enforcem~nt studies prepared for other counties have recommen.d ed a county-wide agency which would consolidate all such departments within the County. One · fact always brought up by the local municipalities in such discussions is that the County Sheriff is an elected and not an appointive office and many local municipalities were reluctant to place power in an official over whom they have little control . and who will not necessarily be re-elected :ven if he is very competent. However, it is worth noting that if conditions p-ermit, a County-w_,de law enfor~e.ment agency consolidating all such agencies in the County would be the best to implement eff1c1ent law enforcement measures. - 73 - �I I I I I I I I I I I I I I I -~ ..... ._.... ___ _ 7-- I --7 I '---r-1 I 1 I I I I I• I I I -r I I --,..L--~= -~:;;_;::;_;;:_;:;::::;:::I I I I _ FIRE, _._,__. ___ ....,._ 0 SCHOOL AND HOSPITAL SERVICE _AREAS __ fire service area boundry school · district boundry hospital service area· boundry ~ ·•au,~ • 12 JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY:LOCAL PLANNING COMMISSIONS THE PREPARATION OF THIS MAP WAS FINANCED IN PART Tl-tR0UGM A COMPREHENSIVE Pt.ANNING GRANT FROM THE OEPARTMENT Of HOUSING ANO URBAN OEVEU)PM£NT' AOMINISTE~EO BY THE STATE OF MICH IGAN CLARE COUNTY, MICHIGAN .... �At the present time, the Clare County Sheriff's Department furnishes police service on a contractural basis to Lincoln Townehip. The Sheriff's Department provides two full-time men and Lincoln Township pays salaries and bought a car for their use in the Towns hip. This is one method of implementing a County-wide law enforcement agency. This has proved beneficial to the area serviced and the County itself. It is recommended that such a policy be encouraged whenever possible throughout the County. Dog W:.:irden The Dog Warden in Clare County is a department that is operated through the SheriffBs Office. Phone calls from the public for this department are placed directly to the Sheriff's office, who then relays them to the Dog Warden. The operations of the animal control department appear to be very efficient in Clare County. In 1977, one full-time employee and truck were dispatched to 1,432 animal complaints. Clare County Public Health Department Clare County instituted a Public Health Department in 1969 in conjunction with Arenac, G!adwin, Isabella, Osceola and Roscommon Counties and formed the Central Michigan District Health Department. Each County has a branch of this agency in its respective county seat. The Clare County branch is housed in the Clare County Courthouse in the City of Harrison. This Public Health Department has responsibility for several functions, including environmental health and the control of communicable disease. The Central Michigan District Health Department has a full-time staff of over 60 personnel representing a variety of disciplines. In Clare County there is a full-time staff of five and one part-time public health nurse. Basically, Clare County's health department serves two functions: environmental health and an individual health program. The environmental health aspects of the Health Department are handled by two full-time sanitarians. At an interview conducted in March, 1978, it was mentioned by the sanitarians that over 20 various duties are performed in relation to environmental health. These duties range from ensuring properly installed septic systems to inspecting foster core centers. Before a building may be constructed anywhere in Clare County, a health permit must first be obtained before a building permit may be issued. This type of check and balance system helps insure that Clare County can be safe in the knowledge that the environment of the County is carefully watched. The public health of Clare County is in the hands of two full-time and one part time public health nurses. It is their responsibility to conduct health clinics, and provide preventive treatment to various Clare County residents. The nurses also visit certain County resident's homes. In addition to these services, the Health District has a group of technicians to visit all six counties and perform glaucoma and hearing tests. The money for both of these services comes from a variety of sources. The Clare County Board of Commissioners annually approve funds which are then pooled to the district office in Mt. Pleasant. The District Office then uses the money from the six counties, and other federal and state funds, to operate its district office. Through pooling of iesources Clare County is bener able to provide health care and preventive health care to its residents than if the services were to be paid solely from limited County funds. -74 - �Ambulance Serviceg There are two amSulance services in Clare County. O,e is located in the City of Clare and is privately owned, subsidized by the County and dispatched out of the Clare Nursing Home. The second service, United Rescue Service, is a volunteer operation maintaining its base of operation in the City of Harrison. As Clare County's population expands, a corresponding improvement of the ambulance services should be made. The need of elderly persons is different than those of the median age county resident. Considering Clare County's poren.tial as a retirement community, careful watch should be maintained to insure an increasing improvement of ambulance services. . I Serv1ces . 23 Hosp1ta According to the Michigan Departme11t of Pub.lie Health, Clare County is included in three health facilities services areas, shown on Mop 12. These areas are fluid, but major changes are unlikely. Most of Clare County is served by Clare Osteopathic and Central Michigan Community Hospitals. Clare Osteopathic has 64 licensed beds and Central Michigan Hospital has 115 currently licensed beds with 30 licensed beds soon to be available. Franklin, Hamilton and Arthur Townships are classified as being in the Gladwin Area and Midland Hospital Center Service Areas. Gladwin Area Hospital has 42 licensed beds and Midland Hospital Center has 239 licensed b~ds. Winterfield and Redding Townships are included within the Cadillac facility service area. The Clare Osteopathic Hospital is the only hospital located within Clare County's boundaries. There are 11 doctors on staff of whom nine are Doctors of Osteopathic medicine, one is a medical doctor and one is a pediatrist. The Hospital has five emergency treatment rooms. {two were recently added in a new hospital addition). In 1975 the Michigan Cooperative Health Information system reported 66 licensed practical nurses {49 percent working full time, 17 percent working part time, and 34 percent inactive}; 75 registered nurses (32 percent full time, 31 percent part time and 37 percent inactive) in Clare County. . Mental Heafth Clare County is a member of the Central Michigan Mental Health ·District (Clinic}. The Clinic is a non-profit, publicly funded atency offering mental. health services to the resideni•~ of Cl are, Isabella, Mecosta and Osceola Counties, and is administered by a Board appointed by the County Commissioners of each respective county. The Board operates under authority from the State Department of Mental Health {Act 258, P.A. 1974.) The Board is funded jointly b the four counties and the State of Michigan. Some Program components are currently being y , · 23 A 1 1 · I Survey o,-~ H,osp1,als, • ~ • Mic. • •• h":gen D ' • o f ruo11c. n I I• Hea,tn, '"' I nnua epcrrm.enr LJivision of Health Facility Planning and Construction, 1975, provided by East Central Michigan Health systems Agency, Inc., May, 1978. . i-· "' - 75 - �supported by federal grants. The Clare County Clinic consists of two clinical psychologists, one aftercare treatment counselor, one clinical case worker and one social worker. In addition, the Clinic utilizes the services of a psychiatric consultant. The cost of service is determined by an individual's ability to pay, no person being refused service because of an inability to pay. The Clare Clinic is located in the basement of the Clare County Courthouse. Dental Care According to the Michigan Department of Liensure and Regulation (as of March, 1978) there are seven dentists in Clare County. The City of Clare has four, the City of Harrison two, and the Vi I Iage of Farwell has one dentist. Schools Clare County includes eight school districts (Map 12), the largest of which is the Harrison School District. In 1977 the Harrison District composed 37.88 percent of the total Clare County equalized valuation (Table 38). In 1977 this amounted to nearly $72 ,000 ,000. Of the 10 governmental units within the Harrison District, Hayes Township ;had nearly 32 percent of the entire Districts evaluation, and including the City of Harrison, nearly 46 percent of the School District is supported. The second largest school district is the Farwell District. This District has over 36 percent of the entire County's equalized valuation. Within the Farwell District five County governmental units are included. Lincoln Township composes over 35 percent of the District's valuation. The Clare School Districts's taxable base is 17 .16 percent of the entire County's equalized valuation. Within the District more than 53 percent is supported by the City of Clare. The remaining five school districts support schools located outside of Clare County and compose corn?aratively smal I percentages of the County's valuation. Electricity 24 Consumers Power Company supplies most of Clare County's electricity . In speaking with representatives of the Company, it was learned that no major problems exist and improvements in the system are made continually in accord with development trends and projections. Three-phase service is provided along major highways (all-y.,,eather roads) and throughout the urban areas. Single phase services is provided along most county roads. Consumers Power representatives: addes that the general backbone of electrical power in the County is the Consumers Power Company which can supply electrical service sufficient to handly any major development providing 24 nootnI r.. O A r I • '-oopera r r•1ve an d Tir1• 1....0unty r El1ednc • ,-. • supp,y I I • • v •..)< c ec t r1c '-ooperat1ve e1edr1c1iy ro a small number of Clare County residents. .,... - 76 - - �TABLE 38 SCHOOL DISTRICTS CLARE COUNTY, MICHi GAN, 1977* School District Farwel I Harrison Governmental Units Equalized Valuation Freeman Garfield Grant Lincoln Surrey $ 8,353,212 12,757,750 6,277,242 24,462,491 16,948,097 12. 14 18.55 9. 13 35.55 24.64 TOTAL $68,798,792 100.00% 357,168 5,348,150 8,002,670 6,536,032 10,691,048 3,397,148 4,647,229 27,200 10,015,300 22,791,267 0.50 7.45 11 • 14 9 .10 14.89 4.73 6.47 0.04 13.95 31.73 $71,813,212 100.00% Arthur Franklin Frost Greenwood Hamilton Hatton Summerfield Winterfield Harrison City Hayes TOTAL Beaverton Arthur Gladwin Arthur Hami Iton TOTAL Evart Freeman Marion Redding Winterfield TOTAL Winterfield 959,986 100.00 1,634,959 1,308,110 55.55 44.45 $ 2,943,069 100.00% $ 100.00% 16,000 3,248,059 9,208,154 TOTAL McBain Percent of Clare County Supported School District TOTAL Clare Arthur Hatton , Grant Sheridan Clare City TOTAL *Clare County Equalization Department, 1978. -77- 26.08 73.92 $12,456,213 100.00% $ 54,700 100.00% 1,005,832 1,023,500 7,779,855 5,193,620 17,526,219 $32,S-29,056 3.09 3. 14 23.92 15.97 53.88 100.00% �proper notice and financial arrangements are made. .; - 78 - �GOALS & OBJECTIVES �GOALS AND POLICIES . . Policies and Procedures for Decision-tv\:::iking The Association of Clare County Local Planning Commissions (ACCLPC) realizes that planning is a continual process, and that planning decisions must be made intelligently when the need arises. It is imperative for Clare County to have a wellplanned guide of pol icy statements at the time of development so that sound planning decisions wi 11 be made and executed. I It is the ACCLPC's intention to place its major emphasis on careful review of the quality, design, and effective functioning of proposed developments. The County intends that its planning program shall deal effectively with evolving reality, not prematurely with only a projected possibility. In order to accomplish this, Clare County shal I place special emphasis on the process leading to decisions, and shal I seek c~nsistency of action through mature decisions instead of through premature, baseless decisions. Planning decisions mean environmental change. The process for decision - making, a procedure for change, shat I be consistent and unchanging, even though the process may be different every time. In brief, that process shall always follow this basic two-part sequence: 1. Statement of public intent (Comprehensive Plan, Goals and Poli cies). 2. Legal procedures to see that the intent will be realized (Zon ing Ordi na nces, Subdivision Regulations, Building Codes, etc.). The planning process in Clare County, however, shal I be continuous and timely. The ACCLPC recommends certain design and use standards, as wel I as any other basic criteria, for arriving at future decisions, and they may adopt deta iled plans for I imited areas within the County. These may be adopted periodically as part of the evolving comprehensive plan, or whenever it becomes necessary to make clear the public intent and the basis for a future decision. Goals and Policies The comprehensive planning elements wil I be guided by statements of long-range Goals and Policies set forth during the progression of the Comprehensive Planning Program. They are to be adopted as an expression of the pub! ic intent of the ACCLPC. These statements will serve as the basis for the resultant Comprehensive Plan. Citizen Awareness and Participation Goal: Policies: Instill within the citizens of Clare County, the desire to be actively interested in community functions and the future of the County. To maintain and encourage the free flow of communication among governmental agencies and the citizens of Clare County. - 79 - �To continually inform the citizens through news media of various County events and prob Iems. To encourage the formation of civic imp_rovement organizations, technical committees and citizen advisory groups to actively strive for county betterment. To actively engage various county lake and neighborhood·associal'ions to overcome local problems and collectively engage in solving countywide problems. To strive for better attendance at local meetings when significant issues are discussed and decisions are made. Control Ied Development Goal: Policies: Control Clare County population density and amount of land coverage in accord with predetermined capacities of County utilities and service facilities. To encourage major areas of residential development to occur in close proximity to established communities so that utilities and services may be economically provided. Where development continuous to existing sewer and water systems is impractical, steps should be taken to encourage large lot development so that individual septic and well systems can be uti I ized effective Iy. To support a County-wide ordinance that demands high standards and quality on mobile home installation. To strive to eliminate marginal or temporary housing units in deteriorating conditions. To provide for development of mobile home parks {year-round occupancy) where access is direct and the road surfaces dustless. Parks should be easily accessible to fire protection vehicles. To ensure future construction of standard subdivisions on land having soil characteristics suitable for that use. To prevent or discourage scattered development of non-farm permanent residences along outlying roads of rural agricultural sections of the County, To insist upon good design of residential areas al lowing for freedom from the noise and danger of high speed or heavy traffic, for safe pedestrial circulation, safe play areas for children, and for the logical grouping of homes to form neighborhoods of sufficient size to permit efficient installation of utilities and community services such as schools, shops, and churches in nearby !ccations. - 80 - -~ =-- __- - �To encourage the construction of residential structures in accord with high standards, as can be set forth in local building and health codes. To inform local real tors that low cost "budget construction" will produce County liabilities over a period of time. Agriculture and Land Use Goal : fvlaintain and preserve the most productive agricultural soils of Clare County, and regulate future land uses to provide maximum benefits to citizens of the County. Policies: ' To protect the prime agricultural lands of the County by preventing scattered rural housing. Such housing tends to increase the assessed value of adjacent land and results in higher taxes for the farmer. The withdrawal of farm land from cultivation because of increased value for urban use eliminates its agricultural productivity as effectively as if its topsoil were carried away by erosion. · To help identify opportunities for· private landowners and commercial enterprises to make profitable investments in various facilities and areas of the County. To encourage conversion of open land to intensive uses when all necessary urban services may be prov ided, and when sufficiently large tracts are planned, to insure future utility of the entire tract and all adjacent land, as well as all highways serving both . To discourage intensive development on steep, rugged areas as well as very poor drained bottom lands having poor permeability or soil stability. To careful I y control and regulate new growth adjacent to lake areas to help enhance and enrich the I ives of County residents, as wel I as improve the image and attractiveness of the County as a whole. Business Goal : Policies: Encourage the growth of business and commercial activities in incorporated as well as unincorporated areas, in harmony with anticipated population growth in or near existing c9mmunities. To strengthen existing business areas where future potential can be justifiably maintained or expanded. To recognize the need for broadening the activity and the growth of retail business within existing commercial centers of incorporated communities. To strive to maintain, and upgrade where necessary, the quality of merchandise and services of all business in Clare County. - 81 - �To prevent the diversity and h~phaza rd arrangemen t of business as "strip development sectors" along highways and County Primary Roads. To encourage new business developments to locate in Clare County in unincorporated areas adjacent to or within easy access of principal and minor arterials when such development would not conflict with objectives and policies of neighboring communities or urbanized concentrations. To encourage combined investment of public and private capital in the future development or rehabilitation of central business district areas within the various existing communities as needed. To create an awareness of the importance of central business districts, their impact upon the local economy, and the need for planning their future development. To promote performance standards for business areas, as wel I as all other uses, to prevent undue amounts of noise, smoke, or glare. To encourage business enterprises to locate with direct or limited acc_ess to existing or planned major collector or arterial streets. To· promote standards for adequate off-street parking for commercial developments. · To locate and design commercial areas to avoid: 1. Commercial traffic on residential streets. 2. Commercial activity noise. 3. Unsightliness created by signs, backs of but.ldings, trash, etc. 4. Fumes and odors. 5. Glare from exterior lighting. 6. Unccntrol I ed runoff of surface waters. Industry Goal: Policies: Encourage growth of industrial uses within the County in order to diversify and strengthen the tax base and to provide employment for the permanent Clare County population. To promote a diversity in the size of industrial concerns, both large and small. To require adequate regulation and control of industrial pollutants through the adoption of local zoning ordinances. -82 - - -- --~-- - - - = - -- -- - �To promote new industrial developments through a close I iaison among municipal, County and industrial promotion representatives. To ensure and protect industrial development from the encroachment of incompatible land uses. To serve industrial areas with adequate utilities. To provide adequate parking and loading space in industrial areas. To encourage industrial park development with areas set aside for expansion when necessary. To encourage vocational training in the educational system. To foster and encourage the development of smal I "homegrown 11 industry having the long-range potential of becoming principal employers in the Clare County area. Transportation Gaol: Policies: Maintain and further develop effective and efficient transportation facilities to meet the needs of an increasing population . To disapprove individual lot access from intensive development to any arterial or collector highways where the loss of highway efficiency is likely to occur. Sufficient open land b~ planned adjacent to existing roadways to enable further acquisition and widening. To require al I intensive development to have interior systems of local circulation. To encourage the design of internal local streets that will effectively prevent their use by through traffic . To support all County group efforts toward realizing new or improved air travel foci I ities to handle the needs of the entire County area and vicinity. To protect the areas immediately surrounding existing or proposed airport from the noise and hazards of low-flying planes during landing and take-off. This shal I be done by promoting land use in the immediate vicinity area for nonresidential uses . To promote electrical signal s and/or crossing gates at intersections of highway-railroad grade crossings considered potentially dangerous because of heavy traffic or congestion. To promote rail sidings in the County with loading ramps that meet industria I require men ts. - 83 - , ·" ., �Environmental Goal: Policies: Protect the environment of Clare County from sporadic and hap hazard use. To encourage programs of soil conservation by lending full support to al I agencies involved in this endeavor. To encourage efforts to improve the physical appearance of vacated mines so that reclamation for possible recreational or residential purposes may be undertaken. To encourage complete cooperation in watershed improvement programs in order to improve their recreational potential. To preserve wild I ife areas wherever feasible. These areas should include pub! ic hunting and fishing areas for County residents as wel I as visitors. To preserve significant scenic, geologic, and historic features for the enjoyment of present and future generations. To integrate both public and private recreation development in a cor_nplementary relationship of activities and land use to enable the County to realize its full recreation potential. To use public access easements to allow public access to land or water for hunting, hiking, and other recreational purposes. To provide scenic views and roadside picnic grounds throughout various parts of the County for use by local residents as wet.I as travelers or vacationers passing through or going · to Clare County. To enforce flood plain or watershed district regulations to preserve attractive stretches of rivers and streams in their natural state and to control flood damage costs by restricting development . in areas subject to flooding. To develop pleasant, clean and uncrowded places along Clare County lakes where families can picnic and enjoy their leisure hours. To prese~e portions of lake and water areas where stands of trees, stretches of beach, or natural swamp habitats exist. To require highways near shorelines be planned and platted so as not to impair recreation, scenic or fish and wildlife assets. To use conservation or scenic easements to keep land in its natural state, to provide open space or buffer zones around parks, and to preserve natural countryside along highways. - 84 - �To seek a balance among various kinds of resources and areas within Clare County. To help preserve areas of natural drainage courses through a coordinated open space program in order to protect such areas. Utilities and Services Goal: Policies: Develop public facilities and services to adequately service the anticipated growth of Clare County. · To provide personnel to handle·a continuing planning program as well as provide services for help in enforcement of local zoning ordinances, and other similar regulations. To maintain an awareness of the increasing problem of adequate and diverse water supplies, storm drainage and flood control in Clare County . To develop an action-oriented comprehensive program on County water and sewage facilities to meet present and future needs. To determine the growth potential of Clare County and program improvements to adequately meet ensuing demands. To enlarge pol ice and fire facilities, personnel, services, and equipment' to keep pace with popu lotion growth. To encourage new development in areas having access to pub I ic centralized treatment foci Iiti es. To effectuate or implement a Continuing Planning Program to keep data current and make continuous evaluations of any deviation from the projected course of growth established in the Regional Comprehensive Plan . Organizational Cooperation Goal: Policies: Cooperation with internal community groups, technical committees, advisory bodies, adjacent municipalities and counties, state authorities, and all independent commissions, boards and governing bodies, and assist in the creation of a well-planned and organized future for the whole of Clare County. To maintain an awareness of events and actions in surrounding areas that may affect Clare County . To maintain an awareness of all private and governmental financial assistance potentially available for Clare County. To recognize the fact that what occurs in Clare County affects surrounding areas. - 85 - �To request pub! ic agencies, community and lake associations, service clubs, conservation organizations, farm bureaus, etc., to encourage all individuals of the County to protect and enhance the scenic qualities of any of their holdings. There must be participation and cooperation among these groups and the County residents to produce positive results. To develop working relationships between the Clare County Planning Commission, adjoining County Planning Commissions, and the Association of Clare County local Planning Commissions. - 86 - ~ •. �LAND USE �LAND USE PLAN Introduction I Clare County is located in the north-central part of Michigan's southern peninsula. An ·imaginary I ine running east to west through northern Clare County is generally cited by those traveling north as a tran;itional zone between southern agricultural lands and the northern evergreen forests. 25 The County is within short driving distance from Lansing and the Detroit metropolitan area. Both U.S. 10 and U.S. 27 pass thr9ugh Clare County, offering excellent driving conditions for metropolitan residents attracted to the County's recreational opportunities. Live in the country-work in the city. This way of I ife is becoming more attractive to many families. But, as so often happens the more families who seek the country, the less country there is to find. Unfortunately, man destroys the very essence of what he seeks. More people result in more roads, more homes, more business, more factories and more pollution. It does not take a conscious effort to pervert nature, but only the thoughtless attempts to achieve a better life. It does not take hundreds-of thousands of people to ruin a glen or brook or lair of some wildlife, but only the abuse of a handful of well-meaning families. Clare County is delicately balanced between remaining a beautiful, unspoiled area or · becoming an urbanized community whose cancerous development de£poils the landscape. How can Clare County mcintain its balance? Is there no way to prevent growth? Roads and buildings will be built. If the development is certain, must the beauty of Clare County be lost? If the answer is yes, Clare County will be ravished. Development will occur in a helter-skelter pattern across the face of the County. Pollution ~wil I become worse; forests wil I be cleared; farm land wil I be subdivided. The County will in t~uth be ravished. Not all at once--not all 366,000 acres. The development will be scattered; nowhere in the County wil I it be possible to escape the presence of development. And yet, so I ittle development will actually occur. How can Clare County maintain a balance between a beautiful countryside and an urbanized area? The answer presently being sought is through planning. If the influx of people is a certainty, then minimize its negative effects. If the scattering of development creates problems, then concentrate the development. If the land area in Clare County is truly worth saving, then regulate development to protect the land. All these are easier said than done, but what is the alternative? The uncontrolled scattered developments of the past may become the development patterns of the future unless conscious efforts through planning bring about a rational pattern. Existing Land Use The existing patterns of land use provide the base from which the Future Land Use Plan is prepared. Both land use survey and analysis are essential for describing the intensity of land utilization, the patterns of development, growth pressures, and the ( 25 - From a student report on the Land Use of Clare County, Michigan State University Resource Development 816, Spring, 1967. - 87 - �emerging direction of future physical growth. The composition and analysis of this information constitutes a most elemental and necessary description of the County's environment. Land is a precious resource. The present usage of land in the County represents investments by several generations. In order to protect these investments, especially in view of accelerating land use development, sound and effective planning must be accomplished. Accordingly, this.analysis stresses the relationship between urban and rural development. It was quickly realized from the beginning of the land use survey that differences between urban areas (e.g., incorporated communities) and farm areas are not as clear as they once were. Nature itself provides a balance between land, water, forest, and wildlife. All too often the spread of urban development into rural areas has destroyed this balance, resulting in floods, storm damage, water shortages or water pollution. Many of these negative occurrences to which "built-up II areas have subjected themselves are directly attributable to the failure to properly relate urban development to the natural environment. Through effective planning, it is hoped to make the natural forces work for developing areas and not against them. Only in this way can nature's balance be protected. •;;, The existing land use survey has recorded how man uses the land within Clare County. By studying what has been done to or placed upon the land, officials can make decisions on how to provide a healthful, efficient, and attractive environment. What County, Township and City decision makers do today limits and shapes the possible alternatives of tomorrow. Inventory of Clare County Land Use Population characteristics, when correlated with the land use data, reveal useful information. Also, by using the existing land use information as a base, updated comparisons indicate trends that are shaping the County's rural-urban complex. Ultimately, data collection and technical reports are aids to the understanding of the forces exerting strong influences on the growth of communities; and to help formulate decisions encouraging a better living environment. A classification of land uses is necessary to provide a common understanding of the material presented. Land uses can generally be grouped into major categories such as residential, commercial, industrial and agricultural. These categories are not conclusive enough for the purposes of this study, and a further breakdown is necessary. The following is a description of the various land use classifications used in this study. Residential This catego1y includes areas in which dwellings with their accessory buildings occupy the major portion of the land and consist of the following sub-categories: - 88 - �Single-Family Residential. --These areas in which single-family dwelling units and their accessory buildings are located. This category cilso includes mobile homes located on individual lots or in mobile home parks • .Single-family residential units, 20,000 square feet or less, seasonal homes, including mobile homes located especially around lakes, are included in this category. Rural Residential.--This is an area that is used primarily for residential purposes. For purposes of this study, a rural residential lot is deemed to occupy up to ten acres. Commercial Land areas where goods are distributed or personal business services are provided are considered commercial uses. This category includes the retail sale of goods (e.g., grocery stores, gas stations and drug stores, businesses providing services such as restaurants, banks and real estate offices, and commercial transit lodging places (e.g., hotels, and motels). Industrial. --Industrial uses are land areas with or without buildings where one of the fol lowing operations is conducted: tv\:inufacturing, Warehousing and Storage. --tvbnufacturing includes land areas with or without buildings where raw or semi-finished materials are processed, fabricated and/or manufactured. Warehousing and storage of materials includes uses enclosed in a building or not. Open storage, such as concrete block, farm equipment, junk cars and waste material and municipal dumps are con sidered industrial uses because of the possible nuisance factors associated with them. Utility industrial uses such as gas storage stations are included in this category. Extractive.--Areas in which sand, gravel, clay, peat, or rock are excavated have been placed in the Extractive category. Included are the gravel pits used by the Clare County Road Commission and private excavations. Transportation and Utilities Transportation uses encompass all dedicated surface righr-of-way, including highways, freeways, railroads and airports, which are used for the movement of people and goods. Utilities include both public and private facilities providing general services, such as electric power stations, gas regulator stations, sewage treatment plants, radio stations and other facilities of this nature. Forestry, Public, Ouasi-Publ ic and Recreation Land areas and facilities, such as schools and government buildings, which are available to, or used by, all the people within a particular service area, are considered public uses. Also included in this classification are areas and buildings that are used by a limited number of persons with particular interests and who do not have profit as their main motive (Quasi-Public a_nd Recreation). This category includes churches, the County - 89 - �Fair Grounds, sportsmen's clubs, Boy and Girl Scout camps, parochial school camps and other similar uses. Recreation uses such as bowling alleys and movie theaters, because of their smaller size and functions, are placed within the commercial category. Permanent or seasonal residents on non-agricultural land larger than ten acres are considered forestry land uses. Areas covered by water and forested areas are also considered in the broad category of forestry. State-Owned Land Land areas owned by the State, with or without structures, that serve the recreation needs of the public or provide open land areas under conservation management, are included in this category. Agri cu Iture This classification is applied principally to areas for crop land, permanent pasture land, and land lying fallow but which indicate cultivation at an earlier date. Due to the variations in the agricultural practices of farmers, in terms of land cultivation, this classification is flexible for specific parcels. Clare County Land Use Patterns Traveling through Clare County, the visitor receives the impression of vast areas of farm land, woodland, open land areas, richly scenic areas and isolated grouping of homes located near primary road intersections. Along highways are scattered residential, commercial or industrial land uses which become more frequent as the visitor approaches the City of Clare, the City of Harrison and the Village of Farwell. The effect upon the traveller of an open, rural coun_ty can be seen on Map 13, Existing Land Use, Clare County. Land uses, especially residential development, are widely dispersed throughout the County. Table 39 indicates the amount of area that these uses occupy within the County. Residential Land Use The existing residential land in Clare County amounts to about 29,860 acres, or approximately 8 .2 percent of the total County area. Of the residential land about 20 .3 percent is single-family in character and a 79.7 percent is comprised of larger rural lots. Apartment and townhouse development is so infrequent that it is not considered by this report as a major County land use. The residential development found surrounding many lakes in the County is characterized by very smal I lot sizes. The majority of this type of concentrated development occur in the Townships of Hayes, Hamilton, Lincoln Garfield, Surrey and Grant. While the origina I purpose of the majority of these cottages was for seasonal use, there has been a trend in recent years to convert these units into year-round homes. This trend has created - 90 - -~.. �MISSAUKEE COUNTY ». :}J iif f:j:;mi:; n:I1 in~ f I j•'• lm I~ = icJ :JC·[ :t·']t::, r~ ~}ilfe.J1❖~•❖tf -:oN IJ:I ., ,: t)f ~•::J::Cs 1 %:,.-. t -., .:,::Iii i i :lii/!liliii iii::::::::i;i ._._.:._-:. i i i ~f iii!~/~;i;~ ~ ~i~i~i~i~ :-:-:,:-::_ :!;illJ1l ?J{} - - "1 ~ z .·••· mlid!!fi!i! i ! fi!i!i!i!!!!E!i!!!! I ,,,,:,:,,,4 \ YIES - ~ - - - -- - :If!Il@ItJIt/1 :~:~:~:t+=~:~: ::· ·· tll ll ji[ililililI .•:•:t :•::!!!!!!!i/J!:!:!:!:i!i :;:;::::::::::J:::::::; :::!:!:!:i;l !i!i!i!i!ii=== H tlllitr LIIN § ' i }l : : :===:I}!\?! :;:'.:J~iifr1i~~~., .-.· >- :;:;:){ ff { ,. ,. : H ; ,, ❖❖ 0 /} T )::: t : :i: I • :):: :=:~:=: - ❖:•:-:-:- ~~~I jili •:•:•:• .·.·.·.·1·· ::::::::::f: ~~{~~~ ~~ :::::::~: !SABELLA COUNTY LAND EXISTING Q_.:_.J.,;.:,_;~ ••-.:•~~- RE C REATION :::::::::::::::::::::::::::::::::::::: A G R I C U L T U R E ~~m S TA T E OWNED USE LAND .:::::::::::::::::::::::::::::::::::::: INDUSTRIAL ( WAREHOUSING, MANUFACTORING,) EXTRACTIVE AND STORAGE :::::::::::::::::::::::::::::::::::::: RESIDENTIAL (SINGLE FAMILY & RURAL) FORESTRY & PUBLIC LAND COMMERCIAL 0 ~ a 3 4 ~ JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY LOCAL PLANNING COMMISSIONS THE PREPARATI ON OF THI S MAP WAS F INAN CED IN PA R T THR 0 UGH A CO MPREHEN SI VE PLANNING GRANT FROM THE DEPARTMENT OF HOUSIN G ANO URBAN ADM INI S TERE D BY THE ST A T £ . >;:. DE VEL OPMENT, OF MI CHI GAN CLARE COUNTY, MICHIGAN 13 �a pollution problem around some of the lakes in Clare County. Mobile homes are also found scattered within many lake developments. The use of very small lake frontage lots without adequate utilities has increased health and sanitation problems. Overcrowding of the lakes should be avoided, or optimum use of lakes for recreational purposes may be jeopardized. Lot sizes in the incorporated communities are understandably smaller because of the presence of municipal facilities. However, elsewhere in the County where sewers have not as yet been installed, there is a potential hazard of water pollution due to the increasing trend of seasonal home conversion to year round residences. f'.iany of the lake front lots are less than 8,000 square feet in size which did not pose a problem when only one of four lots were regularly used. During the peak summer Clare County's population more than triples. Most of the seasonal residents own homes near the County's lake and stream areas. TABLE 39 EXISTING LAND USE CLARE COUNTY, MICHIGAN, 1978* Land Use Acres 29,860 Residential 6,060 Single-Family 23,800 Rural Residential 600 Commercial 4,070 Industrial 230 Manufacturing, Warehousing and Storage 3,840 Extractive 12,000 Transportation and Utilities Forestry, Public, Quasi-Public and 195, 180 Recreation 48,650 State-Owned Land 75,720 Agriculture TOTAL 366,080 acres Percent of Tota I 8.2% 1.7 6.5 .2 l. l •1 1.0 3.2 53.3 13.3 20.7 100.0% Pollution problems are forcing some communities within Clare County to consider sewage systems. In this regard both Lincoln and Hayes Townships prepared Facility Plans in 1976 to consider alternative courses of action. In both units the cost was a prohibitive factor and no action was taken. However, Grant Township is now considering possible coordination with the City of Clare to extend sewer I ines to the Five Lakes Area • As a result of the early settlement patterns of large parcel ownership, lots are fairly evenly distributed throughout the County along Section Line and Quarter Section Line - 91 - �Roads. Lot size is not as significant with rural lots because the land surrounding the residences usually belongs to the owner of the house. ·when proSlems of water supply or sewage disposal arise, the large lot owner is not faced with as great a dilemna since he is in a position to re-drill a new wel I or construct a new tile field on his surrou!'lding land. As implied in the above statements regarding residential lot sizes where no public water or sewage disposal foci! ities exist, the minimum desirable lot size requirement is dictated to some degree by the soil conditions present. Because of the potential water pollution problem created by septic tanks on small lots, the Clare County Health Department must be contacted before any construction may begin. Commercial Land Use Approximately 600 acres, or about 0.2 percent of the County's total area, are used for commercial purposes. About 20 percent of the commercial activity is located in the Cities of Clare and Harrison and the Vil loge of Farwell, with the remaining 80 percent scattered in the townships. The City of Clare has the largest number of acres in commercial use for an incorporated area. The Townships of Grant and Hayes have the greatest commercial acreage among the townships in Clare County. The concentrations of commercial land uses as represented on the lvbp 13 evidence the early settlement pattern within the County. Forestry and Agricultural interests were dominant within the County and small towns established primarily as service centers for the surrounding farm and forestry areas. Commercial areas were established within these towns. Today, many problems, such as deterioration of old buildings and lack of parking areas, threaten to relegate these commercial areas in competition with commercial land uses locating along major highways outside of the urban areas. This second type of commercial development pattern is beginning to occur within the County primarily along the two-lane state highways. Transportation and Utility Land Uses About 12,000 acres or 3.2 percent of Clare County, are occupied by transportation and utility land uses. Of the acreage, about 94 percent is included in road and railroad rights-of-way, with the remaining six percent in utilities. This small acreage of land in uti Iiti es in generally scattered throughout the County. Road and railroad rights-of-way comprise about 11,280 acres in clare County. Within incorporated areas, the Cities of Harrison and Clare have the most acreage devoted to this type of use as may be expected. The amount of transportation land uses is normally directly proportional to city or village size. Road and railroads rights-of-way within individual townships vary little in the amount of land used. Most of township roads in the County basically consist of Section and Quarter Section Line Roads. There is little variance from township to township in the amount of land used for roads, reflecting the basic rural nature of the County. Townships which ore crossed by railroad lines or include sections of State highways are slightly above the township average for land in rights"'"Of-way. Grant, Hatton, Hayes - 92 - �and Frost Townships acreage in rights-of-way are high because of the U.S. 27 and U.S. 10 Freeways. Grant Township because of the U.S. 10 right of way and two ma ior ramps, has the highest proportion of rights-of-way land exit than any other Township in the County. Other transportation uses in the County include three airstrips. One airport, Clare Municipal, having three runways, is located northeast of the City of Clare. A smaller facility, Harrison Airport, also having three runways, is located northwest of the City of Harrison. There is also a smal I airstrip near lake Station. As industrial uses increase in the County, better air facilities will be needed. Forestry, Public, Quasi-Public and Recreation Land Use Approximately 195, 180 acres of land within Clare County ore devoted to forestry, public, quasi-public and recreation land use, constituting 53.3 percent of the total County land. Wop 13 shows areas devoted to this category. Within this classification, forest covered land accounts for approximately 95 percent and public, quasi-public and recreation land uses compose the remaining five percent. Generally, most of the public and quasi-public uses are situated near the Cities of Clare and Harrison. These uses include smal I community parks, governmental structures, churches, post offices and schools. The townships contain the majority of the cemeteries and township meeting halls. Schools now used by Clare County children are generally located- in- the Cities of Clare and Harrison or in the Village of Farwell . Recreation land uses are dispersed throughout the County. These consist of rural camps, Boy and Girl Scout camps, golf courses, public access to lakes, roadside parks and sportsmen's clubs. Forest land is generaliy found in greater concentrations in the western and northern areas of the County. Forestry areas are also intermingled with residential and ~griculturol uses creating an effective buffer strip between potential conflicting land uses . Forestry land serves in the County's recreation needs for hunting and snowmobiling areas. State-Owned Land In addition to the recreation facilities mentioned in the previous section, State land within the County also provides recreational opportunities for County residents and those of surrounding counties alike. State land in Clare County covers approximately 18,650 acres, or about 13.3 percent of the County's total area. Industrial Land Use There are approximately 4,070 acres in Clare County devoted to industrial land use, which is about l. l percent of the total County land area. Of the total industrial land uses, extractive industries account for about 94 percent, with the remaining six percent in manufacturing, warehousing and storage. - 93 - �The distribution of manufacturing land is not evenly spread throughout the County, but rather it is concentrated primarily in and around the City of Clare; however, both Harrison and the Village of Farwell also have manufacturing areas. These concentrations become more evident when viewing the generalized patterns of indus~rial development portrayed on the /v\ap 13 for the County. Isolated parcels of manufacturing land within the townships are usually open storage areas for farm equipment or junk. Several industrial uses within the County occupy large acreages of land due to open storage. These include the Michigan Consolidated Gas Company properties in Winterfield and Lincoln Townships, and adjacent the C & 0 Railroad Tracks in Grant Township. Extractive industries use the greatest amount of land in the industrial category. The majority of this land consists of gas and oil extraction. Extraction of gas and oil is the most predominate in Lincoln and Winterfield Townships, however, numerous small one acre extration sites are located throughout the entire County. Agricul tura I Land Agricultural land is the second most predominant land use in Clare County following forestry land. Of the County's total land area, approximately 75,720 acres, or 20.7 percenf·, are found in farming use. Most of the farm land is found in the Townships of Sheridan, Arthur and Winterfield. The amount of land in farm production is decreasing each year. Consumption of agricultural land is expected to increase at an increasing rate as residents and business interests relocate in the County. However, the expanding population of Clare County requires increasing amounts of fresh fruit, vegetables, and milk (preferably locally produced to help maintain a stable economic base in the County). Urban-Rural Land Use Conflicts Throughout this report, reference has been made to· urban and rural land uses. Urban land uses represent man-made improvements characteristic of development within cities or villages. Such development, for the purposes of this study, include Single-Family, Commercial, /v\anufacturing, Warehousing and Storage, and Transportation and Utility land use. Rural land uses are associated with agricultural and forestry practices and open land areas that are not occupied by permanent structures. For the purpose of this study, such uses include the land use categories of Agriculture, Rural Residential, Extractive Industry, State-Owned Land and Forestry and Recreation Land. If all the urban land uses were massed together in one area, less than the area of one township (36 square miles) within Clare County could accommodate all of the urban growth presently located within the County. Agricultural land uses (those areas actively being formed) if placed all together would be equivalent to over three townships within the County. Agricultural land uses (those areas actively being formed) if placed all together would be equivalent to over three townships within the County. In addition, Rural Residential lots would be about equal to a township and the remainder of the County area would be in forest and state-owned land use. The rural character of Clare County is predominate. - 94 - �The inf! uence within an area of urban and rural development is not proportional to their size. It is the experience of most developing areas in the State that urbanization is accomplished through a cessation and replacement of farming activities. However, the cessation of farming is not always fol lowed by immediate use for urban development. Increased land values and land speculation can make it unprofitable to continue farming land which was once farmed and therefore becomes idle. Yet, such land may not all be marketable for urban use. The scattering of urban development throughout a rural area generally results in the gradual discontinuance of farming. Reviewing fv4..ap 13, there is evidence that the scattering of urban uses in rural areas is occurring. This is particularly true of the non-farm, single-family land use. It has become common to locate single-family homes in rural areas. Commercial and industrial uses are locating along major highways adjacent the incorporated communities and throughout the rural areas. Future Land Use -Plan The saving of the landscape 1s only one reason a rational plan should be developed for Clare County. Another reason is economies of scale. Water pollution is less expensive to control if people settle in areas Jtith greater population densities. More services, such as fire and pol ice protection, can be provided with less expense. These and other savings and benefits are available to any community which is wil I ing to regulate itself. This self-regulation, as propagated through the plOJ1ning process, is the challenge that Clare County residents must accept very soon. The County is composed of numerous political sub-units, such as townships. The Land Use Plan cannot, and must not replace the local municipality's responsibility in developing its own planning programs. The County has numerous powers but ultimately development is best controlled by local units of government through zoning, subdivision regulations and local planning. The Future land Use Plan does not specifically indicate individual land uses, but provides an overall framework within which local municipalities must provide the necessary detail. For example, large residential areas are identified within the Plan, but no consideration is given to ancillary residential uses, such as schools, neighborhood recreation areas, churches, neighborhood shopping areas and other related land uses. Those specific uses and their locations are the proper responsibility of local municipalities. The Future Land Use Plan is an attempt to locate land uses of regional consequence for the forthcoming two decades. Its prophetic success will only be as great as the attempt of County and local officials to use the Plan, along with any subsequent justified amendments, as a working blueprint of future coordinated development within the County. Concepts of the Plan Th ere are 22,400 people on ~66, 080 acres in Clare County--one person for every sixteen acres. In 22 years, the ratio is I ikely to be one person for every seven acres. It will not be an overcrowded county, but the expected 45,000 to 50,000 people could possibly spoil much of the 366,080 acres. The overal I concept of the Future Land Use Plan is to concentrate growth in urban centers presently in existence. At the same time, the ccncen- 95 - -~ �centration of people will allow the farm areas and scenic areas to remain unblemished in the County. The City of Clare is the most important and largest urban community in Clare County. l'vbjor transportation foci! ities, community foci! ities and utilities presently exist in the City. The City of Harrison is the second largest urban center existing in the County and it too has transportation, utilities and community facilities. Located at the ce nter of the Co:Jnty, it is planned that the City of Harrison wil I become a secondary urban center, subordinate in size and function to the City of Clare. Surrounding these two urban centers, the greatest part of the increase in population is expected to Iive. The two communities are far enough apart that the eventual merging of these two urban communities can be avoided. There are numerous small settlements located throughout the County. Their growth should be limited. Their primary function is to provide services to small geographic areas within the County. Limited growth in these small villages and settlements will occur, but large population growth should be watched with caution. Clare County is a vast area. If urban development is to be concentrated, what will the remainder of the County be Iike 20 years from now? The Existing Land Use Study indicated that prominent land usage in Clare County included agricultural uses, recreation uses and estate or forestry development. Clore County is urbanizing, but urb::mization only has to locate in a small percentage of the land area. At the present time Clare County has a considerable amount of open land. However, the various factors of soil, climate, topography, lakes and streams, and forest cover the County's natural beauty and the highway network have generated a demand for land within the County. This demand is for recreationaf land ranging from large land holdings for clubs to smaller properties surrounding lake areas for second homes. Plat records since 1950 show the increasing demand for second home properties based upon the numbers of lots platted. Chart .I and tv'k:lp 1"4, shows the plat and lots recorded by year since 1870. This serves to trace the development of the County and its urban centers. The maiority of the second home market has centered upon the many lakes throughout the prime development land of the County. In the past this lake development was prevalent but the major occupants were persons from the immediate area. In the early 1900 1s, Farwel I and Clare residents and some others from cities in the region developed second homes along the lakes in the southwestern corner of the County. A few lakes in the County have, however, developed differently. Budd Lake and Little Long Lake just east of Harrison have been developed as permanent residences. This type of development, however, is limited in the County. Whether the lakes are developing as permanent or as second homes the extensive nature of the development, in terms of distribution, wil I and is causing some real problems. Many of the lakes now have lake associations. These persons are concerned because of what is happening or could happen to their lakes. Such concerns are for pollution, siltation and similar problems related to the environment. - 96 - �MISSAUKEE COUNTY I I ROSCOMMON t COUNTY .,:.:::::::: ::::*:::: / ::::::•:~: ::::::::::~ WINTI RF IELD F ROST ' . ., -.,;:, ::::.;:; «~ I Ht TT~¼.} ··········· IARlrHLR C .J 0 IU 0 (I) 0 I I SABELLA I • COUNTY APPROVED NUMBER OF APPROVED PLATS PLATS Plat ·-y ~liC:=>,,. ' • bllh ~ ;____.: 4,5&6 Plats -] 7 or more Plats - THE ASSOCIATION OF CLAR E COUNTY: LOCAL i>LANN l ~G COMMISSIONS PER SECTION 14 J UNI: , 1978 ·•Rt t->AHA ·• r.~ N .H· THI S M AP #A ':., • ttl AN l"; t ;J IN P M 1 . IR0UUH A r.n ~ Pi.f.'.~•tN ~tVl ~lfl '4N fNG GRA NT H-1 ,) M 1 1 , t- i•• t ll f PAR l ME N f f,f H0US t1'G ANO URB AN AOMINI S l[kF1 1 RY THf S lATE. )• " n E. i E L 0 PM f N ; , MIC HIGA N CLARE COUNTY ' MICHIGAN �0 I Ill 0 (\J (\J Ill .-- 0 .- ft'~• 0 Ill -·.,~....r1.~-~- -~ 0 "... m 0 (0 m .Jil:,.,.,,. __ ~ ··... en 0 w Q_ 0 0.. I' <! en 1I- ,'l I<! 1_J -_, z 16t[I .,... --- 0 I~ 0 I' :J I >-Iz -z 0 w > 0 ::J 0 0 w > 0 __. ~- ~... ([ n. a.. a.. a.. ~ ~ en en I- w er I0 a CD <! _J 10 iz ' u _J .. . 3~!103~ 3)1\17 ~ ';f - --_ ..... 3>1\17 .lNIOd 8 II0 _J ---- - ------.:;, t 0 oi .- 0 0 ... m ..,ii, NOSl!l!I\IH • - - - ---- ~ - H.11031131'1 S£8E ---"- ' 0 m m .- 0 m m ... 713M!IV.:I 0 (IJ ID (\J ... ID 0 (\J S7'11/\0t::ldd'lt ::10 t::1381/1JnN 97 0 .- - ~ · 3!1\17J ID (/) a: (\J <( . .-m w >0 _J n. 0 [I) m .- ~. ~~- NOSl!l!I\IH _ . . ., .•- I I <! 0 m ... -- -.iii ([ u 0 ID m ... ([ CJ) ... - 0 ~" om .-- �While protective measures are being sought in those areas now built-up, the areas now undergoing development will be generating new and possible problems . The cause is related to the private nature of the development. These recreational developments were instituted in a basically free market place without the guidance of zoning and other reasonable land use controls. If this type of development were to be allowed to continue in the County without guidance, future problems could develop. The intensity could increase because of sheer numbers, whether they are people, cottages, homes, miles of streets or any other method by which one measures growth which leads to overuse and degradation. To make a Future Land Use Plan for Clare County, a sector theory of planning was utilized. The sector approach to land use planning is specifically developed for urbanizing areas where the future land use patterns are not yet fully evident. Clare County is such an area. Sectors refer to the general intensity of land use within a given area. The specific land uses are not indicated; rather, uses of similar intensity and character are suggested for a sector. These intensities of land use are developed based upon various locational criteria {e.g., transportation systems, available utilities and phy siographic features). The advantage to the sector approach is that it provides flexibility to the Plan and permits the development of local policies and goals upon which to base more definitive development decisions. It relies heavily upon local administrators to provide zoning with performance standards and new techniques of planned unit and cluster developments. In addition, policies to commit pub Iic improvements in areas specifically designed as urban areas must be made by administrators. Thus, the major requirement for the sector pfan is a level of sophistication that must be achieved by administrators in order to fully utilize the concept. For Clare County, five sectors are proposed: high intensity development sector, low intensity development sector, conservation sector, agricultural sector and the rural forested sector. In addition, two zones in the conventional sense, reflecting major land use categories with regional significance, are indicated because they presently exist these are; the central business district, and industrial park sites open space. High Intensity Development Sector This sector allows the most intensive urban land uses in relation to employment {industrial and offices), services (commerce and wholesaling} and residences (apartments, townhouses and mobile homes). All these uses require excellent access as provided by a good, fast transportati9n system. In addition, a full range of utilities and community facilities is necessary. High intensity development is recommended adjacent to those freeway interchanges most likely to be provided with utilities and community facilities and along major highways which will have an attraction to intensive development. low Intensity Development Sector This sector refers primarily to residential areas and supporting uses,. such as churches , recreation and neighborhood shopping, Low intensity residential implies only partial - 98 - �utilities and facilities, and a lower density of two to four dwelling units per gross acre. Conservation Sector Clare Co'.Jnty has significantly large areas of hilly, wooded land; Much of this land is in pub! ic or quasi-pub! ic ownership today. Based on the physiographic features of these areas and the existing pattern of land use, further open space recreation uses should be encouraged in these areas. To help develop an economic base for these areas such uses as regional parks, camps, riding academies, summer rescrts, skiing, wildlife preserves and similar uses should be encouraged. Agricultural Sector Agricultural pursuits in Clare County provide a major source of income to County residents. The soil survey for the County indicates the northeastern and southwestern portions of the County as rich farm land. This area should be preserved through farm lot zoning of about 20 acres, an absence of utility systems and discouragement of future subdivision activities. Rural Forested Sector The demand for non-farm rural living is an evident desire of many people in Clare County. Such development should be allowed on large lot development (approximately five acres or more per dwelling unif"). Utilities and community facilities would not be needed to dny great extent. To lessen the dangers of water pollution, strict regulations regarding septic tanks would have to be enforced. Existing Factors Influencing the Plan Many factors affect the use of land. Types of land uses have differing location requirements. It is important when developing a Future Land Use Plan to be cognizant of the various land use requirements and their possible distribution throughout a County area. Physiographic Features The most important land use trend in Clare County in the next 20 years will be the increasing urbanization within the County. The location of urban development will have a tremendous impact on agriculture, recreation arecs and other land uses. It is therefore important to determine various natural I imitations which might affect the location of urban development. These natural limitations are not impossible barriers to urban development, but if urban development locates in areas which have high water table characteristics and poor soil percolation, or cultural limitations, then the cost of development will be greatly increased. These costs should be acknowledged prior to urban development locating within these areas. - 99 - �Wa rer Table Characteristics and Soil Percolation.--These factors are perhaps of greatest significance to urban development. Sewage waste may be handled in two common ways--individual septic tanks or municipal treatment. The former method involves a direct expense to individual property owners, while the latter is a longterm community expense for a system which is costly to build and operate. Whenever soils have good percolation, septic tanks are generally an acceptable means of treating waste products, provided that population density is not excessive. Poor percolating soils credte pollution prob I ems if urban development is permitted to Ioca te on them • /v\ap 15 indicates areas in Clare County which have the most serious percolation problems owing to water table characteristics and soil conditions. Certain of these areas are severe enough to warrant , urban development to be discouraged from locating there. An example of the problems which may arise if urban development locates in poor percolation areas is the subdivision activity adjacent waterbeds and on heavy clay soils used presently for farming. It must be realized that pollution problems can occur if not carefully watched, elsewhere in the County, depending upon the density permitted in an area. The more people concentrated in an area, the more necessary it becomes to have a sewage system. Thus, /v\ap 15 only indicates the most serious conditions related to the water table and soil percolation within the County. On the other hand, certain wetlands which might be otherwise drained for urban purposes and provided utilities might better be left in a natural state through use of township zoning regulations. Cultural limitations.--There are some large open areas where existing uses are unlikely to change. These uses are generally based upon public or semi-publk ownership and may be considered cultural I imitations. fvlap 16 indicates cultural I imitations in Clare County. For the most part, these areas consist of State-owned land. It would appear unlikely that this land would ever be used for urban development. Its value is in serving urban residents. Other areas in Clare County which wil I probably not be used for urban development include Boy Scout, Girl Scout and conservation club properties. Combined Physical Limitations. --Combining the factors which limit urban development in Cfare County, large areas of the County are actually unsuitable for urban growth. fvlap 17 illustrates this point. Urban development in the past has generally located where urban limitations were not greatly in evidence, as indicated by the fact that most cities and vii loges are located outside the areas demarcated as having urban I imitations. It would seem logical to locate future growth in a similar manner. Planning by Development Sectors The sector concept represented in the Plan does not mean that other land uses should not develop in a sector. Rather, the sectors imply that an area is best suited for a particular type of development and that local plans should reflect this consideration. In addition, specific land use zones are represented on the Plan around the Cities of Harrison and Clare. These specific land use areas recognize existing local plans for those two municipalities. Similarly, other local plans developed by municipalities - 100 - �Jt!r•:-:-=:=·=-·-·-:::::: :-=-·====· ........... ................... ........... ' •••• •• • ... # ::::tir=--····· SOIL ::::::::::::::::::::::::::::::::::::: soi Is ~ • • .,, • LIMITATIONS adverse I y e f f ec t in g future development e 15 JUNE, 1978 ·- THE ASSOCIATION OF CLARE COUNTY:LOCAL PLANNING COMMISSIONS TH[ PREPARATION OF THIS MAP WAS FINANCED IN PART THR0UGH A COMPREHENSIVE PLANNING GRANT FROM THE DEPARTMENT Of HOUSING !.DMINISTEkEO BY ANO uqeAN THE SH.TE DEVELOPMENT, OF ~ICHIGAN CLARE COUNTY, MICHIGAN �I :::::::::: :::: .. ..· :::::::::::::: ·::::::::::::: :::::::: •:;; !ft) •:•:•:❖ CULTURAL LIMITATIONS ·· ·:•:•:•:•• ··········•: major pub I ic and semi - pub I ic ownership f ~ • • .Obi 3 ,. JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY:LOCAL PLANNING CQMMISSIONS THE PREPARATION OF THI S MAP WAS FINANCED IN PART THR()UGH A COMPREHEN SIVE PLANNING GRANT FR OM TH E DEPARTMENT OF HOUSING ANO URBAN DEVELOPMENT, ADMINISTEkf D B't _T HE STATE OF MICHIGAN CLARE COUNTY, MICHIGAN 16 �.-: -:- ....... =:::::, . .=_.=~::.:-=:j·:::::::;:··.:_=.:·..:.. ·•···•·•··· ;::::::.. ··=.·.·.•.·:.·.=.:.=.=.=.:: ' 1 ili!llif/1t:1 111111:m::i :/t-.::.::·· COMBINED .::::::::::::::::::::::::::::::::::::: combined o ~ • • , " PHYSICAL cultural and LIMITATIONS soi I I imi tat i.ons e JUNE, 1978 THE ASSOCIATION OF CLARE COUNTY:LOCAL PLANNING COMMISSIONS THE PREPARATION OF THIS '°'.AP WAS FINANCED IN PART TtiW)UGH A COMPAEHENSIV£ PLANNING GRANT FROM THE OEPARTMENT OF HOUSING AOMINISTEF<EO BY t.NO URBAN DEVELOPMENT THE STATE OF MICHIGAN 1 - CLARE COUNTY, MICHIGAN 17 �have been used to formulate the regional concept of land uses as presenteq in this Plan. High Intensity Development Sectors High Intensity Sectors represent the most probable areas of intensity land use development. A good transportation system is the primary location factor affecting high density development. Those areas in Clare County which have the best transportation access are the Cities of Harrison and Clare and the Village of Farwell. In order to allow a larger density, municipal sewer and water is necessary. Interchange Sector. --There are five interchanges along the U.S. 27 Freeway. Because they provide access to the freeway, they promote urban development. However, not all interchanges can be expected to attract growth. It is anticipated that the interchange near the City of Clare and the two interchanges south and north of the City_of Harrison (See lv\:ip 18) wil I attract considerable urban development • . Corridor Sector. --High intensive land use development also locates along major highways. These highways provide a good road system which is desirable for intensive land uses. The corridors' depth may vary by the type of land use. For example, commercial development may require 300 feet of depth, while high density residential may require 600 feet or more to permit good residential design. The important factor is that local municipalities recognize those highways while will develop as high intensive uses so that proper zoning controls with prudent site plan review can be effectuated. Certainly along such major highways direct access to the highway must be carefully controlled since numerous access points reduce the efficiency of a highway as well as create a traffic hazard from turning vehicles which conflict with through traffic. Future Land Use, Map 18, indicates several major highways in the County for high intensive uses. North of the City of Harrison Business Route 27 is shown as a high intensive land use corridor. Business Route 27 is presently two-lane facility within the City of Harrison. Other High Intensive Areas. --The Future Land Use Plan also indicates other areas as high intensive land uses (e.g., central business districts and industrial areas). Although these areas are high intensive land uses, the Zoning Ordinances for the Cities of Clare and Harrison ·cmd Hayes Township specified the use. Therefore, the Regional Land Use Plan ..indicates the .use qnd not the concept. The Central Business District in the City of Clare is the primary commercictl area within Clare County. Certainly the Year 2000 County projected population of 45,000 to 50,000 persons is not sufficiently large to warrant a competing regional shopping center in Clare County. Thus, th~ City of Clare business center should be strengthened as the regional shopping area in Clare County. In this manner, more shopping opportunities will be provided Clare County residents than if a competing center were promoted. ' - IOI - �MISSAUKEE COUNTY ;,::J :)fr~ > ,z ::, 0 (.) ...,<( 0 UJ (.) en 0 !SABELLA COUNTY FUTURE USE - 2000 LAND "'" SECTORS HIGH LOW -:;~·~::::::::~:~:❖~ ~:::: :::~.:~:::~ :· INTENSITY ZONES DEVELOPMENT INTENSITY CENTRAL BUSINESS DISTRICT DEVELOPMENT C O N S E R V A T I O N~ INDUSTRIAL AGRICULTURAL ,::;;:,:-:;;,:;:;;.:::::;;;:;;;:;;:: i R U R A L ~ •.__,: MILii- 4 FO R E S T E D " ·, JUNE. 1978 THE ASSOCIATION OF CLARE COUNTY LOCAL PLANNING COMMISSIONS 18 THE PREPARATION OF THIS MAP WAS FINANCED IN PART htR0UGH A COMPREHENSIVE PLANNING GRANT FROM THE DEPARTMENT OF HOUSING AND URBAN DEVELOPMENT, ADMINISTERED BY THE STATE OF MICHIGAN CLARE COUNTY, MICHIGAN �It shoLJld be the policy of the City of Clare and Clare County to promote the CBD area of the City. Redevelopment of the business center through rehab ii itation and renewal could provide sufficient off-street parking, a stronger commercial district, office uses and high density residential development. Another intensive land use in the City of Clare area is the industrial development proposed south of the City. The 40 acre, 16 site industrial park wil I be complete in the latter part of 1978. The central business district in the City of Harrison is another intemive land use development. It is a substantial business center which serves the central ar,d northern portions of Clare County. This business center wil I serve a secondary function to the City of Clare's business core. North of the City of Harrison, in Hayes Township, is located an 18 site industrial park. The park is served by paved roadways and other utilities. The area has some industrial development, is flat and is between the two U.S. 27 interchanges serving the City of Harrison. A second industrial park is presently being developed in the City of Harrison and should be complete with all facilities by August, 1978. A third intensive use is proposed in the Village of Farwell. Presently the Village is in a period of improvement. The voters of Farwell approved in tv\:irch of 1977 to accept a $400,000 sewer and water grant to improve their present system. Also, there is a good possibility rhat Farwell will be developing on industrial park. However, the Vil loge of Farwell lacks a zoning ordinance to control potential growth. The Village of Farwell should investigate preparation of a zoning ordinance and other reasonable controls to combat haphazard, untimely development. Low Intensity Development Sectors. --Low Intensity Sectors represent areas with varying degrees of development. For the most part, these sectors range from small lake front lot developments to very large rural lot developments. Both types of Low Intensity Development has its own character. Moderate Density Residentiol.--This sector provides for a moderate density of between three and six families per gross acre. These densities are possible in Clare County only because most of the areas in moderate density are seasonal residence areas. If more permanent residents move into these areas municipal utilities might be needed~ Moderate density development refers to single-family development on small lots in forested and lake areas and also townhouse development. A mixture of housing types and lot sizes will provide a heterogeneous community, allowing a mixture of age groups and income ranges. Planning for related land uses, (e.g., schools, neighborhood shopping centers and recreation areas) and their location is the responsibility of local planning. It is important for local municipalities to recognize the relation- . ship of their local plans to the Regional Plan. County roads and facilities should be provided in a regional concept. It should be the policy of local municipalities to require a full range of improvements (e.g., underground utilities, sidewalks, and paved roads) within the moderate density subdivision areas. These areas are urban in - 102 - �i nature and require such improvements. The Clare County Road Commission now requires that al I new residential subdivisions have paved roads. The unincorporated communities in Clare County are also proposed for moderate density development. Lake George and Meredith have already taken steps to insure coordinated growth through use of land use planning and zoning. A water and sewer pion was prepared for Lake George due to an increasing number of permanent residents. The pion was turned down by the Lincoln Township Board as being too expensive. To minimize potential health problems Lincoln Township should consider alternative water supply and sewage disposal systems. Lake Station (Garfield Township) however, hos not token any major steps to pion for its future other than that of a land use pion prepared for the Township in 1976. A zoning program should be undertaken in Garfield Township to ensure that Lake Station's a viable I iving and service oriented area. Large amounts of growth within or adjacent to these concentrations of development should not be encouraged. These areas primarily serve immediate service needs. Their character should not be encouraged to change since it is more economical and beneficial to the County as a whole to promote growth in the Clare and Harrison City areas. Low Density Residential. --It must be recognized that large lot subdivisions ore in demand. The number of families per acre may range up to three. These suburban densities do not always require o full range of urban improvements and municipal utilities. Where all utilities are provided, it may be feasible in certain areas to exceed this density range subject to detailed local site planning and based upon · specific land characteristics and potentials. The low density areas in Clare County are included within the Low Density Development Sector. Rura I Forested-Non-Farm In Clare County, there is considerable evidence of residential development locating in rural areas. Completely preventing this type of development is unrealistic. It, however, should be carefully watched. Urban improvements (e.g., paved roads, municipal utility systems,. fire and police protection and schools) cannot economically be provided as they could be in the urban areas of the County. In these rural areas, lot sizes should be in the range of one and two acres, but no larger than 10 acres. Lot splitting and subdividing should be controlled through zoning and subdivision ordinances. In many cases the rural areas are on the fringe of urban development. Land speculation and promotion con become detrimental to the future development of these areas if and when demand permits such development. It should be the policy of local municipalities to discourage subdivision activity in these areas by requiring large lots through ::oning and to discourage long, narrow lot splits {by requiring a minimum width to depth ratio for residential lots). Conservation Sector Two large areas in Clore County ore suggested as Conservation Sectors (See tvbp 18). Four outstanding features of these areas are the topography, woodiand, wetland and - 103 - �generally large acreage of State owned land, and lakes. In these areas, some land has over 12 percent slope and are not conducive to urban development. Winterfield, Summerfield, Redding, Freeman, Lincoln and Greenwood Townships comprise much of the Conservation area in the northern and western portion of the County. Heavily wooded areas and significant topographic variations characterize this area. Estate development (ten acres or more) and recreation areas (State parks, scout camps and private camps) typify the existing development. Such development preserves the natural beauty of the area and should be preserved and expanded in the future. The Conservation Sector expands into Hatton Township and includes the MidMichigan Community College due to its large wooded site and Camp Rotary a major Scout Camp. Parts of Frost and Franklin Townships comprise another Conservation area north of the City of Harrison. This area has a rolling terrain and is heavily wooded. Clare County has the topography and natural assets to develop as a regional recreation area. Seven mill ion people are within three hour's drive of the County and access by these people to the County is greatly enhanced by the e;xisting freeway system. Recreation and tourism has become one of Michigan's largest industries. It is possible for Clare County to take greater advantage of this industry and provide a new economic stimulus within the County. It should be a policy of the County to establish a committee to further investigate the recreation potential of Clare County. The Clare and Harrison City Chambers of Commerce and other organizations in the County could work with a County recreation committee to promote the idea of a recreation industry in the County. State and Federal agencies could also be contacted to lend assistance in this area. It should be the policy of Clare County and local municipalities to preserve and enhance the natural amenities of the Conservation Sector. Zoning Ordinances should be adopted in Redding and Greenwood Townships; the other townships in the Conservation Sector should strictly implement their existing ordinances. Agricultural Sector The primary agricultural land in Clare County is in the southern and eastern portions of the County. These areas have gently rolling terrain with fertile soils which are presently being farmed in many locations. The biggest problem in the Agricultural Sector relates to scattered residential developments. To help control this situation and protect the agricultural nature of the ar~, small lot residential development should be discouraged on active agricultural land. Two areas in the Agricultural Sector will have urban pressures. One such area is in Grant, Garfield and Surrey Townships. The concept of the Land Use Plan is to provide a broad open space area between the two urban areas in the County. Strong zoning ordinances will be necessary to discourage subdivision activity in this area. Certain areas around Lake Station and the U.S. 115 and U.S. 10 intersection may experience growth, but this growth should be concentrated and I imited. - 104 - �A second area which will hove urban""i:lgricultural conflicts is in the east Grant and west Sheridan Township areas. The soils to the east of the City of Clore are generally not conducive to urban development and a strong zoning ordinance can protect this area. Land Use Control Most townships in Clare County have zoning ordinances in effect. Those townships without zoning as of June 1978 are Garfield, Grant, Greenwood and Redding Townships. Within these townships, there are no regulations regarding the location of land uses. At present only Redding Township has not developed a Township Land Use Plan. The remainder of the townships do have (or will have before 1979) zoning ordinances in effect. Ten of the 12 zoned township's did so through the assistance of the Association of Clare County Local Planning Commissions. In forming the Association the township's were able to prepare their zoning ordinances in a basically uniformed manner. Thus, the district sizes and allowable development for the agricultural, forestry, recreation, commercial and residential areas do not conflict. It is now the responsibility of these townships to equitably enforce and when the need arises to properly update their Land Use Plans and Zoning Ordinances. Each township presently has its own part time Zoning Administrator. Consideration should be given to the cooperative effort of hiring a full time professional Zoning Administrator and enforce al I the zoned Townships in the County. The Townships of Arthur and Frost prepared their own Zoning Ordinances without the help of professional planning personnel. These Townships should consider revising the ordinances to take into account the standards their surrounding Clare County Townships have adopted • The Vil Iage of Farwell is the only incorporated community that does not have a zoning ordinance. In 1976 the Village Council approved a Future Land Use Plan but did not take action to prepare a zoning ordinance. Farwel I should adopt a zoning ordinance immediately, especially considering its high intensity development potential. Conclusion The Sector Theory proposed by the Regional Comprehensive Plan requires a high degree of responsibility on the part of local municipalities to place controls on the development of Clare County. It will take a large effort on the part of the Association of Clare County Local Planning Commissions and the Clare County Planning Commission to encourage loca·I leaders to adopt the concept of the Plan and to implement the Plan through proper land use controls. In some instances, the County will have to supply the needed expertise and I eadership for local municipalities. This may be done by developing model ordinances for local adoption, preparing a series of education meetings on the Association's Planning Program and developing methods for the County to share in the enforcement of local ordinances. As noted earlier, the fact that a particular existing industry, business or subdivision is omitted from the Future Land Use Plan does not mean new or changed land uses in the future cannot be recognized on more detailed, - 105 - �local municipal plans and zoning ordinances prepared under the guidance of the more general Regional Comprehensive Plan. The Future Land Use Plan primarily deals with 11 sectors 11 of land use intensity rather than individual land uses. Some communities may object to the fact that their area is not considered for urban growth. The Association of Clare County Local Planning Commissions and the Clare County Planning Commission must convince such leaders that growth and bigness do not necessarily equate to qua I ity of I iving environment or even progress. Urban growth is a burden. Utility systems, road systems and community facilities must be developed where growth occurs. Problems of pollution, land use controls, increased assessments and taxation and numerous other problems will plague growth communities. Certainly more expertise in government is required. Most communities in Clare County need not be faced with such burdens; other communities cannot escape these problems and must face up to them. This Land Use Plan can only be achieved if County and local community leaders accept its challenge and work towards its accomplishment. - 106 - �ORGANIZATIONAL ANALYSIS �ORGANIZATIONAL ANALYSIS Introduction The Organizational Analysis is part of the implementation phase of the planning program in which definite proposals are made relating to the structure and organization of the present government in Clare County. It is not within the scope of this study to undertake a detailed time-study analysis of the several County departments but rather: to make recommendations relating to the overall structure of the present government organization. Recommendations contained within this study are not meant to reflect the qualifications or capacities of the individuals filling these affected positions. Structure of Counties Counties in Michigan, as in many other states, operate on a series of laws passed over an extended period (150 years in Michigan) even though revisions were made in the 1963 State Constitution. The present structure of County government in Michigan places both elected and appointed officials in office. The State Constitution spells out the functions and powers of these officeholders in Michigan. There is I ittle centralized authority as different government officials are not responsible to a single authority. The fact that County officials have managed to perform their duties so well is a tribute to their capabilities and not a result of the present organizational structure as defined in the Michigan Constitution and State laws. However, counties only have those powers delegated to them by the State. Their administrative structures and financial and service powers are explicitly spelled out in the State Constitution. Few court decisions have been made regarding the implied powers of the County so it is impossible to determine if they may be expanded beyond their present limit. Administrative Offices The State Constitution presently requires that the following offices be filled through a direct, partisan, county-wide election -- Clerk, Prosecuting Attorney, Treasurer, Sheriff, Drain Commissioner and Register of Deeds. 26 The Judges of the Probate, Circuit and District Courts are also elected. The people filling the above offices, with the exception of the jrJ dges, constitute the "executive" branch of the government in Clare County. It is quite evident that the lines of responsibility of these offices are set up to make the holders of the above offices directly responsible to the electorate instead of being appointed as the County residents directly determined who are the officeholders. Legislative Branch The County Board of Commissioners constitutes the legislative body of county government but also holds some administrative powers as delegated to it by the State laws relating to county government. The number of Commissioners within a county is governed by State law, depending upon the resident population as indicated following: 26 The Register of Deeds and the County Clerk offices may be combined . .... 107 - �County Popula t ion 0 - 5,000 5, 00 l - 10, 000 10,001 - 50,000 50, 00 l -600, 000 over 600,000 Ma x imum Number of Commissioners 7 10 15 21 25-35 At present, there are seven members of the Board of Commissioners in Clare County. Each member of the Bo:Jrd represents one geographic district of the County with approximately an equal number of County residents living in each district so that the one-man, one-vote principle is in effect. A committee composed of the County Clerk, County Treasurer, and County Prosecuting Attorney decided in 1971 that there will continue to be seven districts during the 1970 decade but the boundaries of the existing districts will change due to the new 1970 Federal Census. 27 The County Board of Commissioners has the power to set the budgets of most of the departments (a notable exception is the County Road Commission which receives its funds directly from the State collections of gas and weight taxes) and thus exercises financial control over most of them. However, as indicated, the holders of most County offices are elected and in this respect are not directly responsible to the County Board of Commissioners. tv\any advisory committees and boards are also appointed by the Commissioners and report directly to this body. In effect, these committee members do most of the work for the Board and make recommendations directly to it. · County Functions Service Functions of Counties Previously, it was felt by many political observers that with improved transportation and communication and more urban centers that service functions of the County would gradually disappear and give way to the more densely populated municipalities. However, just the opposite trend has developed. tv\any students of government now feel that the County is the best level of government to provide services. This increase in responsibility to County government has occurred as many services can be performed more efficiently and economically on a county-wide basis where economies of scale and possibilities of specialization develop (e.g., water and sewer systems and I ibraries). Also, in rural, unincorporated areas, the County is the logical body to provide these services as many townships do not have the financial resources to cope with the problems. The Federal and State governments have also realized the value of performing certain services on an area-wide basis and have encouraged the County role by providing grants · and aid to counties. In the future, the service function of the counties in Michigan will undoubtedly increase, especially in areas which ore becoming urbanized, as urban problems spill over municipal boundaries into the outlying areas. The services provided by the counties which are mandatory and required by the State consist of holding elections, maintenance of law and order, care of prisoners, providing courts, supervising pub Iic welfare, keeping vital records, maintenance of county roads, care of dependent and neglected children and the relief of indigents. ' 27 Clare County Clerk, April, 1978. �Permissive functions or those which the county is allowed but not required to perform include the construction and operation of parks, I ibraries, airports, hospitals, the provision of other health services, water and sewer systems and port facilities. However, counties cannot perform services for incorporated areas within boundaries unless these areas specifically give the county permission to do so. Financial Powers There are three basic sources of revenue for counties--property taxes, State allocations and Federal aid, and fees, fines and charges. The combined County property tax assessed by the townships, school districts, and the County is limited to 15 mills or $15.00 per $1,000 of State Equalized Valuation. With a referendum vote, the limit may be raised up to 18 mills. In 1974 Clare County voters set a fixed millage I imit of 15 mills to be distributed in the following manner: County Townships Clare County Intermediate School District School Operatinga 6 Mid-Michigan College 5.5 mills 1.0 mills .5 mills 8.0mills l.5mills aThe rate will vary depending upon the respective school district. 6 1ndicates an extra-voted millage. At present, there is no proposal to increase the mil loge over the present 15 .00 mil I I imit. The counties have no control over the amount of State aid refunded to them as the established formula upon which these disbursements are based is applied to the total dollars collected at the State level. Federal aid to counties depends upon the need of the county and the county's awareness of the Federally funded programs and its financial ability to raise its share when required to do so. The counties thus have no control over the amount of State or Federal aid available to them, but can further their own causes by pursuing certain programs (e.g._, State recreation and Federal water-sewer grants). ln relation to charges, fees and fines, I ittle control is established in the county except for the amount of various user charges which it sets. In relation to the total revenue picture, the amount of the property tax is the only area in which the county can influence its revenue intake to any large extent and an upper limit is set on this amount by the voters. At present, counties cannot establish and use non-property taxes such as an income, sales or value-added to obtain revenues~ Thus, no additional sources of tax revenue are available for use at the county level. The amount of debt which a county may pledge its full faith and credit is limited by the State Constitution to ten percent of the State Equalized Valuation of real and personal property, or about $19,000,000 in Clare County as of 1978. -109 - �Charter Counties The next question which needs to be answered is what alternatives and modifications to the present structure of government in Clare County are available? Act 293 of 1966 sets up the guidelines for Charter or Home Rule counties in the State as allowed by the .1963 State Constitution. At present, only two counties have sought to exercise the authority of the Act. Wayne County voters have twice rejected propositions to authorize a charter commission while ~ltas County voters, after having elected a charter commission, rejected, by a wide margin, the proposed charter. Since this alternate form of government exists in Michigan, the provisions of Act 293 are briefly discussed in this study. Administration The County Home Rule Act of 1966, or Charter County Act, requires, as in the statutes relating to general county government I that five offices--Clerk, Sheriff, Treasurer, Register of Deeds and Prosecuting Attorney--be filled by direct partisan elections. It . appears that the Drain Commissioner and Road Commission could be appointed or elected under a non-partisan system. No meaningful changes are made in administration by enactment of Act 293. Service Functions There is no fundamental difference in the service functions of the county under the general county or charter county act. The county is stil I required under the home rule act to provide the same mandatory services as under the existing structure. Also, any countywide services cannot be carried out in vii loges or cities without the permission of such incorporated areas under either county structure. Taxing Powers The cost of county services under County Home Rule would approximate those under the present governmental organization. Salaries and supplies are increasing and will continue to do so under either form of government. Also, the public will continue to demand more and better ser1ices regardless of the type of government which provides them. On the revenue side of the ledger, Act 293 offers the possibility of increased revenue from the same sources. The County could set up a ten mill tax limit in its charter. This is 4 .5 mills more than the present 5 .50 I imit voted in Clare County in 1974. No new county taxing powers are granted under the County Home Rule Act. Conclusion The County Home Rule Act, Act 293,does not have the potential substantially to improve operations in Clare County. This is the case not so much because of the Act's wording but because of the existence and nature of Michigan townships. Since World War II Michigan townships have advanced in legal status to the point that they approach the legal standing of Michigan cities. As a result, Michigan counties have no geographical - 110 - �territory or population over which they have exclusive control (except with respect to certain functions). The Michigan situation, then, provides a special dilemna for county home rule advocates. There are several alternatives. One, which is to confront the issue of township or city legal standings, would require a substantial political fight. A second altern~tive is to limit county powers to so-called "new" functions as they become apparent. Another is to assign certain aspects of individual services and regulatory functions to the county-an approach which could give counties a role as a "producer" or "wholesaler" of services while other units focus on the 11 del ivery II or "retailing 11 aspect of the service or function. County Administra tor One additional topic related to the structure of county government is the issue of whether to have a full-time Administrator, or Control Ier, depending upon the title used. At present, all County Administrators in Michigan are appointed. They obtain their legal power of office from the County Board of Commissioners. Clore County In Clare County, the growth of County services and expenditures has been steadily increasing. The 1978 budget allows for over $2,280,000 in expenditures of County funds, excluding the budget of the rood commission which is a separate entity. Thus, County government in Clare is at the present time a mil I ion dollar plus operation. At present, the administrative function of the government is directed by those members of the County Board of Commissioners on a part:-time basis. The fact that the County has maintained a high level of services at a reasonable expense is a tribute to the efforts of the members of this Board. In approximately 22 counties, a full-time administrative position has been created by the Board. His functions are to review the budget, handle personnel problems, be the purchasing agent and advise the Board on other County affairs. There hc1ve b-aen no studies conducted to determine the effect of such an administrator upon efficiency, costs and the level of government services. Much of · the effectiveness of such an executive is an individual matter which varies from county to county and is dependent upon two basic criteria: the ability of the person fil I ing the office and the power granted to this individual by the County Boord. Unfortunately, no quonti tative measure of these actual benefits exists as efficiency or output per dollar may increase but only with the spending of more money. It is recommended that the County Boord of Commissi.oners consider creating an office for a full-time appointed administrator when the County population and work load demands it. Such an administrator would be directly responsible to the controller or administrator. Also, Gogebic County, whose 1970 population was approximately 20,676 has a control Ier. Prior to 1969, any counties with a population greater than 75,000 could implement the controller act. However, this restriction was removed in that year, and since that time, the concept has been implemented and investigated by some counties with a population less than the 75, 000 figure. - Ill - �It is felt that such an administrator could significantly reduce the work load of the Board of Commissioners and act in an advisory capacity to the members of the Board. The powe rs of this administrator should be as broad as possible and exp! icitly defined. Since this office is created at the wi II of the Board, it can be dissolved if found to be unsatisfactory. No increase in efficiency can be expected if such a position is created but no power is granted to the officeholder. The duties of such an administrator would be to implement the pol icy decisions of the County Boord of Commissioners. He would be responsible for preparing the budget, handling labor negotiations, centralizing purchasing and organizing and staffing those departments over which he would have control. In many instances, an insight into the daily activities of the various departments is required to determine their actual needs and to see what improvements can be undertaken (e.g., shifting of personnel and work loads between various departments and the consolidation or improvement of specific services provided by the County). A county administrator could fulfill such a void that presently exists and would most Iikely more than pay his salary by increased efficiency and output. In effect, such an administrator would implement the pol icy of the County Board of Commissioners. He would perform the administrative functions of the Board and free them to make pol icy decisions. Board of Auditors The County can establish a Board of Auditors consisting of a one-; two- or three-man Board whose members are appointed by the County Board of Commissioners. The Board of Auditors has assumed the role of the full-time administrative agency in counties having such a body. Its functions are to advise the County Board of Commissioners on policies relating to budgets, established a centralized purchasing department, audit all claims against the County and be responsible for other functions not specifically · assigned to any other County departments (if desired. by the Board). The role of the Bo1:ird of Auditors would be one that overlapped considerably with a full-time executive. Therefore, it is proposed that no Board of Auditors be created for Clare County since the functions of such a body would be similar to that of a full-time administrator. ~ounty Board of Commissioners Number of Members The present governing body in al I counties is the County Board of Commissioners. This agency replaced the County Board of Supervisors in 1968 as the administrative board within all counties in Michigan. In Clare County, there were 27 members on the County Board of Supervisors. Included were the Township Supervisors and one or more city supervisors from each municipality, depending upon the population of the incorporated area. The number of commissioners wil I remain at seven during the 1970 but a change in boundaries will occur so that the one-man/one vote principle will remain in effect. It is felt that seven is a workable number for the County Board of Commissioners. It is also recommended that in Clare County, the number range between seven and 13 members, and always consist of an uneven number of members. Thus, the Board would not be too - 112 - �smal I to complete its work nor be too large and cumbersome. It is imperative that an uneven number of commissioners be apportioned so that inequities will not exist on issues coming before the County Board of Commissioners. It is understood that the number of commissioners only changes at the time of each Federal decennial census and that reapportionment is governed by a committee consisting of the County Treasurer, County Clerk and County Prosecuting Attorney. However, many proposals as to the number of districts are usually received. This recommendation, if fol lowed, would place some I imits on the number of commissioners and would estab! ish certain guidelines. Drain Commission This deportment is to a large extent financially outo:iomous as most of the Drain Commission projects ore financed via special assessment levies even though County drains at large ore paid from the County General Fund. Due to the very nature of its functions, it hos many contracts with the Road Commission. Also, it hos close contact with the Register of Deeds office. Planning Commission The Clare County Planning Commission is charged with the responsibility of making studies, investigations and surveys relative to the economic, social and physical development of the County, formulating plans and making recommendations for the most economic, social and physical development of the County; cooperating with all departments, State and Federal governments, and other pub I ic agencies concerned with programs directed toward the economic, social and physical development of the County; and consulting with representatives of adjacent counties with respect to their planning so that conflicting, overall plans may be avoided. A necessary part of any planning program is implementation. This is the stage through which many of the recommendations and policies contained in the Plan are put into effect. It is, therefore, recommended that the County Planning Commission establish workable channels through which planning recommendations can be implemented once the Comprehensive Development Plan is completed. ' These channels could take a variety of forms. A full-time planning staff could be hired and a planning department created. Planning services could also be made available through professional planning consultants. A monthly retainer could be us~d to provide planning expertise to local government for a specified number of days per month. The County Planning Commission could also appoint new committees among itself to study in depth sp~cific problems. Whatever channels are established, the County Planning Commission must remain sensitive to the needs of the local units of government. It is recommended that the Clare County Planning By-Laws be reviewed. Periodic review of such By-Laws can promote revisions which are relevant to the composition and policies of the Commission. Items which should be reviewed carefully are membership, duties of the Chairman, attendance and duties of committees. - 113 - �It is also recommended that membe rs of the County Planning Commission be given nominal per diem compensation for attendance at meetings. This compensation should be commensurate with that amount received by other similar committees. This will not only serve to reinforce the val ue and necessity of planning in relation to other County departments but may also increase attendance at meetings. Regular monthly meetings should be held to keep the County Planning Commission actively involved with the Association of Clare County Local Planning Commissions and al I township planning and zoning changes. A~sociation of Clare County Local Planning Commissions The "Association" is a group of communities in the County which formed for the purpose of having land use plans, zoning ordinances and housing studies prepared. Act 245 of the Public Acts of 1945, as amended, enabled the Association to apply for 701 planning funds, thereby, helping the members afford professional planning expertise. Three annual 701 grants were awarded by the State to the Association in the years 1975-1978. During this period nine land use plans, five housing studies, 11 zoning ordinances and a Regional Comprehensive Plan were prepared (all were adopted except for Grant Township Zoning Ordinance). In most cases very little planning activity would have been completed by the local governmental units had there not been an in-house planning · advisor available to answer daily questions. The members of the Association may also avail themselves to the services of a professional planning consultant who is contracted yearly to perform specific duties. Both the planning advisor and consultant are paid through the 701 Planning Assistance Grant. The Planning Grant helps keep the Association in a sound financial footing. Every dollar collected in Clare County is matched by two federal dollars. This matching money allows many communities who could not otherwise afford to prepare professional quality plans to do so. Bu ii ding Dee9rtment As of November 6, 1974 the State of Michigan's statute mandated that a building permit be required for all structural work. In Clare County the Building Department is located in the County Courthouse in the City of Harrison and is manned by two full-time inspectors (one building and one electrical) and a full-time girl Friday. It is the responsibility of the Building Department to ensure that all structural work meets the State building code. This means that all new construction (including mobile home installation), changing of supporting or bearing sections, additions, demo! itions and the moving of structures cannot be done unless a permit is first obtained. Also, a building permit cannot be issued until the following conditions are met: 1) a zoning permit has been issued by the respective community (if applicable), 2) a sanitation permit has been obtained from the Health Department, 3) a floor plan and the other applicable details have been presented to the Building Official, and 4) a complete application and energy code worksheet had been comp Ieted • Thus, the Building Department makes sure that all new development complies with the applicable local and County regulations. For added insurance a minimum of three on-site - 114 - �inspections are performed after the permit has been issued to insure that the construction wi ll comply with the State building code. If someone fails to obtain a permit before starting construction a fee double the original building permit is charged. If any plumbing changes are needed a plumbing permit is required, the forms are available from the Building Department, but a State inspector is called out to perform this duty. If any electrical work is needed, an electrical permit is also required. The Clare County Board of Commissioners hired an inspector early in 1978 just to handle electrical inspections (he shares an office and secretary with the Building Inspector.) As the Building Department is presently set up it is an efficient organization. An improvement could be made, however, if a zoning administrator was also housed with the Building Inspector. Presently, each community that has zoning has its own zoning administrator. A more efficient system would be to have one professional full time administrator shared by all communities, rather than having 15 or 16 part time, wel I intentional but inexperienced laymen. Treasurer The County Treasurer is an elected County official with a myriad of duties. The Treasurer's office is the one County agency which experiences a peak work load in the spring and a lower volume- in the last two months of the year. At the present time, an additionaly part-time person is employed during the first few months following February 28, to handle this seasonal increase of work. One function of a County Administrator would be to transfer people from one department to another during this peak and slack work months. This could be done in the Treasurer's office but not without the advice of someone who has a day-to-day working knowledge of the various County departments which would be affected. Presently, as required by a Michigan State Statute, the delinquent tax rolls are turned over to the County Treasurer each spring. When the taxes are collected by the County, they ore distributed to the local municipalities and school districts. A State statute allows the County to pay the municipalities the money due them, and collect it themselves with all interest accruing to the County. This action saves bookkeeping for the Co'.Jnty Treasurer as the rolls do not have to be reviewed to determine where the money is to be distributed when collected. From this activity the County receives a four percent col Iection fee and three-quarters of one cent interest for each month of delinquency. Courts Counties in Michigan have little control over the number of judges of the Probate, District or Circuit Courts which are assigned to them. The State pays a large proportion of their respective salaries and determines their respective jurisdictions. Thus, Iittle administrative control is administered over them by the respective counties. Cooperative Extension Service The Clare County Office of the Michigan Cooperative Extension Service is located in - 115 - �the County Building in Harrison. Clare County, I ike other counties throughout the United States, has this educational arm extended from · the Land Grant College or University in their State. The funding of the Extension Service in Clare County is a joint effort by the Federal, State and County Governments. The Federal and State portions of the budget are funded through Michigan State University providing professional staff positions, bulletins, and other educational materials. Clare County supplies the office space~ office supplies, clerical staff, agent travel expenses and other office operational needs. The Clare Extension Office is staffed by a County Extension Director who has responsibility for total program direction and also works with Agriculture and Resource Development, a 4-H Youth agent and 4-H program assistant who work with boys and girls involved in the 4-H program. The extension office also has a Family Living Agent and Nutritional Assistant to work with families on family living programs and consumer marketing. The Cooperative Extension's programs are available to all Clare County residents. Complete support of all the resources at Michigan State University are available to provide these educaHonal programs. The Clare County Extension Staff is directly responsible to Michigan State University but is conscious of Clare County's needs and welcomes input from .Clare County residents on programs, program direction, evaluation, etc. The staff also works closely with other branches of County government, Township government, Churches, local organizations, etc. - 116 - �IMPLEMENTATION �IMPLEMENTATION CONTINUING PLANNING PROGRAM Introduction Due to the nature of urban growth today, increasing population makes continuing comprehensive planning necessary to guide orderly development, and to assure wise investment in future development. Planning must encompass economic and sociological considerations, land use inventories, and forecasts, community facilities plans, transportation plans, and capital improvements programming. Before improvements are made, it is vital to understand and thoroughly consider the interaction of each phase and the complete interdependence expressed by the word "comprehensive . " It is primarily due to this fact that Clare County has begun a comprehensive planning process, supported by County, State and local financing. As a result, many planning 'programs and inventories hove been initiated. However, planning is a continuing and evolving process. After the inventories, various analyses and forecasts ore made and final plans are prepared to guide future urban development. Reason will dictate that a continuing planning program is needed to keep data current and make continuous evaluations of any deviation from the projected course of growth established in the initital Comprehensive Plan and township plans would seriously affect future Goals and Policies as originally conceived. Therefore, the following Continuing Planning Program will guideline a framework for: Watching and charting the growth process in Clare County. Noting and evaluating deviations from the projected and recommended Comprehensive Plan and Township detailed plans. Quickly and accurately evaluating alternative suggestions on land use development. If Clare County's Continuing Planning Program is to evolve, requirements for this program should follow an established guideline. The suggested program consists of the following: 1. Surveillance-Keeping data inventories current while maintaining a continual watch over regional development and spotting and evaluating, as quickly as possible, the implications of any deviation from the projected course of development. 2. · Continuing Reappraisal-Checking for significant land use changes, and updating any corresponding elements. 3. Service Function-Provision of data from the planning program for day-today decisions. 4. Research-The development of improved procedures and forecasting abilities with the possible simplification of data requirements. 5. Annual Report-This phase is elaborated upon iater in this report. ' - 117 - �Throughout this guide of a Continuing Planning Program, time scheduled for the updating of various projects are given a bi-annually, annually, or over a period of several years. Because these time schedules are demanding and untried in Clare County, it may be desirable to alter them to develop a more realistic schedule and stil I conform with the intent of the total planning program. The alteration of these schedules wil I probably depend upon the rate at which urban development occurs in the County. Now that the County and its townships realize the planning pro.c ess is a reality and understand it· to be a necessity, the true success of the program will be the implementation of the recommended plans. If the plan in the Continuing Planning Program is to deal with reality, a procedure for obtaining official endorsements by all involved agencies should be integrated into the program, so that ultimate adoption is emphasized to complement plan preparation. Such endorsement may be generally assured by the following actions: 1. Complete involvement in the plan development by all Clare County, township and municipal agencies. Through such involvement, policymakers will sense the true basis and value of comprehensive planning. 2. Through the thorough understanding of the Goals and Policies of the program, the presence of bias, prejudice, political motive, or mere intuition will be removed as bases for pol icy decisions. 3. Encourage use of inventory and planned data. With the information gathered, private citizens and businesses can benefit directly in day-to-day decisions through their reliance upon available data. Organization One of the most crucial factors in the Continuing Planning Program is the establishment of an organization. In this manner, it can be assured that consideration will be given to all elements, and implementation of the proposed plan will actually occur. Understanding and cooperation between the local municipalities, townships, and the County must exist if they me to provide for the establishment of committees to effectively carry out a Continuing Planning Program. The participating agencies, committees, and commissions must determine the organization and structure of the agency best suited to local conditions. The Organization Chart, Chart 2, indicates the typical coordination of work of each participating agency and charts a flow of responsibility. Since the Association of Clare County Local Planning Commissions and the Clare County·· Planning Commission represents the interests of the aggregate population of the County, they can serve as the Coordinating Commissions or nucleus of the Comprehensive Planning Program. - 118 - ------ - - ------- -~. •. �CHART 2 SUGGESTED ORGANIZATIONAL STRUCTURE County Citizenry I I Local Government County Township Municipal Federal Government I State Government I Coordinating Commissions {Association of Clare County Local Planning Commissions and Clare County Planning Commission) Planning Director or Professional Sublet Services I I I I Technical Committees Ex-Officio Members ' ' I I I . I Planning Department Staff Citizen Participation Advisory Committees 119 ' �Policy formulation and overall direction of a Continuing Planning Program is carried out by the Association of Clare County Local Planning Commissions and the County Planning Commission. Technical committees, which should be composed of professional representatives of various participating agencies, wil I provide technical guidance and assist the Planning Director in directing the program. Technical committees should be established to help handle all phases of Comprehensive Planning such as transportation, land use, open space, recreation, and community facilities. The Planning Director should assist and advise the Coordinating Commissions in reviewing policy matters related to the Continuing Comprehensive Planning Program. The most important function of the Coordinating Commission is to assure that all projects are undertaken in conjunction with development concepts adopted in the Comprehensive Plan. Perhaps the most difficult planning task is determining whether a proposed project is in accordance with plan concepts. This determination must rest with the Coordinating Commissions and the Planning Director as a major part of their functions. In addition to scheduled meetings, the County Planning Commission should meet any time the need arises to formally review and approve or disapprove proposed projects and/or programs. It is recommended that the Coordinating Commission maintain a full time secretary and Planning Director to effectively guide a Continuing Planning Program, and to qualify the area for available federal financial assistance. Depending on financial capabilities, consultants may also be on a retainer basis. The Continuing Planning Process The Continuing Planning Process provides for goal identification and periodic revision, constant awareness of development occurring in the County, maintenance of current data, re-evaluation and revision of the Comprehensive Plan as necessary, annual reviews, and a report. This is the process that continually achieves a useful, meaningful, and current program. This Continuing Planning Program should be organized by the Planning Director to function on an annual basis. The preparation of an annual report based on the various planning elements should culminate each year's work. An analyses of the County's past year's growth should be contained in this report, with recommendations for the ensuing year's course of action. Special studies and analyses of changes in development patterns must be done to meet the objectives of the program •. In many cases, spot analyses can provide a means for updating a program without necessitating major data collection operations. Through the use of technical comm_ittees, local communities as well as townships should update their data so the Coordinating Commissions are aware of changes, development characteristics and patterns. - 120 - . �As the Continuing Planning Program progresses, Clare County wil I undoubtedly develop new and better techniques to perform the essential analyses and updating. Components of a Continuing Planning Program Goals and Policies A major step in a Continuing Planning Program is the periodic revision of Regional Goals and Policies. These elusive Regional desires must be updated to reflect the Regional aims and assure that development progresses as intended. 3ecause these Goals and Policies determine the overal I application of planning recommendations, it is imperative they be reviewed yearly. This review will determine the extent of progress toward achievement and modifications needed to reflect changing desires. As a part of this overall definition and revision, Goals and Policies should be identified for at least, but not limited to, the following items: housing, business, and aesthetics of the Region. Goals and Policies based upon these items should reflect sound principles to meet short- and long-range needs of the area. Total acceptance of the Goals and Policies must be contingent upon period review so that no action taken by the Regional and County Planning Commissions conflicts with overall Goals and Policies. Whatever the Goals and Policies selected, they should be publicized and discussed from time to time to keep the general public informed. These Goals and Policies should have the support of the County and local (township, village, city) officials, as there would be little chance of implementing them without their approval and support. County Value Factors A continuous effort should be made to evaluate attitudes and values held by the County concerning matters that may be affected positively or negatively by the Comprehensive Plan. For example, if the County values a strong recreational system, a continuing planning effort can be made to provide County parks, beaches, fishing sites and recreational facilities, and to provide adequate access to these recreational areas. If the County values the preservation of historic sites, planning can help insure development from disrupting or encroaching upon such areas. It is not a simple matter to keep an accurate account of something as subjective as County value factors, but through contacts with key community groups observing what various individuals do and say, or through attitude surveys, it is possible to gain a workable understanding of those things that can be protected and enhanced through sound County planning. Maintenance and Updating of Planning Data One of the more difficult but necessary work items for a Planning Director is the assembly and tabulation of planning data from various sources. An efficient and reliable method for collecting and fit ing this data must be provided so the Regional and County Commissions are informed of al I new developments and their utilization. It is important that this system ...;-· - 121 - �be designed by the Commissions and their Director to incorporate and produce information useful for the Continuing Planning Program and be readily retrievable. Population-Economic Data It is vital to the Continuing Planning Program that population and economic data be maintained and kept current. Population-economic data form the major yardstick for determining whether the County is developing in accordance with projected patterns. Therefore,. one of the key elements of the maintenance program is to record and compare actual growth with the forecasts contained within this Comprehensive Plan. Further, it is desirable to determine any major changes which,. in the long run, would affect the overal I development of the projected land use pattern. Data should be summarized in tabular form with the incorporated municipalities responsible for their jurisdictions, and the County and Townships responsible for the unincorporated areas. Such as the Michigan tax statistics,. employment data, sales tax data, Motor Vehicle Registration data, building permits, and State and County population estimates would be helpful in maintaining this phase. The annual updating of the County O.E.D.P. would be useful. It is important to emphasize that gathering data and making inventories is costly. Only those items required for proper planning considerations should be inventoried and duplications of studies should be avoided. Land Use Land use should be planned on a parcel-by-parcel basis and continually coded in the same manner used in the initial township plans. All agencies utilizing land use data should agree upon a standard land use code (Michigan Land Cover/Use Classification System) and be requested to use this standard system for identifying and coding land use activities within the County. This procedure would also help simplify later groupings of data. N\apping Inventory The current mapping program should be continued, providing for the annual updating of base maps used in the Comprehensive Planning Program. It is suggested that information be kept current through the establishment of a "chain of communication 11. This communication would involve cooperation between the local township and municipal governments and the County government for reporting changes in inventory information. Keeping base map information current can be costly but, in the long run, it will be beneficial to the County. Without current County, township and municipal base maps, a Continuing Planning Program will have less long-range value. Transportation Facilities All modes of transportation directly or indirectly affect one another, and current knowledge of the status of each mode is necessary for proper operation and forecast of a balanced transportation system. Therefore, a continuing inventory of transportation foci! ities should include streets and highways, airlines, railroads, and any other mode of transportation in use. - 122 - �Because of their predominant role in the transportation system thoroughfares must be fully inventoried. The inventory should cover all physical and operational characteristics and contain functional classifications in accordance with the Comprehensive Plan. Information pertaining to existing capabi Iities, average speeds, and past accident records should also be gathered and analyzed. Such information is vital in recommending and evaluating improvements to the system. Community Facilities New schools, parks, recreational areas, and public buildings should be added periodically to the original Comprehensive Plan. In order to keep a Cont inuing Planning Program abreast of current data related to parks and recreational facilities, it is recommended that quarterly meetings be held by a technical committee consisting of a member of each Municipal Park Board (if established), a member of the County Park Board (if established) and a member of the state Department of Natural Resources. This technical committee should submit quarterly reports to the Planning Commission for recording current data affecting its Comprehensive Planning Program. Likewise, a representative from each school district in Clare County should become a member of a technical committee that would also submit quarterly reports to the County Planning Commission and the Association of Clare County Local Planning Commissions. Financial Resources The status of financial resources is important. In the majority of cases, there are always more improvements needed than funds available. Financial resources and expenditures should be under constant review to determine if the best possible use is being made of existing revenues. County Capital Improvements Program should be made by a technical committee consisting of the Planning Director, a member of the County Board of Commissioners, a member of the County Planning Commission, and a member of the Association of Clare County Local Planning Commissions. If existing revenues ore inadequate to meet costs of improvements recommended, other methods and sources of acquiring additional funds should be investigated. Law and Ordinances As public officials can act only where statutes permit, laws and ordinances are the basic means of protecting and enhancing the overall welfare of Clare County's citizens. This protection is afforded by pol ice regulations, building codes, zoning · ordinances, subdivision regulations, health standards and other resolutions and laws. Without properly planned control through the use of laws and ordinances, the probability of proper development is remote. Therefore, all laws and ordinances should be reviewed annually with recommendations to proper officials for revisions, amendments and/or additions needed to promote development in the best interest. - 123 - �f Annual Review and Report for a Continuing Planning Program The fol lowing are several reasons for recommending an annual report of the Continuing Planning Program: • It would form a permanent reference document for development of the County in terms of population growth and characteristics. • It would form an important source of trend information for all data collected during the Continuing Planning Program. • The annual report would keep all involved agencies informed and, at the same time, ensure the on-schedule undertaking and completion of the many functions of the program. Work completed during any given year by the staff, technical committees, the Regional and County Planning Commissions, as well as by a Planning Director should be condensed into an annual report. After approval by the Regional and County Planning Commissions, this synthesized report may be reproduced in hand-out copies for public consumption. The report wou Id also directly benefit the Board of County Commissioners and other legislative authorities in future decisions affecting Clare County. The fol lowing items are suggested for inclusion in this annual report: • Tabulation of the annual change in population and employment by type of activity. These changes could be compared to the conditions forecast during the original studies. Deviations should be analyzed and followed by recommendations for new courses of action. Continual updating of the original Comprehensive Plan and local plans and ordinances is imperative. • Major new developments should be described in both tabular and graphic form to indicate the direction of shifts in population and employment • • An analysis of public expenditures should include a listing of major projects undertaken in the previous year, and their effect on the economy and growth of the County • • Finally, on the basis of all data collected during the previous year, recommendations should be made for the major emphasis or thrusts in the program during the a, suing year. • These recommendations might include requesting concentrated efforts for delving more deeply into specific areas, or an immediate updating of plans in light of substantial deviations from the original projected trends. Financial Responsibilities of the Continuing Planning Program Maintaining current data in respect to the majority of elements of a Comprehensive Plan has been indicated throughout this repeirt. Maintenance of data can range from full-time, day-to-day operations for the County to part-time or intermittent operations for the local communities, townships, or County,. This maintenance and evaluation is a requisite for proper planning. - 124 - .;;· �Responsibility for coordination of a Continuing Planning Program should be assigned to local governments and to the County Planning Commissions. In order to supplement the Planning Department's budget the County, incorporated cities, communities and townships requiring services within the County should appropriate monies. This cooperation between the County and local governments would undoubtedly make possible the hiring of a qualified, competent planner or firm. It would also achieve coordination of all community, township, and County planning elements. Federal funds may be available for financing portions of a Continuing Planning Program on a matching basis. An investigation should be launched to determine the availability of such funds from the U.S. Department of Housing and Urban Development (HUD) or other government departments. Proper planning does not come cheaply, but the end result of a sound planning program over a period of years will repay the County tenfold. The following table, "Updating Procedures," lists in outline form the procedure, frequency, and responsibility of a Continuing Planning Program for the points previously discussed in Maintenance and Updating of Planning Data . Table 40 - UPDATING PROCEDURES Population Factors Procedures Frequency Responsibility l. Update current population historical trends, including in- and out-migration estimates by age groups. Annually Local, County & Association 2. Update in- and out-migration pattern data. 5 Years Local, County & Association 3. Maintain current population and number of house ho Ids. Continually Local, County & Association 4. Forecast future (5- and 20-years populat-ion by urba nized area, political unit · or census zones. 5 Years Local, County & Association Econof!1iC Factors (Could -be accomplished as part of the Annual O. E. D. P. Updating Process) Procedure l. iVointain current data on labor force for the study area; i.e., employment and unemployment as inventoried by place of residence by the Bureau of Census - 125 - Frequency Responsibility Continually Loco I, County & Association �Procedure Frequenct Responsibil itt 2. Currently M::tintain current data on employment for th e study area by category by place of work. These control totals should then be distributed by zone. (Suggested categories are manufacturing, services, trade, transportation-communication-util ities, and agricu Itura I -resources extraction.) 3. M::tintain current per capita income data (in constant dollars). 5 Years County & Association 4. /v\ointain current average family income by zone (in constant dollars). 5 Years County & Association · 5. M::tintain current truck ownership and car ownership through use of Bureau of lv\otor Vehicle Registration. Annually County 6. M::tintain current state sales tax receipts and bank deposits by city. Continually Association 7. N\::iintain current retail sales. Bi -annua II y County & Association 8. M::tintain current data on land values or tax duplicate of land and structures. Continually Local, County & Association 9. Maintain income consumption patterns. As Needed County & Association . 5 Years County & Association 5 Years County & Association '5 Years County & Association 5 Years County & Association Frequency Responsibility ·10 ~ Review area economic growth and development potential. 11. Forncast future (5- and 20-year) employment by category by zone of work. 12. Forecast future (5- and 20-year) total personal income in constant dollars and calculate per capita income. 13. Forecast future (5- and 20-year) average family income in constant dollars by zone. Local, County & Association Land Use Procedure l. /v\ointain current land usage parcel by parcel. Continually Local, County & Association 2. Prepare current pattern and update coded maps of land use for comparison with previous maps and pub I ic presentation use. 3 Years Association 3. M::tintain current land utilization by category. ,Annually Association 4. Prepare pattern or coded future land use maps. - 126 - 5 Years Association ~.:.· •. �Procedure 5. Document land use forecast procedures. Frequency Responsibi I ity 5 Years County & Association Freguency Responsibi Iity tvbp Inventory Procedure 1. Provide new aerial photographs at fiveyear intervals (stereoscopic). 10 Years County 2. Provide sectional enlargements of aerial photos, l 11 = 400' in intensively developing areas. 10 Years County 3. Prepare aerial mosaic. 10 Years County 4. tv\:i i nta in current County base maps. Annually Association 5. tv\:iintain current base maps of townships. Annually Association 6. Prepare large scale maps of other large . areas of interest and study industrial park development and display maps. As Needed Local, County & Association Note: Aerial photographs may be used to review and check land use maps. Transportation Facilifies Procedure Frequency Responsibility 1. Number new freeways, expressways, major and collector intersections. As Needed County & Association 2. tv\:iintain current map of inter-section numbers. Continually Local, County & Association 3. tv\:iintain current functional classifications of all roads and streets. ·continually Local, County & Association 4. tv\:iintain current physical characteristics of network by I ink on al I except local streets. Annually County 5. Review capacities of, all inventoried streets, and intersections. 5 Years County 6. tv\:iintain a current Ii.sting of deficient intersections for improvement scheduling. Annually Local & County 7. Prepare map showing present usagecapacity relationship of all streets and intersections. As Needed Local & County 8. tv\:iintain current ADT maps of area showing volumes of all streets over 1000 ADT. As Needed County & Association - 127 - I �Procedure Frequency Responsibility Annually Loco l , County & Association 9. Determine dangerous locations from accident spot maps. 10. tvbintain current data on airlines, railroads, inter-city bus· and truck lines as required to balance area transportation system 11. tvbke field reconnaissance of each segment of the proposed network to determine feasibility. 5 Years Local, County & Association 12. Provide current design standards for future network. 7 Years Loco l & County Frequenc}'.: Responsibil itt Annually Local, County & Association Frequenci Responsibil itt Annually Local & County 5 Years Loca I & County Annually Loco I, C aunty & Association Community Facilities Procedure l. tvbintain current maps locating the following community facilities:* Present and proposed churches Present and Proposed schools and school .districts Present and-proposed parks, open space and recreational facilities Historical sites and buildings Fire districts Other community facilities Financial Resources Procedures l. tvbintain current the following financial data: Real and personal property tax Bonded indebtedness Present and committed tax obi igations. Jvloximum tax ra'tes and bonded indebtedness. Other data as necessary 2. Prepare cost estimates of future (5 and 20 years) capital improvements. *Jvlony of these maps are maintained and periodically updated by existing local agencies. This information should be utilized as much as possible. - 128 - ... ~ �Procedure 3. Recommend a 5 year and 20 year fiscal program and implementation procedures. Frequency Responsib i Ii ty 5 Years Local, County & Association Frequency Responsibility Laws and Ordinances Procedure 1. Main ta in current inventory of changes Continually to zoning resolutions, setback requirements, bui !ding codes, and I icensing powers. Loco I, County & Association 2. Local, County & Association Re-evaluate al I development codes and Annually resolutions as they relate to future development plans to determine deficiencies. - 129 - �APPENDIX �ENVIRONMENTAL ASSESSMENT Introduction The Regional Comprehensive Plan for Clare County is an overal I guide for the rational future planning of development in Clare County over the next 20 to 25 years. The Ex:sting Environment Analysis, analyzes the current conditions of the natural environment in the County, including an identification of existing environmental problems and potentials. The Land Use Plan element provides for desirable location of land uses to minimize land use conflicts, maximize economic and natural resources and provide for the County residents' housing, shopping and recreation needs. The Transportation Plan element analyzes the transportation system in the County and recommends future improvements, where necessary, to accommodate anticipated future transportation usage and to increase the safety and efficiency of the system. The Community Facilities Plan element analyzes and identifies deficiencies in the areas of recreation, schools, County administrative offices and pol ice and fire protection. Environmental Impact Clare County is essentially sparcely developed at present with only a few scattered small vacant lots and an increasing trend toward large rural lot development, thus there is virtually no environmental impact related to large scale development of vacant natural areas. However, the Plan does propose certain developmental policies in the Future Land Use Plan which calls for land use changes that would result in development of existing rural areas. High Intensity Development The proposed expansion of high intensity development north of the City of Harrison wil I eventually result in the development of many existing vacant areas. However, these high development uses will be subject to the Hayes Township Zoning Ordinance which requires proper setback and drainage. Also, the land which is presently proposed as Commercial on BR 27 north of the City of Harrison is a deteriorating large lot residential strip of development with interdispersed commercial and retail uses. In fact, high intensity development could improve the natural features through landscaping and planting of additional trees, shrubbery and grass. Low Intensity Development The Future Land Use Plan· also calls for some low intensity development in surrounding communities of Lake Station, Temple, Lake George and Meredith which at present have a number of deficient and substandard homes with small commercial cores providing some basic living services. Development in these areas could cause removal of several homes and the combining of some inadequate lots that in the end wil I benefit the environment by removing deficient structures, improving deficient lots, and providing population concentrations to support existing commercial areas. Additional development along U.S. 10, north of Farwell, Old U.S. 27 north and south of Harrison, approximately -130 - �500 acres directly west of the City of Clare, and the Five Lakes area are all expected to be future low intensity development sites. in Grant Township These areas are also presently in the stage of scattered commercial and more intensive residential use. The corridor on U.S. 10 northwest of the Village of Farwell is currently commercially zoned. High density residential areas abut this commercial corridor. A mobile home community is also included, as are many commercial uses and singlefamily residential lots. The area directly west of Clare has scattered commercial lots with Iittle natural ground cover. The area surrounding the Five Lakes development in Grant Township is also expected to flourish and develop to a more intensive area within the next twenty years. Two, five mile long corridors are expected to develop along Old U.S. 27 both north and south of the City of Harrison. Much of this land is already in small lot development with residential and commercial uses intermingled. Development of these corridors will be control Ied by zoning ordinances in both Hayes and Hatton Townships. Low Intensity Development is not planned to occur on large vacant properties and as such does not mar large acreages of vacant and previously untouched land. These areas are al ready located on the primary transportation system in their area of the County and no new roads would need to be constructed. In its developing stages the Low Intensity Sector will not need municipal services, however, when fully developed, in approximately the next twenty years, water and sewer services will probably have to be developed along the corridors and in the clusters of low intensity development in the various t?wnships. Exceptions to this proposed need might be the localities of Temple, Leota and Meredith which might not develop large concentrations of potential water and sewer users. Rural Residential Development Development in the Rural Residential Sector will be primarily large lot developments of one to ten acre lots and occassional estate-sized ·l ots. Sewer and water needs will not present themselves due to the large lot sizes and.the sandy conditions of much of the sectors soil. This Sector's development merely assumes that the existing pattern of subdividing and developing in these areas wil I continue and in fact that they should continue to al low ample land to be left for conservation and forestry uses. Most of the areas de! ineated as being in the Rural Residential Sector are already generally on smaller lots or larger tracts surrounded by ten acre or less size lots. The Future Land Use Section envisions that these existing residential areas be more fully utilized in the future. · The environmental impact of this development will destroy very little natural beauty of the large lots, which will accommodate an increasingly larger percentage of Clare County residents. If residential land is clustered in this fashion other more environmentally sensitive lands will not need to be developed. - 131 - �Agricultural Development Agricultural Development is expected to occur primarily in the south and south-west areas of Clare County. Much of this land is presently in agricultural use of some kind. The economic feasibility of a forested section of land being cleared for potential farm land is slight. With this fact in mind the Future Land Use Plan is expected to only minimally affect the environment in the Agricultural Development Sector. Conservation/Recreation Development The proposed acreage allocations in the Conservation/Recreation d istrict should be no less than ten acres in size. With lots this large environmental degradation should not occur. With densities this low, public facilities or utilities will not be needed. Wildlife habitats are generally found adjacent river basins and the only such area in Clare County is along the Muskegon River. In the Future Land Use Plan it is proposed that the Muskegon River area be untouched to allow the river basin to remain in its natural state. Concentrating urbanization on land in areas presently in various stages of development will have the effect of keeping the two major Conservation/Recreation areas in the most natural state possible. Unavoidable Adverse Environmental Effects The Plan will have minimal negative environmental effects because most of the Pion elements are aimed at improving the existing urban development. Relatively few changes in land use and densities are planned. The extent of the natural loss is confined to the removal of a smal I number of trees, shrubbery and grass normally associated with building a single-family home. There are no critical natural areas that will be disrupted. The effects on the man-made environment will potentially involve the widening of streets and the increasing of parking spaces in the incorporated communities. Alternative to the Plan The principal alternative to the planning program would be to take no action in the future, thereby allowing development to continue without the benefit of an overall guide or blue print. This is what happened in the past in Clare County. Numerous lake associations have formed to arrange for neighborhood and lake clean-up programs. Both Bud Lake in Hayes Township and Eight Point Lake in Garfield Township have hired a seaweed harvesting firm to improve their lakes. This occurance is the result of waste seeping into the lake in the form of phospherous and nitrogen. Both these elements feed the algea and seaweed growth in the lakes. The existing high density of single-family homes is too great for the lake environment to effectively handle with the implementation of various township zoning ordinances, lake areas and other environmentally sensitive areas wil I be protected from over development. The fact must be realized that Clare County will experience development in the future whether it is planned for or not. ~ 132 - �Relationship Between Short-Term Environmental Use and Long-Term Productivity Al I of the planning elements in this Plan are intended to provide recommendations and to project needs through the Year 2000. All recommendations are expected to be gradually implemented over the next 25 years. The recommendations made in the Plan are aimed at maintaining and enhancing the environment and long-term productivity of the County. Any short-term losses, deficiencies or inconveniences caused by the implementation of these recommendations, such as the removal of a few shrubs or bushes caused by maintenance and construction work, would be temporary and necessary to realize long-term benefits. Irreversible and Irretrievable Committment of Resources Numerous committee meetings and numerous hours of meetings wil I be the major resource committment. The total cost of the Regional. Comprehensive Plan's recommendations has not been calculated, as all of it awaits specific project planning; and much of the land acquisition will take place well in the future when additional people realize the beauty of I iving in northern Michigan. Surrounding the incorporated communities some natural resources (trees, grass and open space) will be lost, although most wil I be replaced through new planting and landscaping. Applicable Environmental Controls 1 Numerous controls are available to minimize any negative environmental effects that might be caused by these planning recommendations. Environmental Assessments with Federal and State review are required for any Federal Aid projects that might be implemented and, as part of these assessments, the Department of Public Works includes planned techniques designed to reduce negative environmental effects of a specific project. Numerous Federal and State agencies (including the Federal Highway Administration, Michigan Department of Natural Resources, Michigan Department of State Highways and Transportation, U.S. Army Corps of Engineers, Environmental Protection Agency, and U.S. Department of the Interior, among others) require environmental review. Two specific County agencies, the Clare County Road Commission and the Clare County Drain Commission, may sometimes be included in review procedures. Finally there is local review through the Clare County Building Department which will not approve a building permit unless a health permit has first been obtained through the Clare County Health Department and unless the local zoning administrator has assured the County Building Department that the development does obey all rules of the township or community. Included within all township zoning ordinances prepared by the Association of Clare County Local Planning Commissions is a section requiring that the local community prepare a wetlands map denoting environmentally sensitive lands and prohibiting development on such lots less than ten acres and only then if the use does not involve any major construction. If major construction is involved a professional engi.neer will have to have to prove that the environmental effects are minimal. - 133 - �VALUE OF HOUSINGa CLARE COUNTY 1970 1~ =-=-=-=-========================-===-=====-----=----=-------------------=--=---------- -----==== -Unit Townships: _. w ~ Arthur Franklin Freeman Frost Garfield Grant Greenwood Hamilton Hatton Hayes Lincoln Re dding Sheridan Summerfield Surrey Winterfield $5,000 Less $5,000 9,999 $10,000 14,999 $15,000 ,$17,500 17,499 19,999 $20,000 24,999 $25,000 J4,999 $J5,000 49,999 7 0 0 0 60 4 7 0 0 0 26 9 $50,000 Total . morP ne: cup ie d (_b) 16 6 48. 27 7 2J 16 14 0 0 0 65 19 26 6 37 14 24 10J 116 27 18 115 59 169 72 12 16 29 225 1J 39 JS 0 JS 14 15 JI+ 59 19 18 97 19 6 20 7 0 12 8 17 5 47 J17 I 6 0 0 12 8 0 21 15 6 6 0 0 0 10 6 0 0 6 6 0 0 20 0 0 0 0 0 0 0 0 0 0 0 0 98 26 31 28 22 0 6 0 0 0 9 115 105 J2 41 J9 68 53 74 21 221 191 0 19 0 0 0 0 0 0 0 0 0 0 187 76 387 1 /_~ 2 5(, 71 f-. 7 450 J4 Cities: Clare Harrison 19 J2 137 County Total 0 415 1155 82 62 615 424 21 0 0 0 ---~v-71 580 321 30 91 County Median= $9,900 * 1970 Census of Housing, U.S. Bureau of the Census, 4th Count Summary Tapes. a Owner Occupied, Data limited to one family homes, detached or attached, vacant or for sal e , on less than 10 acres and no business property. Cooperatives, Condominiums, mobile homes, trailers excluded, Based on 10% sample, b Indicates data suppressed for confidentiality purpo s.e s, C Includes suppre sse·d data therefore County totals· are accurate ·. . �TABLE A-2 HOUSING CHARACTERISTICS CLARE COUNTY 197 o•, ================================== ===========r=========================================== Bu-iJ .t . Unit Occupied I :Vacant · Year Round Seasonal .f or· Sea·s o~al Vacant Migratory i Occupied & Vacant Year Round Year -Eo1~..ohst..rJJ.Ction Vacant For Occasional Use Other Vacant 37 9 · Total TownshiQs: _, w ., (.)1 'r. Arthur Franklin Freeman Frost Garfield Grant Greenwood Hamilton Hatton Hayes Lincoln Redding Sheridan Summerfield Surrey Winterfield t48 150 31 114 ,382 530 135 299 171 604 204 77 218 100 679 120 - 267 .33 5 706 543 159 - 4 .. - 203 155 262 552 1090 689 269 - 218 420 645 145 11 '-~ 358 264 2180 1077 203 265 344 1070 184 67 1270 828 101 32 244 985 JO 5 5 9 21 14 ~o 203 422 262 585 1095 r:;9 3 26 9 19 22 227 24 10 106L~ 2(4 2723 1077 203 8 265 JOO - 60 50 4 344 1229 184 4 985 935 12802 Ci ties: Clare Harrison County Total * 90.5 478 5345 24 - 911 322 24 28 1737 4 11061 4837 499 - 1970 Census of Housing, Bureau of the Census, 4th Count Summary Tapes. ECMPDR Staff Calculations. ~ �TABLE A-3 TYPE OF STRUCTUREa CLARE COUNTY 1970• 1Unit 1 Unit Detached 1 Unit Attached 2 Units J-4 Units 5-19 Units - 7VIooIIe _______ _ 20-More Home Total Townshi.:2,s: w 0- Arthur Franklin Freeman Frost Garfield Grant Gre enwood Hamilton Hatton Hayes Lincoln Redding Sheridan Summerfield Surrey Winterfield . 170 137 0 0 0 0 4 0 0 0 0 0 0 0 11 0 0 0 7 0 0 12 0 13 19 0 0 0 7 13 0 0 0 21 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 10 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 750 809 6 124 7 JJ 34 4 23 15 10164 35 247 JS 86 250 528 1046 631 2L/.6 352 229 2039 1031 203 260 336 977 170 0 5 8 JO 0 0 .o 28 18 0 24 27 39 23 6 203 155 262 552 1 09 0 689 2ri 9 J 58 14 264 2180 1077 203 265 . · J4i-11070 184 0 48 /.j,3 985 911 0 L~91 27 104 22 0 5 8 55 Citi e s: Clare Harrison County Total *Census of Housing, U.S. Bureau of the Census, 4th Count Summary Tapes, aOccupied and Vacant Year Round. 0 11061 �TABLE A-4 COUNT OF HOUSING UNITS WITH COMPIETE BATHROOM FACILITI ESa CLARE COUNTY 1970•~ --=================o=============== ======================================================== Unit None or Half Bath 1 Bath 1 1/2 Baths 2 Baths 2 1/2 Baths 141 7 10 0 24 44 36 0 0 0 0 0 0 0 7 0 0 0 0 0 0 0 0 8 3 or More Baths Total Units 0 0 0 0 0 7 147 261 .537 1091 TownshiQs: ....w . ......;J (". Arthur Franklin 1''reeman Prost Garfield Grant Greenwood Hamil ton Hatton Hayes Lincoln Redding Sheridan Summerfield Surrey Winterfield , 57 48 72 15.5 373 34 112 70 532 37 197 71 770 110 15 14 0 6 18 0 0 0 32 4J 0 .5 0 13 7 149 13 689 708 128 52 3682 6.532 496 61 1358 489 159 · 58 2.53 174 47 193 J.58 668 579 155 0 277 201 31 775 23 0 :. 6 0 14 9 97 0 0 0 8 6 205 6 91 267 J78 262 · 219fi 107( 6 0 0 0 8 0 196 274 JJJ 1070 185 96 33 29 0 21 0 976 942 277 50 50 11087 Cities: Clare Harrison County Total * 1970 Census of Housing, U,S. Bureau of the Census, 4th Count Summary Tapes. a Occupied and Vacant Year Round, Based on 15% Sample Calculations, b Includes -bathr~om facilities also used by occupants of another unit. �TABLE A-5 SOURCE OF WATERa CLARE COUNTY 1970* ----------===-----==-=-=====-=-=--==========-==-====-=====-==-==-=~=========~=====-=== Unit Public Systemb or Private Company Individual Well Otherc . ' ., .. .. Total Units Townships; _, w co Arthur Franklin Freeman Frost Garfield Grant Greenwood Hu.m :i.lton Hatton Hayes Lincoln Redding Sheridan Surnmerf ie ld Surrey Winterfield 0 193 147 261 12 0 0 11-1-7 468 1055 54 24 537 0 261 6 7 371 72 2103 998 0 0 15 12 15 10 24 670 2L~L1, 6 0 8 21 54 205 261 1091 691 267 378 262 2196 0 1076 196 5 274 0 0 0 196 269 324 18 722 167 886 586 90 0 349 7 976 942 1969 8897 221 11087 333 o. 24 1·,o 333 1070 185 Cities: Clare Harrison County Total ~~ 1970 Census of Housing, U.S. Bureau of the Census, 4th Count Summary Tapes. ~ Occupied and Vacant Year Round, Based on 15% Cal ·u ulated Sample. Common source supplying water to more than 5 units. c Water directly from · springs, creeks, rivers, etc. �TAB1E A-6 HEATING EQUIPMENT CLARE COUNTY 197 o• i- -----==-=--=---=--=--=-~====-=---=-==-- ======--===-=-=-=--=---=------ =---=--=--=-==--~=-==-===- =Unit Steam or Hot Water Central Warm-Air Furnace Built-in Floor-Wall Electric Pipele.ss Furnace Units Room Heater with Flue Room FireplaceHeater Stoves without Portable Flue Heaters Not He at e d Tot a l TownshiQs: __, w '-0 ,. Arthur Franklin Freeman Frost Garfield Grant Greenwood Hamil ton Hatton Hayes Lincoln Redding Sheridan Summerfield Surrey Winterfield 5 7 0 0 29 19 0 14 16 58 0 0 25 0 JS L1- 68 92 0 116 218 406 SJ 88 72 386 96 0 90 0 J12 13 0 17 6 0 28 4 40 0 6 .30 J2 35 71 37 4 79 37 1J6 114 651 119 160 117 ~-17 511 828 95 ''. 87 161 76 41+9 ,.72 5 238 123 0 14 0 6 21 0 8 1J 22 0 88 33 50 J.1-G 24 0 29 13 15 1Li- 275 0 · 8 35 52 0 86 0 28 18 68 21 10 15 0 5 0 9 0 JJ 20J 155 262 552 J 090 5 ~89 0 14 9 18 358 264 21 80 1077 20J 26 S J4f+ 1070 184 10 209 0 0 5 0 1131 46 62 28 2.50 47 19 319 14 0 0 9 0 911 1080 256 20J8 129 1106 1 ·' 66 I+ 5 J 0 18 0 Ci tie 2 : Clare Harrison County Total * 1JO 51 396 47.5 4JJ . 2948 29 190 '70 . . •· , 0 985 :· 1024 1970 Census of Housing, U.S. Bureau of the Census, 4th Count Summary Tapes, �TABLE A-7 YEAR STRUCTURE BUILT CLARE COUNTY 1949 to 1970* ====================-=======-==================-===~==========================~==-====-· Unit 69-70 6 5-68 60-64 . 5' 7 36 7 33 27 6 71 79 183 159 41 80 79 245 60 31 45 309 177 15 26 131.J, 33 1,191 293 51 21 50-59 40-49 1939 or earlier Total Tow nshi.:2.§.1.. 1, _. ~ 0 ,. Arthur Franklin Freeman frost Garfield Grant Greenwood Hamilton Hatton Hayes Lincoln Redding Sheridan Summerfield Surrey Winterfield 11 56 6 35 10 113 90 67 18 27 98 54 22 39 294 231 203 155 26 2 184 35 186 31 12 43 235 245 114 38 68 1 O5 318 382 51 27 127 311 33 JO 1-1,3 67 97 112 105 150 211 109 11-1-2 517 313 985 911 421 1,643 2,768 2,.526 1,198 2,505 11 , 061 58 35 6 12 50 24 0 24 16 35 0 86 l-1,6 32 . 63 552 105 39 23 68 90 12 92 64 73 96 47 144 21-1264 73 1,090 089 2(9 358 2(.4 2,180 1,077 203 265 J44 1,070 184 5 239 ()0 Cities: Clare Harri -s on County Total Source: 1970 Census of Housing U.S. Bureau of the Census l-1-th Count· Summary Tapes. * Bases on 20% Sample, �TABLE A-8 COUNTY AND STATE MEDIAN VALUES a CLARE COUNTY 1970* =---------==-=-=-=---=-=-==============-=----=--===-=-=-------------------=-----------=--=-----County State Median Value $9,900 Unit Total No. Number Owner Below - .. Occupied .· · _·$1 o, ooo .% Total Median Value $17,600 Number Above $10, 000•,• Number Below % ·. , · $17, ·500_ -~otal . ,,... . ' Number Above $17,500 Township_s: ~ _, r Arthur Franklin Freeman Frost Garfield Grant Greenwood Hamilton Hatton Hayes Lincoln Redding Sheridan Summerfield Surrey Winterfield 60 23 JS 47 269 317 22 151 14J 1-J,7 187 76 J87 142 142 76 68 71 67 450 N/A 16 67. 239 N/A 321 580 156 11,4 3064 1542 56 52 228 111 · 50 56 5J 88 7 2-.5 36 229 234 77 85 74 11 40 SJ 29 20 6 62 . 6 0 25 . 0 87 N/A 118 174 45 :··43 -: 24· 159 . 59 78 89 23 100 53 N/A 37 : . . Jl_ .. 6. . ·_ :55 167 70 325 1J6 56 )2 f.4 96 100 65 . 211 .- N/A 46 · 67 J6J N/A 424 207 376 208 .65 11J 1522 2400 78 664 :. 0 . 100 81 N/A Citieg: Clare Harrison County Total • i- 27 J6 . 50 1970 Cens u s of Housing, U.S. Bureau of the Census, 4th Count Summary·. aOwner Occupied, ECMFDR Calculations, 65 204 �Clare County True Cash Value of Real and Personal Property as determined from Assessment Roll TABIE A-9 _____ 1972 __________ 197J __________ 1974 __________ 1975 __________ 1976 __________ 1977 ____ _ Real Pro:Qerty 16,101,439 Agricultural $13,881,664 16, 1% % of yearly change % of change '72-'77,, ,,,, 120,57% Commercial 14,359,166 $12,726,71.3 % of yearly change 12.8% % of change '72-'77,, ,,., 85, 1+% Industrial $4,644,875 4,574,855 -1,5% % of yearly change % of change '72-'77, ,, ,,, 37 • 1+% Residential $122,109,168 143,063,975 17,2% % of yearly change % of change '72-'77, ,,,,, 114,7% Timber Cut Over11,061,9J? 17 l 146- ! i 5z % of yearly change 55,0% % of change 0 72-'77,, .,,, 96,9% $162,456,191 Total Real yearly change 1 ..... % of change '72-'77, •,,,, % of ~ 197,587,350 21.6% 91,8% 22,213,003 .38.1% 30,127,364 37,7% 28,77.3,814 -5,9% .30,619,1..1-26 18,485,867 28,7% 21,275,229 17, 5% 22,06.3,838 1.6'.1- 23,592,944 6,9% 4,809,958 5. 1% 1+,527,416 -5,9% 4,878,828 7,7% 6,J80,9JO .3 O. 81, 18.3 ,616 l 930 215,356,661 17.6% 217,080,5.32 228,iS08,J21 5,.3% 20,961,186 22.2% 2J,6J0,885 .1J,9%· 23 f 290 I 01+6 21,777,715 -6. 51- 247,167,932 25, 1% 297,503,8.36 20,3% 295,886,102 ,541 28.J% , 51 -2.4% 6. 4ot J11,64J,411 5,.3%- �City of Clare True Cash Value of Real and Personal Property as determined from Assessment Roll TABlF A-10 _____ 1972 __________ 197] __________ 1974 ____ --~--1975 __________ ;976 _____ ~ ____ 1977 _____ .. Real Pro:Qerty Commercial $7,638,942 198 If of parcels % of yearly change % of change '72-'77,,, ••. $2 J 464,606 Industrial 11 # of parcels % of yearly change % of change '72-'77,,,, •• Residential $13,203,421 11·19 # of parcels % of yearly change % of change '72-'771 I I I I I 7,757,654 197 1,6% 8, 346., 874 194 7,6% 9 ;;088 ·, 599 •.· 189 8,9% 9,080,335 191 -, 1% 9,554,459 189 5,2% 2,268,822 14 -7,9% 2,707,480 16 19,3% 2,818,179 15 4.1% 2,933,924 15 4,1% 2,384,015 14 -18,4% ~J,3% 13,426,746 1129 1,7% 38,3% 15,197,428 11J8 13.2% 15,424,358 1128 1,5% 17,354,601 1134 12,5% 18,26J,JJ9 1135 5,2% 26,251,781 11,9% 27 I 331J136 4. 1% 29,368,860 7,5% 30,2 04,813 29,4% 3,366,300 412 3,969,200 421+ 1,580,144 343 1,657, /+34 168 3,809,600 23 4,682,400 23 1 J 8/+1 216 18 1,708,2L~O 10 1,472,399 2 1,495,399 2 1,528,465 2 1,579,839 25. 1% Total Real 23,453,222 $23,306,969 % of yearly change .63% 2 % of change '72-'77, ••• •• I , __, Personal Pro:Qerty ts $J,080,882 Commercial 2,970,775 206 202 II of parcels -46,2% % of change '72- '77 2 ,695,Lwo $3,271,000 Industrial 8 6 # of parcels % of change '72-'77,,, ,, , · -47,8% 1,J.38,163 Utilities $1,333,580 1 2 # of parcels % of change '72-'77,,, •• ~ 18,5% IO I I I I I 2 �City of Harrison True Cash Value of Real and Personal Property as determined from Assessment Roll TABIE A-11 _____ 1972 __________ 1973 __________ 1974 __________ 1975 __________ 1976 __________ 1977 ______ Real Pro:2ert;y $2,188,400 Commercial 110 # of parcels % of yearly change % of change u72-'77. $4,463 Industrial 1 # of parcels % of yearly change Residential $9,353,767 # of parcels 1151 % of yearly change % of change '72-'77,,, ,,. 000,0 $11,546,630 Total Real % of yearly change ~ of change '22-'22·· ,.o, 2,408,199 117 2,874,779 127 19. 1+% 4,433 1 - . 71% 10,083,199 1157 7,8% 51, 1% 4,433 1 0,0% 12,013,674 1155 19 .1% 98.2% 10o0% J2 o7% . 4,040,363 121 5,9% 4,338,274 122 7.4% -- -. 14,048,083 1145 17,8% 13,661,489 1147 -3,5% 14 120 434 1146 3,1+% 17,862,180 19.9% 17,701,852 - , 1% 18,458,708 4,J% 1,535,372 76 1,587,551 74 632,146 ?1 7 J4, 105 78 738,302 772,633 2 788,222 ,... 806,785 2 . 12 , 1+9 5, 8J 1 14,892,886 8 ,2% 19,2% 52,22£ Personal Pro~erty 1,280,274 $1,092,349 Commercial # of parcels 78 76 % of change '72-'77,.,,,, -32,8% $567 ,21.~4 · Utilities 635,705 2 2 If of parcels % of change,o,,,o 42.2% 3,814,097 127 .2 c., J J �Arthur Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABIE A-12 --~--!22~ __________ !22) __________ 122~----~-----1225 __________ 1226 __________ 1922 ______ Real Pro12erty Agricultural $2,124,092 2,339,000 230 # of parcels 20.5 10, 1% % of yearly change % of change '72-'77•••••• 122,5% 688,807 Residential $68.5,707 86 # of parcels 90 ,4.5% . % of yearly change % of change '72-'77,,., ,, 172,0% 714,267 Timber Cut Over $881,167 106 # pf parcels 117 % of yearly change 18,9% % of change '72-'77,,.,,. 14. 5% 45,000 . Commercial 1 ·# of parcels % of yearly change % of change '72-'77,,,, ,, .5. 8% ....; .p... u, , Total Real . $3,690,966 3,787,074 2,6% % of yearly change ~ of change '22-'22•••~•• 102,2~ Personal Pro~erty $11,604 Commercial 1 # of parcels Utilities $224,894 236,149 # of parcels 9 9 % of change '72-'?7.,, •• , 17.4% 3,443,123 244 47,2% 4,327,4-37 239 25. 7% 4,448,100 245 2,8% 4,72.5,286 247 6 .2% 929,533 96 34,9% i , 1$87., 761 114 81.6% 1,646,300 11.5 -2,5% 1,865,284 119 13. 3% 849,022 106 18,8% 1,004,745 92 18,3% 991,600 90 -1,3% 1,008,600 91 1.7% 63,042 1 40, 0% .5.5,823 1 -11,5% 47,600 1 :..14. 7% 47,600 .5,284,720 39,.5% 7 ,07.5,706 33°9% 7,133,600 ,8% 7 I 646,770 7 .1% 248,657 259,133 8 266,427 8 269,847 8 1 0.0% 8 1! �Franklin Township True Cash Value of Real Personal l'roperty as determined from Assessment Roll TABI E A-13 _____ 1972 __________ 197J _________ 1974 __________ 1975 __________ 1976 __________ 1277 ____ _ _. ~ Real Property Agricultural $151,074 155,365 # of parcels 12 12 % of yearly change 2,8% % of change '72-'77,,,,,. 162,3% Residential $3,477,628 4,086,022 # of parcels 782 925 % of yearly change 17,4% % of change '72-'77,,,.,, 114.1% Commercial $172,.760 197,200 # of parcels 10 10 % of yearly change 14,1% % of change '72-'77., •••• J0,5% Ti mber Cut Over·· t,448,607 1,630,425 # of parcels 156 155 % of yearly change 12,5% % of change '72-'77,,,, .. 41.6% , Total Real $5,250,069 7,699,437 % yearly change 46,6% % of change '72-'77, ••••• 85,2% Personal Property Commercial $37,289 32,512 . If of par c e 1 s . 9 9 % chan~e '72-'77,,.,,, -J7.7% Utilities $677,616 767,188 II of parcels 8 · 8 % change '72-'77•••• ., -10,1% 487,000 22 213,4% 138,230 8 -71,6% 139,651 6 1,0% 396,201 9 183,7% 4,160,149 961 1,8% 6,~17,120 '1093 54,3% 6,964,670 · 1143 7,445,429 . 1174 6,9% 267,812 12 35,8% 241,08?. 11 10,0% 210,958 11 -12,5% 225, 40 0 11 6 . 8% 2,325,026 155 42.6% 2,340,37) 129 ,7% 2,294,945 126 -1,9% 2,05 0 , 600 117 10. 6% 7,239,987 -5,9% 9,i36,805 26.2% 9,400, 22 4 2,9% 9 , 72 1, 628 J, 4% 49,963 18 64,979 24 t6,093 19 23,221 821,943 8 808,054 8 608, 464 8 60 9 , 014 6 8,5% 1O �Freeman '1:ownship True Cash Value of Real and Personal Property as determined from Assessment Roll A-1 4 _____ 1972 __________ 197J __________ 1974 __________ 1975 _________ 1976 ___ ________ 1977 _____ Real Pro:12ert;y 665,200 Agricultural $517,400 21+ 24 If of parcels % of yearly change 2805% % of change '72-'77,,, ••• 135.6% Timber Cut Over 1,432,001 2,759,826 # of parcels 238 23~ % of yearly change 92,7% % of change '72-'77,,,.,. 100.5% $8,102,590 8,479,082 Re side ntial 2010 # of parcels 1999 % of yearly change 4. 6% % of change '72-'77•••••• 10,4% 72·,·000 Commercial ~ :•_: ~ '. ¢64 I 404 4 4 If of p·a rcels 11,7% %of yearly change ..... % of change '72-'77,,,,, • 15,2% ~ '-I 11,599,61{'.S Total Real $9,650,735 20.1% % of yearly change J.2,8~ ~ of change '22-'72,~•••• ~ersonal Pro:12erty 11,200 ·. :. -$11,200 Commercial 2 # of parcels 2 , % of change '72-'77,,,,,, J12.4% $1,980,853 2,915,495 Utilities 10 # of parcels 0 9 0 83,2% % of change 72- 77•••••• 5,000 Residential $5,000 1 . 1 # of parcels % of change '72-'7?,, •• ,. 0% 1,219,223 Jl+ 59,,4% 1,218, 801..J, 2,616,522 219 6,9% 2,860,555 223 9,3% 2,871,710 227 .38% 7 I 460 I 605 2020 -13,2% 7,906,274 2022 6,0% 8,943,667 2028 1J, 1% 7~-,430 64,865 74,200 750,200 24 1207% 1,i95,s13 JI+ 2,771,262 234 . l}1% 8,600,064 2012 1_,4% . ...,"' . .74 I OOQ . 4 2.7% 12,074,544 4.0% TJ\BIE 4 I 6% 11,347,370_. -6.0% . L/, -12.9% Jh -,'JJ% 4 :1.1.~. Ji,, 12,050,917 6.2% 1J,108,38i 8, 7% 4,876 14,276 12,788 46 ,1 88 4 5,305,571 5,562,412 15 3,045,580 13 3,629,532 10 5,000 1 5,000 5,000 1 5,000 4 . 15 4 1 4 1 �Frost Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABlE A-15 _____ 1972 __________ 197) __________ 1974 _________ 1975 __________ 1976 __________ 1977 _____ Real Pro12erty Agricultural 367,140 $326,223 # of parcels 34 37 % of yearly change t2,5% % of change '72-'77•••• ,. 126% 727,280 Timber Cut Over $795,570 81 # of parcels SJ -8,5% % of yearly change . % of change 0 72-'77, .,.,, 26.3% 7,736,763 $6,991,911 Residential 1312 II of parcels 1239 10.6% % of yearly change % of change '72-'77,,, •. , 7L~, 2% 217,300 Commercial $225,550 16 16 II of parcels -36,6% % of yearly change % of change '72-'77, ,,,,, 71,5% 26,001 Industrial $21,634 # of_ pn~cels 2 2 .% of yearly change 20.2% % of change '72-'77, ,,,,, 91.5% Total Real $8,360,888 % of yearly change 0 ~ of change '22- 22••• ,,. Personal Pro~erty Commercial $59,280 # of parcels · 13 % of change '72-'77• ,i••• Industrial $37,944 # of parcels 1 % of change 0 72-'77, ,,,,, Utilities $1, J81, 006 4 # of parcels % of rh qnge '7?.-' 77, • , , , , 422,759 39 15.1% 828,808 39 96.0% 731,100 40 -11.8% 737,371 38 ,85% 957,261 83 31,6% 1,043,585 80 9,0% 917,761 1,005,055 73 8,769,030 1411 13.3% 12,079,743 1427 37,D;½ 11,420,686 1452 -5,5% 12,18J,J75 11+72 6 .7% 21~,5,188 19 12.8% J87, 891 20 58,2% 311.L~, 1 91 22 -11.3% 386,8 58 22 12,4% J0,047 2 15,6% 43,494 3 44.8% 38,211 3 -12,1% 41,438 9·, 074,484 8,5% 21.7~ 10,424,285 11+, 9% 14,383,521 38.0% 13,451,949 -6,5% 14,354, 095 6.7% 76,774 16 77.J% 44,909 1 91,539 32 100,5:1.9 36 31,887 26 105,080 16 82,678 2 82,678 2 1,819,392 1,847,572 4 1,847,572 4 1,333,936 4 1,546,166 4 12,0% 4 75 -12, 1% 9,5% s·.a% �Garfield Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABI.E A-16 _____ 1972 __________ 1972 __________ 1974 __________ 1975 __________ 1976 __________ 1977 ______ ..... .t,:.. '° Real Pro:2ert;y Agricultural 974,194 $491,994 68 # of parcels 37 % of ·yearly change 98,0% % of change '72-'77, ,,,,, 221,9% Commercial 26.) I 46 5 $239 I 995 26 # of parcels 27 10 ,6% % of yearly change % of change '72-'77,,,,,, 125,3% Industrial $10.5,670 112,977 ·3 If of parcels 3 % of yearly change 6.9% % of change '72-'77,,,,,, 34.2% Residential $13 I .574, 522 13,959,903 2089 # of parcels 22.50 2,8% % of yearly change % of change '72-'77,,.,,, 51,5% 1,084,860 Timber Cut Over $660,957 116 # of parcels 91 64, 1% % of yearly change % of change '72-'77,,,,,, 131,1% Real $ 1_5I07J11 J8 16,397,399 8,8% % of yearly change ~ of change '22-'27,,,,,, 60,7~ Personal Pro:2ert;y Commercial $118,987 138,199 # of parcels 29 . JO % of change '72-'77,,, ••• -17,4% Utilities $1,605,403 1,862,801 # of parcels .5 .5 % of change '72-'77., ,,,, -25.2% '11 otal 1,220,799 76 2.5,3% 2,116,938 73 73,4% 379,400 521, 01 .5 34 37,3% JO 42,9% • 1,.580,401 95 23,3% 1,583,504 95 9% 427,418 34 -18.0% 540,700 9 ~- __, 1~ 26. S?;,, 141,026 3 24·, 8% 137,172 17,184,265 . 2342 23, 1% 21,2.5.5,486 2J45 23,7% 19,981,846 2J84 -6,0% 20,564', JOO · 2389 1,J01,400 1,759,61$ 96 35,2% 1,55.5,931-J96 -11.6% 1 ,5?.7, 801 97 -1,8% 20,226,890 2J,4% 25,790,229 27,.5% 23,687,365 -8.2% 24,216,305 2, 2%, 14J I .599 .59 174,299 61.J, 109,499 .52 98,299 26 - 1,992,201 .5 2,086,701 .5 1,602,601 1,201,301 95 20,0% 3 -2,7% 141,766 2 3,J% 5 -3,3% 5 �Grant Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABIF A-17 · _____ 1972 __________ 197] __________ 1974 __________ 1975 __________ 1976 __________ 1977 _____ -u, 0 Real Pro:2erty 2,444,600 Agricultural $2,112,454 146 # of parcels 173 % of yearly change 15.7% % of change •72- 0 77.,, •.• 104.8% Commercial $917,691 972,974 # of parcels 49 49 6,0% % of yearly change % of change •72-•77.,,,,. 130,8% 9,244 Industrial $9,244 # of parcels 7 7 0.0% % of yearly change % of change '72-'77•••••, 42.4% Residential 12,850,932 $9,374,698 1586 1510 ll of parcels % of yearly chan~e 37, 1% % of change '72-'77,,, ... 105,9% Timber Cut Over $178,651 305,545 # of parcels 17 . 25 71,0% % of yearly change % of .c hange '72-'77, ...• , 99-9% Total Real 14,637,347 $12,592,738 %· yearly change 16.2% fo of change '22- 0 72•••••• 102,4~ Personal Pro:2erty Commercial $299,049 265,677 # of parcels 34 31 % of change '72-'77•••••• -24.4% Industrial 34,622 · . $15,504 # of parcels 2 3 % of change '72-'77,, ,,,,5807.2% 780,248 Uttlities $718,62.5 # of parcels 7 . 7 % o~ change '72-'77,,,,,, 36.8% 2,703,400 157 10. 6% 4,2.56,585 151 . 57, 5% 3,968,576 159 -6.8% 4,326,201 144 9.0% 1,295,000 50 86,7% 1,416,039 51 9,3% 1,849,899 54 30.6% 2,118,400 9,759 7 5,6% 11,640 7 19. 3% 13,158 7 13,0% 13,160 7 ,02% 14,103,029 1685 9,7% 15,743,560 1682 11.6% 17,773,840 1686 12,9% 19,298,114 1713 325,569 17 16,6% 357,200 17 9°7% 311,751 21 2. 0% 279,279. 17 -10.4% 59 14,5% S. G,Y,. 16, 1+22, 939 12,2% 21 I 707 ! 053 32.2% 23,931,042 10, 2% 26,113,119 9, 1% 996,225 75 618,356 78 200,982 54 226,123 35 48,844 6 49,836 6 450,306 7 915, 8.56 848,862 · 7 890,619 7 926,342 7 982,822 7 5 �- - " ~ -- I Greenwood Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABI.E A-18 _____ 1972 __________ 197] __________ 1974_________ 1975 __________ 1976 __________ 1977 _____ I ~ Real Pro:2erty 629,400 Agricultural $583,140 # of parcels 55 57 % of yearly change 7,9% % of change '72-'77,1,110 , 282,9% $18,800 21,400 Commercial 1 1 # of parcels % of yearly change 13. 8% % of change 0 72-'771.,1,1 480,9% $2 ,-6 00 2,600 Industrial 1 1 If of parcels % of yearly change 010% % of change '72-'771••1•1 29014% Residential $ 2,50.3,97.3 3,341,889 616 II of parcels 505 % of yearly change 33,5% % of change 0 72-'77• 111• 1 193,.3% Timber Cut Over $581 , 809 574,544 124 # of parcels ·124 % of yearly chahge -1,2% % of change '72- 1 77111111 118,9% iotal Real $1,690,322 4,569,833 % of yearly change 2J,8% ~ of change '22-'Z21, 111• 192,J~ Personal Pro:2erty 15,600 Commercial $7,000 # of parcels 2 1 % of change '72-'77;., •• , 172.1% 19,600 $12,000 Industrial 1 II of parcels 0 .3 % of change 72-'77, .00 581J% 1,804, 7.36 Utilities $1,792,090 # of par·cels 5 5 % of change '72-'77100101 18.3% I I 1,492,717 67 2,073,020 67 38.9% 2,135,931 68 ·310% 2,233,000 69 · 4 . 5% 48,000 2 73,237 1 109,200 5216% 87,000 1 18. 7% 10,457 4 .302 .1% 12 ,47.3 4 1913% 10,150 4 -18.6% 1 O, 150 4 0,0% 4,591,505 632 37 11-l-% 6,384,636 703 39, 1% 6,920, Oi-J-7 730 8, L~% 7,344,721 75 5 6 . 1% 1,20.3,807 127 10916% 1,358,726 110 12,9% 1,272,580 96 -6.J% 1,273, 6 00, 93 . 08% 7,303,286 5918% 9,902,092 l.9.J% 10,425,708 5,3% 1 O, 970 , 671 9,986 27,840 7 20,376 19 ,0 46 19,000 6 19,000 6 19,000 2 19,000 2 1,885,840 6 2,064,883 6 2,119,.336 6 2,120,3 94 13712% 1241.3% 5 6 1 25. 6% 5.2% 5 I 6 I ( I 11 �Hamilton Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABlE A-19 _____ 1972 __________ 1972 _________ 1974 __________ 197 2__________ 1976 __________ 197z ______ Real Property 1,367,200 Agricultural $1,371,800 # of parcels 131 132 % of yearly change ,34% % of change '72-'77,.,,., 124,7% 417,000 . Commercial $345,200 22 II of parcels 23 20,8% % of yearly change % of change '72-'77,,,, ,, 76.,?% $140,800 140,800 Industrial 2 2 # of parcels 0.0% % of yearly chan~e % of change '72- 77,, ,,., 74,J% Residential $8,541,399 9,073,999 # of parcels 1606 1725 6,2% % of yearly change % of change '72-'77,,, ,, , 80,4% I ~ Timber Cut Over 481,000 695,999 42 "'1 # of parcels 42 44,7% % of yearly change % of change '72-'77,, ,,,, 6,9% 12,962,198 Total Real $10,880,199 19, 1% % of yearly change ~ of change '22-'22••••• • 82.6~ Personal Pro~erty $211,861 Commercial 238,833 # of parcels 15 13 , 17% % of change 9 72-'77,. ,,,. Utilities · $3,024,022 3,374,657 10 # of parcels 9 % of change '72-'77,,,,. JO, 1% 1,704,759 144 24.7% 3,435,493 139 101,5% 3,074,891 136 -10,5% 508,352 22 21,9% 680,005 22 33,8% 605,823 22 -j.0,9% 609,836 22 .66% 169,271 .2 20,2% 167,946 2 .--:,8% 171,675 2 2.2% 245,395 11,171,047 1750 2J,1% 14,809,545 1807 32,6% 14,972,005 1820 1.1% 15,411,545 1841 2,9% 719,645 38 3.4% .582,577 32 -19,0% .571, 597 32 -1,9% 514·, 192 27 -10,0% 14,273,074 10, 1% 19,675,566 37,9% 19,¼03,770 -1.4% 19,863,638 2,5% 244,179 282,555 30 271,011 21 212,219 15 J .,6.52·,631 9 3,325,9.53 9 3,933, 205 7 JO 3,546,323 9 3,082,670 138 ,OJ% 2 42.9% �Hatton 'J.1ownship True Cash Value of Real and Personal Property as determined from · Assessment Roll TABlE A-20 _____ 1972 __________ 1973 _________ 1974 __________ 1975 __________ 1976 __________ 1977_____ Real Pro12erty 1,039,780 Agricultural $759,984 21-8 # of parcels 57 % of yearly change 36.8% % of change '72-'77 • . , . , . 1JJ,O% $ J44, 800 Commercial 470 I 560 12 14 # of parcels % of yearly change 36,5% % of change '72-'77, .,,,, 55,5% 32,000 $31,200 Industrial # of parcels 4 3 2,6% % of yearly change % of change '72-'77,, .,,, -89,6% 2 , 86J,018 Residential . $2I8451 990 J 44 II of parcels J48 ,60% % of yearly change % of change 0 72-'77,. ,,,, 62,9% 1,055,847 Timber Cut Over $567,864 # of parcels BJ 79 % of yearly change 85~ 9% · % of change '72-'77,, ,,, , 149,9% $4,549,838 Total Real % of yearly change · ~ of change 0 22-'72,,, ,,, 5,461,205 20,0% 8J,9~ Personal Pro12erty $204,834 Commercial 255,442 16 17 II of parcels % of change '72-'77,.,,,. -52,0% Utilities $340,465 366,255 6 6 II of parcels % of change '72-'77, ,,,,, 22.7% 1,297,644 59 2,164,592 59 .1,804,935 5/-1- 1,770,509 53 . -1, 9%, 24. 8% 66.0% -16,6% 594,211 17 26.3% 535,498 14 -9,9% 529,905 536 ,31 8 15 1. 2% 37,488 4 17,2% 2,805 J -92,5% 3,243 J 15.6% 3,2 44 J ,OJ% J,425,581 352 19 ,6% 4,794,439 355 40,0% 4,294,570 415 -10, L~% 4,636 ,72 9 427 8, 1% 1,141,283 2 065 578 1, 417,842 92 · -J1. 4% 1,419,2 01 93 ,09% 85 8, 1% I I 8T' 81.0% 15 -2'5-7% 6,496,207 19 1% 9,562,912 47 ,2% 8,050,495 -15,8% 8 ,366, 001 39, 2%, 228,J04 35 293,782 37 '.1.J4,JJ4 15 98 ,384 12 374,386 461,126 395,659 417,821 I 6 6 6 6 �Hayes Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABLE A-21 ---- 1972 __________ 197] _________ 1974 __________ 197j __________ 1976 __________ 1977 ______ Real Pro32erty Agricultural $146,597 150,599 12 # of parcels 12 2,7% % of yearly change % of change '72-'77,, •••• 268,4% Commercial $1,315,962 1,235,534 62 # of parcels 72 -6, 1% % of yearly change % of change '72-'77,,,,,, 77,3% Industrial 9,517 $9,517 1 1 # of parcels 0,0% % of yearly change % of change '72-'77,,,, .• -J0,7% 21,549,690 Residential $20 I 607 536 lf of parcels 4495 ~-719 % of yearly change 4.6% % of change '72-'77,, ,,,, 84,7% 1,151,193 Timber Cut Over $433,968 110 # of parcels 113 %, of yearly change 165,3% % of change '72-'77, ••••• 324,8% 1 I Total Real $22-,STJ, 580 24,096,533 7,0% % of yearly change % of change '72-'22·•• ,,, 20,o~ Personal Pro~erty 41o,17 5 · $366, 01+7 Commercial 42 44 # of parcels % of change '72-'77••••·· 97,8% 117,000 · Industrial $117~000 2 2 # of parcels % of change '72-'77,,,,,. -40.2% $1,870,252 2,315,472 Utilities ' 6 ' 6 . # of parcels % of change '72-'77,,,,,, 26.8% 525,700 51+4, 683 533,297 16 -2, 1%• 540,009 16 1,3% 2,158,800 72 74,7% 2,203,373 70 2,1% 2,290,098 70 3,9% 2,332,811 72 1, 9% 6,600 1 -30.·7% 6,534 1 -1,0% 6,600 1 1.0% 6,600 1 0.0% 32 I 97 0 I 880 4974 53, 1% 33,240,386 · 5018 6,9% 37,528,279 38,057,655 5073 1,983,500 116 72,3% 1,780,431 124 -10,2% 1,877,377 127 5,4% 1,843,576 127 -1.8% 37,645,480 39,775,407 5,7% 42,235,651 6,2% 42 I 780 1651 1,J% 458,429 42 409,188 94 290,429 77 721+, 602 54 70,000 4 · 70,000 1 70 000 1 2,437,237 6 2,157,729 2 370 931 3 12 249, 1% 56.2% 2,339,806 6 16 3,6% 50JL~ 6,5% 6 - /+%·' 1 ' 1 I I �~ Li n coln 'l 'ownship True Cash Value of Real and Personal Propert y as determined from Assessment Roll TABlE A-22 _____ 1972 __________ 197] __________ 1974 __________ 1975 __________ 1976 __________ 1977 _____ "\ u, u, Real Pro}2ert:y $16,260 49,981 Agricultural 2 1 # of parcels 20'7. 4% % of yearly change % of change '72-'77, ••••• 646,0% 169,480 $189,691 Commercial 14 # of parcels 19 -10.7% % of yearly change % of change '72-'77•••••• 10J,4% 563,561 Industrial $735,179 · 10 2 # of parcels -23,3% % of yearly change % of change •72..:. 0 77,,. .. ,,211,.3% $12 I 404 I 44/+ 15,151 , 500 Residential 2960 3088 # of parcels 22, 1% % of yearly change ·% of change '72-'77, ,,,,, 76, 1% 1,650,329 Timber Cut Over $800,800 46 98 # of parcels 106 1% % of yearly change % of change '72-'77,,,;,, 271,8% I Total Real $14,146,374 , % of yearly change ~ of change '22-'22•••••• 17I.58/+I851 24.J% 97,600 2 95,3% 124,051 3 27, 1% 122,1+00 3 -1,J% 121,JOO 3 -,90% 235,200 18 38.8% 383,925 19 63.2% 396,472 22 J,4% 385,900 22 2,7% 206,100 2 -63.4% 247,625 2 20.1% 208,800 2 -15,7% 2,288,428 3 996 .1% 22,416,376 3451 -8.4% 24,479,750 3446 9, 2% 20,938,480 31+56 -14,5% 21,850,119 3498 4.4% 2,231,poo 121 35,2% 2,799,570 123 25,5% 3,115,859 118 11,3% 2,977,635 118 4,4% 25,186,276 4J,2% 28,034,921 11,.3% 24,782,011 -11. 6% 27,625,382 11. 5% 80,086 40 76,609 45 42,102 JO 58,570 18 16,000 2 20,000 2 20,000 2 1 J, 60 0 1 22°1~ Personal Pro12ert:y 79,860 Commercial $45,290 20 24 # of parcels % of change '72-'77•••••• 29,3% .12,600 Industrial · $6,1+19 1 1 II of parcels % of change '72-'77,,,,,, 112,0% Residential $2,600 II of parcels 4 Utilities $16,723,400 17,890,454 # of parcels 8 8 %of change '72-'77•••••• 27.4% 17,499,5~8 · 9 21,053,920 9 22,228,124 . 8 21,297,664 7 �Redding Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABIE A-2J _____ 1972 __________ 197} ___________ 1974 ________ ·_197~ __________ 1976 __________ 1977 ____ _ Real Property Agricultural $143,000 354,200 # of parcels 29 29 % of yearly change % of change '72-'77,,.,,. 294,8%147,7% Commercial $14,000 17,000 2 # of parcels 2 % of yearly change 21.4% % of change '72-'77,,,,,, 131.6% 1,711,400 Residential $830,520 # of parcels 417 394 . 106, 1% of year~y fhan~e 1/o. .of chg,nge 72- .7'2.~ ,_,., t,,-- 364 1~11s, ooo Timber cu~ Over ,8~~,5oo # of parcels 150 . 154 % of yearly change 37,4% % of change '72-'77,~, .• , 57,8% 1 ~ 1 J,200,bOO 'rot al Real $ 1,801,106 yearly change 77,7% % of change _'72-'77,,,,,, 212.~ Personal Property 25,400 Commercial $24,245 # of parcels 5 5 % of change '72-'77,,, ••• 210.0% 1,091,801 Utilities $1,226,782 # of parcels 7 7 % of change 0 72-'77•••••• 43,8% 429,891 539,849 29 25.6% 536,883 -,5% 29 5,2% 28,627 2 34,6% 28,914 2 -1,0% 32, 42.7 2 12 .1% 2,462,746 428 43,9% 1,104,594 154 -1.2% 3,303,823 473 31+. 2% 1,317, /+34 148 19,3% J,290,4JJ 517 -,4% 1,185,773 142 -10,0% 3,855,460 1 , 281+, OL!-O 1J4 8,J% 018, 500 25,6% 5,189,733 29, 1% 5,042,003 -2,8% 5,636,527 11.8% 28,160 15 26' 041+ 17 49,638 i2 75,168 12 1,306,202 8 1,1+23,385 8 702, L1,40 8 688,951 5 JO 21,L!-% 21,269 2 25,1% /..j,, ' % of .. / ' JO 56L1-,600 5L1-2 17.2% �Sheridan Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABI.E A-24 _____ 1972 __________ 197] __________ 1974 __________ 197j __________ 197G __________ 12Z7 ______ ..... ,u, ·'-J Real Prc~erty Agricultural 4,065,381 $4,093,406 228 # of parcels 225 -,68% % of yearly change % of change '72-'77,, •••• 57,4% $22,400 Commercial # of parcels 1 % of yearly change $2,462 2,600 Industrial 2 2 # of parcels % of yearly change 5.6% % of change '72-'77, •• ,,, 354,9% 1,321,000 $1,221,130 Residential # of parcels 134 135 8,2% % of yearly change % of change '72-'77, ••••• 120,3% Timber Cut Over $311,752 72.5,2.5.5 II of parcels 4-8 59 13·2,6% % of yearly change % of change '72-'77•••••• 138,0% 6, 1J6, 6 J6 Total Real $4,529,750 % of yearly change 35,.5% % of change '22- 0 22• ••••• 118,]% Personal Property Residential $111,446 118,507 # of parcels 26 24 % of change '72-'77••••••, 21-8% Utilities $. $29j,7$3 _. . .336' 063 # of parcels J J % of change '72-'77,,,,,. 31,9% , ' Commercial 66,400 II of parcels 2 % of change '72-'77,,,, •• 42.0% 5,885,714 235 4L1-, 8% 5,187,695 227 -11.9% 5,750,772 237 10.9% 6,41+2,931 21+2 12. o~r 11,18.5 2 117,.5% 9,431 2 -15,7% 11,200 2 18. G% 2,217,8.57 157 67,9% 2,129,252 186 -4. 0% 2,349,307 202 10,3% 2,690,199 216 14,5% 842,286 64 16, 1% 676,849 49 19,6% 841+, 271 43 24,7% 74-1 , 993 41 -12.1% 8,982,999 Li-6. 4% 8,004,982 -10,9% 8,953,781 11.9% 9,886,323 1 O. 4%• 176,377 125,123 131,937 32,000 1 42,9% . 5,142 2 97,8% 25 25 :J67,795 J 99,800 4 -365,095 I 25 135,788 . 24 3 372,595 J 387,595 98 It QQ 4 94,JOO 2 94,JOO 2 J I I �Summerfield Township True Cash Value of Real and Personal Property as determined from Assessment Roll TABlE A-25 _____ 1972 __________ 1973 __________ 1974 ______ · ___ 1975 __________ 1976 __________ 1977 ____ _ u, Real Property Agricultural 79,600 $33,300 10 11 # of parcels % of yearly change 139, 0% % of change '72- 1 77,, •.•• 157,7% Commercial $31,000 53,000 2 II of parcels 2 % of yearly change 71,0% % of change '72-'77••••••· 67,7% Residential $2,503-,731+ 2,910,999 fl of parcels 579 577 % of yearly changes 16,3% % of change '72-'77, •.••• 125.6% d; 6 00 Timber Cut Over i;)322, 564,002 64 . 64 II of parcels % of yearly change 74.8% ,% of change '72-'77,, •••, 173,3% 105,650 14 · 32, 7% 126,436 12 19,7% 83,704 7 -JJ,8% 85,800 7 . 2,5% 42,000 3 -20,8% 52,923 3 26.0% 52,000 3 -1.7% 52,000 3 0.0% 4,694,053 5,510,750 5,649,502 65 9 25,2% 881,700 62 • 25% ,t(- 3,822,509 590 6L1,5 31.3% 22.8% 651 17, I+% 581,040 68 1, 5% 710,194 63 879,500 61 2J,8% 4,551,199 26.2% 5,583,606 22,7% 6,525,950 16,9% 6,669,002 2,2% 29,932 12 35,253 12 15,920 6 14,JOO 4,520,390 7 5,085,742 2,559,178 2,619,01 4 10 22.2% 0) rrotal Real $2,890,634 3,607,601 24,9% ~ o.f change '22-'22··· ••• 1JO~7% Personal Property Commercial $16,951 20,058 # of parcels 7 7 % of change 0 72-Q77, ••••• -15,6% 3,605,501 Utilities $3,752,259 # of parcels 7 7 % of change '72-'77, .••.. -30,2% % of yearly change 8 8 3 �Sur r ey 'l'ownship True Cash Value of Real and Personal Property as determined from Assessment Roll TABIE A-26 · -·___ 1972 _________ 197] __________ 1974 __________ 1975 __________ 1976 __________ 1977 ______ Real Pro:r2ert;y Agricultural $271,342 20 # of parcels % of yearly change % of change '72-'77,••·•• Commercial $1,025,538 66 # of parcels % of yearly change % of change '72-'77 ••••• , Industrial .$292,000 # of parcels ,3 . % of yearly change % of change I 7 2- I 77 o Residential $12,670,704 # of parcels 1961 % of yearly changes % of change '72-'77., .• ,, Timber Cut Over $,596, 900 116 # of parcels % of yearly change % of change 0 72-'77 .••• ,, 'l'o±al ' Real . $14,856,h84 ~ of yearly change 0 ~ of change '22- 22, ..... Personal Property Commercial $ 517,778 62 # of parcels % of change '72-'77,,,, •. Industrial $ 5'-1-2, 899 II of parcels 3 % of change '72-'77.,, ••• $6,000 Residential # of parcels 1 % of change '72-'77 ••••• , Utilities $2,1.34,840 # of parcels 0 9 % of _phange 72- '77_..,., t _, lJ1 -0 I, JIIIIJ .... •· t I : I 493,600 42 81,9% 266,9% 1,129,000 73 10, 1% 119,3% 575,000 5 96.9% 141.7% 13,206,205 2068 4.2% 86.0% 1,102,681 116 84.7% 212,2%. 16,506,486 11,1% 633,266 41 28,3% 1,269,704 38 105,0% 882,794 J8 -30.5% 995,480 38 12 8% • 1,299,940 83 15.1% 2,218,.665 80 70.7% 2,008,262 8:L -9,5% 2,248,560 81 12, 1% 606,891 6 5,5% 872, .060 6 43,7% 671,370 705,800 7 5, 1% 17,398,_540 2119 31.7% ·22, 7 39, 4·54 2164 . 30, 7% 21,801,955 2152 23,563,464 2175 8 .1% 1,224,660 :·.119 11.1% i , 510, ·559 1,863,333 1Li,7 : 2J.~-% 1,863,662 14,5 ,02% 21,163,297 28.2% 28.·, 6"1 o ,.'-l'.42 35 ·. 2% 27,227,714 -4.8% 29,376,966 7 9%. 650,175 TJ4,·97l 137 592,331 109 773,89/1 71 12'-~ 23,3% 6 -2J.O% -'-1-, 1% I 0 22 -2~ 561,108 64 ··49,8% 686,007 4 -37-3% 1,000 1 -66,7% 2,193,878 10 146 1,910,801 14 i ,261,927 360,283 10 340,571 5 1,000 1,000 1 2,560 1 2,000 1 ,3;188,667 11 3,013,190 11 3,402,759 1. 2,407,776 11 111 12 �Winterfield Townsnip True Cash Value of Real and Personal Property as determined from Assessment Roll TABLE A-27 _____ 1972 __________ 1972 __________ 1974 __________ 1975 __________ 1976 __________ 1977 _____ Real Pro12ert;y Agricultural 926,199 $739,598 fl of parcels 95 99 25,2% % of yearly change % of change '72-'77,,,,,, 142,8% Industrial $825,500 827,JOO 16 16 # of parcels % of yearly change . 022% % of change '72-'77,,,,o, -1807% 1,276,799 Residential $1 I 197 973 262 /j of parcels 275 % of yearly change 6.6/o % of change '72-'77,,,,., 1J9,2% 1,286,699 Timber Cut O.ver ~)754,700 162 162 fl of parcels ·% of yearly change 70. 5% % of change '72-'77,,,,,, 74,1% J 0 ,. 0 1,012,781 102 9,3% 1,798,030 105 77,5% 1,761,160 114 -2,0% 1,795,760 11 4 2 .1 % 875,264 16 5,8% 1,096,303 16 25,3% 670,500 17 -38,8% 671,500 18 .15% 1,421,576 295 11,3% 2,664,607 2,765,000 '349 J,G% 2,865,021 357 1,419,960 187 . . 1 O,4% 1,880,935 176 32,5% 1,315,550 12L1, -JO, 1% 1,31 4 ,1 50 124 -. 117" 4,729,581 9,6% 7,439,875 57°3% 6,512,210 -12,5% 6,646 ,431 2. 1% 18,652,262 11 20,149,868 11 11,66_5,146 11 11 , 942 , 56.6 11 299 87, {-1-% 3. 6% ' 4,J16,997 $3,517,771 Total Real . 22 07% % of yearly change 88,2~ ~ of change '22-'22•••••, 14,159,656 Utilities $15,539,178 10 10 II of parcels % of change '72-'77,,, ,,, -2J,1% �TABLE A-28 TOWNSHIP SCHOOL MILLAGE CLARE COUNTY, MICHIGAN 1277 •~ SCHOOL DISTRICT BEAVERTON CLARE 32.106 42.116 EVART FARWELL GLADWIN HARRISON 32,206 36~ MARION MCBAIN TOWNSHIP ARTHUR FARNKLIN 36. 5.26 FREEMAN 3J,45 JS. 716 FROST 36. 526 GARFIELD J9.416 42.116 GARNT 35.416 . J6 .596_ GREEN\!IJOOD _, O• _, HAMILTON ~ ___42 ._116_ _ _ _ HATTON ____ ~- __ 6 I I -~--- --~ . 22-226 I 16. S96 HAYES _JL!._2_16 LINCOLN REDDING _ J2.22 42.116 SHERIDAN SUMMERFIELD }2.!...226 _]6 .416 SURREY WINTERFIELD J2.22 · J6. 596 JJ.2 41.116 CLARE HARRISON J 2• 296 a 0 c=, 0 E:l E:l OD ~ a::=J ~ • • • �Clare County Drains Clare County, Michigan 1978* NAME ANKNEY ALLEN BAILEY CORNWELL CROSTON COURTWRIGHT COOK COATS FLYNN FARWELL GILMORE JT GIB SON -- HICKOK HOWE HARVEY HERRING °'N HUTCHINSON JORDAN LOWER LARSON & ELLIOT LOOMIS JT LITTLE TOBACCO LAMONT LEITNER LAP0 LLOYD MARK BRAND MARION * • ~** MURPHY JT McGRAY McGIVERN TOWNSHIP ARTHUR GRANT SHERIDAN ARHTUR FREEMAN FREEMAN SHERIDAN ARTHUR Jb ARTHUR WINTERFlELD REDDING SURREY FARWELL CITY - TILE GRANT WINTERFIELD FREEMAN SHERIDAN SHERIDAN GRANT SHERIDAN GRANT SHERIDAN JO HATTON SHERIDAN ISABELLA CO. CITY OF CLARE CITY OF CLARE & VERNON TWP ARHTUR GARFIELD GRANT ARTHUR WINTERFIELD SHERIDAN LINCOLN SHERIDAN LENGTH SECTIONS J6-J 5-34 1- 2 15-22-21-lb 2-18 JO JO 1 2b-2 26 10-2-·]""4 . J0-Jl 2 5-b 2t 2 JJ 2200 ft t700 ft, Br 1 JJOO, 50 rds 120 rds b200 ft 22 ft 11,220 ft 4200 ft 20,845 ft 2840 ft CITY OF CLARE 12 1 ob6 ft 228 rds --rB'o rds in Clare Co. J2lb ft 2725 ft 12 2 rds SO rds 00 ft 22-15-15-21 22 24-2] 28 17-18 JiS 12-18-2 14-11 4b JO ft 2a20 ft tile .5.!± 00 ft lJ0 rds 2J7b ft 871 tile 2J48 ft Br zoo East '? �Clare County Drains (con't) NASS GRANT NASH FRANKLIN RANDALL WINTERFIELD RILETT SHERIDAN SHERIDAN SHERIDAN-CARROW STATE TRUNKLINE ARTHUR TONKIN JT ARTHUR TONKIN BRANCH REDDING & WINTERFIELD WHISKEY CREEK SHERIDAN WARNER * Clare County Drain Commissioner, April, 1978, _, ~ .I 10-11-1 2 2 12-1 14'--15-22-2] 22-20-21-12 18 16-12-8-5 10-11-2 ~o rds O rds J,200 ft 9 29J rds ]222 ft 108 ft I I I ' i, �CLARE COUNTY, MICHIGAN CONSTRUCTION CODE AUTHORITY APPL!CATION FOR PLAN EXAMINATION AND BUILDING PERMIT PROPERTY LOCATION_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _~--~NUMBER_ _ _ _ _ _ _ __ CITY_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _TOWNSHIP_ _ _ _ _ _ _ _ _ _ _~ - - - . I BErnEEN_ _ _ _~---~-------'AND_ _ _--,-_ _ _ ___, _ _ _ _ _ _ __ _ (cross street) (cross street~ LOT SUBDIVISION- - - - - - - - - -LOT- - -BLOCK- - -SIZE- - - - - - - - - - DIRECTIONS TOSITE -----------------~-------------- 1- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - . - - TYPE OF IMPROVEMENT HOUSE CABIN ADDITION ALTERATION REPAIR FIREPLACE PORCH COST MOBILE HOME GARAGE CARPORT POLE BARN WRECKING MOVING OTHER COST OF IMPROVEMENT (INCLUDING LABOR) --TOTAL VALUE OF IMPROVEMENT ......•....- - PERMIT FEE .•...............•. : •.•...•- - - RESIDENTIAL BUILDINGS ONLY DIMENSIONS I WIDTH ........... -.................·.. LENGTH ............................. TOTAL SQUARE FEET FLOOR AREA ....... TOTAL LAND AREA, SQUARE FEET ....... NUMBER OF STORIES ........•......... TYPE OF FOUNDATION BASEMENT SLAB , - - CRAWLSPACE I - - POLES - - PIERS FOOTING DEPTH _ __ PRINCIPLE TYPE OF FRAME MASONARY (WALL BEARING) WOOD FRAME - - STRUCTURAL STEEL - _- REINFORCED CONCRETE OTIIER NUMBER OF BEDROOMS .•. NUMBER OF BATHROOMS: - - - - - FULL ... ·.............• PARTIAL .............. - - - - - ---_ _ __ _ _ __ _'_ __ _ _ __ MOBILE HOMES SIZE ...................••..• YEAR ........................ TYPE OF SET UP: PIERS ....................... SLAB ....................... . RIBBONS ..................... TYPE OF TIE DOWNS .......... . NUMBER PERSONS OCCUPYING .... TYPE OF SEWAGE DISPOSAL PUBLIC OR PRIVATE COMPANY PRIVATE (SEPTIC TANK, ETC.) 164 _ _ _ __ _ _ _ __ _ _ _ __ --~------ r. I �LOCAL GOVERNMENTAL AGENCY TO COMPLETE THIS SECTION: ENVIRONMENTAL CONTROL APPROVALS NOT REQUIRED REQUIRED 1 - ZONING 2 - FIRE DISTRICT 3 - POLLUTION CONTROL APPROVED DATE OBTAINED NUMBER BY .. 4 ....,. NOISE CONTROL 5 - SOIL EROSlON 6 - FLOOD ZONE i - WATER SUPPLY 8 - SEPTIC SYSTEM 9 _: VARIANCE GRANTED 10 - OTHER" NOTES and Data -(For department use) ' . : i - �ZOHIHG PLAN EXAMINERS NOTES DISTRICT USE FRDIH YARD SIDE Y AR D SIDE YARD REAR YARD NOTES IX. SITE OR PLOT PLAN - For Applicant Use t. =r .~=1· · _..,_ . ---~- - ; ~ ~ -I-- ··-. ·t::;::!::-,. ·- ,.._-r _... �!DEIHi FICA TION ~- --- - To be completed by all applicants Nome Moiling address - .\"umb e r. strt>f'l, city. and Stace- ZIP cod" T.,J. No. ' Owru,r or Lit>sse~ Bui Ide-,•'$ .L ie~nu, No. 2. Cor.tror::to, 3. A,chit-,ct or Engineer I hereby certify that the proposed work is authorized by the owner of record and that I have been autho.rized by the owner to make this application os his authorized agent and we agree to conform to all a pplicable lows of this jurisdiction. Signature of applicant Address OTHER REQUIREMENTS IF NO SEPTIC IS IN, A SANITATION PERMIT IS REQUIRED BY THE HEALTH DEPARTMENT BEFORE WE MAY ISSUE A BUILDING PERMIT. HAVE A SEPARATE DRAWING OF THE STRUCTURE SHOWING FLOOR PLAN, AND DIMENSIONS OF STRUCTURAL MATERIALS. SET BACKS AND Lor RESTRICTIONS MUST MEET THOSE OF LOCAL ZONING ORDINANCES. ALL APPLICATIONS FOR PERMIT IN LINCOLN TOWNSHIP ARE REQUIRED TO BE SIGNED BY THE LINCOLN TOWNSHIP CLERK. I l I- - ~----- Application do,-,. �Michigan Land Cover/ Use Classification System* Existing land use classifications, as presented in the Clare County Regional Comprehensive Plan, correspond with the Michigan Land Cover/ Use Classification System. The Classification System presented below is intended to help provide standardized terminology, by means of a numbering system, for describing land use classes. and types of ground cover. Through use of this System all levels of government can be aided by means of s~andardized and organized land use information. Clare County's existing land uses, as illustrated·on Map 13, are compared below to the Michigan Land Cover/ Use Classification System. Clare County, Existing Land Use Nomenclature Corresponding Michigan Land Cover/ Use Classification Number Agriculture 291 113 Residential 124 Commerical Recreation 193 146a Industrial 431 Foresty aLimited amounts of Use Classification Number 139 are also included. * "Michigan Land Cover / Use Classification System" as developed by the Michigan Land Use Classification and Referencing Committee, reprinted May, 1977. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Clare-County_Regional-Comprehensive-Plan_1978 Creator An entity primarily responsible for making the resource Association of Clare County Local Planning Commissions, Clare County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1978-06 Title A name given to the resource Regional Comprehensive Plan Description An account of the resource The Regional Comprehensive Plan for Clare County, Michigan was prepared by the Association of Clare County Local Planning Commissions and Parkins, Rogers & Associates, Inc. in June 1978. Contributor An entity responsible for making contributions to the resource Parkins, Rogers & Associates, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Clare County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/a54ef80a1876c305cd42a690b15d373f.pdf e6557d41a5ce693fac7c4d394e36a02a PDF Text Text �August 24, 2005 Dennis Stachewicz, Director of Planning and Community Development Charter Township of Chocolay 5010 US 41 south Marquette, Ml 49855 Dear Dennis: Enclosed please find five copies of the Charter Township of Chocolay Comprehensive Plan-2005. Also enclosed is a CD with ~ MSWord and PDF files. It has been a great pleasure working with you and the Chocolay Township community in the preparation of the Plan. We hope it makes a difference in how Chocolay Township develops in the future. Sincerely, Enclosure John: t/winwo~chocolay/final plan letter.doc PLANNING & ZONING CENTER, INC. 715 N. Cedar St.• Lansing, Ml 48906-5206 • ph (517) 886-05 fax (517) 886-0564 • Web Site: www.pzcente r.co~ , �The Charter Township of Chocolay COMPREHENSIVE PLAN Prepared Under the Direction of the Chocolay Township Planning Commission By the Planning & Zoning Center, Inc. 715 N. Cedar Street, Suite 2 Lansing, Ml 48906-5275 517/886-0555 Ph. 517/886-0564 Fax www.pzcenter.com with assistance from Dennis Stachewicz Staff Support to the Planning Commission Director of Planning and Community Development 2005 �CHOCOLAY TOWNSHIP BOARD OFFICIALS (elected) Greg Seppanen, Supervisor Arlene E. Hill, Clerk John S. Greenberg, Treasurer CHOCOLAY TOWNSHIP TRUSTEES Ken Tabor John L. Trudeau Dan Maki Don Britton, Jr. CHOCOLAY TOWNSHIP PLANNING COMMISSION Bill Sanders, Chairman Mike LaPointe, Vice-Chair Estelle DeVooght, Secretary Steve Kinnunen, Vice-Secretary Scott Emerson Ken Tabor Tom Shaw PLANNING & ZONING CENTER, INC. ASSOCIATES Mark A. Wyckoff, FAICP, President John Warbach, Ph.D., Principal Carolyn A. Freebury, Vice President Andrea Hoag, Research Associate Evan Cunningham, Research Associate �TABLE OF CONTENTS Chapter 1: Demographics ... .. ... .... .. ...... ................. ...... ...... ......... .......... ......................... 1-1 lntroduction ........................ ... ............... ...... ............................ .. .... .... ...... ... ... .... ...... ........ .. . 1-1 Demographics ..... ... ... ...... .... .. .... ...... ...... ........................................................................... 1-1 Total Population .. .. ..... ... ..... .... ....... ............................. ................................................. . 1-1 Population Projection .. ... .. .. .. .. ....... ... ... .. ..... .......... .. .............. ... .. ... ... ...... ..... ... ........ .. ..... 1-2 Chapter 2: Economy ...... ..... ... .. ... ... .. ............ ................. .......... ..... .... ..... ...... ............ ........ 2-1 Introduction ............ .... ..... .. ... .. ...................... ..... .. .. ....... ......... ... ..... .. ......... ..... .. .. ........... ... .. 2-1 Area Economy ......... ........... ... ........ .... ...... ........ .... ............... ..... .. .. ....... .... .... .. .................... 2-1 County Employment ... ....... .. ... ................ ............................... .. ... ........ ........................ . 2-1 Chocolay Township Employment ......... .... ................................................................... 2-2 Unemployment ......................................... ........................... ..... .. .. ..... .......................... 2-3 Poverty ......... .................. ... .... ........ .. ..... ................................... .................................... 2-4 SEV of Different Land Use Categories .... ... ....... .... ...................................................... 2-6 Issues and Problems ....... ...... .... .... .......... ...................................... ... .. ... ... ....... .. .. .... ... ... ... 2-7 Chapter 3: Housing .. ..... ..... .. ......... .. .. ... .... .......... ............ .................... ............................ 3-1 Introduction ................ ..... .. .... ......... .... ... .... .... .... ...... ... ...... ............ ............. ........................ 3-1 Housing Types ........... ...... ........ .................. .... ... ........................... ... .. .. ........ .. ... ... .............. 3-1 Age of Housing ... .. .... ... ... .. ... ... .. ................. ..... ........................................ .......................... 3-4 Housing Values .. .. .. ...... ........ .... ....... ....... ...... .... ..... ..... ...................................................... 3-5 Size of Families Occupying Chocolay Township Housing ............... .. ...... .. ........................ 3-6 Housing in the Future ....... .... ... .. ......................................................... ........................ ...... 3-7 Chapter 4: Natural Features ............ ... .. .... ..... ... ...... ................. ........ .. ....... .... .... .... .. ....... 4-1 Introduction .... .... ..... .. .. ... ...... .... .. ... .. .. ............. ........................................... ..................... ... 4-1 Natural Features .......................... ... .. ........... ... .. ...... ...................... .......... ..... .. ... ... .. ........... 4-2 Bedrock Geology ........ ......... .. .... .. .. .. ... .. ... ..... ... ... .. ..................... .... ..... ....... .. ............... 4-2 Surface Geology ... ... ................................. .............................. ... .. .... ......... .. ... ............. 4-2 Glacial Lake Plain .............. .... .. ... ....... ........... .... .. .. ... ................... ................................ 4-5 End or Recessional Moraine ... ... .. ..... .. ..... .. ................................................................. 4-5 Glacial Till - Bedrock ..................... ........... .. ......... .................... .. ..... .. ... ............ .. ......... 4-5 Soils ............... ........ ............ ........................ .................. ...... ..... ......... ...... ... ......... ..... ... . 4-5 Mineral Deposits .. ..... ..... ...... ...... ... .... ... .. ......... ................. .... .. ..................................... 4-8 Topography ... .... ... ... ..... .... ... ... ................... .. .................... .. .... ......... .. ..... .. .... .. ... ... .. ...... 4-9 Water Features and Watersheds ..... ... ... ... .................................. .. ....................... ........ 4-11 Wetlands .................. .......... ...... .... .... ......... .. ... ...... ................. .......... .................... ........ 4-12 Floodplains ...... ...... ............ .... ...................... ....................... ... .. ... .... .... .... ...... .. .. .......... 4-12 Shoreland Features .............. .................. ....... .... ............... ........................................... 4-13 Observations .... ....... ........... ...... ..... .............................................................................. 4-18 Chapter 5: Existing Land Use ... ............. ..... ..... ............................................................. 5-1 Introduction .. ................. .. .... ............................ ... ....................... ......... ..... ...... .... .......... .. .. .. 5-1 Land Use/Land Cover in Chocolay Township ... .. .. .. .. .................... .................................... 5-3 Urban and Built Up ... .. ... .. .. ... ... ......... ............ ..... .... ...................................................... 5-3 Agricultural Land ... .. ...... .. ........................................................ ... ................. .... ..... ... .... 5-3 Open Land or Rangeland ....... .... .... ... ... .. ..... .. ...... ..... ................................................... 5-3 Forest Land ............................ .... ........ .... ...... ... .. .. ................ ................ ........................ 5-4 The Charter Township of Chocolay Comprehensive Plan - 2005 �TABLE OF CONTENTS (Continued) Water .......................................................................................................................... 5-4 Wetlands ..................................................................................................................... 5-5 Barren ......................................................................................................................... 5-5 Land Use by Tax Class ..................................................................................................... 5-5 Relationship of Land Use/Cover Inventory to Land Use by Tax Class Inventory and Other Information ................................................................................... 5-8 Chapter 6: Public Facilities and Services .................................................................... 6-1 Introduction ....................................................................................................................... 6-1 Township Administration ................................................................................................... 6-1 Community Center ...................................................................................................... 6-4 Public Works .................................................................................................................... 6-4 Wastewater Facilities .................................................................................................. 6-4 Water Facilities ........................................................................................................... 6-6 Solid Waste/Recycling ...................................................................................................... 6-6 Utilities .............................................................................................................................. 6-7 Emergency Services ......................................................................................................... 6-7 Police .......................................................................................................................... 6-7 Fire ............................................................................................................................. 6-8 Ambulance .................................................................................................................. 6-8 Health Care ...................................................................................................................... 6-9 Education ......................................................................................................................... 6-9 Recreation Facilities ......................................................................................................... 6-1 O Township Owned Recreation Properties ..................................................................... 6-11 Other Public and Private Recreation Sites .................................................................. 6-16 County Lands and Facilities .............................................................................................. 6-18 State Lands and Facilities ................................................................................................. 6-18 Escanaba River State Forest ...................................................................................... 6-18 Marquette Branch Correctional Facility, Mangum Farm ............................................... 6-18 Michigan Department of Transportation (MOOT) ......................................................... 6-19 Department of Natural Resources Marquette State Fish Hatchery .............................. 6-19 Federal Facilities .............................................................................................................. 6-20 Chapter 7: Transportation ............................................................................................. 7-1 Introduction ....................................................................................................................... 7-1 Transportation Modes ....................................................................................................... 7-1 Classification Roads ......................................................................................................... 7-2 Transportation Decision Making ....................................................................................... 7-7 Access Management ........................................................................................................ 7-8 Traffic Volumes ............................................................................................................ 7-1 O Traffic Crashes ............................................................................................................. 7-10 Driveway Closures/Consolidations ............................................................................... 7-11 Interconnected Streets ...................................................................................................... 7-11 Public Road Conditions and Improvements ...................................................................... 7-12 Existing Road Improvements ....................................................................................... 7-13 Boulevard on US-41/M-28 ............................................................................................ 7-14 New Roads .................................................................................................................. 7-16 Private Road Conditions and Improvements ..................................................................... 7-19 Mass Transit ..................................................................................................................... 7-20 The Charter Township of Chocolay Comprehensive Plan - 2005 ii �TABLE OF CONTENTS (Continued) Future Trails ..................................................................................................................... 7-21 Capital Improvements Program ........................................................................................ 7-21 Potential Plants for Use Along Streets and Highways ...................... ................................. 7-22 Chapter 8: Vision, Goals, Policies, and Objectives ..................................................... 8-1 Introduction ........................................................ ............................................................... 8-1 Vision Statement .............................................................................................................. 8-1 Introduction .................................................................................................................. 8-1 Proactive Planning and Sustainability .......................................................................... 8-2 Quality of Life: Impressions, Standards and Visual Character ...................................... 8-3 Quality of Life: Close to the City but Retaining Rural Qualities ..................................... 8-4 Quality of Life: Neighborhoods ..................................................................................... 8-5 Quality of Life: Access to Opportunities ...... .................................................................. 8-5 Quality of Life: Recreation ............................................................................................ 8-6 Quality of Life: Urban Infrastructure ............................................. .... ............................. 8-6 Quality of Life: Enrichment ........................................................................................... 8-7 Goals, Policies and Objectives ......................................................................................... 8-7 Balanced Growth ......................................................................................................... 8-7 Housing/Residential ..................................................................................................... 8-8 Commercial .... .... ... .... ...... ............................................................................................. 8-15 Industrial ...................................................................................................................... 8-17 Transportation .............................................................................................................. 8-18 Economy ...................................................................................................................... 8-20 Natural Features ................. .. ..... .................................................................................. 8-21 Recreation ................................................................................................................... 8-22 Community Facilities .................................................................................................... 8-24 Community Character .................................................................................................. 8-26 Chapter 9: Areas of Particular Concern ....................................................................... 9-1 Introduction ......... .. ............................................................................................................ 9-1 Proposed Areas of Particular Concern in Chocolay Township .......................................... 9-2 Natural Areas of Particular Concern ............................................................................ 9-2 Cultural Areas of Particular Concern ........................................................................... 9-6 Management Techniques for Chocolay Township's Proposed Areas of Particular Concern ...................................................................................................................... 9-7 Natural Areas of Particular Concern ............................................................................ 9-8 Environmental Areas ............................................................................................. 9-8 Wilderness and Natural/Scientific Areas ................................................................ 9-8 Geologic Formations ............................................................................................. 9-9 Flood Areas ........................................................................................................... 9-10 Erosion Areas ........................................................................................................ 9-10 Shorelands ............................................................................................................ 9-1 O Lakes ..................................................................................................................... 9-11 Rivers and Streams ............................................................................................... 9-11 Prime Agricultural Lands ........................................................................................ 9-12 Prime Forested Lands ........................................................................................... 9-12 Mineral Resources ................................................................................................. 9-13 Cultural Areas of Particular Concern ........................................................................... 9-13 Aesthetic Areas ..................................................................................................... 9-13 The Charter Township of Chocolay Comprehensive Plan - 2005 iii �TABLE OF CONTENTS (Continued) Recreation Areas ................................................................................................... 9-14 Historic Areas ........................................................................................................ 9-14 Urbanizing Areas ................................................................................................... 9-15 Chapter 10: Future Land Use & Infrastructure Management ...................................... 10-1 lntroduction ....................................................................................................................... 10-1 Purpose of the Chapter. .................................................................................................... 10-1 Future Land Uses ............................................................................................................. 10-3 Agriculture-Forestry ..................................................................................................... 10-3 Agriculture ............................................................................................................. 10-4 Forest Management .............................................................................................. 10-5 Residential .................................................................................................................. 10-5 Rural Residential ................................................................................................... 10-6 Lakeshore Residential ........................................................................................... 10-6 Single Family Residential ...................................................................................... 10-7 Multiple Family Residential .................................................................................... 10-8 Nonresidential ............................................................................................................. 10-8 Commercial ........................................................................................................... 10-8 Industrial ................................................................................................................ 10-9 Local Public Lands ................................................................................................ 10-9 Areas of Particular Concern ........................................................................................ 10-9 Natural Areas of Particular Concern ...................................................................... 10-9 Cultural Areas of Particular Concern ...................................................................... 10-10 Special Corridors ........................................................................................................ 10-10 Land Use in Area Along M-28 East of the Intersection of US-41/M-28 ................... 10-10 Land Use in Area Along Us-41 South of the Intersection of US-41/M-28 ............... 10-11 US-41/M-28 West of the Intersection ..................................................................... 10-11 Infrastructure Management ............................................................................................... 10-12 Road Improvement Strategies ..................................................................................... 10-12 Sewer and Water Strategies ....................................................................................... 10-13 Recreation .................................................................................................................. 10-15 Entryway Strategies .................................................................................................... 10-15 Budgeting Strategies ................................................................................................... 10-16 Relationship to Future Land Use Plans and Zoning in Adjoining Jurisdictions .................. 10-16 Onota Township Plan .................................................................................................. 10-17 Rock River Township .................................................................................................. 10-17 Skandia Township Zoning ........................................................................................... 10-18 West Branch Township Zoning .................................................................................... 10-18 Sands Township Zoning .............................................................................................. 10-18 City of Marquette Plan and Zoning .............................................................................. 10-18 Marquette County Comprehensive Plan ..................................................................... . Chapter 11: Zoning Plan ............................................................................................... 11-1 Introduction ....................................................................................................................... 11-1 What is a Zoning Plan? ..................................................................................................... 11-1 Relationship to Comprehensive Plan Update .................................................................... 11-1 Districts and Dimensional Standards ................................................................................ 11-1 Zoning Districts ................................................................................................................. 11-1 Residential Districts ..................................................................................................... 11-1 The Charter Township of Chocolay Comprehensive Plan - 2005 iv �TABLE OF CONTENTS (Continued) Commercial and Industrial Districts ............................................................................. 11-2 Resource Production District.. ..................................................................................... 11-3 Open Space District .................................................................................................... 11-3 Public Lands Zoning District.. ...................................................................................... 11-3 Planned Unit Development District .............................................................................. 11-3 Recommendations ............................................................................................................ 11-4 Chapter 12: Plan Implementation ................................................................................. 12-1 Introduction ....................................................................................................................... 12-1 Focusing on Priorities ....................................................................................................... 12-1 Annual Tasks .................................................................................................................... 12-1 Top Priorities .................................................................................................................... 12-1 APPENDICES Appendix A: 2000 Census Demographic Profile, Chocolay Township .............................. A-1 Appendix B: Summary of Major Soil Series in Chocolay Township .................................. B-1 Appendix C: Chocolay Township Transportation Planning ............................................... C-1 LIST OF MAPS 4-1 4-2 4-3 4-4 4-5 5-1 5-2 6-1 6-2 7-1 Surface Geology in Chocolay Township ................................................................... 4-4 Chocolay Township Topography .............................................................................. 4-10 Watersheds and Water Features .............................................................................. 4-14 Floodplains in Chocolay Township ........................................................................... 4-15 High Risk Erosion Areas in Chocolay Township ....................................................... 4-17 Existing Land Use/Cover, 2004 ................................................................................ 5-2 Chocolay Township Land Use by Tax Class ............................................................. 5-6 Chocolay Township Public Facilities ......................................................................... 6-3 Chocolay Township Existing and Planned Sewer Service Area ................................ 6-5 Roads in Chocolay Township According to the National Functional Classification System ............................................................................................... 7-5 7-2 2003 Average Daily Traffic Volumes on Major Arterials ............................................ 7-10 7-3 Proposed General Location of New Public Roads .................................................... 7-18 9-1 Chocolay Township Areas of Concern Map .............................................................. 9-5 9-2 Road Crossings of Streams in the Chocolay River Watershed ................................. 9-12 10-1 Future Land Use ....................................................................................................... 10-2 10-2 Public Sewer and Water Service Area Map Beyond 2025 ........................................ 10-14 LIST OF TABLES 1-1 Population of Chocolay Township and Surrounding Communities, 1980-2000 ......... 1-1 1-2 Population Projection for Chocolay Township and Adjoining Jurisdictions Based on 1980-2000 Census ................................................................................... 1-3 2-1 Marquette County Employment by Category, 1940-2002 .......................................... 2-1 The Charter Township of Chocolay Comprehensive Plan - 2005 V �TABLE OF CONTENTS (Continued) 2-2 Type of Employment in Chocolay Township , Persons 16 and Over, 2000 ........ ..... ... 2-3 2-3 Chocolay Township and Neighboring Communities Labor Force, Employment and Unemployment, 2004 .. ........ ....... ... ... .. .......... ............... ...................................... 2-4 2-4 Poverty Status of Persons in Chocolay Township .... ....................................... ... ....... 2-5 2-5 Chocolay Township SEV, 1995 and 2003 .... .................. ... ................................. ... ... . 2-7 3-1 Housing Characteristics, 2000 ..... ........ ... ........ ... ................ ....................................... 3-1 3-2 Types of Housing in Chocolay Township, 2000 ..... ... .. ... ... ... .. .... ............................... 3-3 3-3 Longevity of Occupancy of Housing in Chocolay Township, 2000 ... ... ... .... ............... 3-4 3-4 Age of Housing Units in Chocolay Township, 2000 ............... ........ ... ... ........ ...... ........ 3-5 3-5 Average Rent in Chocolay Township, 2000 .......... ....................... ........ ..................... 3-6 3-6 Owner-Occupied Housing Value in Chocolay Township, 2000 ........ ....... ....... .... ....... 3-6 3-7 Occupied Housing Family Size in Chocolay Township, 2000 .... ..... .. ....... ...... .... ........ 3-7 4-1 Soil Suitability for Urban Uses in Chocolay Township ....... ................... .... ...... ... .. .. .. .. 4-7 4-2 Soil Suitability for Resource Production Uses in Chocolay Township ......... ....... ...... .. 4-7 4-3 Prime Farmland Soils in Chocolay Township .... ....... ... ....... ... ....... ... .......................... 4-7 4-4 Hydric Soils in Chocolay Township .... ........... .... .... ............... ............ ......................... 4-8 5-1 Summary of Land Use/Cover Types for Chocolay Township .... ....... ...... ..... ..... ......... 5-3 5-2 Land Use by Tax Class in Chocolay Township, 2003 ...................... .............. ........... 5-7 6-1 Chocolay Township Employees .............. ............ ......................................... .. .... .. ..... 6-2 6-2 Chocolay Township Recreation Facilities .... ...... .. .. ... ... .. ...... .. .. ........................ ...... ... 6-11 10-1 Relationship Between Future Land Use and Zoning District Categories ................... 10-3 11-1 Chocolay Township Zoning District Regulations, 2005 ...... .. .. ....... .. ... ....................... 11-4 LIST OF FIGURES 7-1 Design Characteristics of Types of Roads ...... ... ...... .......... .. ... ...... ..... ....................... 7-3 7-2 Functional Classification of Roads ... ..... .... ... ..... ........ ... ........ .... ..... ...... .... .. ............ .... 7-4 7-3 Interconnected Streets ..... .... ..................................................................... .............. .. 7-12 7-4 Proposed Boulevard Cross Section for US-41/M-28 as It Goes Through Harvey ...... 7-16 7-5 Marquette/Sawyer/Gwinn Route of Marq-Tran ..... .... ... .. .................... ........ ... ............. 7-20 10-1 Cluster Subdivision Compared to Other Land Division Options on the Same Land .. . 10-7 10-2 Adjoining Jurisdictions ...... ....... ......... ... ................................................................... .. 10-17 LIST OF PHOTOS 1-1 Chocolay Township is Likely to Experience a Significant Portion of Marquette County Growth .... ............ ............... .......... ... .... .............. .... ...... ....... .. .... .................... 1-2 1-2 Trail Users in Chocolay Townsh ip ............ ..... .. .. .. ............ ... ........ ...... ...... .. .. .. ... ......... 1-4 2-1 Recent Developments in the Greater Harvey Area have Increased Local Employment .. ... .. ......... .......... ...... ... ........... ................... ................................... 2-2 2-2 The Primary Source of Tax Base in Chocolay Township is Residential Land Use .... 2-6 2-3 Residents Desire an Expanded Job Center in the Northwestern Part of the Township ............... ... ...... .. .. .. ... ........... ... .. ......... ................... ........................... 2-8 3-1 Housing in Harvey ........................ .... ................. .. ....... ....... .. .......... ...... .... .. ..... ... .. ... .. 3-2 The Charter Township of Chocolay Comprehensive Plan - 2005 vi �TABLE OF CONTENTS (Continued) 3-2 3-3 3-4 4-1 4-2 4-3 4-4 4-5 4-6 4-7 5-1 5-2 5-3 5-4 6-1 6-2 6-3 Manufactured Home, Beaver Grove ......................................................................... 3-3 Condominium Housing at Chocolay Downs .............................................................. 3-7 Chocolay Township Farmstead ................................................................................ 3-8 Chocolay River ......................................................................................................... 4-1 Rocky Section of Lake Superior Shore ..................................................................... 4-3 Hills in the Green Garden Hill Area ........................................................................... 4-9 Flowage Between Lake Levasseur and Lake Kawbawgam ...................................... 4-11 Wetland Area Along Lake Kawbawgam .................................................................... 4-12 Lake Superior Shoreline ........................................................................................... 4-13 Marquette State Fish Hatchery Outlet at Cherry Creek ............................................. 4-18 Homestead Golf Course is One Example of Many Different Land Uses .................... 5-1 Agricultural Land in Chocolay Township ................................................................... 5-4 Forest Land Comprises the Largest Percentage of Land in Chocolay Township ....... 5-4 Natural Features Should be Protected in Order to Promote the Local Economy ....... 5-8 Chocolay Township Hall ........................................................................................... 6-1 Chocolay Township Vehicle ...................................................................................... 6-2 It May be Possible to Provide Public Water to the US-41/M-28 Corridor in the Future ............................................................................................................. 6-6 6-4 Chocolay Police Department Vehicle ........................................................................ 6-7 6-5 Dry Hydrant Along Lake Kawbawgam for Use in Fighting Fires ................................ 6-8 6-6 Cherry Creek Elementary School ............................................................................. 6-9 6-7 Beaver Grove Recreation Area ................................................................................. 6-10 6-8 Chocolay Township Marina and Boat Launch ........................................................... 6-12 6-9 Beaver Grove Recreation Area ................................................................................. 6-13 6-10 Skating Rink at Lions Club Park ............................................................................... 6-14 6-11 Kawbawgam Cross Country Ski Trail. ....................................................................... 6-15 6-12 Kawbawgam Pocket Park ......................................................................................... 6-16 6-13 DNR Dam that Forms Lake Levasseur Waterfowl Area ............................................ 6-17 6-14 Chocolay Downs Golf Course ................................................................................... 6-18 6-15 Mangum Prison Farm ............................................................................................... 6-19 6-16 Marquette State Fish Hatchery on Cherry Creek ...................................................... 6-19 6-17 U.S. Army Reserve Center in Harvey ....................................................................... 6-20 7-1 The Primary Transportation Mode in Chocolay Township is Vehicles on Public Roads ....................................................................................................... 7-1 7-2 M-28 is a Statewide Arterial ...................................................................................... 7-6 7-3 Kawbawgam Road, a Gravel Road in Chocolay Township ....................................... 7-7 7-4 Very Few Businesses Need Two Driveways ............................................................. 7-11 7-5 One Proposal Calls for Converting Part of US-41 /M-28 to a Boulevard .................... 7-14 7-6 All-Season Trails Need Improvements to Address Safety and Noise Issues ............. 7-21 8-1 Chocolay Residents Help Create the Vision for a Sustainable Community in 2025 ..................................................................................................................... 8-2 8-2 Chocolay Residents Envision "Lots of Green" as a Measure of a High Quality of Life ....................................................................................................................... 8-3 8-3 Visual and Recreational Access to the Lake Superior Shoreline Remains a Major Quality of Life Feature .................................................................................... 8-5 8-4 Recreational Opportunity Abounds in Chocolay Township ........................................ 8-6 8-5 New Development Should Occur Near Existing Development .................................. 8-8 8-6 Encourage Variety in the Housing Stock ................................................................... 8-9 8-7 Residential Developments Should Not Exceed Road Capacity ................................. 8-11 The Charter Township of Chocolay Comprehensive Plan - 2005 vii �TABLE OF CONTENTS (Continued) 8-8 Vegetative Buffering Can Protect Scenic Quality ... ... ... .... ..... ... ... ... .. ...... ................... 8-13 8-9 Promote the Development of Small Commercial Centers Adjacent to Existing Commercial Development Such as Beaver Grove .. .. .. .. .. ...... .. .. .................. 8-15 8-10 Encourage Centrally Placed Parking Lots that Serve Several Businesses ...... .. ........ 8-16 8-11 Foster Visual Enhancement, Safety and Pedestrian and Bicycle Access at the Varvil Center ................ .... ...... ..... .. ... .. .... ........... ... .. ... .......... ................... ... ............... 8-17 8-12 Improve Pedestrian Safety and Access Along US-41/M-28 ...................................... 8-19 8-13 Encourage the Expansion of Retail, Wholesale and Service Businesses .. .. .. .. ...... ... . 8-20 8-14 Encourage the Preservation of Agricultural and Forest Production Areas .. .. .... ......... 8-21 8-15 Continue to Protect Sand Dune, High Risk Erosion Areas and Floodplains .............. 8-22 8-16 Promote a System of Non-Motorized Trails with Other Jurisdictions, Such as on this Abandoned Railroad Right-of-Way .. ...... .. .... .............. .. .. .. .... .... .. .... ...... .. ........ 8-23 8-17 Study the Feasibility of Keeping the Chocolay River Mouth Open ............................ 8-25 8-18 Encourage Preservation and Restoration of Historically Significant Structures ... ...... 8-26 8-19 Prepare and Implement a Scenic Character Preservation Plan for Chocolay Township .... .... ...... ... .. ....... .. ..... .. ..... ... ... ..... ... ...... ............. ....... .. ................ 8-27 9-1 Areas of Particular Concern Include Areas that are Irreplaceable, Fragile, Limited and have Unique Value ............. .... ..... .. ... ..... ....... ...... ... .... .. .. ....... ..... ... ... ... ............... 9-1 9-2 Chocolay Township has Significant Natural Areas of Particular Concern Such as Lake Le Vasseur ......................................................................................... . 9-2 9-3 Stream Crossing Stabilization on Chocolay River ............................ .. .......... ... ... ....... 9-4 9-4 Green Garden Area is an Aesthetic Area of Particular Concern ................................ 9-6 9-5 The Casino Area is an Urbanizing Area of Particular Concern .. ........ ... ... .. ...... .. .. .. .... 9-7 9-6 Management Concerns Over Wilderness and Natural/Scientific Areas, such as the Lake Le Vasseur Wetland Project Involves Working with State Agencies .......... .. 9-9 9-7 Protruding Bedrock Areas Are Notable in Good and Bad Weather ........................... 9-9 9-8 Protect Water Quality, Aesthetic Quality and Resource Integrity of Coastal Lakes and Rivers .. ....... ...... ...... ... ... ...... ...... ... ..... ....................... ....... .. ... ... ................. 9-11 9-9 Many Roads in Chocolay Township are Scenic, such as CR 480 .... .. .... .. ................. 9-14 9-10 Each Unique Historic Area Requires Individual Management .......... .... .. .. .. .... ....... .. .. 9-15 9-11 The Commercial Corridor of US-41/M-28 is an Area of Particular Concern ............... 9-16 9-12 The Casino Site has Little Frontage on M-28 .... .. .. .... .... ........... .. ......... .. .. .... .............. 9-17 10-1 Agriculture and Forestry ........................................ ...... .... ...... ................................... 10-4 10-2 Single Family is Expected to Continue as the Largest Housing Type ................ .. ...... 10-5 10-3 Small Expansions are Proposed to Existing Commercial Areas .. .. ............................ 10-8 10-4 All Public Lands, such as the Beaver Creek Recreation Area Should be Depicted on the Zoning Map ......................................................... ... ................. ........ 10-9 10-5 Land Use Along US-41 South of the US-41 /M-28 Intersection .................................. 10-11 10-6 Township Staff Works to Maintain and Improve Park and Recreation Services ........ 10-15 12-1 A Key Priority is to Study the Feasibility and Timing of Provision of a Public Water System to Serve the Northwest Portion of the Township, such as this Home in Harvey ......... .... ... .. ...... ......... .. ... .... ..... ... ... ....... .... .. .. .. ..... ..... ..... ............ 12-2 G:\WINWORD\PROJECTS\Chocolay Township\Draft Chapters 4-1-05 Final\TABLE OF CONTENTS 4 1 05 - F.doc (caf) The Charter Township of Chocolay Comprehensive Plan - 2005 viii ��Chapter 1 DEMOGRAPHICS INTRODUCTION A basic component of the Comprehensive Plan is an analysis of demographics. It provides a profile of the people who live, work, and play in Chocolay Township. A thorough understanding of the people of Chocolay Township is a necessary basis for determining the future needs and opportunities of the community. The residents weave the cultural fabric of Chocolay Township; they demand its services, develop its lands, pay the taxes and ultimately determine the success of the Township. This chapter will examine the trends, composition and characteristics of Chocolay Township's population, and will conclude with a discussion ,of relative issues and problems. DEMOGRAPHICS Total Population A study of population trends is necessary for understanding the historic pattern of growth within communities. Past population fluctuations may provide insight to possible patterns of change in the future. The growth trends of Chocolay Township are compared with those adjoining units of government in Table 2-1. Table 1-1 Population of Chocolay Township and Surrounding Communities, 1980-2000 Community Chocolay Township Sands Township West Branch Township Skandia Township City of Marquette Marquette Township Marquette County State of Michigan 1980 1990 2000 Total Change 19802000 Change 19802000 Total Change 19902000 Change 19902000 5,685 6,025 6,095 +410 7% +70 1% 2,437 2,696 2,127 -310 -13% -569 -21% 2,166 2,241 1,648 -518 -24% -593 -26% 999 933 907 -92 -9% -26 -3% 23,288 21,977 20,714 -2,574 -11 % -1,263 -6% 2,669 2,757 3,286 +617 23% +529 19% 74,101 70,887 64,634 -9,467 -13% -6,253 -9% 9,262,078 9,295,297 9,938,444 676,366 7% 643,147 7% % % Source: U.S. Census Bureau , 2004 Note: Chocolay Township and Marquette City figures based on census figures as revised regarding Marquette Branch Prison population . The population of Chocolay Township increased by 41 0 persons between 1980 and 2000 to 6,095, according to the U.S. Census. See Table 1-1. This represents a 7% change during that time period. Within the same period, many of the communities that The Charter Township of Chocolay Comprehensive Plan - 2005 1-1 �neighbor Chocolay Township experienced declines in population. The exception was Marquette Township , which gained 617 persons - a 23% increase. Between 1990 and 2000, Chocolay Township's population grew by 1%, adding 70 persons. As a whole, Marquette County experienced a population decline of 9,467 persons, or 13% between 1980 and 2000. This loss of population is primarily a result of the closure of the K. I. Sawyer Air Force Base. Chocolay Township's population gain of only 1% between 1990 and 2000 may seem low when compared with the number of new houses constructed, but the number of persons per household declined 14.5% from 2. 75 to 2.35 persons per household during that period. It should also be noted that there is a discrepancy in the 2000 Census data between Marquette City and Harvey CDP (Census Designated Place). Unlike past censuses, prisoners at the Marquette Branch Prison were included in the Harvey and Chocolay Township statistics, not Marquette City. In May 2001, a resolution was adopted by the Census Bureau to correct the discrepancy. The resolution caused Chocolay Township to subtract 1,053 persons from their census figures and Marquette City to add 1,053 persons to their figures. This amount appears to be the total population of the Marquette Branch Prison (according to the fiscal year 2000 Annual Report of the Prison), inclusive of the Garden Farm prisoner population. Population Projection By knowing the number of future residents in the Township, officials can invest in the proper community facilities needed to serve this future population. Many methods of projecting future population have been developed and tried over the years, but they all have the same shortcoming . They all use past information to predict what is going to happen in the future. Although some methods are more elaborate than others , they all make projections of future actions based on past trends. Photo 1-1 Chocolay Township is Likely to Experience a Significant Portion of Marquette County Growth The Charter Township of Chocolay Comprehensive Plan - 2005 1-2 �If current growth trends continue, the population of Chocolay Township could increase by 455 persons, or 7.5% between 2000 and 2020, based on the 1980, 1990 and 2000 census figures. See Table 1-2. Marquette Township is likely to see an increase of 544 persons during the same period. Countywide, Marquette County should continue to experience a population decline. Based on current trends, the County stands to lose 8,961 persons, or 13.9% over the next 20 years. Even though the County population will likely decline, Chocolay Township and a few other townships surrounding the City of Marquette are likely to grow. If the growth rate of the last ten years continues to increase, it will be important to adjust this Plan at intervals of not less than 3-4 years. Growth within Chocolay Township depends on a variety of factors. These factors include lifestyle, commuting habits, economic influences, housing availability and more. Many of these factors are outside of the Township's control, and others may only be marginally influenced by actions of the community. However, it is likely that for at least the next decade, a portion of the population growth in Marquette County will occur in Chocolay Township. It appears that Marquette Township and Chocolay Township are the recipients of much of the growth around the City of Marquette, which is likely to include people migrating out of the City, in order to live in a more rural area. Should the economy of the area significantly improve, this projection is likely to be low. Similarly, if it were to decline, then these projections may be high. Table 1-2 Population Projection for Chocolay Township and Adjoining Jurisdictions: Based on 1980-2000 Census Total Change % Change Community 1980 1990 2000 2010 2020 2000-2020 2000-2020 Chocolay Township 5,685 6,025 6,095 6,345 6,550 455 7.5% Sands Township 2,437 2,696 2,127 2,110 1,955 -172 -8 .1% West Branch Township 2,166 2,241 1,648 1,500 1,241 -407 -24.7% Skandia Township 999 933 907 854 808 -99 -10.9% City of Marquette 23,288 21 ,977 20,714 19,419 18,132 -2,582 -12 .5% Marquette Township 2,669 2,757 3,286 3,521 3,830 544 16.5% Marquette County 74,101 70,887 64,634 60,407 55,674 -8,961 -13.9% Source: U.S. Census Bureau. Projections by Planning & Zoning Center, Inc. based on Linear Growth Method. Note: Chocolay Township and Marquette City figures based on census figures revised regarding Marquette Branch Prison population. Other Population Characteristics The population correction for Chocolay Township made by the U.S. Census Bureau, in which the prison population was moved from Chocolay Township to Marquette City The Charter Township of Chocolay Comprehensive Plan - 2005 1-3 �makes further analysis of the Chocolay Township population difficult. The correction only detailed total population number and housing units, and so a detailed breakdown and analysis of the Chocolay Township population is not possible for Age, Education, Gender, Race and Ethnicity. See Appendix A for a copy of the census correction letter and all of the basic 2000 Census data for the Township. Photo 1-2 Trail Users in Chocolay Township John f:\winword\chocolay\final\Chapter 1 final.doc The Charter Township of Chocolay Comprehensive Plan - 2005 1-4 �Chapter 2 ECONOMY INTRODUCTION The economy of Chocolay Township is a complicated maze of ties with the surrounding area. The employers within the Township only form a small segment of the economic picture for the Township. Neighboring employers are a major income and employment source for Township residents. Within the Township itself, no single business dominates and employment is a mix of government, industry, and retail business. AREA ECONOMY County Employment This section will begin with a historical perspective of employment over the last several decades in Marquette County. Table 2-1 and Table 2-2 show employment figures by broad industrial categories. Table 2-1 Marquette County Employment by Category, 1940-2002 Category Total Labor Force Unemployment Govt. Employment Mining Wholesale/Retail Trade Finance, Ins. & Real Estate Services 1940 1950 1960 1970 1980 1988 2002 17,946 16,934 18,952 21,200 30,575 28,125 32,950 2,239 731 1,129 1,455 1,502 2,087 1,380 4,154 3,925 8,100 2,975 8,350 1,900 6,900* 3,074 2,225 3,408 2,714 2,830 2,625 3,210 4,127 No Data 4,950 2,700 4,775 1,675 4,415 152 294 300 597 825 900 1,114 2,312 1,974 2,490 3,855 No Data 5,050 9,965 Source: Chocolay Township 1989 Comprehensive Plan and Michigan Department of Labor and Economic Development * Figure from FedStats, year 2000 The figures on total labor force show that there has been a fluctuation in the size of the workforce. From 1970 to 1980 the labor force grew substantially from 21,200 to 30,575, which was an increase of 44% in a ten-year period. Between the period 1980 to 1988, a drop of 8. 7% was recorded in the total labor force, which is a numerical drop from 30,575 in 1980 to 28,125 in 1988. In 2002, the labor force rose to 32,950, an increase of 3,725 or 13% from 1988. The unemployment figure, which was at 7.9% in 1960, dropped to 6.5% in 1979, but then rose to 12.8% in 1980. In 1988, it was 10.6%, in 2002 it was 5.7% and in 2004 it was again 5.7% (year-to-date January-August). During a thirty year period, government employment grew from 19.6% in 1970 to 29.6% in 1988 and down to 20.9% in 2000. The slow-down in the mining industry is represented by the fact that in 1970, mining accounted for 15.1% of the employment in Marquette County, where as in 1988, it only accounted for 9.6%. The Charter Township of Chocolay Comprehensive Plan - 2005 2-1 �Without doing a complete survey of the labor force not only in Marquette County, but in the central U.P. as well as Michigan and the United States, including a survey of employment of major employers in Marquette County and Chocolay Township, it is difficult to make determinations as to the trends in the economy. Suffice it to say that in Chocolay Township, much of the employment is derived outside of the Chocolay Township boundaries. For example, being located five miles outside of the city of Marquette provides a variety of employment opportunities in retail business and the government and service sectors, including personnel in the Marquette School system and Northern Michigan University. Many ancillary jobs are also created as a result of these facilities. In addition, Marquette General Hospital and the Michigan State Branch Prison employ many Township residents. Chocolay Township Employment The Township is mostly residential in character and relies heavily on outside employment. Recent developments in and around the greater Harvey area have added to the Chocolay Township tax base and will increase local employment within the Township. In addition, these new businesses will add services desired by local residents. Photo 2-1 Recent Developments in the Greater Harvey Area have Increased Local Employment In reviewing employment within the Township, three segments stand out. They are: 1. Government A. Marquette Area Public Schools (Cherry Creek Elementary) B. Michigan Department of Natural Resources (fish hatchery) C. Chocolay Township 2. Retail A. Grocery stores B. Restaurants C. Other retail stores including gas stations The Charter Township of Chocolay Comprehensive Plan - 2005 2-2 �3. Light Industry and Manufacturing A. Car sales B. Service contractors and trucking C. Manufacturing (block plant) The U.S. Census reported that in 2000, over half (1,713 out of a total 3,016) of the Chocolay Township workforce 16 years and over were employed as private, for-profit wage and salary workers. See Table 2-2. Over one thousand of the Chocolay Township workforce, or 22.4% were employed by the local, state or federal government. Nearly 14%, or 417 worked for private, non-profits, and 6.3% were self-employed workers. Only ten persons, or 0.3% were employed in agriculture, forestry, fishing and hunting in 2000 in Chocolay Township . Table 2-2 Type of Employment in Chocolay Township, Persons 16 and Over, 2000 Number Percent 1,713 56 .8 Employees of own corporation 211 7 Private not-for-profit waQe and salary workers 417 13.8 Local government workers 173 5.7 State government workers 429 14.2 Federal government workers Self-employed workers 74 189 2.5 6.3 In aQriculture, forestry, fishinQ and huntinQ Unpaid family workers 10 21 0.3 0.7 3,016 100 Class of Worker Private for-profit waQe and salary workers Total employed civilian population 16 and over Source: U.S. Census Bureau, 2000 Unemployment Chocolay Township compares favorably with other communities in Marquette County and the Upper Peninsula in its level of unemployment. Unemployment was only 150 persons, or 4.4% of the workforce in Chocolay Township in 2004. See Table 2-3. Both Marquette City and Township were nearly the same with an unemployment rate of 4.3% and adjacent Sands Township had an unemployment rate of 4.4% in 2004. Marquette County unemployment was at 5. 7% in 2004 and the unemployment rate for the Upper Peninsula was 7% in 2004. Nearby Skandia Township unemployment was at 10.3% in 2004 and West Branch Township unemployment was at 8.1 % in the same period . The Charter Township of Chocolay Comprehensive Plan - 2005 2-3 �Table 2-3 Chocolay Township and Neighboring Communities Labor Force, Employment and Unemployment, 2004 Employment Unemployment Unemployment Rate 3,175 11,650 3,050 11,075 150 50 4.4 4.3 1,425 1,350 50 4.3 925 875 50 4.4 Skandia Township 400 375 50 10.3 West Branch Township 675 625 50 8.1 32,950 31,075 1,900 5.7 155,100 144,200 10,800 7 Community Chocolay Township Marquette Citv Marquette Township Sands Township Marquette County Upper Peninsula Labor Force Source: Michigan Department of Labor and Economic Growth Due to rounding (by MDLEG) to the nearest 25 for communities and 100 for Upper Peninsula, figures in some columns do not always appear to calculate properly. Poverty Chocolay Township has very few families below the poverty level. According to the U.S .. Census, only 52, or 3% of all families fell below the poverty level in Chocolay Township in 2000. See Table 2-4. This included 40 families with related children under 18 years of age, of which 11 had children under 5 years of age. While the U.S. Census reported there are only 176 families with a female head of household in Chocolay Township, 35 of those, or 19.9% are below the poverty level. Of these 35 families, 28 had children under 18 years. The Charter Township of Chocolay Comprehensive Plan - 2005 2-4 �Table 2-4 Poverty Status of Persons in Chocolay Township Number All Income Levels 1,737 Below Poverty Level 52 Percent Below Poverty Level 3 With related children under 18 years 861 40 4.6 With related children under 5 years 263 11 4.2 1,459 982 36 11 2.5 1.1 Householder 65 years and over Family received: Supplemental Social Security 221 0 0 79 11 13.9 Social Security Income in 1999 331 0 0 Poverty Status Families Householder worked in 1999 Full-time, year-round Married-couple families 1,446 12 0.8 With related children under 18 years 645 7 1.1 With related children under 5 years 207 0 0 1,213 844 12 5 1 0.6 201 0 0 35 0 0 Social Security Income in 1999 297 0 0 Families with female householder, no husband present 176 35 19.9 With related children under 18 years With related children under 5 years 134 24 28 6 20.9 25 Householder worked in 1999 Full-time, year-round 142 74 24 6 16.9 8.1 Householder 65 years and over Family received: Supplemental Social Security Social Security Income in 1999 10 0 0 28 21 11 0 39.3 0 Householder worked in 1999 Full-time, year-round Householder 65 years and over Family received: Supplemental Social Security Source: U.S. Census, 2000 The Charter Township of Chocolay Comprehensive Plan - 2005 2-5 �SEV of Different Land Use Categories It is apparent from the State Equalized Value (SEV) of real property in Chocolay Township that the primary value is in residential property. Residential property accounted for nearly 92% of all real property value in the Township in 2003. See Table 2-5. While the value of residential property increased from $74,093,216 in 1995 to $135,365,100 in 2003, the residential category remained in about the same relative percentage of total value, with residential at 90.4% in 1995. Agricultural SEV was $1,348,600 in 2003, or 0.9% or total real property value, and commercial SEV was $10,989,500, or 7.4% of total real property in 2003. There was no property classified as industrial in either 1995 or 2003. The large percentage of residential property indicates that nearly all of the tax burden for public services falls on home owners. Residential property can be highly demanding of public services, compared to other uses such as agriculture, commercial, and industrial. Photo 2-2 The Primary Source of Tax Base in Chocolay Township is Residential Land Use Total real property increased from $81,991,114 in 1995 to $147,703,200 in 2003, from which the Township received approximately $505,395 in tax payments. The Charter Township of Chocolay Comprehensive Plan - 2005 2-6 �Table 2-5 Chocolay Township SEV, 1995 and 2003 A riculture 1995 Chocolay Townshi $450,000 %of Total Residential %of Total 0.5% $74,093,216 90.4% 0.9% $135,365,100 91.6% %of Total Industrial 9.1% $0 0.0% $81,991,114 7.4% $0 0.0% $147,703,200 2003 Chocolay Townshi $1,348,600 Commercial 1995 Chocolay Townshi $7,447,898 % of Total Total Real Pro ert 2003 Chocolay Townshi $10,989,500 According to the 2004 Township property tax records there are 2,384 residentially assessed buildings in the Township, as well as 71 agriculture buildings and 69 commercial or industrial buildings. This illustrates the overall dominance of residential uses, and the dearth of other land uses. ISSUES AND PROBLEMS Area employment is based primarily on the following four industries: government, wholesale-retail trade, services, and mining. Township employment is primarily based on jobs located outside of the Township. Past development surveys indicated citizens would welcome more retail and service businesses in the Township. Expanded job centers in the northwestern part of the Township, primarily along the US-41/M-28 corridor were desired by participants of the Visioning Town Meeting held on August 5, 2004 and this desire is reflected in the vision statement in Chapter 10. However, the quiet, rural, low-intensity lifestyle was also important and residents did not want that lifestyle destroyed at the expense of jobsmany of which are available outside, but close to the Township. The Charter Township of Chocolay Comprehensive Plan - 2005 2-7 �Photo 2-3 Residents Desire an Expanded Job Center in the Northwestern Part of the Township A balance of residential, commercial and industrial uses can provide the tax revenue to fund adequate public services , as long as the pattern of those uses does not drive the cost of the services too high to afford. Citizen sentiment appears to favor a balance of land uses that tips more toward residential. This will continue to place more of the burden for paying for public services on the individual residential owner, with the effect of limiting the extent and variety of those public services unless citizens are willing to pay for them . This Plan addresses all land uses and seeks to provide opportunities for a more diversified tax base. However, nonresidential development is proposed to be limited to a small area of the Township and adjacent to existing nonresidential development in most cases. John f:\winword\chocolay\fi nal\CHAPTER TWO final.doc The Charter Township of Chocolay Comprehensive Plan - 2005 2-8 �Chapter 3 HOUSING INTRODUCTION This chapter describes the type, age, value and other characteristics associated with housing in Chocolay Township as of the 2000 Census. This information is helpful for the Township Planning Commission and Township Board in understanding the condition of existing housing and the need for future housing and services for residents. Housing Types According to the 2000 Census, there were 2,643 total housing units in Chocolay Township in 2000. See Table 3-1. Of the total, 2,448, or 92.6% were year-around homes, while 195, or 7.4% were seasonal. This is an increase of year-around homes and a decrease of the percentage of seasonal homes from previous years. According to the 1989 Chocolay Township Comprehensive Plan, 240 or 11 % of housing units were seasonal in 1980 and 23.5% were seasonal in 1970. Table 3-1 Housing Characteristics, 2000 Unit Type Total housinQ units Number 2,643 Percentage 100.0% Year-around Seasonal 2,448 195 92.6% 7.4% Owner-occupied Renter-occupied Vacant 1,974 350 319 84.9% 15.1% 12.1% 319 45 7 100.0% 14.1% 2.2% 14 58 195 4.4% 16.6% 55.7% Vacant Vacant for rent Vacant for sale Vacant, rented or sold Other vacant Seasonal Source: U.S. Census Bureau. Note: While the number of total housing units reflects the correction memo of the U.S. Census in 2003, it is unclear if this detailed information also reflects the correction involving the prison population. Housing in Chocolay Township was about 85% owner-occupied in 2000, with about 15% renter-occupied. Another 12% were vacant. Of the vacant houses, over half (55.7%) were seasonal, 14% for rent and only about 2% for sale. Over 4% were vacant but committed for occupancy through rental or sale. Nearly 17% were categorized as "Other vacant." The Charter Township of Chocolay Comprehensive Plan - 2005 3-1 �Photo 3-1 Housing in Harvey The mix of housing types in Chocolay Township suggests that the Township has become more of a bedroom community for Marquette City and less of a vacation destination. It has a high percentage of owner-occupied homes and relatively few rental units. Nearly 85% of all housing was single-family, detached, with 1,975 units in 2000. See Table 3-2. Mobile homes were a distant second in numbers, with 163, or 7% of housing in 2000. Of the mobile homes, a majority, 126, were occupied by their owners, while 37 were occupied by renters. There were 61 duplex housing units in 2000, or 2.6%, and only 8 attached, single-family units. There were 124 multi-family units of varying numbers of units per building, or 5.4% of all housing units. While owners occupied some multiple-family housing units, only renters occupied units where there were 5 or more to a building. The Charter Township of Chocolay Comprehensive Plan - 2005 3-2 �Table 3-2 Types of Housing in Chocolay Township, 2000 Classification Single-family detached Single-family, attached Duplex 3 or 4 units 5 to 9 units 10 to 19 units 20 to 49 units Mobile Home Total Owneroccupied Renteroccupied Total Percent of Total 1,823 152 1,975 84.7% 8 6 7 0 0 0 126 1,970 0 55 48 7 23 39 37 361 8 61 55 7 23 39 163 2,331 0.3% 2.6% 2.4% 0.3% 1.0% 1.7% 7.0% 100.0% Source: U.S. Census Chocolay Township is a fairly stable community, with nearly 70% of owner-occupants moving into their homes between 6 and 30 years prior to the 2000 Census. See Table 33. Those owners gaining occupancy within the five years prior to the 2000 Census accounted for 27%. Renters were far more mobile, with nearly 40% gaining occupancy in the one year prior to the 2000 Census and a total of about 71 % having moved in within five years of the 2000 Census. It is typical that renters exhibit greater mobility. A surprising percentage of renters, nearly 29%, lived in their rented units for more than 6 years. Photo 3-2 Manufactured Home, Beaver Grove The Charter Township of Chocolay Comprehensive Plan - 2005 3-3 �Table 3-3 Longevity of Occupancy of Housing in Chocolay Township, 2000 Owner-occupied Renter-occupied Gained occupancy during last year 11 .0% 39.3% Gained occupancy during 1-5 years 16.0% 32 .1% Gained occupancy 6-30 years ago 69.8% 28.6% Gained occupancy more than 30 years ago 8.8% 0.0% Source: U.S. Census Bureau Age of Housing Home building in Chocolay Township in recent years has focused on single-family homes, owned by their occupants. The 2000 Census revealed that 345 housing units, or 17.5% of all owner-occupied housing in the Township were built in the previous ten years. See Table 3-4. The housing stock is fairly recent, suggesting it is in good condition, with 67.2% of owner-occupied homes only 30 years old or less in 2000. The median year of owner-occupied homes was 1975. Renter-occupied homes were slightly older than owner-occupied units, with a median age of 1973. See Table 3-4. Nearly one-third of rental occupied homes were between 20 and 30 years old as of the 2000 Census. While only about 6% of owner-occupied homes date from before 1940, almost 11 % of renter-occupied homes were of that vintage. There were only 35 occupied rental units less than ten years old in 2000. Of vacant homes in Chocolay Township in 2000, a large percentage were older homes. Nearly one quarter of vacant homes were built between 1940 and 1949, and another 16.7% of vacant homes were built before 1940. See Table 3-4. This may be a sign that many older homes need to be repaired or brought to present code in order to be occupied. A portion of these may also be seasonal units, which may be older cottages or cabins, which also may need to be upgraded if used for year-around residency. The 1989 Comprehensive Plan reported progress in upgrading homes, with 98% of homes having indoor plumbing by 1980. According to the 2000 Census, 100% of homes in Chocolay Township had indoor plumbing. The Charter Township of Chocolay Comprehensive Plan - 2005 3-4 �Table 3-4 Age of Housing Units in Chocolay Township, 2000 Year Structure Built Owner-occupied 1990-March 2000 1980-1989 1970-1979 1969-1969 1950-1959 1940-1949 1939 or earlier Number Percent 345 250 729 273 164 100 109 17.5% 12.7% 37 .0% 13.9% 8.3% 5.1% 5.5% 35 57 118 59 28 26 38 9.7% 15.8% 32.7% 16.3% 7.8% 7.2% 10.5% 34 17 65 28 28 72 49 11.6% 5.8% 22.2% 9.6% 9.6% 24.6% 16.7% Median year built= 1975 Renter-occupied 1990-March 2000 1980-1989 1970-1979 1969-1969 1950-1959 1940-1949 1939 or earlier Median year built = 1973 Vacant Housing Units 1990-March 2000 1980-1989 1970-1979 1969-1969 1950-1959 1940-1949 1939 or earlier No median year built reported in 2000 for vacant homes Source: U.S. Census Bureau Housing Values Housing in Chocolay Township is fairly affordable. Over 70% of renters paid less than $500 per month, with half paying between $250 and $499 per month, in 2000. See Table 3-5. Only about 12% paid between $500 and $749 per month and about 10% paid $750 or more per month . Median rent was $357 in 2000. Just over half of the owner-occupied homes in Chocolay Township were valued at less than $100,000 in 2000. See Table 3-6. About one quarter of owner-occupied homes were valued between $100,000 and $149,999 in 2000. Another 20% of owner-occupied homes were valued at between $150,000 and $749,999 in 2000. According to the 2000 The Charter Township of Chocolay Comprehensive Plan - 2005 3-5 �Census, there were no homes valued at $750,000 or more. The median value in 2000 was $97,000. Table 3-5 Average Rent in Chocolay Township, 2000 Rent per month Under $250 $250-$499 $500-$749 $750-$999 $1 ,000 or more No cash rent Number 98 180 44 10 25 Percentage 20.4% 50.4% 12.3% 2.8% 7.0% Median rent = $357 Source: U.S. Census Bureau Table 3-6 Owner-occupied Housing Value in Chocolay Township, 2000 Under $50,000 $50,000-$99,999 $100,000-$149,999 $150,000-$199,999 $200 ,000-$249,999 $250, 000-$299 ,999 $300, 000-$499 ,999 $500,000-$7 49,999 $750,000 and over Number 98 768 387 191 66 18 33 6 0 Percentage 6.4% 48.9% 24.7% 12.2% 4.2% 1.1% 2.1% 0.4% 0.0% Median value= $97,000 Source: U.S. Census Bureau Size of Families Occupying Chocolay Township Housing It appears that two person and larger sized families were the primary occupants of owner-occupied housing, while singles were the primary occupants of rental housing in 2000. Couples occupied 37.6% of owner occupied housing and families of 3 or more persons occupied 46.2% of owner-occupied housing in 2000. See Table 3-7. Nearly half of renters were singles, while about one quarter were couples and one quarter were families of 3 or more persons in 2000. The Charter Township of Chocolay Comprehensive Plan - 2005 3-6 �Table 3-7 Occupied Housing Family Size in Chocolay Township, 2000 Number Percent Owner-occupied 1-person household 2-person household 319 742 16.2% 37.6% 3 or more person household 913 46.2% 168 86 48.0% 24.6% 96 27.4% Renter-occupied 1-person household 2-person household 3 or more person household Source: U.S. Census Bureau Housing in the Future Chocolay Township will need more housing in the future, and a mix of housing types, but a portion of that housing may need to serve smaller families. Population projections for Chocolay Township suggest that 455 more people will reside in the Township in 2020 than did in 2000. This is a similar rise in population compared to the 20 years between 1980 and 2000, when the population rose by 410 persons. In the same period of 1980 to 2000, the number of housing units increased by 387. Ninety-two of the homes built in that 20-year period were renter-occupied, of which many may have been multi-family. Fifty-one of the housing units built between 1980 and 2000 were vacant in 2000. A portion of those may have been seasonal homes. Photo 3-3 Condominium Housing at Chocolay Downs The Township will need to look at the level of demand for different types of housing in the future. Following national trends, there may be a greater need for homes for more The Charter Township of Chocolay Comprehensive Plan - 2005 3-7 �singles, young couples without children , empty nester couples and families with a single parent than in the past. This suggests smaller homes, attached town homes, and rental apartments will be important in the housing mix. The Township can provide for more multi-family housing close to its sewer system. However, the rural setting and Lake Superior shoreline will also attract people interested in buying or building larger homes for their families or as show pieces. There has also been an apparent pattern of movement of families from Marquette City into more rural, but close areas, such as Chocolay Township and Marquette Township . Generally, these are families with small children that move from city to country, and occupy detached, single family homes in mobile home parks, subdivisions, or on large lots in the country. Thus, the Township should provide for a wide range of housing types and densities to meet the needs of its population . Photo 3-4 Chocolay Township Farmstead 18 1 2005 John f:\winword\chocolay\fina l\CHAPTER 3 fi nal.doc The Charter Township of Chocolay Comprehensive Plan - 2005 3-8 �Chapter 4 NATURAL FEATURES INTRODUCTION The physical elements that make up Chocolay Township include its natural features and natural resources. These include its surface and bedrock geology, soil characteristics, mineral resources, topography, wetlands, groundwater, forests, and its other unique land and water formations . Analysis of this is basic to planning because each of these features yield both opportunities and constraints for development. Soil and bedrock conditions influence water supply and wastewater drainage. Steep topography can pose developmental problems, but also serve as scenic features. The presence of valuable mineral resources can positively affect the local economy, but extraction of those minerals can disrupt communities. While wetlands provide constraints to development, they provide the unique ecological setting for wildlife, help manage stormwater and serve as scenery. Many natural features are interdependent, and damage to the natural features of one part of the Township can negatively affect natural features in another area. Photo 4-1 Chocolay River All these factors are important and in planning for a community, natural features and resources cannot be ignored. This chapter provides an analysis and inventory of Chocolay Township's natural resources. It identifies natural features, such as geology, topography, water, etc., and focuses on those characteristics which offer themselves as determinants for development. These factors, coupled with the man-made features to be identified in the following chapter, will provide a framework wherein public policies can be formulated to produce a better environment. (See Chapters 8 and 9.) The Charter Township of Chocolay Comprehensive Plan - 2005 4-1 �NATURAL FEATURES Bedrock Geology This is the solid rock layer usually found below the soils and surface geology. Its formation occurred during the earliest periods of the earth's history. Bedrock can be found hundreds of feet below the surface or protruding out of the soil as rock bluffs. In either case, the bedrock can help or hinder development. The occurrence of bedrock at the surface can be a problem in constructing a septic tank drain field or public sewer line. This factor has been considered in the soils section of this chapter. The major importance of bedrock as a resource in this investigation is its capacity to supply drinking water. The quantity and quality of a well water varies with the type of bedrock the water is retrieved from, and the layers of material through which the water has passed before reaching the bedrock. For each type of bedrock in Chocolay Township, its location and water capacity is discussed. This data was obtained from the Central Upper Peninsula Regional Water and Wastewater Plan approved September, 1971. Jacobsvil/e Sandstone This sandstone occurs throughout Chocolay Township. The only area not having this bedrock is the extreme southwest corner. It is the only important source of water to wells in this area. Although this sandstone is over 1,000 feet thick, most wells tap water at less than 100 feet. As with all bedrock, permeability decreases with depth due to the tremendous pressure that squeezes together the joints and fractures. Water from Jacobsville Sandstone generally is moderately hard to hard and locally it contains objectionable amounts of iron. Cambrian Sandstones This is the only other bedrock formation in the Township. It occurs in a triangular shaped area in the southwest corner of the Township. If a line was drawn from County Road 480 where it leaves the Township at the west boundary and where County Road 545 leaves the Township on the south, the line would define the corner where Cambrian Sandstone is located. Most wells drilled into this bedrock will yield enough water for domestic purposes. Large diameter wells drilled over 50 feet into bedrock may yield more than 100 gallons per minute. Some wells in bedrock will fail because of impermeable shale or crystalline igneous and metamorphic rocks encountered at a shallow depth. Water quality is good except for moderate hardness. Surface Geology This material usually occurs between the soil at the earth's surface and the bedrock formations below surface. It is not as fine textured as the soil, but is a granular material far different from the bedrock. The different deposits of surface geology are categorized by names that relate to the particular process of formation and also variances in material content. For example, glacial deposits occurred in three main ways: material deposited directly from the ice with little or no transportation by moving water are called tills; materials deposited in and by moving streams of water are called outwash; and those deposited in glacial lakes are called lake deposits. More specifically, surface geology categorizes the deposits by the individual or combined actions of wind, water, and The Charter Township of Chocolay Comprehensive Plan - 2005 4-2 �glaciers that are responsible for their formation. Each category of surface geology that occurs in Chocolay Township will be described as to location and water capacities. Map 4-1, shows the areas of Chocolay Township containing the different surface geology types. Bedrock These are areas which have thin or nonexistent layers of glacial deposits over the bedrock formations. Therefore, the bedrock formation is at or near the surface. In Chocolay Township, this area of surface geology occurs along the east border as shown on Map 4-1. Photo 4-2 Rocky Section of Lake Superior Shore The Charter Township of Chocolay Comprehensive Plan - 2005 4-3 �Map 4-1 Surface Geology in Chocolay Township Chocolay Township: Surface Geology Map lal State Highway County Highway Named Roads - Un-Named Roats End moraines of coarse-.textured till lakes Streams Glacial outwash sand and gravel and postglacial alluvium Township line Lacustrine day and silt Section line Lacustrine sand and gravel State Lands Thin to disoontinuous glacial till over bedrock Source Michigan Center for Geogrephic Information , Dept of lnformat10n Tecmology N Map Prepared by lhe Land lnformalton Access Association , August 2004 05 3 W~ .... E IO I..,,,---. - - -i - - ~-~·. <> 12 ~ County_ Road Bu ··. ~~"'Q, .. ~ . .'<1"1\- ~ - " ' ~ ,/ 14 15 ·v . 16 15 1) 20 ~T 31 / "r---7' I 33\ 34 I 3~ ,! ~ , 14 13 23 ,,. ·28 2' 35 'f Mangum Rd 19 \. ) I I 36 I' ~1 \ " .I 29 •. "' 22 I 27 .1~ 34 - • ~o ,, ~ · 3::, . ~ The Charter Township of Chocolay Comprehensive Plan - 2005 4-4 ~ t , . ,-- / $- • ! �Glacial Lake Plain This material is usually composed of sand , but sometimes contains silt or clay. Deposits are generally well sorted and well to moderately permeable. Moderate quantities of water are generally obtainable. The amount of silt or clay in the lake plain deposit determines permeability and water yield. Concentrations of more than 25 percent silt or clay impede drainage and the effect in most cases is a swamp or marsh. These deposits are the most predominant of the surface geology features and occur throughout the Township. The locations of these deposits are also shown on Map 4-1. End or Recessional Moraine These deposits show where the glaciers stopped their forward progress and began receding. On the surface, these deposits appear as large hills. End or recessional moraines are composed predominantly of sands and gravel till, with small areas of sand and gravel outwash. Locally, till is clayey or silty. Permeability varies greatly, being low in clayey till and high in outwash areas. Moraines are a source of domestic water supply, and in some areas may yield moderate supplies of water. Morainal deposits can reach a depth of over 300 feet. On the surface they appear as ridges which are steep and rugged and were not exposed to wave action; elsewhere they are somewhat subdued. As shown on the surface geology map, the deposits are found in the southwest corner of the Township. Glacial Till - Bedrock These areas are made up of bedrock with occurrences of glacial till in scattered locations. The bedrock in this area is of Precambrian origin and, like the glacial till , is a poor source of groundwater. The till is thin and bedrock appears at the surface wherever the glacial till is nonexistent. This deposit just touches the northwest corner in the Harvey area of Chocolay Township. Soils Soil occurs at the earth's surface and has a finer texture than the bedrock or surface geology previously described. Soil is comprised of material derived from bedrock by the action of glaciers, waves, flowing water, freeze-thaw cycles and wind. It also contains organic material derived from plants and animals, plus micro-organisms, chemical precipitates, air and water. Glaciers were the primary soil-forming force in the Great Lakes region. As these huge sheets of ice slowly forced their way over the solid rock, a grinding action took place between the ice and rock. Material was shaved off the rock and trapped under the ice as it moved forward. While the glaciers moved , these trapped materials were ground finer and finer, thus forming the soil that is found here today. The glaciers traveled over various types of rock and added each new type to the trapped material carried with it. . This caused a mixing of rock types . As the rock material changed, so did the type of soil formed by the glacier. This is why there are so many different soil types. The composition and texture of the soil was dependent on the glacier's grinding action and the underlying rock material present and to the subsequent accumulation of organic mater. However, how and where the resulting soil was deposited also contributed to its final character. The primary factor is the presence of water. The amount of surface water present, depth to water table, amount of rainfall, and size of watershed all can have a great affect on the characteristics of soils. The Charter Township of Chocolay Comprehensive Plan - 2005 4-5 �By identifying soil characteristics, the types of development that each can support may be cataloged . Ignoring the character of the material to be built upon can prove a mistake. For example, a soil with seasonal high water table can seem suitable for building during part of the year, but be extremely troublesome during spring or periods of continued rain. Costly engineering and building methods can be used to overcome some soil limitations, but providing public roads and utilities in such areas can cause all taxpayers to share the financial burden. Some of the factors to consider about soil types are the moisture content needed for agriculture, weight supporting capacity for structures, permeability levels affecting drainage, cohesiveness for erosion resistance, and others. With the cooperation of the Soil Conservation Service (now Natural Resource Conservation Service), soil types in Chocolay Township were identified and categorized as to their suitability for different potential uses. Appendix B includes a brief description of each major soil series found in Chocolay Township . Soils can be grouped according to their suitability for different uses within the Township. Two major uses are identified for study. These are urban uses and resource production. Resource production refers to farming activities and forest activities. The urban uses were rated as to their suitability for residential development without public sewer, residential development with public sewer, and those areas not suitable for any urban development. Tables 4-1 and 4-2 indicate the suitability of each soil series for the uses explained above. Tables 4-3 and 4-4 indicate prime farmland and hydric soils, respectively. Detailed soils maps are available from Chocolay Township and eventually from the Natural Resource Conservation Service, Marquette Service Center, 1030 Wright St., Marquette, Ml 49855-1834, (906) 226-9460, (906) 228-4484 fax, (www.nrcs.usda.gov .. Whenever a specific parcel is in question, detailed data for that piece of land should be obtained from the Natural Resource Conservation Service. The information is useful to the Township as an indicator of the best future development area for the Township . Such development decisions will include considerations of private development and related public improvements. Based on these soil ratings, the Township can encourage future growth in the appropriate locations through placing their public improvements accordingly and through the zoning ordinance. The Charter Township of Chocolay Comprehensive Plan - 2005 4-6 �Table 4-1 Soil Suitability for Urban Uses in Chocolay Township Suitable Uses Suitable for all urban uses Suitable for urban uses if public sewer available Severe limitations for all urban uses Soil Series Abbreviations CrA,DkB, KaB,KeB,RoB,RuB,SeB AuA, BhB, BrA, DmB, DoA, DsB, KbA, KmA,MuB,OcB,SkA,WaA,YaB,YsA Ad, Bu, BwA, Ck, Cm, Da, Dt, Du, Ga, Gw, lnA, Kp, Kr, OnB, Op, Ts Source: Natural Resource ConseNat,on SeN1ce Table 4-2 Soil Suitability for Resource Production Uses in Chocolay Township Suitable Uses Suitable for farming and forests Suitable for forests Severe limitations for all resource production uses Soil Series Abbreviations AuA, BhB, BrA, CrA, DmB, KaB, KbA, KeB, KmA, MuB, OcB, OnB, RoB, Seb, SkA,WaA, YaB, YsA DkB,DoA,Ga,RuB Ad, Bu, BwA, Ck, Cm, Da, DsB, Dt, Da, Gw, lmA, Kp, Kr, Op, Ts Source: Natural Resource ConseNat,on SeN1ce Table 4-3 Prime Farmland Soils in Chocolay Township Prime Farmland Soil Key Numbers (to be used with soils map) 117b 126b 34b 72b 86b 90b Soil Series Fence Very Fine Sandy Loam, 1 To 6 Percent Slopes SundoQ Silt Loam, 1 To 6 Percent Slopes Onaway Fine Sandy Loam, 1 To 6 Percent Slopes Emmet Fine Sandy Loam, 1 To 6 Percent Slopes Mashek Fine Sandy Loam, 0 To 4 Percent Slopes Emmet-Escanaba Complex, 1 To 6 Percent Slopes These are Prime Farmland if Drained Minocqua-Channing Complex, 0 To 3 Percent Slopes 136a Reade Silt Loam, 0 To 4 Percent Slopes 187b 198b Shoepac-Reade Silt Loams, 1 To 4 Percent Slopes Charlevoix-Ensley Complex, 0 To 3 Percent Slopes 200a 32a Charlevoix Silt Loam, 0 To 3 Percent Slopes Minocqua Muck 42 Solana Fine Sandy Loam, 0 To 3 Percent Slopes 85a Emmet-Solana Fine Sandy Loams, 0 To 6 Percent Slopes 89b Source: Natural Resource ConseNat,on SeNJce The Charter Township of Chocolay Comprehensive Plan - 2005 4-7 �Table 4-4 H1yd. ·1 . Ch ocoay I T owns h"1p nc S OISln Hydric Soil Key Number (for use with soils map) 18 19 27 42 46 48 57 58 71b 93 136a 166 167 176b Soil Series Kinross Muck Deford Muck Gay Muck, Stony Minocqua Muck Jacobsville Muck, Very Stony Burt Muck Carbondale And Tawas Soils Greenwood And Dawson Soils Evart-Pelkie-Sturgeon Complex, 0 To 4 Percent Slopes Tawas-Deford Mucks Minocqua-Channing Complex, 0 To 3 Percent Slopes Skandia Mucky Peat Skandia-Jacobsville Complex, Stony Greenwood-Croswell Complex, 0 To 6 Percent Slopes Source: Natural Resource Conservation Service Mineral Deposits Over the years man has learned more and more about the formation of earth and the properties of the material around him. With this knowledge, new technologies to utilize the material found on earth have evolved. So, over time, the demand for various minerals has increased as the uses are expanded. Because of this demand for certain minerals and their limited supply, it is important to identify occurrences of minerals. Considering the potential for extracting these valuable minerals, development by man that would be in conflict with the extraction process should be discouraged if at all possible. It is for this reason that such deposits are investigated in Chocolay Township. Valuable mineral deposits can be divided into two categories: 1) ferrous metals and 2) non-ferrous metals. The ferrous metals, particularly iron ore, are prominent in Marquette County. However, current mapping of the Marquette Iron Ore Range by Cleveland Cliffs Iron Ore Company shows the iron formation stopping some distance west of Chocolay Township, So far as ferrous metals are concerned, there are none in Chocolay Township of commercial value. Non-ferrous metals include gold, silver, lead, zinc, copper, etc. There are also occurrences of these in Marquette County and gold has even been mined west of the City of Marquette. In relation to Chocolay Township, there have been some traces of copper, lead, and zinc found within the Township. These traces have appeared in test borings. The amounts found have been small and as yet are not considered large enough quantities to warrant any mining operations. However, other low value mineral resources such as sand and gravel do exist throughout the Township. Extraction of these resources are dependent on local needs and location economies. Because the hauling costs can easily exceed the resource's market price, deposits must be located in close proximity to the user area. For this reason, these mineral resources should be preserved as Areas of Particular Concern. See Chapter 9. The Charter Township of Chocolay Comprehensive Plan - 2005 4-8 �Topography When the earth was formed, it is obvious that the resulting surface did not end up flat. There are hills, ravines, mountains, flat plains, and a thousand other shapes to the earth. This changing surface can be said to have a changing topography. The vertical distance measured above mean sea level is elevation. These elevation changes in the landscape determine the size and slope of a watershed. Map 4-2 shows the relative elevation of land in the Township. Photo 4-3 Hills in the Green Garden Hill Area The importance of looking at topography in Chocolay Township centers on identifying the best suited areas of the Township for various uses. The steep topography (10% or greater slopes) is generally thought of as not desirable for most types of development. Construction costs are usually higher, chances of erosion occurring when this soil is disturbed is very high, and if public services are provided, the steep areas can cost more in providing service. For reasons such as these, steep areas are discouraged as prime development areas, especially when the flatter locations are available. Other significant topographic characteristics are unique geologic formations. In Chocolay Township this would include the sand bluffs along Lake Superior and the protruding bedrock formations. These areas, in addition to the steep-sloped areas, are Areas of Particular Concern. See Chapter 9. The Charter Township of Chocolay Comprehensive Plan - 2005 4-9 �Map 4-2 Chocolay Township Topography Chocolay Township: Digital Elevation Model (DEM) Map State Highway Lakes County Highway Streams Named Roads - - - Township Line Un-Named Roads C==:J C==:J c:J 593-639ft 640 - 701 ft 702 - 774 ft Secuon Line ~ 775 - 906 State Lands - ft 907 - 1,104 fl ' -~. · Source Michigan Center ror Geographic Information, De!X d lnformaton Technology Map Prepared by the land lnformatoo Access AssociatlOl'l, August 2004 1 2 3 e!!!!!!!!!!,s;;;iO ;;aS;;;;;;i!!!!!!!!!!!!!0 0- ' - ' - ' - ' - ' - ' - 'e!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!5-a-a;;;;;;;;;;;;;;;;;;;;;;;;;;;;;a;;;a" Mies !:;'Jill\' ~==== ~ 12 15 ~ , - .. 13 ~ ,- ' 1/>.:. -~ ,' .( 14 ·v \ . . f· ~ ,1 i ,·, ;, ,. I 0 20 -"I <0 ~ r... .... "'-. ,,.,...."'" ~" .r . i "i"\\ \X i . 1 I ,__24_ __; 19 ~ 23 . ~ ~~" ~--r.e~'1~ \ --- CountyRoadBu ' r:. •·- - ,. 20 u~l-- I : ~ _ ,...; 1 .: - --;;;- . •. 16 ,. ;__ ~ 15 ~ ""-1" r~·-'";.., _- -~ • i·, 14 ~ I t•~"--t ?. ~➔ . . : . 12 .f, _ { r ._: ' .-. '·r· -1· · .,a- j MaumRd . t· . ~ rI. : ~_._ii • •. 22 23 · "r ;,;; rl·t .24 j i Cll "" .s, ,s 'J ·JO 21l t8 I ,5 f ' ~b ~· M I :;t1 , ) I 36 ~, 3" ~ , · ll, ,, ·#" The Charter Township of Chocolay Comprehensive Plan - 2005 4-10 ,. l: ~ l ), C ' 3S , "" ~ ~-@ a: D �Water Features and Watersheds Streams, rivers, lakes, and wetlands all play a valuable role in Chocolay Township's natural features. Chocolay Township residents enjoy the water for domestic use, waste treatment, recreation by bathers, fishermen, boaters, and nature lovers. Water is the habitat for a wide variety of water-bound creatures. These diverse and sometimes conflicting uses can strain water quality. It is important that all persons in the Township realize that the runoff from their properties and wastes from their septic systems can contain excessive waste and fertilizer nutrients, chemical contaminates, oil, pesticides and sediment. This also applies to persons and businesses in Forsyth, Sands, Skandia and West Branch Townships, as the Chocolay River watershed includes portions of each of those communities, in addition to Chocolay Township. If each individual, municipality, business, or land user will do their share to protect Chocolay Township water features from effluent, then no one will suffer the loss or degradation of these valuable natural features. The major water features have been marked on Map 4-3. They include the Chocolay River, Sand River, Cedar Creek, Cherry Creek, Big Creek, Kawbawgam Lake, and Lake Levasseur. Lake Superior is also a water feature associated with Chocolay Township. Lake Superior's water quality is influenced by the quality of the drainage from all of the above named water bodies. Photo 4-4 Flowage between Lake Levasseur and Lake Kawbawgam These water areas and the other lesser streams and ponds are all very important to the life cycle of both humans and animals, and deseNe to be Areas of Particular Concern (see Chapter 9). This brings us to the watersheds within Chocolay Township. Based on the topography of Chocolay Township, the surface and subsurface waters flow together in watersheds or basins. Each stream has a watershed or area of land that drains toward a central point of discharge or collection. Depending on the size of the watershed and amount of water collected within it, a body of water, usually a stream or river, will form to carry this The Charter Township of Chocolay Comprehensive Plan - 2005 4-11 �water off. So all impurities or effluent released into one watershed eventually becomes consolidated in a stream or river serving the watershed. This is how each individual action affects all others downstream in the same watershed. The major watersheds are delineated on Map 4-3, Watersheds and Water Features. Wetlands Typical wetland areas include marshes, swamps, fens and bogs. Typical characteristics include the presence of water or wetland vegetation. Wetland areas differ in one major way from glacial lake plain deposits. Because of poor drainage and high water tables, an accumulation of muck and peat overlies the glacial lake plain. Water yields are similar to lake plain yields. These deposits occur in several areas in the east half of Chocolay Township. More specific locations are shown on the surface geology map. All wetland areas possess unique environmental qualities and should be preserved as Areas of Particular Concern (see Chapter 9). Wetland regulation in Michigan is provided for by the Wetlands Protection Act, Part 303 of the Natural Resources and Environmental Protection Act, PA 451 of 1994, which is administered by the Department of Environmental Quality. Photo 4-5 Wetland Area along Lake Kawbawgam Floodplains Typical floodplain areas occur along the shore of Lake Superior, in wetland areas, and along river and stream watershed courses. Currently, floodplains are regulated in part by Part 31 of the Natural Resources and Environmental Protection Act, PA 451 of 1994, the Floodplain Regulation Act, but also by local building and zoning codes which require special treatment for structures built in a floodplain. In addition, the Township participates in a Federal Flood Insurance Program through the Federal Emergency Management Agency (FEMA) which provides for insurance of structures within a floodplain area or near a floodplain against losses occurring as a result of flooding. A finalized Floodplain Map was compiled in May of 1987 for the Township. See Map 4-4. The Charter Township of Chocolay Comprehensive Plan - 2005 4-12 �This map identifies floodplain areas based on a 100 year flood possibility. Identification of these areas is important in establishing land use development patterns. Because the floodplain provides an area of water retention in times of flooding to prevent flooding into other areas, these floodplain areas should be preserved as Areas of Particular Concern (see Chapter 9). Indiscriminate filling of these floodplains can affect other areas by causing damage and loss of property due to flooding, and therefore efforts to manage these floodplains and flood prone properties are essential to all concerned. The Township should ensure that local zoning approval for development in a floodplain does not occur until (and if) DEQ approval has been obtained. Shoreland Features Chocolay Township has approximately twelve miles of Lake Superior shoreline. This area of shoreland is looked at specifically because of legislation pertaining to the management of these areas. State consideration and finally legislation of the Great Lakes shoreline was prompted because of the high damage losses to shoreline development over the years. There is a great attraction to living along the shore. However, development constructed during low water periods that encroaches on the shore is endangered during high water years. A large amount of federal, state, and private money is invested each year in shoreland protection structures and reconstruction of damaged developments. Photo 4-6 Lake Superior Shoreline The Charter Township of Chocolay Comprehensive Plan - 2005 4-13 �Map 4-3 Watersheds and Water Features ...------~--~--..~------------ Chocolay Township: Watershed Map State Highway Lakes - Big Creek County Highway Streams Named Roads Township Line Un-Named Roads Section Line Chocolay River ~ Lake Drainage - Lake Superior Sand River Slate Lands " w◊• Source: CUPPAO - Central U pper Peninsula Planning And Development Commission Michigan Center'°' Geographic Information, Dept of Information Technology M ap Prepared by the Land lnformabOn Access Association, August 2004 0.5 0 1 2 3 """"""""'"----""""""""'"--------------""""""""""""""""""""""""""""'"-------------a MIies ' \\ q. ~t,Lo ~ ~i•~.,.~ Ch fiil ~ v..,0 1551 e,.._<:\ v~ 0 T v. . ~ I~ ~ ocofayb. Kawbawgain Lake Z 16 ~ 5 Cherry i ~ , _, e .lil: • G> i "' l2 Mangum Rd n ,f C !l ,. ,~ ,. ~ 2l) ;#" ii a, 2~ "' tf ! ✓ Green Garden Rd 21 27 25 ,. fiil -1 .' 2'1 32 28 ,,~ ~t, ~ ✓~ • • . >,. I .__ 3J._ _. I ~ CJ d> ~ ! Lake Le Vasseur ! u .ll' 14 j James Jeske Flo(#tlng (currently bel'8) drawn down) ~ County Road Bu a, i" CounlyRoedBaa "Tllfer ve;b~ 1480 1 "O a: ·33 _14 I ':15 36 31 I )2 s1 I~ ( The Charter Township of Chocolay Comprehensive Plan - 2005 4-14 \ J'.; ·· 1,; •J~ �Map 4-4 Floodplains in Chocolay Townshi_e Chocolay Township: Flood Insurance Rate Map State Highway - - Lakes County Highway Named Roads Un-Named Roads FLOOD AREA Streams - 100-Year Flood Township Line ~ 100-Year Floodway Area Section Line Other Flood Areas - State Lands Outside 500-Year Floodplain Source : Federal Emergency Management Agency, May 1967 w◊• Michigan Center for Geographic Information, Dept of Information Technology Map Prepared by the Land Information Access Association, August 2004 .......,. 1...,........,iiiiliilliiii..., 0.5 0 _ _ _ _ _ _ _..., 1 ................................,. 2 _ _ _ _ _ __..3 Miles I f. I 13 ----.,,__,p i' / .Jr ~ ! 17 I I J Mangum Rd j 20 24 22 • ,. _- ·--t- • I 25 27 27 -i,-- 31 34 34 ~ The Charter Township of Chocolay Comprehensive Plan - 2005 4-15 t �The intent of the 1970 Shorelands Protection and Management Act (now Part 323 of PA 451 of 1994) is to prevent future damage to permanent residential, commercial, and industrial buildings that may be built in the future in high risk erosion areas of the Great Lakes shoreline. The aim is to prevent damage to buildings, including septic systems and tile fields, for a 30-year period after their construction by requiring a setback distance from the bluff. It is not the State's intention to regulate all of the Great Lakes shoreline, only to encourage deeper setbacks at locations determined to be high risk erosion areas. The Act only permits the State to regulate areas designated as high risk erosion areas and only approximately ten percent of Michigan's Great Lakes shoreline fits this designation. It is also important to mention that the Act does not give authority to ban persons from using their property, it just allows a setback requirement. The Act pertains to undeveloped, and developed property in areas designated as having significant erosion. The Department of Environmental Quality by statute, has instituted a permit procedure for approving building setbacks in all high risk erosion areas. Chocolay Township has approximately 6.75 miles of shoreline that are designated as high risk erosion under the DEQ guidelines, although the entire shoreline is subject to the natural forces that cause erosion. These high risk erosion areas are shown on Map 4-5. Parts of this shoreline are developed and parts are not. Therefore, the Township should consider classifying these areas as Areas of Particular Concern and ensure that local zoning approval for development in high risk erosion areas does not occur until (and if) DEQ approval has been obtained. The Charter Township of Chocolay Comprehensive Plan - 2005 4-16 �Map 4-5 Hiah Risk Erosion Areas in Chocola Chocolay Township: High Risk Erosion Area Map - Named Roads Projected Recession Di stances•• Lakes State Highway Streams - - - County Highway - - - Township Line Un-Named Roads Section Line L7 c=J r--::J 85-50 95--55 11 5-65 125-70 State Lands - 130-70 •• The 60-year projected recession distance is listed first , followed by lhe 30-year distance Source Mchlgan Department of Envi ronmental Quabty, Geological .-1d Land Management Division _A__ Michigan Ceoter for Geographic Information, Dept of Information Technology w-y-1. Map Prep•ed by the land lnformalJ011 Access Association, August 2004 1 05 0 1 2 3 • ...,=----=-------...,======---------Miles _,. 0-:•'\'-"'"'"" ! 10 12 ...,.t 11 J ' 2b--- - ~, . ~ .I! ·v 1 ,.._ ;.,,. ,.._·"'1 _ t..4 "'.v, 1i, 19 r· ~1 24 ~ " j_ ~ . ~ \ 28 I \r ·- t - - • I ·- . L. - .,.,.,.. i ·~ r ' 1 25 27 ·" m ·7 ---30 I 36 34 33\ i .. [~51 "•--· l 29 - . ~ . I •. ----~-i• ---•--- · ;,,-"4'. 28- -• ;_ j1 ~ ' . ).·. 1 i. ,. • I <i-/,R~ &' 33 32 j I i l . ,.,, ---,,- ,Ii The Charter Township of Chocolay Comprehensive Plan - 2005 4-17 r I ~ 14 .\1 g r -,."'l . ~ ' j 1\•• I i ! I I ;f I 23 'i I I I 24 't i - '-' -- 4~------ --··-i Ir ·-·-• .. ~ -~r • ~, --,.:o..--:- ,! e,(' I ", 7 ' 2H }". "f ' " 31 / < I ~ !1o . --:---r , ·7 l " r - f~:,t-' ;_1........,...-t-~. <I) j r ---' . L'-•· - L....t.. · 51 15 Mangvm Rd ( ----------"{ -~1 I , - t l 16 -• l j \ 29 ' 14 12. :__-~l County_ Road Bu 15 -., I ~.~-c1· --•-,.._+ ,.,__.. ,.,...T ; r"•f . : 34 25 .. 35 , ,. 1 l _.___ 36- 1 �Observations As the previous discussion investigated key natural features within the Township, particular issues and problems have been identified. These will be listed to allow the Township to concentrate their effort in these significant areas of concern. • The majority of soils in the Township are not suitable for urban types of development. • A large percentage of the Township has soil suitable for forest production. • Soil characteristics in the Township make conventional septic tank operation only workable in very limited areas of Chocolay. • Mineral deposits in the Township have only appeared in trace amounts and are not of commercial value . • There is an area of steep slopes (10% or greater) in the southwest corner of Chocolay Township, and development should be discouraged in this area. • There are a large amount of wetlands and floodplains in the Township which provide valuable benefits to the community, but greatly limit development potential in those parts of the Township . • Chocolay Township has 6.75 miles of designated high risk erosion areas. • Areas of Particular Concern have been identified, and the Township is encouraged to take steps in preserving them (see Chapter 9). Photo 4-7 Marquette State Fish Hatchery Outlet at Cherry Creek John f:\winword\chocolay\final\CHAPTER 4 final.doc The Charter Township of Chocolay Comprehensive Plan - 2005 4-18 �Chapter 5 EXISTING LAND USE I INTRODUCTION The previous chapter, entitled "Natural Features" was an investigation of the land forms and water features occurring in Chocolay Township. This included all aspects of the township that were naturally occurring and could be altered by human impact. This chapter looks at current development in the Township. This is done by an inventory of the various land uses within the Township. It shows the areas of the Township that are developing and the types of uses present. Two forms of inventory are examined in this chapter. One is a land use/land cover inventory. It is based on the interpretation of aerial photographs and mapping in a Geographic Information System (GIS). It classifies land into different land uses {how land is used, such as for residential, commercial, industrial or agricultural purposes), or land cover (the type of vegetation on it or the lack of vegetation). The second is a land use by tax class inventory. This looks at how land is classified by assessors, such as for residential, commercial, industrial and agricultural use. This classification system is parcel based does not include such land cover types as wetlands, upland conifers or dunes. It is important to study land use and land cover, and to the extent possible, change in land use/cover over time, in order to understand how and where land is being developed in the community, where there may be important land resources that should be considered in the planning process, and to better understand the implications of current trends if they continue into the future. The most current land use inventory was completed in 2004. See Map 5-1 and Table 51. It was based on the Michigan Resource Inventory System data that used 1978 aerial photography, and then was updated through a ground-level visual survey. Photo 5-1 Homestead Golf Course is one Example of Many Different Land Uses The Charter Township of Chocolay Comprehensive Plan - 2005 5-1 �Map 5-1 Existina Land Use/Cover, 2004 Chocolay Township: 2004 Land Use/Land Cover Map - Sta te Highway - - - County HighYlay - - - Named Roads - Streams Agricultural La nd Township Line - Barre n Wetlands State Lands Forest La nd Secuon Line Ur.Named Roads - Water Ra ngeland Urban and Built Up Source 1978 MIRIS Land Use updated by Chocolay Twp statfin 2004 Michigan Center for Geographic Information, Dept of lnfoonatiOn Technology ' w◊ • Map Prepared by the Land Information Access Association, December 2004 1 05 0 1 = 2 3 1!!!!!"!!!!!!5i. . .iii1!"!!!!!!"!!!!!5ii..................iil!!!!"!!!!!!"!!!!!!"!!!!!!"!!!!!!"!!!!!!"!!!!!!!!5.................. 15 14 M,les 13 ,g 17 16 20 ii 29 2ll n ' 26 27 36 The Charter Township of Chocolay Comprehensive Plan - 2005 5-2 :!4 ~ "~ 25 36 �Table 5-1 Summary of Land Use/Cover Types for Chocolay Township 1978 Acres 1978 % Total Area 2004 Acres 2004% Total Area Urban and Built Up 2,423 6.2% 2,917 7.6% Agricultural Land 2,684 6.9% 2,564 6.7% Land Use/Cover Description Open Land Forest Land Water Wetlands Barren Total Acres in Chocolay Township 1,896 4.9% 1,620 4.2% 28,146 72.5% 27,894 72.5% 348 0.9% 348 0.9% 3,186 8.2% 2,987 7.8% 148 0.4% 145 0.4% 38,831 100.0% 38,476 100.0% Sources: 1978 Michigan Resource Information System and 2004 visual survey by Chocolay Township Note: The difference in total acres between 1978 and 2004 is due to differences in the location of boundaries in the base maps from the two periods. LAND USE/LAND COVER IN CHOCOLAY TOWNSHIP Urban and Built Up There were 2,917 acres of urban and built-up land in Chocolay Township in 2004. While single-family residential comprises nearly 90% of all urban and built-up land, Chocolay Township also has multi-family residential, mobile home park, commercial, services, institutional, primary/central business, secondary/neighborhood business, institutional, industrial, transport, communication, utilities, open pit, sand and gravel, and outdoor recreation uses. Most of the urban and built-up lands are in the western part of the Township, along the Lake Superior shoreline or along the US-41 and M-28 corridors. The most visible change in land use/cover in Chocolay Township occurred with an increase of about 500 acres of urban and built-up land between 1978 and 2004. At the same time there were decreases in the areas of agricultural land, forest land and wetlands. In part these decreases are due to conversion of those land uses to urban uses, and in part they may be due to conversions of agricultural land, forest land, open land and wetlands into other non-urban land cover categories, and in part they may be due to differences in interpretation between the two inventory dates. Agricultural Land Agricultural land, totaling over 2,500 acres in Chocolay Township is mostly crop land. Open Land or Rangeland This category comprises land that is not developed, forested or used for agriculture. It may at one time have been farmed or cleared of timber, but at the time of the land use inventory, was not actively used for either farming or forestry. This land use/land cover typically has meadows or fields of annual, biennial or perennial herbaceous plants and grasses. It may also have shrub growth and seedling trees. The Charter Township of Chocolay Comprehensive Plan - 2005 5-3 �Photo 5-2 Agricultural Land in Chocolay Township Forest Land This category comprises the largest percentage of land in Chocolay Township , with nearly 28,000 acres, or almost 73% of the entire Township area. Forest land in Chocolay Township is primarily northern hardwood, which generally contains Maple, Beech and associated other species. Pine and other upland conifers are the next most common species group, followed by Aspen/Birch, lowland hardwoods, lowland conifers and a small area of Christmas tree plantation . Photo 5-3 Forest Land Comprises the Largest Percentage of Land in Chocolay Township Water Excluding Lake Superior, open water areas comprise nearly 350 acres of Chocolay Township. There are many rivers , streams and creeks, but most of the water area is in inland lakes, such as Lake Le Vasseur and Lake Kawbawgam. The James Jeske flooding is being drained , and is changing from open water to wetland . The Charter Township of Chocolay Comprehensive Plan - 2005 5-4 �Wetlands Wetlands are a land cover type characterized by certain soils and vegetation types and at least the seasonal presence of water. A precise determination of whether a parcel of land contains wetlands requires expert inspection, but the interpretation of aerial photographs can be fairly accurate. In 2004 there were nearly 3,000 acres of wetlands in Chocolay Township, a decline since 1978 of almost 200 acres. Wetland types in Chocolay Township include woodland wetlands, shrub/scrub wetlands, aquatic bed wetlands, and emergent wetlands. Wetlands provide many important values , including stormwater storage, groundwater recharge, water filtering and purification, a nursery for the food chain , habitat for desired wildlife species and scenery. Barren This land cover category includes types that have very sparse vegetation. There were 145 acres of barren lands in Chocolay Township in 2004, including beaches & riverbanks, sand dunes, and a small area of bare, exposed rocks. While not a very extensive land cover type in Chocolay Township, it is an important one, due to the potential for erosion of beaches, riverbanks and sand dunes. These areas can also contain unique ecosystems and rare and fragile species. LAND USE BY TAX CLASS According to assessment records for 2003, over 21,000 acres of Chocolay Township were classed as residential , about 55% of the land. See Table 5-2 and Map 5-2. This was in striking contrast to the area of the Township that was in urban and built-up use, which was less than 3,000 acres or 7.6% (which also included commercial and industrial land uses). Compare Tables 5-1 with 5-2. One measures existing area of land devoted to a particular use or land cover, whereas the other measures land use by tax class on a parcel basis, so if a part of a parcel is used for residential purposes, the whole parcel is classified that way. The Charter Township of Chocolay Comprehensive Plan - 2005 5-5 �Map 5-2 Chocolay Township Land Use by Tax Class Chocolay Township: Property Tax Class Map - 101 (Ag) State Highway - - - County Highway - - - Named Roads Un-Named Roads Streams - - - - Township Line [ Section Line 20 1 (Commercial) ] L "=:J State Lands 401 (ResidenUal) Exempt CFR Exempt Source Chocolay Twp EqualizaUon Dept Michigan Center to, Geographic Information, Dept of lnk>rmation Technolog y Map Prepared by the Land Information Access Association, November 2004 1 ' -~ · 1 2 3 aa5 iil!!!!!!!!!!!!!!!!!ioiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiil!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!.,iiiiiiiiiiiiiiiiiiiiiiiiiiiiii-i Miles !!!!!!!!!!!!!!!!!1iiiii o .. ,. 15 24 23 J7 ~"'' ,;>-◊ :, r/',~ , . '? 3J The Charter Township of Chocolay Comprehensive Plan - 2005 5-6 p :34 ~I-: 35 . 25 l �Table 5-2 Land Use by Tax Class in Chocolay Township, 2003 Property Class Agricu lture Commercial Res idential AQriculture Exempt Commercial Forest Reserve Exempt (public or non profit owned) ROW and lake Total Acres 690 891 21,125 5,179 953 8,662 1,006 38,506 % of Total Acres 1.8% 2.3% 54.9% 13.5% 2.5% 22 .5% 2.6% 100.0% Source: Marquette County Assessor and Chocolay Township. Note: The difference in the total land area between Tables 5-1 and 5-2 are due to differences in mapping. Parcels with the tax classification "exempt," were second in area, with "agriculture exempt" third in 2003. These areas included state and other public lands. Most of the "exempt" and "agriculture exempt" lands were state-owned, and in the eastern half of the Township. State-owned lands included portions of the Escanaba River State Forest, the Marquette Branch Correctional Facility Mangum Farm and other Department of Corrections properties, MOOT Lake Superior shoreline and highway scenic turnouts and several smaller parcels owned by the DNR, including the Cherry Creek Fish Hatchery. A total of about 36% of the land in Chocolay Township was tax exempt. Commercial Forest Act (CFR) lands accounted for 953 acres of Chocolay Township in 2003. These are private lands, and under the CFR agreement, the owners pay a reduced tax of $1.1 O per acre on forest lands greater then 40 acres if a management plan is developed. The Department of Natural Resources, Forest, Mineral and Fire Management Division, offers the property tax incentives to owners of forested lands if they agree to properly manage their commercial forest lands for recreation or wildlife. Forest species benefit from this program, such as deer, turkey, grouse, nongame forest birds, amphibians, reptiles, etc. Cutting of trees is approved by permit only. Properties classed as "commercial" accounted for 891 acres in 2003. Commercial parcels in the Township included two golf courses, and both large and small parcels along the US-41/M-28 corridor in the northwestern part of the Township. There were only 690 acres with a tax classification of "agriculture" in 2003, while 2,564 acres were identified as agriculture in the land use/cover inventory in 2004. None of the 2,564 acres of agricultural land in the land use/cover inventory were tax exempt. This means that approximately 1,800 acres of agricultural lands were not classified as such. A comparison of Maps 5-1 and 5-2 shows that much of the agricultural land not classified as agricultural for tax purposes was classified as residential. Table 5-2 displays a tax classification, "ROW and Lake," and that it comprises about 1,000 acres in Chocolay Township. This classification includes portions of the land not within the boundaries of identified parcels. It includes the rights-of-way of roads, lakes and other land or water areas not part of a parcel. This is land that is not likely to change in area over time. The Charter Township of Chocolay Comprehensive Plan - 2005 5-7 �RELATIONSHIP OF LAND USE/COVER INVENTORY TO LAND USE BY TAX CLASS INVENTORY AND OTHER INFORMATION A comparison of the land use inventories, one of actual use, or type of development (as well as land cover) and the other by tax classification illustrates that far more land is assessed at a higher development level than that for which the land is used. Already developed parcels and most of those classified as residential (and thus presumed to be developable) are in close proximity to sensitive natural features or have severe development limitations. These natural features include the Lake Superior shoreline, the Chocolay River and the many high quality streams and creeks that feed the River, inland lakes and Lake Superior. There are also large areas of floodplains, wetlands and soils with development limitations. The natural features of Chocolay Township provide for the rural quality of life that residents prefer, and help the local economy. It will be important to ensure as land is developed, that these natural features are protected. Photo 5-4 Natural Features Should be Protected in Order to Promote the Local Economy t d 18 1 2005 John f:\winword\chocolay\final\CHAPTER 5 final.doc The Charter Township of Chocolay Comprehensive Plan - 2005 5-8 �Chapter 6 PUBLIC FACILITIES AND SERVICES INTRODUCTION This chapter describes the public facilities and services provided to residents in Chocolay Township. These include fire and police protection, governmental administration, solid waste collection and disposal, water, sewage, recreation, education, health, library, cemeteries and others. These facilities are owned and operated by the Township and state government, and in the case of a few recreational facilities, by private owners/operators. TOWNSHIP ADMINISTRATION The operation of Township business takes place at the Municipal Complex, on a nearly 2.8 acre parcel at 5010 US-41 South, located on the corner of Silver Creek Road and U.S. 41 South, in Harvey. See Map 6-1. A staff of 12.5 full-time,¾ time or on-call staff members use the office complex 8:00 a.m. to 5:00 p.m. Monday through Friday. See Table 6-1 Photo 6-1 Chocolay Township Hall The municipal complex was built in 1978 by remodeling an old schoolhouse and adding a large addition. It contains offices for all Township departments, including the Supervisor's office, the Clerk's office, the Department of Public Works office, the Community Development Department office, and a front office area utilized by the Treasurer's Department and the secretarial/receptionist support staff. In the old schoolhouse portion of the building, there is a meeting room that is used for board and commission meetings, community groups, and the general public. The Police Department has an office adjacent to the meeting room. Two storage areas are located off of the meeting room. There is an outside storage building for use by the Public Works Department. Funds are set aside annually in the Capital Improvements Fund for major building maintenance. The Charter Township of Chocolay Comprehensive Plan - 2005 6-1 �Table 6-1 Chocolay Township Employees Department Office staff (1 Director of Planning and Community Development, 1 Zoning Administrator (3/4 time), 1 Director of Assessing, 1 Secretary/Records Clerk, 1 Deputy Clerk & 3/4 time Deputy Treasurer, 1 Director of Recreation and Grants, and 1 on-call Temporary Secretary) Department of Public Works (1 DPW Supervisor, 1 Lead Maintenance Worker, 1 General Maintenance Worker I and 1 General Maintenance Worker II) Police Department (4 full-time police officers, two part-time officers, 1 administrative assistant and 1 secretary) Total Employees Number of Employees 8 .5 full-time, ¾ time and oncall 4.0 8.0 full-time and part-time 20.5 Photo 6-2 Chocolay Township Vehicle The Charter Township of Chocolay Comprehensive Plan - 2005 6-2 �Map 6-1 Chocolay Township Public Facilities Chocolay Township Community Facilities Sliver Creek Sites - State Highway Lakes - -- County Highway Streams - - - Named Roads LEGEND • Township Site • Township Land • State Facility State Lands Private Recreation State lands - - - Township Line Un-Named Roads Section Line SO!Jroe Michigan Center kw Geographle lnfonn,tlOl"I Dept of lnfonnatlOl'I T.chnok)gy " ~~· Map Prepared by the land lnformat10n Access Assooation August 2004 Kawbawgam Park and Cross Country Ski Trall MOOT Scenic Turnout MDNR Publlc Access to Chocolay River Lakewood Lane/M-28 Access Strip I.. - - - - '-r~ -=----- \ MOOT Scenic Turnouts / J /---==re:::~ J-=:. .--------4 ~~~l ' - owmobile Tra - in . •J: :t yvn) ay Downs Golf,fourse • \J \.1 Lake Le Vasseur Waterfowl Area " Escanaba River State Forest Boundary The Charter Township of Chocolay Comprehensive Plan - 2005 6-3 . ~ "' I �Community Center Several efforts have been initiated to establish a permanent community center in Chocolay Township. The Township purchased the Silver Creek Elementary School in 2001 and has used it occasionally as a community center. There is a playground and tot lot outside and basketball courts inside, plus meeting rooms. Millage elections to fund operation of the community center have failed, and the building has been sold. PUBLIC WORKS The Chocolay Township Public Works Department oversees maintenance of the Township Municipal Complex, Township-owned recreation lands and facilities and the wastewater collection facilities. The Public Works Department has 4 employees. Wastewater Facilities There is a Township installed a sanitary sewer collection system servicing the greater village of Harvey area, built in 1975. The system was extended in 1976 to serve the Ewing Plaza commercial area and in 1977 to the Ewing Park residential subdivision. The latter extension included a pump station. The system consists of gravity lines as well as five large pump stations and three small grinder stations. A large force main was installed to connect the collection system to the Marquette City Treatment Plant where the wastewater receives final treatment. Capacity of the wastewater plant in Marquette City is 12.6 million gallons per day (mgd). The Township's share of plant capacity is 2.5 mgd. The Township's flow capacity is greater than 1.5 mgd. Pump station #1 has a capacity of 1.1 mgd, but can be upgraded through the addition of another pump. The area of existing sewer service and areas of planned expansion are shown on Map 6-2. Extensions will be made at the request of and expense of landowners who request the extension. In rural areas of the Township and in outlying areas of Harvey, private septic systems are utilized. The County Health Department inspects all new systems to verify that soil conditions will allow the system to operate properly and not contaminate streams or wells in the vicinity. The Charter Township of Chocolay Comprehensive Plan - 2005 6-4 �Map 6-2 Chocolay Township Existing and Planned Sewer Service Area LEGEND - State Highway - - - County HlghNay - - Narn«t Roads State Lands Lakes - Streams - - - Town1h1p Lile ~Named Roads Section line w◊ • Soun:e Mldlipnc.ntfffor~ll'lfofmatioro DeploflntOfrnal:IOf'ITechnology Map Prepa,ed by the uncl ll'lfom,at10n Access Assoaat10n August 2004 Existing Sewer System Planned Sewer Expansions before 2025 Public Sewer and Water Service beyond 2025 -M .. ...,""'""'""'""'""'1;_............ .,,,""',..Jai;;;...,""'l-;............... ,. . .._, ~ l 2~ ~I - '- ~ I ,r-r ,~ ....... 1 ~ " ~ ~ I ,. "" •··!1t " 1 " . ~~ I I r ,. ' ' I . ( r a)'~ • l' / ' ,, The Charter Township of Chocolay Comprehensive Plan - 2005 6-5 I / ,, ~ ,. I t I I :1 ... Jf"l ~ t 27 l .... -----tI " l ,j .., --· ,, 2S ~ t 1 ~ �Water Facilities At present, all Township residents and businesses are served by private wells, each varying in quality and capacity. The Township provides no public system for distribution of water. In 1975, when the sewer was constructed, in anticipation of future needs, crossing pipes were placed under the U.S. 41 highway in Harvey so that the highway would not have to be disturbed when and if water lines are utilized in the future . Concern over petroleum contamination of several wells in the Harvey area has led to discussion of a municipal water system. Contaminated wells in this area were replaced by drilling to a deeper aquifer, through State of Michigan funding. Mitigation of the contamination plume was also initiated. Chocolay Township has had studies prepared several times in the past 25 years to investigate the potential and costs for the development of a municipal water system to serve the more populated areas of the Township. The latest study was prepared in 2001 by the consulting firm of STS Consultants, Ltd. The study found that for the vast majority of Township residents and businesses, individual wells provide an adequate quality and quantity of water. The cost to provide municipal water remains prohibitive for the current population size. However, in the future, it may become feasible to provide a water distribution system to the more populated areas, and the US-41 /M-28 commercial corridor. Until that time, those areas with groundwater contamination should continue to be monitored. If contamination spreads, a public water supply may need to be constructed. Photo 6-3 It may be Possible to Provide Public Water to the US-41/M-28 Corridor in the Future SOLID WASTE/RECYCLING Township residents generate about 25 pounds of solid waste per resident per month. Total residential solid waste is between 65-75 tons per month, depending on the time of year. The Township contracts with private haulers to provide curb-side garbage collection at a rate of $7.50 for 5 garbage bags. Businesses hire private waste haulers The Charter Township of Chocolay Comprehensive Plan - 2005 6-6 �for their solid waste. Solid waste is deposited in the Marquette County Landfill , which is located about 9 miles west of the Township. Residents may haul their own waste to the landfill after purchasing a permit from the Township. Weekly curbside recycling is available and takes place along with garbage collection. Residents are encouraged to recycle clear glass, newspapers, magazines, tin cans and number two plastics. There are no figures on the amount recycled, but sanitation workers report that there are recyclables put out at every nearly home on garbage collection day. In addition, brush can be dropped off in the spring, fall and in January for Christmas trees. Brush is chipped and provided to residents for landscaping. UTILITIES The Marquette Board of Light and Power and the Alger-Delta Cooperative Electric Association provide electricity to Chocolay Township. SEMCO Energy provides natural gas to homes in the most densely populated areas of the Township. There are no major gas lines through the Township. EMERGENCY SERVICES Police The Chocolay Township Police Department consists of a staff of four full-time officers, two part-time officers, and administrative assistant and a secretary. The Township currently utilizes two patrol cars, one four-wheel drive sport utility vehicle used exclusively in the winter, and two snowmobiles, equipped for a rescue sled if needed, which is used for patrolling the DNR Trail. The Township is purchasing an additional snowmobile. The nearest State Police post is about twelve miles west of Chocolay Township in Negaunee Township. Photo 6-4 Chocolay Police Department Vehicle The Charter Township of Chocolay Comprehensive Plan - 2005 6-7 �Fire The Township Fire Department has 26 volunteers, including officers. There are two pumpers, one tanker and one unit equipped for extrication and rescue. Because the Township does not have a municipal water system, all water used in fighting a fire must be transported by tanker and mutual aid trucks, or extracted from dry hydrants located along creeks and rivers. There are no plans for expansion of equipment or personnel. The firehall is located in the municipal complex. It is a 36' by 50' building with a 20' by 50' addition. The Township has mutual aid agreements with surrounding communities. These agreements allow equipment and manpower to assist in fire calls reciprocally with these units of government. There are no Township regulations regarding open burning. Yard waste, but not building materials, can be burned in a container without a permit and in the open with a permit obtained by calling a toll-free number. Photo 6-5 Dry Hydrant along Lake Kawbawgam for Use in Fighting Fires Homeowner and business insurance is tied to ratings of the fire suppression capability of the community. The Insurance Services Organization (ISO) rating for all of Chocolay Township is 9. This is a high number, and is likely reflected in relatively high insurance premiums. The Fire Department continually works to reduce the ISO rating, which would indicate safer conditions for residents and lowered insurance premiums. Reduction in the ISO rating could come from the installation of an elevated water storage tank or other options for rapid filling of fire fighting equipment, or the installation of a municipal water system in the Harvey area. A reduction of the ISO rating from 9 to 8 may come with the purchase of the next tanker truck, but there would be no reduction in insurance premiums for commercial properties as a result. Ambulance Marquette General Hospital provides Ambulance service. Marquette General is the nearest hospital to Chocolay Township and is located in the City of Marquette, about five miles west of the Township. The Charter Township of Chocolay Comprehensive Plan - 2005 6-8 �HEALTH CARE Marquette General Hospital contains over 300 beds. It offers a wide array of emergency, surgical, treatment and wellness services. Family medicine and obstetrics/gynecology services are offered at Lakewood Medical Associates in Harvey. EDUCATION Children in Chocolay Township attending public schools do so in the Marquette Area Public School system. The entire Township is within the Marquette Area Public School District. Total enrollment in the fall of 2004 was 3,655. This was down from the 2003 enrollment of 3,757. Enrollment totaled 992 in the four elementary schools (Cherry Creek, Sandy Knoll, Superior Hills and Vandenboom) offering grades K-3, 476 in grades 4 and 5 at Graveraet School, 849 in grades 6-8 at Bothwell School and 1,338 at the High School. Cherry Creek Elementary School is located on Ortman Road in Chocolay Township. It had an enrollment of 343 in 2004. It is the only public school in the Township. Photo 6-6 Cherry Creek Elementary School The Charter Township of Chocolay Comprehensive Plan - 2005 6-9 �RECREATION FACILITIES In 2004, the Township updated its Recreation Plan. The Plan is reviewed by the Planning Commission annually in order to review, prioritize, and budget for recreation activities, and updated every five years in order to obtain certification from the Michigan Department of Natural Resources. The Recreation Plan provides an inventory of existing recreation-related facilities and lays out plans for improvements and expansions. In the past, the Township has relied heavily upon grants to fund recreational facilities, such as the Lawcon grant for the Silver Creek Recreation Area and the Michigan Natural Resources Trust Fund grant for the Beaver Grove Recreation Area. For a complete description of recreation facilities in the Township, please refer to the Recreation Plan, which is kept on file in the office of the Department of Land Use Management. Table 6-2 and the following text provide a brief oveNiew of recreation facilities and their features. Photo 6-7 Beaver Grove Recreation Area The Charter Township of Chocolay Comprehensive Plan - 2005 6-10 �Table 6-2 Chocolay Township Recreation Facilities Chocolay Township Recreation Facilities Matrix ... Cl) ~<C: Cl) Cl) ·-0 ... 'la (.) ... ~ Cl)(.) ~ Cl) iii Soccer Field 0:: X X X Playground/Tot Lot Picnic Facilities .Sl iii (II (II C: "C (!) :a (!) Cl) > (II Cl) a:i :::ii: ci. 3: I- ... (II C: Cl) ~ (!) ... ~ (II 0.. Ill C: 0 :J X X X X F '5 0 ...::::s C: ::::s 0 Cl) (.) (.) ...CD <... C. Cl) E (II I- (.) Cl) ci ci ~ :::ii: Ill Ill > ii: 0:: ~ z C Ill C: 3: 0 C >, (II 0(.) 0 .i;: (.) 0 (!) "C (II .Sl Ill Cl) E 0 :c ..: u "' ~ ~ 'i: ::::s E E 0 (.) (II J:. (.) Cl) ~ (.) i!:' ... Cl) .i;: (.) Restrooms X Cl) C: '6 0 0 Li: Cl) C. ~ Cl) Cl) ... (.) ~ Cl) (.) Cl) "") 0 Ill > Horse Shoe Court Hiking/Nature Trail X X X-Country Skiing X X F Swimming F X F Fishing X X Cl) ... ~ (II 'i: >< 0.. ::::s Cl) :::ii: C. ai ci.E 3: 0 I- (.) X X ~ (.) 0 0.. X X ::::s (,) Ill Ill Cl) 0:: ~ (II > (II ...I Cl) 3: Cl) ...0 a:i ~ (II ...I X X X X X F X X X X X F Boat Launch Access Basketball Court 'i3 X X X X X F X X X X X X X X ... ... < .; CD X Open Space Baseball Diamond Ill Cl) Ice Skating Rink Tennis Court C: C: Cl) > 0 ... ... "C X X X X X X X X X X F Warming House Primitive Camping Camping Utilities F Showers Golf Course X X X X X X Covered Pavilion X Hunting X X X Source: Chocolay Township 2004 Recreation Plan Note: "X" existing and "F" future. = = Township Owned Recreation Properties (from 2004 Recreation Plan) This section summarizes Township-owned properties used for active and passive recreation. See Map 6-1 for their locations. Chocolay River - Green Garden Site This property is located on Green Garden Road approximately 1.5 miles from US-41 in the south central part of the Township . It is approximately 1.08 acres in size and currently undeveloped but is used as a local swimming and fishing spot. The site also offers a primitive carry-down boat launch to the river. Both of the parcels that comprise the site are zoned Rural Residential-2 (RR-2). The RR-2 district allows for parks as a conditional use on parcels consisting of a minimum of 20 acres. The deed giving title to Chocolay Township requires that the property be used exclusively for providing a park and other recreational facilities for the children and the members of the public in and The Charter Township of Chocolay Comprehensive Plan - 2005 6-11 �about the Township of Chocolay. Silver Creek Recreation Area (SCRA) The SCRA encompasses 23.7 acres in the northwest corner of the Township. The size and location of this recreation site make it especially suited as a "community play field." Due to its central location the SCRA, is the most widely used recreation facility the Township owns and is in a Public Lands district. Existing facilities at SCRA consist of the following: four tennis courts, soccer field, baseball diamond, basketball hoop, totlot/playground, picnic area, restrooms, and paved drives. The developed portion of the site utilizes the southern 1/2 of the property while a primitive trail system is interspersed throughout the western and forested northern 1/2. The SCRA is extensively used for organized baseball, softball, little league and soccer throughout the spring, summer and fall. The trail system is utilized year-round. The tennis courts, tot-lot/playground, and picnic area are used extensively from late spring to late fall. Chocolay Township Marina The Township's only marina is located along Main Street in the northwestern corner in the village of Harvey. The marina is situated on the Chocolay River approximately 1500 feet from Lake Superior. The site contains an improved skid pier boat launch, pit toilet and picnic area. It provides boat access to the Chocolay River and to Lake Superior. Unfortunately, the river mouth is often too shallow to permit easy access to Lake Superior, resulting in limited public use. It is located in an R-1 zoning district that allows parks as a conditional use subject to Township Planning Commission approval. In 1999, the Township purchased a small island adjacent to the marina shoreline. This island is recommended as a possible campsite of the NTN Water Trail and open for passive recreation use. Photo 6-8 Chocolay Township Marina and Boat Launch The Voce Creek Open Space Area This undeveloped 12.33 acres, located east of US-41, is approximately 1 mile south and east of the Beaver Grove location. Its soils, topography, and location severely limit its The Charter Township of Chocolay Comprehensive Plan - 2005 6-12 �use for active recreational opportunities. It contains a considerable sand blowout and low land areas that would be very costly to develop into a conventional recreation facility. The area has been identified as a passive recreation tract. The parcel is in a RR-2 zoning district that does not conform to local zoning in terms of lot size. Its distance and lack of a bike path from the developing areas of Harvey and Beaver Grove pose traffic and accessibility problems for children in the Township. The Marquette County Soil Conservation District, in cooperation with the Township, currently is using a portion of the property as an experimental American Beachgrass planting and sand dune stabilization project. The Chocolay Township Municipal Complex The Chocolay Township Municipal Complex is located on a 2.79 acre parcel with frontage on the west of US-41 in the village of Harvey. Besides housing the Township's governmental facilities, the property supports a 30' by 50' pavilion on its northeast corner. Supplied with a number of picnic tables, a permanent grill, and nestled among towering pines, this location provides an ideal passive recreation site for tourists and residents alike. During the winter months the pavilion is flooded and used as an ice skating rink. It conforms to existing permitted uses since it is located in the Public Lands district. At the time of this Plan update it was listed for sale. Beaver Grove Recreation Area (BGRA) This is a combination of two adjoining parcels making up a 29.1 acre recreation site. The property is located west of US-41 and north of County Road 480 and is accessible from either road. The site has considerable frontage on Big Creek that flows along its eastern border. Direct access to the river from a recently developed hiking trail provides fishing opportunities, as well as unique passive recreational outlets. Facilities at this site consist of a baseball field, soccer field, basketball court, pavilion, tot-lot/playground, horseshoe courts, picnic facilities, multi-use open space, hiking trail, improved parking and restrooms. Photo 6-9 Beaver Grove Recreation Area The Charter Township of Chocolay Comprehensive Plan - 2005 6-13 �These facilities are all concentrated on the original 15.11 acres. The adjoining 14 acre parcel was purchased in 1990 and is currently undeveloped. It is currently leased for agricultural purposes. This site is in the R-1 zoning district. In January of 2001, Chocolay Township received a matching grant from the Clean Michigan Initiative (CMI) Recreation Bond Project of the Department of Natural Resources. This grant provided 65% of the total cost required for the purchase/construction of the following upgrades: basketball court, pavilion, fencing, irrigation, spectator seating, entrance signs, scoreboard, display cases, additional parking and covered dugouts. At present, a strategic plan for the undeveloped acreage has yet to be established. Residential development in the south central region of the Township makes this section of the BGRA an ideal location for future recreational development. Brower's Property The Brower property is located on 50 acres, approximately 8 miles southeast of Harvey, Michigan. It is predominately lowland with a mix of trees dominated by spruce, cedar, hemlock, birch and maple. There is a small stream that bisects the property. This parcel was donated in 1999 to the Township with the stipulation that it will be used exclusively for educational and recreational activities. In 2002, the Township received a DNR grant to develop the Brower property as a demonstration area that promotes forest stewardship, while providing passive recreational opportunities. It is in a Resource Production zoning district that allows trails and management activities subject to Planning Commission approval. Lions Club Park This 10.7- acre recreation area is located on M-28, approximately 2.5 miles east of the US-41/M-28 intersection. It is situated in the Varvil Center area and is currently zoned R-1. In 2000, this property was purchased from the Marquette Area Public Schools. The Lions Club Park has a baseball field, ice-skating rink, 1/2 basketball court, pit toilet and large parking lot. Approximately 5 acres remain undeveloped. Photo 6-10 Skating Rink at Lions Club Park The Charter Township of Chocolay Comprehensive Plan - 2005 6-14 �Community Center The Marquette Area Public Schools sold Silver Creek Elementary School to Chocolay Township in 2001. This one-story masonry building, containing 28,227 square feet, is located on 10 acres on the north side of Silver Creek Road. Millage elections to fund operation of the community center were defeated. The building has been sold. Kawbawgam Cross Country Ski Trail The Kawbawgam Cross Country Ski Trail is located on state land and is approximately 2 miles south of M-28. The parking area is located on the Lake Le Vasseur public access road. This trail has 2 loops. The beginning loop is 1.5 miles long and rated easy. The Levasseur loop is 3.9 miles long and rated difficult. The Kawbawgam Cross County Ski Trail is groomed and offers spectacular views of forested hills overlooking Lake Le Vasseur. Photo 6-11 Kawbawgam Cross Country Ski Trail Kawbawgam Pocket Park The Pocket Park is located on Kawbawgam Road just south of M-28. This small neighborhood park contains a basketball court, swings, picnic table, pit toilet and parking lot. The Charter Township of Chocolay Comprehensive Plan - 2005 6-15 �Photo 6-12 Kawbawgam Pocket Park 3 8 ·2004 Green Bay Street Park This property on the corner of Green Bay Street and Lakewood Lane runs along the Chocolay River and was donated to the Township in 2001. It has functioned as a fishing site for residents for many years . The Township requested, and received, a conditional use permit for a "park" designation in 2002. A grant was obtained through the Marquette County Conservation District and the Lake Superior Watershed Partnership to address critical erosion problems. Funds were used to stabilize the stream bank, install stairways and fencing, and establish plants to help control erosion . These improvements have curtailed further erosion and enhanced access for residents, especially seniors. Other Public and Private Recreation Sites (See Map 6-1) Michigan Department of Transportation Scenic Turnouts MOOT owns 3 roadside scenic turnouts by the M-28 corridor along the Lake Superior shoreline. The Township maintains these facilities under contract with MOOT. Site #1 is approximately 6 miles east of the US-41/M-28 intersection near Kawbawgam Road. It consists of½ mile of frontage on Lake Superior. It has restrooms, map display case, picnic area, well water, and a stairway accessing the beach. Sites #2 and #3 are located approximately 7 and 11 miles east of the US-41 /M-28 intersection. These turnouts are a 1.5 mile strip overlooking Lake Superior. Together. they have 2 small picnic areas. These turnouts are very popular with residents since they provide the only public access to Lake Superior in the Township. They also offer convenient, yet scenic, rest stops for tourists. Chocolay River Public Access Fishing Site The Michigan Department of Natural Resources developed this 5. 7 acre site on M-28 approximately one mile east of the US-41 /M-28 intersection. It is situated in a R-1 The Charter Township of Chocolay Comprehensive Plan - 2005 6-16 �zoning district. This handicap accessible site has restroom facilities, expanded parking, a public fishing pier, and carry-down boat launch. It is currently only 1 of 2 handicap accessible fishing sites located in Marquette County. Lake Le Vasseur Waterfowl Area The Michigan DNR constructed this public access site to Lake Le Vasseur off Kawbawgam Road. It is approximately 8 miles from the US-41/M-28 intersection and situated in a Resource Production zoning district. The DNR also rebuilt the dam on the west-end of the lake to provide improved hunting and fishing opportunities for the public. Photo 6-13 DNR Dam that forms Lake Le Vasseur Waterfowl Area James Jeske Flooding at Sand River The Michigan DNR built this wildlife flooding area on the Sand River approximately 11 miles from the US-41/M-28 intersection. Located just south of the mouth of the Sand River and Lake Superior it covers more than 700 acres of land. It has become a popular fishing and hunting location as well as a passive scenic site. The dam was opened in 2004, and while the flooded area will be reduced dramatically, it will remain a natural area. Cherry Creek School Playground The Cherry Creek Elementary School is located near the intersection of Cherry Creek Road and Ortman Road, 1 mile west from the US-41/M-28 intersection. This playground has a variety of recreation equipment for school children. It also has a soccer field and large open space area for general recreation activities, a portion of which has been developed as an interpretative nature trail supported by classroom projects. Gitchee Gurnee Campground This privately owned campground is located 7 miles east of the US-41/M-28 intersection. Constructed in 1980, it consists of a restroom/shower/laundry complex, an office, and 100 campsites . Nearly 1/2 of the sites support water, sewer, electrical service, while the remaining sites are considered primitive. It is the only campground in the Township and is a popular tourist stop. Chocolay Downs Golf Course This planned 36 hole golf course is located on M-28 about 3 miles east of the US-41 /M- The Charter Township of Chocolay Comprehensive Plan - 2005 6-17 �28 intersection. Several holes are completed and the remaining holes are under construction . Privately owned and operated, it is expected to fill a large void in offering residents and visitors a modern golfing facility. Photo 6-14 Chocolay Downs Golf Course Homestead Golf Course This privately owned 18 hole golf course is currently under construction with 9 holes completed and operational. It is located on County Road 480 approximately 1 mile west of the US-41 and County Road 480 intersection. It is situated very close to Beaver Grove Recreation Area and complements all of the recreation opportunities offered in this section of the Township. COUNTY LANDS AND FACILITIES There are no county facilities in the Township. STATE LANDS AND FACILITIES Escanaba River State Forest The largest state holding in Chocolay Township is the Escanaba River State Forest. The area within the State Forest boundary in Chocolay Township is about 16,000 acres, but only about 11,000 acres are in State ownership. The remainder is in private in-holdings. The State Forest is used primarily for recreational activities such as hunting, hiking and skiing. Marquette Branch Correctional Facility, Mangum Farm The Michigan Department of Corrections runs a prison farm in Chocolay Township . The main farm property is about 400 acres along US-41 . The Michigan Department of Corrections also owns another 480 acres in two sites in Chocolay Township. The Charter Township of Chocolay Comprehensive Plan - 2005 6-18 �Photo 6-15 Mangum Prison Farm Michigan Department of Transportation (MDOT) MOOT owns nearly 2 miles of Lake Superior shoreline in two parcels in Chocolay Township. These are along M-28 in the eastern part of the Township. Within the two parcels are 3 scenic turnouts. The Township maintains picnic facilities at the three sites and these are the primary source of public access to Lake Superior in the Township. Department of Natural Resources Marquette State Fish Hatchery The fish hatchery is located at the far western edge of Chocolay Township on Cherry Creek Road. It is the primary broodstock and rearing facility for brook and lake trout that are used in both inland and Great Lakes waters. The facility also rears brown trout and splake (a brook trout - lake trout hybrid) for both Great Lakes and inland waters. This hatchery has both indoor and outdoor rearing facilities. The hatchery uses both well water and water from Cherry Creek for use in the rearing tanks. The hatchery is open to the public and has interpretive facilities. Photo 6-16 Marquette State Fish Hatchery on Cherry Creek The Charter Township of Chocolay Comprehensive Plan - 2005 6-19 �FEDERAL FACILITIES There is only one federal facility in Chocolay Township, the U.S. Army Reserve Center. The nearest Post Office is in the City of Marquette. Many Township residents would like a Post Office in the Township . Photo 6-17 U.S. Army Reserve Center in Harvey John f:\winword\chocolay\final\CHAPTER 6 final.doc The Charter Township of Chocolay Comprehensive Plan - 2005 6-20 �Chapter 7 TRANSPORTATION INTRODUCTION In Chocolay Township, as in all communities today, the economy is heavily dependent on the transportation system. US-41 and M-28 serve not only local residents, but long distance travelers. Chapter 2 noted that the large majority of Township residents work outside the Township and drive to work. Therefore, the growth of the area becomes largely dependent upon a safe, convenient, and economical transportation system to facilitate the easy movement of people, goods, and services both within and outside the Township. This makes the local transportation system, including highways, railroads, airports, and harbors, even when outside the Township, key elements in the future of Chocolay Township. This chapter examines existing transportation modes, presents several road classification systems, reviews key access management issues and identifies major needed road improvements. TRANSPORTATION MODES Within the Township there is only one principal transportation mode, and four minor alternate modes. The principal mode is vehicular movement on public roads. The alternate modes include Marq-Tran transit service, and seasonally, snowmobile, bicycle and walking which are largely recreational modes. However, other modes nearby provide important transportation services to Township residents. These include air and water transportation. Photo 7-1 The Primary Transportation Mode in Chocolay Township is Vehicles on Public Roads Air transportation services are available at the Sawyer International Airport. The facility has a 12,300 foot main runway with an instrument landing system. The site also contains a new passenger terminal building and new air crash protection facility currently under construction. Service is provided by regional carrier aircraft with most airplanes carrying The Charter Township of Chocolay Comprehensive Plan - 2005 7-1 �less than fifty seats. Three major services are provided by American Eagle, Midwest Connect, and Northwest Air Link, which provide a three service hub from Chicago, Detroit and Milwaukee. The area is also served by water transportation from nearby harbor facilities in Marquette. Both recreational and commercial use is made of these local harbors. There are two deep-draft harbors within Marquette. The lower harbor contains a public marina with access to a municipal park and various other cultural features. The south end of the lower harbor is also a coal unloading facility that supplies fuel for the local electric utility. Portions of Chocolay Township receive power from this utility. The lower harbor also receives large quantities of limestone used in the pellatizing of iron ore. The second deep-draft harbor, the upper harbor, is used to ship iron ore from Marquette to the steel mills and for unloading coal for the Wisconsin Electric power plant. The merchandise dock is available for receiving bulky items, the mooring of larger boats and off loading of equipment. Recreational use by local boaters is made of both the upper and lower harbors. Sport fishing and general pleasure boating are primary activities of the recreational boaters. There is also a marina on the Chocolay River in the Township. Bus transportation is another mode without a facility based in the Township, but serves the community through the transfer of people and a limited amount of goods. The Greyhound line has one run daily to Calumet and two daily to Chicago. Southbound pickup includes a stop in Harvey on the way to Escanaba/Chicago. In addition, westbound pickup is also made at the Escanaba connection. There is also a local mass transit system (Marq-Tran) that will be discussed in detail in a later section. The transportation mode that everyone is familiar with is the road system. It is the primary transporter of goods, services, and people. Each of the roads within the Township has a specific traffic capacity, design standard, and design use. The road classification system will first be discussed and then the Township roads will be inventoried as to how they fit into the system. CLASSIFICATION OF ROADS Roads have a two-fold purpose: The movement of traffic and the provision of access to adjoining property. All roads in the Township serve these two purposes to some degree. Through the process of defining road functions and correlating these with land use policies, several benefits should be realized by the local or even state government responsible for their operation. By defining the function of roads and their service to the community, the appropriate land uses can be encouraged adjacent to these roads and with proper access management, the public investment in these roads can be preserved. The design of a road depends principally on its functional classification and the traffic volume it is expected to carry at some future time. Such design factors as the number of lanes, width and surfacing of shoulders, width of structures, type of surface, and design speed all depend on traffic volume and functional classification. See Figure 7-1 which depicts the typical range of road types within a metropolitan area. The Charter Township of Chocolay Comprehensive Plan - 2005 7-2 �Figure 7-1 Design Characteristics of Types of Roads FREEWAYS ,ERVF LONGER DISTANCE --TRIPS, AND HAVE LIMITED CONTROLLED COLLECTOR STREETS CONNECT LOCAL STREETS TO ARTERIALS, SERVE INTERNEIGHBORHOOO TRAVEL ( - - EXPRESSWAY --- ARTERIAL ---- COLLECTOR --- LOCAL COLLECTORS ARE ONLY CONTINUOUS BETWEEN ARTERIALS Source: Arterial Street Access Control Study, Tri County Regional Planning Commission, 1981, p.3. Since land use patterns are largely determined by transportation facilities, functional classification is important because it permits coordination of land use policies with the transportation system. Once a functional classification is adopted, zoning regulations can be structured to ensure that specific land uses are guided to locations on the road network which are consistent with the existing or planned capacity of the network to accommodate the traffic generated. Access controls can be employed along arterial and collector routes whose principal function is to carry traffic. This will ensure that traffic carrying capacities are not usurped by turning movements to and from uses located along these routes. Similarly, subdivision regulations can provide for the dedication of sufficient right-of-ways, and in some cases, the installation of improvements based on the design standards outlined above. A typical road classification system includes the following road types: 1. Limited Access Highway -- Major highways providing no direct property access that are designed primarily for through traffic. These are also called freeways. 2. Major Arterial -- Arterials are roadways of regional importance intended to serve moderate to high volumes of traffic traveling relatively long distances. A major arterial is intended primarily to serve through traffic where access is carefully controlled. Some major arterials are referred to as "regional arterials". 3. Minor Arterial -- A roadway that is similar in function to major arterials, but operates under lower traffic volumes, over shorter distances, and provides a higher degree of property access than major arterials. 4. Major Collector -- A roadway that provides for traffic movement between arterials and local streets and carries moderate traffic volumes over moderate distances. Collectors may also provide direct access to abutting properties. The Charter Township of Chocolay Comprehensive Plan - 2005 7-3 �5. Minor Collector -- A roadway similar in function to a major collector but which carries lower traffic volumes over shorter distances and provides a higher degree of property access than a major collector. 6. Local Street -- A street or road intended to provide access to abutting properties, which tends to accommodate lower traffic volumes and serves to provide mobility within that neighborhood . Figure 7-2 shows the relationship of the movement function of roads relative to the access function. Freeways absolutely preserve the movement function while local streets primarily serve as access to abutting property. Arterials and collectors provide some of both, with arterials primarily there for the movement function. It is very important to preserve the movement function of arterials and collectors or congestion will greatly reduce the utility of such roads for safe travel over a distance. When communities poorly plan and regulate land uses next to arterials and collectors, then considerable tax dollars must be spent that would not have had to be spent to try and remedy the resulting congestion and unsafe conditions. Figure 7-2 Functional Classification of Roads I I I I I I I I I I I I z 0 G z ACCESS FUNCTION I I I I ::::::> I I LL i "' !s ::!8 ALL ACCESS i ! I I1 I I ~< C I MpVEMENt FJJNCTIONl I I ~==~-,'~=~~~....,,.,,,.,..,.....,..-..._-1--.,.,,.,..,...,,..,,.,,,.,,..,,-i--_::::::~~=---EXPRESSWAY PRIMARY ARTERIAL SECONDARY ARTERIAL COLLECTOR LOCAL CUL DE SAC FUNCTIONAL CLASSIFICATION Source: Arterial Street Access Control Study, Tri County Regional Planning Commission, 1981, p.3. The major roads in Michigan are included in the National Functional Classification System in order to be eligible for federal road funds. Under this system, roads are classified into the following categories: • Rural or Urban Interstate (analogous to "limited access highway" above) • Rural or Urban Other Freeway (analogous to "limited access highway" above) • Rural or Urban Other Principal Arterial (analogous to "major arterial" above) • Rural or Urban Minor Arterial (analogous to "minor arterial" above) • Rural Major Collector or Urban Collector (analogous to "major collector" above) • Rural Minor Collector (analogous to "minor collector" above). The Charter Township of Chocolay Comprehensive Plan - 2005 7-4 �Map 7-1 Roads in Chocolay Township According to the National Functional Classification System = Rural Principal Arterial Collector = Rural Major Collector Yellow= Rural Minor Source: Michigan Department of Transportation [Note: the pink in the upper left corner is the urban boundary line for urban aid highways, it is not a road.] Within Chocolay Township, only three of these classifications apply (as follows and as illustrated on Map 7-1 : 1. Rural Principal Arterial - These arterials provide the next to the highest level of traffic mobility available on the total highway system. US-41 and M-28 are statewide arterials as well as major arterials. 2. Rural Major Collector - These interconnect and augment the statewide and regional arterial system. County Road 480 and 551 from US-41 to 480 are major collectors. The primary function is to interconnect people in the economic activity centers not seNed by statewide arterial highways. The Charter Township of Chocolay Comprehensive Plan - 2005 7-5 �3. Rural Minor Collectors - These function primarily as collector- distributor roads. County Road 545 fYvest Branch Road) from U.S. 41 South is a minor collector. These roads provide service between minor population and economic centers within the County. Traffic mobility and trip continuity are not as essential as on arterials. Serving through traffic may not be a major consideration . Photo 7-2 M-28 is a Statewide Arterial The remaining roads in the Township are grouped as Local Access Streets/Roads. These provide access to adjacent properties and these streets and roads carry practically no through traffic since traffic desires are mostly local in nature. The best route continuity is not important. The major functions of these streets and roads are to: • Provide access and service to the residential developments adjacent to them. • Provide access to homes, farms, and other uses, or to provide access to commercial and/or industrial establishments (these streets should be constructed to carry heavy vehicles if the conditions warrant). For road funding purposes, three systems of road classification are used . The National Functional Classification system was listed above. Only classified roads are eligible for federal highway aid. It is used to determine whether federal aid can be obtained for these roads . Funds originate with the federal portion of the gasoline tax paid by motorists on each gallon of gas. The State classification system is tied to Act 51. It includes five categories: state trunklines, county primary roads, county local roads, city and village major streets, and city and village local streets. Funds originate from the state portion of the gasoline tax. A statutory formula determines how much goes to MOOT, how much to County Road Commissions, and how much to cities and villages. Townships are not eligible for federal or state highway funds. The county road system includes only two categories: primary and local roads. County road commissions also receive Act 51 funds and sometimes federal aid highway funds for special projects on certain roads. Within the Township, County roads 480, 545, and The Charter Township of Chocolay Comprehensive Plan - 2005 7-6 �551 are the only county primary roads and they are also on the federal National Functional Classification system. All other public roads in the Township are county local roads. Gravel roads serve large parts of the Township. Such local roads do a good job of meeting access needs when traffic volumes are low. However, once traffic exceeds 500600 vehicles/day on an average quality gravel road, then maintenance demands go up sharply. Paving is often not an option because of the high construction cost (often $300,000 plus per mile), even though the maintenance cost is much less. In addition, a paved road often has a capacity of 12-15,000 vehicles/day, which is far more than needed in many rural areas and may induce more development into the area (sprawl). Thus, it is very important that Township zoning regulations keep density lower than 1 dwelling unit per 10 acres in areas served by gravel roads. This density reflects the highest traffic volume a gravel road can accommodate without constantly needing grading, and even then it assumes the gravel road is of the highest quality possible with a proper sub-base and a good gravel surface. Photo 7-3 Kawbawgam Road, a Gravel Road in Chocolay Township TRANSPORTATION DECISION MAKING All of the decisions on roads in the Township are made either by the Michigan Department of Transportation (on US-41 and M-28) or the Marquette County Road Commission (which is responsible for all other public roads in the Township). MOOT has a five year plan that lists priority road and bridge improvements throughout the state. Local governments provide input on priority road and bridge needs directly to MOOT through the local TSC office in Ishpeming . The federal government through the Federal Highway Administration and the state government through the Michigan Department of Transportation have input on county level road decisions primarily through the funds they provide and the strings they attach in the form of regulations and guidelines. The Township has input on the Road Commission's decisions in any of the following three ways. First, each year the Township Board decides its priorities for the roads in the Township: what roads need work, where, and when. This procedure is outlined in Appendix C. The Township Board, in an advisory role, then meets with the Road Commission to present The Charter Township of Chocolay Comprehensive Plan - 2005 7-7 �their priorities and to exchange other pertinent information. The Road Commission, to a large extent, follows the Township's desires fairly closely. Since the Township participates fifty percent (50%) in the funding of construction projects on roads in the Township, the Township has a significant role in determining which roads are fixed, providing the County is willing to provide their fifty percent (50%) match. It should be noted that the Township's road needs are always greater than either its or the Road Commission's financial and physical abilities to meet those needs. Thus, the degree to which the Township's priorities are acted on will depend in part on how much money the Township has to help provide funding for those priorities, and the funds available to the County Road Commission. The second way the Township can affect Road Commission decisions is through the County Board of Commissioners who appoint the County Road Commissioners. The third way is for Township officials or citizens to call the Road Commission directly to provide information or make a complaint. When used, this approach provides valuable information directly and immediately. Further, the number of calls can give a rough indication of the magnitude of a problem. In addition, the Township often receives road complaints from citizens, and it can provide valuable information to the Road Commission in managing these complaints . ACCESS MANAGEMENT What • • • • • • • • • • • • • are the Consequences of Poor Site Access and Circulation Design? Inadequate access capacity On-site congestion Congestion on the public street system High crash experience on the public street High crash experience on-site Pedestrian-auto crashes Limited flexibility to adjust the design or operation to changed conditions Loss of customers Frustrated motorists Unstable land use - declining commercial corridor stability Decrease in property value Decreased tax revenues Diverts motorists onto neighborhood streets. In 2004, the Michigan Department of Transportation with input from representatives of each of eight jurisdictions along the US-41/M-28 corridor (from Chocolay Township west through Ely Township), prepared an access management plan for the corridor. Entitled US-41/M-28 Comprehensive Corridor & Access Management Plan, the Plan sets · forth a series of proposed road and intersection improvements, as well as driveway redesigns and closures proposed to be implemented as the opportunity presents itself. Those elements of the US-41/M-28 Comprehensive Corridor and Access Management Plan that apply within Chocolay Township are hereby adopted by reference as the guide for future corridor and access management improvements. In order to implement the US-41/M-28 Corridor and Access Management Plan and the Memorandum of Understanding all the participating jurisdictions signed to be a part The Charter Township of Chocolay Comprehensive Plan - 2005 7-8 �of the project leading to the creation of the US-41/M-28 Corridor and Access Management Plan, the Chocolay Township Zoning Ordinance should be amended to reflect the uniform approach to access management advocated by the Plan and being adopted in each of the eight jurisdictions that helped to create the Plan. Those zoning amendments are based on the model access management ordinance sanctioned and promoted by the Michigan Department of Transportation in the Access Management Guidebook published by MOOT in 2001 . In addition, implementation of the recommendations in the US-41/M-28 Corridor and Access Management Plan will be further facilitated by active participation by Chocolay Township in future joint site plan review meetings as they relate to a particular site plan pending in Chocolay Township or an adjoining jurisdiction. These meetings will involve review of access management issues and corridor improvement issues related to a particular site plan. Such joint meetings will include representatives of Chocolay Township, MOOT, Marquette County, and other corridor communities, as pertinent. 15 ACCESS MANAGEMENT PRINCIPLES 1. "Reasonable access" to property abutting a state highway or county road is protected by state law. (Act 200 of 1969). Direct access is not mandated if other access options are available. 2. Proper application of access management techniques assures businesses and drivers of safe and convenient access and taxpayers of more cost-effective use of their money spent on roads. 3. The more important the roadway (the higher its functional classification) the higher the degree of access management that should be applied so that the road continues to perform according to the function it was designed to serve. 4. Interconnections between adjacent sites and between new subdivisions and the existing street system is important in maintaining safe and efficient traffic flow. 5. Limit the number of driveways and other conflict points. 6. Separate driveways and other conflict points. 7. Improve driveway operation by fitting the best design to the need. 8. Remove turning vehicles from through traffic lanes. 9. Reduce conflicting traffic volumes. 10. Improve roadway operations on arterials by achieving the proper balance between traffic flow and access to abutting property. 11. Lay the foundation for correcting existing access management problems and preventing future ones in the local comprehensive plan and/or an access or corridor management plan. 12. To optimize the benefits of access management, coordination with all appropriate transportation agencies is essential when preparing access management plans, design techniques and the elements of local access management regulations. 13. To optimize the benefits of access management, multi-jurisdictional coordination with all appropriate transportation agencies is essential when applying access management standards on lot split, subdivision, site plan and other zoning reviews. 14. Educate the public about the benefits of access management and involve them in development of access management plans and implementation activities. 15. Many access management techniques are best implemented through zoning and others through local lot split, subdivision, condominium and private road regulations. Source: MOOT Access Management Guidebook, 2001 , pg.2-2. The Charter Township of Chocolay Comprehensive Plan - 2005 7-9 �Traffic Volumes Average daily traffic (ADT) volumes on M-28 range from 3,900 vehicles on the east end of the Township to 9,700 vehicles at US-41. This is up sharply from 1994 when it was 5,900 vehicles/day. About 450 vehicles/day are commercial trucks. Average daily traffic volumes on US-41 are about 4,900 vehicles/day from the south end of the Township to M-28. This is down from about 5,600 vehicles/day in 1994. About 330 commercial trucks travel this stretch daily. From the intersection of US-41 /M-28/Cherry Creek Road north to the Township line by the Visitor's Center, traffic builds to about 18,600 vehicles/day. This is slightly less than in 1994 when it was 19,000 vehicles/day. Map 7-2 depicts 2003 ADT's on these roads. 2003 Avera Map 7-2 Traffic Volumes on Ma·or Arterials MARQUETTE E ~ HUMBOLDT ~ 1-EGAUNEE . ~ 0 --•, tSHPEM \IG 2600 ALGER HANNII<{, 2500 DICKINSON 1300 1300 Source: MOOT, Michigan 2003 Annual Average 24-hour Traffic Volumes Traffic Crashes The US-41/M-28 Corridor and Access Management Plan includes an analysis of high crash intersections of which there are two in the Township. The first is at Silver Creek . Road and US-41 /M-28, and the second is at the junction of US-41, M-28 and Cherry Creek Road. Neither intersection has marked pedestrian markings or crosswalks, although the Silver Creek intersection has an overhead pedestrian bridge on the north leg of the intersection. On Silver Creek Road there were 21 crashes in the three years from 2000-2002. Eight were southbound rear ends, 5 were angle and 4 were head-on left-turn crashes. Visibility of the signal may be affected by the pedestrian bridge. Improved clearance intervals may reduce left-turn crashes. There should also be pedestrian crossing markings on Silver Creek Road and on Corning Street, but not across US-41 because of the pedestrian bridge. Corning Street should be realigned so it The Charter Township of Chocolay Comprehensive Plan - 2005 7-10 �squares with the intersection. On Cherry Creek Road there were 23 crashes from 20002002. Nine were southbound to eastbound left-turn collisions. An intersection operations study was recommended to provide safer left-turn opportunities. Since there are pedestrian pathways on both sides of US-41 at M-28, there should be pedestrian crossing markings on all four legs of the roadway surface and pedestrian crossing lights should be considered . Driveway Closures/Consolidations The US-41/M-28 Corridor and Access Management Plan also identifies several driveway closures or consolidations that should occur as the opportunity presents itself. This is one of the most fundamental access management principles (see sidebar in gray). Driveway closures or consolidations reduce the number of conflict points at which crashes could occur. Crashes go up with the number of driveways if the separation distance between driveways is substandard. As a result, where there are two or more driveways on the same parcel, and they are not properly separated for the speed of the roadway, driveways should be closed or combined to meet the MOOT safety requirements. Exceptions may apply for driveways serving semi-trucks but even then, not more than two driveways on US-41 or M-28 should be permitted. Driveway closures or consolidations are most easily accomplished when a landowner comes in for development approval on a new development, expansion of an existing development or a redevelopment of property. Opportunities to combine driveways and gain access via a frontage or rear service road should also be capitalized upon. Photo 7-4 Very Few Businesses Need Two Driveways Restricting Access on US-41 and M-28 Will Improve Safety and Traffic Flow INTERCONNECTED STREETS The emerging system of streets and roads in the Township is characteristic of one that will present major problems in the future. That is because many of the new, especially residential, developments are built in subdivisions or site condo projects with an independent street design that is not connected to abutting property, nor leaves stub street openings for future connections. This is not only more difficult for residents or users of those developments, it is also not nearly as safe. If a bad storm blocks the The Charter Township of Chocolay Comprehensive Plan - 2005 7-11 �entrance, then fire trucks, ambulances, electric or telephone utility trucks or police cannot get down the street, and that is when residents are more likely to overdo themselves and have a heart attack or get injured. The Township should require in its subdivision and zoning regulations that all developments have an interconnected street system, or include stub roads for a future connection as abutting property is developed. Figure 7-3 Interconnected Streets STREETS ARE NOT INTERCONNECTED _J JL l_ _ _ STREETS ARE INTERCONNECTED _J l_______j L Store Store A School 7r 11 7 • Increases congestion along perimeter roads • Kids traveling from home A to B have to be driven • Creates more conflicts and crash potential. • • • • • • • r ,I Residents have choices to access arterials Kids can walk from home A to B Kids can walk or bike to school more safely Easy access to neighborhood stores More efficient for snow plowing Easier access for emergency vehicles Larger sense of neighborhood. Source: MOOT Access Management Guidebook, 2001, pg. 2-7. PUBLIC ROAD CONDITIONS AND IMPROVEMENTS The county road network consists of 283.85 miles of county primary roads and about 988.39 miles of county local roads. The County plows about 67.7% or about 861.6 miles of roads. There are 5.58 miles of county primary road and 73.59 miles of county local roads in Chocolay Township . The Road Commission plows 83.2% of it, or all but 13.31 miles. Improvements to the county primary roads, both maintenance and construction, are scheduled by the Road Commission as their funds allow. As mentioned above, the County Road Commission bears the responsibility of construction and maintenance on both the primary and local road systems. The Township, however, must contribute 50% of the cost of construction on the local road system. The Road Commission must finance fill maintenance costs on both the primary and local road system. In addition, the Road Commission is responsible for preliminary signing on the roads under their jurisdiction. On local roads, the Township is often the determining factor of when the roads get worked on, mainly because Township funds are usually scarce. The Township's share of construction projects may be anywhere from $10,000 to $80,000 for one project. Because of the tight budget that the Township operates under, a payment schedule is usually worked out over several years . This payment system is 5% on the unpaid balance and is not a practice the Road Commission is required to do by statute. In the past, this arrangement has been very successful in improving county roads within the Township . While the Township is not required to participate in this type of arrangement, the general budget constraints necessitate this type of cooperative venture to handle priority projects as desired by the Township. Design standards should be adhered to. The Charter Township of Chocolay Comprehensive Plan - 2005 7-12 �Improvements to the Township road system fall into two categories: 1) upgrading existing roads, and 2) future roads. As far as the existing roads are concerned, their general routes and locations are established. But as the roads carry increased traffic volume, their level of construction should correspondingly increase. Some of the first streets in the area were much narrower than current design standards would allow and their base is not as sturdy as present design would provide. A gradual improvement of the existing roads should take place so that they also meet contemporary design specifications Existing Road Improvements The state highways and the county primary roads in the Township are in fair to good shape. According to the Five Year Highway and Bridge Program, published by MOOT, there is scheduled repair work on state road M-28 to be constructed in 2005. Beginning at US-41 heading easterly to the Alger county line, M-28 is to be resurfaced. Also M-28 is to be widened between Kawbawgam Road to Scenic Turn Out road. There is one bridge repair scheduled on M-28 located at the crossing over the Chocolay River. Relative to county primary roads, County Road 545 contains an extreme ninety degree corner and is a curvy road. County Road 480 contains residential strip development. This strip development and the large number of driveways accessing onto this road decreases the safety of this road system. Relative to local roads, there are some problem areas (not ranked). These include: 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. Wright Place is breaking up at the intersection with US 41 and has linear cracking on the section west of US-41. The east side has pot holes at the intersection with US 41 and heaving from Corning Street to Green Bay Street. Terrace Street west of US-41 has linear cracking from Ripley Street to US-41 and is breaking up at the intersection with US-41. Terrace Street east of US-41 has heaving in areas and is breaking up at the approach to US-41. Corning Street is chunking in the vicinity of the Day Care and the corners are deteriorating at the intersection with Wright Place. East Main Street has heaving from the house at 145 E. Main to the end of the street. Lakewood Lane has minor linear cracking from Green Bay Street to Superior Street. Shot Point Drive has been breaking up in the low swampy areas and continues to do so. Riverland Drive is starting to lose the inside shoulders on the corners. Riverside Road is deteriorating on all of the inside corner radii and there are pot holes at the intersection with US-41 and where the street meets the old railroad grade. Carmen Drive is breaking up at the US-41 intersection. Juliet Street is starting to pothole at the intersection with US-41. Ortman Road from Cherry Creek to US-41 has linear cracking and is starting to break up (alligator pattern). Ortman Road from Cherry Creek north has minor linear cracking and heaving. Woodvale Drive is starting to heave at the corner of the "s" curve. The Charter Township of Chocolay Comprehensive Plan - 2005 7-13 �15. 16. 17. 18. 19. 20. 21 . Ford Road is starting to develop cracks on its entire surface. Cherry Creek Road south of Co. Rd. 480 and past Old Kiln Road is starting to break apart at the corner radii. Co. Rd . 545 is in very poor condition throughout. Foster Creek Road is starting to break up in places. Orchard Lane has minor linear cracking. South Big Creek Road 's shoulders are breaking down. Green Garden and Greenfield Roads are in very poor condition from the Green Garden hill to Mangum Road and Mangum Road's first¼ mile from US-41. Boulevard on US-41/M-28 One idea put forth by the Township Planning Commission as the US-41/M-28 Corridor and Access Management Plan was being prepared called for converting the current 5lane section between the northwest corner of the Township at the rock outcrop/MOOT Visitor's Center to the US-41 /M-28/Cherry Creek Intersection into a boulevard. MOOT seriously considered this suggestion since boulevards are generally a safer roadway design, but rejected it for numerous reasons, including: • The low incidence of crashes along this stretch, • The lack of right-of-way for a boulevard built to MOOT design standards, • The high cost to purchase ROW and rebuild the road, relative to other roadway needs in the area, • The adequacy of the existing capacity of the roadway. Photo 7-5 One Proposal Calls for Converting Part of US-41/M-28 to a Boulevard -----Upon further examination of existing MOOT right-of-way (which is largely 100 feet) and physical inspection of the US-41 /M-28 roadway and the location of adjoining buildings, the Planning Commission still desires the installation of a boulevard along this stretch of road . It will greatly help improve the physical character of this stretch of road and provide an aesthetic focal point to the one place in the Township passed over by most Township residents every day. To that end, the Township will prepare and analyze a drawing with the following information: • Right-of way (ROW) • Existing pavement location • Existing building footprints The Charter Township of Chocolay Comprehensive Plan - 2005 7-14 �• • • • • • Existing zoning setback lines Topography Future ROW line at 150' width Zoning setback from new ROW Tree line and spacing for a tree lined boulevard Other related information as needed. The Township will identify the number of structures affected by such a change and make an initial determination if it is practical to proceed with a boulevard design. If it is, the Township will convene a meeting at which of all landowners along US-41/M-28 will be invited, as well as the general public, to review the information with them and receive feedback. If interest remains and a boulevard appears desirable and feasible, the Township will begin a series of other actions. • First it will contact MOOT about its intentions. The Township fully understands that this might be a project with a time line 10 or more years in the future. • Second, to help facilitate the construction of such a boulevard, the Township will work with MOOT on establishing a cross section for the boulevard and a new tree line for each side. At 150' for ROW, the cross section would be characterized by MOOT as a "narrow width" boulevard, with very few median crossovers. It is not intended to accommodate the LI-turning movements of large semi-trucks, so alternate routing for such vehicles will need to be found. Jug handle (turn right to circle around instead of making a left turn, like one leaf of a cloverleaf intersection on a freeway) and other indirect U-turn designs should be explored for their feasibility where semi-truck turning movements are needed. Figure 7-4 illustrates one possible cross section. It is similar to that on M-43 as it goes through East Lansing. If Figure 7-4 were used as the cross section design, then the new tree line is the 12 foot area on both sides of the right-of-way. If another cross section design is selected, then the tree line will need to be established and should be added as an element to the Zoning Map so everyone remains aware of it. • The Township will attempt to acquire as much of the right-of-way as feasible through voluntary donations by landowners, either associated with new development or redevelopment, or simply as tax deductible donations. • Once the tree line has been established, the Township will initiate a major tree planting program to green the corridor. This is anticipated to begin long before any road reconstruction occurred. The Township will seek enhancement grant funds from MOOT to help pay for such enhancements, as well as new sidewalks on both sides of the road. • The Township should seek assistance from MOOT for seeking funding for some of the other road improvements described below, as they will help with some of the truck turning issues created by installation of a boulevard. A list of potential plants for use along the boulevard and other streets in Chocolay Township appears at the end of this Chapter. If it turns out to not be feasible to establish a boulevard design along US-41 /M-28, then the Township should go forward with establishing a tree line outside the existing right-ofway. This will require working closely with property owners to ensure it is implemented as soon as possible. The Charter Township of Chocolay Comprehensive Plan - 2005 7-15 �Also, the current pedestrian overpass on US-41 /M-28 at Silver Creek Road should be relocated so it is not so close to the intersection and so that a bicycle can be easily transported across it. Now, children must carry their bikes up and down the steps which is a struggle for small children. Some may choose instead to try and cross the highway instead of using the overpass. Figure 7-4 Proposed Boulevard Cross Section for US-41/M-28 as it goes through Harvey New Roads Future roads should also meet these design specifications. Consideration should particularly be given to where these roads should be located . An improved road can be a great attraction for development. But the development should be where it can be conveniently served by local services, such as the sewer and water, ease of maintenance, access to public facilities, schools, recreation facilities, and other goods and services. Therefore , determination of where development should occur should be a major determinant to deciding where the new roads should be built. The other major determinants for new roads are: • Provid ing missing links on an interconnected road pattern • Relieving and preventing congestion • Providing alternative means of access for certain types of traffic. There are five locations that should be considered for new roads (plus some small connectors) in the Township over the next twenty years . Each meets the three criteria above. They are very generally depicted on Map 7-3. Specific route alignments would be determined following detailed study in each area. Future land use along these new roads is depicted and described on the Future Land Use Map in Chapter 10. • The first is a north/south connection between US-41 and M-28. This would be an expensive road as a river crossing is involved . Several locations should be explored , but extending the North Big Creek Road to M-28 would be the shortest distance and would come out at an existing commercial area and is a good distance away from the US-41/M-28/Cherry Creek Road intersection. • The second involves use of the old Lake Superior and Ishpeming railroad line east of M-28 all the way to North Big Creek Road. This would put a connection to M-28 about a half mile from the US-41/M-28/Cherry Creek Road intersection, and an effort should be made to keep it at least that far away if possible. The Charter Township of Chocolay Comprehensive Plan - 2005 7-16 �• • • The third is a connecting road from Harvey behind existing businesses to M-28. Routing the road adjacent to the old railroad right-of-way (which is in private ownership for this segment) may be a possible location, but that would take the road farther east than necessary (but would align it with the second option described above). If that was not feasible, a new road from the east end of Wright Place (or perhaps another street) in Harvey that paralleled US-41 /M-28 all the way to US-28 would give another connection option to M-28 from Harvey and hopefully permit a connection from the trucking company property so east bound trucks would not have to do a left-turn onto US-41 /M-28 and could instead do a left-turn onto M-28 which has a lower volume . In any event, this road should connect to M-28 at least 1/3 mile east of the existing US-41 /M-28 intersection and½ or more miles east is better. With any option, the Township is strongly encouraged to balance the needs of the transportation network with the potential intrusion of commercial vehicle traffic within a close proximity of a residential area. The fourth is continuation of the radial street design already in place on the south quadrant of the US-41/M-28/Cherry Creek intersection, on the other three corners. A large part of this continuation on the north side of the intersection would be accomplished by the third suggestion above. The other two corners are of a lower priority and should occur as the opportunity presents itself. It is essential that all the new streets line up with one another, but it is likely that as traffic grows at the intersection that only right-turns in and out of these new streets would be permitted on all legs. The fifth is connection between streets on the west end of Harvey, south of US41 /M-28 to Willow Road. There appear to be several possibilities that should be explored. Going through the Township owned property is likely the most feasible. This will help continue the interconnected street pattern in this area and facilitate future residential infill development in this area. This may be feasible to accomplish with developer contribution of at least a portion of the ROW as part of the approval of a new project. The developer would also construct that portion of the road serving his development. If the railroad right-of-way is to be used for the second option, efforts should be made soon to determine the ownership of the ROW and the potential for public acquisition. Consideration should also be given to acquisition of the ROW for recreational trail purposes as well. Construction of a road and recreational trail in the same ROW may be more eligible for state or federal funds, than just the road itself. If so, the rest of the ROW to the southeast should also be considered for acquisition for trail purposes at the same time. The Charter Township of Chocolay Comprehensive Plan - 2005 7-17 �LEGEND -I ::::, - StateHighway - -- County Highway - - - Named Roads CD () ······· General Proposed Location of New Public Roads Streams - - - Township Line Un-Named Roads ::::, Ol ;:::i. State Lands Lakes "tJ Sedion Line ""I .A y , Source Md'tigan Ceni.r for Geographic lnfonnation Oepl ol lnfOffflalion TechnolOgy 0 "'C 0 Map Prapared by the Land lnfonnahon Aeces• Auoaat1011. August 2004 .... "r} CD VI CD C. :i: -5· G) CD :::, CD ...., ~ :J (/) ::::, ""I 0 r- () ::::, --..J 0 0 a-o o· ~8 oo ru --..J '< -v 3 . ( l "O co :::, ,,-v~ ,, () 0 I •• ~ Ma I. CD :J (/) <" !I CD -u "' \ u ~-, f j ci" ru :J N ~ ~ l :·.1 J,,) - 1 I "tJ ,, ;·, 31 ~, ,._ I (}1 ,._ "I C" \. ) r ,. "!"- ' I I~ 11 ;;o 0 DI C. "' 1" r r. c=;· ·t I,.,_ ... I I C I 31 0 A s.z i " .ll { ::::, 0 s: n ru ~-~t '?-b ~~. c>«'I VI ,. i I ) ,. ,. 'f- I v,) �PRIVATE ROAD CONDITIONS AND IMPROVEMENTS Another significant part of the road system in Chocolay Township is private roads. Unfortunately, private roads are frequently laid out and constructed without any consideration of road design standards. The result is that private roads are often located where geologic conditions are unsuitable, roads have insufficient or no roadbed preparation, and have inadequate drainage, inadequate right-of-way, etc. They are also often overgrown with vegetation. This makes it difficult or impossible to safely bring a fire truck, trash truck or delivery truck down them. Because of safety concerns, many communities do not permit the construction of new private roads. Such roads are also often costly to maintain. However, unless the road contains a 66 foot right-of-way and is built or brought up to County Road Commission specifications, the County will not take over the road and provide maintenance. The result is generally after-the-fact hard feelings on the part of residents who may not have realized the responsibility of living on a private road and who feel they are being denied public services that others take for granted. In the 1977 Zoning Ordinance, the Township provided requirements for private roads. These standards originally provided for approved private streets to have a minimum 66 foot right-of-way, an 18 foot width and be paved with gravel or similar material. Since then, however, the requirements have increased to insure that private roads are developed properly. Services such as public school buses will typically not travel on private roads and some Township services such as refuse collection will not be provided to the property owners on a private road unless the road is properly maintained and passable. Improvements to private roads, as well as construction and maintenance, is totally the responsibility of the property owners. However, the additional regulations have not resulted in private roads with the same quality as public roads and the Township should require that all future roads in the Township serving more than a single residence or business, be public roads. This may pose a problem in implementation however, when open space developments are concerned. These are projects where dwellings are clustered on a small part of the site and the balance is left in permanent open space. These projects attract residents who want to be in the country and enjoy a natural setting. When trees are cleared for a full 66 feet (as is often required for public roads), then the rural character of open space developments is often badly undermined. Speeds are slow on these roads and few homes are served, so a narrower pavement width and clearing of vegetation for only one car width (and to 12' in height) on either side of the pavement is all that is necessary. The Planning Commission should work with other area Planning Commission's and the County Road Commission to create a new set of public road standards for open space developments serving a small number of lots. If this does not happen, the Township will either have to accept public roads with current standards, or substantially beef up its private road standards to ensure the design, construction and maintenance is much higher (i.e. up to public road standards). This will require new standards on road design and construction and number of lots served. It will require imposing road maintenance agreements that are signed by the developer and Township and recorded with the Register of Deeds for all property affected. It will also require a special assessment clause permitting the Township to special assess all properties served by the private road if it is not adequately maintained. The Charter Township of Chocolay Comprehensive Plan - 2005 7-19 �Following is a list of the private roads in Chocolay Township as of early 2005: Acorn Trail, Acre Trail , Anna 's Trail, Apple Trail, Autumn Trail, Bayou Street, Cedar Lane, Cheryl Court, Chocolay River Trail, Cindy Lane, Deerview Trail, Dock Street, Edgewood Trail, East Chocolay River Trail, Hidden Creek, Hillcrest Trail, Hotel Place, Industrial Drive, JH Lane, Keweenaw Trail, Lara Lei Trail, Morning Meadow Drive, Norway Trail , Ojibwa Trail, Pine Cone Trail , part of Poplar Trail, Red Fox Trail, part of Sandy Lane , part of Shimon Court, South Willow Road, Tia Trail, Vista View Trail, Wanda Street, Welsh Trail, and Willow Road. The Township does not currently have a program to monitor the maintenance of private roads and the responsibility lies with the residents located on the private road. However, because not all private roads have been properly maintained, the Township needs to be more assertive to ensure that emergency vehicles and fire trucks can always access dwellings and businesses along private roads. The changes to the Township private road ordinance outlined above will go a long way to solving this problem, but only conversion of all private roads to public will completely ensure this. MASS TRANSIT Marq-Tran provides a fixed Marquette/ Sawyer International Airport/ Gwinn route, which stops in Harvey and travels north and southbound US-41 through Chocolay Township. It passes through Harvey 12 times a day, seven days a week. In addition to this service, Marq-Tran also provides a Door-to-Door service, which provides service to township residents seven days a week. Figure 7-5 Marquette/Sawyer/Gwinn Route of Marq-Tran • Morq-Tron C.nt.r Hol'\Htil Area Citeo Station • • Horvev.Area Choe~ Twp Holl Cromoods• 76 Station • Crossroads c-n1enc• Store • SD TralJerParlt Inter~ Airport Gwinn Hl9h School • Kount,y • Korner Source: Marq-Tran website, 2004. Note: The Marq-Tran Center shown on this map has moved. A new map was not available as of August 2005. The Charter Township of Chocolay Comprehensive Plan - 2005 7-20 �FUTURE TRAILS Chocolay Township is the home of several all-season trails that provide important recreational opportunities for residents and nonresidents. However, existing trails were not planned with the kind of citizen and property owner input that is typical of Township initiatives and any future trails must be-irrespective of the entity proposing the trail. The nuisance effects of snowmobiles very near single family dwellings is considerable, and wh ile future 4-cycle eng ines are expected to cut noise considerably, there are other issues that need to be addressed as well, including speed, clear vision at intersections and driveways, and travel off of designated trails. In particular, the Riverside Road Lakewood Lane intersection and the Green Bay Street - Lakewood Lane Intersection with the existing trail have bad sight distances and poor stopping distances and these safety issues need to be addressed in the near future, and similar problems need to be prevented by better trail planning in the future. Increased monitoring and enforcement of public safety laws should also be a key component of future trail planning and development. Photo 7-6 All-Season Trails need Improvements to Address Safety and Noise Issues CAPITAL IMPROVEMENTS PROGRAM The Township should use a capital improvements program (CIP) to schedule all future public improvements. A CIP is a timetable or schedule of all future capital improvements to be carried out during a specific period and listed in order of priority, together with cost estimates and the anticipated means and sources of financing each project. Usually the time period is six years with the first year being a capital budget. The Township enters into contracts with the County Road Commission for reconstruction and repaving on local roads on a 50-50 match basis. As discussed earlier, this type of arrangement has been beneficial to the Township as well as to the Road Commission in prioritizing which roads in the Township need reconstruction or repaving. This type of an effort should be continued. The County Road Commission ranks all paved roads every four years. 1996, 2000 and 2004 data are available. The Township Planning Commission should review this data when available as well as other road needs. Appendix C includes a road ranking system that was included in the original Township Plan. It may need updating, but is a relevant starting point for a contemporary ranking The Charter Townsh ip of Chocolay Comprehensive Plan - 2005 7-21 �system. Road improvement recommendations should be considered annually as part of the CIP process in order to allow the Planning Commission to identify transportation needs and to recommend projects consistent with this Plan . In addition, the Township should pay additional attention in the future to construction projects such as bridges, culverts, drainage, etc. that have previously not been considered a priority for funding . Similarly, more attention should go to constructing new pedestrian and bicycle paths now that a path runs from the US-41 /M-28/Cherry Creek Road intersection all the way to Marquette. POTENTIAL PLANTS FOR USE ALONG STREETS AND HIGHWAYS The following plants are suitable for planting along public streets and highways in Chocolay Township. Some are more salt tolerant than others and care should be given to selection of plants that are best suited to the conditions they will face when planted. Deciduous Trees: Common Name Shademaster Locust Larch* Ornamental Pears Red Oak* White Oak* Black Locust* Paper Birch* Basswood Shrub Maple Ginkgo Serviceberry* Scientific Name Gleditsia triacanthose 'Shademaster'' Larix species (a deciduous conifer) Pyrus species Quercus rubra Quercus alba Rob inia pseudoacacia Betula paovrifera Tilia Americana Acer ginnala Ginkgo biloba Amelanchier species Even:1reen T rees: Common Name Wh ite Spruce* Colorado Spruce Austrian Pine Junipers (*Eastern Red Cedar is native) Norway Spruce Scientific Name Picea glauca Picea pungens Pinus nigra Juniperus species (* Juniperous virginiana) Picea abies Shrubs: Common Name Alpine Current Siberian Pea Honeysuckle Bridalwreath Spirea Snowberry Lilacs Forsythia American Cranberrybush Viburnum* Mockoranqe Arrowwood Viburnum * Scientific Name Ribes alpinum Caragana arborescens Lonicera species Spireaea Vanhouttei Symphoricarpus species Syringa species Forsythia species Vibrunum trilobum Philadelpus species Viburnum dentatum *Native species. These plants may be more likely to survive than ornamental species and can more favorably contribute to a natural, rural visual character. John f:lwinwordlchocolaylfinal\CHAPTER 7 final.doc ; The Charter Township of Chocolay Comprehensive Plan - 2005 7-22 ��Chapter 8 VISION, GOALS, POLICIES, AND OBJECTIVES INTRODUCTION The bulk of the Comprehensive Plan is composed of statistics, maps, figures, projections, and hundreds of details ranging from specific land use criteria and local soil conditions to the locations of Areas of Particular Concern. This information, when digested properly, will provide a framework for understanding the Township's planning needs and a rational growth strategy. To implement the growth strategy, decisions must be made by Township leaders. This chapter will assist those decision-makers in determining what directions the Township could take by outlining specific goals, policies, and objectives for each of the functional decision areas. To assist in a complete understanding of this chapter, four basic terms must be explained: Vision: This is a description of what residents of the community want it to be like in the future, usually about 20 years into the future. It is based on a series of exercises conducted with residents at a public, visioning or futuring meeting . Goal: (Long term) The generalized end toward which all efforts are directed. It is normally stated in terms of fulfilling broad public needs or the alleviation of major problems. Goals tend to not be immediately attainable because they are generally unmeasurable and idealistic. Policy: A statement of position or course of action which provides a means to attaining the stated goal. They are factual rather than value-laden, and can be measured by the impact it has on existing conditions. Since it is an adopted strategy, it must be periodically evaluated and revised. It must also be within the Township's authority and resource capabilities. Objective: (Short term) A specific alternative towards which effort is directed, derived from goals. It is expressed in measurable terms and is quantifiable. It must therefore be attainable and realistic considering the Township's resources. Objectives are targets to be achieved, relating what has to be completed to achieve the goal. VISION STATEMENT Introduction The Township website (www.upsell.com/choctwp.htm) opens with the following: Our vision for Chocolay Township is a community: • Which is forward thinking, • Where there is a strong sense of place, belonging and pride, • Where development is compatible with the maintenance of our "quality of life", • Where development is "park-like", • Where quality of development is favored over quantity of development, • Where the community is environmentally conscious, The Charter Township of Chocolay Comprehensive Plan - 2005 8-1 �• • • • • • Where water is clean and accessible, Where sound forestry and agricultural land use is encouraged, Where the community is known for its beauty, Where there are green zones which include parks, corridors and naturally buffered activity areas throughout, Where we develop along the "village concept", and Where the total community (public and private) supports the vision. This vision was developed for the Chocolay Township Strategic Plan in October 1995 and remains a succinct description of the future desired for the Township. Following is a vision statement that describes Chocolay Township as residents in 2005 want it to be in the year 2025. This statement was prepared based on a Visioning Town Meeting conducted on August 5, 2004 and a leadership survey two months earlier. It was refined following subsequent Planning Commission, Township Board and public input. Photo 8-1 Chocolay Residents Help Create the Vision for a Sustainable Community in 2025 The vision statement is organized into topic areas that separately focus on key elements of the Township and the process of planning for and managing its future. It is consistent with the vision on the Township website, and attempts to give a clearer view of the desired future. Following the vision statement are goals and policies to chart a path for achieving the vision statement. These provide a clear direction for future decisions, both short and long term, to achieve the vision. When reading this vision, it is necessary to mentally "transport" yourself into the future. Thus, there are references "back" to the early 2000's. This approach is intended to give the reader a clearer sense of the desired future. Proactive Planning and Sustainability Chocolay Township has moved into the third decade of the 21st century as one of the most desirable places to live within the Upper Peninsula of Michigan. Residents and businesses in Chocolay Township enjoy a rich, diversified quality of life and are reaping the benefits of proactive planning The Charter Township of Chocolay Comprehensive Plan - 2005 8-2 �and commitments started in the 1990's and refined in the early part of this new century. Chocolay Township has become a true reflection of sustainability. Sustainability means meeting the needs of all the people of the present generation, in all parts of the Township, without compromising the ability of future generations to meet their own needs. Neighborhoods, businesses, local government, parks and natural resources are healthy and self-sustaining in 2025. Reaching sustainability required the community to look beyond short-term gains in order to plan for a better life for its children and grandchildren. Growth in Chocolay Township has been characterized by a mix of land uses, that have helped balance the tax base, with commercial and limited industrial growth helping to support services desired by both businesses and the residential population. Some of the stores that Chocolay residents had to drive a considerable distance to reach have now located in Chocolay Township. Where business development has occurred, it has done so in a character that has maintained or enhanced the visual character of the community, and has been built close to existing population centers. Quality of Life: Impressions, Standards and Visual Character When asked about Chocolay Township, residents use descriptive terms like "lots of green," "sense of space," "avoids problems of city," "good schools," "quick work commute," "great recreational opportunities," "no sprawl," "woods and forests," and "clean water." In Chocolay Township, large-scale changes to the landscape have been minimized by the consensus decision of community leaders to permit growth that meets standards of sustainability, maintenance of the natural resource base and visual character. Photo 8-2 Chocolay Residents Envision "Lots of Green" as a Measure of a Hi h Qualit of Life 3 8 2004 The Charter Township of Chocolay Comprehensive Plan - 2005 8-3 �The major corridors within Chocolay Township have a vegetated, natural, visual character, with well-designed and well-kept businesses, homes and signs. Special efforts to improve areas of decline have paid off with a turnaround in those neighborhoods and business areas. Quality of Life: Close to the City but Retaining Rural Qualities Chocolay has the advantages of close proximity to Marquette, which provides jobs and many stores, health care services and cultural attractions, and a quiet, low-intensity, rural quality of life. The vegetated landscape does more than simply provide scenery, as the benefits of nature, quiet and nature-based recreation to citizen mental well-being are recognized as very important. The large area of stateowned land in the eastern half of the Township ensures that natural landscapes will continue. Farming continues as a viable economic enterprise for those landowners interested in continuing in agriculture. Woods and fields help with water infiltration, maintain biological diversity, provide habitat for wildlife and serve as hunting and snowmobiling recreational areas. Property owners have coordinated the retention of natural areas, forming connections to create ecological corridors, enhance recreation and provide a more continuous natural scenic view along transportation corridors. Lakes, streams, wetlands and ponds have buffer plantings that help protect water quality. The Lake Superior shoreline remains one of the major visual, recreational and environmental features of Chocolay Township. Views of the Lake Superior shoreline have not deteriorated over the past two decades and improved public access is now available. The Charter Township of Chocolay Comprehensive Plan - 2005 8-4 �Photo 8-3 Visual and Recreational Access to the Lake Superior Shoreline Remains a Major Quality of Life Feature Citizens, well-versed in land and water protection approaches, have been deeply involved in making decisions about preservation. Key recreation and natural features parcels have been preserved in the western part of the Township to complement the extensive state holdings in the eastern part. This has occurred by working with landowners, conservancies, developers, Marquette County and the State. Many approaches have been used over the past two decades, including donations, conservation easements and development rights purchases and transfers from willing landowners. As a result, wetlands, forests, farmland and green spaces that comprise the scenic character and ecosystem of the Township have been permanently protected while protecting the property rights of affected landowners. Quality of Life: Neighborhoods Chocolay Township residential neighborhoods are well-kept and provide a variety of housing choices, especially with the expansion of opportunities for seniors over the past two decades. Neighborhoods that had once suffered deterioration have been improved. There is greater pedestrian access within and between neighborhoods than at any previous time, leading to a safer and healthier lifestyle. Quality of Life: Access to Opportunities Commercial and industrial employment centers have expanded in Chocolay Township in carefully planned locations that are easily accessed from the county and state road system. These job centers provide new opportunities for some residents to live close to work. Transportation corridors to existing job centers both within and outside the Township have been improved and access has been managed in order to provide for safe and efficient commutes and an attractive and The Charter Township of Chocolay Comprehensive Plan - 2005 8-5 �largely natural view from the road. Quality of Life: Recreation The Township has long held recreational opportunity as an important aspect of quality of life. Recreational opportunities abound in all seasons, both indoors and outdoors. Chocolay Township is an important destination for snowmobiling, cross-country skiing, hunting and fishing, plus wildlife viewing. A community center, established through creative partnerships, provides indoor recreational opportunities for people of all ages, including youth and seniors. Township parks have been maintained and expanded. Chocolay Township is known as a walkable and bikable community, providing safe connections for recreation, enjoying nature and for a transportation alternative to driving. These connections are part of a Township-wide greenspace system that includes greenway trails and undeveloped open spaces. There are also links to greenways with trails that extend beyond Chocolay Township into other communities throughout the region. Through manufacturing improvements, appropriate trail siting and new bridge crossings, snowmobiles are no longer a noise nuisance. Recreational riders enjoy their ATVs in designated areas within well-enforced laws. Photo 8-4 Recreational Opportunity Abounds in Chocolay Township Quality of Life: Urban Infrastructure Beginning in the early 2000s, the Township carefully planned for the extension of utilities and the expansion of roads in order to foster pockets of growth where appropriate, while preserving uncongested travel and using designs that protect community character. Good quality County primary roads help move people around and through the Township and access management has helped preserve the public investment in roads. In order to maintain a rural character many roads in the rural parts of the Township remain gravel. The Charter Township of Chocolay Comprehensive Plan - 2005 8-6 �Quality of Life: Enrichment Chocolay Township has gained many of the features and amenities of a city while maintaining its low-intensity quality of life. Township residents have been enriched by new restaurants and unique shops, as growth in the Township population has occurred to support them. These have been clustered where they are convenient to residents, as part of walkable communities and so they do not contribute to sprawl. They fit with the character of the community. GOALS, POLICIES AND OBJECTIVES Balanced Growth Goal: 1. Guide development in a manner which is orderly, consistent with the planned improvement of the transportation system and expansion of public facilities, and strives to preserve the quality of life, scenic beauty, foster the wise use of natural resources, protect areas of particular concern, and enhance the special, low intensity character of Chocolay Township. Policies: 1. The Township shall carefully plan for a balanced mix of land uses so that the tax burden of public services is not all borne by residential landowners. 2. Development should occur in locations that are consistent with the capacity of existing and planned public services and facilities, and are cost effective in relation to service extensions. 3. All new development should be consistent with this Plan, the Township Zoning Ordinance and all related ordinances. 4. New development should occur in compact increments adjacent to existing development. 5. The Township should review and comment on all draft plans by other public entities for expansion and improvement of existing road and street networks for impacts on growth patterns and for consistency with the goals and policies of this Plan. 6. Consider the impact of land use planning and zoning changes along the borders of the Township on neighboring jurisdictions, and discuss proposed changes with the affected jurisdiction(s) prior to making such changes. A common procedure for such communication shall be established and followed. 7. Ensure that private property rights are both respected and protected in the implementation of this Plan and related Township ordinances. The Charter Township of Chocolay Comprehensive Plan - 2005 8-7 �Photo 8-5 New Development Should Occur Near Existing Development Objectives: 1. Update the Zoning Ordinance to reflect the updated goals and objectives of this Plan. 2. Approve infrastructure improvements and development projects that require increased services according to the capacity of the Township to pay for those improvements with as much of the cost of the new improvements borne by those who will directly benefit as possible. 3. Provide educational opportunities and materials for Township residents on the fiscal and quality of life reasons for guiding growth in a planned manner and steps the Township is taking to guide growth. Explanation: The goal and the accompanying policies and objectives recognize that the Township has a responsibility to protect and enhance the quality of life of its residents, and to be fiscally prudent in doing so. Unmanaged growth could overextend public services, raising the cost to provide them, and could also destroy the character of the community that resident's value. This Plan and the Township Zoning Ordinance are designed to prevent the negative impacts of unmanaged growth. Housing/Residential Goal: 1. Encourage a variety of residential dwelling types in a wide range of prices which are consistent with the needs of a changing population and compatible with the character of existing residences in the vicinity. Policies: 1. Recognize through the administration of land use controls and other development policies that the provision of housing is a public as well as private responsibility. 2.New housing should be located in areas without significant environmental hazards. The Charter Township of Chocolay Comprehensive Plan - 2005 8-8 �3. Encourage variety in the housing stock through revision and enforcement of the Zoning Ordinance, subdivision regulations, and other land use controls. Photo 8-6 Encourage Variety in the Housing Stock 4. Encourage energy-efficient housing types. 5. Encourage improvement of housing and subdivision design. 6. Encourage improvement of the numbering system to improve emergency vehicle accessibility. 7. Stabilize property values by protecting residential areas from the encroachment of incompatible land uses. 8. Encourage the upgrading and improvement of residential dwelling units showing signs of deterioration . 9. Discourage the pattern of scattered , rural housing in areas of important and prime farmland . 10. Maintain within the Zoning Ordinance acreage for multi-family and mobile home development. 11 . Consideration should be given to the need for housing assistance for the elderly, low income, and handicapped families and other segments of the Township population. 12. Maintain "rural residential" with a large minimum lot size as the primary residential land use in the Township in those areas where sewer and water are not available or planned . Encourage the clustering of such dwellings where the land is suitable for such a design and it would help preserve the rural character of the area, especially as viewed from the road. 13. Explore alternative measures to reduce housing costs and make home ownership The Charter Township of Chocolay Comprehensive Plan - 2005 8-9 �more affordable, such as zoning regulations and other programs which are designed to reduce the cost of constructing new housing, provided the exercise of these measures still preserves the character of the area in which the housing is to be built. 14. Expansion of existing mobile home parks or construction of new mobile home parks adjacent to existing mobile home parks should be encouraged over the creation of new mobile home parks elsewhere in the Township. 15. Allow only quiet, low traffic, low intensity home occupations in residential areas to preserve the stability of existing neighborhoods. 16. Consider, adopt and enforce a basic property maintenance code. 17. Encourage the preservation and retention of older homes to maintain community character and history and utilize zoning regulations to prevent homeowners from splitting older single family homes in neighborhoods of exclusively single family homes into multiple family apartment or condominium units. 18. Encourage eligible landowners to participate in federal, state or county housing rehabilitation grant programs. Objectives 1. Annually review changes which have occurred in the Township's housing stock (new construction, demolition, conversions, etc.) to determine the extent to which adequate choices exist with respect to housing type and price range. 2. Perform an evaluation of the Zoning Ordinance and other codes and regulations and modify them if necessary to insure that a wide variety of housing types and prices is enabled. 3. Foster educational opportunities for Township residents on increasing the energy efficiency of their homes. 4. Foster educational opportunities for Township residents on building maintenance codes and any changes in Township codes, and in assistance programs available to improve deteriorating structures. Explanation The goal and the accompanying policies and objectives recognize that currently there exists little variety in housing types within the Township. The predominant housing type is the single-family home. The second most prevalent is the mobile home. While the Township does not directly decide the precise mix of housing types, it does have an influence through the administration of zoning and other land use controls. Housing prices are also influenced by land use controls. The strategy set forth above will help ensure that land use regulations do not present an obstacle to the construction of a variety of housing types and price ranges on a variety of different sized lots and via ownership or rental means. The Charter Township of Chocolay Comprehensive Plan - 2005 8-10 �Goal: 2. Housing needs are met in Chocolay Township without straining the capacity of local governments to provide essential public services. Policies: 1. New developments should pay for the full cost of sewer and water extensions (if a public water system is created) and densities will be sufficient for the long-term costeffective support of those systems in areas where these services will be extended. 2. The Township should ensure new residential subdivisions and site condominium projects are permitted of a size and scale that does not exceed the capacity of roads serving the development. Photo 8-7 Residential Developments Should Not Exceed Road Capacity 3. Residential development patterns throughout the Township should reflect economical and efficient use of land and be especially mindful of the value of protecting renewable resource lands such as agricultural, forestry and other land-based resources from premature conversion or land fragmentation. Objectives: 1. Local officials, developers, realtors and residents understand housing trends and the relationship between different residential development patterns and their fiscal, environmental and scenic quality effects. 2. The Zoning Ordinance will be updated to direct new, higher density residential developments to areas where roads and infrastructure are available or are planned to accommodate such density, with larger lot sizes away from Harvey and other settlements. 3. The Township Planning Commission, in cooperation with local jurisdictions, realtors, developers and other interest groups will develop educational materials for citizens and home buyers on housing trends in the Township, and the potential impact of those trends with alternatives that provide for residential development that minimize adverse The Charter Township of Chocolay Comprehensive Plan - 2005 8-11 �effects on community finances, the transportation system, scenic character and the environment. 4. New developments should be discouraged in areas where there are not all season roads. The Township will adopt zoning regulations limiting development on gravel roads to a level that does not exceed gravel road capacity. 5. The Township will strongly encourage that all roads in new developments be public roads, and adopt regulations that require whenever more than two dwelling units are served, the road shall be public. However, since there are already nearly three-dozen private roads in the Township, the Township will maintain private road standards that require adequate emergency vehicle access without excessive surface water runoff or damage to rural character and which ensures proper long term maintenance of the road. 6. The Zoning Ordinance will be updated to zone rural areas of the Township with a density based standard to prevent over development. Overall density will be tied to maximum lot sizes to encourage clustering and the retention of open space. Explanation: This goal, objectives and policies recognizes that an unplanned pattern of new housing development can place a tremendous strain on the capacity of the Township to provide a variety of services to residents. In order for the Township to continue to be fiscally responsible, it will need to guide intensive development in a compact pattern the taxpayers can afford to service. Goal: 3. Land is not divided into parcels of a number and/or size that negatively affect transportation, the environment, areas of particular concern, provision of services by local governments and rural character. Policies: 1. The regulation of land division is actively and thoroughly implemented to the full extent of the law by Chocolay Township. 2. Appropriate land division standards prevent unbuildable lots or those that create traffic hazards, harm the environment, limit agricultural activities, create unnecessary public service burdens or contribute to the destruction of rural character. Objectives: 1. Land division regulations are periodically reviewed to ensure they remain consistent with state law, this Plan and the Zoning Ordinance. 2. The Township land division standards are posted on its website, so they are readily available to land owners, realtors and persons interested in buying land in Chocolay Township. 3. The Township makes available educational materials on appropriate land division practices. Explanation: The goals, policies and objectives recognize that how land is divided-the size and The Charter Township of Chocolay Comprehensive Plan - 2005 8-12 �shape of a parcel and the capacity of the land to support development of that parcelaffects the use of roads, the health of the environment and the cost for the community to provide services compared to the revenue generated by those parcels. It also affects the range and type of land uses that might be built there . Thus, it is an important tool for managing growth and needs to be periodically reviewed and updated. Goal: 4. Residential development fits the scenic, rural character of Chocolay Township. Policies: 1. The Township should adopt rural residential development standards that set aside open space and employ vegetative buffers along roadsides and where there are sensitive environments, greenways and potential trail and wildlife corridors. These standards should be adopted as part of site plan review, cluster ordinances, conservation subdivision ordinances, site condominium ordinances and planned unit development ordinances. 2. The Township should adopt and promote design guidelines for residential development, both for single parcels and for large parcels developed with multiple homes, that promote roadside open space and buffers to protect or enhance scenic quality. 3. The Township will employ capital improvements planning to phase investment in new infrastructure and improvements. Objectives: 1. Chocolay Township will identify important open space and scenic resources, including public lands, focus attention on protecting open space, rural character, scenic views and provide a package of tools to accomplish this. Photo 8-8 Vegetative Buffering can Protect Scenic Quality 2. The Zoning Ordinance will be updated to ensure new residential development respects the natural conditions and characteristics existing in the Township . The Charter Township of Chocolay Comprehensive Plan - 2005 8-13 �3. Design guidelines (such as the extensively illustrated Grand Traverse Bay Region Development Guidebook) will be used to educate landowners and developers on how residential development can protect scenic quality through vegetative buffering and other techniques. Explanation: This goal, policies and objectives recognize that the Township Comprehensive Plan, Zoning Ordinance and other regulations and actions foster a style of compatible development that is not self implementing and that without the Plan and appropriate regulations, new development can destroy the visual character of the Township. The Township can modify its regulations and actions to better protect Chocolay Township scenery and visual character. Goal: 5. New residential development enhances Harvey and existing concentrated settlement areas and is compatible with historic sites. Policies: 1. The Township Planning Commission will help develop design guidelines for historic preservation within the Township. 2. The Township Planning Commission will help develop design guidelines for residential development that identifies local architectural character. 3. The Township will require that new subdivisions and site condominium projects include provision for bicycle and pedestrian circulation between residential areas, town centers and important natural features. 4. The Township Planning Commission will encourage new residential development to occur adjacent to and to be of the same character as existing neighborhoods of Harvey and other settlements. Objectives: 1. Actively encourage redevelopment and expansion of existing neighborhoods, reinforcing and strengthening the small town character in the Township. 2. Encourage new residential development that creates a sense of place and achieves harmony with existing development and historic sites. 3. Create new neighborhoods which are pedestrian oriented and interconnected with the larger community by non-motorized forms of transportation. Explanation: This goal, policies and objectives recognize that both the pattern and the design of new development will affect the quality of life for community residents, and new development that provides for efficient movement of cars and pedestrians, protects the visual identity of historic and newer places, and protects the environment will fit most comfortably into the life of Chocolay residents. The Charter Township of Chocolay Comprehensive Plan - 2005 8-14 �Commercial Goal: 1. Encourage the development of commercial land uses in appropriate locations which serve the current and future needs of residents and visitors, are of a character consistent with community design guidelines, and which promote public safety through prevention of traffic hazards and other threats to public health, safety, and general welfare. Policies: 1. Encourage new commercial development to locate adjacent to existing commercial areas, with the only concentration of commercial development at the US-41 /M-28 intersection and west to the MOOT Visitor's Center (the west Township line) along only the east side of US-41 (except at the intersection with M-28). 2. Promote the development of small commercial centers off M-28 and US-41 adjacent to existing commercial development, rather than as lot-by-lot commercial strips. Photo 8-9 Promote the Development of Small Commercial Centers Adjacent to Existing Commercial Development, Such as Beaver Grove 3. Encourage the design and location of commercial development in a manner which complements and does not conflict with adjoining residential areas. This will require separate regulations for neighborhood commercial development and general commercial development. 4. Encourage a compatible and desirable mix of commercial uses. 5. Provide design guidelines to commercial landowners which promote similarity in the height and design of storefronts and buildings and which prevent the creation of structures whose mass is too great for the lot and structures on adjoining lots. 6. Improve unsafe and unsightly strip commercial development along the M-28/US-41 corridor through design and landscaping requirements such as maintaining existing large trees, creating berms, planting , and providing shared access and shared parking when possible. The Charter Township of Chocolay Comprehensive Plan - 2005 8-15 �7. Encourage landowners to maintain and where necessary improve the condition of commercial structures and parking lots. 8. Avoid separate parking lots for each business and encourage centrally placed lots which serve several businesses, where feasible. Photo 8-10 Encourage Centrally Placed Parking Lots that Serve Several Businesses 9. Implement access management regulations along both US-41 and M-28 consistent with the Access Management Plan for US-41/M-28. Objectives: 1. Assist in the design and creation of a commercial center in Harvey, from the west Township line to the US-41 and M-28 intersection. 2. Acquire the right-of-way for the eventual construction of a boulevard on M-28/US-41 from the west Township line to the US-41 and M-28 Intersection. Ensure appropriate context-sensitive design standards are used to respect and enhance community character. 3. Foster the visual enhancement of, safety and pedestrian and bicycle access to the small commercial nodes at the intersection of County-480 and US-41, the intersection of Hiawatha Road and M-28, at the Varvil Center and at the Casino. 4. Create and distribute commercial development design guidelines. The Charter Township of Chocolay Comprehensive Plan - 2005 8-16 �Photo 8-11 Foster Visual Enhancement, Safety and Pedestrian and Bicycle Access at the Varvil Center Explanation: This goal, policies and objectives recognize that in order for the Township to diversify land uses, and tax base it is necessary to include commercial uses in a pattern and design that has a positive impact on the community. The Township will have to take an active role in the process, helping to acquire rights-of-way for a transportation corridor, adopting access management measures and revising the Zoning Ordinance to promote attractive and efficient designs. Industrial Goal: 1. Encourage the location of non-polluting light industry in the Township without damaging the environment, spoiling the scenic beauty of the area, or overburdening local roads, utilities, or other public services. Policies: 1. New industries should locate contiguous to existing industrial facilities and in new locations with appropriate public utilities and adequate roads to minimize service costs, traffic problems and negative impacts on other land uses. 2. Implement site plan requirements for light industries which are designed to incorporate generous amounts of open space, attractive landscaping, and buffering from adjacent non-industrial uses. 3. Require the separation of industrial sites from residential areas through buffers made up of any combination of parking, commercial or office uses, parks, parkways, open space, forests, tree plantings or farmland. Objectives: 1. Provide opportunities for an industrial park in the Township. 2. Attract appropriate industries to the Township in order to expand the tax base and increase jobs. The Charter Township of Chocolay Comprehensive Plan - 2005 8-17 �Explanation: The goal, policies and objectives recognize that diversification of the tax base and expanding jobs is important to the community, along with insuring that new industrial development fits into the existing pattern of the community without placing a burden on residential areas, transportation networks and the environment. Transportation Goal 1. To provide for the safe and efficient movement of people and goods with a balanced transportation network at minimal environmental and fiscal cost. 2. To coordinate the improvement of the transportation network with the overall development of the Township. Policies 1. All road construction, whether public or private, should meet appropriate minimum design standards. 2. Encourage alternative uses for abandoned rail and road facilities, such as pedestrian/bike trails in the summer and ski pathways and snowmobile trails in the winter. 3. Encourage and properly provide for the use of alternative forms of transportation , such as bicycles, car-pooling, etc. 4. Discourage the proliferation of curbcuts and driveway intersections so that the capacity of major traffic corridors can be maintained and public safety improved. 5. Establish the maximum capacity of existing gravel roads and zone contiguous land at densities that do not exceed gravel road capacity and in a manner consistent with this Plan. Objectives 1. Develop the M-28/US-41 corridor from the Township line to the M-28/US-41 intersection as a boulevard which is tree-lined and appropriately landscaped. 2. Develop a ring-road around the M-28/US-41 intersection in order to safely accommodate local commercial and industrial traffic, off the main road . 3. Develop a new road into Harvey on the east side of US-41, to link to the downtown. 4. Implement access management regulations on the M-28 and US-41 corridors. 5. Provide pedestrian cross-walk signals at the M-28/US 41 intersection in order to improve pedestrian safety and access. The Charter Township of Chocolay Comprehensive Plan - 2005 8-18 �Photo 8-12 Improve Pedestrian Safety and Access Along US-41/M-28 6. Continually revise and strengthen the Township's Zoning Ordinance, subdivision regulations, and other land use controls to reflect the Township's transportation needs and design standards. 7. In cooperation with the Marquette County Road Commission and the State, adopt and implement an annual Capital Improvements Program for road improvements. Target roads and intersections for improvement in areas with recent and planned increases in development. 8. Annually review road conditions throughout the Township and recommend a priority for road improvements. Gravel roads should remain gravel until such time as the density or intensity of development requires paving. 9. Identify and classify roadways within the Township as suggested by the State Department of Transportation. 10. Periodically review the potential for providing public transportation service in the Township. 11. Seek methods of reducing the number and length of unused county road right-of-ways. Explanation Since the Township is inhabited by a number of persons who commute to adjacent areas to work, shop, etc., the automobile is the most important transportation mode. For this reason, the goals, policies, and objectives strongly emphasize appropriate improvements to the road system and the coordination of these improvements with the overall development of the Township . This will ensure that future development, which will be influenced by the road network, and will occur in areas which are consistent with the desires of the Township as expressed in the Comprehensive Plan. The Charter Township of Chocolay Comprehensive Plan - 2005 8-19 �Economy Goal 1. To provide an environment within which a diverse and stable economic base may be developed . Policies 1. New economic development should be limited to that which will significantly increase local employment, tax revenues, and/or commercial services in relationship to the cost of providing services to the development. 2. Balance the supply of public services provided by the Township with the demand and willingness to pay for those services. 3. Wherever possible, services should be financed by users of the service through special assessment districts, user fees , etc. 4. Encourage well designed , safe, convenient, well landscaped and attractive commercial plaza type developments. Objectives 1. Annually review the area economy to identify emerging trends and work with other governments in the area to expand employment opportunities. 2. Encourage expansion of retail-wholesale and service industries within the Township to meet the needs and services desired by Township residents and study the use of limited special tax incentives without competition with the City of Marquette for big box retailers. Photo 8-13 Encourage the Expansion of Retail, Wholesale and Service Businesses BREAKFAST- LUN (I&. 8 2 2005 3. Encourage conversion of noncommercial land use within existing commercial zones to commercial uses. 4. Encourage carefully designed commercial areas which are safe, convenient, environmentally sound, well landscaped and attractive. Explanation Taken together, the above statements express the realization that further economic The Charter Townsh ip of Chocolay Comprehensive Plan - 2005 8-20 �development is important, but that the character of the Township should not be sacrificed for the sake of short term economic gains. Similarly, the relationship between the Township's ability to provide services and the people's demand for services, and willingness to pay for them , is acknowledged. Lastly, it is suggested that the Township make use of special assessment districts and user fees whenever possible so that only the benefiting landowners pay for the cost of the expanded services. Natural Features Goal 1. Preserve and enhance Chocolay Township's natural environment by utilizing the natural resources in an orderly and prudent manner. Policies 1. Ensure that the use of land and the intensity of use is suitable to the natural environment. 2. Encourage the preservation of prime agricultural and forest production areas from more intense types of land use. Photo 8-14 Encourage the Preservation of Agricultural and Forest Production Areas 3. Avoid further development of land in designated "areas of particular concern." 4. Encourage the preservation of high quality fish and wildlife habitat. 5. Coordinate watershed management activities with the Chocolay River Watershed Advisory Council and the Marquette County Soil and Water Conservation District. Objectives 1. Periodically review designated "areas of particular concern" and enact strict controls on development in those areas of high risk erosion, steep slopes, wetlands, and other natural and cultural "areas of particular concern ." 2. Encourage the state Department of Natural Resources and the Marquette County Soil and Water Conversation District to further study the sedimentation problem in the Chocolay River and its tributaries, and to work with the Chocolay River Watershed Advisory Council to recommend solutions. The Charter Township of Chocolay Comprehensive Plan - 2005 8-21 �3. Enforce high risk erosion area and floodplain regulations by including in the Zoning Ordinance. 4. Continue to enforce the sand dune protection regulations in the Zoning Ordinance. Photo 8-15 Continue to Protect Sand Dune, High Risk Erosion Areas and Floodplains 5. Annually evaluate the performance of the Zoning Ordinance, subdivision regulations, and other land use controlling ordinances to protect natural features. 6. Prepare educational materials for Township residents and business owners featuring the "areas of particular concern," and best management practices to protect those resources. Explanation Several concerns are embodied in the above statements. First, there is the need and desire to give full consideration to the natural character and qualities of the land and water resources in making development decisions. The vehicles for accomplishing this include: the designation of "particular areas of concern," zoning and subdivision regulations, and the provision or non-provision of utilities and services. Secondly, there is the need to learn more about the nature of the problems associated with the Chocolay River in particular, which the Chocolay River Watershed Advisory Committee seeks to understand and correct. Lastly, it is recognized that the Township is growing and developing, and therefore development controls must be reviewed periodically to assure that they are producing the desired results. Recreation Goal: 1. Enhance the well-being of area residents by providing a variety of opportunities for relaxation, rest, activity, and education through a well-balanced system of private and public park and recreational facilities and activities located to serve identified needs of The Charter Township of Chocolay Comprehensive Plan - 2005 8-22 �the area. Policies: 1. Identify and explore opportunities to cooperate with other jurisdictions, with county and state agencies, including Marquette County and the Department of Natural Resources , as well as with other local organizations, on recreation projects which would benefit area residents and strengthen the tourism industry. 2. Examine the feasibility of, and establish if feasible, a shared use building to house a community center to serve residents of all ages. 3. Examine the feasibility of expanding low cost opportunities for public beach facilities for area citizens . 4. Promote a system of non-motorized , biking, hiking and cross-country ski trails with other jurisdictions or agencies if possible, through the use of local funds, grants and loans, and coordinated long-term capital improvement programming . Photo 8-16 Promote a System of Non-Motorized Trails with Other Jurisdictions, Such as on this Abandoned Railroad Right-of-Way 5. Encourage local government participation in activities designed to enhance the area's seasonal festivals. 6. Retain, maintain, and improve all existing publicly owned parks so that they continue to meet the diverse recreation needs of area citizens and tourists. Objectives: 1. Implement the recommendations of the 2004 Recreation Plan, and those of subsequent Recreation Plans. 2. Prepare a non-motorized transportation and recreation plan for the Township. 3. Expand trail opportunities for bicycle and pedestrian use of the snowmobile trail by providing a smooth surface that will make it usable for persons with disabilities or a wide The Charter Township of Chocolay Comprehensive Plan - 2005 8-23 �variety of users and seeking funds to acquire and develop other trail routes. 4. Prepare educational materials for citizens and developers on the health benefits of having a walkable community and on techniques to make new and existing developments more walkable and bikable. Explanation: This goal, policies and objectives recognize the importance of recreation sites in general, and walking, biking and other activity trails specifically in the well-being of residents, and seeks to foster an expanded recreation system and a trail system connected to residential , commercial, governmental and recreation sites. Community Facilities Goal 1. Provide public facilities and services as requested by Township residents, and at the best value for the expenditures. Policies 1. Continue to provide adequate administrative facilities for governmental and community use. 2. Provide a sewage collection system in accordance with decisions based on environmental needs and public cost. 3. Encourage the Township to pursue planning and financing for future, phased water facilities . 4. Encourage conservation and maintenance of the existing quality of the water supply. 5. Continue to provide solid waste collection with an economically equitable system and consider expanding recycling opportunities. 6. Provide adequate recreational facilities to meet Township needs. 7. Provide adequate police and fire protection for the Township. 8. Develop, annually update and implement a Capital Improvements program which meets the Township's needs and is consistent with this Plan. 9. Provide other services to the Township in accordance with the ability and willingness of the people to pay for them. 10. Update the Township's Recreation Plan every five years in order to qualify for Natural Resources Trust Fund grants. 11 . Whenever feasible, expand recycling opportunities. Objectives 1. Prepare a plan for the future expansion of the Township Offices. 2. Prepare design plans for development of local park areas and public access to water The Charter Township of Chocolay Comprehensive Plan - 2005 8-24 �areas. 3. Obtain advice from the state Department of Natural Resources and the Army Corps of Engineers on the feasibility of keeping the Chocolay River mouth open. Photo 8-17 Study the Feasibility of Keeping the Chocolay River Mouth Open 4. Encourage the state Department of Natural Resources and Natural Resources Conservation Service to assist the Marquette County Soil and Water Conservation District to implement action items in the Chocolay River Watershed Plan. 5. Develop a mapping and numbering system of the Township to provide adequate fire protection and other emergency services. 6. Consider installing an elevated storage tank or other options for rapid filling of fire fighting equipment and construct a public water system to serve Harvey and US-41 /M-28 from the west Township line to the area served by the intersection of the two highways. 7. Study and adopt special assessment districts to fairly distribute public costs in critical service areas where deemed necessary. 8. Annually review and prioritize a program of capital improvements. Explanation: This goal, policies and objectives recognize that the Township needs to provide facilities and services for a relatively small, residential population spread over a large area, which requires careful use of limited funds, while at the same time, residents increasingly desire more elaborate and sophisticated services. Thus, it focuses on providing and expanding services first in the Harvey area, where the bulk of the Township residents and most businesses are located. The Charter Township of Chocolay Comprehensive Plan - 2005 8-25 �Community Character Goals: 1. Retain and enhance the quiet, scenic, and small town/rural character of Chocolay Township. 2. Preserve the established character of neighborhoods within Chocolay Township. Policies: 1. Encourage architectural and site design that complements, rather than detracts from existing development on neighboring parcels. 2. Encourage the preservation and restoration of historically significant structures. Photo 8-18 Encourage Preservation and Restoration of Historically Significant Structures 3. Preserve the character of the area by encouraging land uses and densities/intensities of development which are consistent with and complement the character, economic base, and image of the area. 4. Improve the appearance of entrances into the Township through landscape designs, signs, and land development which promote the vitality and character of each community, without unnecessary clutter or safety hazards. 5. Manage the trees lining streets in residential and commercial areas to provide a continuous green canopy. Plant indigenous trees along the M-28/US-41 corridor and maintain them along other roads in the Township. Encourage the use of "context sensitive design" on roads in Chocolay Township. 6. Discourage the development of "bigfoot" homes that restrict views, block light and the free flow of air for neighbors, detract from the charm of a neighborhood, and serve as a catalyst for sending excess stormwater runoff onto abutting properties and into lakes and streams. 7. Discourage designs which would block significant views and vistas . 8. Ensure enforcement of existing ordinances and regulations to better preserve the The Charter Township of Chocolay Comprehensive Plan - 2005 8-26 �established character of Chocolay Township and promote the goals and policies of this Plan. 9. Consider the adoption of "dark sky" provisions to the Zoning Ordinance that will provide for adequate down lighting of streets, parking lots, sidewalks, yards and signs in order to prevent the creation of a halo of dispersed light over the Township that can diminish the view of stars and the northern lights. Objectives: 1. Prepare and implement a Scenic Character Preservation Plan for Chocolay Township with mapped scenic areas and design guidelines for property owners on how to manage their properties in order to protect the scenic quality of the Township. Photo 8-19 Prepare and Implement a Scenic Character Preservation Plan for Chocolay Township r 2. Update the sign ordinance to insure it helps protect the visual quality of the Township as viewed from Township roads and highways. 3. Provide residents with educational materials on the historic structures in Chocolay Township and on approaches to protecting them. 4 . Update the Zoning Ordinance to provide for setbacks, natural landscaping, buffers and other provisions to protect scenic visual character. 5. Consider creating and enforcing property maintenance codes for the upkeep and maintenance of homes and businesses. Explanation : These goals, policies and objectives recognize that the appearance of Chocolay Township , which has both natural scenery and small town charm, is important to the quality of life of the community, and that it will require an active involvement of the Township and knowledgeable, committed citizens in order to preserve the community's visual character. John f:lwinwordl chocolay\fi nal\CHAPTER 8 final.doc The Charter Township of Chocolay Comprehensive Plan - 2005 8-27 �Chapter 9 AREAS OF PARTICULAR CONCERN INTRODUCTION Throughout this Plan, mention has been made of "areas of particular concern." Originally an environmental planning concept used by the Michigan Department of Natural Resources to indicate potentially threatened habitat areas, the term, "Areas of Particular Concern" was expanded in the 1989 Chocolay Township Comprehensive Plan to include both cultural and natural resource areas. In this update of the Comprehensive Plan, Areas of Particular Concern are defined as those geographic areas which are significant because of their importance to a quality of human living and the enrichment of the human experience. This may be due to unique values, resources, problems, or conflicts. They incorporate these key concepts: a) they are limited in quantity either in total amount or within any given geographic area; b) they are irreplaceable; once destroyed or altered, the resources will not or cannot be replaced, c) they are sensitive and fragile areas, and d) Township growth patterns place a unique burden on the land, water, infrastructure or existing or future occupants of the area. Photo 9-1 Areas of Particular Concern Include Areas that are Irreplaceable, Fragile, Limited and have Unique Value - Many are Natural Areas For areas identified as such, the underlying objective is to express some measure of concern, and to manage these areas so as to conserve resources, resolve conflicts, and foster preferable land and water uses. It is inevitable that the expanding needs for development will impact Areas of Particular Concern, either directly or indirectly. However, to provide for the orderly and coherent development of those areas and surrounding lands, this Plan should incorporate the appropriate management principles for Township Areas of Particular Concern, including measures to coordinate with agencies at various levels of government. The Charter Township of Chocolay Comprehensive Plan - 2005 9-1 �This chapter will attempt to provide a guide in identifying and dealing with Areas of Particular Concern. This discussion will include natural, and cultural Areas of Particular Concern. It will consist of those areas previously mentioned in this Plan and other significant Areas of Particular Concern found within the Township. This chapter then concludes with suggestions for specifically managing Chocolay Township's proposed Areas of Particular Concern. The 1989 Plan included a Decision Map to indicate areas used, suitable or suitable with limitations for different purposes. Instead of a Decision Map, an Areas of Concern Map (Map 9-1) has been created to reflect current important issues, including areas of particular concern. Many other special areas, especially environmental ones, are depicted on maps in other chapters (especially Chapter 4). PROPOSED AREAS OF PARTICULAR CONCERN IN CHOCOLAY TOWNSHIP The list below is an inventory of those areas deserving classification as an Area of Particular Concern. It is separated into natural areas and cultural areas. Natural areas are those characterized by a lack of human land change activity even though they may or may not be under human control now. Cultural Areas of Particular Concern are man-made or developed artifacts. Other areas include those involving infrastructure or recent and anticipated settlements. The categories are clear-cut and self-explanatory. The following listing is by no means conclusive, and should continue to be periodically updated. Natural Areas of Particular Concern 1. Environmental (wetlands, wildlife, plant life areas, etc.) • Cherry Creek watershed • Waterfowl area on Lake Levasseur • Escanaba River State Forest • Jeske Flooding • Natural features as identified in the Marquette County Natural Features Inventory • All wetlands within the Township as identified in the Comprehensive Plan or as determined by the DNR or Zoning Administrator Photo 9-2 Chocolay Township has Significant Natural Areas of Particular Concern, such as Lake Le Vasseur The Charter Township of Chocolay Comprehensive Plan - 2005 9-2 �2. Wilderness and Natural/Scientific Area • Fish hatchery on Cherry Creek • Waterfowl area on Lake Levasseur 3. Geologic Formations • Steep sloped areas as identified in the Comprehensive Plan • Protruding bedrock areas as identified in the Comprehensive Plan • Rock Bluff area. See Map 9-1, Areas of Particular Concern Map. 4. Flood Areas • All flood areas identified in the Federal Emergency Management Agency (FEMA) Flood Rate, Flood Hazard Areas Map, Map for Chocolay Township . See Map 4-4 in Chapter 4. 5. Erosion Areas • High-risk erosion areas on Lake Superior shoreline as identified on Map 4-5 in Chapter 5. 6. Shorelands • High-risk erosion areas as designated on the Lake Superior shoreline. See Map 4-5. • Chocolay River mouth • Coastal shores of Lake Superior (Harvey and Shot Point area) • All Lake Superior waters and bottomlands 7. Lakes (inland) • Lake Kawbawgam and Lake Levasseur 8. Rivers and Streams • All rivers and streams within the Township • In particular, the Chocolay River Watershed. The Charter Township of Chocolay Comprehensive Plan - 2005 9-3 �Photo 9-3 Stream Crossing Stabilization on Chocolay River Source: Chocolay River Watershed Project 9. Agricultural Lands • All land currently under cultivation. 10. Prime Forestry Lands • Forested areas on steep slope areas • Forested area in southeastern part of Township along M-28 11. Mineral Resources • Existing gravel and sand operations in the Township. The Charter Township of Chocolay Comprehensive Plan - 2005 9-4 �Map 9-1 Chocolav Township Areas of Concern Map Rock Bluff Scenic Entry I US-41/M-28 Corridor - State Highway - -- County Highway - - - - Named Roads Q Other Areas of Concern Streams - Un-Named Roads LEGEND State Lands Lakes Township Line Section Line N w◊ • Source Michigan Center for Geographic Information , Dept of lnfOfmation Technology Map Prepared by the Land lnformatlOfl Access Association. August 2004 Lake Superior Shoreline Scenic En~ !!!!!!!!!!!.,_;;:::_,!!!!!!!!!!!!!laa-a;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;i!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!S-a;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;i M1le5 US-41/M-28 Intersection ~ ~~ry 10 I 1;, County Road Bu r ,;- ·~ 14 -v l • r l I 'I ,. I ' I 19 ~ 1=- j 15. Mangum Rd I 1 I ...,-''"-:- 1~ I '3 ... 0 33' )4 r ,I.- r t :24 ~ ..,,__-~~ ,-1 Green Garden US-41 Scenic Entry "- I -- Lr . . . I .,. J I ~"'' 0•.,<,Q , ~ n The Charter Township of Chocolay Comprehensive Plan - 2005 9-5 ' 'j• I .l ! - ~~ . .. ·t• - - - · . 1 "' J: a ♦ l' ~ �Cultural Areas of Particular Concern 1. Aesthetic Areas • US-41 corridor from the Township line south toward Green Garden. • Eastern entry and highway scenic turnouts on M-28 along Lake Superior. • Natural scenery along highways and local roads in general Photo 9-4 Green Garden Area is an Aesthetic Area of Particular Concern 2. Recreation Areas • Marina on Chocolay River. • Snowmobile trail and Chocolay River crossing. • Rock Bluff Area (privately owned). • State forest lands. The Escanaba River State Forest occupies a large portion of Chocolay Township, but primarily in the sparsely settled eastern part of the Township. It provides a variety of recreational opportunities, including hunting, hiking, and fishing. • Highway scenic turnouts on M-28 • State roadside park on M-28 • Public access site on Lake Levasseur and Jeske Flooding 3. Historic Sites • Those areas identified by the Marquette County Historical Society 4. Urbanizing Areas • Shot Point residential area • Kawbawgam Lake • Lakewood Lane area east of Harvey • Harvey-nonconforming Zoning with regards to lot dimensions. • Intersection of M-28 and US-41. • The commercial corridor of M-28/US-41 from the west Township Line to the Intersection of M-28/US-41. • Casino Area. The Charter Township of Chocolay Comprehensive Plan - 2005 9-6 �Photo 9-5 The Casino Area is an Urbanizing Area of Particular Concern MANAGEMENT TECHNIQUES FOR CHOCOLAY TOWNSHIP'S PROPOSED AREAS OF PARTICULAR CONCERN For those potential Areas of Particular Concern identified in Chocolay Township, a program of management and preservation must be explored. The kinds of management techniques employed are dependent on local decisions. To assist in this decision making, Chocolay must make a concerted effort to officially identify and develop an inventory of Areas of Particular Concern on a regular basis. The inventory in this chapter is intended to begin the process. The discussion on the Criteria for Areas of Particular Concern will provide a minimum basis for the identification process of any other, or new areas. Once identified, the Township must prioritize its listing, recognizing that each area represents a certain "value." Areas will vary in importance. Those given a higher priority will require more stringent protection. Those less important will have less rigorous regulations or be put off to a later point in the implementation process. For the most part, the Township's management program will be limited to use of zoning and development controls as described previously. It is recommended that they participate with County, State, or Federal programs geared towards preserving these unique areas. They should continue to enforce the traditional protective ordinances, such as the county health codes, building permits, zoning permits, etc. The following discussion will identify possible management programs for those Areas of Particular Concern in Chocolay Township. Parts of this discussion will be more detailed than others. That is because many of the Areas of Particular Concern identified were general in nature - rivers and streams, lakes, wetlands, etc. - while others are more specific - the waterfowl area, fish hatchery, etc. - requiring specific management techniques. The DEQ has a helpful local guidebook available that addresses many of these areas. It is entitled Filling the Gaps: Environmental Protection Options for Local Governments, 2003. It is available for downloading at http://www.michiqan.gov/deq/0,1607,7-135-3313 3677 3696-73358--,00.html, and the appendix to the report includes sample zoning regulations. The Charter Township of Chocolay Comprehensive Plan - 2005 9-7 �Natural Areas of Particular Concern 1. Environmental Areas A. Cherry Creek Watershed, Lake Le Vasseur Waterfowl Area and Escanaba River State Forest The Cherry Creek Watershed, which supports the State Fish Hatchery, and waterfowl area on Lake Levasseur are both outside the jurisdiction of the Township. They are in State ownership and are presently under a management program. The Township should actively participate in management planning for these areas. However, for zoning purposes, it is recommended that both areas remain zoned Open Space. The Township should take steps to safeguard the Cherry Creek watershed area by supporting the activities of the Chocolay River Watershed Project, which benefits the Cherry Creek watershed. B. Chocolay Township Wetlands A management program for the Township wetlands should include enforcement of county health codes, state building codes, and Land Division Act, (formerly the Subdivision Control Act) , P.A. 288 of 1967 as amended, as well as the Wetlands Protection Act, Part 303 of the Natural Resources and Environmental Protection Act, PA 451 of 1994. The Farmlands and Open Space Preservation Act, Part 361 of PA 451 of 1994, offers certain tax deferral options to property owners who enter into an open space agreement with the State or local unit for at least ten years. The Township should also endorse and enforce where appropriate those sections of the Inland Lakes and Streams Act, Part 301 of PA 451 of 1994 of 1972, the Endangered Species Act, Part 365 of PA 451 of 1994, the Shorelands Protection and Management Act, Part 323 of PA 451 of 1994, and the Wetlands Protection Act, Part 303 of PA 451 of 1994, related to the preservation and utilization of wetlands . For zoning purposes, all large wetlands should fall into the Open Space and Resource Production districts. C. Natural Features. A wide variety of management techniques are available for protecting natural features on private lands. Primarily, education of landowners is needed in order to raise their consciousness about the existence and importance of natural features. A landowner's guide is available from the DNR (Managing Michigan's Wildlife: A Landowner's Guide, available from the Michigan Department of Natural Resources at www.michigandnr.com/publications/pdfs/huntingwildlifehabitat/landowners Guide/Re source Dir/Acrobat/index.htm.), plus the assistance of staff of the Marquette County Soil and Water Conservation District should be promoted. In addition a publication targeted to both citizens and Township officials is also available. Entitled Your Upper Peninsula: A Guide to Planning for Tomorrow's Shorelines, it presents a variety of shoreline planning tools that can help preserve a natural appearing shoreline as well as water quality. It is available from the National Wildlife Federation (www.nwf.org ) and the Central Lake Superior Watershed Partnership (www.superiorwatersheds.org). 2. Wilderness and Natural/Scientific Areas See the discussion under subsection "A" under Environmental Areas for the areas identified under this section, the State Fish Hatchery, the Lake Levasseur Waterfowl Area and Escanaba River State Forest. The Charter Township of Chocolay Comprehensive Plan - 2005 9-8 �Photo 9-6 Management Concerns over Wilderness and Natural/Scientific Areas, such as the Lake Levasseur Wetland Project Involves Working with State Agencies 3. Geologic Formations A. Steep Sloped Areas: The steeped sloped areas of the Township are generally less desirable for most types of development because of the higher construction costs, high erosion possibilities when soils are disrupted, and the high cost of providing public services like road construction, snow plowing, sewage collection, etc. Therefore, intense types of development should be limited. The two larger areas in the southwestern portion of the Township can support good timber production; this is encouraged to avoid erosion problems. The area should be zoned Open Space. Photo 9-7 Protruding Bedrock Areas are Notable in Good and Bad Weather r B. Protruding Bedrock Areas: Protruding bedrock can create development problems in construction of septic tank drain fields, public sewer lines, or construction on its rock bluffs. It is recommended that intense development be limited in those areas because of those problems; and if development occurs, it can be monitored by enforcing the health, building, and subdivision controls . Most of the bedrock areas on The Charter Township of Chocolay Comprehensive Plan - 2005 9-9 �the eastern portion of the Township is on State-owned lands and should remain zoned for Open Space. The rock bluffs in the northwest corner of the Township should be closely monitored because the pressure for intense development exists. 4. Flood Areas The Federal Emergency Management Agency has issued a final Flood Hazard Boundary Map identifying those lands lying within the one hundred year floodplain. It is recommended that the Township prohibit any new construction, expansion of existing structures or fill within the floodplain areas and that they participate in the Federal Flood Insurance Program to provide proper protection for those areas affected by floods. Most major flood areas should remain zoned for Open Space or Resource Production. 5. Erosion Areas Management efforts to curtail Lake Superior shoreline erosion stem originally from the Shorelands Protection and Management Act (now Part 323 of PA 451 of 1994). The State has performed a study of the High Risk Erosion areas and has developed a management program of which Chocolay Township is a part. The DEQ has established setbacks by calculating the known receding rate of the banks. Permits must be obtained from the DEQ for construction on properties designated as high risk erosion areas. Those lands not developed should be zoned Open Space. Map 45 identifies all High Risk Erosion areas in the Township. 6. Shorelands A. High Risk Erosion Areas: Refer to the high risk erosion discussion above. B. Chocolay River Mouth: The Chocolay River mouth is experiencing a sedimentation problem, sometimes restricting access to Lake Superior. Keeping the mouth open for public use would help boating access from the marina. It is also a problem identified by the Chocolay River Watershed Project. The Township should contact the Army Corps of Engineers to determine what procedures would be necessary to keep it free flowing, and promote best management practices identified by the Chocolay River Watershed Management Project to help reduce sedimentation. C. Coastal Lakes, Lake Superior Waters and Bottom Lands: Coastal lakes and rivers are covered by the Shorelands Protection and Management Act, Part 323 of PA 451 of 1994 and Great Lakes Submerged Lands, Part 325 of PA 451 of 1994. It is recommended that reasonable setbacks be established in the Zoning Ordinance to provide protection of water quality, aesthetic quality, and resource integrity. The Charter Township of Chocolay Comprehensive Plan - 2005 9-10 �Photo 9-8 Protect Water Quality, Aesthetic Quality, and Resource Integrity of Coastal Lakes and Rivers 7. Lakes (Inland) Lake Le Vasseur is wholly within the jurisdiction of the State and is discussed in Subsection "A" of Environmental Areas. Kawbawgam Lake is in private ownership and is experiencing rapid development along its shores. The area surrounding the eastern, western and southern sides of the lake is within the proposed flood hazard area and wetland area, and should follow those recommendations, as discussed above. For those developed areas, it is recommended that reasonable setbacks be established in the Zoning Ordinance to preserve their integrity. The Township should enforce all developmental controls, the Subdivision Controls, State Building Code, and Health Code, as well as the Inland Lakes and Streams Act. 8. Rivers and Streams All streams and rivers should be afforded a minimum amount of protection from overuse and intense development. Those portions surrounded by wetlands or flood hazard areas should follow the recommendations for those areas. Reasonable setbacks should be established through the Zoning Ordinance. The Township should enforce developmental controls, as well as honoring the Inland Lakes and Streams Act, Part 301 of PA 451 of 1994 and the Local River Management Act, Part 311 of PA 451 of 1994. The Chocolay River Watershed Project, managed by the Marquette County Soil and Water Conservation District along with many partners, developed a program of restoration, education and conservation in order to protect this valuable water resource. The Chocolay River Watershed Management Plan is available by contacting the Marquette County Soil and Water Conservation District or online at http://www.portup.com/%7Elindq/. The Watershed Project has been involved in the clean-up of contamination, stream restoration, dam removal, implementing forestry best management practices and other stewardship activities. There are many road crossings of streams in the watershed, and these are of particular concern as possible sites of sediment and other contamination. See Map 9-1. The Charter Township of Chocolay Comprehensive Plan - 2005 9-11 �Map 9-2. Road Crossings of Streams in the Chocolay River Watershed From Updates to the Chocolay River Watershed Restoration and Management Plan. Chocolay River Watershed Project. 9. Prime Agricultural Lands Only agricultural lands under current cultivation have been identified as prime agricultural lands for Chocolay Township. It is recommended that the Township work closely with the Marquette County Soil and Water Conservation District to continually redefine Chocolay's responsibility to agricultural production needs. Zoning agricultural land as Open Space or Resource Production can provide the necessary protection from unwanted development. The Farmlands and Open Space Act will also prevent development for the period of the PA 116 contract, as discussed earlier, if property owners were inclined to enroll. 10. Prime Forested Lands Chocolay Township has no major commercial timber production even though it is · extensively forested . Much of the eastern portion of the Township is within the Escanaba River State Forest and therefore is outside the Township's jurisdiction. It is recommended that Chocolay work closely with the Natural Resources Conservation Service and DNR to determine the potential productivity of the private forested lands. To preserve the quality and quantity of forested lands along roadway, rivers, streams, lakes and ponds, reasonable setbacks could be utilized. To preserve larger tracts of forested lands the Private Forest Reserve Act, Part 5 of PA 451 of 1994, could be instituted . If commercial land is involved, the Commercial Forest Act, Part The Charter Township of Chocolay Comprehensive Plan - 2005 9-12 �511 of PA 451 of 1994, would be involved. Lands intended to be preserved for its timber resources should be zoned Open Space (timber resource) or Resource Production. 11. Mineral Resources Existing gravel and sand operations are the only mineral resource areas in Chocolay. More valuable mineral resources only exist in trace amounts and are not economically feasible for extraction at this time. To ensure protection to those resource areas and provide maximum limits on how much extraction should occur, it is recommended that an industrial mining zoning classification be used on only those specified areas, if and when they are ever formally identified. Cultural Areas of Particular Concern The location of some of the cultural areas of concern identified below can be found on Map 9-1, Areas of Concern and maps in other chapters should be referenced where indicated . 1. Aesthetic Areas A. US-41 corridor from the Township line north toward Green Garden. This area lies in the viewshed along both sides of US-41 as it slopes down toward the north, allowing distant views of relatively undeveloped scenery. Most of the area is in private ownership and protecting this scenic resource will be a challenge if conservation easements are not obtained. An overlook at a high point along the highway should be developed. MOOT grant funds should be explored. B. Eastern entry and highway scenic turnouts on east M-28. These are valuable public assets owned by MOOT and maintained by Chocolay Township and should be protected. They provide stunning views of the Lake Superior shoreline. (See scenic turnouts on Map 6-1 ). C. Natural scenic areas in general. Scenic roadsides in all areas of the Township can be protected by adequate setbacks, appropriate sign regulations, and design guidelines that promote the use of scenic easements (can be donated instead of purchased if owners are willing) and natural vegetative screening, either left standing during the construction process or restored in roadside areas already cleared. A scenic protection plan should be prepared to identify areas worthy of long term protection . The Charter Township of Chocolay Comprehensive Plan - 2005 9-13 �Photo 9-9 Many Roads in Chocolay Township are Scenic, such as CR 480 2. Recreation Areas For the location of recreation areas, see Map 6-1, Chocolay Township Public Facilities in Chapter 6. The state forested lands, highway turnouts, and Lake Levasseur public access site are out of the jurisdiction of the Township. For zoning purposes, they should remain zoned Open Space. A. Marina. The marina, which is primarily a boat ramp, is located on the Chocolay River about 1,500 feet from Lake Superior, and shallow water is sometimes a problem for boaters seeking access to the big lake. The 2004 Recreation Plan proposes minor improvements to this site. B. Snowmobile trail and Chocolay River crossing. Snowmobile owners can use their machines on a trail in the northern part of the Township. However, there are problems with the trail. It passes through a residential area, with resulting conflicts over noise, late night use and speeds. There is no separate snowmobile crossing of the Chocolay River, so snowmobilers use the M-28 bridge, which is not designed for safe snowmobile use. A separate bridge should be constructed. The trail could be used by pedestrians and bicyclists in the warmer seasons if it were surfaced with crushed compacted limestone. C. Rock Bluff Area. The Lake Superior shoreline across from the Michigan Department of Transportation Welcome Center on US-41 /M-28 has a scenic rock bluff. This is a natural location for a viewing place, which could be a tourism draw. Development of a scenic viewing place would require coordination with the property owner and Sands Township. Access to the site may pose some challenges. 3. Historic Areas Current protection for all state and federal registered sites come from the Historic Division of Michigan's Department of State. All local preservation efforts (funding and enforcement) should go through their office or the Marquette County Historical Commission. Each area identified is unique unto itself so will require individual attention in its management. The Charter Township of Chocolay Comprehensive Plan - 2005 9-14 �Photo 9-10 Each Unique Historic Area Requires Individual Management 4. Urbanizing Areas A. Shot Point. The Shot Point area development is within the Flood Hazard Area of Lake Superior. See Map 4-4 in Chapter 4. Since development exists, zoning and developmental control ordinance should be rigidly enforced to preserve the quality of the resources and protect existing and future development. Setbacks would be most useful here. Zoning in this area should be Lake Shore/Residential. Undeveloped areas and environmentally sensitive areas should be rezoned Open Space. B. Kawbawgam Lake. Although not an immediate problem, the Kawbawgam Lake area is a potential candidate. As an Area of Particular Concern, development is spreading in an area that is both wetlands and a Flood Hazard Area. Here too, zoning and developmental control ordinances should be rigidly enforced. C. Lakewood Lane. The Lakewood Lane area development consists of areas designated as High Risk Erosion Areas. Since development exists, the Residential-One single family zoning should be maintained, and coordination with the DEQ should occur for all proposed developments. D. Harvey-Nonconforming Zoning. Most of the lots in the Harvey settlement are . non-conforming according to current zoning with regards to lot size. This places an unnecessary burden on property owners, on the Planning Commission and on the Zoning Board of Appeals. Zoning needs to be updated for this area in order to remove the non-conforming status of most parcels. E. Intersection of M-28 and US-41. This intersection, located just southeast of Harvey, is of particular concern due to the two major highways that intersect at this point, generating traffic conflicts, and because of the existing growth and the likelihood for more growth immediately adjacent to it. Due to the location of a major The Charter Township of Chocolay Comprehensive Plan - 2005 9-15 �trucking terminal just northwest of the intersection on US-41/M-28, the intersection receives substantial truck traffic. A ring road that would allow local traffic, especially trucks, to by-pass the intersection may relieve some congestion, improve safety and help manage access to existing and future businesses in the area. Pedestrian crossings also need to be improved in the area of this intersection. Sidewalks exist, but pedestrian signals do not. F. The Commercial Corridor of M-28/US-41 from the Township Line to the Intersection of M-28/US-41. The US-41 /M-28 corridor from the Township line, southeast to the intersection of the two highways currently has a mix of uses, but its location suggests development as a commercial corridor. It is the main route for people in Chocolay Township entering and exiting from the city of Marquette. Major existing businesses include a trucking depot, which is more industrial than commercial. This corridor is a prime location for businesses serving commuters, rather than industrial uses. Conflicts between trucks, commuters and users of future commercial development will need to be avoided by access management solutions put in place before more growth or redevelopment occurs. Buffers between commercial and industrial uses and residential uses should be provided. There are challenges to development of this segment of highway as a commercial corridor. The existing pattern of residential streets crossing US-41 /M-28 and the shallow setback of many homes to the highway will make acquisition of additional right-of-way and access management difficult. The lack of a municipal water supply is also a problem. A water supply study has been completed by STS Consultants, Ltd., which recommended that if a public water system were needed, a connection with the Marquette City system for the developed area of Sands Township and this area of Chocolay Township is the most feasible alternative to a new, separate public water system involving new wells. The cost of development of a public water system could be at least $5 million, and community sentiment was against using public funds for its development at the time this Plan was prepared. However, expanded commercial development and redevelopment along this corridor is unlikely to occur without it Photo 9-11 The Commercial Corridor of US-41/M-28 is an Area of Particular Concern The Charter Township of Chocolay Comprehensive Plan - 2005 9-16 �G. Casino Area. The Marquette Ojibwa Casino is located at 105 Acre Trail, accessed by Kawbawgan Road, south off of M-28 about midway between the east and west borders of Chocolay Township. The casino is operated by the Keweenaw Bay Indian Community. It is a relatively small casino, and there is interest by the Indian Community in expanding the operation, either at its present site or at another site in Negaunee Township. There is room to expand at the present location, but if the casino relocates to Negaunee Township, the Indian settlement surrounding the existing casino may be able to use the existing building for another use, related to the community. The present casino site has little frontage on M-28, where there are a number of privately held , undeveloped parcels. This presents the opportunity for commercial development related to the casino, such as motels and restaurants, but such development should only occur if the casino is expanded and with appropriate access management and visual character protections. A zoning change from the present residential classifications would also be required. Photo 9-12 The Casino Site has Little Frontage on M-28 John f:\winword\chocolay\final\CHAPTER 9 final.doc The Charter Township of Chocolay Comprehensive Plan - 2005 9-17 �Chapter 10 FUTURE LAND USE & INFRASTRUCTURE MANAGEMENT INTRODUCTION This chapter opens with a general description of the purpose of this chapter. It is followed by a description of future land uses in the Township. Then the key infrastructure management strategies necessary to implement the future land use arrangement are described. The last section addresses issues associated with ensuring consistency with the plans and zoning regulations of adjoining jurisdictions. This chapter is directly related to the next chapter which presents the Zoning Plan for the Township and the two should be read and used together. PURPOSE OF THE CHAPTER This chapter presents the arrangement of future land uses in the Township for at least the next twenty years. This arrangement is intended to implement the vision, goals, policies and objectives presented in Chapter 8, in a manner that properly respects the areas of particular concern described in Chapter 9. In some parts of the Township, proposed future land use is merely the continuation of existing land uses. In others, more intensive use is proposed. Where more intensive use is proposed, as around Harvey, it is because a higher level of public services already exist there, and additional public services are both needed, and most economical to provide because of economies of scale in this area. Future land uses are depicted on Map 10-1, entitled the Future Land Use Map. Each future land use category corresponds to one or more zoning districts which are described in the next chapter. The density of all land is as permitted by the corresponding zoning district. Where land is presently used and zoned for a low intensity use, like farming or forestry, and a more intensive use is proposed, approval of the more intensive use should not occur unless a determination is first made that all the public infrastructure and services necessary to adequately serve that development are in place, and that the environmental impacts of the change to a more intensive use are minimal or properly mitigated according to applicable federal, state, county and Township laws. The Charter Township of Chocolay Comprehensive Plan - 2005 10-1 �Map 10-1 Future Land Use Chocolay Township: Future Land Use Map Township Line - Agriculture-Forestry r:= County Highway Section Line - Commercial - Named Roads State Lands - Industrial State Highway - Un-Named Roads Lakes -- Multiple Family Residential Rural Residential Single Family Residential Lakeshore Residential - Local Public Lands Streams Source : Chooolay Twp Equalization Dept. Michigan Center for Geographic lnf0<mati:>n, Dept of Information Technology " w◊• Map Prepared by the Land Information Access Association, March 2005 05 3 Miles County_ Road Bu The Charter Township of Chocolay Comprehensive Plan - 2005 10-2 �FUTURE LAND USES Map 10-1 depicts future land use in the following categories which correspond to existing and future zoning districts as listed on Table 10-1 below: Table 10-1 Relationship Between Future Land Use and Zoning District Categories Future Land Use Map 10-1 Agriculture and Forestry Lakeshore Residential Single Family Residential Multiple Family Residential Commercial Industrial Local Public Lands Existing Zoning Districts (early in 2005) RP - Resource Production OS - Open Space RR-2 - Rural Residential 2 RR-1 - Rural Residential 1 LS/R - Lakeshore River R-1 - Residential R-1 Residential R-2 Residential R-3 Residential RR-1 Rural Residential 1 R-4 Residential C-1 Commercial C-2 Commercial C-3 Commercial PL - Public Lands Proposed Future Zoning Districts AF - Agriculture and Forestry LS/R - Lakeshore Residential R-25 Residential R-12 Residential MFR Multiple Family Residential C-1 Commercial C-2 Commercial I - Industrial PL - Public Lands Generally these proposed changes to the zoning districts would accomplish the following: • Streamline the number of zoning districts by consolidating similar districts • Once the revised districts were created, the Zoning Map would be changed. Many properties, especially in Harvey, would then be conforming with the dimensional regulations of the district, because the zoning standards would match the most common lot sizes in the district. Currently, there are many nonconforming lots in the Township, especially in Harvey. This will reduce administrative burdens and hassles for the property owners. Following is a description of each of the categories of land use on Map 10-1. Ag ricu ltu re-Forestry This future land use category is made up of two major types of land use: agriculture and forests. In addition, many wetlands are associated with each of these land uses. Most of the eastern half of the Township is either forested or wetlands (or both) and much of it is publicly owned and managed by the Michigan Department of Natural Resources. This category is comprised of all lands in early 2005 zoned as RP and OS, plus all lands zoned as RR-2. All lands in this category would principally be permitted to be used for Agriculture-Forestry activities as principal uses by right, such as agriculture and forest management. The minimum lot size would continue to be 20 acres. A single family home would also be permitted as a use by right in this area. In the portion of this category presently zoned RR-2, zoning district standards would be changed to allow one single family home by right on 20 acres and additional dwellings at a density of one dwelling The Charter Township of Chocolay Comprehensive Plan - 2005 10-3 �unit per 5 acres, only if clustered on a part of the property and at least 50 percent of the property maintained as permanently protected open space by means of a conservation easement or other protection acceptable to the Township. For example a 100 acre parcel would be permitted to have 20 lots (100 divided by 5), which would be clustered on not more than 50% of the property. The minimum lot size of each clustered unit would be not smaller than that required by the Public Health Department, nor on average, more than 2.5 acres in size (or else more than 50 acres would be used up for the residences). A new cluster ordinance provision would have to be added to the Zoning Ordinance to permit this and it would allow such developments by right. Photo 10-1 Agriculture and Forestry Agriculture In addition to the above changes to the Zoning Ordinance, the following strategies should be pursued to encourage continued agriculture in the Agriculture-Forestry area: • Encourage farmers to farm as long as they want to • Encourage farmers to participate in PA 116, the state Farmland and Open Space Protection program which gives an income tax benefit to farmers who agree to keep their land in agriculture for a period of at least 1O years. Special attention should be paid to future residential development along gravel • roads in this area, because once the number of dwellings exceeds about 80 with no other road users (fewer homes ifthere are other road users), then the gravel road capacity will be exceeded and it will either have to be frequently graded, or paved, and if paved, it will serve to attract additional residences. Thus, the density of development along gravel roads should be kept low to preserve gravel road capacity, while still permitting Agriculture-Forestry activities. Higher density residential development should be permitted where roads are paved , and at levels commensurate with the need for other public facilities, such as sewer and water. The Charter Township of Chocolay Comprehensive Plan - 2005 10-4 �Forest Management In addition to the above changes to the Zoning Ordinance, the following strategies should be pursued to encourage continued forest management in the AgricultureForestry area: • Encourage private owner participation in Commercial Forest Reserve Act. Landowners of forested property managed for long term forest production can receive significant tax benefits by participating in the Commercial Forest Reserve Act. Several landowners in the Township already participate in the program. Others should be encouraged to. • All forested landowners should be encouraged to use sustainable forestry management practices consistent with state policy and industry guidelines. • Work with landowners to stage tree harvesting in key viewsheds. This will require identification of key viewsheds and then private landowners who plan to harvest trees. By staging harvesting and avoiding large clearcut areas, the impacts on key viewsheds will be greatly reduced. The most important area to target for viewshed protection is the view of the Green Garden valley from westbound US41 at the south central portion of the Township. Residential Citizens and local leaders strongly believe it is important to provide for a wide variety of types and densities of residential dwellings. All homes are desired to be sited in surroundings which permit quiet enjoyment of the property, whether or not the lot or dwelling is large is small. Some is expected in more urban small lot settings, while others are expected on large lots in the country surrounded by large quantities of open space. Photo 10-2 Single Family is Expected to Continue as the Largest Housing Type 6 10 2004 Single family housing is and is expected to continue to be the largest type of residential housing, but it could be provided in many forms, such as detached site constructed single family homes and detached manufactured homes. At the same time multiple family dwellings could be provided in apartments and attached site constructed single family homes and condominiums. Large and small lot development could be involved. To accomplish this goal will require some modification of residential zoning districts in the Zoning Ordinance to create new options. It is critical that accompanying such districts be a strong set of subdivision regulations and if necessary incentives to The Charter Township of Chocolay Comprehensive Plan - 2005 10-5 �encourage subdivision development (as opposed to lot split and metes and bounds development) so that over time, the interconnected street system in Harvey is continued to serve all the most intensely developed parts of the Township (present and future). Four categories of residential development are depicted on the Future Land Use Map and each is discussed below. Rural Residential These are areas planned for low density residential development surrounded by open space. As of early 2005 there were two rural residential zones. The RR-2, 5 acre minimum area was addressed above in the Resource Conservation category. It would be retained as a district in the Zoning Ordinance, but would be developed as either one dwelling unit per 20 acres, or using cluster zoning, at a density of one dwelling unit per five acres. It is shown on the Future Land Use Map as part of the Agriculture-Forestry category because it would have the same base density. Figure 10-1 shows a comparison of conventional land division, conventional subdivision and a conservation subdivision based on a 5 acre minimum lot size. In addition to permanent preservation of open space for buyers and the community, there are substantial benefits to the developer in the form of lower costs to develop. The RR1 area is presently a 2 acre minimum lot size. Consideration should be given to rezoning undeveloped portions of this district into the AF classification, or the R-12/R-25 category to be consistent with abutting property. If this was done, then the RR-1 category would be eliminated, or revised, so that no new lands would be zoned into this category. Lakeshore Residential The existing title of this district is Lakeshore/River District, yet in spite of miles of lakeshore and riverfront properties, there is a limited amount of land zoned LS/R in the Township. This district is specifically targeted to all waterfront property but in reality, is only applied to some lakefront property. While most of the lakefront property has already been developed and it is appropriate that all residential lakeshore property be zoned into this classification, it makes less sense that all riverfront property be so zoned unless, following a careful review, it is determined the existing regulations make sense on all the riverfront property and all the lakeshore property. It may be that a separate Riverfront District is more appropriate for those properties. Permitted uses in the LS/R are residential and recreational uses. If this district is renamed and applied to all lakeshore property, then existing resorts would be permitted to continue and new buildings or alterations would be regulated through the special use permit process. New resorts, except perhaps B&B's under special use permit conditions, would not be allowed. Rezoning some RP, some RR-2, and some R1 lands into the LS/R classification would be necessary to achieve this goal. Some new special use permit standards would also need to be adopted. This change should be carefully considered and the boundary lines between districts carefully studied before making any change. The Charter Township of Chocolay Comprehensive Plan - 2005 10-6 �Figure 10-1 Cluster Subdivision Compared to Other Land Division Options on the Same Land 230 Acre parcel with density = 1 dwelling unit per 5 acres. Conventional strip residential development. 38 home sites and 14 driveways (some shared) on the public road. No large open spaces. ! · ,.,.. ~--,. '\ Conventional subdivision development. 34 home sites. Five have access to existing public road, rest to a new road. No large open spaces. \ ' / [:?)~>~~\;./ '· ~-.. . \ ··,'• \ ' ~,-,; ' ' .. ..c:I.. - .. -··-· _.. _.. _,,_.. _,,_,' -~..4_ ' .. _ .. _ .. _ ,._ ... I.. - .. _ .. _ ,,_ ,,_ ,, _ ,, I_ ! r·-..~..-.._.. .._ .. _,,_,,_,,_,,_,,_,,_i ,,_ .. _ .. _,,_ .. I i .. - .. - .. - .. , _,._.,_, _,_,_,_,_..L . _. _, _,_, . I ! ··- ··-··- ··-··- ··-··- ··..J_ .. _ ,._ .. _,___, Road Conservation subdivision. 46 home sites. Extensive open spaces, some of which can remain income producing. Meets 5 acre density but with maximum 2 acre lot size . All homes are served from two new cul-de-sac roads . ' Reserved Open Space (through conservation easement) ,-. l'" i\ Open space that could be used for trails. Can be designated for agrlcultura i ·. or forast management. Can be i1 allowed to grow up u meadow ;--·· and woods. Can never be used for i,... more houses. i--· i..i..- ~--- i.. - _ ,._, ,_ ,. L.. __________., ____ ,,_,,_ .,_ ,, _ ,. ____, _________ , Important location for open space. Road In this illustration , the community is choos ing to preserve fa rmland . A commun ity may choose to preserve woodlands. Single Family Residential As of early 2005 there are three residential districts that require a 25,000 square foot minimum lot size. There is no material difference between these districts and they should be combined into a single district. In addition, a new single family residential district should be created that has minimum lot size and setback requirements that are The Charter Township of Chocolay Comprehensive Plan - 2005 10-7 �consistent with what has already been built upon in Harvey. Presently most lots in that hamlet are nonconforming which requires property owners to obtain waivers or variances before making any changes to property. This is an unnecessary burden on property owners and zoning administrators. A new district should be created that has standards which would make the overwhelming bulk of existing lots in Harvey conforming . Land abutting those lots should be permitted to be divided with the same dimensions as existing lots, if served by public sewer (and public water if available). This will increase the likelihood of the construction of more affordable housing and the efficient provision of sewer services in the Township. Implementation of these two changes would result in the elimination of the R1, R2 and R3 districts and the rezoning of all lands in those districts to one of two new districts: R-12 (for Harvey) and R-25 (abbreviation for 25,000 square foot lots) reflecting where they were located. Multiple Family Residential As of early 2005, the R-4 district is used exclusively for lands zoned for mobile home parks. This is a similar density to multiple family dwellings or apartments. The R-4 district should be renamed MFR and the text revised to accommodate both manufactured homes in parks and apartments. All such residences should be required to be served by public sewers , and if available, by public water. Nonresidential There are three types of nonresidential lands in the Township . The first are commercial, the second are industrial and the third are local public lands. These lands are important to the creation of a balanced tax base and a complete community. Photo 10-3 Small Expansions are Proposed to Existing Commercial Areas Commercial The lands zoned C-1 and C-2 commercial in early 2005 represent the bulk of commercial property in the Township . They include both traditional retail commercial businesses, personal , home and business services and highway services. The lands presently zoned into these districts are proposed to be retained in those uses and small expansions may be appropriate depending on the circumstances described in the The Charter Townsh ip of Chocolay Comprehensive Plan - 2005 10-8 �special corridor analysis below. Expansion of nonresidential tax base should only be permitted along US-41 /M-28 from the west township line to the intersection of these two roads and to 500 feet either side of the intersection, with the exception of possible small expansions along M-28 in front of the Casino and adjacent to the Varvil Center on M-28, and at Kassel's Korner (corner of US-41 and County Road 480). Industrial Lands zoned as C-3 are permitted to be used for both commercial and light industrial uses, but most such lands are used for light industrial purposes. Since there is no separately described industrial zone, and on first glance, this may appear to be exclusionary, the Township should consider renaming the C-3 zone as I Industrial (or 1-1 Industrial), and permit certain heavier intensity, but not retail commercial uses in this zone. That would include commercial wholesale and highway service, but not retail commercial uses, along with light industrial uses. Local Public Lands This is a category limited only to lands in Township ownership as the large amount of state land is included in the Agriculture-Forestry category. This designation identifies these park and Township Hall lands separately because of the significance they have on community development and services. All local public lands (except for trails) should be similarly included and depicted on the Zoning Map or allowed as uses in all zoning districts. Photo 10-4 All Public Lands, such as the Beaver Grove Recreation Area Should be Depicted on the Zoning Map 18 1 2005 Areas of Particular Concern Chapter 9 identified a number of areas of particular concern that deserve special attention as new development takes place in the Township. Most are natural areas with special natural features that are desired to be maintained. Some are cultural areas. The following recommendations relate to future actions that should be taken to protect these areas of particular concern . Natural Areas of Particular Concern Zoning regulations should be updated to ensure that the natural areas of particular concern in Chapter 9 are adequately addressed. This is most important with regard to: floodplains, wetlands, high risk erosion areas, sand dunes, ground water, surface water, The Charter Township of Chocolay Comprehensive Plan - 2005 10-9 �shorelands, areas with endangered plants and animals and the exposure of soil as new development occurs. These areas are already subject to state laws which seek to protect them, but separate local regulations can also be adopted (see Filling the Gaps: Environmental Protection Options for Local Governments, DEQ, 2003). At a minimum, zoning regulations should be updated to ensure Township approval of development is linked with approval by other governmental entities such as the DEQ, County Health Department, MOOT and the County Road Commission. Beyond that, the Township should consider preparing and adopting a separate greenspace plan which identifies important ecosystems and viewsheds and includes recommendations on specific measures that could be implemented to protect those areas. Cultural Areas of Particular Concern Areas with special aesthetic features and recreation areas can be identified for linkage in a greenspace plan with a greenways element. Greenways could be public or private land planned for active or passive human use, but must respect private ownership. Viewshed protections can be a part of such a plan, as could protection of key historic structures or areas. A comprehensive trail system for hiking, biking, cross-country skiing and snowmobiles (on certain trails) should be an integral part of the greenspace plan. There were a number of urbanizing areas of particular concern identified in Chapter 9 as well. Key future land use issues associated with most of them are addressed in the description of future land use along and/or near key corridors are discussed in the next section. Special Corridors Land use in area along M-28 east of the intersection of US-41/M-28 There are three subareas along this corridor that should be the focus of special attention in the future and following detailed study, may result in future rezoning if done consistent with this Plan. • There is already considerable strip residential development along this corridor which adds unnecessarily to crash risks. All new residential lots should be required to have at least 300 feet of frontage unless access comes from a parallel road (such as in a double frontage lot in a subdivision). Subdivisions should be strongly encouraged instead of lot splits, with no new residential lots fronting on M-28. • Additional but limited, traveler related commercial services (like hotels and restaurants) should be permitted contiguous to the existing Casino if the tribe makes a decision to expand the casino here. However, if there is no casino expansion, there should be no additional nonresidential development permitted in this area. • The nonresidential services area at the Varvil Center could be expanded if a connecting road between US-41 and M-28 is created with the M-28 connection contiguous to or very near here. Otherwise, expansion of nonresidential development in this area should only occur if not incompatible with development of adjacent lands for residential purposes. The Charter Township of Chocolay Comprehensive Plan - 2005 10-10 �Land use in area along US-41 south of the intersection of US-41/M-28 There are two subareas along this corridor that should be the focus of special attention in the future and following detailed study, may result in future rezoning if done consistent with this Plan. • There is already considerable strip residential development along this corridor which adds unnecessarily to crash risks. All new residential lots should be required to have at least 300 feet of frontage unless access comes from a parallel road (such as in a double frontage lot in a subdivision). Subdivisions should be strongly encouraged instead of lot splits with no new residential lots fronting on US-41. • No additional land area should be approved for commercial (or industrial) development along this segment for the next 20 years, except perhaps adjacent to existing neighborhood service commercial uses at the corner of US-41 and County Road 480. These should be permitted only in the face of significant residential development in the area, and not in response to increased traffic on US-41. The commercial needs of through traffic should be met by commercial land uses in the next corridor segment. Photo 10-5 Land Use Along US-41 South of the US-41/M-28 Intersection US-41/M-28 west of the intersection (business strip through Harvey) There are three subareas along this corridor that should be the focus of special attention in the future and following detailed study, may result in future rezoning if done consistent with this Plan. • First, a special residential zoning district should be created in the hamlet of Harvey so homes are on lots that are not nonconforming and homeowners can more easily use and improve their properties. • The second subarea includes all lands abutting US-41 /M-28. A study to determine the feasibility of a boulevard should be the first initiative (see Chapter 7). If a safe boulevard design is not feasible, then a major and dense tree planting program should be initiated to both green up and close in this corridor. This will help to both improve aesthetics and slow traffic through this, the densest part of the Township . The Charter Township of Chocolay Comprehensive Plan - 2005 10-11 �• Third, based on the results of the boulevard feasibility analysis (above), a detailed land use/transportation plan should be prepared for this subarea and for all abutting lands. New connecting roads should be planned and constructed and new residential development should be encouraged off the corridor. Commercial and service uses should be planned and permitted along the corridor. A mix of highway service and community service businesses should be sought. The provision of public water service should continue to be examined and if a financially feasible way is found to provide it, then it should be provided. Nothing else has more potential to facilitate the appropriate expansion of planned development in the Harvey area, than a new public water system and planned interconnected streets. These infrastructure management issues are discussed in more detail in the next section. INFRASTRUCTURE MANAGEMENT The efforts the Township makes to support future road, sewer, water and recreation services in the Township consistent with this Plan will have more to do with the location and type of development in the Township than anything else beyond merely zoning the land for various uses, densities and intensities. Properly conceived and executed, the following strategies will both support and stimulate land use change consistent with this Plan. Road Improvement Strategies Following is a list of strategies that should be implemented to improve roads and highways in the Township: • Adopt access management regulations consistent with the US-41/M-28 Comprehensive Corridor & Access Management Plan cooperatively completed with the cooperation of MOOT and seven other adjacent units of government along the corridor in 2004. • Following further study, if it is feasible, adopt new expanded right-of-way line along US-41 /M-28 to accommodate a future right-of-way of 150 feet and establish a new setback in the Zoning Ordinance from the future right-of-way line. • If feasible, work with MOOT to adopt a cross section boulevard design similar to that in Figure 7-4. • Develop a right-of-way acquisition program and local funds for use to acquire right-of-way as the need/opportunity exists. Acquire as much as possible through voluntary donations by landowners as new development or redevelopment of properties along the corridor occurs. • Develop an enhancement grant application for additional vegetation, stylish street lamps, improved sidewalks and related features if boulevard plan is feasible, and even if it is not (but not until a firm determination is made). • Initiate a comprehensive tree planting program along this corridor to create a solid green canopy from the US-41 /M-28 intersection west to the rock bluff: Add vegetation requirements and buffer standards to the Zoning Ordinance for all • new development along state highways and county primaries in the Township. • Increase driveway separation distances for all lots fronting on and taking their access from US-41 or M-28 or a County Primary Road, by increasing lot width to 300 feet. Consider increasing lot width requirement in the Commercial Districts to a similar amount when they front on these roads, unless they use shared access, frontage roads, or rear service roads. The Charter Township of Chocolay Comprehensive Plan - 2005 10-12 �• • • • • • • • • • Support intersection improvements and new pedestrian crossing alternatives as described in Chapter 7 on Silver Creek Road and Corning Street at US-41/M-28. Support installation of pedestrian crossing markings and pedestrian signals at the intersection of US-41 /M-28. Support efforts to redesign the ninety degree corner on County Road 545 and improve road condition throughout its length. Build a connector road between US-41 and M-28 following the guidelines in Chapter 7. Build a connector between east end of Harvey and M-28 following the guidelines in Chapter 7. Continue the radial street design on the other corners of the intersection of US41 and M-28 as the need and opportunity exists. Update Township subdivision regulations and require interconnected streets and stub connections to permit future interconnection between new streets. Encourage all existing private roads to be upgraded and converted to public roads when they meet public road standards. Increase maintenance responsibilities of landowners on existing private roads. This may require a new separate ordinance that uses special assessments to require private road maintenance. Require all new roads serving more than two dwellings to be public. As discussed in Chapter 7, private roads are proliferating in the Township, as are requests for conversion to a public road. However, it is often financially difficult, if not impossible to do so after the fact. Many private roads are not well enough maintained to permit safe emergency vehicle access. Public roads are much better over time, especially when it becomes necessary to connect roads. Sewer and Water Strategies Following is a list of strategies that should be implemented to improve sewer services and add water service in the Township: • Sewer service will continue to be expanded upon request and at the expense of the benefiting property owners. • Sewer service will be expanded only within the area illustrated on Map 10-2 over the next 20 years. • A means to provide economical water service should continue to be explored for the Harvey area and from the west Township line along US-41/M-28 to onequarter mile from the US-41 /M-28 intersection. The market demand for a broader range of commercial and personal service businesses along US-41/M-28 will not be likely to be met without a municipal water supply. • Water service will only be provided within the area illustrated on Map 10-2 over the next 20 years if a water system is established in the Township. The Charter Township of Chocolay Comprehensive Plan - 2005 10-13 �Map 10-2 Public Sewer and Water Service Area Map Beyond 2025 LEGEND rw.l State Highway - - - - County H1gt...vay - - - Named Roads State Lands Lakes Streams . - - - Township Line Un-Named Roads - Sectiool.ine w~ Souroe Mtdi9¥1 Center for Geographic lnfonnauon, Dept of lnfOffllalion Tecmology Existing Sewer System Planned Sewer Expansions before 2025 Public Sewer and Water Service beyond 2025 • Map Prepared by the Land Information Access Associauon August 20CM Countt Road Bu ----; ,. '4 ' -\J •· · .•I l • ae 19 ,_ I " ,t ,. •l m " -~ --r I + I 11 I. " .:4 -~-~ 1 -i · ~ , .-, I " .' 23 ,. ill V) I M I ] l I I ~1 2 2, ~ (/,,~ ""~al,, c> 13 .d. ---l -- . . --- ,. The Charter Township of Chocolay Comprehensive Plan - 2005 10-14 ;I; 2' " • •l • 2' lp - ' �Recreation Following is a list of strategies that should be implemented to improve park and recreation services in the Township: • Existing park and recreation facilities should continue to be improved per the Township Parks and Recreation Plan. • New park and recreation land should be acquired consistent with the Parks and Recreation Plan, or in response to a unique opportunity presented to the Township which is approved by the Township Planning Commission and Township Board. • Expansion of existing snowmobile and non-motorized trails should be undertaken consistent with a Township Greenspace Plan with a greenways element, and such plan should be consistent with the Township Park and Recreation Plan. • The Township Park and Recreation Plan should be updated every 5 years to continue to be eligible for state and federal park and recreation improvement funds . Photo 10-6 Township Staff Works to Maintain and Improve Park and Recreation Services Entryway Strategies Following is a list of strategies that should be implemented to improve entryways into the Township: • Work with MOOT and private land owners to maintain where good and improve where needed the aesthetic character of the lands at the entry to Chocolay Township. • Create and install a quality sign with appropriate landscaping at each entryway to the Township. • Work with MOOT to construct a scenic turnoff at the south end of the Township on US-41 where it overlooks the Green Garden area. The Township may desire to help acquire the land necessary for the turnout in order to ensure a quality design and use by Township residents as well as travelers. The Charter Township of Chocolay Comprehensive Plan - 2005 10-15 �• Explore the potential for a scenic viewing area on the top of the Rock Bluff at the western end of the Township. This needs to be done in conjunction with the Michigan Tourist Center, Sands Township and the landowners involved. Budgeting Strategies Most of the above strategies will require careful budgeting for the preparation of special studies and subarea plans, as well as for some major capital improvements. As a result it is important that the Township Board, with input and support of the Planning Commission: • Adopt an annually update a capital improvements plan to aid in implementing the infrastructure strategies in this Plan. • Annually incorporate into the general fund budget, or other special budgets, adequate funds for conducting special planning studies, preparing updates to zoning or other related land regulations, or for the design of other implementation tools consistent with this Plan. RELATIONSHIP TO FUTURE LAND USE PLANS AND ZONING IN ADJOINING JURISDICTIONS Chocolay Township shares a border with six jurisdictions. Adjoining jurisdictions are illustrated on Figure 10-2. Figure 10-2 Adjoining Jurisdictions Marquette Township LauSuperlor Onota Township Sands Township West Branch Township Skandia Township ~ z ::> 0 ~ II- w ::> 0 >- Rock River Township I- §0 (.) a:: w (,!) ..J a:: < < ~ The comprehensive or future land use plans and zoning ordinances of each of the six communities adjoining Chocolay Township were requested at the start of the Plan update process. The intent was to examine them for their potential to affect land use in Chocolay Township. The Onota Township Policy Plan and Marquette City Plan were obtained and examined. Future land use plans and zoning ordinances were not provided for Skandia and West Branch Townships, however, the County Planning Department and the Skandia Township Zoning Administrator provided some basic zoning information. The Charter Township of Chocolay Comprehensive Plan - 2005 10-16 �Onota Township Plan Onota Township and Chocolay Township share a common boundary on the east side of the Township. Onota Township is in Alger County. There were only 146 occupied dwellings in the Township in 2000 and most were along M-28. The Township worked with CUPPAD and prepared a draft Policy Plan in October 2004. It does not include a future land use map, but focuses on preservation of rural character and future residential as opposed to nonresidential development in the Township. It is difficult to say more about the degree of compatibility between planned future land uses. No copy of a zoning map was provided and it is unclear what zoning controls are being implemented along the Onota Township border with Chocolay Township. The present land uses are compatible with Chocolay Township zoning for that area. Rock River Township No response was received from Rock River Township and nothing is known about proposed plans or zoning in the Township. Chocolay and Rock River only touch at a point and no major road is located there, so the likelihood of any land use incompatibilities are small. Existing land uses are compatible. Skandia Township Zoning Skandia Township and Chocolay Township share a border along half of the southern boundary of the Township. Sections 1 through 5 are zoned TP-40 which is Timber Production and has a 40-acre minimum lot size. This zoning classification occurs on land of which a majority is owned by the State of Michigan. Section 6 is zoned RP-20 which is resource production on 20-acre lots. Each of these zoning classifications appear to be consistent with proposed future land uses in Chocolay Township. West Branch Township Zoning West Branch Township and Chocolay Township share a border along half of the southern boundary of the Township. A portion of Section 4 and Sections 5 and 6 are zoned RP-20 which is resource production on 20-acre parcels. A portion of Sections 3 and 4 are zoned RR-10 which is rural residential on 10-acre lots. The rest of the property is zoned RR-5 except for a small portion of Sections 1 and 2 which is zoned RR-2. Each of these zoning classifications appear to be consistent with the future land uses in Chocolay Township except for the RR-2 and RR-5 districts which may promote a higher density than what is desired in this part of the Township, although this density will not have a significant negative effect on the Chocolay Township RR-2 and RP districts. Sands Township Zoning Sands Township shares a border with Chocolay Township along the west side of the Township. There is no future land use plan in Sands Township. The Zoning Map has four different zoning categories on lands abutting Chocolay Township. In Section 1, and parts of Sections 12 and 13 the land is predominantly zoned R-1 A which permits residential development on 30,000 sq.ft. lots (0.688 dwelling units/acre). In parts of Sections 12, 13 and 24, the land is zoned R-1 B which also permits residential development on 30,000 sq. ft. lots. In the lower half of Section 24 the land is zoned F-1 which permits one dwelling per 2.5 acres. In Section 25, the land is zoned for Forestry and Recreation (F-2) which permits dwellings at one dwelling per 5 acres. Each of these zoning categories are compatible with proposed future land uses in that portion of Chocolay Township. The Charter Township of Chocolay Comprehensive Plan - 2005 10-17 �City of Marquette Plan and Zoning The City of Marquette touches Chocolay Township only at the point that Sands Township and Chocolay also meet at the rock bluff on the northwestern edge of the Township. The City has the area at the point along the Lake Superior shore planned for residential use, and the area on the south side of US-41 /M-28 planned for recreation/open space. These are compatible land uses. However, land in this area is currently zoned General Business and, if developed as currently zoned, may create a conflict with the future land uses provided for in this Plan. Marquette County Comprehensive Plan The Marquette County Comprehensive Plan was adopted in July 1982 and has been amended several times. The Plan is a general policy plan and does not contain a future land use map, however, the Goals and Policies outlined in the Marquette County Comprehensive Plan support the future land use recommendations in this Plan. John f:\winword\chocolay\final\CHAPTER 10 final.doc The Charter Township of Chocolay Comprehensive Plan - 2005 10-18 �-- Chapter 11 ZONING PLAN INTRODUCTION This chapter opens with a general description of a zoning plan. It is followed by a brief explanation of the relationship between this Comprehensive Plan and the Zoning Ordinance of Chocolay Township. Next, the intent and key dimensional standards of the zoning districts in the Zoning Ordinance are briefly described. As they exist, the districts are consistent with the Future Land Use Map and land use descriptions in Chapter 10, but they could be revised to be significantly closer to that proposed in Chapter 10. If the districts are changed , this chapter should be updated to reflect the changes made. WHAT IS A ZONING PLAN? A "zoning plan" is another term for a "zone plan" which is used in the Michigan planning and zoning enabling acts. Section 1(a) of the Township Planning Act, PA 168 of 1959, as amended, requires that the plan prepared under that act serve as the basis for the zoning plan. Section 7 of the Township Zoning Act, PA 184 of 1943, as amended, requires a zoning plan be prepared as the basis for the zoning ordinance. The zoning plan identifies the zoning districts and their purposes, as well as the basic standards proposed to control the height, area, bulk, location, and use of buildings and premises in the township. It must be based on an inventory of conditions pertinent to zoning in the township and the purposes for which zoning may be adopted (as described in Section 3 of the Township Zoning Act). RELATIONSHIP TO COMPREHENSIVE PLAN UPDATE This Comprehensive Plan Update sets forth the vision, goals and policies for growth and development in Chocolay Township for approximately the next twenty years. It includes a specific strategy for managing growth and change in land uses and infrastructure in Chocolay Township over this period, and will be periodically reviewed and updated at least once each five years. This chapter presenting the Zoning Plan, along with the rest of the relevant parts of this Comprehensive Plan, is intended to guide the implementation of and future changes to the Zoning Ordinance. However, existing permitted uses of land, including density, setbacks and other related standards are as established in the Zoning Ordinance. DISTRICTS AND DIMENSIONAL STANDARDS Following are the general purposes and characteristics of zoning within Chocolay Township. The specific purpose of each zoning district and permitted land uses are listed in the Chocolay Township Zoning Ordinance. The Section references indicate where detailed ordinance language is located within the ordinance. Table 11-1 presents a summary of key dimensional standards under the Zoning Ordinance requirements as they existed in Chocolay Township in early 2005. ZONING DISTRICTS Residential Districts The following zoning districts are considered "residential districts." Section 202 R-1 Residential 1 District Section 203 R-2 Residential 2 District The Charter Township of Chocolay Comprehensive Plan - 2005 11-1 �Section Section Section Section Section 204 205 206 207 208 R-3 Residential 3 District R-4 Residential 4 District LS/R Lakeshore-River District RR-1 Rural Residential 1 District RR-2 Rural Residential 2 District The principal purpose of these districts is to provide for a range of residential dwelling types at various densities within individual zones tailored for specific uses. Minimum lot areas range from 25,000 square feet to 20 acres. R-1 and R-2 districts, address detached single family residences in a low density setting. The R-3 district is similar to R-1 and R-2 but encourages medium density by allowing multiple residences. The minimum lot area for all three districts is 25,000 square feet. The R-4 district addresses mobile home parks where the density is limited to 7 mobile homes per acre. The Lakeshore-River district borders portions of Lake Superior and Lake Kawbawgam and accommodates both residential and recreational uses. The minimum lot area for this district is 25,000 square feet. The RR-1 district is a low density district established to maintain the integrity of the rural environment in an alternative residential setting. The minimum lot area for this district is 2 acres. The RR-2 district is a low density district with limited accessibility and infrastructure. This area of the Township is where farming, dairying, forestry operations and other similar rural-type land uses exist and are intended to be encouraged and/or preserved. Detached single family residences are allowed in the RR-2 district on lots with a minimum area of 5 acres and a minimum lot width of 300 feet. Chapter 10 proposed that the R-1, R-2 and R-3 districts be consolidated into a new R-25 zone in recognition of the minimum lot size and that a new R-12 district be established. It would be applied to lots within Harvey where most lots are nonconforming under existing zoning. The R-12 district with a 12,000 square foot minimum lot size would make them conforming. The R-4 district is proposed to be renamed to MFR to reflect a permitted density appropriate for mobile home parks and apartments. The RR-1 district is also proposed for possible elimination (see related text in Chapter 10). The RR-2 district is proposed for revision to establish 1 dwelling unit/20 acres as the base density (like the OS and RP districts), but land could be developed at 1 dwelling unit/5 acres if done using cluster zoning with a minimum of 50% of the land preserved as permanent open space. The zoning map is proposed for changes (see related text in Chapter 10) consistent with the above changes, plus the LS/R district is proposed to be extended along the entire Lake Superior Shoreline and along Lake Kawbawgam, and be renamed to Lakeshore District. Commercial and Industrial Districts The following zoning districts are presently considered "commercial districts." Section 209 C-1 Commercial 1 District Section 210 C-2 Commercial 2 District Section 211 C-3 Commercial 3 District The basic purpose of these districts is to provide opportunities for regulated commercial or office activities serving both local and area shopping needs. Minimum lot areas range from 25,000 square feet to one acre in size. The C-1 district provides small retail and service establishments designed to promote convenient pedestrian shopping and stability of retail development by targeting local and area residents and minimizing heavy commercial impact. The C-2 and C-3 districts are located along the main highway The Charter Township of Chocolay Comprehensive Plan - 2005 11-2 �corridors and are designed to promote automobile-oriented shopping with on-site parking . In addition, the C-3 district promotes light industrial use and locations are most compatible when adjacent to C-2 districts. Motor vehicle sales, rental of farm equipment, food packing and bottling works are typical uses for this C-3 district. Minimum lot area for both the C-1 and C-2 districts are 25,000 square feet and the minimum lot area for the C-3 district is 1 acre. Chapter 10 proposes renaming the C-3 district I-Industrial, revising the purpose statement to more closely match light and perhaps heavier industrial uses. Commercial, wholesale and highway service uses would also be permitted, but not general retail uses. Resource Production District The following zoning district is considered a "resource production district". Section 212 RP Resource Production District This district is designed for low intensity use due to its location and environmental surroundings. It is best suited for agricultural, forestry, and recreational uses. Single family housing is allowed on lots or parcels that are 20 acres or more in size. Open Space District The following zoning district is considered an "open space district." Section 213 OS Open Space District This district is designed to maximize preservation of existing environments by discouraging development on land that because of their soil, drainage or topographic characteristics, have been deemed unsuitable for intensive development. The minimum lot area for a single family home in this district is 20 acres. There is very little difference between the OS and RP districts and they are proposed to be merged and renamed Agriculture-Forestry (A-F). Public Lands Zoning District The following zoning district is considered a "public lands zoning district." Section 214 Public Lands District The purpose of the Public Lands district is to provide adequate land resources for the purposes of administering and performing necessary public services by the Township of Chocolay and other public agencies. Land in this zoning district is intended solely for public buildings and related uses. There is no minimum lot area within this district. Not all public lands are in this district. Lands managed by the DNR for forestry, wildlife or recreation are in the RP or OS districts. Chapter 10 recommends that only Township owned lands be permitted in the PL district. Schools would be permitted in any residential or commercial district. Planned Unit Development District The following zoning district is considered a "planned unit development district." Section 215 PUD Planned Unit Development District The Planned Unit Development district was established to incorporate mixed residential and commercial land uses. The goal of the district is to encourage innovative ways to develop this land by having more flexibility in the zoning than the other zoning districts, although the predominant use is residential, except in the case of golf course PUDs where it both recreation and residential. The district also encourages open space for The Charter Township of Chocolay Comprehensive Plan - 2005 11-3 �recreational activities and preservation of the existing environment. The minimum lot area within this district is 2 acres. The lands in this district are reflected on the future land use map in the land use category most dominant in the PUD-single family residential. Table 11-1 Chocolay Township Zoning District Regulations 2005 Minimum Lot Area Minimum Lot Width 125 ft. Maximum Ground Coverage Ratio None Maximum Floor Area Ratio None 30 ft. Front Setback R-1 25,000 S.f. D R-2 25,000 S.f. D 125 ft. None None R-3 25,000 s.f. 125 ft. 25% 30 ft. R-4 20 acres ** None 30% None None 30 ft. LS/R 25,000 s.f. 2 acres 125 ft. 200 ft. None RR-1 None None RR-2 C-1* 5 acres 300 ft. None 25,000 s.f. 125 ft. C-2* C-3* RP OS PUD Public Lands s.f. Side Setback Maximum Building Height ts 25 ft. 30 ft. F 30 ft. r 30 ft.,. 30 ft. 30 ft.,. 30 ft. 30 ft. 10 ft. B 30 ft. 30 ft.,. None 30 ft. 30 ft. 30 ft. 30 ft. None 30 ft. 30 ft. 30 ft. A 40% 80% 30 ft. 5 ft. 20 ft. 30 ft. ,. 40 ft. 5 ft. 20 ft. 30 ft.,. 30 ft. 10 ft. 10 ft. 10 ft. Rear Setback B 0 35 ft. 25 ft. 25,000 s.f. 125 ft. 40% 80% 1 acre 20 acres 150 ft. 40% None 80% 40 ft. 5 ft. None 30 ft. 30 ft. 20 ft. 30 ft. 30 ft. None 20 acres None None None 30 ft. 30 ft. 30 ft. A 2 acres 200 ft. None None E E E E None None None None 40 ft. 20 ft. 30 ft. 30 ft. =square feet, ft. =feet Footnotes: A. Height at any point on a structure shall not exceed the horizontal distance to any lot line. B. A detached accessory building not exceeding 14 feet in height and not exceeding 720 square feet may be located within six feet of a side lot line and 20 feet from a rear lot line. A detached accessory building less than 100 square feet and so located that no portion is located in the front yard setback is exempt from the provisions of the zoning ordinance. C. Lot width shall be measured at front setback line. D. 18,750 sq .ft. where lot is served by public sewer and/or water supply E. Setbacks and height limits are to be determined as required by the original zoning district. Any modifications are subject to the final approval of the PUD. F. No detached accessory building shall exceed fifteen (15) feet in height nor exceed the exterior perimeter dimensions of the principal structure on the lot. * See Section 400 of the Chocolay Township Zoning Ordinance ** See Section 205 (D) (1) of the Chocolay Township Zoning Ordinance RECOMMENDATIONS Chapter 10 set forth a number of recommendations for changes to the Zoning Ordinance and Zoning Map to best implement this Plan. Those recommendations are incorporated into this Chapter by reference and are summarized briefly below. In addition, other proposed changes to the Zoning Ordinance are proposed to address day-to-day problems encountered with zoning administration. The Charter Township of Chocolay Comprehensive Plan - 2005 11-4 A �1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. Consolidate the RP and OS districts into a new district named AgricultureForestry and keep the same dimensional standards as presently exist, with a continuation of the 300 front footage requirement. Eliminate the RR-2 district as a separate district, but modify the AF district to continue allowing a minimum lot size for uses by right of 20 acres, and permit rural clustering with a minimum of 50% open space based on a density of one dwelling unit per 5 acres by special use permit. The ordinance should specifically acknowledge that any existing 5 acre lots are not nonconforming. Eliminate the RR-1 District by consolidating portions of the district into AF or R12/R-25 Districts to be consistent with abutting property, per the guidelines in Chapter 10. Rename the LS/R district to Lakeshore Residential and rezone all the privately owned lots on Lake Superior into that zone. Allow single family uses by right and resorts or other recreation uses by special use permit. Consider creating a separate Riverfront Residential district, if warranted. Consolidate the R-1, R-2 and R-3 districts into a single district since they all have the same minimum lot size and setbacks and call it R-25. Create a new district for all lots in Harvey with dimensional standards that match existing lot lines and call it R-12. Rename the R-4 district to MFR to permit both manufactured homes and multiple family uses at the same density, and consistent with the other dimensional regulations presently allowed. Rename the C-3 district as 1-1 and permit industrial uses and some commercial uses by right, and possibly other commercial uses by special use permit. Retain the PL district, and put all Township public lands used for a structural use in the district, but keep all DNR lands in the Agriculture-Forestry district. Allow schools as a use by right in any residential district. Amend the private road regulations in Section 402, to add better design, construction, and maintenance standards, including authority to require a special assessment for improvements on private roads that have been neglected, per the recommendations in Chapter 10. Provide a maximum length for cul-de-sacs, require stub streets for future connections to streets on abutting property and require all developments with more than thirty lots to have two or more means of public ingress and egress. Consider adding a section regulating fences, and if added, be sure to require that the finished side of the fence must face abutting property. Add snow storage requirements to Section 500 - Off-Street Parking. Change the last sentence in the first paragraph of Section 403 to require ordinance setbacks be applied to nonconforming parcels. Consider adding additional flag lot (20' requirement in Section 402), requirements to greatly limit where they can be created, or prohibit flag lots altogether. If prohibited, decide how best to address land-locked parcels. The general standards of the Ordinance need to be updated along the lines of Section 80.60 of the City of Marquette Zoning Ordinance. Definitions in the Zoning Ordinance need to be updated to reflect all of the terms used in the ordinance. At a minimum there needs to be a definition for a trail (motorized and non-motorized), junkyard, and park. Create guidelines that address the placement of temporary storage structures used as accessory buildings. John :\winword\chocolay\final\CHAPTER 11 final.doc The Charter Township of Chocolay Comprehensive Plan - 2005 11-5 ��INTRODUCTION As important a benchmark as this updated Comprehensive Plan represents, the initiatives proposed in this Plan will not implement themselves. It will take continued support and commitment for many years. The central ingredients to successful Plan implementation will be: • Commitment by the Planning Commission, the Board of Trustees, and staff of the Township . • A citizenry better educated on the vision in this Plan. FOCUSING ON PRIORITIES As the body principally responsible for preparing and maintaining a land use plan for a community, but one which also has substantial responsibilities in review of proposed developments for zoning compliance, it is easy for a Planning Commission to become distracted with ongoing tasks or ad hoc, controversial issues. Still, the Commission needs to prioritize its tasks relative to implementation of this Plan. Time needs to be set aside for high priority items. These include the preparation of an annual report and work program for the next year, drafting updates to the Zoning Ordinance and Subdivision Regulations , assisting the Township Board with any capital improvements or public land acquisitions or disposals, and the five-year Plan update. These are discussed below. ANNUAL TASKS As required by the Township Planning Act, the Planning Commission should prepare an annual report to the Board of Trustees on all the activities it undertook in the previous year, with a special focus on actions taken to implement the Plan. A proposed work program that identifies priorities and projected expenses for the next year should also be prepared and submitted in time to be included in the annual Township budget process. TOP PRIORITIES The Planning Commission cannot be expected to implement all of the measures listed Chapter Eight (Vision , Goals, Objectives, and Policies), Chapter Ten (Future Land Use & Infrastructure Management) and Chapter Eleven (Zoning Plan) alone. Many of these can only be accomplished with support from the Township Board and with help from other agencies or groups. It is essential that discussions begin with each of these entities so that they understand the goals, find agreeable common ground as well as where there are differences, and obtain a commitment to a common action . One approach to establishing priorities is to use the following guidelines: • Establish as a high priority those actions that are the precursor to other actions or initiatives. One example is the action to reexamine the residential zoning districts with an eye to eliminating or consolidating some, and rezoning some lands. • Those actions that are assigned to a particular group (like the Planning Commission) elsewhere in this Plan are a high priority. The Charter Townsh ip of Chocolay Comprehensive Plan - 2005 12-1 �• • A lower priority may be those actions that are not assigned to a group or broadly identify the "Township" as the responsible party. If an action does not list a responsible party, it remains a lower priority until a group or agency steps forward. Photo 12-1 A Key Priority is to Study the Feasibility and Timing of Provision of a Public Water System to Serve the Northwest Portion of the Township, Such as this Home in Harvey The following activities should be the key priorities of the Planning Commission for the next five years: • Educate all citizens about the vision, goals, objectives, and policies of the updated Comprehensive Plan and provide technical assistance in the integration of these elements into property owner development and redevelopment efforts. • Undertake the ROW study along US-41/M-28 to determine the feasibility of a 150' boulevard, and if feasible, change zoning standards to assist with ROW acquisition, as well as creating a budget element to acquire ROW as the opportunity exists. Be sure to retain the portion of land in front of the existing Township Hall for future ROW in the event of any sale of that property. See the guidelines in Chapter 7. • Update the Township Zoning Ordinance to be consistent with this Plan as outlined in Chapter 10 and 11. Adopt access management regulations as part of the Zoning Ordinance and • implement the recommendations of the US-41 /M-28 Comprehensive Corridor . Access Management Plan. • Review other land development regulations in the Township (such as land division and subdivision regulations) and update as necessary to be consistent with this Plan. • Review the private road regulations and revise to require a maintenance agreement whereby landowners served by the private road pick up all future maintenance and improvement costs, and require connections to other existing private or public roads in the area wherever feasible. The Charter Township of Chocolay Comprehensive Plan - 2005 12-2 �• • • • • • • • • • • Conduct a feasibility study for the creation of the new roads depicted on Map 7-3 and develop the best mechanisms to pursue development of those roads at the appropriate times Continue to study the feasibility and appropriate timing for development of a water system to serve the northwest developed part of the Township. Assist the Township Board with decisions on public land acquisition, development or disposition. Develop a Township Greenspace Plan with a Trails Plan sub-element in conjunction with the Township Board, the Park and Recreation Commission, the DNR, MOOT and the County Road Commission. The Trails Plan sub-element would identify trail locations and options for creating the trails, as well as identify and implement tools for acquisition of title or development rights from willing sellers, and set up funding mechanisms for implementation. Use this Plan in the analysis and review of proposed rezonings, zoning text amendments, site plans, and new or amended master plans of adjoining jurisdictions submitted to the Township for statutory review and comment. Exercise the inter-jurisdictional review authority of draft plans and plan amendments in ways to improve local decisions by guiding decisions toward integrated and coordinated solutions based on the core policies in this Plan. Monitor neighboring jurisdiction and County agency decisions and periodically inform other local governments and the County Board of Commissioners on the status of efforts to implement this Comprehensive Plan. Join efforts with others outside the Township to modernize planning and zoning enabling legislation and to authorize or use new tools to better manage growth and preserve open space. At least once each five years, the Comprehensive Plan should be thoroughly reviewed and updated by the Planning Commission with support from the Township Board. Develop a Capital Improvements Plan Consider developing sub-area plans in conjunction with large scale property owners in the Township. John f:\winword\chocolay\final\CHAPTER 12 final.doc The Charter Township of Chocolay Comprehensive Plan - 2005 12-3 �Appendix A The Charter Township of Chocolay Comprehensive Plan - 2005 A-1 �2000 Census Demographic Profile ) Chocolay township Marquette County MCD's Number Number Percent TOTAL POPULATION SEXAAl>AGE Male 7,148 PERSONS BY RACE 4,157 58.2% Female 2,991 41.8% Onc~c White Black or African American American Indian/Alaska Native Asian TOTAL POPULATION Under 5 Ycan S to 9 years 10 to 14 years 15 ro 17 yea,, JS and 19 years 20 ro 24 yem 320 421 ·458 546 696 731 710 588 6 .4% 7 .6% 9.7% 10.2% 9.9% 8.2% 402 288 371 172 33 5.6% 4.0% 5.2% 2.4o/1 0.5% 1,570 5,344 576 22.0% 74.8% 8.1% 499 25 ro 29 years 30 to 34 years 35 to 39 years 40 10 44 yea,, 45 to 49 yea.rs to 54 yea.rs so 55 10 59 year, 60 to 64 years 6510 74 years 75 to 84 years 85 years and over Persons under 18 years Persons 21 yean and over Persons 65 years and over FEMALE t;oder 5 Years Sto9ycan lOto 14yem IS to 17 ycars JS and 19 years 20 to 24 ycan 149 208 252 155 ycan yem years years ycan 55 to 59 years 60 to 64 years 65 to 74 years 15 to S4 years 85 years and o"·c r 2.9% 115 143 179 277 288 317 254 2.0% 2.5% 3 .9% 4.0% 4.4% 3.6% 186 132 171 Females under 18 ycan Females 21 years and ovCT Females 65 years and over 2.1% 3.5% 2.2% 0. 8% l.6Y• 56 25 ro 29 yean 30 ro 34 35to 39 40 to 44 45 to 49 50 to 54 330 158 425 4.5% 5.9'/4 7 .0% 4.6% 2.2% 5.9'/4 2.6% Native Hawaiian/Pacific I.slander Some Other Race Two or More Races Percent 7,023 6,193 619 144 41 98.3% 86.6% 5 0.1'/4 21 125 0.3% 1.7% 8.7¾ 2.0¾ 0 .6% PERSONS BY HISPANIC ORIGIN AND RACE Hispanic or Latino(of any race) Not Hispanic or Latino Oncl!acc White Black or African American American Indian/Alaska Native AJian Native Hawaiian/Pacific Islander Some Other Race Two or more races 0.8% 57 7,091 99.2% 6,162 616 143 41 86.2"/4 8.6% 2.0% 5 5 0 . 1'/4 0.61/, 0 .1% 1.7% 119 PERSONS BY RELATIONSHIP TO HOUSEHOLDER 1,479 1,883 1,799 84 Spouse Child Natural born or adopted Stq, Grandchild Brother or sister Parent Othc:r relatives NonrclativC$ Roomer or boarder Housemate or roomatc Foster child Other nonrc:lativcs 20.7% 26.3% 25 .2% 1.2% 0.6% 0.4% 0.3% 0.4% 3.2% 0.2% 40 26 20 31 229 16 36 14 163 o.s•;. 0.2% 2.3% CHILDRE!'( BY LIVJNG ARRANGEMENT Total children In households In group quarters In.stirutionaliz.ed population NonillSlltut1onal ized 1,570 1,566 99_7•;, 0.3% 0.3',0 0.0% 4 4 0 1.8% 88 2.4% 1.2% 21 0.3% 764 2,146 280 10.7% 30.0% 3.9% PERSONS 65 YEARS+ BY LI\T.\'G ARRANGEMEST 576 Total persons 65 years and over In households 568 In group quarters 8 lnstirutionaliz.ed population 8 Noninstitutionalized 0 98 .6% 1.4% 1.4% O.O'lc MEDIA.'i AGE Total 38.I 37.2 Male Female 39.4 POPULATION IN OCCUPIED HOUSr.-lG UN1TS Populatioo in owner-occupied units 5,329 Popu.latioo in renter-occupied units 703 74.6% 9.8% ) H'SUIC~ntcr for Urba1t Stwdiu/MJMJC Sourct: The Charter Township of Chocolay Comprehensive Plan - 2005 A-2 ]O<)() c~n.nu �2000 Census Demographic Profile Chocolay township Marquette County MCD's Number Percent HOUSING OCCUPANCY Total housing units Occupied housing units Vacant housing units For rent For sale onJy For seasonal, recreational, or HOUSEHOLDS AND FAMILIES Total households Total persons in households A\·eragc household size 2.324 6.032 2.60 Total fa.'Tlilies 1.742 5.221 3.00 Total pe~n.s in families Average family size Percent Number 2,643 2,324 319 45 occasional use 87.9% 12.1% 1.7% 7 0.3'Y~ 195 7.4¾ All percents: Ul this column are based oo total bouseh0Jd1 HOUSEHOLDS BY TYPE (related cbUdn,a) Family Households (families) With related children under 18 With related children under 6 1,742 863 298 75.0% 37.1% 12.8"/4 Married~ouple family With related children under 18 With related children under 6 Male householder, no wife present With related children under 18 With related children under 6 1,479 671 237 63.6% 91 61 24 3.9% 2.6¾ 172 131 37 7.4% Female householder, no husband present With related children under 18 With related children under 6 HOUSL1'G TENURE Occupied bouslng units 2,324 Owner-occupied housing units Renter-occupied housing units 1,974 350 84.9% 15.1% 28.9% 10.2% AVERAGE HOUSEHOLD SIZE BY TENURE A veragc size of owner-occupied units A veragc siu of renter-occupied units 1.0% 2.70 2.01 5.6% 1.6% HOUSEHOLDS BY TENURE AND AGE OF HOUSEHOLDER ) UNMARRIED-PARTNER HOUSEHOLDS Total unmarried-partner households Male householder and male partner Female householder and female partnerMale and female partners Owner--occupied units 113 4 4.9'/4 8 IOI 0.2¾ 0.3¾ 4.3% 582 487 252 235 25.00/i 21.0% 10.8% 10. 1% 175 139 70 7.5% 6.00/4 3.0% Householder 15 to 24 years Householdu 25 to 34 years Householder 35 to 44 yean Householder 45 to 54 yean Householder 55 to 64 years Householder 65 to 74 years Householder 75 to 84 years Hoosehold.er 85 years and over NOliFAMILY HOUSEHOLDS Total nonfamily households Householder living alone Male householder Female householder Houic:holder 60 yean and over Householder 65 years and over Householder 75 years and over Renter~c11pled units Householder 15 to 24 years Householder 25 to 34 years Householder 35 to 44 years Householder 45 to 54 yea~ Householder 55 to 64 years Householder 65 to 74 ye.an Householder 75 to 84 years Householder 85 years and over HOUSEHOLDS WITH CHILDREN Total households ""'ith children Family households Married-couple families Olhcr families Nonfamily households 884 865 673 192 19 38.0% 37.2% 29.0o/, 8.3% 0.8% HOUSEHOLDS \\1TH PERSO:-iS 65 YEARS AND OVER Total households with person(s) 65 years-;Family households Nonfamily households 408 261 147 17.6% 11.2% 6.3% 487 828 428 370 165 31 15 21.00/4 35.6% 18.4% 15.9'/4 7.1% 1.3% 0.6% ) 18 201 489 576 363 207 98 22 0.8% 8.6% 21.0% 24.8% 15.6% 8.9'/4 4.2% 0.9% 350 40 92 77 57 34 25 21 4 1.7% 4.0% 3.3% 2.5% 1.5% l.]% 0.9% 0.2°,, GROUP QUARTERS POPULATION lnsntutionalizcd population Correctional institutions N~~Homes Other institutions Noninstinuionalized population College dormitories Military quarters Other group quarten HOUSEHOLD BY SIZE I-person household 2--person household 3-pcrson household 4-pcrson household S•pcrson household ~person household 7-or~morc person household 1,974 WSU/Cenier for Urban Studie~'IMJMJC 1,116 I.I 12 0 4 0 0 0 0 100.00/4 99.6% 0.0% 0.4% 0.0% 0.0% 0.0% o.o,, Source: 2000 Census The Charter Township of Chocolay Comprehensive Plan - 2005 A-3 �UNITED ST ATES DEPARTMENT OF CO MM ERCE Economics and Stat ist ics Adm in istration U .S. Census Bu reau Washington :JC 2C233-00C 1 OFFICE OF 7HE DIREC-OR \1arch 11, 2002 FRO:.f THE ACTING DIRECTOR C.S CEXSUS BUREAU This is an official statement of the reYised Census 2000 population and housing unit coums for Chocolay township, Marquene County, :'vfichigan, including corrections made through March 4, 2002. According to the official returns of the TWENTY-SECO>.'D DECE°N">.'IAL CE:'iSuS OF THE L">-"1TED STATES, on file in the l.".S. Census Bureau, the counts as of April 1. 2000, for Chocolay township, :-.1arquette County, Michigan, are: Population . . ........ . . . ... . .. 6,095 Housing Units ......... . ....... 2,643 Sincerely, William G. Barron, Jr. This sta:ement is being sent to the highest elected official of this goYemmental unit, the Secretary of S:ate, and other state officials. Census counts used for Congressional apportionment and legislative redistricting and the Census :woo data products will remain unchanged. The Census Bureau will include the corrections in the errata information to be made available via the Lrnemet on ihe American Fac1Finder system and used specifically to modify the decennial census file for use in yearly postcensal estimates beginning in December 2002. De;ails regarding the Census Bureau ·s calculation of these figures are attached. lfyou require addi:ional information, please call the Census Bureau's Count Question Resolution program staff. toll-free, on I (866) 546-0527. USCENSUSBUREAU www.census.g::::,•; John f:\winword\chocolay\final\Append ix A final.doc The Charter Township of Chocolay Comprehensive Plan - 2005 A-4 �Appendix 8 The Charter Township of Chocolay Comprehensive Plan - 2005 B-1 �APPENDIX B Summary of Major Soil Series in Chocolay Township Au Gres (AuA): Somewhat poorly drained soils developed in sixty inches or more of sand . Occurs in outwash and till plains. Water table fluctuates between two and ten feet. Alluvial (Ad): This is a soil that occurs along streams. It is subject to flooding by stream overflow. Drainage is variable. The water table fluctuates with the level of the stream. Textures are variable in short distances, but the sandiest material is usually closest to the stream. Water movement through the soil is variable. Bohemian (BhB): Well to moderately well-drained soils with loamy surface layer over loam to light silty clay loam, which in turn is underlain with calcareous, stratified silts and very fine sands. Occurs in lake plains. Thickness and texture of layers variable. Brimley (BrA): Somewhat poorly drained soils with loamy surface very fine layer over loamy material. Calcareous, stratified sandy loamsilts and very fine sands at a depth ranging from 24 to 42 inches. Nearly level lake plains. Water table fluctuates between two and ten feet. Texture and thickness of layers variable. Burt (Bu): Poorly drained soils with less than 20 inches of mucky sand sandy loam sand over sandstone bedrock. Numerous sandstone fragments and slabs on surface and in profile. Water table at or near the surface unless drained. Subject to ponding. Burt (BwA): This is a somewhat poorly drained sandy soil loamy sand underlain by sandstone bedrock at 10 to 20 inches. It has a seasonally high water table which fluctuates between about six inches to below the bedrock. Water movement through the soil is rapid in the soil material. Natural fertility is low. Carbondale (Ck): Very poorly drained soils with more than 42 inches of muck and peat. Derived from coniferous woody plants mixed with fibrous materials. Nearly level and depressional areas subject to water ponding. Water table at or near surface unless drained. Chippeny (Cm): Very poorly drained soils with 12 to 15 inches of muck or peat over limestone bedrock. Organic material derived from wood material mixed with fibrous material. Subject to ponding. Water table at or near surface unless drained. Thin mineral layer is common between organic material and bedrock. Crosswell (CrA): Moderately well-drained soils with sandy surface sand layer over acid sands to 60 inches or more. Found in low dunes, outwash and lake plains. Drouthy and subject to wind erosion. Water table commonly below five feet, but can be within three feet of surface in wet periods. Dawson (Da): Very poorly drained soils with 12 to 42 inches of muck extremely to strongly acid muck and peat over sands. Level and depressional areas subject to water ponding. Water table at or near surface unless drained. Deer Park (DkB): Well-drained soils with sandy surface layer over acid sandsands to 60 inches or more. Found in low dunes, outwash, and lake plains. Drouthy and subject to wind erosion. The Charter Township of Chocolay Comprehensive Plan - 2005 B-2 �Deerton (DmB): Well or moderately well-drained sand or loamy sand sand soils 20 to 40 inches deep over acid sandstone bedrock of 20 to 40 inches. Occurs in till plains and bedrock benches. Deerton (DoA): This is a somewhat poorly drained sandy soil sand wet underlain by sandstone bedrock of 20 to 40 inches. It variant has a seasonally high water table which fluctuates between about one foot to below the sandstone. Water movement through the soil is moderately rapid to rapid in the soil materials. Deerton (DsB) This is a well-drained sandy soil underlain by sand shale-sandstone bedrock at 10 to 20 inches. Water movement low variant through the soil is moderately rapid to rapid . Deford (Dt): Poorly drained to very poorly drained soils with loamy fine loamy fine sand surface soil over stratified fine sand, very fine sand and loamy fine sand . Thickness and texture of layers vary greatly. Nearly level and depressional areas of outwash and lake plains. Water table at or near surface unless drained. Dune land (Du): This miscellaneous land type consists of long narrow strips of sand dunes which occur along the shore lines of Lake Superior. The areas of dune land comprise partly stabilized dunes which lie immediately inland from the lake beach. The dunes have slopes that range from 8 - 40%. Soil profiles developed in these areas are virtually absent. Vegetation is sparse and consists of beach grass, yew, and scattered jack pines. Gay muck (Ga): Poorly and very poorly drained soils with loamy sandy loam surface layers over sandy loam or light sandy clay loam. Acid sandy loam at a depth ranging from 33 to 48 inches. Depressional areas on till plains and moraines. Water at or near surface unless drained. Subject to water ponding. Greenwood (Gw): Very poorly drained soils with more than 42 inches of peat strongly acid muck and peat. Derived from mosses and sedges in leatherleaf bogs. Nearly level and depressional areas subject to water ponding. Water table at or near surface unless drained. Ingalls (lnA): Somewhat poorly drained soils with 18 to 42 inches of sand, loamy sand or sand over calcareous stratified silts and very fine sands. Occurs in lake plains. Water table fluctuates between two and ten feet. Kalkaska (KaB): Well-drained soils with sandy surface layer over acid sands to 60 inches or more. Found in low dunes, outwash and lake plains. Weakly cemented at 10 to 24 inches in some area. Drouthy and subject to wind erosion . Kawbawgam (KbA): Somewhat poorly drained soils with 20 to 40 inches of sandy loamsandy loam over sandstone bedrock. Sandstone fragments on the surface and throughout the profile in some areas. Keweenaw (KmA): Well-drained or moderately well-drained soils having loamy, sandy loamy, sand surface layer over loamy sand with a thin sandy loam layer and a very weak to moderate fragipan . Acid loamy sand at about 30 inches. Occurs in till plains and The Charter Township of Chocolay Comprehensive Plan - 2005 B-3 �moraines. Strata of sand or sandy loam below 24 inches in some area. Keweenaw (KmA): This is a somewhat poorly drained predominantly sandy loamy sand soil. It has a seasonally high water table which wet variant fluctuates between about one and six feet. Water movement through the soil is moderately rapid . Keweenaw (Kp ): This is a poorly drained predominantly sandy soil. It has a seasonally high water table which fluctuates poorly between the surface and about three feet. Water drained movement through the soil is moderately rapid. Kinross (Kr): Poorly to very poorly drained soils having a sandy mucky sand surface layer over very strongly to strongly acid sands. Depressions and nearly level areas of outwash and lake plains. Water table at or near surface unless drained. Subject to water ponding. Munising (MuB): Well-drained to moderately well-drained soils with sandy loam, loamy surface layer over sandy clay to sandy loam. Acid sandy loam glacial till at a depth ranging from 30 to about 50 inches. Occurs in till plains and moraines. Stony in some areas. Moderate to strong fragipan at about 18 inches. Ocqueoc (OcB): Well-drained and moderately well-drained soils with fine sand18 to 42 inches of sand or loamy sand , over calcareous stratified silts and very fine sands. Occurs in lake plains. Onota sand (OnB): Well-drained and moderately well-drained soils having loam20 to 40 inches of sandy loam glacial material over sandstone bedrock. Numerous sandstone fragments and slabs on surface and throughout profile in some areas. Onota sandy (Op): This is a poorly drained loamy soil underlain by loam poorly sandstone bedrock at 20 to 40 inches. It has a drained seasonally high water table which fluctuates from the variant surface to about three feet. Water movement through the soil is moderate. Rousseau (RoB): Well-drained soils with fine sandy surface layer over fine sand. Acid stratified fine and very fine sands to 60 inches or more. Found in low dunes, outwash and lake plains. Drouthy and subject to wind erosion . Rubicon (RuB): Well-drained soils with sandy surface layer over acid sand. Sands to 60 inches or more. Found in low dunes, outwash and lake plains. Drouthy and subject to wind erosion . Seney sand (SeB): This is a well-drained sandy soil. Water movement through the soil is rapid . Skanee (SkA): Somewhat poorly drained soils with loamy surface sandy loam layer over sandy loam or sandy clay loam. Acid sandy loam glacial till at a depth ranging from 24 to about 36 inches. Occurs in till plains an moraines. Water table fluctuates between two and ten feet. Weak to moderate fragipan, 5 to 18 inches thick, at about 24 inches. Tawas muck (Ts): Very poorly drained soils with 12 to 42 inches of muck and peat over sands. Organic material derived from coniferous woody plants mixed with fibrous The Charter Township of Chocolay Comprehensive Plan - 2005 B-4 �material. Level and depressional areas subject to water ponding. Water table at or near surface unless drained. Wainola (WaA): Somewhat poorly drained soils with loamy fine sand fine sand surface soil over stratified fine sand, very fine sand and loamy fine sand. Thickness and texture of layers varies greatly. Nearly level areas of outwash and lake plains. Water table fluctuates between one and ten feet. Yalmer (Ya): This is a well-drained sandy soil underlain by loamy material at 20 inches to 40 inches. It has a hardpan (fragipan) in the upper 4 to 16 inches of the loamy material. Water movement through the soil is rapid in the sandy layers, moderately slow in the pan and moderate below the pan. Yalmer (YaB): This is a poorly drained sandy soil underlain by loamy sand . Loamy material at 20 to 40 inches. It has a seasonally high loamy sand water table which fluctuates between the surface and about three feet. Water movement through the soil is rapid in the sandy layers and moderate in the loamy layers. Yalmer (YsA): This is a somewhat poorly drained sandy soil wet underlain by loamy material at 20 to 40 inches. It has a seasonally high water table which fluctuates between one and five feet. It has a hardpan (fragipan) in the upper 4 to 12 inches of the loamy material. Water movement through the soil is rapid in the sandy layers, moderately slow in the pan and moderate in the remainder of the soil. John f:\winword\chocolay\fi nal\Appendix A final.doc The Charter Townsh ip of Chocolay Comprehensive Plan - 2005 B-5 �Appendix C The Charter Township of Chocolay Comprehensive Plan - 2005 C-1 �CHOCOLAY TOWNSHIP TRANSPORTATION PLANNING Criteria and the Plan The transportation goals, policies and objectives expressed in the Comprehensive Plan should provide the basis for developing a set of criteria to prioritize future road improvement projects. Of course, the actual criteria design will necessitate considerable amplification of the goals, policies, and objectives to obtain enough detail for point assignment. This process relies heavily upon the judgment of the Planning Commission and their understanding of the Comprehensive Plan. The actual criteria to be used for this sample Capital Improvements Program grew out of policies and objectives of Chocolay Township as contained in the plan. One of the plan's transportation goals is "to coordinate the improvement of the transportation network with the overall development of the Township." This recognizes the close relationship between road improvement and increased development and the need to use road improvement expenditures to influence development patterns. The plan further states that new development should primarily "occur in areas where it can conveniently be served by local services, such as the sewer system, schools, school bus, recreation facilities, etc." It was felt that the utilization of zoning district boundaries would adequately represent future growth areas and areas where better roads should be encouraged (refer to zoning map). Points were allocated according to which district a project fell into. That is, a proposed road improvement in a R-1 zoning district would receive more points than one in a Rural Residential zoning district, since it would occur in a more developed, service-accessible district. The result of this criterion will be more road investment in areas where growth is encouraged. One transportation policy of the plan states that, "all road construction, whether public or private, should meet minimum design standards." This is done to ensure that roads are able to accommodate traffic quickly and safely. Standards for each road upon which a project was proposed were established from the Road Design Manual of the County Road Association of Michigan. A proposed project was given four points if it brought a road into compliance with surface design standards, or two points for other design standards. The effect of this criterion will be to eventually bring all roads up to a specified standard, a design standard which varies by type of road. Because these standards are assigned to make road design and construction reflect road use, the end result will be wise expenditure of public road investment dollars. The final criterion stems from the plan objective, "to annually review road conditions throughout the Township and recommend a priority for road improvements." Under the system developed, a project receives points in an inverse relationship to the condition of the road for which it is proposed. For example, a road judged to be in good condition will receive zero points, since any improvements needed certainly are not urgent. A project on a road in fair condition will receive two points, and one on a road in poor condition, since repairs are so vitally needed, will get four points. Procedure The procedure for establishing eligibility for consideration of ranking for road projects shall require an annual review of all existing public roads in the Township by the Supervisor of the Department of Public Works, Police Chief, and the Zoning The Charter Township of Chocolay Comprehensive Plan - 2005 C-2 �Administrator. A listing of roads and associated problems and/or improvements needed shall then be forwarded to the Marquette county road Commission. The Road Commission will then review the list and break projects into major and minor categories. Major improvements shall be those so designated as to require a 50/50 local match for the improvements. Minor improvements are those which are maintenance projects which are part of normal maintenance conducted by the Road Commission. A project shall be listed as a maintenance project unless resurfacing or reconstruction is requested. This list is then analyzed and forwarded to the Township Planning Commission to rank the major projects into the point allocation system. This list is then forwarded to the Township Board to be used in formulating budget priorities. Goals, Policies and Objectives Goals To provide for the efficient movement of people and goods with a balanced transportation network, accommodating travel patterns safely and efficiently at minimal environmental and fiscal cost and with a maximum conservation of resources. Sub-Goals 1. 2. 3. Maximization of energy conservation. Utilization of transportation facilities and planning to implement and guide land use planning. Avoid proliferation of curbcuts and driveway intersections, especially along M28 and U.S. 41, which are statewide arterials. Policies 1. 2. 3. 4. 5. 6. 7. All road construction, whether public or private, should meet specified minimum design standards. For roads located in the RP and OS zoning districts, the minimum design standards shall not include paving with a bituminous material. Encourage the use of alternative forms of transportation such as bicycles. Encourage participation in regional, state and county transportation planning. Encourage improvement of transportation safety and convenience and maximize the mobility of road systems within the Township consistent with other portions of the plan. Minimize traffic conflicts between abutting land uses and the principal roadway along statewide arterials and principal collectors by means of land use controls, such as zoning and roadway access point geometrics. Discourage continuing ownership and maintenance f portions of county roads serving areas not suitable for development. Encourage use of public transit, van or car pooling. Objectives Continually revise and strengthen the Township's Zoning Ordinance, subdivision regulations, and other land use controls to reflect the Township's transportation needs The Charter Township of Chocolay Comprehensive Plan - 2005 C-3 �and design standards. In cooperation with the Marquette County Road Commission and the State, adopt and implement an annual Capital Improvements Program for road improvements. Annually review road conditions throughout the Township and recommend a priority for road improvements. Identify and classify roadways within the Township and suggested by the Department of State Highways. Periodically review the potential for providing public transportation services in the Township. road located within an R-1, R-2, R-3, R-4, C-1, C- Points *4 road located in an RR-1 zoning district road located in an RR-2 zoning district. road located in an RP or an OS zoning district. *3 *2 *1 Location 1. 2, 2. 3. 4. Project occurs on a C-3 zoning district. Project occurs on a Project occurs on a Project occurs on a *If project occurs on a road which is determined to serve as a collector/distributor, an additional two points shall be given. If project occurs on a secondary residential street, an additional point shall be given. If project occurs on a dead end road, no additional points shall be given. Road Conditions Points 1. Project occurs on a road in good condition (can be traveled year round 80-100% of length at design speed). 2. Project occurs on a road in fair condition (can be traveled year round, 50-80% of length at design speed. 3. Project occurs on a road in poor condition (cannot be traveled year round and/or only 0-50% can be traveled at design speed). 0 2 4 Design Standards Points 1. Project brings a road into compliance with standards in terms of surface design. 2. Project brings road into compliance in terms of resurfacing design 3. Project brings a road into compliance with other design standards. 4 Density 3 2 Points 1. Project occurs per mile. 2. Project occurs per mile. 3. Project occurs per mile .. 4 . Project occurs per mile. 5. Project occurs on a road located with a density of 25 or more houses 4 on a road located with a density of 20 or more houses 3 on a road located with a density of 10 or more houses 2 on a road located with a density of less than 10 houses 1 on a road located with a less than 5 houses per mile. 0 The Charter Township of Chocolay Comprehensive Plan - 2005 C-4 �Administrative Considerations A Capital Improvements Program requires a significant commitment by the Planning Commission in terms of time and effort. Annually, the Planning Commission should review and update policies within the Comprehensive Plan, as needed. If policies are changed, then criteria (outgrowth of policies) must also be altered to properly reflect those changes. Of course, the Planning Commission cannot hope to do all of this by itself. Strong staff support is needed, along with the assistance of various outside professionals. For example, very detailed information will be needed from the Road Commission or township supervisor in order to evaluate road condition criteria. Lastly, it can be mentioned that a Capital Improvements Program for the area of transportation is relatively more difficult than for recreation, for example. This is due to the fact that many of the proposed projects are very similar, and require very technical criteria . John f:\winword\chocolay\final\Appendix C final.doc The Charter Township of Chocolay Comprehensive Plan - 2005 C-5 �Resolution of Adoption of Chocolay Township Comprehensive Plan Whereas the Chocolay Township Planning Commission has supervised an update to the Chocolay Township Comprehensive Plan to replace the Plan adopted on _ _ _ _ _ _ _ _ _ ; and [insert date of adoption of prior plan] Whereas the public provided input to development of the Plan via Town Meetings on ___ and _ _ _ ; and [insert dates of town meetings] Whereas the Chocolay Township Planning Commission has reviewed the draft Plan and provided comments for its refinement which have been incorporated into the Plan; and Whereas the Chocolay Township Planning Commission has duly reviewed the joint plan and accepts it as a basic plan for the development of the Township pursuant to the authority of Act 168 of 1959 (known as the Township Planning Act); and Whereas the Chocolay Township Planning Commission has conducted a duly advertised joint public hearing on August 4, 2005 to receive public comment on this plan; and Whereas a set of Plan amendments were presented at the hearing as a result of public comment, planning commission and governing body review over the last four months; [delete this whereas if there are none] Now therefore be it resolved that the Chocolay Township Planning Commission does hereby adopt on the date listed below the Chocolay Township Comprehensive Plan along with the amendments attached to the th minutes of the August 4 public hearing and does direct the Chairperson of the Township Planning Commission to deliver a copy of the adopted Plan to the Township Board and following their adoption, to the County Planning Commission along with this Resolution as certification of the adoption of the Plan; [delete reference to amendments if there are none] Be it also resolved that this Resolution be published inside the back cover of each copy of the Chocolay Township Comprehensive Plan to certify that all maps, charts and descriptive and explanatory matter therein are a part of the Plan as so signified by the signature of the Chairperson of the Chocolay Township Planning Commission on this Resolution. Roll Call Vote: �Date: Signature of Chairperson Chocolay Township Planning Commission MW:E;\word\chocolay\Twp Plan Resoultion .doc � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Chocolay-Charter-Twp_Comprehensive-Plan_2005 Creator An entity primarily responsible for making the resource Chocolay Township Planning Commission, Chocolay Township, Marquette County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2005 Title A name given to the resource The Charter Township of Chocolay Comprehensive Plan Description An account of the resource The Charter Township of Chocolay Comprehensive Plan was prepared by the Planning & Zoning Center, Inc. under the direction of the Chocolay Township Planning Commission in 2005. Contributor An entity responsible for making contributions to the resource Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Chocolay Township (Mich.) Marquette County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/e4208f1c0ea04f5969e05c132d3e1719.pdf adcf68e5fda415456c4eb091a9b864e4 PDF Text Text ------· ~"' -. .... ~~ ·- I _,. -, �Chikaniing Township Berrien County, Michigan Master Land Use Plan 1992-2012 .\l{CIIITI lTL RI. l'l.\'\'\I'\(; l'\Cl'\ll Rl'\C l'\TLl{IOl{S Adopted: October 10, 1992 �TABLE OF CONTENTS CHAPTER I INTRODUCTION AND EXECUTIVE SUMMARY............... CHAPTER 11 THE GEOGRAPHIC AND HISTORIC CHIKAMING TOWNSHIP . . . . . . . . . . . . The Geographic Setting . . . . . . . . Historical Background . . . . . . . . . CHAPTER Ill GOALS AND OBJECTIVES ............................. GOALS AND RECOMMENDED ACTIONS OF THE CHIKAMING TOWNSHIP MASTER PLAN . . . . . . . . . . . . . . Township Character . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Environment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Parks and Recreation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Economic Development . . . . . . . . . . . . . . . . . . . . . . . . . . . Agriculture . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Housing ....................................... Public Facilities and Services . . . . . . . . . . . . . . . . . . . . . . . 16 16 16 17 18 18 19 19 20 CHAPTER IV COMMUN ITV CHARACTER . . Population . . . . . . . . . . Economic Profile . . . . . Housing Characteristics Transportation . . . . . . . . . . . . 22 22 29 33 37 CHAPTER V COMMUNITY FACILITIES AND TRANSPORTATION ........... Recreation Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Schools ....................................... Public Safety Services . . . . . . . . . . . . . . . . . . . . . . . . . . . . Public Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . River Valley Senior Center . . . . . . . . . . . . . . . . . . . . . . . . . Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 39 39 40 43 43 44 CHAPTER VI NATURAL FEATURES ................................. General Resource Value . . . . . . . . . . . . . . . . . . . . . . . . . . Impacts on Development . . . . . . . . . . . . . . . . . . . . . . . . . . Topography . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Surface Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Poorly Drained Lands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Floodplains . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sand Dunes ........ ; . . . . . . . . . . . . . . . . . . . . . . . . . . Woodlands .................................... 46 46 47 47 48 49 51 52 53 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . BACKGROUND ............. ............. ............. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 OF ...... 9 ...... 9 . . . . . . 1O . . . . . . . . . . . . . . . . . . . . . . . . . 13 �Groundwater . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 54 Natural Features Protection Options . . . . . . . . . . . . . . . . . . 56 CHAPTER VII EXISTING LAND USE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 59 CHAPTER VIII FUTURE LAND USE POLICIES . . . . . . . . . . . . . . . . . . . . . . . . . . Policy Area No. 1: Lake Michigan Shoreland . . . . . . . . . . Policy Area No. 1a: Critical dune area· . . . . . . . . . . . . . . . Policy Area No. 2: Red Arrow Commercial Corridor . . . . . Policy Area No. 3: Rural Fringe . . . . . . . . . . . . . . . . . . . Policy Area No. 4: Sawyer Area . . . . . . . . . . . . . . . . . . . Policy Area No. 4a: Downtown Sawyer ............... Policy Area No. 4b: Sawyer Industrial Zone . . . . . . . . . . . . Policy Area No. 5: Galien River Area ............... Policy Area No. 5a: Galien Valley . . . . . . . . . . . . . . . . . . . Policy Area No. 6: Agricultural Heartland . . . . . . . . . . . . . Policy Area No. 7: Southern 1-94 Interchange Commercial/Industrial Area . . . . . . . . . APPENDIX . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Community Facilities Map . . . Natural Features Map. . . . . . Existing Land Use Map . . . . Future Land Use Policy Areas .... .... .... .... Map . . . . . .. .. .. .. .. .. .. .. .. .. . . . . . .. .. .. .. .. . . . . . . . . . . .. .. .. .. .. . . . . . . . . . . .. .. .. .. .. ... ... ... ... ... 61 61 62 62 63 64 65 65 66 66 67 67 69 70 71 72 73 GLOSSARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 74 CHRONOLOGY OF EVENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 78 ACKNOWLEDGEMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 79 RESOLUTION OF ADOPTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 80 ii �LIST OF TABLES Page Table 1 Table 2 Table Table Table Table Table Table Table Table Table 3 4 5 6 7 8 9 10 11 Table 12 Table 13 Table 14 Table 15 Historic Population, 1960 - 1990 . . . . . . . . . . . . . . . . . . . . . . . . . . Population by Age Group, 1990, Chikaming Township and Michigan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . General Age Characteristics, 1970 - 1990 . . . . . . . . . . . . . . . . . . . Persons Per Household, 1970 - 1990 . . . . . . . . . . . . . . . . . . . . . . Chikaming Township Population by Race, 1970 - 1990 . . . . . . . . . . Educational Levels, 1980 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Population Projection, 1990 - 201 O • • • . • • • . • . • . . • • . • • • • • . • • Principal Employers in Berrien County, 1991 . . . . . . . . . . . . . . . . . Employment by Industry in Berrien County, 1988 . . . . . . . . . . . . . . Per Capita Income Data, 1988 . . . . . . . . . . . . . . . . . . . . . . . . . . . Median Value of Owner-Occupied Housing, 1990, Chikaming Township and Surrounding Communities . . . . . . . . . . . . . . . . . . . . Value of Specified Owner-occupied Housing Units, 1990, Chikaming Township, Berrien County and Michigan . . . . . . . . . . . . . . . . . . . . Distribution of Housing Units by Type, 1980 and 1990, . . . . . . . . . . Selected Housing Characteristics, Chikaming Township, 19801990 .............................................. Residential Construction Activity in Chikaming Township, 1979 1991 .............................................. 22 24 25 26 27 28 29 30 31 32 34 35 36 36 37 iii �CHIKAMING TOWNSHIP MASTER LAND USE PLAN 1992-2012 CHAPTER I INTRODUCTION AND EXECUTIVE SUMMARY Communities inevitably change over time. If that change is not to get out of hand, a direction for future development is needed. Direction comes from a consensus among citizens embodied in a master plan. This Master Plan seeks to set forth how Chikaming Township's lands and resources might best be used in the future (in this case, to the Year 2012). It is a logical development from its predecessor, the Chikaming Township Sketch Development Plan of 1975. Every effort has been made to think constructively about how development should be guided to obtain the most benefit for the community as a whole. Input has been sought from all residents, and professional guidance and advice have been obtained from The WBDC Group of Grand Rapids, Michigan. In a nutshell, the consensus that has emerged from recent mail surveys and the August 24, 1991, Master Plan Open House concerning Chikaming's preferred direction is as follows: 1. Preserve the unique lifestyle and enhance the quality of life of the Township. 2. Welcome limited types of development to increase the economic base of the Township and to provide more jobs and amenities while keeping the tranquility, access to nature, and familiar country atmosphere. Geographic and Historic Background This chapter begins the process of developing the Master Plan by considering the geographic setting of Chikaming Township and sketching its history up to the present time. Paramount in Chikaming's geographic setting is its location on the eastern shore of Lake Michigan and just 75 miles around it's southern tip from Chicago. The Lake moderates Chikaming's climate, provides a source of fresh water, and invites recreation. The proximity of Chicago is both a boon and a problem. Chicago's economic and cultural attractions are within reach for Chikaming residents, but on the other hand, the impact of Chicagoans on Chikaming's land values and lifestyle are not always appreciated. Chicagoans have enjoyed Chikaming as a welcome summer retreat since the 1890s, but in the last ten years or so Chikaming's popularity as a place for second homes for Chicagoans and others has begun to pose a problem for the local economy and for representational government. * = See Glossary. 1 �Goals and Objectives Of The Master Plan The goals are general statements describing an aspect of the preferred direction in which residents want the Township to develop. Objectives are more concrete policies (recommended actions) leading to attainment of particular goals. At both levels they are worthy aspirations, but financial resources and other factors may inevitably limit their full attainment. These goals and objectives are intended to serve as a guide for future land use and infrastructure decisions. They also express the intent of the zoning ordinance and become the basis of determination when interpretations of the ordinance are required. They are not really new but express more explicitly the spirit of the 1975 Plan. In brief, the goals are: 1. Retain the quiet, scenic, and rural character of the Township. 2. Protect, either privately or publicly, specified open spaces·, woods, poorly drained lands, river lands, dunes, beaches and other valuable natural resources, including wildlife habitat. 3. Provide a variety of opportunities for relaxation, rest, activity, and education through a system of private and public parks and recreational facilities. 4. Develop a transportation system (roads, bike paths, and trails) which separates unlike traffic to promote safety and directs road traffic most efficiently to and from major activity centers. 5. Improve the Township's industrial and commercial base for the benefit of the entire population. 6. Maintain a variety of agricultural operations and preserve existing farms and farmland. 7. Provide adequate and affordable housing in a variety of configurations for families, singles, and seniors. 8. Provide adequate public utilities and services at minimum cost to taxpayers. Community Character Chikaming's population peaked about 1980 at 4,302 persons and fell back in 1990 to 3,717. These figures from the U.S. Census fail, however, to take account of the annual summer influx, which has increased and is now estimated to boost the total summer population to about 7,500. Barring unforeseen developments, the year-round population is expected to decline slowly over the next twenty years, whereas the summer-only population may increase at about the same rate. The median age of the population increased between 1970 and 1990 from 35 to 40 years, showing that Chikaming now has a considerably older population than either Berrien County or the State of Michigan as a whole. This attests to Chikaming's attractiveness as a retirement community, but it also reflects loss of a substantial portion of young adults to other areas and the * = See Glossary. 2 �declining number of school-age children. These trends pose problems to which local community facilities and services must adjust. Chikaming's economy suffers from an inadequate local base and is plagued by the seasonal swings of retail demand. Although 1990 Census economic data are not available at the time of writing, it is apparent that retail establishments barely cover their annual costs with the summer bonanza and that a large share of the permanent population of working age must seek employment in nearby urban areas. Clearly, commercial and light industrial development should be encouraged as a means of increasing the tax base and providing year-round jobs, but somehow such change should be balanced by the need to preserve the environment that attracts people to Chikaming in the first place. One of the problems for young adults just starting their working lives, as well as seniors on fixed annuities, is the scarcity of inexpensive housing in Chikaming Township. Pre-manufactured, modular, and multi-family housing· provide affordable alternatives to the more usual single-family, detached units built on site. Unfortunately, an adverse public attitude toward such housing works to limit its availability within Chikaming Township. Nevertheless, under present conditions such types of dwellings usually constitute the only housing within the reach of people with modest incomes. This situation, together with a severe restriction on jobs within the Township, is presumably at least part of the explanation for the failure of Chikaming to keep its young adults as continuing residents. The lack of housing, some of it subsidized, has also been identified as a pressing need for seniors. Community Facilities and Transportation Chikaming has several small parks on the lakeshore, benefits from Warren Woods State Park within its boundaries, and is planning a nature center on Township land in the interior. Most of Chikaming lies within the River Valley School District, though a part of Union Pier is served by the schools in New Buffalo. The public schools are principally financed through taxes on property, a system coming increasingly under fire because of the recent escalation of property values. Rising property valuations and hence, taxes, are a problem that, in the final analysis, can only be dealt with at the state level. In the meantime, however, there is talk of consolidation with neighboring school districts. The Township's police, fire, and ambulance services have recently been brought under the centralized supervision of a Public Safety Commission. Increasing calls to the Police Department, and mounting paper work, have made the provision of law and order impossible without assistance of the Michigan State Police and the Berrien Country Sheriff's Department. Costs of equipment and training and mandatory new licensing and safety procedures for all three public safety services have increased greatly in recent years. Housing all three of them in a central facility is being considered. If costs became prohibitive even after such centralization, consolidation of services with neighboring local authorities might become necessary, but response times would most likely suffer. Most of the more densely populated portion of the Township is served by municipal water, and the area served has recently been expanded by creation of special assessment districts. A plan to extend this service to certain rural areas in order to complete loops and make a more stable *=See Glossary. 3 �system is being debated. Sewer services through the multi-community Galien River Sanitary District cover a somewhat more circumscribed area than the municipal water system. The River Valley Senior Center provides an Important nutrition program and a variety of educational and social opportunities for seniors in the southwestern corner of Berrien County. It also has three vans which provide access to the Center and carry meals to shut-ins, but a van for the handicapped is a community-wide need. Berrien Bus is a dial-a-ride· operation centered in Berrien Springs which serves the entire county. Unfortunately, it Is not a very viable alternative to a private automobile, because passengers frequently have long waits for pick-ups and drops. Natural Features This section of the Master Plan identifies natural features within the Township, explains why they are important, and points out the constraints these features place upon development. It helps set the basis for the analysis of suitable future land uses. Topography: Topographic features important to Chikaming are the sand dunes along the Lake Michigan coast and the steep slopes of the ravines that either lead to the coast or to the Galien River Valley. The dunes are considered later in this chapter. Sites in or near ravines have an appeal for residential development because of extensive views through the trees, but development on steep slopes usually results in higher construction costs, since grading and erosion control measures are required. Surface Water: Land fronting on water is in great demand for building sites, but surface water has important environmental values as well. One of the greatest threats to surface water is non-point source pollution, such as excessive use of fertilizers and pesticides on fields and lawns, and soil erosion. Wise farming practices and land development can mitigate these dangers. Poorly Drained Lands: This is a collective term which includes marshes, swamps, bogs, and similar areas and is mostly used in this Master Plan in preference to ''wetlands," a term defined by changing laws that are the subject of controversy between conservationists and developers. While poorly drained lands were once regarded as wastelands to be avoided or better yet, eliminated, It is now realized that they play a critical role in nature, harboring more wildlife and plants than any other Michigan habitat type. They also reduce flooding; filter pollutants from surface runoff; help recharge groundwater· supplies; contribute to natural nutrient and water · cycles; produce vital atmospheric gases, including oxygen; and provide commercial and recreational value to the economy. •=See Glossary. 4 �--In Michigan, the Wetland Protection Act (Act 203 of 1979) governs preservation, management, and use of certain poorly drained lands, but the remaining areas of this valuable resource probably need protection under a local ordinance or the application of nonregulatory techniques. The most valuable existing guide to determining the locations of poorly drained lands within the Township is undoubtedly the 1989 Draft of the National Wetlands Inventory, a large-scale map produced by the Fish and Wildlife Service, U.S. Department of Interior, which classifies and locates wetlands. Floodplalns: A floodplain Is a flat stream valley whose floor is periodically overrun by the stream. The major example in Chikaming is the Valley of the Galien River. Floodplains are protected by the Federal Emergency Management Agency (FEMA) and are important as water recharge areas and natural water storage basins. Also, of course, they form the habitat for a wide variety of plant and animal life. The Galien River Valley is used seasonally for fishing and probably has potential for limited recreational development, but the latter is restricted under national guidelines. Sand Dunes: Barrier dunes· parallel the northern half of the Lake Michigan shore in Chikaming Township. In addition to their scenic value, these dunes serve as a natural barrier to water and wind storm damage. The lakefront setting of the dunes has made them highly desirable sites for residential development, but they are fragile structures whose steep slopes are only held in place against wind and water erosion by the roots and foliage of covering vegetation. Once stripped of their plant cover for road or residential development, the dunes would tend to migrate away from the shore under the force of winds off the lake. State legislation passed in 1989 provides increased protection for Michigan's "critical dunes," but if and when this legislation lapses, local regulations may be required to preserve the dunes against unwise use which might be detrimental to the community at large. Woodlands: The day of large-scale lumbering is over for Chikaming , though local woodlots still provide an occasional harvest. However, woodlands have other values that cannot be measured in board feet. These benefits Include a varied and rich environment for many kinds of plants and animals, protection for watersheds and soils, buffering against the sights and sounds of civilization, and a moderating influence upon local climate. The possible results of poorly planned development of woodlands are increased erosion . and siltation, lessening of water quality, loss of landscape diversity, increased danger from flooding , and decreased land values. Because of their aesthetic and environmental value, a general • = See Glossary. 5 �policy to encourage the preservation of Individual trees and woodlands would be appropriate for Chikaming. Groundwater·: Much of Chikaming Township relies upon groundwater· as its source of drinking water. Despite this dependence, there is little public understanding of the nature and importance of groundwater·. In fact, adequate supplies and good quality of groundwater· are essential for the health and well-being of the community. Groundwater· quality Is almost wholly dependent upon wise agricultural and waste disposal practices, Including domestic. Lowcost contamination prevention measures could help protect against a spill or leak which could ultimately cost the community millions of dollars to remedy. Chapter VI closes with a section setting forth several legal procedures for protecting natural features and open spaces·. These are: land donation, conservation easements·, deed restrictions, and purchase of wetland property. In sum, it is imperative to preserve the Township's natural features but also allow responsible economic growth. Put another way, the Township must endeavor to maintain a careful balance between retaining rural character while encouraging economic viability. Existing Land Use The Existing Land Use Map in the Appendix gives an overall impression of the use of Chikaming's land in 1992. Agricultural land is found throughout the Township, but the largest contiguous areas lie south and east of 1-94. Since farming Is to be encouraged where it is viable, actively farmed lands are also identified on the Natural Features Map. The largest expanse of vacant land occurs on either side of 1-94 in a diagonal swath across the middle of the Township. This large open area creates a feeling of spaciousness that is treasured by many residents as an asset to the community. Birders of Berrien County have also designated parts of it as "hot spots," i.e. favored locales for sighting open-land bird species. The soils of this area are generally inferior, and poorly drained areas abound. However, some portions of this general area are undoubtedly suitable for future development, though access to the interiors of the sections may be complicated by existing development along roads. Most of the existing residential land lies between the Lake Michigan Shore and the Red Arrow Highway, but there are scattered parcels of residential land along roads throughout the Township. Since properties near the lakeshore and along ravines are popular dwelling sites, continuing pressure for development in these sensitive areas Is likely. Land at present in commercial use is concentrated primarily along the Red Arrow Highway and in the Village of Sawyer. Shops and restaurants along the Red Arrow Highway tend to cater to seasonal residents and passing tourists, whereas "Old Sawyer" serves mainly seasonal and yearround residents. * = See Glossary. 6 �The Township's industrially-used land is limited to about seven areas in the vicinity of Sawyer. Public and Semi-Public land, which includes public parks, municipal buildings, cemeteries, and schools, are scattered throughout the Township, but tend to concentrate along the Red Arrow Highway, since it is the main local-traffic artery. The Township is relatively favorably endowed with large parcels devoted to recreational uses. These are predominantly in the southern half of the Township in or near the Galien River, are for the most part characterized by poorly drained soils or floodplain, and are therefore suited to some recreational uses. Future Land Use Pollcles The Township has been divided into seven regions and four subregions which have fairly uniform existing characteristics and potential. Key among these characteristics are environmental qualities, past development patterns, and access to services. These regions and subregions are called "policy areas," because a different mix of policies is to be applied within each, fitting their differing character. Thus, the township-wide planning goals and objectives, enumerated earlier, are made more specific for each of these policy areas. Under this approach, policies are established which will direct future development decisions while still affording the Township flexibility related to specific areas. What follows provides only the highlights with regard to these policy areas. Policy Area No. 1: Lake Michigan Shoreland This policy area (see map in Appendix) is zoned for residential use and probably contains twothirds of the Township's population. Further development should be harmonious with the existing character of neighborhoods, while promoting safe movement and some open space'. State legislation on "critical dune areas"" should be reviewed for its applicability to Chikaming Township. Policy Area No. 2: Red Arrow Commerclal Corridor In order to promote an environment more conducive to business success, an attractive appearance for Chikaming Township, and traffic safety, commercial establishments within the Red Arrow Commercial Corridor should be encouraged to consolidate around the village centers of Union Pier, Lakeside, Harbert, and Sawyer Highlands. Modification of the Zoning Ordinance to allow small industrial establishments as special land uses within districts zoned for commercial use could be considered. Policy Area No. 3: Rural Fringe The Rural Fringe, lying mainly between the Red Arrow Highway and 1-94, should retain its semirural character. Portions of this policy area have: (1) swampy or slope conditions, (2) good woods near population centers which might be suitable as parks, or (3) good farmland still in use. · The preservation of some, at least, of these green spaces· should be encouraged. *=See Glossary. 7 �Policy Area No. 4: Sawyer Area There are three components of the Sawyer Area: Downtown Sawyer, the Sawyer Industrial Zone, and the residential areas to the north and west. Downtown Sawyer needs to be revitalized, perhaps by provision of (1) off-street parking, (2) improved traffic circulation, including better access from the west, and (3) establishment nearby of multi-family housing' which would increase year-round trade. The Industrial Zone should be promoted for light, non-polluting industry and for its access to transport, but it should be buffered from neighboring residential areas. Policy Area No. 5: Gallen River Area The Galien River Area is centered on the valley Itself, which is swampy and forested, protected by federal law, and is an environmental asset seldom fully appreciated. On the nearby uplands, commercial or industrial use should be prohibited, residential use should be carefully controlled, and specified woodlands and open space· should be preserved. Policy Area No. 6: Agrlcultural Heartland This policy area occupies most of the eastern part of the Township and consists of two areas of generally good soils separated by the valley of the Galien River. Every effort should be made to keep these lands in agriculture and discourage the encroachment of other land uses, including non-farm dwellings. Polley Area No. 7: Southern 1-94 Commerclal/lndustrlal Area The immediate vicinity of the 1-94 Interchange on Union Pier Road should be considered for commercial zoning where industry might also be accepted as a special land use. The ready access of this area to 1-94 and thus to distant sources of supply and markets gives it a special advantage for such use. Note: Although Chapter I attempts to summarize the Master Plan, it is not a legal substitute for the Master Plan. Where this text differs from the text in the following chapters, the latter are authoritative. • = See Glossary. - 8 �CHAPTER II THE GEOGRAPHIC AND HISTORIC BACKGROUND OF CHIKAMING TOWNSHIP Complied In 1991 by Albert S. Chapman In order to understand Chikaming Township as it is today--and attempt to project how it will be some years hence--it is necessary to consider its geographic setting and the course of its development over time. The Geographic Setting The basic geographic fact about Chikaming Township Is Its location near the southern end of the eastern shore of Lake Michigan. This means, first of all, that with the normal movement of air at this latitude from west to east, the climate of Chikaming is tempered by the nearby lake, producing somewhat cooler and sunnier springs and summers and somewhat warmer and cloudier falls and winters than areas further inland. This moderate climate has attracted fruit farmers and also tourists to this part of Michigan. Furthermore, Lake Michigan, one of the largest bodies of fresh water in the world, is a great natural resource. Most of Chikaming's water is drawn from the lake, and therefore it is vital that this landlocked sea be protected from pollution. The shoreline of Lake Michigan in Chikaming Township runs generally from northeast to southwest. The southern part of it abuts a region of clayey soil while the northern half is paralleled by sand dunes of varying height which date from the immediate post-glacial age when lake levels were higher than at present. They are mostly covered by a mixed hardwood forest. The sandy beach and the wooded bluffs and dunes, together with the moderate climate, account for the attractiveness of the area for summer residents. In years of high lake levels (the early 1950's, the late 1960's/early 1970's, and the mid-1980's) the bluffs along the Lake Michigan shoreline were severely eroded by wave action during fall and winter storms. In recorded history the recession of these bluffs has undercut and destroyed numerous structures in Chikaming. State law now requires sufficient setback from the shoreline to preserve permanent structures for an estimated minimum of thirty years. The inland areas of Chikaming Township are a result of glacial and fluvial deposition during the great ice age. Away from the lakeshore, Chikaming consists of flat to gently rolling terrain, much of it poorly drained, and generally not prime agricultural land. Following its clearing by early settlers, some areas of poorer soils have reverted to scrub second growth timber. One area of great interest, Warren Woods, is a primeval forest which was never cleared and contains a magnificent stand of beeches, oaks, and maples, a unique resource that has fortunately been saved for the community as a state park. The Galien River traverses the southeastern portion . of the township on its way to its mouth on Lake Michigan at New Buffalo. It has a flat floodplain cut below the surrounding terrain and is forested. Chikaming, just 75 miles by land around the southern end of the lake from Chicago, has long been one of the playgrounds of that urban center. Along with much of southwestern Michigan, • = See Glossary. 9 �Chikaming is unquestionably within the sphere of influence of Chicago rather than Detroit. Newspaper and television coverage demonstrates this. On the other hand, the laws that govern Chikaming are made in Michigan's capital at Lansing. Therefore, some of the vital questions for the Township arise from its geography: (1) Can it control the economic and social forces that emanate from Chicago? (2) Can it preserve the natural features and quality of life that attract people to it? Incidentally, the name, Chikaming, most likely comes from an Algonquin word meaning "at the edge of the great expanse" (Lake Michigan). How appropriate that the name of the township captures in the language of its early Inhabitants the very essence of its situation. Hlstorlcal Background We know very little about the prehistory of the area. According to the State Archaeologist, eighteen archaeological sites have been reported in Chikaming Township. These are situated mainly in the southeastern part of the township and are presumably associated with the Galien River. None have been studied by professional archaeologists, and there is insufficient information to assess their possible significance. Based on studies elsewhere in southwestern Michigan, less than ten per cent of these sites are likely to retain much cultural or research value. The earliest European explorers in the area were Father Jacques Marquette (1675) and Robert Cavalier, Sieur de la Salle (1679). Father Marquette found Indians of the Miami tribe living in semi-permanent villages and carrying on hunting and fishing and a simple agriculture. A few years later the Miamis had been displaced by the Potowatamis. Their principal settlements were also along the rivers. Most of the land was clothed in a hardwood forest of beech, maple, and oak. Some of the Potowatami tribe is said to have spent summer weeks making sugar In the vicinity of present day Warren Woods. Chikaming itself seems to have been little touched by the early explorers. A triangle formed by transport routes enclosed but scarcely touched it. On the west, of course, was the "great expanse" which was undoubtedly used by Indians moving up and down the coast. On the east was the St. Joseph River flowing northwest from South Bend to its mouth at the present city of St. Joseph. This river was an important route for the early French voyagers, because near South Bend was an easy portage to the Kankakee, a tributary of the Mississippi system. The third side of the triangle was to the south where the "old Saulk trail," later the "Chicago road," carried traffic east-west. Consequently, prior to Yankee settlement, Chikaming was largely by-passed and remained a wilderness. By the 1820's the Potowatamis were badly demoralized by defeat in battle and by the white man's diseases and liquor, and in 1828 they ceded to the U.S. Government the territory that Includes present-day Chikaming Township. The territorial legislature of Michigan created Berrien County on October 29, 1829. It was also in 1829 that the U.S. Government extended into southwest Michigan its township and range system of land survey. When it was completed the following year, the one-mile-square . sections left a permanent imprint on the land, for land claims of settlers (usually 160 acres or 1/4 of a square mile) were defined in terms of the rectangular survey system. Roads connecting the farmsteads followed the section lines, and these roads today constitute the north-south, east-west framework of the secondary road system. *=See Glossary. 10 �Immigration started in earnest when the last "reservation" of the Potowatamis near Niles was ceded to the U.S. Government in 1833. The western half of the township was heavily timbered, and for several years these lands were owned principally by non-residents and lumber mill owners in other townships. About 1837 a lumber firm built a water mill near present-day Sawyer and had a horse-drawn railroad to haul lumber to the lake shore. A bachelor, Luman Northrop, bought land at the southwest corner of Section 23 (near where Three Oaks Road crosses the Galien River) in 1840. Here he built a cabin and a sawmill with a flutter-wheel. A major impetus to settlement was the passage by Congress of the Preemption Act of 1841 . This made it possible for a settler to buy 160 acres at only $1.25 an acre, providing he had lived on it for six months. In 1842, Richard Peckham took up a quarter section near present day Lakeside. It is said to have been he who named the locality Chikaming. Alfred Ames, a native of Vermont, settled in 1844 on the lake bluff near what Is now the Lakeside Center for the Arts. His wife was a schoolteacher, and in 1847 their home became the first school. During 1853-1854, Silas Sawyer bought land near the village that bears his name and built a steam sawmill. About the same time, the Wilkinson brothers took up land in Sections 19 and 20, erected a sawmill, and built the Wilkinson, Pike, and Greenbush piers to export lumber by schooner to Chicago. These were located at present-day Lakeside, Cherry Beach, and Harbert, respectively. The community of Union Pier derives it's name from another pier built about this time which has long since disappeared. By 1856, the area was sufficiently settled that Chikaming and Three Oaks were set off from New Buffalo as separate townships. A perusal of the names that appear in the early records of Chikaming indicates that the first settlers were almost all of British stock. Most had moved to Chikaming from New York and New England. However, the name, Jacob Haas, appears on early plat maps, and an Evangelical Lutheran Church was established to serve the German families in the southeast corner of Chikaming Township and adjoining areas. The Wilkinson brothers came to Chikaming from Virginia. Between 1860 and 1870 the population of Chikaming Township trebled (from 310 to 993) and the eastern area, until then largely untouched, became increasingly settled. As many as sixteen stage coaches a day operated between St. Joseph and New Buffalo. Interests in St. Joseph had for years wanted their rail link with the outside world and in 1870 this dream was realized by completion of the Chicago and Michigan Lake Shore Railroad from St. Joseph to New Buffalo. This, of course, was a tremendous boost for Chikaming, for it made export of produce much more economical. The state required the railroad to have stations at least every five miles along the track for the benefit of farmers. Thus, stations and post offices were established at several points: Troy (later Sawyer), Greenbush (which became Harbert), Wilkinson (now Lakeside), and Townline (now Union Pier). These villages remain the principal concentrations of population within Chikaming. A series of unusually severe winters in the 1850's demonstrated that the climate in southwestern Michigan was unusually well favored for peach production, because peach crops inland were ruined. Peach production in Berrien County reached a peak in 1872, and grapes and apples have been cultivated increasingly since then. Lumber production peaked by 1890. Fortunately, a new industry, totJrism, began to take its place. The first summer resorts appeared along the lake shore as early as 1891. These were initially rather rustic communities in which the guests were housed in simple cottages or even in tents, * = See Glossary. 11 �but they enjoyed great popularity among Chicagoans, who would come out by boat or train to escape into the wooded solitude and the joys of a sandy beach. By the early 1900's there were seven such resorts in south Lakeside near the Lakeside Inn, and others were also clustered in Harbert, Sawyer, and Union Pier. Among the latter were establishments patronized by Czechs, Blacks, and Jews, adding ethnic touches to the community. Settlements of a religious nature (Bethany Beach) and those with a concern for the environment (Prairie Club) were also established. About the same time, a group of affluent families from Chicago established summer homes in the northern part of Lakeside. The Chikaming Country Club was founded in 1911 and a few years later acquired enough land to build an eighteen hole golf course. These communities, largely seasonal, were served by the road paralleling the Lake Michigan shore, designated M-11, a remnant of which Is Lakeshore Road, passing through Lakeside and Union Pier. By the early 1930's, heavy use warranted construction of a four-lane highway (U.S. 12). In 1972, this, in its turn, was superseded, at least for long distance traffic, by Interstate 94, connecting Chicago to Detroit. The old U.S. 12 reverted to Its function as a local arterial road· and was renamed the Red Arrow Highway as a tribute to a U.S. Army Division. While highway traffic was increasing, use of the railroad for passenger traffic fell off, and all railroad stations within Chikaming were abandoned in the 1930's. Now, the closest stop for passengers wishing to use the railway is New Buffalo. Development in Chikaming since World War II has been at a moderate pace until the last ten years or so. Seasonal residents increasingly buy or build second homes in Chikaming rather than renting. Land values have sky-rocketed. A camp ground and a mobile home· park have been established along Warren Woods Road, and a small steel-working plant now adjoins the Sawyer exit of 1-94. Thus far, changes of an undesirable nature have been thwarted. Innovative means to control future use of Chikaming's land are being sought. Bibliography Burgh, Robert. The Region of Three Oaks. Three Oaks, Michigan: Edward K. Warren Foundation, 1939. Carnay, James T., Editor. Berrien Bicentennial. Berrien County, Michigan: Berrien County Bicentennial Commission, Centennial History of Lakeside. Village of Lakeside Association, Inc., 1974. Coolidge, Judge Orville W. A Twentieth Century History of Berrien County, Michigan. Chicago and New York: The Lewis Publishing Co., 1906. Facts and Fancies of Lakeside. Lakeside, Michigan, August 1, 1945. History of Berrien and Van Buren Counties, Michigan. Philadelphia: D.W. Ensign and Company, 1880. Magnuson, Ronald L. "Historical Sketch.• Chikaming Township Sketch Development Plan. May, 1975. Myers, Robert C. Historical Sketches of Berrien County. Berrien Springs: The 1839 Courthouse Museum, 1988. Romig, Walter, L.H.D. Michigan Place Names. Grosse Point, Michigan: n.d. * = See Glossary. 12 �CHAPTER Ill GOALS AND OBJECTIVES Introduction Communities inevitably change over time. If that change is not to get out of hand, a direction for future development is needed. Community planning is the organized effort to look ahead intelligently, to identify a sense of direction based upon common preference, and to suggest means of steering change toward agreed goals. The broad object of planning is to further the welfare of people in the community by helping to create a better, more healthful, convenient, efficient and attractive community environment. A master plan is the document developed and adopted to embody these concepts. Michigan law requires townships to engage in planning. The Township Rural Zoning Act, P.A. 184 of 1943, as amended, stipulates, among other things: a township "zoning ordinance shall be based upon a plan designed to promote the public health, safety , and general welfare; to encourage the use of lands in accordance with their character and adaptability, and to limit the improper use of land." The Township Planning Act, P.A. 168 of 1959, as amended, requires that the planning commission "shall make and adopt a basic plan as a guide for the development of unincorporated portions of the township." Some of the basic reasons why planning for the future of a community should take place include the following: a. b. c. d. Planning permits communities to make choices for the future, based on articulated community goals, rather than simply accepting what happens by chance or circumstance. Planning helps prevent wasteful expenditure of public and private funds, by providing the ability to better coordinate capital investments with anticipated growth and change in the community. Planning provides a mechanism for the community at large to have a say In how the community develops, through measures designed to encourage and foster community participation in the planning process. Planning helps to protect property values by directing various types of land use activities to locations where land use conflicts are minimized. This Chikaming Township Master Land Use Plan specifically addresses how the community's land and resources might best be used in the future (i.e. to the year 2012). In this regard, It is not the intent of this Plan to in all cases provide for the "highest and best use" of land, as that term is used in the fields of real estate appraisal and development (i.e., that use which produces the greatest economic return or highest economic value). Rather, the purpose of community planning is to provide for an orderly arrangement of land uses which meets the specific goals of the community stated in this Plan, thereby promoting the public health, safety and general welfare. · This plan acknowledges the basic right of property owners to the peaceful enjoyment of their property. With that right comes the responsibility to exercise reasonable and prudent care in the • = See Glossary. 13 �development and use of property. This is based upon the assumption that, from the standpoint of the environment, the land belongs to us all, and the individual property owner Is in some respects only its custodian of the moment. It will help to clarify the scope of the plan If the reader understands what the Master Plan does not do. For example: a. b. This Master Plan has no authority to mandate any particular use of any particular land parcel. The intent of this Plan is to guide zoning in the future, but its suggestions may or may not be carried forward by inclusion in the Zoning Ordinance, which governs the use of land in the Township. Nothing in this Plan is intended to affect the valuation of any particular land parcel. Broadly speaking, though, this Plan should protect land value. Therefore, this Plan does not address the question of property taxes, which, of course, are based on land valuation. Goals and Objectives From recent mail surveys, and as a result of the August 24, 1991, Master Plan Open House, consensus about Chikaming's direction for the future has emerged: 1. Preserve the unique lifestyle and enhance the quality of life In the Township. 2. Welcome limited types of development to Increase the economic base of the Township and to provide more Jobs and amenities while preserving the tranquility, access to nature and a familiar country atmosphere. To move in this overall direction, the following goals and corresponding objectives (recommended actions) have been formulated. (Npte that these goals and objectives are a shared vision for the future and that a Master Plan embodying them does not have the power to require any action. The Master Plan must be carried into effect by a zoning ordinance revised to implement its vision by regulating future use of the Township's lands and natural resources. Of course, realization of the Master Plan also depends upon Township budgetary policy.) In the Master Plan, a goal Is understood to be a general statement describing an aspect of the preferred direction in which residents want the Township to develop. These goals should be · legitimate and worthy aspirations but they may not, in fact, be entirely attainable. Township financial resources and other factors may inevitably limit their full attainment. Objectives are more concrete policies (recommended actions) leading to attainment of particular goals. Bringing them into reality is also, of course, subject to financial and other community constraints, but this does not invalidate them as something to work toward. In many instances, objectives under one goal will also contribute to achievement of another goal. * = See Glossary. 14 �These goals and objectives are to serve as a guide for future land use and infrastructure decisions in Chikaming Township. In so doing, they will also express the intent of the zoning ordinance and serve as the basis of determination when interpretations of ordinance regulations are required. These goals and objectives are not really new to the Township. Most represent only an elaboration of the direction set by the 1975 Chikaming Township Sketch Development Plan, expressing more explicitly the spirit of that Plan. * = See Glossary. 15 �GOALS AND RECOMMENDED ACTIONS OF THE CHIKAMING TOWNSHIP MASTER PLAN Township Character Goal No. 1: Retain, enhance, and restore, where feaslble, the quiet, scenic, and rural character of the Township and create stablllty In the community by encouraging full-time residency. Recommended Actions: a. b. c. d. e. f. g. h. Bolster enforcement of existing ordinances and regulations to preserve the established character of the Township. Protect from urban encroachment existing rural areas not served by water and sewer through preservation of open space· and agricultural activity. Assure that new construction in more densely settled areas is consistent with and complementary to the established character of the neighborhood. Improve the appearance of the Township through thoughtful design and development which promotes its vitality and efficiency without clutter or hazards to safety. Preserve structures and areas of historical significance through individual and community action. Work closely with neighboring communities and the county to develop incentives to attract year-round residents. Land owners should be encouraged to enhance the attractiveness of the landscape by either planting alleys of trees along the roadsides or putting up fencing or hedgerows. Preserve scenic vistas· by appropriate public and/or private initiatives. Environment Goal No. 2: Selected open spaces·, woods, poorly drained lands, river lands, dunes, beaches, and other valuable natural resources, Including wlldllfe habitat, shall be maintained and protected, either privately or publlcly, for future generations. Recommended Actions: a. b. * Within the capabilities of the Township, carry forward the intent of Michigan law which established and protects "critical dune areas'." Encourage site design which takes natural features such as soils, topography, hydrology, and natural vegetation into account and which uses the land most · effectively and efficiently by maximizing open space·, preserving scenic vistas', and conserving energy. = See Glossary. 16 �c. d. e. f. g. h. i. j. k. Discourage development (except for passive recreation) in the Galien River Floodplain and other environmentally sensitive· areas. Poorly drained areas such as marshes, boggy ground, and land with a water table very close to the surface should be discouraged for residential or other developed use and preserved as wildlife habitat. Protect groundwater· resources from contamination and depletion by unwise industrial, agricultural, or residential practices. . Evaluate carefully possible traffic, groundwater· effects, and other environmental impacts of proposed solid or toxic waste disposal programs in or within the vicinity of Chikaming Township. Encourage waste reduction by promoting the recycling of industrial, commercial, household and yard wastes through an economically viable community or regionally-based program. In order to promote preservation of special environments of significant community value, encourage acquisition of these areas by public agencies or non-profit conservancy organizations. Encourage the formation of groups interested in preserving the natural assets of the Township through legal instruments such as conservation easements· and land trusts'. Develop a system of publicly and/or privately owned "greenways·" through the less densely settled areas of the Township to provide cover for migrating wildlife and scope for recreation trails. Develop an overlay zoning district* in the Zoning Ordinance which identifies areas in the Township determined to be environmentally sensitive' and sets forth regulations governing construction in such areas. Parks and Recreation Goal No. 3: The Township should seek to enhance the well being of Its residents by providing a variety of opportunities for relaxation, rest, activity, and education through a well balanced system of private and public park and recreational facilities for all age groups. Recommended Actions: a. b. c. d. Acquire land for public parks as it becomes available in neighborhoods which lack parks and recreation facilities. Require developers to reserve areas for neighborhood parks, the exact location of such sites and the long-term maintenance responsibilities of which shall be determined prior to approval by the Township. Take advantage of natural features and open spaces· in Planned unit developments' to provide an attractive mix of housing and recreational opportunities. Cooperate with the school system in providing recreational facilities and programs for public use. *=See Glossary. 17 �e. f. Promote close cooperation between the Township Board, the Planning Commission, the Public Safety Commission, and the Park Board in solving the vexatious problem of Chikaming's road-end beaches. Press ahead with development of a nature center on township land south of Harbert Road. Transportation Goal No. 4: Ensure development of a transportation system {roads, bike paths and tralls) which separates unllke traffic to promote safety and directs road traffic most efflclently to and from major activity and traffic generators. Recommended Actions: a. b. c. d. e. f. g. h. Work with the Berrien County Road Commission to improve roads and enforce the County's road setbacks, particularly at intersections. If new roads are deemed necessary, assure that they will promote change in a way that is consistent with other Master Plan goals and objectives. Limit the number of driveways along arterial roads" and employ frontage roads' where necessary and feasible to maintain highway efficiency and safety. Protect important road intersections from the negative impact of unwise land use, including excessive signage. Encourage a variety of transportation means, including walking, biking, and public transportation, to meet the needs of a diverse population. Promote safe and pleasant pedestrian and bike travel through a coordinated network of bike paths, trails, and sidewalks, thereby also relieving congestion on highways. Preserve and encourage "green belts'" along major arteries such as 1-94, the Red Arrow Highway,_and Three Oaks Road. Require that new and altered commercial or industrial enterprises undergo a site plan review to assure safe ingress/egress and adequate parking for workers and patrons at such sites. Economic Development Goal No. 5: The Township should Improve Its Industrial and commercial base for the benefit of the entire population. Recommended Actions: a. b. * Welcome (on a selective basis) new commercial and industrial development for the additional tax revenue and employment opportunities it provides and as a counter balance to the existing highly seasonal economy of the Township. Encourage the retention, growth, and expansion of existing industrial firms. = See Glossary. 18 �c. d. e. f. g. h. i. Locate new commercial and industrial facilities where they will have best access to supplies and markets, but also where they will have minimal negative impact on residential areas, arterial roads·, unique natural resources, or historical and archaeological sites. Allow non-polluting, light industry to locate at sites which are accessible to adequate water, sewage, and storm drain systems and to arterial roads· (or rail transport), but which are well screened from neighboring residential areas. Encourage collection centers or types of industry which deal with recyclable materials but assure that they are sufficiently buffered from population centers, do not pollute, and will not litter Township roads. Encourage clustering· of commercial activities at centers with attractive design, good road and pedestrian access, and adequate off-street parking. Discourage unsafe and unsightly commercial strip development along arterial roads· through design and landscaping requirements, including but not limited to berms, planting, shared access·, and off-street parking. Encourage commercial developments which complement adjoining residential areas, prohibit expansion of nonconforming commercial uses, and terminate such uses whenever possible. Provide incentives to encourage the upgrading of existing commercial areas, and promote better cooperation between the public and private sector. Agriculture Goal No. 6: The Township should endeavor to maintain a variety of agricultural operations and promote the preservation of existing farms and farmland through coordinated planning and development regulations, publlc Incentives, and educational strategies. Recommended Actions: a. b. c. d. Institute measures to preserve prime and unique agricultural lands from encroachment of other land uses. Encourage farmers on lands well suited to agriculture to enroll their property in the Michigan Farmland Preservation Act (Act 116 PA of 1974, as amended). Encourage the expansion of specialty farms and related activities which enhance the tourism and recreation potential of the area (e.g. "you pick," farmers markets, farm tours, etc.) Discourage spot development of non-agricultural activities in agricultural areas. Housing Goal No. 7: Adequate and affordable housing In a variety of configurations for families, · slngles and seniors shall be available within the Township. • = See Glossary. 19 �Recommended Actions: a. b. c. d. e. f. g. h. i. j. Promote residential (or recreational) use of vacant land within existing residential neighborhoods. Encourage new housing developments to locate adjacent to existing residential neighborhoods to avoid urban sprawl, waste of resources, and land speculation. In Planned unit developments·, encourage developers to use the flexibility of regulations to bring about judicious and attractive clustering· of housing, thus creating space for park and recreation areas. Provide land through zoning for garden apartments, duplexes, and higher density single family residences within easy walking distance of existing and planned public services, facilities, and shopping areas. Promote housing for senior citizens, preferably in proximity to the existing senior center. Coordinate and cooperate with other governmental units in the planning and execution of housing for all income levels. Encourage new rural residences to locate adjacent to existing ones to minimize sprawl, spot development, and demands for expensive public utility services. Where public sanitary sewer is not available. require relatively large individual residential lots in order to accommodate septic tank and field systems and to assure adequate separation of such systems from groundwater· supplies. Develop criteria which must be met before new residences are allowed in sensitive environments' such as steeply sloping land or poorly drained land. Promote a quiet, physically pleasing living environment. Publlc Facllltles and Services Goal No. 8: The Township should plan for development In such a manner as to ensure adequate public utilities and services, now and In the foreseeable future, and at minimum cost to taxpayers. · Recommended Actions: a. b. c. d. e. f. * = See Land use and publicly-owned utility services should be coordinated to ensure that greater intensity of growth occurs where adequate services are provided or planned. Support efforts to establish community day care centers at appropriate locations to provide quality and affordable care of children for working parents. Develop the Township's emergency services to best meet the needs of the community consistent with available financial means. Cooperate with neighboring municipalities and school districts for the provision of utilities, sharing of services, and addressing common issues and problems. Promote close cooperation between the Township Board, the Planning · Commission, the Public Safety Commission, and the Utility Board in planning, executing, and maintaining Township services. Establish a mechanism or body open to all resident and non-resident property owners which will serve as a forum for the discussion of problems of community Glossary. 20 �g. coordination and concern and which can identify and sharpen issues through its non-binding recommendations to other Township bodies. Create a Township focal point, event, or program (or any combination thereof) which will build a greater sense of community and provide cultural enrichment for all residents. *=See Glossary. 21 �CHAPTER IV COMMUNITY CHARACTER Population Historic Trends The population of Chikaming Township decreased by over thirteen percent (13.60%) between 1980 and 1990. Although Chikaming Township experienced the largest decline In the Immediate area, many communities in Berrien County experienced greater losses. Examples of severe decline include Hager Township (-16.79%), New Buffalo City (-17.87%), Grand Beach Village (-35.68%), and Michiana Village (-50.75%). Table 1 shows the historic population of both Chikaming and the surrounding townships. Table 1 - Historic Population, 1960 - 1990 Chikaming and Surrounding Townships I TOWNSHIP IC:JI 1970 I 1980 % CHANGE I I % CHANGE 1990 I I % CHANGE +14.2 4302 +5.8 3717 -13.60 2146 +6.1 2212 +3.0 2487 +12.43 7418 10271 +27.8 9961 -3.0 9613 -3.49 WEESAW 2229 2338 +4.7 2164 -7.4 2114 -2.31 THREE OAKS 2856 2894 +1 .3 3046 +5.0 2952 -3.05 BERRIEN COUNTY 149865 163940 +8.6 171276 +4.3 161378 -5.78 MICHIGAN 7823194 8881826 +11 .9 9262078 +4.5 9295297 +0.36 CHIKAMING 3476 4051 LAKE 2016 ST. JOSEPH I Source: U.S. Department of Commerce, Bureau of Census (1960-1990) Seasonal Population Variation The current population figure for Chikaming Township (3717) reflects those residents who were either residing in the township on April 1st, 1990 (census day), or those seasonal people who list Chikaming Township as their primary place of residence. Many of these seasonal residents are either "snowbirds", residents who spend the winter months in a warmer climate and summers in Michigan, or residents of neighboring states who currently spend a limited amount of time In the Township but may plan to retire here. In addition to the Michigan winters, seasonal residents also may find substantial tax reasons, especially in Florida and Illinois, for declaring primary residency · elsewhere. *=See Glossary. 22 �While the percentage of seasonal residents may not be a significant issue in most communities, the seasonal variation in Chikaming's population is large enough to be considered for the implications related to long range development planning. Almost 48% of the housing in Chikaming Township is listed in the census as seasonal. (This figure is supported by township tax assessment records which reveal that nearly one-half of the parcels in the township ar~ owned by persons who claim a permanent address in zip code areas outside of the township.) By using the average persons per household figure, the population in the Township could conceivably increase by 3,785, for a summer season total near 7,500. This aspect of the population, and it's effect on the township economy, will be discussed later in this report. Population by Age In order to fully analyze population and anticipate future growth, it is necessary to examine many components. One important aspect of population is a study of age groups. In general, the population of the Township is older than for the State of Michigan overall. Table 2 illustrates the 1990 age distribution of the Township population, compared to the State of Michigan. Of note is the fact that, for all age groups under 44 years of age, the Township has a smaller proportion of its population in these age groups than does the State. This difference is particularly accentuated in the 18-24 and 25-34 age groups, age groups of family formation and career growth. Only 20% of Township residents fall in this age category, compared to nearly 28% for the State of Michigan. It is safe, therefore, to assume that Chikaming Township is losing a substantial proportion of it's young adults to other areas. The opposite is true of the older age groups. Over 21% of the Township population was 65 years or older in 1990, compared to 11.9% for the State overall. It is not uncommon to find that the 2544 age group and the 5-17 age group are very similar in number. In 1990 in Chikaming Township, the number of 5 to 17-year olds was not as high as might be expected. In fact, the number of residents below the age of 18 and the number over 65 are very similar. This was not true in 1970 and 1980, when the number of young people far exceeded the number of seniors. *=See Glossary. 23 �Table 2 - Populatlon by Age Group, 1990 Chikaming Township and Michigan 20 ...................................................................................................................................................................................................................... 15--10 - - - 0% 0-5 years 5-17 18-24 25-34 35-44 45-54 55-64 65-74 75-84 85 & over AGE GROUP -Michigan '·.:,,:•, . I_ ·················1 ::::r:Jfff Chikaming Township Source: Census of Population, 1990 * = See Glossary. 24 �Table 3, which follows, shows that the proportion of young people (% under 18) has steadily declined in recent years while the relative number of seniors (% over 65) has increased in the same years. This is also reflected in the higher average (median) age of the population. This is a trend that is seen throughout most of the United States, but is more pronounced in Chikaming. It is cause for concern because of the resulting effect this has on the economic health of the township and its ability to attract and retain workers and provide community services to both the seasonal and year-round residents. Table 3 - General Age Characteristics, 1970 • 1990 BERRIEN COUNTY 1990 MICHIGAN 1990 40 33.6 32.6 26.8% 22.2% 27.0% 26.5% 19.3% 21.5% 13.7 11.9 CHIKAMING TOWNSHIP 1970 CHIKAMING TOWNSHIP 1980 Median Age 34.9 35 % under 18 31.4% % over 65 18.3% CHIKAMING TOWNSHIP 1990 Source: US Census, 1970-1990 There are many issues which can be identified from analyzing the age breakdown of population. In Chikaming Township, the following conclusions have resulted from this analysis: • The number of children under five years of age has declined from nearly 300 in 1980 to slightly over 200 in 1990. These children will be the elementary school students of the next ten years. A continued decline in this age group may have a profound effect on the area school districts. • The low proportion of the population between the ages of eighteen and 25 may indicate a local economy which is not diverse enough to accommodate new entrants into either the skilled or unskilled labor force. • The population in the 25 to 34 age group, along with a portion of the age groups on either side, are the parents of the elementary school age children. If this age group continues to be under-represented in the Township population, the number of school age children In the community could decline further in the future. • Chikaming Township appears to be a desirable site for retirement, based on the number of 60-74 year olds residing here. This has implications for the need for affordable housing, transportation services and other public services used by elderly residents. • = See Glossary. 25 �• If the existing population trend continues over the next twenty years, the number of elementary school age children would show a sharp decline and the number of late middle age residents and retirees will increase. This will occur as the current middle age residents move closer to retirement age and economic conditions curtail the influx of other young families to balance the population. Persons Per Household Persons per household figures tell us much about the types of families residing in the Township. If the persons per household number is high (ie., over 2.8), it may be assumed that there are many families with children still living with parents. If the number is low (ie., less than 2.4), it may be concluded that many small households are present. Small households are often associated with retired persons or families where children no longer reside at home. In Chikaming Township, the low persons per household number corroborates the higher-than-average median age to suggest a more mature community. Table 4 - Persons Per Household, 1970 - 1990 CHIKAMING TOWNSHIP 1970 I PERSONS PER HOUSEHOLD I 2.7 CHIKAMING TOWNSHIP 1980 12.6 CHIKAMING TOWNSHIP 1990 BERRIEN COUNTY 1990 MICHIGAN 1990 I2.4 Source: US Bureau of Census, 1970-1990 Race Chikaming Township is now, and has been historically, a predominantly white community. In 1990, 97% of the population was white, compared with 83% for both Berrien County and the State of Michigan. * = See Glossary. 26 �Table 5 shows a detail of population by race for the Township from 1970 to 1990. Table 5 - Chikaming Township Populatlon by Race, 1970 - 1990 RACE 1970 I I 1980 I 1990 I I WHITE 4025 4127 3601 BLACK 20 128 103 AMERICAN INDIAN, ESKIMO, ALEUT - 12 3 ASIAN OR PACIFIC ISLANDER - 16 8 OTHER 6 19 2 Source: U.S. Department of Commerce, Bureau of Census (1970-1990); Southwest Michigan Regional Commission Education Levels (Because 1990 Census figures for education are not as yet available, we have used 1980 figures. At such time as the 1990 figures are available, this information should be updated.) Education levels for Chikaming Township residents are comparable to the county and State figures, with the Township showing a generally higher percentage of persons over 35 currently in school. This is consistent with the median age characteristics for the township. With this Table, as with some others, the figures presented for Chikaming Township do not necessarily reflect the seasonal population. It might be found, if that information were applied, that the education levels for Chikaming residents would increase slightly. *=See Glossary. 27 �Table 6 - Educational Levels, 1980 MEDIAN NUMBER PERCENTAGE OF SCHOOL OF HIGH SCHOOL YEARS COMPLETED PERCENTAGE OF COLLEGE GRADUATES GRADUATES PERCENTAGE OF RESIDENTS OVER AGE 35 NOW ENROLLED IN SCHOOL CHIKAMING TQWNSHIP 12.6 65.8% 12.3% 1.6% BERRIEN 12.4 65.1% 16.8% 1.1% 12.5 68.1% 14.3% 0.9% COUNTY MICHIGAN Source: Bureau of Census, 1980 NOTE: Information in this Table reflects only those persons who responded to the 1980 Census. It should be remembered that almost 50% of Chikaming's population is seasonal and may be included in the tabulation for other communities. Population Projection Projecting population is difficult because of the number and type of variables involved. In addition to the measurable elements, like past population trends and average resident age, many other less tangible issues related to the State's economy also have an impact. In communities which attract seasonal residents, such as Chikaming, the economy of neighboring states can also have a profound effect. A projection of future population for Chikaming Township has been prepared, based on the population by age group figures, past trends and regional economic outlook. The economic aspects of the projection may be the most critical because of the need to attract young families to the area. Secure employment opportunities are a critical element in attracting and retaining new residents to any area. Given the trends in age group population in Chikaming Township, the population will need to attract new residents in order to grow and maintain a healthy diversity. According to the following projection, the year-round population is expected to decline slowly over the next twenty years. This estimate assumes a slow improvement in the regional economy and a persistent decline in the retention of persons in the 20-30 year old age group. The total summer population will probably remain near the current level (7,500) as the number of summer-only residents may increase to offset the decline in year-round residents. The summer-only residents could, in time, substantially outnumber the year-round residents. Such a situation would have unhealthy repercussions on the local economy and on representational government. The desirability of Chikaming Township as a site for summer homes has already . caused an escalation of property values which, in turn, has put economic pressure on the yearround residents. * = See Glossary. 28 �Table 7 - Populatlon Projection, 1990 - 201 0 1 I CHIKAMING TOWNSHIP 13717 1990 1 13534 2000 1 2010 13327 Sources: The WBDC Group, The W.E. Upjohn Foundation, U.S. Office of Management and Budget NOTE: Information in this Table is based on raw Information from several sources, most of which reflects only those persons who live in the Township year-round. Economic Proflle Labor Market The labor market in Berrien County has traditionally been tied to the agricultural and manufacturing trades. Nearly 28% of the total 81,322 employed persons in the county work in manufacturing, with large percentages also Involved in retail trade (17%) and services (24%). The number of Berrien County residents employed by the service industry, which includes tourism and other seasonal activities, increased by nearly 20% between 1983 and 1988. This overall employment profile depicts a base which has been severely hurt by recent turns in the State's economy. Manufacturing-based local economies throughout Michigan are dealing with cutbacks and layoffs. This directly affects the retail trade industry, as residents have less expendable income. The service industry, while showing some increase in employment, often offers lowpaying, seasonal jobs which do not attract the young adults of Chikaming. The local market for unskilled, full-time labor has declined in recent years, making it difficult for young people to remain in the area. According to the W.E. Upjohn Institute for Employment Research, the service industries in Berrien County may also decline further over the next year. This was determined by tracking the help wanted advertisements in regional newspapers. A large (20.7%) plunge in service-related job advertising supported this predicted decline. The market for unskilled part-time laborers remains fairly high, according to the area Chamber of Commerce. At a recent job fair held in the county, the number of part time jobs (eg., fast food restaurants, filling stations), was large. Tables 8 and 9 present a detail of Principal Employers and Employment by Industry for Berrien County. Although these numbers provide a profile of Berrien County as a whole, they may not translate well to Chikaming Township. The population of Chikaming is older than the remainder of Berrien County. As mentioned previously, almost 22% of the Township's residents are over the age of . 65. In Berrien County, this figure is only 13%. In addition to an unfavorable age distribution, it must also be emphasized that Chikaming Township has more seasonal residents than the rest of the County. This older, seasonal population undoubtedly is not involved with the same local labor markets as the permanent residents. *=See Glossary. 29 �Table 8 - Prlnclpal Employers In Berrien County, 1991 Employer Whirlpool Corporation, Benton Harbor Zenith Data Systems, St. Joseph Bendix Automotive Systems-N.A., SJ BCO Corporation, SJ United Technologies Automotive, Niles Gast Manufact., Benton Harbor & Bridgman Simplicity Pattern, Niles Tyler refrigeration, Niles Modern Plastics, Benton Harbor Weldun International, Bridgman Comstock Michigan Fruit Canners, BH National Standard, Niles Wollin Products, Stevensville Sheperd Products, SJ/TO Ausco, SJ Ag-Tech Crop Sprayer, Niles Hughes Plastics, Inc., SJ Industrial Rubber Goods, SJ Premier Tool & Die Cast Corp., Berr Spg New Products Corporation, Benton Harbor Ad-Co Die Cast Corporation, Bridgman Fapco, Inc., Buchanan # Employees Products 1885 1830 1200 1200 650 641 509 484 463 425 355 350 250 230 218 300 270 242 230 210 200 200 Washers and Dryers Computers, Electronic Equip. Auto Parts Analytical Instruments Miscellaneous Plastic Products Compressors, Air and Gas Dress Patterns Refrigeration & Heating Molders, Inject. Thermoset Flex. Assembly & Test System Canned Fruits Reinforcing & Specialty Wire Miscellaneous Plastic Products Hardware, Stampings Malleable Castings Horticulture Sprayers Custom Molded Thermoplastics Molded & Extruded Rubber Zinc & Aluminum Die Cast Die Cast Component Parts Foundries, Aluminum Die Cast Industrial Packaging Source: Berrien County Economic Development Group, 1991 *=See Glossary. 30 �Table 9 - Employment by Industry In Berrien County, 1988 EMPLOYMENT (Numbers of Employees) 1983 Total Em12lo~ment Components by Type: Wage and Salary Proprietors Farm Nonfarm 1988 69,027 81,322 58,035 10,992 2,094 8,898 68,718 12,604 1,827 10,777 3,663 3,205 65,364 57,340 510 229 2,610 18,973 78,117 69,262 674 245 2,747 22,447 2,558 2,235 11,342 3,135 15,748 8,024 472 371 7,181 2,838 2,776 13,720 4,081 19,734 8,855 475 425 7,955 Industry Farm Nonfarm Private Agric./For./Fish. Mining Construction Manufacturing Non-Durable Goods Durable Goods Transp. & Utilities Wholesale Trade Retail Trade ' Fin./lns./Real Estate Services Government Federal Military, Civilian State and Local No figure given Indicates confldentlal Information or fewer than 10 employees. Chikaming Township employers are likely ,o be Included In this small employer category. Source: Berrien County Economic Development Group, 1991 * = See Glossary. 31 �Chikaming's economy suffers from an inadequate local base and is plagued by the seasonal swings of retail demand. Although 1990 Census economic data are not available at the time of writing, it is apparent that retail establishments barely cover their annual costs with the summer bonanza and that a large share of the permanent population of working age must seek employment in nearby urban areas. Clearly, commercial and light industrial development should be encouraged as a means of increasing the tax base and providing year-round jobs, but somehow such change should be balanced by the need to preserve the environment that attracts people to Chikaming in the first place. Per Csplta Income Local level per capita income and unemployment figures are not yet available from the 1990 Census. Looking at the county level, however, Berrien County has slightly lower per capita income than the State average. (Refer to Table 10) Because the actual dollar value has changed since 1980, it is advisable to interpret these numbers in relation to the communities only in the year given. For example, it would be misleading to assume that the per capita income in Berrien County more than doubled between 1980 and 1990. Comparing Berrien County to the State figures shows that the County per capita income has remained less than the rest of the State, but has held at a steady rate. It is also important, when looking at the Chikaming Township numbers, that this Census is again based on the year round population. If we were able to factor in the per capita incomes for the seasonal residents, the figure would likely be increased. Table 10 - Per Capita Income Data, 1988 CHIKAMING TOWNSHIP BERRIEN COUNTY MICHIGAN 1980 $6,932 $6,723 $7,688 1990 n/a $14,173 $15,428 Source: US Bureau of Census, 1980-1990 * = See Glossary. 32 �Poverty Statistics (Poverty statistics are calculated by the Census Bureau and are based on the average national income and cost of living figures. Generally, the poverty level is assumed to include all of those households, individuals or families with incomes less than ten percent below the median income. That is, if the median income is reported to be $10,000, all households with incomes less than $9,000 would be identified as living under the poverty level. For statistical purposes, the poverty thresholds are computed at the national level only. No attempts are made by the Census Bureau to adjust these figures for state, county or local variations. For this reason, the numbers presented In this report should be used only for comparison of state, county and township data.) Poverty figures for 1990 will not be avallable until late summer of 1992. For purposes of this report, figures from 1980 were reviewed. Generally, In 1980, Chikaming Township residents were less likely to be living below the poverty level than residents in the rest of Berrien County (9.1 % of families below poverty level in Chikaming Township, versus 11.1% in Berrien County), but slightly more likely than in the state as a whole (8.2% in 1980). NOTE: The above information reflects only those persons who responded to the 1980 Census. It should be remembered that almost 50% of Chikaming's population is seasonal and may be included in the tabulation for other communities. Housing Characteristics Value The housing supply in Chikaming Township is generally of very high quality, with a mix of historic summer cottages and winterized homes in lake-oriented communities, farmsteads and new construction scattered throughout the Township. Table 11 compares the median value of specified owner-occupied single-family homes in the Township in 1990 with several other nearby communities. The median value in Chikaming Township was substantially higher than the median value in either Berrien County or the State of Michigan overall. This is due in part to the large number of lakefront homes in the Township, and the high value of waterfront property. It may also be partly attributable to the growing desirability of the area as a seasonal home location for Chicago area residents, and a year-round living location for persons employed in the Chicago area. Comparison of the median value data for Townships bordering Lake Michigan (Chikaming and New Buffalo) with non-shoreline Townships (Three Oaks and Weesaw) tends to support the view that the value of land and housing is strongly influenced by proximity to the Lake Michigan shoreline. * = See Glossary. 33 �Table 11 - Median Value of Owner-Occupied Housing, 1990, Chikaming Township and Surrounding Communities COMMUNITY I I MEDIAN VALUE Chikaming Township $67,700 New Buffalo Township $75,500 Three Oaks Township $43,800 Weesaw Township $46,900 Berrien County $52,800 State of Michigan $60,600 I Source: U.S. Department of Commerce, Bureau of Census NOTES: The previous Table reflects only those persons who responded to the 1980 Census. It should be remembered that almost 50% of Chlkaming's population is seasonal and may be included in the tabulation for other communities. In addition, these data exclude mobile homes, houses with a business or medical office, housing units in multi-unit buildings and houses on 10 or more acres. Table 12 summarizes 1990 Census data concerning the value of specified owner-occupied homes in the Township, with percentage comparisons between Chikaming Township, Berrien County and the State overall. These data' indicate that homes valued at $100,000 or more make up a much higher proportion of the Township's owner-occupied housing stock than they do in Berrien County overall. In Chikaming Township, homes valued at $100,000 or more make up 22.5% of all specified owner-occupied units, and only 12.3% of the units in Berrien County overall. Average sale price of homes is slightly different than the median value as reported to the Census Bureau and shown in Table 11. According to the Michigan Association of Realtors, the average selling price for homes in Berrien County in 1991 was $80,337. This is an increase of 8.5% over the 1990 average of $74,027. *=See Glossary. 34 �Table 12 - Value of Specified Owner-occupied Housing Units, 1990, Chikaming Township, Berrien County and Michigan HOUSING VALUE CHIKAMING TWP. BERRIEN COUNTY STATE OF MICHIGAN Less than $50,000 29.3% 46.8% 38.5% $50 ,000-99, 999 48.2% 40.9% 42.6% $100,000-149,999 12.2% 7.9% 11.5% $150,000-199,000 4.5% 2.4% 4.2% $200,000-299,999 3.2% 1.4% 2.3% More than $300,000 2.6% .6% 1.0% Source: U.S. Department of Commerce, Bureau of Census; Southwest Michigan Regional Commission; Business Outlook for West Michigan (W.E. Upjohn Institute) NOTES: The previous Table reflects only those persons who responded to the 1980 Census. It should be remembered that almost 50% of Chikaming's population is seasonal and may be included in the tabulation for other communities. In addition, these data exclude mobile homes, houses with a business or medical office, housing units in multi-unit buildings and houses on 1O or more acres. Affordablllty A common perception among Township residents is that housing prices in the area have been Inflated by the demand for seasonal, or second, homes, thereby making housing less affordable for year-round residents. When calculating the availability of affordable housing, it is generally accepted that the average selling price of housing should not exceed 2.5 times the median income. Using this calculation, the median household income for Berrien County would be in the $32,135 range (ie., the average $80,337 selling price of homes in Berrien County divided by 2.5). It would seem that few young adults command an income approaching that figure, even in twoincome households. If the Township desires to attract more young families or retain seniors on fixed incomes, it will need to offer more affordable housing opportunities. Premanufactured housing· and multiple family units· are examples of alternative low-cost, or affordable housing. As shown in Table 13, the number of multiple family units· in the township has decreased in the last ten years while the number of premanufactured homes has increased · significantly. Community attitudes often make it difficult for affordable housing projects to develop. In the recent Township Attitude survey, 65% of the residents responding indicated that they would not like to * = See Glossary. 35 �see more township land set aside for manufactured housing' developments. In a related question, 58% of the respondents stated that they also would not approve of new multiple-family residential development. Unfortunately, under present conditions, premanufactured and modular units and multi-family residences usually constitute the only housing within the reach of people with modest income. Table 13 - Distribution of Housing Units by Type, 1980 and 1990, 1990 1980 I I I I PERCENT CHANGE SINGLE FAMILY 2761 3019 +9% MULTIPLE FAMILY 299 151 -50% Mobile home', TRAILER 32 116 +363% I Source: U.S. Bureau of the Census, 1980, 1990 Seasonal Housing As mentioned previously in this report, Chikaming Township has a substantially higher rate of seasonal housing (48%) than either Berrien County (6%) or the State of Michigan (6%). Furthermore, the proportion of the Township's housing stock which is for seasonal use has increased significantly in the last 1O years - from about 27% in 1980 to 48% in 1990. In addition to the existing associations which have long been located in the Township, two new developments, Tibberon and Highland Shores, have been established on the coast. One of the historic associations, Bethany Beach, also is experiencing some expansion. Table 14 shows the change in seasonal housing numbers in the Township between 1980 and 1990. Table 14 - Selected Housing Characteristics, Chikaming Township, 1980-1990 I 1990 I % CHANGE 2253 1709 -24.1% SEASONAL UNITS 839 1577 +87.9% TOTAL HOUSING UNITS 3092 3286 +6.2% I YEAR ROUND UNITS 1980 I I Source: U.S. Bureau of the Census, 1980, 1990 *=See Glossary. 36 �Senior Housing The primary need for seniors in the community, according to Judy Ponegalek, Director of the River Valley Senior Center, is housing. There are only three establishments of subsidized housing' for seniors anywhere nearby and they are always full. These are in Three Oaks, New Buffalo, and Bridgman. There is none in Chikaming Township. Some seniors in those homes receive up to $150 per month as subsidy. A retirement home or community in the Immediate area would be a great asset, particularly one that catered to three stages of care, that is, (1) active life, (2) limited care, and (3) total care. Now the nearest such centers are Hamllton Grove In Indiana and the Whitcomb Towers In St. Joseph. Mrs. Ponegalek emphasized, though, that it should cater to the needs of low Income people as well as the affluent. Building Permit Data Building permit data for the Township indicates that construction and major renovation activity has remained fairly steady throughout the past several years, even showing a slight increase over the past five (5) years. Most renovation work has occurred in the areas in and around Union Pier and Bethany Beach. New construction, although scattered throughout the township, is more often noted in the Sawyer area and near Holloway Drive. More new construction than renovation is seen in the area east of Red Arrow Highway. The following table (15) provides a brief detail of construction since 1979. Table 15 - Residential Construction Activity In Chikaming Township, 1979 - 1991 TIME PERIOD ' NEW CONSTRUCTION MAJOR RENOVATION 1979-1986 -(8 years) 99 52 1987-Present (4 years) 119 70 Source: Chikaming Township Transportation Chikaming Township has a well developed roadway system of Interstate and State Highways, primary and local roads and some private streets through lakeshore neighborhoods. According to the County Road Commission, the highways in the community do not as yet have volumes equal to their capacity. The roadway network in the Township is shown on the Community . Facilities Map. * = See Glossary. 37 �In addition to the roadway system, the following facilities are available to Township residents and businesses: Bus Lines: Truck Lines: Rail Lines: Ports: Nearest Airport: Greyhound (in St. Joseph); Indian Trails 42 available Amtrak; Conrail; C&O (no passenger stop closer than New Buffalo) St. Joseph River Harbor; New Buffalo Harbor (small craft only) Michiana Regional, serving United Express, American Eagle, Northwest, US Air (South Bend, 35 miles away) Summary Demographic data for Chikaming Township indicate that the population of the community has matured in the last 20 years. Decline in the proportion of the population from birth to middle age and conversion of dwelling units from year-round to seasonal use has resulted In an overall loss of permanent population in the last two decades. At the same time, the impact of seasonal residents and summer resort activity on the community has increased in recent years. Summer tourism growth and seasonal residence has many impacts on the Township, such as traffic impacts, demand for resort-oriented businesses, and demand for certain types of public facilities and services. The decline in population In Chikaming Township may be closely related to the economic picture. The lack of employment opportunities in the vicinity may be discouraging young adults and families from remaining in or locating in the community. However, while employment opportunities within the Township are limited, there are several larger employment centers within commuting distance of the Township. Recent surveys and conversations with residents, both permanent and seasonal, indicate that most choose to live in Chikaming Township because of the relaxed, rural atmosphere, lack of crowding and congestion and the opportunities for outdoor renewal and recreation. Many of those who are employed are willing to drive 20-30 miles to their places of employment - some even to Chicago - in order to maintain this "home base" quality of life. As increasing numbers of residents of large urban areas seek to escape the congestion, crime, air pollution and other problems of large cities, they may be drawn to the unique attributes of Chikaming Township. This poses the challenge of protecting and maintaining the characteristics of the Township that make it an attractive place to live. New growth must be channeled to locations and with design features that are compatible with and maintain the natural features which define the Township's character. On the other hand, it seems only fair that many young people, raised in Chikaming Township, should have a chance to find employment here (or nearby) if they choose. Therefore, a policy to attract or create jobs in the area should also be instituted. These two quite different policies are not necessarily mutually exclusive, but careful planning for future land use is essential to accommodate them. *=See Glossary. 38 �CHAPTERV COMMUNITY FACILITIES AND TRANSPORTATION The local facilities and roadway system available to the residents of Chikaming Township are described below and shown on the Community Facilities and Transportation Map, located In the Appendix. Recreation Facll ltles Chikaming Township has a number of recreation facilities, both public and privately owned. The following list is taken from the Chikaming Township Park Plan, 1992-1996. Public Harbert Community Park (picnic facilities, softball diamond) Cherry Beach Townline Beach McKinley Beach Miller Beach Lakeview Beach Pier Street Beach Harbert Beach Red Arrow/Youngren Park Red Arrow/Lakeside Park Warren Woods Park (picnic facilities) Robinson Preserve Private Chikaming Country Club Camp Hazelhurst/Prairie Club Bob-A-Ron Campground Schools The River Valley School District system has two schools located in the township, one offering classes for kindergarten through fifth grades, and the second with seventh through twelfth grades. Sixth graders are bussed to the school in New Troy, which is in Weesaw Township, to the east. The high school facility also houses the school district administrative offices. During the school year, an extensive system of busing serves these three schools. There is also one private school in the township. The Trinity Lutheran School, located on Sawyer Road, is associated with the Trinity Lutheran Church, also on Sawyer Road. *=See Glossary. 39 �The public schools are principally financed through property ta,ces, a system increasingly under fire because of recent escalation of those ta,ces. Rising property valuations are a problem that, in the final analysis, can only be dealt with at the state level. Publlc Safety Services Chikaming Township offers three public safety services, police, fire and ambulance. Up until June 8, 1989 when the Public Safety Commission was formed, the three departments were under separate direction. The ambulance and the fire departments had their own individual governing boards and the police were directed by the chief. The Public Safety Commission was formed to bring about better understanding, better communications, and better co-operation between the respective safety service functions and, at the same time, provide these services at a reduced cost. The commission consists of seven members made up of the Police Chief, Fire Chief, Ambulance Coordinator, two Township Board members and two members from the public at large who are appointed by the Board on an annual basis. As an advisory commission they oversee the police, fire and ambulance policies, monitor recommended expenditures, assist in the preparation of annual budgets, recommend capital expenditures, recommend new and/or review existing safety policies, and prepare and maintain an emergency preparedness plan. They also establish and maintain qualification standards of departmental personnel for each safety unit. A committee of three commission members, two members at large and one board member, are responsible for a year end performance appraisal of the respective department heads. They then recommend to the township board, no later than February 28th of each year, specific merit increases, reappointments, changes, etc. The commission began meeting monthly in July of 1989. At their meetings each department head gives their reports and they discuss expenditures and courses of action to be recommended to the township board. The commission then gives a condensed version of this information to the township board at their monthly meeting. Police Department The Chikaming Township Police Force, consisting of one full-time officer and one part-time officer, was formed in June of 1961. Available statistics for the department start in 1974. At that time the department had one full-time and four part-time officers. It handled 739 complaints which included traffic. As the township grew, the work load took a tremendous jump during the late 80's and early 90's. By 1991 the work load had more then doubled with the department handling 1,503 complaints, including those for traffic accidents or violations. The department still consists of one full-time officer, but the part-time ranks have increased to 11 officers. Although the number of part-time officers has greatly increased, each officer is not · available to work as many hours as was the case in past years. Currently, the department is on duty day shifts during the week, and days and nights during the weekend. Also, during the summer months, the week day shifts have a night shift on some nights, depending upon budgets •=See Glossary. 40 �and manpower. The township is not covered 24 hours a day. If an arrest is made within the township causing the officer to go to St. Joseph to the county jail, the township Is left unpatrolled. During the summer, the department spends a great deal of effort in maintaining order on the many township beaches. In an effort to deal with this problem, the Chikaming Township Park Board, in the summer of 1992, contracted with an Independent security service to monitor and enforce regulations for the road-end beaches with back-up from Chikaming Township police. As a result, a great improvement in trash removal as well as personal behavior at the beaches has been noted. Elsewhere, however, demand for police Intervention has by no means abated. Without the assistance of the Michigan State Police and the Berrien County Sheriffs Department, it would be Impossible for the township police to properly serve the residents of the township. At the current level of staffing, the department is overrun with the work load, not to mention the mountainous paper work that accompanies the department's activities. To provide the township with complete police service, it is estimated that they will need four fulltime officers and a limited staff of part-time officers. This would still be relying on the Michigan State Police and the Berrien County Sheriffs Departments for assistance in many cases. Without their assistance and the assistance from other area departments, the township could not give complete service to the township residents. Four full-time officers are estimated to cost $150,000 at 1992 prices. Fire Department The Chikaming Township Fire Department currently consists of three stations. Station #1 in Lakeside was established in 1928, followed by Station #2 in Sawyer in 1929. Station #3 in Riverside was formed in 1961. The Fire Department in 1992 consists of 30 individuals, one Fire Chief, Three Battalion Chiefs and three Captains, one for each station, and 23 volunteer fire fighters. Their equipment consists of three engines, two tankers and two brush fire vehicles. Their budget for the year is $150,000. To meet the future fire service needs, the department foresees the combining of all the fire stations at a central location. The department would also like to see the ambulance service housed at this same, as yet undetermined, location. The department would need a full-time Fire Chief, an administrator and on-call fire fighters like the ambulance has paid on-call personnel. This future station would have two engines, one tanker and a minipumper to be used to put out brush fires and as a rescue vehicle that would be equipped with a Jaws of Life and water rescue gear. The future budget is estimated at $200,000 at 1992 prices. Another very important part of the current and future department is training. With so much manpower needed to provide this service properly, on the job survival knowledge is needed so that fire fighters can do their jobs safely and professionally. * = See Glossary. 41 �Ambulance Service The Chikaming Township Emergency Vehicle Association was formed in 1968 by members of the community who were dissatisfied with the response times of the ambulances that serviced this area from Benton Harbor. In 1969 they funded the purchasing of their first ambulance, affectionately called the "Red Cadillac", by selling $10 subscriptions. Originally, the service was manned by all volunteers that lived in the township and were trained in Advanced First Aid, who were dispatched by telephone by the Michigan State Police Post in New Buffalo. There was no requirement for any licensing of personnel by the state. In 1975 they held a fundraiser to get $19,000 for a new ambulance and equipment. At that time, the ambulance crew consisted of 28 volunteers, who provided the community with 24 hour service. In 1979, the State of Michigan made it mandatory that every ambulance must have on board a state-licensed Emergency Medical Technician (EMT) in the patient compartment during transport. This rule put a heavy financial burden on the totally volunteer service, membership dropped, and they were forced to ask the township for assistance in order to survive. In August of 1979, the voters approved a one mill property tax levy to provide the funds to operate the ambulance and keep its members properly trained and licensed. With the millage, residents are provided with the service at no charge to them or to their insurance. In 1992, the service has one ambulance that is staffed with two members on call at all times. The service is licensed as a BLS (Basic Life Support) unit. All personnel are licensed by the Michigan Department of Public Health. The ambulance has two full-time employees and 18 (10 EMT's and 8 Medical First Responders) part-time paid employees. Annually they transport approximately 250 injured or ill patients to several local hospitals under the direction and guidelines of Berrien County Medical Control based at Mercy-Memorial Medical Center in St. Joseph. Aiso, Advanced Life Support is provided through mutual aid when needed. Approximately 10 to 15% of the patients transported require ALS. This paramedic charge is paid out of the ambulance fund and residents are not charged for this extra service In the near future, the ambulance needs to be looking toward providing one person on station at all times In order to respond immediately to emergency calls. The second member of the crew can respond from home directly to the scene. In order to do this, they would need an ambulance station that is centrally located within the Township. The cost of this building would depend on how many township departments would be included. As for the cost of a manned station, labor laws in 1992 require a minimum wage, so approximately $40,000 per year would be required. Eventually a full-time paramedic service will be needed, which at 1992 prices would cost between $250,000 and $300,000 per year. The necessity of this added service depends on the growth of the township and the amount of EMS activity generated. Future Needs and Options There are two main factors that govern the future needs of the safety services in the township, growth in population of the township and State mandates for equipment, training, procedures, and licensing. One very expensive element that came to the forefront in 1992 and affects all three *=See Glossary. 42 �services is the rising cost of prevention of contact with persons with an array of diseases and the government regulations with regards to these preventive measures. Looking forward to the year 2012, it is difficult to foresee the technological and medical advances that will be made in providing these services. However, it is safe to assume that these advancements will be expensive and that they may become mandatory equipment and practices In the future. With this understanding, there seem to be two options for the township. The first would be to house all three services in one centrally located building. These services could be overseen by a Public Safety Officer or Administrator, who would coordinate services with the Fire Chief, Ambulance Director, and Police Chief. Financially, the township board has made a move in this direction in 1992 by asking the voters to approve a 1.5 mill property tax levy to fund all three services, instead of renewing the one mill levy that funded the ambulance service only. If costs become too prohibitive, the township could consider an intergovernmental organization that would provide these services to the people in participating area municipalities, i.e., something similar to the Galien River Sanitary District for sewer services. Agreed, the response time would not be as quick, but this would be better than relying on county services possibly located in the St. Joseph/Benton Harbor area. Since this option has not become a necessity, it has not yet been investigated. Publlc Utllltles Public utilities, including water and sewer facilities, are generally available in the residential areas west of Red Arrow Highway and in the more developed neighborhoods between Red Arrow and 1-94. One section along Three Oaks Road is served by water only at this time. The Community Facilities and Transportation Map shows the approximate service areas for the public utility system. It may generally be assumed that these areas have been designed to extend beyond the current limits, providing that adequate water pressure is available. In 1988, the township developed a water system report which addressed the community's current and future utility needs. That report offered three (3) areas of future expansion: 1) Within the current service area; 2) Outside of the current service area; and 3) In the areas of Union Pier and New Buffalo Township. Recently, the system has seen the greatest expansion east of Red Arrow Highway. The most likely future expansion will also occur in this area. The plan to extend municipal water to some nearby rural areas in order to complete loops and thus make the entire water system more stable is under discussion. Funding for that plan, whether public or private, remains a limiting factor. For the purposes of this Plan, areas currently served will be considered as more suited for development than those not served. River Valley Senior Center River Valley is one of six senior centers in Berrien County and provides services to the southwesternmost portion of the county, that is, Bridgman, Sawyer, New Troy, Harbert, Lakeside, * = See Glossary. 43 �Union Pier, New Buffalo, Three Oaks, and Galien, an area several times the size of Chikaming Township. Seniors for their purposes are persons 60 years and older. The Center is located on the southeast side of the Red Arrow Highway about midway between Harbert and Sawyer. The facility Includes a reception area, a couple of offices, a library, a large dining area, and a kitchen. In the basement is one large room where they have pot luck dinners and various other activities such as exercise classes. There is a new garage building that houses their three vans. The Center provides several services for seniors. One of the most important of these is undoubtedly nutrition. In April 1992, the Center served 683 noon meals (30 - 35 a day). In addition, 383 hot meals and 85 cold meals were delivered to other seniors in their homes (within a ten-mile radius). The meals provided to home-bound seniors are delivered in the Center's own vans. All these meals are prepared at Mercy-Memorial Hospital in $t. Joseph and delivered hot to the Center. Funding for the meals program comes from Senior Nutrition Services, a state organization. Among the other services offered by the Center are blood pressure monitoring, massage, and foot clinics, as well as exercise classes. There are also classes for arts and crafts, creative writing, and literature appreciation. Occasionally, trips to Chicago for museums and shopping are organized. Probably the most vital function of the Center is social, to combat loneliness. At the present time, 90 percent of the financial support for the Center's operation comes from the millage. A portion of the remainder comes from charities, and there are also some grants for transportation and staffing. Transportation Countywlde Berrien County is easily accessible by road, air travel and railroad. Interstate 94 provides a convenient route to both Detroit (180 miles) and Chicago (90 miles). Interstate 196 puts most of the Grand Rapids metropolitan area within 80 miles. South Bend is half that distance to the southeast via U.S. 12. Interstates 80 and 90 are located to the south of the county, providing avenues to distant regions of the U.S., both east and west. The county is served by the CSX system, Conrail and Amtrak, with depots in Niles, Benton Harbor-St. Joe, and New Buffalo. Regularly scheduled flights carry freight and passengers to Chicago daily from St. Joe-Benton Harbor. The airport in South Bend, which is about a forty minute drive from Chikaming, provides a greater selection of destinations. A commercial port in St. Joe receives Great Lakes vessels from all over. * = See Glossary. 44 �Local A well developed system of local roads transports people and goods within the township. If one excludes 1-94, which is primarily for long-range transport, the main traffic artery across Chikaming Township is the Red Arrow Highway which parallels the Lake Michigan shoreline at a varying distance inland. Sawyer Road and Warren Woods Road provide primary access east and west In the township and Three Oaks and Lakeside Roads provide north/south access. In addition to the primary corridors, an extensive system of local roads connects the lakeshore neighborhoods with local commercial stops. In addition to the roadway system, the following facilities are available to Township residents and businesses: Bus Lines: Truck Lines: Greyhound; Indian Trails 42 available There is increasing need for transportation for seniors. There is a service, Berrien Bus out of Berrien Springs, which is a "Dial-A-Ride·" operation, but it is county-wide and involves interminable waiting. In effect, there is no local public transportation. The River Valley Senior Center has three vans (up to seven passengers) which operate throughout the day beginning at 8:00 a.m. delivering clients to and from the Center. During the afternoon hours, one bus is designated to carry seniors on errands such as to doctor appointments. There is no dearth of volunteer drivers for the buses. One van is replaced each year but now and then repairs must be made, and then the overall operation is thrown into disarray. The community is in great need of a special van for the handicapped, though it need not necessarily be dedicated to the Senior Center. * = See Glossary. 45 �CHAPTER VI NATURAL FEATURES Natural features provide an essential element which both enhance and protect the quality of life in Chikaming Township. One of the primary Goals which the community has identified in this plan relates to the protection and preservation of the township's natural features. That Goal states (in part): "Open spaces·, woods, poorly drained lands, river lands, dunes, beaches, and other valuable natural resources, Including wildlife habitat, shall be maintained and protected, either privately or publicly, for future generations." Planners are constantly faced with decisions which require balancing the protection of natural features with the need for economic viability. The best approach to these situations may be compromise. By altering the site plan slightly, or by suggesting which trees most need to be spared, the planners can help both the applicant and the residents without making impossible decisions for or against the environment. This section of the Plan is intended to identify those areas of the township which may contain natural features which may be sensitive to development. It will also explain why certain natural features are important and what constraints they may place on proposed projects. The Planning Commission may consider adopting policies related to decision making in environmentally sensitive· areas. In some areas where the conditions are sensitive to a degree that any development may be detrimental, the township may want to consider conservation easements· or other land protection strategies. At the end of this section, a brief overview of protection and conservation options available to local communities is included. The Natural Features Map, found in the Appendix, identifies the locations of many of the environmentally sensitive· areas in the township. General Resource Value Some of the general benefits of protecting and conserving natural features include: • • • • • • • • * Pure supplies of municipal water. Water supplies for homes not served by municipal systems. Wildlife habitat. Groundwater· recharge and purification, flood control, pollution protection and the support of unique plant and animal life. Recreation opportunities that include hunting, fishing, snowmobiling, skiing, skating, swimming, sledding, hiking, nature study, photography and related pursuits. Aesthetics (views, serenity, rural nature, etc.). Educational opportunities (natural history, biology, geology, ecology, etc.). Economic opportunities in farming, forestry and tourism. = See Glossary. 46 �Impacts on Development Environmentally sensitive' natural features can either enhance or restrict development projects, depending on the type and severity of the feature. For example, a wooded hillside may provide a view which, initially, makes development seem very appealing. There may, however, be additional costs, both financial and environmental. Necessary erosion mitigation measures and hillside stabilization during and after construction can increase development costs dramatically. A community cost could be the destruction or disruption of a hillside view. The following description of natural features will help establish the character of the natural environment and set the basis for the analysis of suitable future land uses. This analysis will help evaluate the vacant land within the township, determine the potential constraints to development which the environment presents, and help determine ways in which these features can be Integrated into future conservation and development proposals. Topography Topographic variation within Chikaming Township ranges from 600 feet to almost 700 feet above sea level. The steepest slopes are generally located along the banks of the Galien River Valley and along the northern part of the Lake Michigan shore where major coastal sand dunes occur. The flattest areas lie in the center of the Township along U.S. 94. Resource Value Steep slopes and rolling hillsides, unlike groundwater, are not a renewable resource, nor do they have clearly defined public benefits like wetlands or woodlands. Topography is a geological feature which exists in a balance with vegetation, precipitation and wind. The maintenance of this balance helps prevent non-point source pollution of water resources while preserving a distinctive feature of the local landscape. The bluffs and dunes along Lake Michigan are good examples, as well as ravines elsewhere in the Township. Impacts on Development Elevational changes can often be restrictive to development unless severe site modifications are made to accommodate drainage, traffic circulation, erosion control and grading. Level or gently sloping sites are usually preferred for cropland, subdivisions, industrial sites and commercial buildings. Hilly sites are often preferred for less dense residential development and recreational land uses. Development in areas of steep slopes may result in higher construction costs since these slopes usually require grading or erosion control measures.The barrier dunes' along the Lake Michigan shore, in particular, require protection of their vegetative cover on the side facing the Lake, which is exposed to storm winds. Loss of that cover can strip sand off the dune front and deposit it on · the back, causing the dune to migrate inland and producing a blowout. This need for dune conservation and stability frequently stands in direct opposition to the perceived scenic desirability of such sites for residential development. *=See Glossary. 47 �Rolling topography may also enhance development by increasing property values and serving as a buffer from nearby uses. For example, a project with a number of different, conflicting uses could be developed using topography as buffers between uses. By limiting hillside construction to the sides of slopes and to folds in the landscape, development will be less intrusive on the views and character of the area. Consideration should be given to the preservation of views, by restricting building height and controlling placement of structures. The need to protect the dunes along the northern half of Chikaming's Lake Michigan shore is well recognized, and as a result they are subject to regulation by the State's Critical Dune Act. However, the bluffs and clay banks further to the south appear to have suffered greater regression during the high water period of 1986. Both areas need adequate setbacks to preserve scenic views and a viable life span for any man-made structure. Surface Water Resource Value The township's surface waters contribute to a viable recreational economy, Including fishing, boating, and swimming. Land fronting on water is in great demand for building sites. In addition to these aesthetic values, clean, protected surface waters are critical to human health and safety. Additional benefits provided by lakes and streams include: • • • • • Potential municipal water supply source Irrigation supply Drainage and flood control Water purifying and groundwater· recharge Plant and wildlife habitat Impacts on Development One of the greatest threats to surface water is non-point source pollution. Rather than occurring from one major source, like a sewage treatment plant or industrial use, non-point source pollution results from rainfall or snowmelt moving over and through the ground. As this runoff moves, it picks up and carries away natural and man-made pollutants, finally depositing them in lakes, rivers, wetlands, coastal waters and groundwater·. In Michigan, the greatest causes of non-point source contamination are agricultural practices, lawn chemicals and soil erosion. Non-point source pollution can be mitigated through the modification of a variety of activities, especially those related to farming and land development. Since eroded land requires extra fertilizer and energy to be productive, this adds significantly to the non-point source problem which, over time, can degrade surface water. Soil erosion control measures and conscientious agricultural practices can do much to eliminate non-point source contamination. Other effective protection measures include the use of stormwater retention, where possible, to promote filtration, and the reduction of hard surface areas to reduce rate and volume of run-off. * = See Glossary. 48 �Some of the major sources of surface water contamination, especially non-point source, are presented in the following paragraphs along with brief descriptions of proper control measures: Urban Development • Litter, pet wastes, leaves, and debris accumulate in street gutters and storm drains--these normally drain directly to lakes, streams, and rivers. • Lawn and garden chemicals need to be applied sparingly and according to directions. • Used oil, antifreeze, paints, and other household chemicals should be dlspo_ sed of properly, not in storm sewers or sanitary sewers. • Spilled brake fluid, oil, grease, and antifreeze should not be hosed into the street where they can eventually reach local streams and lakes. • Soils prone to erosion may be controlled by planting ground cover and /or using other methods to stabilize the soils. Agriculture • Drinking water should be protected by using smaller quantities of pesticides and soil nutrients. • Soil erosion can be reduced by using conservation tillage. • Livestock grazing areas should not be located over groundwater recharge areas, or in close proximity to rivers and streams. • · Unused pesticides, containers, and disinfected tank rinse water should be disposed of in an approved manner. Poorly Drained Lands "Poorly drained lands" is the collective term which categorizes marshes, swamps, bogs, and similar areas that are often found between open water and upland land. Although cumbersome, this term is preferable in this Master Plan to "wetland", which has entered into the law and is a subject of controversy between conservationists and developers. Wet areas are found in Chikaming Township in sections 15, 21, 22 and 29, and in scattered areas along the Galien River and in bog areas behind the dunes. Poorly drained lands within Chikaming Township were identified by using USGS Topographic Maps, the Berrien County Soil Survey, and the Michigan Resource Information System (MIRIS}, Division of Land Resource Programs, Department of Natural Resources (data compiled from 1978 aerial photography). Their distribution was further refined by the National Wetlands Inventory (draft 1989) produced by the Fish and Wildlife Service of the U.S. Department of the Interior. •=See Glossary. 49 �In the past, poorly drained lands were often regarded as wastelands--sources of mosquitoes, flies, and unpleasant odors. Most people felt that they were places to be avoided, or better yet, eliminated. This negative view, combined with the demand for more developable land, has resulted in the destruction of some of the township's poorly drained lands. These areas have been drained and converted to farmland, or filled for housing developments or industrial facilities. Similar practices continue throughout the state. Of the estimated 11 million acres of wetlands that stood in Michigan 150 years ago, 3 million acres remain. Only one-fourth of the original 400,000 acres of coastal wetlands now remain along Michigan shores. Since there Is little historical data on wetland identification, it is not possible to estimate the total loss of wetlands within Chikaming Township. Resource Value Because they occur where the dry land meets the water, poorly drained lands play a critical role in the management of the township's water-based resources. Acre for acre, wetlands produce more wildlife and plants than any other Michigan habitat type. Michigan boasts about 2,300 native plant species; 50 percent of these are wetland species and over 25 percent of the wetland species are threatened or endangered. Other benefits of poorly drained lands include the following: • Reduce flooding by absorbing runoff from rain and melting snow and slowly releasing excess water into rivers and lakes. (A one-acre swamp, when flooded to a depth of one foot, contains 325,851 gallons of water.) • Filter pollutants from surface runoff, trapping fertilizers, pesticides, sediments, and other potential contaminants and helps to break them down into less harmful substances, improving water clarity and quality. • Help recharge groundwater· supplies when connected to underground aquifers. • Contribute to natural nutrient and water cycles, and produce vital atmospheric gases, including oxygen. • Provide commercial and recreational value to the economy, by producing plants, game birds (ducks, geese) and fur-bearing mammals. Survival of many varieties of fish are directly connected to poorly drained lands, requiring shallow water areas for breeding, feeding and escape from predators. • When poorly drained lands occur adjacent to the Great Lakes, inland lakes or streams, they serve as nutrient traps for the larger body of water. Impacts on Development In Michigan, the Goemaere-Anderson Wetland Protection Act (Act 203 of the Public Acts of 1979) provides for the statewide preservation, management, protection, and use of poorly drained lands of an area at least five acres in size or contiguous with the Great Lakes. The Act requires a permit from the Department of Natural Resources (DNA) for activities such as filling, dredging, * = See Glossary. 50 �and draining; provides a plan for the preservation, management, protection, and use of poorly drained lands; and provides for rernedies and penalties. Local efforts may also be undertaken to protect the remaining areas of this valuable resource due to the benefits poorly drained lands provide and in light of the requirements of P.A. 203 of 1979. Chikaming Township may choose to draft an ordinance which will protect local poorly drained lands which are not protected by the state. This Ordinance could: 1) require site plan review and notification of appropriate state, local and federal agencies, 2) determine areas to be protected, and 3) provide reference information available from the Berrien County Soil Survey, U.S. Fish and Wildlife Division maps and the MDNR MIRIS Inventory. The state wetland laws and local wetland zoning are the basis of a protection program for poorly drained lands. Development of poorly drained or boggy areas should be allowed if minimum lot size is increased beyond the standard for single family residential areas so as to preserve the character of the area between buildings. To be more effective, however, these regulations should be coordinated with non-regulatory techniques. Four such techniques are discussed later in this section. Floodplains Floodplains are relatively flat stream valley floors which are periodically overrun by the stream at high water after heavy rainfall within the stream's watershed area. In Chikaming Township, floodplain areas are bordered by short, steep erosion slopes. Floodplains within Chikaming Township have been determined by the Federal Emergency Management Agency (FEMA) and· are located along the Galien River and in a Lake Michigan tributary near the Birchwood neighborhood. A 100-year floodplain is an area within which there is a one percent chance of a flood occurring within any year. FEMA identifies floodplains to determine eligibility for the National - flood Insurance Program. Resource Value Floodplain areas are protected because they serve as water recharge areas and natural water storage basins during periods of heavy rains or snow thaws. If this water were not collected in this way, the likelihood of water damage to homes and businesses would increase greatly. The Galien River Floodplain also provides habitat for a wide variety of plant and animal life. At certain times during the year, the river is open to fishing. Impacts on Development Development in the 100-year floodplain is regulated by the State, and, in communities which participate in the Federal Flood Insurance Program, by local regulations. Development In the floodplain must be designed so as not to impede flood waters and increase the risk of flood · damage upstream. Habitable structures must have the lowest floor level located above flood height. *=See Glossary. 51 �Sand Dunes Legislative efforts have been made to assure an adequate balance between preservation and development of these environmentally sensitive· areas. In 1976, the Michigan Legislature passed the Sand Dune Protection and Management Act, PA 222, which focused primarily on mining of sand dunes. On July 5, 1989, two amendments to PA 222, were passed into law, PA 146 and PA 147. These amendments were adopted to minimize the negative impacts of development on Michigan's "critical dune areas·." They provide a strict regulatory procedure and zoning standards for new structures within identified critical dune areas·. The amendatory acts will be automatically repealed on June 15, 1995, under sunset clause provisions, unless extended by the Legislature prior to that time. Resource Value The dunes along Lake Michigan from northern Indiana to the northern part of Michigan's lower peninsula form the longest stretch of fresh water dunes in the world. They were formed following retreat of the great continental glaciers when the Great Lakes were at higher levels than today. In some cases, these barrier dunes· rise more than 100 feet above the current lake level and are usually forested. In front of the barrier dunes· lie the foredunes-, which are usually grass covered, lower and more ephemeral, building up only after periods of high water level. In addition to their scenic values, dunes serve as a natural barrier to water and wind storm damage. However, the lakefront setting of the dunes has made dune areas highly desirable sites for residential development. Impacts on Development Both the barrier and foredunes· are fragile structures which should be protected from unwise development so as to preserve their configuration and appearance, unique environment and aesthetic qualities. Public Act 222 of 1976, as amended, gives municipalities the option to adopt a dune protection ordinance in accordance with the standards set forth in the law. Communities must pay special attention to setback requirements, including a provision that setbacks be established at least 100 feet from the crest of the dune. The MDNR will approve projects located closer than 100 feet from the dune if proof can be shown that the dune will not be destabilized as a result. In addition, structures cannot be constructed in areas with between 18-25% slope unless in accordance with plans prepared by a registered architect or professional engineer and the plans provide for the disposal of storm waters without sedimentation to any stream or other body of water. Construction on slopes exceeding 25% is prohibited without a variance. Other uses prohibited in the critical dune area· include: • A use Involving a contour change which Is likely to Increase erosion, decrease stability, or is more extensive than necessary for that use. • A use that is not in the public interest. The legislation notes that local units of government shall consider the availability of a feasible and prudent alternative location or method, and the impact that is expected to occur to the critical dune area·. *=See Glossary. 52 �The MDNR has developed a guidebook titled, "Local Zoning to Protect Michigan's Critical Sand Dune Areas," which serves to clarify the law for homeowners and provides examples of sensitive dune development. Local authorities can enact more restrictive requirements by ordinance if they so desire, subject to DNA review and approval of the local ordinance as meeting minimum State standards. Chikaming Township could opt to implement this new legislation itself by reviewing development proposals in critical dune areas· and by drafting its own sand dune ordinance. Until now this has not been done, because the Township doubts It has the resources, particularly expertise, to administer such an ordinance. At the very least, however, the provisions of the Chikaming Zoning Ordinance (Ordinance Number 44, as amended}, ought to be reviewed to see how it might be changed to regulate the Critical Dune Area in order to prevent unwise practices which might be detrimental to the community at large. Woodlands While regulations have been developed to protect certain critical environmental areas, woodlands have been relatively ignored, even though their benefits to the public as buffers and moderators of flooding, erosion, and noise and air pollution are important to the township's quality of life. Specific benefits of woodlands include: • A varied and rich environment for many kinds of plants and animals. The different forest layers, which include tree tops, branches, trunks, shrubs, and plants on the forest floor provide breeding, feeding, and refuge areas for many species of Insects, birds, and mammals. The environmental diversity of woodland is an Important resource for wildlife conservation and environmental health and affords a critical diversity for outdoor recreation activities. • Woodlands are important protective features for watersheds and soils. Forest vegetation moderates the effects of winds and storms, stabilizes and enriches the soil, and slows runoff from precipitation, thereby allowing it to be filtered by the forest floor as it *=See Glossary. 53 �permeates into groundwater· reserves. By decreasing runoff velocity and increasing groundwater· infiltration, woodlands also help to regulate flooding. • Woodlands are buffers to the sights and sounds of civilization. Woodlands mute the noise from freeways and factories, as well as absorb air pollutants. • Woodlands are moderators of climate. The mlcroclimate of a forest, created in part by the shade of the trees and the transpiration of water from the leaves, keeps surrounding air at an even temperature. Forest temperatures are generally cooler in the day and warmer at night than the more widely fluctuating temperatures of unforested areas. Woodlands that are adjacent or interspersed among suburban and urban areas act as natural air conditioners. Impacts on Development The possible results of poorly planned development of woodlands are increased erosion and siltation, lessening of water quality, loss of landscape diversity, increased dangers from flooding, and decreased land values. Cutting the forest also changes the surrounding ecology of wildlife and associated herbs and shrubs. Furthermore, loss of individual trees and of woodlands constitutes a deterioration of the aesthetic quality that has attracted many Chikaming residents to the township in the first place. Trees within the public domain, such as those growing on city streets or in parks, forest preserves or on State and Federal lands, are generally managed. Of more concern are the woodlands which exist on private land. Some of these lands are large enough to support commercial forestry, while others are small stands threatened by encroaching commercial, agricultural, or residential development. Rather than developing detailed ordinances relating to the preservation of trees and woodlands, which would be burdensome, if not impossible, to administer, it is suggested that Chikaming adopt a policy to encourage maintaining as many trees and woodlands as possible and making the impact upon trees and forest cover a specific consideration for every site plan and development. Groundwater· Although groundwater· (water beneath the land surface) is not of a nature that lends itself to mapping, it is a natural resource that should be considered in land use decisions. Michigan has long been known as the Great Lake State. The abundance of surface water is widely appreciated and national efforts have been undertaken to protect this resource. With all of the available surface water, 97% of the world's freshwater is still available only as groundwater*. Lakes, rivers and streams- provide only 1-1/2% of fresh water resources. The remaining one and one-half percent is found as water vapor in the atmosphere and as soil moisture. Resource Value Almost one-half of the state's population, and much of Chikaming Township relies upon groundwater· as the source of drinking water. Despite this dependence, there is little public understanding of the nature and importance of groundwater·. One widely held misconception is that groundwater· flows in huge underground lakes and rivers. Another is that groundwater· travels * = See Glossary. 54 �very rapidly or that it's direction follows the earth's contours. Of all of the common misconceptions, perhaps the most dangerous ones are that groundwater· is adequately protected by the earth's surface and that land use activities have little impact on this resource . In reality, groundwater· quality is almost wholly dependent on man's activities. Impacts on Development Like most other natural resources, groundwater· is more vulnerable in some areas than others. In the case of groundwater· supplies, this vulnerability is determined by three main factors: soils, depth to the aquifer and general aquifer condition and type. Sandy soils offer considerably less protection than heavier clay soils. Confined aquifers are safer than unconfined ones. Through a better understanding of the nature of groundwater°, more effective protection measures are possible. In areas that offer little natural protection, or where the protection level is unknown, special consideration should be given to the types and densities of land uses which are permitted. Businesses such as drycleaners, photographers and hair salons are examples of potentially hazardous land uses due to the types of chemicals which are routinely used. If these businesses operate on individual well and septic service, the chance of groundwater• contamination, through an accidental spill or mishandling, is especially high. Chikaming Township currently has no sites on the Michigan Department of Natural Resources Environmental Priority "307" List. Four sites are located in townships adjacent to Chikaming. A list of the sites, all of which are known to affect groundwater·, follows. New Buffalo Three Oaks New Buffalo New Buffalo Plastic Masters Forest Lawn Landfill Hildy's Amoco Professional Driver's Institute Surface Discharge Landfill Underground Tank Underground Tank Some businesses which are generally thought to be environmentally sound, like golf courses (including miniature golf) and country clubs, are actually quite threatening because of the large amount of lawn chemicals which are routinely used. The direct application of these chemicals to the ground presents an uninterrupted opportunity for groundwater· contamination. In addition to carefully considering the types of land uses which are to be allowed, the following list offers other local protection measures: • Add a standard to the site plan review section of the Zoning Ordinance which requires new businesses storing hazardous materials, waste, fuels, salt or chemicals to be designed to prevent spills and discharges of polluting materials to the surface of the ground, groundwater*, lakes, streams or poorly drained lands. • Obtain information about hazardous substances to be used, stored and generated at the time of site plan review. Business owners should satisfactorily respond to questions · concerning floor drain outlets, content and storage of 50 gallon drums, and disposal procedures for any chemicals used. * = See Glossary. 55 �• Regulations requiring spill prevention and secondary containment of hazardous substances should be required at new business sites which may be of such a size that exempts them from state regulation. • New businesses should be required to obtain a Pollution Incident Prevention Plan (PIPP) from the Michigan Department of Natural Resources. PIPP Plan submittal should be a precondition for site plan approval. • Municipal facilities should meet environmental standards. Key requirements might include: emergency procedures and secondary containment for the storage of hazardous substances. • Township officials and staff should assist in identifying potential groundwater· contamination incidents, especially at business sites. Any potential problems should be reported to the Michigan Department of Natural Resources. If discovered at an early point, widespread and severe contamination can be avoided. Groundwater· protection is a true example of "an ounce of prevention being worth a pound of cure." Low-cost contamination prevention measures can help protect against a spill or leak which could ultimately cost a community millions of dollars to remedy or, in some cases, totally destroy the primary water supply. Natural Features Protection Options Local communities have several options available for protecting natural features and open spaces·. A brief description of some of these options are presented below. Land Donation - The most direct and efficient method of protection for sensitive land is through a land donation to a private foundation or government agency. A donor's gift of land is tax deductible if it is made to a statewide or local land trust*, governmental entity, or any other nonprofit, charitable organization under Section 501 (c)(3) of the Internal Revenue Code. Each donation has different tax advantages for individuals. Real property taxes, gift taxes, or income taxes, are affected differently in each situation. Landowners considering a donation of land may wish to consult with a tax attorney or accountant to analyze the benefits of their particular situation. Conservation Easements· - Conservation easements· can be used to transfer certain rights and privileges concerning the use of land or a body of water to a non-profit organization, governmental body, or other legal entity without transferring title to the land. In Michigan, Public Act No. 197 of 1980, the Conservation and Historic Preservation Easement Act, (M.C.L.A. 339.251 et. seq.) authorizes the creation of voluntary conservation easements·. A conservation easement* under Act 197 can provide limitations on the use of, or prohibit certain acts on, a parcel of land or body of water. The interest can be in the form of a restriction, easement, covenant, or a condition contained in either a deed, will or other instrument. The easement should require that the land or body of water be retained or maintained in its natural, *=See Glossary. 56 �scenic, or open condition, or in a specific, non-intensive use such as agriculture, open space', or forest land. The easement is enforceable against the property owner even if the party seeking enforcement was not a party to the original conveyance or contract. The easement is considered a conveyance of real property and must be recorded with the register of deeds In the township to be effective against a subsequent purchaser of the property who had no notice of the easement. As with land donations, the granting of a conservation easement' may have tax Implications. Again, persons considering granting a conservation easement' should contact an attorney or accountant for an analysis of possible tax benefits, as well as their local government for information about zoning, etc. One type of easement authorized under the Farmland and Open Space' Preservation Act, P.A. 116 of 1974, offers tax reductions for landowners who agree not to develop open space' land. This Act enables a landowner to enter into a development rights easement (for open space') with the state. These agreements or easements are designed to ensure that the land remains in a particular open space' related use or uses for an agreed upon period. In return for maintaining the land in a particular use, the land owner Is entitled to certain income or property tax benefits. Open space' land has been divided into two categories under the Act. The first category deals with historic, riverfront and shoreland areas. This type of land requires that the property be undeveloped and either historic in nature and recognized as such by appropriate federal or state laws, front on a river designated under Act 231, the Natural Rivers Act of 1970, or be designated as an environmental area under Act 245, the Shorelands Protection and Management Act of 1970. The second category of open space' land Is more general in definition and includes lands which conserve natural or scenic resources, enhance recreational opportunities, promote the conservation of soils, poorly drained lands and beaches, or preserve historic sites and idle potential farmland of not less than 40 acres. The designation of this particular type of open space' is primarily the responsibility of the local governing body and the interpretation of qualified lands may vary from location to location, depending on local circumstances. Interested landowners must file an application with the township. Deed Restrictions - Clauses placed in deeds restricting the future use of land can prohibit uses or activities by the new owners that would destroy, damage, or modify natural features. The Conservation and Historic Preservation Easement Act (P.A. 197 of 1980) allows for deed restrictions along with easements. When land is donated, the donor may include a reversion clause that provides that if the land is not managed according to the restriction, the property must be returned to the original owner, his heirs or assigns, or to a third party, such as a non-profit land trust' or government body. Purchase of Property - Acquisition of property is a straightforward, permanent protection method. The purchaser should consider all the options, i.e., purchase of fee simple title, easements, and development rights, bargain sales, and other purchasing methods. A fee simple purchase provides the purchaser with more permanent control and protection. However, a less than fee • = See Glossary. 57 �simple purchase (such as purchase of an easement or development rights) also has advantages in being less costly, and, the original owner retains title and continues to pay taxes so the local community does not lose its tax base (although the overall market value on which the property is assessed may be reduced). The following is a list of several possible sources of funds for purchase of environmentallysensitive lands: • Michigan Natural Resources Trust Fund - This fund is a possible source of money to purchase choice recreational, scenic, and environmentally important land in Michigan. Application must be made to the fund for approval by April 1 of each year, and can be obtained from the MDNR Recreation Services Division. • Michigan Duck Stamp Program - Funds from sale of stamps and proceeds from the contest go to the purchase of poorly drained lands by the state. • Private Sources - Donations from private Individuals or corporations in the form of specific property or money. This would include fund raising efforts from local citizens, lake associations, and other community groups. • The Michigan Nature Conservancy, Michigan Nature Association, Ducks Unlimited, local land trusts", and sometimes local governments can all be potential funding sources. The Michigan Nature Conservancy maintains a list of local land trusts· and how they can be contacted. • Federal funding sources: Land and Water Conservation Fund - Funds are given to the state to buy open space· lands which may contain poorly drained lands or other unique, natural features. U.S. Fish and Wildlife Service grants under the Pittman-Robertson Act -Funds are given to the state for acquisition of wildlife areas and wildlife restoration. Funds are from a tax on ammunition and weapons. Dingell-Johnson monies to states to cover 75% of the cost of fish restoration and management projects. Coastal Zone Management Act - This Act provides funds for limited acquisition of estuarine sanctuaries and may be appropriate on the Great Lakes. •=See Glossary. 58 �CHAPTER VII EXISTING LAND USE Agricultural lands and other open space· dominate the use of land within Chikaming Township. Located within commuting distance from both Chicago and Benton Harbor/St. Joseph, the township draws a broad range of residents, from seasonal home owners to year-round residents. Among the aspects of the township that potential residents find attractive are the rural character, the variety of natural features and the proximity of the township to urbanized areas. The Existing Land Use Map (Appendix) shows the use of land in 1992, as determined through the use of field survey and resident input. Although this map does not present a precise depiction of all land uses within the township, it is valuable to indicate general development patterns. Agricultural Land identified on the Existing Land Use Map as agricultural has been determined to be actively farmed at the time of this Plan. This, along with Vacant land, is the most abundant land use in the township. Uses in this category are distributed throughout the township, although the largest contiguous areas are south and east of 1-94. Since farming remains a vital land use in some areas of the Township, active farmlands are also identified on the Natural Features Map, included in the Appendix. Vacant Vacant lands are also scattered throughout the Township, but the largest expanses occur in a diagonal pattern generally following 1-94. The amount of land which is vacant has played a significant role in the development of the character of the township. The large, open areas create a feeling of openness and provide a tranquil surrounding. As noted earlier, this rural character Is one of the major reasons that many of the current residents moved to the township, and continues to be a factor in attracting new residents. Birders of Berrien County have also designated parts of this open space· as "hot spots", i.e., favored locales for sighting open land bird species. The use of the frontage of large lots for single family homes in agricultural/vacant areas has created a number of vacant properties for which access is limited. These vacant parcels may be available for future development, but access may be complicated by the development along the road frontage. Residential This land use category includes all single family homes, duplexes, apartments and mobile homes·. Most of the existing residential land uses are found along the Lake Michigan shore, west of Red Arrow Highway. New construction has also occurred elsewhere in the township, mostly on large · lots along primary roadways. · Given that the shore areas possess some of the most sought-after properties for residential development, the township will likely continue to feel pressure for development in these sensitive *=See Glossary. 59 �areas. The township must work with property owners and developers to preserve these valuable resources. Commercial This category includes all retail establishments, restaurants, and private recreational facilities. Commercial land uses in Chikaming Township exist primarily along the Red Arrow Highway. Other small commercial uses are located in various parts of the township, including locations adjacent to 1-94 and at the intersection of Three Oaks and Warren Woods Roads. Commercial uses In Sawyer are generally directed toward both seasonal and year-round residents but, along Red Arrow Highway, shops and restaurants cater to seasonal residents and passing motorists. Industrial The township's Industrial land is limited to approximately seven (7) areas in the vicinity of Sawyer. The township zoning ordinance currently allows a number of uses in the industrial zone, including those businesses involving manufacturing, assembling, storage or processing. Special use provisions are generally applied to those uses which may be incompatible with neighboring uses. Publlc/Seml-Publ/c This land use includes public parks, municipal buildings, cemeteries and schools. These uses are scattered throughout the township but found primarily along the Red Arrow Highway. A detailed explanation of these facilities is provided in the Community Facilities portion of this Plan. Recreational This category describes those large parcels of township land which are either currently used for public recreation or, through zoning ordinance and local plans, dedicated to future recreational uses. The largest parcels are located in the southern portion of the township in or near the Galien River and are notable for poorly drained soils and floodplain. Those environmental constraints make these lands undesirable for many types of development, but well adapted to a variety of recreational uses. •=See Glossary. 60 �CHAPTER VIII FUTURE LAND USE POLICIES In order to facilitate the application of Master Plan Policies to specific areas, the Township has been divided into seven regions and four subregions. These areas are believed to have fairly uniform existing characteristics and future potential. Key among these characteristics are environmental qualities, past development patterns, and access to services. They are called "policy areas" because a different mix of policies Is applied within each of them In keeping with their differing character. In other words, the township-wide planning goals and objectives, enumerated earlier in this Master Plan, are made more specific for each of these policy areas, thus zeroing In on recommended future use of the land for each distinct area within the Township. What is suggested here is no great departure from the 1975 Chikaming Township Sketch Development Plan, its predecessor. This Master Plan takes account of what has happened in the meantime, attempts to anticipate needs twenty years into the future, and seeks to channel change in specific ways and areas so as to maintain and enhance the quality of life of Township residents. While reading what follows, please consult the Future Land Use Policy Areas Map, located in the Appendix . Polley Area No. 1: Lake Michigan Shoreland Character: This policy area extends along the entire frontage of Chikaming Township on Lake Michigan and reaches inland to the Red Arrow Corridor. The sandy beach is backed by sand dunes in the northern half of the area, while the southern half is backed by clay bluffs. At several places along the coast, small streams enter the lake. The ravines formed by these streams extend in many cases far inland and are usually wooded, contributing to the topographic diversity and charm of the Township. Most of the Lake Michigan Shoreland, including the dunes, has tree cover of varying density, and much of it is already developed with single family residences. Probably two-thirds of Chikaming's permanent population is concentrated in the Lake Michigan Shoreland, and this policy area also accommodates most of Chikaming's seasonal residents. Further infilling' with new permanent and seasonal housing continues. This policy area is all zoned for single family residential use. Pollcles: 1. Infilling' of new residences and renovation of old ones should be harmonious with the established character of the neighborhoods. 2. Preservation of structures and areas of historical significance should be supported and encouraged through individual and group action. 3. Scenic vistas· in dune areas and along Lakeshore Road should be preserved, enhanced, and extended if possible. *=See Glossary. 61 �4. Neighborhood parks should be provided and maintained in so far as the resources of the Township permit. 5. Provision for a variety of transportation, including walking and biking, should be promoted to keep down automotive traffic and enhance the ambiance of residential neighborhoods. 6. Commercial activity should continue to be prohibited within the policy area (with the possible exception of bed and breakfast establishments). 7. Design criteria should be developed to govern construction of new residences in sensitive environments' such as dune areas, ravine sites, and poorly drained or boggy land. 8. In any new residential developments, special attention should be given to adequate road access and off-street parking -- for both residents and guests. Policy Area No. 1a: Critical dune area· Character: The barrier dunes' are the "Alps" of Chikaming Township, providing great height and steep slopes as compared to the flat or gently undulating terrain of most of the Township. Almost without exception, the barrier dunes· are clothed with trees, some of considerable age. The last few vacant areas within Chikaming's barrier dunes' are much sought after as sites for new residences. At the foot of the barrier dunes· on the lake side, an accumulation of wind-blown sand is beginning to create foredunes' again following the devastating wave erosion of the recordbreaking high lake level of 1986. Policies: 1. The Chikaming Zoning Ordinance contains provisions regulating development along the shoreline (the so called High Risk Erosion Overlay) that pre-date the state's sand dune legislation. These provisions should be reviewed for applicability to the township. 2. No structures, other than steps and walkways, should be allowed in the foredune' area. The only exception would be structures, such as seawalls, groins, etc. to protect properties from wave erosion at times of high lake levels and only providing required approval is first obtained from state and federal authorities. Policy Area No. 2: Character: * Red Arrow Commercial Corridor This is a long, narrow corridor, in two sections, focused on the Red Arrow Highway. It roughly parallels the lake shore from northeast to southwest across the Township. A central sector of the Red Arrow Highway within Chikaming Township contains no commercial development whatever and therefore, as a = See Glossary. 62 �residential area, is included within the Lake Michigan Shoreland land use category. Even within the Red Arrow Commercial Corridor, commercial development is discontinuous, being scattered and interspersed with residences and vacant land. In the northern section, there are also some small industrial enterprises, churches and multiple-family dwellings. Many of the shops in the corridor cater to summer residents and tourists, offering antiques, collectibles, art, fresh produce and plants. Most of these establishments close down In the off season or are open weekends only. In many cases, parking is only available immediately adjacent to the highway pavement. This results In turning and parking maneuvers which produce congestion and a driving hazard on the highway during the summer months. Policies: 1. Commercial establishments should be encouraged to consolidate around the village centers of Union Pier, Lakeside, Harbert, and Sawyer Highlands. This is an important measure for passenger and pedestrian safety, and will improve the general appearance of the township. It also will create a business environment more conducive to business success, by placing retail uses in closer proximity to one another, thereby encouraging crosstraffic between stores and casual browsing by customers. 2. The rearrangement of commercial enterprises into compact neighborhood shopping centers should Incorporate attractive and efficient design, adequate off-street parking, shared access· to the Red Arrow Highway, and safe pedestrian access from nearby residential neighborhoods. 3. Light industrial land uses may be considered by special land use application. 4. Development of land in close proximity to the existing Senior Center should be encouraged for multi-family housing· for seniors. 5. Cooperation with New Buffalo Township should be sought to improve the Union Pier commercial center shared by the two townships. 6. The intersections of the Red Arrow Highway with Sawyer Road, Tower Hill Road, Holloway Drive and Three Oaks Road form a hazardous traffic complex that should be studied with a view to improving visibility and safety. 7. The narrow strip between the Red Arrow Highway and the railroad, extending from Youngren Road to Union Pier Road, should be maintained as a greenbelt* and zoned RE (Recreation). Polley Area No. 3: Character: Rural Fringe The area lying mainly between the Red Arrow Corridor and 1-94 is an attractive, broad, transition zone between the fairly densely populated land along the shore of Lake Michigan and the rural interior of the Township. Much of it is presently * = See Glossary. 63 �zoned Residential Rural Estate, requiring a substantial land area for each dwelling. This policy area, however, is not uniformly amenable to development for residential use. Within it are considerable tracts of poorly-drained or ravine land which are clearly unsuitable for such use. Adjacent areas may have prime agricultural land which is still farmed, and there are substantial tracts of forested land. With a few exceptions access to and within the area is by means of east-west secondary roads along section lines. Pollcles: 1. The attractive, semi-rural character of this area should be maintained by encouraging preservation of some, at least, of its wooded and open space· tracts, many of which are swampy. 2. Siting of dwellings should be reviewed in this policy area with the intent of allowing cluster developments· on a selective basis in areas suited for residential construction while leaving common open space· where residential construction Is not recommended; e.g. swampy and ravine areas. However, the density of any single or individual development as a whole should not exceed the density set forth in the current zoning ordinance, e.g. 1.5 acres per detached single family residence. 3. Consideration should be given to encouraging enlargement of the Robinson Nature Preserve into adjoining wooded land. Alternatively, conservation easements· or land trusts· might be considered for these neighboring wooded tracts. 4. The introduction of commercial or industrial land uses into this policy area should be prohibited. Polley Area No. 4: Sawyer Area Character: The focal point of this policy area is the unincorporated village of Sawyer, an early center of settlement in Chikaming. Sawyer is a transportation center where the railroad, 1-94, and Sawyer Road cross one another. This has attracted commercial and industrial activities to the Sawyer neighborhood, but the potential for increased employment in and around Sawyer is by no means fully realized. Exclusive of Downtown Sawyer and the Sawyer Industrial Zone, this policy area consists of a pleasant, semi-rural district of woods and scattered residences. Policies: 1. The expansion of commercial or industrial activities beyond the areas presently zoned for them should be prohibited except by a process of logical and contiguous accretion to the existing areas so used. 2. Infilling· in the mainly residential neighborhood to the north and west of · Downtown Sawyer should be allowed but kept harmonious with its present semi-rural character. •=See Glossary. 64 �Polley Area No. 4a: Downtown Sawyer Character: Downtown Sawyer Is an old commercial area whose heyday occurred early in this century. Its commercial establishments really thrive only during the summer rush . The Sawyer business community has tried to attract clientele by means of signs at the 1-94 exits to Sawyer Road and along the Red Arrow Highway, but the success of these efforts is probably modest at best. The busiest part of Downtown Sawyer clusters around the two exits of 1-94, and, in fact, the car and truck traffic in this vicinity constitute a hazard that separates the older, eastern end of town from much of Its natural clientele in the Lake Michigan Shoreland. Policies: 1. The Sawyer business community should be encouraged to take appropriate measures to revltallze Downtown Sawyer, probably including the provision of space for off-street parking and better traffic circulation. 2. The citizens of Sawyer might do well to look favorably upon the establishment of a multi-family housing' area somewhere within walking distance of downtown services and shops. The Village would benefit from the increased, year-round trade that would result. 3. Some means of making Downtown Sawyer more readily and pleasantly accessible from the Lake Michigan Shoreland should be considered. Polley Area No. 4b: Sawyer Industrial Zone Character: This policy area straddles the railroad south of Downtown Sawyer and is zoned at present for industrial uses. Arlington Metals Co. occupies the site best suited for both rail and 1-94 access. Present access by road to the southern, vacant areas zoned for industrial use is circuitous from the 1-94 Sawyer interchange. Private land and platted roads should be developed to provide better access. Policies: 1. Organization of some sort of authority to promote and regulate an industrial park for the Sawyer Industrial Zone should be investigated. 2. The Township, In coordination with Berrien County organizations and the Harbor Country Chamber of Commerce, should seek to attract light, nonpolluting industry to the zone and see that adequate buffering is provided to separate it from adjoining residential areas. 3. Provision of a more direct and efficient roadway connection between the Sawyer 1-94 interchange and the undeveloped land in the Sawyer industrial zone located southeast of the railway should be promoted by appropriate _ means. 4. Alternative uses for the vacant lands in this policy area should be explored, including the possibility of a housing development for seniors and/or a second baseball field for the Township. *=See Glossary. 65 �Polley Area No. 5: Gallen River Area Character: This policy area covers a wide swath of territory from northeast to southwest centered on the valley of the Galien River. It includes a considerable area of flat to gently rolling land bounded on the northwest by 1-94, plus some limited areas of relatively flat land southeast of the Galien River Valley. These bordering areas have a mingling of woods and open space· and are generally thinly populated. Although these upland areas on both sides of the Galien Valley are zoned for agriculture, there is little agricultural activity, because the soils are not notably productive. The Pike Timber Co. manages a large area of woodland north of East Road. The Bob-a-Ron Campground and a mobile home· park are located south of Warren Woods Road. Parks and recreational use are already represented In the Policy area by Warren Woods State Park, the proposed Township nature park south of Harbert Road and east of 1-94, and a 150-acre tract lying between Warren Woods Road and the Galien River in Sections 28 and 29. Pollcles: 1. Appropriate measures should be taken to preserve woodlands and open space·. Use of land for commercial and industrial purposes should be prohibited, and use for residences, carefully controlled. On the other hand, land currently zoned for recreational use should be retained as such and, if appropriate, enlarged. Preservation of woodlands and open space· through conservation easements' and land trusts' should be encouraged. 2. The Township should press ahead with development of a nature center on township land zoned for recreation use south of Harbert Road and east of 1-94. 3. Possibilities should be explored for the development of "greenways'" to provide cover for migrating wildlife and scope for recreation trails. Public and/or private interests should be encouraged to acquire and protect land for this purpose. Polley Area No. Sa: Gallen Valley Character: The Galien Valley is bounded by short, steep erosion slopes with fingers reaching into the surrounding higher land. The slopes and the floodplain carry a dense forest cover. The floodplain has been left largely in its natural state by law (PA 231 of 1970). The Galien River meanders across this valley floor on its way to Lake Michigan at New Buffalo. Standing water is characteristic of much of the valley floor during most seasons. Canoeing on the river is difficult because of the many fallen trees that block progress. The river's major direct use by residents is for fishing. The Galien Valley is one of the Township's major assets, for it functions as a storehouse for water, an air scrubber, a habitat for wildlife, and a recreation area. * = See Glossary. 66 �Pollcles: 1. Discussions with New Buffalo and Weesaw Townships, and possibly others, should be Initiated to coordinate the use and management of the Galien River watershed. 2. Emphasis should be placed on preserving the natural functions of the Galien River and the rights of riparian property owners while considering development of its recreational possibilities. 3. Development of wooded connections to "greenways·" in neighboring areas of the Township should be promoted as a means of fostering wildlife and perhaps also, recreational trails. Policy Area No. 6: Agricultural Heartland Character: The northeastern and southeastern corners of Chikaming Township are separated by the Galien River Area but really constitute one homogeneous policy area characterized by active farming . The landscape is gently rolling with good, welldrained soils. There are a few scattered woodlots. With the exception of Sawyer Road -- which has water and sewer services -- rural, non-farm dwellings are relatively rare along the roads that follow the section lines in this area. Policies: 1. The existing pattern of agricultural land use should be preserved by all appropriate means, including regulations, public incentives, and educational strategies. 2. Measures should be considered which would discourage the encroachment of other land uses, including rural, non-farm dwellings. This is particularly true of Three Oaks Road, for it is a major north-south traffic artery between Three Oaks and employment centers in the St. Joseph-Benton Harbor area. Increased settlement along it will constitute a hazard to auto traffic and possibly an Impediment to widening of this road sometime In the future. 3. Means to preserve historic farmsteads and archaeological sites should be explored. Policy Area No. 7: Character: Southern 1-94 Interchange Commerclal/lndustrlal Area Chikaming Township shares with New Buffalo Township the 1-94 interchange at Union Pier Road. Much of the adjacent land west of 1-94 in Chikaming is at present zoned for multiple family residential use. Most of the area so zoned is vacant, though a portion is occupied by a defunct gas station and a winery outlet. · Across Union Pier Road in New Buffalo Township, a recently-erected antique mall attracts travelers using 1-94 and suggests there may be more appropriate zoning for the Chikaming side of the road. * = See Glossary. 67 �Pollcles: * 1. The northern frontage on Union Pier Road in the immediate vicinity of the 1-94 interchange should be zoned for commercial use, because ready access to the interstate makes this a potential stopping point for travelers. 2. The area north and east of the immediate vicinity of the 1-94 interchange on Union Pier Road, now zoned for multi-family residential use, should remain in that category unless and until a change is justified. 3. Chikaming should coordinate closely with New Buffalo Township in developing the two sides of Union Pier Road in this area. = See Glossary. 68 �APPENDIX 69 �_, / ) ,'CHIKAMING TWP. CHIKAMING TOWNSHIP MASTER PLAN 1 Community Facilities & Transportation 12 ,-1· \.IEE-CHIK RD. I I I I "'1' 0 \ I \ \ J 0 a: I I I ~ HARBERT RD. \ N Legend 0 Police '! Fire Station i• ...... \ \ A Church THE School GROUP '- WBDC !ill! Township Hall I ••••• County Road, Primary System Interstate Highway ,.,,.,.,.,-'!" ~ Post Office A Park I I I J I / A Cemetery + Ambulance • Ellii.lliJ I,'...,-' I ,_ \' \ I I I \ c:i a: a: 24 w z w I- I River Valley Sr. Center ' +-t-t Railroad ~ I I I I ' \ \ CL a: <I u Approximate Service Area for Public Water and Wastewater ~ Approximate Service Area for ~ Public Water Only / < / D 27 .., - - .,,. - I I/ , _, I I I I I ,/ I / I 26 I I I I / ,------- -- -;r' 25 I I \ \ ,- __ , I I I / / . \I (/) Jw ,w 1::3: < 1- --, \ \ l - - I " \ l ELM VALLEY RO. \ / / / ~ C) 0 \ 16100 THREE OAKS TWP. \ ~ a: >a: w > ' I I I I CHIKAMING TWP. C, C, I~ J::3: <I 0 / // 15300 a: 0 / / ...g' �CHIKAMING TOWNSHIP MASTER PLAN a \ ~ ' ,, 'SAWYER RO. 12700 Natural Features HARBERT HARBERT RD. N Legend 11. 'M >Ji.,;,.._ ,;,. w (USGS, MDNR) Water Body (MDNR) = = :::::::::::::= [jJ,& A Poorly Drained Soils/ Swam p '\ w a: ~ a: Q. ,..1,..:-,. 1l!.1 ====--THE WBDC ... ~ , GROUP ., Flood Prone Areas (FEMA) Critical D1,1.ne (MDNR) ·i, Important Farmland . (U.S. Dep't. of Agriculture & Ch'k . 1 ammg Twp.) Steep Slope Area (USGS) Swampy,(National Wetlands In t [Draft 1989) Fish and w·1dl ·f S ve~ 1 1 e erv1ceory U.S. Department of Interior \ ' (Primary So,u-ce Shown in Parenthesis) 15300 ci er w 9 \ Cl) w I I ; I 0,:: / 30 ~ ,1;.. '-•~ I < ..., I \ '\ >' \ \ \~~~~~~~F=~~;,-:~~~~ill:~~~~~~-16100 f\ 00 "' 0 0 / ' / \ / "' "' 0 0 "' ;;; 0 ....' ~ 0 �- A V CHIKAMING TOWNSHIP MASTER PLAN .I y AV' I A Existing Land Use N A Legend [J[J Residential [QJ Commercial [I] Industrial THE WBDC GROUP 14500 CD Public & Semi-Public IREcl Recreational ~ Agricultural IT] I \ I ! I I \ \ ,/ ,R u A ,/ ~ A ,....... -- _____ z z ~ -, <I: U) w w ~ I u. I I I 25 I '\ ,_ 'R I I 21 '\ \ I ELM VALLEY RO. I I I,. '\ .... g ' 16100 THREE OAKS TWP. \ 15300 I- ci [[ I \ \ ~ 0 " ~ \ a.: ,:>/~ I V , ~ R1 ,_ I \ \ ' I I Vacant ' ' \ A,I •:g 0 �,-' ) 12100 / , 'CHIKAMING TWP. CHIKAMING TOWNSHIP MASTER PLAN 1 ,, SAWYER RO. Future Land Use -Policy Areas / 12700 / 12 WEE-CHIK \ J HARBERT N EE A ~ 500' '200<1 lOOO' 0 1000' Lake Michigan Shoreland l'T,H Critical Dunes R Red Arrow Commercial Corridor ~ Rural Fringe 61:9 ( \ I Sawyer Area ~ Downtown Sawyer f::iiti:) Industrial Zone ;~,S'~\, Galien River Area I LAKESIDE I I I I ,_ I I ' \ I I I _, / I /'._-1 [rnIJJ Galien Valley [TI Agricultural Heartland 14500 "" - - .... \ \ /'I I, ', \ ,, ' I c:i a: a: w 24 I- I I z w a.. ' \ a: I [: ::?,'.:: ) Southern I-94 Commercial/Industrial Area - <I u ,, / - I I ,~------ - - - / / I / / / / ~-ff;::r ~ /</ / I I 26 25 I I I I / I -, '\ / I ' ~ - _I,, \ I \ ' CHIKAMING TWP. ' ELM VALLEY RD. 1.ll.L't. ~~1J..l~~Lilill~.IB~ip-~~~.::___~~~--~~ ...,::--_.:::1_:'.'.~~~~~:___~--~~~~~~~~~=--+---+--,~ ·--·: , THREE OAKS TWP. \ l.. ~ 0 0 _, g w \ / ' / / I I / '\ "' "' 0 0 "'.., " 0 A "' 0 0 16100 �GLOSSARY The definitions given below are the meanings, for the purposes of this Master Plan, of certain words which may be unfamiliar or which may mean different things to different people. They make no claim to legal authority, only to help clarify the general intent of this Master Plan. Arterial Road: A road which serves as a main connector within the Township and carries relatively heavy year-round or seasonal traffic. Examples: the Red Arrow Highway, Three Oaks Road, and Sawyer Road. Barrier Dune: The first landward sand dune formation (excepting a foredune} paralleling the shoreline of Lake Michigan. Cluster Development: The grouping of lots and buildings on a portion of a tract which allows the remaining land to be used for agriculture, recreation, wildlife habitat, etc. This allows greater flexibility of design to take into account natural features, including the avoidance of areas where building is difficult or ill-advised. The overall density of the tract remains as stipulated by the zoning ordinance for that area. In well-designed rural clustering, the dwelling units are grouped in areas that are screened from roadway views, out of sensitive environments, avoiding prime farmland, and in locations where they can be effectively provided with services. Clustering: See cluster development. Conservation Easement: A legal agreement in which the landowner retains ownership of private property but conveys certain specifically identified rights to a land conservation organization or a ·public body. They are perpetual (run with the land from owner to owner}, tailored to specific protection requirements, keep property in private hands and on the tax rolls (in some cases at a lower assessment), and carry a lower price tag than outright acquisition. Critical Dune Area: A geographic area designated by the Michigan Department of Natural Resources (DNA) in its "Atlas of Critical Dune Areas" dated February 1987 and which is protected under PA 222 of 1976 as amended by PA 146 and PA 147 of 1989. (The approximate extent of such areas within Chikaming Township is shown on the Natural Features Map also included in this Appendix.} Dial-A-Ride: A public or private bus service over no set route which picks up its · passengers in answer to telephoned requests. Environmentally Sensitive: See sensitive environment. 74 �Foredune: A sand dune of relatively low outline which lies next to the beach, is usually covered by beach grass but few, if any, trees, and may be carried away entirely by wave erosion in times of high lake levels. Because of its impermanent nature, laws generally prevent the construction of any "permanent" buildings on foredunes. Frontage Road: A road built parallel to an arterial road which is intended to provide access to roadside establishments and keep local traffic from interrupting fast-moving traffic on the arterial road (see also shared access). Green Belt: A linear stretch of woods or vegetation maintained to serve as a buffer between a road, railroad, or industrial area and a neighboring residential area. Green Space: An area composed of woods, swamp, meadow, or other vegetative cover which serves as an outlier of nature in or near a developed neighborhood. Could also include a grassy playground or park. Greenway: A linear stretch of woods or vegetation maintained in its natural state to facilitate movement and seasonal migration of wildlife between established habitats. It could also, perhaps, be partially developed for walking, biking, or skiing trails . Groundwater: Water in the earth which is drawn on for wells and is the major source of water for lakes and streams. The upper limit of the water-saturated zone in the earth is the groundwater table, and where it reaches the surface, the ground is usually swampy or boggy. Infilling: Process of occupying vacant land by new construction in established neighborhoods, i.e., building new structures in the vacant lots between older dwellings or buildings. Lakeshore Association: A residential development along the Lake Michigan Shore which may have originated as a resort, may now contain year-round dwellings, but still retains cohesiveness under some sort of local organization. Land Trust: Nonprofit organization usually established to own and protect areas of significant natural diversity, important recreational opportunities, or both. Such an organization holds land and other property rights for the benefit of the public and often undertakes educational, recreational, and scientific activities (also known as a conservancy). · 75 •I I �Manufactured Housing: Dwellings which are factory-built, moved by truck to the intended site, and placed on a previously-built foundation or concrete slab where plumbing and electrical connections are made and finishing details are completed. Mobile Home: A vehicle, van, or trailer intended for living, which can easily be moved along highways from one location to another but which may, with time, become rooted in one spot. Modular Housing: A variant of manufactured housing in which modules built in a factory are assembled on site (usually, the structure as a whole would be too large to be moved along a public highway). Multi-Family Housing: A structure which houses more than one family, i.e. apartment house, duplex, etc. Usually, the surrounding grounds are cared for by the owning organization. (also referred to as multiple family units) Multiple Family Units: See multi-family housing. Open Space: A relatively large area of vacant land that is not actively farmed and which lends a feeling of spaciousness to a landscape or developed neighborhood. Overlay Zoning District: A zoning area or areas established to regulate sensitive environments found in several parts of the Township regardless of primary zoning. Such a zoning district does not affect the density or use regulations present under existing zoning. Rather, it is superimposed, where needed, over portions of various zones to create an additional set of requirements. Chikaming already has one such overlay zoning district, the High Risk 9verlay District. Planned Unit Development: Combines project elements such as housing, streets, open space, recreation areas, and possibly also commercial/office uses into a functional unit that is integrated with the natural features of the site. Lot configurations (size, setback, coverage) and use restrictions of the more familiar subdivision are lifted to allow more design flexibility. Existing density restrictions apply, but are calculated on a project basis with the entire tract (rather than single lots) as the unit of regulation. Thus, units may be clustered in one part of the overall tract if open space elsewhere in the tract provides sufficient area to yield the required overall density. In return for greater design flexibility, the developer must advance certain public objectives, such as preserving unique natural features, excellence · of design, energy conservation, recreational opportunities, and/or maximizing open space. Premanufactured Housing: See manufactured housing. 76 �Scenic Vista: A view which typifies the region and is visible from the public roadway. Views incorporating bodies of water are universally appealing, but field patterns accentuated by fences and hedgerows and roads lined by alleys of mature trees also may qualify as scenic vistas which may merit protection. Sensitive Environment: An area where special care must be taken In developing a site, because natural conditions could easily be disrupted leading to erosion, sedimentation, and other forms of destruction of valuable resources--as well as damage to property values. Examples: sand dunes, ravine slopes, swamps and bogs. Shared Access: A safety measure to reduce the number of entrances and exits off an arterial road, thus reducing the interruption to fast-moving traffic on the arterial road (see also frontage road). Subsidized Housing: Some, but not necessarily all, units within a housing complex, the tenants of which receive financial assistance in various amounts (depending upon need) to meet the cost of living there. 77 I I I ~ ~ �CHRONOLOGY OF EVENTS PREPARATION OF THE CHIKAMING TOWNSHIP MASTER PLAN The Chikaming Township Master Land Use Plan is the product of intensive thought and work over several years. Following is a chronology of the major events leading to the formal adoption of the Master Plan by the Chikaming Township Planning Commission: December, 1987: Decision to begin the process of revising the Sketch Development Pian of 1975. June, 1988: Mail survey conducted regarding community views on a range of plan topics and objectives. June, 1989: Master Plan Committee formed, with the concurrence of the Planning Commission and Township Board. November, 1990: Township Board decided to seek professional guidance in preparing an updated Master Plan. May, 1991: Following solicitation and review of proposals, WBDC Group of Grand Rapids, Michigan was selected to assist the Township in preparation of the updated Pian. September, 1991: Master Plan Committee held a community Open House to seek public input regarding Master Plan goals and objectives. July, 1992: First draft of Master Plan completed. August, 1992: Master Pian Committee held a second Open House to introduce the Master Plan to Chikaming Township residents and property owners. October, 1992: Planning Commission held public hearing on the draft Master Pian. Following the public hearing, the Pian was adopted by Resolution of the Planning Commission. 78 �ACKNOWLEDGEMENTS CHIKAMING TOWNSHIP PLANNING COMMISSION Jim Bohac, Chairman Albert Chapman Jeanne Dudeck, Township Clerk Wesley Lind Mary Margol Louis Price Frank Sims CHIKAMING TOWNSHIP MASTER PLAN COMMITTEE Albert Chapman, Chairman Marisue Hojnacki, Community Representative Maureen Lester, Community Representative Mary Margol The Planning Commission wishes to express its special appreciation to the two Community Representatives who, without any compensation whatever and over a period of at least three years, devoted much time, thought and work to making this Plan the best possible statement of how the lands and resources of Chikaming Township might best be used for the greatest good of the community. 79 �"""""'- CHIKAMING TOWNSHIP PLANNING COMMISSION ADOPTION RESOLUTION CHIKAMING TOWNSHIP MASTER LAND USE PLAN WHEREAS, the Township Rural Zoning Act, P.A. 184 of 1943, as amended, stipulates that the provisions of a township zoning ordinance shall be based upon a plan designed to promote the public health, safety, morals, and general welfare, to encourage the use of lands in accordance with their character and adaptability, and to limit the improper use of land, among other things; and WHEREAS, the Township Planning Commission Act, P.A. 168 of 1959, as amended, requires the planning commission to make and adopt a basic plan as a guide for the development of unincorporated portions of the township, and that such plan shall include the planning commission's recommendations for the physical development of the unincorporated area of the township; and WHEREAS, the Chikaming Township Planning Commission has, during the period December 1987 to October 1992 prepared such a plan for the purpose of encouraging and guiding orderly and efficient future change of the Township; and WHEREAS, in accordance with Act 168 of 1959, as amended, notices of a public hearing were published on September 10 and October 1, 1992, and a public hearing was held on October 10, 1992, at River Valley High School for the purpose of making public explanation of the proposed Master Land Use Plan and receiving public comments and recommendations regarding the Plan; and WHEREAS, the Chikaming Township Planning Commission has given due consideration to public comments presented at that hearing, a public record of which is on file with the Township Clerk; BE IT THEREFORE RESOLVED, the Chikaming Township Planning Commission hereby approves and adopts the Chikaming Township Master Land Use Plan, dated October 10, 1992, as the plan required by the aforementioned state legislative acts to encourage and guide future change in the township in an orderly manner. , �rl 2 RESOLVED ON THIS TENTH DAY OF OCTOBER 1992 AT A SPECIAL MEETING OF THE CHIKAMING TOWNSHIP PLANNING COMMISSION ACCORDING TO THE FOLLOWING VOTES OF THE PLANNING COMMISSION MEMBERS: Yes Jim Bohac Albert Chapman Jeanne Dudeck Wesley Lind Mary Margel Louis Price Frank Sims No Absent X X X X X X ~ X hac, Chairman, Planning mission • • � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Chikaming-Twp_Master-Land-Use-Plan_1992 Creator An entity primarily responsible for making the resource Chikaming Township Planning Commission Chikaming Township Master Plan Committee Date A point or period of time associated with an event in the lifecycle of the resource 1992-10-10 Title A name given to the resource Chikaming Township Master Land Use Plan 1992-2012 Description An account of the resource The Chikaming Township Master Land Use Plan 1992-2012 was prepared by the Chikaming Township Planning Commission and the Chikaming Township Master Plan Committee with assistance from The WBDC Group and was adopted on October 10, 1992. Contributor An entity responsible for making contributions to the resource The WBDC Group (consultant) Subject The topic of the resource Master plan reports Chikaming Township (Mich.) Berrien County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/e984161708d9a6b9d73a76a1ba8967de.pdf 48eaf12ee0b91678371237749d1f4a1d PDF Text Text CHEBOYGAN COUNTY COMPREHENSIVE PLAN UPDATE TABLE OF CONTENT TITLE Chapter 1: History Location Brief History Planning & Zoning in Cheboygan County Chapter 2: Population & Housing Characteristics Population Population Projections Seasonal Population Housing Residential Construction Activity Population by Residence Findings Chapter 3: Economy and Employment Income Poverty Status Income Type Educational Attainment Unemployment Employment Mining & Construction Manufacturing Retail Services Government Other Total Employment Commercial Activity Commercial Construction Activity Agriculture Forestry Findings Chapter 4: Natural Resources Climate Air Quality Surface and Subsurface Geology Physiography Wetlands Surface Water Groundwater PAGE# 1-1 1-1 1-1 1-4 2-1 2-1 2-10 2-12 2-13 2-16 2-17 2-18 3-1 3-1 3-4 3-7 3-9 3-11 3-13 3-14 3-15 3-16 3-17 3-18 3-19 3-20 3-21 3-26 3-27 3-29 3-31 4-1 4-1 4-1 4-1 4-5 4-5 4-6 4-6 �Chapter 5: Water Resource Impacts Surface Water Impacts Impacts to Lakes and River Systems Burt Lake Watershed Burt Lake Mullett Lake Watershed Mullett Lake Black Lake Watershed Black Lake Ground Water Impacts Potential Contamination 5-1 5-1 5-2 5-2 5-2 5-3 5-3 5-4 5-4 5-4 5-5 Chapter 6: Community Facilities & Services Roads Public Transportation Bus Service Air Service Rail Utilities Water & Sewer Solid Waste Public Services & Facilities Public Safety Health Services Schools Public Libraries 6-1 6-1 6-2 6-2 6-2 6-3 6-3 6-3 6-4 6-6 6-6 6-9 6-11 6-13 Chapter 7: Existing Land Use Residential Commercial Industrial Institutional/Recreational Agricultural Lands Non-Forest Lands Upland Forests Lowland Forests Wetlands Beaches Surface Water Land Use Changes 7-1 7-1 7-2 7-2 7-3 7-3 7-3 7-3 7-3 7-4 7-4 7-4 7-4 11 �LIST OF FIGURES FIGURE # FIGURE 1-1 : FIGURE 2-1 : FIGURE2-2 : FIGURE2-3 : FIGURE2-4: FIGURE2-5 : FIGURE 3-1: FIGURE3-2: FIGURE 3-3 : FIGURE 3-4: FIGURE 3-5 : FIGURE3-6: FIGURE3-7 : FIGURE3-8: FIGURE3-9: FIGURE 3-10: FIGURE 3-11: FIGURE 3-12: FIGURE 3-13 : FIGURE 3-14: FIGURE 3-15 : FIGURE 6-1: FIGURE 6-2 : FIGURE 6-3 : TITLE Cheboygan County Location Cheboygan County Population: 1990-1997 1990 Population by Age for Cheboygan, Surrounding Counties & State Cheboygan County Population by Age: 1970 to 1990 Cheboygan County Population Actual and Projected: 19702020 Cheboygan County Residence in 1985 1995 Median Household Income for Cheboygan, Surrounding Counties & State Poverty Status - 1995 for Cheboygan, Surrounding Counties & State Income Type - 1989 for Cheboygan County & State Educational Attainment - 1990 for Cheboygan County & State Unemployment Rate: 1986-1997 for Cheboygan, Emmet, Montmorency, Otsego Counties & State Cheboygan County Wage & Salary Employment- 1988 & 1997 Cheboygan County Mining & Construction: 1988 - 1997 Cheboygan County Manufacturing: 1988 - 1997 Cheboygan County Retail: 1988 - 1997 Cheboygan County Services: 1988 - 1997 Cheboygan County Government: 1988 - 1997 Cheboygan County Other Employment: 1988 - 1997 Cheboygan County Total Employment: 1988 - 1997 Cheboygan & State 1992 Per Capita Sales by Business Group Cheboygan & Surrounding Counties 1995 Sales & Use Tax for Tourism & Recreation Cheboygan County Major Roads Cheboygan County Crime Rate: 1992 - 1996 Cheboygan County Jail Inmate Population: 1995 - 1997 111 PAGE# 1-1 2-1 2-6 2-6 2-10 2-17 3-1 3-4 3-7 3-9 3-11 3-13 3-14 3-15 3-16 3-17 3-18 3-19 3-20 3-21 3-24 6-1 6-6 6-7 �LIST OF TABLES TABLE# TABLE 2-1: TABLE2-2: TABLE2-3: TABLE2-4: TABLE 2-5 : TABLE2-6: TABLE2-7: TABLE2-8: TABLE2-9: TABLE2-10: TABLE 2-11: TABLE 2-12: TABLE 2-13 : TABLE 2-14: TABLE 2-15: TABLE2-16: TABLE3-1: TABLE3-2: TABLE3-3 : TABLE3-4: TABLE3-5: TABLE3-6: TABLE3-7: TABLE 3-8 : TABLE 3-9: TABLE 3-10: TABLE 3-11: TABLE 3-12: TABLE 3-13 : TITLE Population Change 1980 - 1997: Cheboygan County, Surrounding Counties & State Cheboygan County Population 1990 - 1996 Cheboygan County Population by Race & Hispanic Origin: 1980 & 1990 Median Age - 1980 & 1990: Cheboygan & Surrounding Counties & State 1990 Population by Age: Cheboygan County, Surrounding Counties & State Cheboygan County: 1990 Population by Age Cheboygan County Population by Age: 1970 - 1990 Cheboygan County Population Estimates by Age: 1996 Cheboygan County Population Projections: 2000-2020 Cheboygan County Projected Population by Age: 1990 - 2020 Percent Seasonal Housing Units: 1990 Cheboygan, Surrounding Counties and State Cheboygan County Housing Characteristics (1970-1990) Cheboygan County- 1990 Housing Units by Minor Civil Division Age of Housing Structures in Cheboygan County Cheboygan County Building Permits: 1993 - 1997 Cheboygan County Residency in 1985 Median Household Income Cheboygan County, Surrounding Counties & State: 1989 and 1995 Per Capita Income for Cheboygan, Surrounding Counties & State Cheboygan County 1989 Per Capita and Median Income 1995 Poverty Status: Cheboygan County, Surrounding Counties & State 1989 Poverty Status: Cheboygan County, Surrounding Counties & State Cheboygan County 1989 Poverty Status by Municipality Income Type in 1989: Cheboygan County, Surrounding Counties & State 1990 Educational Attainment of Persons 25 Years & Older Unemployment Rate 1988-1997 Cheboygan County, Surrounding Counties & State Cheboygan County Unemployment Rate Per Month: 1990-1997 Number of Employed Persons in the Mining & Construction Sector in Cheboygan County Number of Employed Persons in the Manufacturing Sector in Cheboygan County Number of Employed Persons in the Retail Sector in Cheboygan County IV PAGE# 2-2 2-3 2-5 2-5 2-7 2-8 2-9 2-9 2-11 2-11 2-12 2-13 2-15 2-14 2-16 2-17 3-2 3-2 3-3 3-5 3-5 3-6 3-8 3-10 3-12 3-12 3-14 3-15 3-16 �TABLE# TABLE 3-14: TABLE 3-15: TABLE 3-16: TABLE 3-17: TABLE 3-18: TABLE 3-19: TABLE 3-20: TABLE 3-21: TABLE3-22: TABLE 3-23 : TABLE 3-24: TABLE 4-1: TABLE 6-1: TABLE6-2: TABLE6-3 : TABLE6-4: TABLE6-5 : TABLE 7-1: TITLE Number of Employed Persons in the Service Sector in Cheboygan County Number of Employed Persons in the Government Sector in Cheboygan County Number of Employed Persons in the Sector "Other" in Cheboygan County Total Number of Employed Persons in Cheboygan County Cheboygan County Retail Trade: 1982, 1987 & 1992 1995 Sales & Use Tax Collection for Tourism & Recreation Based Businesses Categories for Cheboygan, Surrounding Counties & State Cheboygan County Building Permits: 1993 - 1997 Cheboygan County Number of Farms & Total Acres in Farms: 1974 - 1992 Cheboygan County- 1982, 1987 & 1992 Number of Farms by Value of Product Average Size of Farms for Cheboygan County & State: 1974 - 1992 State Rank of Saw-Log Production of all Species in 1994 Description of Cheboygan County Subsurface Strata Cheboygan County Well and Septic Permits Issued Cheboygan County Utility System Crime Rates Cheboygan & Surrounding Countess: 1990-1994 Hospital Facilities & Doctors Availability: Cheboygan County & Surrounding Counties in 1992 Cheboygan County Area School Enrollment 1989/1990 to 1996/1997 School Years Cheboygan County - 1998 Land Use V PAGE# 3-17 3-18 3-19 3-20 3-23 3-25 3-26 3-27 3-27 3-28 3-29 4-3 6-4 6-5 6-8 6-10 6-12 7-2 �CHAPTER 1: HISTORY LOCATION Cheboygan County is located at the northern tip of the lower peninsula. It is bordered on the north by the Straits of Mackinac and Lake Huron, on the east by Presque Isle County, on the south by Otsego County and on the west by Emmet and Charlevoix Counties (see FIGURE 1-1). CHEBOYGAN COUNTY LOCATION FIGURE 1-1 Centrally located at the tip of the northern region, Cheboygan County is 10 miles from Lake Michigan and its northern boarder runs for 32.5 miles along the Straits of Mackinac and Lake Huron. Cheboygan County has a total land area of 715. 6 square miles. The county is comprised of 19 townships, one incorporated city (Cheboygan) and two incorporated Villages (Wolverine and Mackinaw City). BRIEF HISTORY As with all of the United States, Cheboygan County was originally the homeland for Native Americans. In the early 1600's, the French explored the area and established a profitable fur business and missions. In the mid l 700's, both the British and French courted the friendship of the Native Americans. Control of the Michigan territory was in a state of flux between the three nations for about 100 years. The Northwest Ordinance of 1787 formed the region between the Ohio and Mississippi Rivers and the Great Lakes into the first organized territory. However, there was little land development due to insufficient land surveys, disputes with the native population and unstable governments. In 1828, the area that is now Cheboygan County was part of Michilimackinac County. It was transferred to Mackinac County in 1840. In 1856, Cheboygan County was vastly enlarged to include most of Northeast Michigan. At one time, Cheboygan County was divided into the two counties of Cheboygan and Wyandot. From 1860 to the present, Cheboygan County's boundaries 1-1 �have remained essentially the same. The area was first surveyed from 1840 to 1843, by State surveyors Messrs. Burt and Mullett. Burt and Mullett Lakes are named in their honor. The name Cheboygan has many spellings and meanings. One possible meaning is from the Chippewa Indian word Cha-boia-gan, meaning "place of entrance, a portage or harbor" . This could refer to the Cheboygan River mouth, which was a favorite harbor of refuge for those who sought shelter behind Bois Blanc Island from the fierce winds which swept Lake Huron. Other pronunciations and meanings are Che-pog--an, which is an Indian word for "pipe", or a corruption of Che-boy-ganning, which means "the place of the wild rice fields" . The earliest industrial site in the county, as well as the upper Great Lakes Region, was located at Mill Creek. Although the exact year in which the Campbell saw mill was constructed is not known, records indicate that it was built between 1784 and 1793 and supplied lumber for both Fort Michilimackinac and Fort Mackinac. This mill was located about 4 miles southeast of the present Mackinaw City, along the shores of Lake Huron. The mill has been reconstructed at its original site and is open to the public for tours. The county's earliest settlement was the present site of the Village of Mackinaw City. The first settler in Cheboygan County was Jacob Sammons, who left Chicago in the spring of 1844. He came to Mackinac Island and stayed until autumn, when he sailed over to the Cheboygan River mouth in his sailing scow called the "Bunker Hill". Mr. Sammons, a cooper by trade, was enchanted by the area's beauty and easy river accessibility to the Great Lakes. He built a shanty for building and selling barrels. On his return visit, Mr. Sammons was accompanied by his friend Alexander "Sandy" McLeod. Together they built a log cabin. The following spring, Mr. Sammons brought his family to the area to live with him. Mr. McLeod eventually built the first dam at the site of the present one, which he used to operate a primitive water-powered upright saw. Cheboygan and Duncan were the two settlements near the Cheboygan River mouth that prospered and grew. Duncan, later referred to as "Duncan City", was really a company-owned lumbering town of about 500 people, who worked for the Thompson Smith family. Cheboygan and Duncan were the logical places for settlement because early communities depended mostly upon boats for travel and supplies. The "Inland Water Route" has been important in the early development of the Cheboygan area. The route consists of the Cheboygan River, Mullett Lake, Indian River, Burt Lake, Crooked River and Crooked Lake. This connected waterway provides access between Lake Huron at Cheboygan and Conway (a village nine miles north of Petoskey). The route has always been heavily used. At first the Native Americans paddled canoes through the water systems, then early crews used the route for commercial transportation of the great log booms of the late l 800's. It was later dredged and dammed to facilitate water travel. This water route is still heavily used to this day, mostly by small pleasure crafts. One early industry in Cheboygan County was commercial lake fishing. The Cheboygan River offered easy access to the Straits and to the Great Lakes, and many fisheries flourished along the 1-2 �Cheboygan River. Many families made their living from harvesting tons of lake trout, whitefish, walleye, perch, herring, menominees and chub. At the same time, the lumbering era began in Cheboygan County (around 1845), as the seemingly endless supply of white pine was rafted down the rivers. Lumber mills sprang up all over the county, causing Cheboygan and Duncan to grow rapidly. In 1871, Cheboygan was incorporated as a village. During the lumber boom peak, the Michigan Central and the Grand Rapids and Indian Railroads laid track to Cheboygan. Roads were opened to surrounding communities as new settlements began in the county's interior. The present site of the Village of Wolverine was platted in 1881 and called "Torry". Up to this time, various persons had tried in vain to revive the abandoned Mackinaw City settlement. In 1882, the area was incorporated as the Village of Mackinaw City. Other settlements which developed during this period were Indian River, Topinabee, Freedom, Afton, LeGrand, Burt Lake, Cold Springs, Aloha, Manning, Alvemo, Mullett Lake, Indianville, Elmhurst, Haak-wood, Trowbridge, Rondo and Wildwood. Many of these settlements were stations for the various railroads. Freedom was so named because the train engineer would slow down in this area so that escapees could jump off the train before reaching the checkpoint station at Mackinaw City. In 1889, Cheboygan Village had grown enough to be incorporated as the City of Cheboygan. The city was more populous than it is today, because of the extensive lumbering which was taking place. The Detroit and Mackinaw Railroad moved into the area in 1904, as did the paper mill. After five decades of prosperity, however, the seemingly endless forests were logged off In 1898, the Duncan City mills burned, leaving 400 men jobless. Other mills and businesses burned or moved out as Cheboygan became an unprofitable place to stay. The Phister and Vogel Leather Company, located in Cheboygan, was once the world's largest shoe tanning mill. Large quantities of hemlock bark were needed for the tanning process. Many people were hired to cut hemlock for its bark or to work in the mill. Later, a new tanning process and other considerations caused the mill to leave the city. The last big mill in Cheboygan burned on November 15, 1928. Cheboygan County's economy was hit hard by the loss of jobs from the lumbering industry. Many of the area's residents left in order to find work in southern Michigan and elsewhere. At about the same time, however, the region began to become a popular recreation and resort area. Resorts were built in Cheboygan County on the "Little Great Lakes", as the lakes of the Inland Water Route were often called. This surge in the resort business helped the economy, but largely only during the summer months. As with all of the nation, Cheboygan County was devastated due to the Great Depression in the 1930's. A reawakening of the economy took place, however, in response to the need for goods and materials during World War II. With the advent of modem automobiles and the construction ofl-75 through the Cheboygan County area, the region has grown into the community it is today. 1-3 �PLANNING AND ZONING IN CHEBOYGAN COUNTY The responsibility of planning in Cheboygan County is delegated to the County Planning Commission. In July of 1969, the Cheboygan County Planning Commission was formed . The creation of the County Planning Commission is authorized by the State of Michigan under Act 285 of the Public Acts of 1931 and its amendments under Act 282 of the Public Acts of 1945. It is the duty of the County Planning Commission to make and adopt a plan for the development of Cheboygan County. This Plan's updated recommendations will apply to all of Cheboygan County, except Burt Township, the Village of Mackinaw City, the Village of Wolverine and the City of Cheboygan. While these municipalities are within Cheboygan County's boundary, each maintains its own planning and zoning authority under their respective State of Michigan Public Acts. The county cannot plan for incorporated areas (such as a city), unless those areas act to adopt the Plan. Also, the county has the authority to plan for its townships, unless such townships act on their own behalf (i.e. Burt Township). The Cheboygan County Zoning Commission and Board of Zoning Appeals were formed in December of 1969, as authorized by Act 183 of the Public Acts of 1943. In that same month, the county's first zoning ordinance was adopted. The zoning ordinance has been revised numerous times since its enactment. Although the county's first zoning ordinance was established in 1969, the first County Comprehensive Plan was adopted in August 1979. The County has utilized the 1979 Comprehensive Plan since that time, until the adoption of this document. 1-4 �CHAPTER 2: POPULATION & HOUSING CHARACTERISTICS POPULATION Cheboygan County, along with most of northern Michigan, has experienced growth in total population over the past 70 years (see FIGURE 2-1). Population growth rates, in many northern Michigan counties, over the last decade, have been among the highest in the entire State. It is estimated that between 1990 and 1997, the six counties which surround Cheboygan had a growth rate of 13.4% (see TABLE 2-1). The official population count of Cheboygan County according to the 1990 Census was 21 ,398 persons. This was only a 3.6% increase from 1980, but part of a continuously increasing population base over the last seven decades, illustrated in FIGURE 2-1. Between 1990-1997, however, Cheboygan County's population growth rate ( 10%) began to increase again to nearly double that of the State's rate (see TABLE 2-1). Cheboygan County Population: 1900-1997 25000 U'I 20000 C 0 fa, 15000 ....C.0 10000 =It 5000 0 1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 1997 FIGURE 2-1 : Cheboygan County Population: 1990-1997 Source: U.S. Bureau of the Census Nearly all the local units of government within Cheboygan County grew in population from 1990 to 1996 (see TABLE 2-2). The greatest percentage increase (15.9%) between 1990 and 1996 occurred in Beaugrand Township. The City of Cheboygan experienced the greatest numerical increase during that time period, with the addition of2 l 7 persons. 2-1 �TABLE 2-1 : Population Change 1980-1997: Cheboygan County, Surrounding Counties & State Unit of Government •• ••• 1990* %Change 1980 to 1990 1997 Estimate•• %Change 1990 to 1997 1990-97 %Change by Rank••• Charlevoix 19,907 21,468 7.8% 23,630 10. 1% 26 Cheboygan 20,649 21,398 3.6% 23,535 10.0% 27 Emmet 22,992 25,040 8.90/o 28,339 13.2% 17 Mackinac 9,246 10,674 15.4% 11,113 4. 1% 52 Montmorency 7,492 8,936 19.3% 9,868 10.4% 20 Otsego 14,993 17,957 19.8% 21,800 21.4% 3 Presque Isle 14,267 13,743 -3.7% 14,392 4.7% 50 9,258,344 9,295,297 0.4% 9,773,892 5.15% NIA Michigan • 1980* Source: U.S. Bureau of the Census - actual counts. Source: U.S. Bureau of the Census & Michigan Department of Management & Budget, Federal-State Program for Population Estimates. Population estimates are approximations, and are not accurate to the last digit reported. Number denotes ranking of each county's population change, as compared to all other Michigan counties between 1990 and 1997. County #1 experienced the largest percent increase; county #64 had the largest population loss. The population of Cheboygan County is relatively homogenous, with minorities composing a very small percentage of the population. In 1996 Cheboygan County's population was made up of97% white persons (see TABLE 2-3). The median age of residents within the county increased from 31 .4 years of age in 1980 to 37. 1 years of age in 1990 ( see TABLE 2-4). This trend is similar to that found in all of the surrounding counties, the rest of the State and the nation. In 1990, Cheboygan County's population by age revealed that less than 400/4 of the population was under the age of 25 years old. The County's population by age groupings resembles that found in surrounding counties. When compared to the State, these northern Michigan counties show lower percentages of younger persons and higher percentages of older persons (see FIGURE 2-2 and TABLE 2-5). When examining the 1990 age distribution of Cheboygan County's communities, one finds that none of them had greater than 10% of their population between the ages of 18-24 ( see TABLE 2-6 and FIGURE 2-3). The largest percentage in this classification was found in the City of Cheboygan (9%). Burt Township had 57% of its population over the age of 45 years old and only 22. 1% of its population under 25 years of age. Cheboygan County's age distribution, according to the 1990 Census, was similar to its surrounding counties. The two smallest classifications were those 0-4 years old and 18-24 years old. When compared to state figures, northern Michigan counties had a smaller percentage of their population between the ages of 18-24 years old and a greater percentage over the age of 45 years old (see TABLE 2-5 and FIGURE 2-2. ). 2-2 �TABLE2-2 Ch eboygan County popu at1on 1900 - 1996 Unit of Gov. 1900 1910 1920 1930 1940 1950 1970 1960 1980 1990 1996• 15516 17872 13991 11502 13644 13731 14550 16573 20649 21398 22993 %Change .. NIA + 15 .2% -21.7% -17.8% +18.6% +.6% +6.0% + 13 .9% +24.6% +3.6% ~ 7.5°·o Aloha Twp. NIA 332 275 276 330 259 274 530 726 707 763 %Change .. NIA NIA -17,2% +.4% +19.6% -21.5% +5.8% +93.4% +37.0% -2.6% +7,9% Beaugrand Twp. 506 446 360 312 454 541 578 850 1023 1004 1164 % Change•• NIA -11.9% -19.3% -13.3% +45.5% + 19.1% +6 ,8% +47.1% +20.4% -1.9% +15.9% Bc:ntonTwp. 1063 1011 803 750 732 787 919 1430 2017 2388 2577 %Change•• NIA -4,9% -20.6% -6.6% -2.4% +7.5% +16.8% +55 .6% +41.0% + 18.4% +7.9% Burt Twp. 404 557 197 187 236 179 203 212 520 533 575 %Change .. NIA +37.9% -64.6% -5.1% +26.2% -24.1% +13.4% +4.4% + 145% +2.5% +7.9% Cheboygan City 6489 6859 5642 4923 5673 5687 5859 5553 5106 4999 5216 %Change .. NIA +5.7% -17.7% -12.7% +15.2% +.2% +3.0% -5.2% -8.0% -2. 1% +4.3% Ellis Twp. 326 341 237 229 302 228 189 165 298 345 373 % Change .. N/A +4.6% -30.5% -3.3% +31.9% -24.5% -17.1% -12.7% +80.6% + 15.8% +8.1% Forest Twp. 622 1064 525 406 622 605 617 675 971 929 1002 % Change•• NIA +41.5% -50.7% -22.7% +53.2% -2.7% +2.0% +9.4% +43.9% -4.3% +7.9% Grant Twp. 542 462 312 245 377 345 296 431 579 686 740 % Change•• NIA -14.8% -32.5% -21.5% +53.8% -8.5% -14.2% +45.6% +34.3% + 18.5% +7.9% Hebron Twp. 379 394 311 334 313 190 191 143 188 202 218 % Change•• NIA +3,9% -26.7% +6.9% -6.7% -64.7% +,5% -25.1% +31.5% +7,4% +7.9% Inverness Twp. 1589 1647 1317 854 1055 1084 1222 1675 2179 1952 2120 %Change•• NIA +3 ,7% -20.0% -35.2% +23.5% +2.7% +12.7% +37.1% +30.1% -10.4% +8,6% Koehler Twp. NIA 433 283 263 307 275 345 427 755 722 779 %Change•• NIA NIA -34.6% -7.0% +16.7% -10.4% +25 ,5% +23.8% +76.8% -4.4% +7.9% Mackinaw Twp. 606 706 641 657 659 686 687 553 550 604 644 %Change•• NIA +16.5% -9.2% +2.5% +.3% +4,1% +,!% -19.5% -.5% +9.8% ~6.6 Mackinaw City••• NIA NIA NIA NIA 922 970 934 810 820 875 941 %Change•• NIA NIA NIA NIA NIA +5.2% -3 .7% -13 .3% + 1.2% +6,7% +7,5% Maple Grove •••• 1909 63 33 10 •••• •••• •••• •••• •••• •••• % Change•• NIA NIA -96.7% -47.6% -69.7% NIA NIA NIA NIA NIA NIA Mentor Twp. 463 425 553 165 198 176 202 246 462 518 559 •• Change•• NIA -8.2% +30.1% -70.2% +20,0% -11.1% +14.8% +21. 8% T87.8% +12.1% +7.9°'o Cheboygan Co. 2-3 �Unit of Gov. 1900 1910 1920 1930 1950 1940 1970 1960 1980 1990 1996• Mullen Twp. ••••• ••••• 195 263 273 341 489 719 934 1056 1131 % Change•• NIA NIA NIA +34.9% +3.8% +24.9% +43.4% +47.0% +29.9% +13.1% +7.1% Munro Twp. 418 543 495 346 361 345 332 321 459 512 552 %Change .. NIA +29.9% -8.8% -30.1% +4.3% -4.4% -3.8% -3.3% +43.0% + 11 .5% +7.8°0 Nunda Twp. 967 1238 716 460 538 517 465 520 690 725 785 %Change•• NIA +28.0% -42.1% -35.8% +16.9% -3.9% -10.0% +11.8% +32.7% +5.1% +8.3% Tuscarora Twp. 711 650 376 439 510 832 1048 1340 1952 2297 2480 %Change•• NIA -8.6% -42.2% +16.8% +29.8% +46.0% +26.0% +27.9% +45 .7% +17.7% +8.0% Walker Twp. NIA 153 206 100 205 212 185 227 260 256 276 %Change•• NIA NIA +34.6% -51.5% +10.5% +3.4% -12.7% +22.7% +14.5% -1.5% +7.8% Waverly Twp. 115 321 292 220 275 239 238 285 456 371 400 %Change•• NIA +179.1% -9.0% -24.7% +25.0% -13.1% -.4% +19.7% +60.0% -18.6% +7.8% Wilmot Twp. 316 290 202 140 154 203 211 271 524 592 639 %Change•• NIA -8.2% -30.3% -30.7% +10.0% +31.8% +3.9% +28.4% +93.4% +13.0% +7.9% Wolverine NIA 614 413 300 257 318 292 303 364 283 309 %Change•• NIA NIA -32.7% -27.4% -14.3% +23.7% -8.2% +3.8% +20.1% -22.3% +9.2% Vi)•••••• Source: • •• ••• •••• ••••• ••••• U.S. Bureau of the Census 1996 data are estimates. All other figures are actual population counts. Number shows percentage difference from previous census year shown. Mackinaw City figures include those portions of the Village located in both Cheboygan and Emmet Counties. The Cheboygan County portion of Mackinaw City's figures are also counted in Mackinaw Township's numbers. Maple Grove Township was formed from a portion of Forrest Township, but was later rejoined with Forrest Township . Mullett Township was formed from a portion of Burt Township in 1920. Portions of Wolverine Village figures are also counted in Nunda and Wilmot Township's numbers . 2-4 �. bIV RaceandHi span1c . 0 ngin: . . 1980 and 1990 TABLE2 -3 Ch eboygan County Popu 1at10n 1990 1980 1996*** # % # % # % Total Population 20,649 100% 21,398 100% 22,993 100.0% White 20,347 98.5% 20,837 97.4% 22,390 97.4% Black 13 0.1% 15 0.1% 15 0.07% 240 1.2% 478 2.2% 513 2.2% Asian 32 0.2% 57 0.3% 75 0.3% Other Race 17 0.1% 11 0.1% NIA NIA Hispanic Origin* 60 0.3% 80 0.4% 96 0.4% 302 1.5% 561 2.6% NIA NIA American Indian Total Racial Minority** Figures are not available until 2000 Census People of Hispanic Origin may be of any race. * Does not include Hispanic Origin ** Estimated population as of July 1, 1996 *** Source: U.S. Bureau of the Census NIA TABLE 2-4: Median ~e- 1980 & 1990: Cheboygan & Surrounding Counties & State 1980 Source: 1990 Charlevoix 30.3 34.6 Cheboygan 31.4 37.1 Emmet 30.1 34.5 Mackinac 32.3 32.5 Montmorency 36.4 41.5 Otsego 29.1 33 .7 Presque Isle 32.4 38.5 Michigan 28.8 32.6 U.S. Bureau of the Census 2-5 �Cheboygan, Surrounding Counties & State: 1990 Population by Age 100% 065 Yrs. & > 80% l!JJ45-64 Yrs 60% 11111 25-44 Yrs 40% o 18-24 Yrs • 5-17 Yrs 20% 0% O0-4 Yrs FIGURE 2-2 : 1990 Population by Age for Cheboygan, Surrounding Counties & State Source: U.S. Bureau of the Census Cheboygan County: Population by Age 1970 to 1990 100% 90% D65 yrs. & > 80% 70% 11!145-64 yrs. 60% 11125-44 yrs. 50% • 40% 20-24 yrs. 30% • 5-19 yrs. 20% • 10% 0% 1970 1980 1990 FIGURE 2-3 : Cheboygan County Population by Age 1970 to 1990 Source: U.S. Bureau of the Census 2-6 0-4 yrs. �TABLE2 -5 1990Popu1at1on . biy A,ge: Ch eboygan Count:v, Surroun d'tnjl Counttes & stat e 0-4 Yrs 5-17Yrs 18-24 Yrs 25-44 Yrs 45-64 Yrs 65 Yrs. Total &> Charlevoix(#) 1,621 4,171 1,696 6,602 4,293 3,085 21,468 Charlevoix(%) 7.6% 19.4% 7.9°/4 30.8% 20.0% 14.4% 100.0% Cheboygan(#) 1,444 4161 1597 5830 4650 3716 21,398 Cheboygan(%) 6.8% 19.5% 7.5% 27.3% 21.7% 17.4% 100.0% Emmet(#) 1,880 4,797 2,013 8,143 4,676 3,531 25,040 Emmet(¾) 7.5% 19.2% 8.0% 32.5% 18.7% 14.1% 100.0% Mackinac (#) 729 2,037 749 2,940 2,403 1,816 10,674 Mackinac (%) 6.8% 19.1% 7.0% 27.6% 22.5% 17.0% 100.0% Montmorency (#) 520 1,580 564 2,107 2,121 2,044 8,936 Montmorency (%) 5.8% 17.7% 6.3% 23.6% 23 .7% 22.9°/4 100.0% Otsego(#) 1,387 3,731 1,484 5,427 3,495 2,433 17,957 Otsego(%) 7.7% 20.8% 8.3% 30.2% 19.5% 13.6% 100.0% Presque Isle (#) 854 2,649 962 3,485 3,077 2,716 13,743 Presque Isle. (%) 6.2% 19.3 % 7.0% 25.4% 22.4% 19.8% 100.0% Michigan (%) 7.4% 22.3% 13.6% 27.5% 19.4% 9.9% 100.0% Note: (#) = Number of persons in the age category shown. (%) population. Source: U.S. Bureau of the Census 2-7 = Age category as a percent of total �. b>V A,Re TABLE2 -6 Cheboygan County: 1990 Poou lat1on 0-4 yrs. 5-17 yrs. 18-24 yrs. 25-44 yrs. 45-64 yrs. 65 yrs & > Total 1,444 4,161 1,597 5,830 4,650 3,716 21,398 Aloha Twp. 34 122 53 199 180 119 707 Beaugrand Twp. 75 184 92 289 231 133 1004 149 517 140 744 497 341 2,388 27 63 28 107 169 139 533 391 969 453 1,380 906 900 4,999 Ellis Twp. 19 83 21 99 68 55 345 Forest Twp. 67 205 68 247 201 141 929 Grant Twp. 32 119 47 153 182 153 686 Hebron Twp. 11 50 12 65 36 28 202 Inverness Twp. 119 387 169 573 433 271 1,952 Koehler Twp. 59 138 48 195 149 133 722 Mackinaw City* 51 157 67 254 191 155 875 Mackinaw Twp. 43 122 35 176 146 82 604 Mentor Twp. 29 91 40 130 145 83 518 Mullett Twp. 66 188 68 249 228 257 1,056 Munro Twp. 29 106 34 151 109 83 512 NwidaTwp. 48 161 58 185 162 111 725 149 392 150 574 539 493 2,297 Walker Twp. 16 61 19 75 51 34 256 Waverly Twp. 23 69 18 79 96 86 371 Wilmot Twp. 58 134 44 160 122 74 592 Wolverine Vil.** 24 68 17 76 46 52 283 Cheboygan Co. Benton Twp. Burt Twp. Cheboygan City Tuscarora Twp. Source: • •• U.S. Bureau of the Census Mackinaw City figures include those portions of the Village located in both Cheboygan and Emmet Counties. The Cheboygan County portion ofMaclcinaw City's figures are also counted in Mackinaw Township's numbers. Portions of Wolverine Village figures are also counted in Nunda and Wilmot Township's numb.:rs . 2-8 �The county's population and average age are increasing. In 1990, the largest age classification in the county was in the 25-44 year old bracket (27.2%), illustrated in TABLE 2-7. A decade earlier the largest classification was 5-19 years old (26.2%). And 1996 estimates show that the 25-44 year old classification remains the largest followed by those 45-64 years old, illustrated in TABLE 2-8. The county's age distribution continues to increase in those over 25 years of age. Over the past three decades, the county's population under 25 years old has continued to shrink (see FIGURE 2-3). In all of the units of government within the county, greater than half of their population was 25 years or older, with an ever increasing population greater than 45 years of age (see TABLE 2-5 and FIGURE 2-2). t P ODU It' a 10n b1y A.ge: 1970 - 1990 TABLE 2 - 7 Che boygan C ounty 0-4 yrs. 5-19 yrs. 20-24 yrs. 25-44 yrs. 65 yrs. & > 45-64 yrs. Total 1970 1,497 5,317 1,008 3,495 3,297 1,959 16,573 % of total 9.0% 32.1% 6.1% 21.1% 19.9% 11.8% 100% 1980 1,510 5,405 1,477 5,172 4,201 2,884 20,649 % of total 7.3% 26.2% 7.2% 25.0% 20.3% 14.0% 100% 1990 1,444 4,676 1,082 5,830 4,650 3,716 21,398 % of total 6.7% 21.9% 5.1% 27.2% 21.7% 17.4% Source: U.S. Bureau of the Census . E st1mates . b,y A ~e: 1996 TABLE 2 -8 Ch eboygan County P opuIat10n 0-4 yrs. 5-17 yrs. 18-24 yrs. 25-44 yrs. 45-64 yrs. 65 yrs. & > Total 1996* 1,424 4,540 1,456 6,112 5,317 4,144 22,993 % of total 6.2% 19.7% 6.3% 26.6% 23.1% 18.0% * Estimates of population as of July 1, 1996 Source: U.S. Bureau of the Census 2-9 �POPULATION PROJECTIONS Three sources of population projections presently exist, based on 1990 population figures. All three sources, NEMCOG, the University of Michigan and the Michigan Department of Management and Budget, project increases in the county's total population until 2010. The University of Michigan then projects a slight decrease from 2010 to 2020, but the State's figures show an increase in growth during that time period (illustrated in FIGURE 2-4). Cheboygan County Population: Actual & Projected 1970-2020 30000 25000 20000 15000 --+- NEMCOG -a- Univ. of Mich. Dept. of Man. & Bud. --M-- Official Census Counts -b- 10000 5000 1970 1980 1990 2000 2010 2020 FIGURE 2-4: Cheboygan County Population Actual and Projected: 1970-2020 Sources: Official Census Counts: U.S. Bureau of the Census Dept. of Man. & Bud: Mich. Department ofManagement and Budget (1996) Univ. of Mich: Regional Economic Models, Inc. by the U. of M. for MDOT (1994) NEMCOG: Northeast Michigan Council of Governments (1992) Faced with these three somewhat contradictory population projections, it is difficult to know which one will prove closest to the future reality. A comparison between population projections and population estimates can measure how accurate these projections may actually be. The Census Bureau estimates that between 1990 and 1997, the county's population grew from 21,398 to 23,535, for an increase of 10% (see TABLE 2-9). If the county's population continues to grow at that rate, it will have a population of 24,448 by 2000. This figure is higher than all of the projections sited for that year, with NEMCOG's projections being the closest (see FIGURE 2-4). If this population trend continues beyond the year 2000, it would seem that all 2-10 �of the projections are too low, and that U of M's projection of a population loss between 2010 and 2020 is not likely to occur. What the county's future population becomes is, of course, difficult to know for certain and is dependent upon many factors that are impossible to predict. Barring any major economic set-back, however, it is safe to say that the county's population will continue to grow each decade at a rate somewhere in-between the projections sited above. Population projections from the Michigan Department of Management and Budget are the only ones which predict future population by age (see TABLE 2-10). Age distribution projections predict the county's 45 years of age and older age classifications will continue to grow, while estimated numbers of those under 25 years of age will continue to dwindle. . P ro1ect1ons: . 2000 -2020 TABLE 2 -9 Cheb oygan Countv Popu Iatton Source % Change 1990-2000 2000 2010 % Change 2000-2010 2020 % Change 2010-2020 NEMCOG 24,054 +12.4% 26,859 +11.7% NIA NIA UofM 23,100 +7.9% 25,110 +8 .7% 23,117 -7.9% DMB 23,728 +10.9% 25,097 +5.8% 26,119 +4.1% Source: NEMCOG - by Northeast Michigan Council of Governments; U of M - Regional Economic Models, Inc. by University of Michigan for the Michigan Department of Transportation; DMB - Michigan Department of Management and Budget, Office of the State Demographer. . d P opulatlon . b,y A,ge: 1990 - 2020 TABLE 2- 10 Cheb oygan County p ro1ecte AGE * ** 2000** 1990* 2010** 2020** 0-4 years 1,444 1,416 1,451 1,356 5-19 years 4,676 4,612 4,231 4,193 20-44 years 6,912 6,679 6,184 6,112 45-64 years 4,650 6,128 7,069 6,354 65 years & over 3,716 4,893 6,162 8,104 Total 21,398 23,728 25,097 26,119 Source: U.S. Bureau of the Census - actual counts. Source: Michigan Department of Management and Budget, Office of the State Demographer. 2-11 �SEASONAL POPULATION Obtaining accurate numbers of seasonal residents and tourists is difficult. Because the U.S. Census is conducted each decade in April, the numbers only reflect those persons who live in the county on a year-round basis. In 1990, the Census demonstrated that 34.3% of the housing units in the county were seasonal, illustrated in TABLE 2-11 . This means that over one third of the county's total housing stock are owned by seasonal residents. The percentage of Cheboygan County's housing units that are seasonal is roughly comparable to the surrounding counties and reflects the importance of northern Michigan counties as a tourism and recreation center, and retirement community. s . &S tate . - 1990 Cheboygan, urroundin1g Counties TABLE 2- 11 P ercent S easonalHousmg Uruts Unit of Government Percent Seasonal Housing Units* Charlevoix 29.5% Cheboygan 34.3% Emmet 29.7% Mackinac 43 .6% Montmorency 55.4% Otsego 34.8% Presque Isle 34.1% Michigan 5.8% * The percent of seasonal housing units as compared to each county's total housing units. Source: U.S. Bureau of the Census A rough estimate of the number of county seasonal residents can be calculated by multiplying the number of county seasonal housing units (4,831) by the county's average number of persons per household (2.6), for a total of 12,561 persons. Seasonal residents, therefore, added another 59 percent to the county's year-round residents, for a total of approximately 33,959 persons, compared to the actual 1990 Census figure of 21,398 persons. This figure does not include those seasonal visitors or tourists staying in area motels, campgrounds or family homes. It is impossible to obtain accurate count of the number of the tourists who visit the county. However, the influence that tourists have on the local economy is easier to quantify. This topic will be discussed in Chapter 3 "Economy & Employment". 2-12 �HOUSING The number of residential housing units in the county has been increasing at a rate greater than the population. This reflects the trend toward fewer persons per household. TABLE 2-12 shows that between 1970 and 1990, Cheboygan County's total number of housing units increased by 57. 9%, while the population during that same period increased by only 29.1 %. TABLE 2-12: Cheboygan County Housing Characteristics (1970 - 1990) Housing Characteristics 1980 1970 % Change* 1990 % Change* Total Housing Units 8,924 12,488 +39.9%, 14,090 +12.8% Total Occupied Units 4,944 7,277 +47.2% 8,201 +12.7% Owner-Occupied (#) 4,090 5,994 +46.6% 6,522 +8.8% Owner-Occupied(%) 82.7% 82.4% Renter-Occupied(#) 854 1,283 Renter-Occupied(%) 17.3% 17.6% Total Vacant Units 3,980 5,211 +30.9% 5,889 +13 .0% Seasonal Units 2,898 2,821 -2.7% 4,831 +71.3% Owner(%) NIA 2.6% 2.1% Renter(%) NIA 12.1% 8.4% Persons Per Household 3.3 2.8 2.6 79.5% +50.2% 1,679 +30.8% 20.5% Vacancy Rate:** * ** Number shows percent change from preceding Census. Vacancy rate includes those housing units which are vacant, for sale or rent and are not seasonal housing units. Source: U.S. Bureau of the Census The percentage of owner-occupied housing units in Cheboygan County has decreased over the past three decades. In 1970, owner-occupied housing units made up 82.7% of the county's total occupied units, while in 1990 they made up 79.5%, for a decrease of 3.2%. Between 1980 and 1990, the number of owner-occupied housing decreased by 2.9%. The county's vacancy rate, both owner and renter, has continued to decrease over the past two decades. Vacancy data is one measure of the availability of housing in a community. Sufficient housing stock, for both owner-occupied and renter-occupied, must be provided to accommodate an expanding population base. According to the Census, Cheboygan County's housing market vacancy rate was remarkably low in 1980, at 2.6%, and even lower in 1990, at 2.1% (see TABLE 2-12). Typical normal vacancy rates of owner-occupied housing are nationally about 5%. Cheboygan County's low percentage indicates a tight housing market and an inadequate supply of available units for new residents. This situation indicates that the demand for housing 2-13 �is not being met through the existing housing stock. More will be discussed concerning this issue, later in this chapter. The greatest numbers of housing units are found, naturally, where the population centers are located. In Cheboygan County, population and housing units are most numerous in the City of Cheboygan, the two townships east and south of the City, and in Tuscarora Township, mostly within and south of the community oflndian River and along the Burt Lake shoreline. The City of Cheboygan contains 23.6% (1,939 units) of all the occupied (year-round) housing units within the county (see TABLE 2-13). Tuscarora Township contains the second largest percentage (11.8%) and number of units (964), followed by Benton Township and Inverness Township. Tuscarora Township has the largest number of seasonal housing units (737) within Cheboygan County due to the presence of Burt Lake. Seasonal housing units make up 41. 6% of all housing units within Tuscarora Township. Burt, Grant, Mullett, Munro and Waverly townships all have a greater number of seasonal housing units than occupied (year-round) housing units. Most notably, Munro Township has 330% more seasonal than year-round occupied housing units. When analyzing the age of the county's housing stock, it was found that 45.6% of all the housing units in Cheboygan County were built between 1970 and March 1990. The largest number and percentage of housing units within the county were constructed between 1970 and 1979, as illustrated in TABLE 2-14. Nearly 29°/o of the housing units in the county were constructed before 1949. . Ch eboygan County TABLE2 -14 A,geo fHousmg structures m Year Structure Built Number Percent 1980 to March 1990 2,521 17.9% 1970 to 1979 3,900 27.7% 1960 to 1969 2,211 15.7% 1950 to 1959 1,443 10.2% 1940 to 1949 944 6.7% 1939 or earlier 3,071 21.8% Source: U.S. Bureau of the Census 2-14 �TABLE 2-1 3 : . b>V Mi nor C'1v1·1 D1v1s1on ... Che bov~an Countv- 1990Housm~ Units Unit of Government Total Housing Units Occupied Housing Units %of County's Total Housing Units Seasonal Housing Units Seasonal Units as% of Municipality's Total Occupied Housing Units 14,090 8,201 100% 4,831 58.9% Aloha Twp. 535 278 3.4% 220 41 .1% Beaugrand Twp. 550 386 4.7% 128 33.2% 1,272 877 10.7% 349 39.8% 657 224 2.7% 419 191.3% 2,215 1,939 23.6% 67 3.5% Ellis Twp. 219 119 1.5% 87 73.1% Forest Twp. 559 338 4.1% 178 52.7% Grant Twp. 714 275 3.4% 409 148.7% Hebron Twp. 148 74 0.9% 63 85.1% 1,037 738 9.0% 229 31.0% Koehler Twp. 636 264 3.2% 234 88.6% Mackinaw City* 261 167 2.0% 76 45.5% Mackinaw Twp. 444 235 2.9% 172 73.2% Mentor Twp. 319 206 2.5% 90 43.7% Mullett Twp. 1,049 405 4.9°/o 478 118.0% Munro Twp. 591 193 2.4% 363 305.0% Nunda Twp. 513 259 3.2% 230 88.8% 1,770 964 11.8% 737 76.5% Walker Twp. 117 78 1.0% 32 41.0% Waverly Twp. 372 143 1.7% 209 146.2% Wilmot Twp. 373 206 2.5% 137 66.5% Wolverine Vil.** 136 105 1.3% 23 21.9% Cheboygan Co. Benton Twp. Burt Twp. Cheboygan City Inverness Twp. Tuscarora Twp. * ** Mackinaw City data is included in that shown for Mackinaw Township. Village of Wolverine data is included in that shown for Nunda and Wilmot Township. Source: U.S. Census Bureau 2-15 �RESIDENTIAL CONSTRUCTION ACTMTY Cheboygan County residential building permits indicate construction activity within the county for the past five years. The number of building permits issued per year for the construction of new single-family residences has averaged 172, as illustrated in TABLE 2-15. The largest number of building permits (193) issued for the construction of new single-family residences occurred in 1996. While no building permits were issued for the construction of multi-family residences for the past five years, many permits have been issued for the placement of mobile homes and HUD low-income modular housing units. Between 1993 and 1997, an average of 154 building permits were issued each year for these types of housing units within Cheboygan County. It should be noted that modular homes meeting BOCA Code standards, which are erected on site are considered to be single family residences, while those not meeting that standard are considered to be mobile homes. TABLE 2- 15 Cheboy:"'an County BUl·1d·mg P erm1ts - 1993 - 1997 Construction Types 1993 1994 1995 1996 1997 Pennits Pennits Pennits Pennits Pennits 162 172 161 193 172 0 2 0 0 0 Mobile Homes** 139 150 157 157 169 Misc. Residential*** 557 600 575 665 650 TOTAL RESIDENTIAL 858 924 893 1015 991 Single-Family Residence* Multi-Family Residence * Includes modular housing units meeting BOCA building standards. ** Includes HUD low-income modular housing units, as well as mobile homes. *** Includes additions and alterations, carports and garages, and storage bldgs. Source: Cheboygan County Building Department The construction of an average of 326 new single family dwellings per year in Cheboygan County (the average of both single-family and mobile homes) indicate that there has been construction of a significant number of new housing units within the county over the past few years. More significantly, the large number of mobile home placements indicate that a great number of affordable housing units are being erected. This activity should be helping to fill the gap for more housing and for affordable housing, which was identified earlier in this chapter. 2-16 �POPULATION BY RESIDENCE Surprising evidence is revealed when analyzing former residency of Cheboygan County's citizens. FIGURE 2-5 and TABLE 2-16 shows that of residents living in Cheboygan County in 1990, nearly 20% lived in the county in 1985 but in a different household. This figure indicates that one-fifth of the county's households moved into a different house within the county, some of which was caused by households splitting up, due to children leaving home, divorce and other reasons. This number is confirmed through data showing the decrease in the number of persons per household during the time period. Popular belief is that the increase in the number of households is mostly caused by migration to the county from outside the boundary. These figures show, however, that only about half of the county's growth in numbers of households between 1985 and 1990 was caused by inmigration from outside of the county. CHEBOYGA.N COUNTY RESIDENCE N 1985 Persons 5 yrs & > 111 Same rouse 14000 , - -- - - - - - - - - - - - - - - 12000 10000 111 Dif. rouse/same • ~Lrty/same state • Dif. state &XX) 6000 4000 2000 mAbroad 0 San-ehouse Df. Df. house/sarre couty/sarre couty state Df. state Abroad FIGURE 2-5: Cheboygan County Residence in 1985 Source: U.S. Bureau of the Census TABLE 2-16: Cheboygan County Res1.dency m 1985 Total Number of Persons Over 5 Years Old Type 12,016 Same House Different House/Same County 3,959 Different County/Same State 2,914 Different State 1,001 64 Abroad Source U.S. Bureau of the Census 2-17 �FINDINGS Cheboygan County's population is on the rise and is predicted to continue to increase into the next century. Although its growth rate has not been as high as some neighboring counties, it is much higher than the State's rate. Plans to accommodate this projected growth need to be undertaken in advance in order to provide adequate services and infrastructure to the area's future residents. A further exam of the county's stat1st1cs shows that like most of the rest of the nation, Cheboygan County's population is aging. Over the past three decades, the county's age distribution continued to increase in percentage of those over 25 years of age, while shrinking in those under 25 years. Shifting population bases create new demands on community services. While communities with a high concentration of children need to plan for the construction of schools and recreational facilities, communities with a larger elderly population need to concentrate more on plans for expanded health care and emergency services. In addition to the county's expanding and aging population, Cheboygan County's statistics show that there are now fewer persons per household than has been found in the past. Between 1970 and 1990, Cheboygan County's persons per household decreased from 3.3 to 2.6 persons. This is a trend found throughout the region, state and nation. If the county's population continues to increase, there will be a need for additional housing units to be constructed. Assessing the age and condition of the county's housing stock is an important planning tool. After a house is fifty years old it is typically in need of rehabilitation or replacement, depending upon the construction quality and history of continued maintenance. As of March 1990, the average housing unit in Cheboygan County was constructed in 1967, or over 30 years old. Nearly 29% of the total housing units in the county were constructed prior to 1949. These should, in theory, be in need of rehabilitation or replacement. The county is already actively involved in programs through the Michigan State Housing Development Authority (MSHDA) in order to provide local home owners with funding necessary for housing rehabilitation. A regional organization is currently being formed which will help to address the problem of housing shortages, especially that to be made available to lower income residents. Additionally, building permit data indicates that over 300 new single family dwellings are being erected per year in the county, many of which are affordable housing units. At least some of the county's increased housing demands, therefore, are already being addressed. As indicated, many of the housing units in the county are seasonal, meaning they are second and even possibly third houses of persons with primary residency in other vicinities. Many people, upon reaching retirement, spend a greater amount of time and often permanently move to houses that were previously secondary, seasonal homes. This scenario could result in an increase in demand for various human and public services in Cheboygan County. 2-18 �CHAPTER 3: ECONOJ\'IY AND EMPLOYMENT INCOME FIGURE 3-1 and TABLE 3-1 illustrate that Cheboygan County's median family income ( 1989 figures) was considerably lower than the State, but comparable to Mackinac, Montmorency and Presque Isle counties. The northwestern counties and Otsego County have higher median family income averages than the northeastern counties, including Cheboygan County. The northwestern side of the State tends to have higher incomes, due to greater economic diversity and a younger (wage earning) population base. Median Household Income for Cheboygan and Surrounding Counties & State: 1995 $40,000 $35,000 $30,000 $25,000 $20,000 $15,000 $10,000 $5,000 $0 FIGURE 3-1: 1995 Median Household Income for Cheboygan, Surrounding Counties & State Source: Michigan Department of Management & Budget Estimates: 1999 By comparing median household income data between 1989 and 1995, one finds that while northern Michigan ' s income levels are still below that of the State as a whole, incomes in this area are rising at a much faster rate than the State's. While the State's median household income rose by nearly 16 percent, between 1989 and 1995, all of the counties surrounding Cheboygan (except Presque Isle County) rose at a rate in excess of30 percent (see TABLE 31). Another way to measure income is to look at per capita income data, which is the average amount of income per person within an area. Cheboygan County's 1996 per capita income of $18,330 was 7.7% below the average of the surrounding counties. The State's nonmetropolitan area per capita income (1996 figures) of $18,594 was only l .4% greater than Cheboygan County's per capita income of $18,330 (see TABLE 3-2). 3-l �TABLE 3-l : Median Househo d Income Che bo1y_gan Countv, Surrounding Counties & State: 1989 and 1995 Unit of Government Charlevoix Cheboygan Emmet Mackinac Montmorency Otsego Presque Isle Michigan Source: 1989 Median Household Income $24,738 $21,006 $26,015 $19,397 $17,819 $26,356 $20,941 $31,020 1995 Median Household Income $34,406 $27,622 $34,480 $27,567 $23,765 $35,935 $26,383 $35,940 % Difference +39.1% +31.5% +32.5% +42 .1% +33.4% +36.3% +26.0% +15 .9% 1989 data - U.S. Bureau of the Census; 1995 data - Michigan Dept. of Management & Budget TABLE 3-2 P er C ap1ta . I ncome tior Che boygan, surroun d.m~ Count1es & Sate t Unit of Government 1988 1992 1996 Charlevoix $13,685 $17,547 $22,881 Cheboygan $12,106 $14,628 $18,330 Emmet $15,997 $20,441 $24,159 Mackinac $12,785 $16,299 $20,913 Montmorency $10,947 $12,718 $14,830 Otsego $13,512 $16,093 $19,847 Presque Isle $12,262 $14,180 $15,783 Michigan, non-metro. portion $12,725 $15,350 $18,594 Source: Regional Economic Infonnation System, U.S . Dept. of Commerce, Economic & Statistics Admin, Bureau of Economic Analysis Average income figures for Cheboygan County's municipalities show that although most of its communities have income close to the county's 1989 average, some are considerably higher or lower (see TABLE 3-3). For example, Burt Township, located in the west central portion of the county, had the highest per capita income in the county at $12,317, which is 28.7% higher than the county average. The Village ofWolverine had the lowest per capita income at $6,791, and the lowest family median income of $17,375, each being 2go1o below the county average. The highest median family income ($30,980) was found in Benton Township, east of the City of Cheboygan. That township's median family income was 27% higher than the county's average. Incomes are generally found to be higher in the Cheboygan County communities located near lakes (including Lake Michigan) and rivers. Since water front properties are considerably more expensive than other lands, only those individuals with higher incomes can afford to live there. The other more rural portions of the county, which are not near lakes, (i.e. the Wolverine area) tend to be populated by lower income families. This is largely a function of the distance from the major employment centers, such as Cheboygan City. 3-2 �TABLE 3-3 Cheboygan County 1989 Per Cap1ta an d Med'1an Income Municipality Per Capita Income Median Family Income Cheboygan Co. $9,568 $24.396 Aloha Twp. $10,056 $24, • 23 Beaugrand Twp. $10,020 $26.635 Benton Twp. $11,093 $30,980 Burt Twp. $12,317 $26.797 Cheboygan City $8,567 $22,816 Ellis Twp. $8,521 $20,000 Forest Twp. $7,893 $18.393 Grant Twp. $9,048 $23 ,264 Hebron Twp. $9,969 $26,250 Inverness Twp. $9,969 $26,356 Koehler Twp. $8,620 $24,732 Mackinaw City* $10,904 $29,688 Mackinaw Twp. $11 ,046 $29.063 Mentor Twp. $7,851 $19.018 Mullett Twp. $9,481 $21 ,389 Munro Twp. $10,094 $29,167 Nunda Twp. $8,013 $21 ,167 Tuscarora Twp. $10,666 $22,940 Walker Twp. $7,169 $25.833 Waverly Twp. $11 ,021 $23 ,333 Wilmot Twp. $8,989 $22,813 Wolverine Vil.•• $6,791 $17,375 • Mackinaw City figures include those portions of the Village located in both Cheboygan and Emmet Counties. The Cheboygan County portion of Mackinaw City's figures are also counted in Mackinaw Township's numbers. •• Portions of Wolverine Village figures are also counted in Nunda and Wilmot Township's numbers. Source: U.S. Bureau of the Census 3-3 �POVERTY STATUS Poverty data estimates from the Michigan Department of Management and Budget ( 1995 figures), indicate that Cheboygan County had the second highest percentage of its population fall ing below the poverty line when compared to its neighboring counties (see FIGURE 3-2 and TABLE 3-4). In 1995, 14.3% of the county' s population (all ages) and 21.2% of persons age Oto 17 years fell below the poverty line. Only Montmorency County' s figures were higher than Cheboygan' s for that year. Interestingly, however, Cheboygan County' s poverty figures were not much higher than the State' s data. In 1995, 12.6% of the State's population as a whole fell below the poverty level, which was only 1.7 points lower than Cheboygan's figure. Also, when comparing 1995 poverty statistics with 1989 Census poverty data (see TABLE 3-5), one finds that many of the subject counties' poverty rates have improved greatly over that time period, including Cheboygan's figures. From 1989 to 1995, Cheboygan County' s poverty rate (for all ages) fell from 15.6% to 14.3% (-1.3 points). Other surrounding counties also fell by a significant amount, including Mackinac County (-3 .9 points), Montmorency County (-1.8 points) and Presque Isle County (-1.5 points). The State's poverty rate only fell by .5 points during the same period. The data seems to indicate, therefore, that while many of the subject counties, still have high rates of poverty, there has been a marked improvement in recent years. 1995 Poverty Status for Cheboygan, Surrounding Counties & State 30.0% 25.0% 20.0% 15.0% 10.0% 5.0% 0.0% .....-.================== ·.·.· ·-·-•-·,·-· ·········•:•·······~---.·,:····;1:;;r;;~:-:·:t···,::,•····•~r~~:;t~;:~v-;····~·-v.~w.•.;v·~v·:··w···:;··~-::::i·"·;r;··~~{;f;:·· -Effi•- • % Population Below Po\€rty Ages 0-17 yrs . 6~ ;::.0~ 0x:.-1> im % Population Below Po\€rty All Ages rl>~ w cl)j ,,#~~ ~~ G v ~'l>v c,-\ rl>c, ~~ ~o &0~ ,,...,C:Jq) ~o ~~ v 9:J~ ~~ q-0 rl>~ ~0" .~C)j ~ FIGURE 3-2: Poverty Status - 1995 for Cheboygan, Surrounding Counties & State Source: Michigan Department of Management and Budget-1999 3-4 �Poverty data for persons 65 years and older is only available for 1989 (1990 Census figures) . Cheboygan County had 15.8% of its residents 65 years or older living in poverty, during that period, making it second to Presque Isle County at 17.8%. The county's poverty rate for persons 65 years or older was 5.0% greater than the State's average of 10.8%. Generally speaking, poverty statistics for Cheboygan County's municipalities are what would be expected after studying its per capita and median family income figures. When analyzing the poverty rates in the county's municipalities, it is not surprising to find that Burt Township had the lowest percentage below poverty ratings for all categories. Walker Township's poverty figures were the highest in the county within the categories of "all ages" and "persons 65 yrs and older" (34.3% and 58.5% respectively) (TABLE 3-6). That township's poverty rate for persons 65 years and older was 42.7% higher than the county's figure. Within the county, the Village of Wolverine had the highest percentage of persons with related children reporting incomes below the poverty level (44.2%). TABLE 3-4: 1995 Poverty Status: Cheboygan County, Surrounding Counties & State Income in 1995 Below Poverty Level All Ages(#) All Ages(%) Ages 0-17 yrs. (#) Ages 0-1 7 yrs. (%) Counties 2336 9.9% 908 Charlevoix 14.5% 14.3% Cheboygan 3314 1275 21.2% 2567 9.2% 950 Emmet 12.7% 1408 12.5% Mackinac 538 19.0% 15.7% Montmorency 1562 599 26.0% 8.9°/o 761 Otsego 1902 12.5% 13 .2% Presque Isle 1919 681 18.6% Michigan 1225586 12.6% 517850 20.1% Source: Michigan Department of Management & Budget - 1999 TABLE 3 -5 1989 P overty status: Che boygan Caunty, surroun d'mg Caunties &S tate Income in 1989 - Below poverty level All Ages(%) Counties Persons with related children < 18 yrs. (%) Persons 65 yrs. old & over (%) Charlevoix 10.4% 12.8% 12.7% Cheboygan 15.6% 20.8% 15.8% Emmet 8.5% 9.9°/o 11.9% Mackinac 16.4% 21.8% 14.1% Montmorency 17.5% 26.5% 13.2% Otsego 9.5% 11.2% 11.4% Presque Isle 14.7% 16.3% 17.8% Michigan 13.1% 18.2% 10.8% Source: U.S. BureauoftheCensus-1990 3-5 �.. r1ty TABLE 3-6: Ch e boygan Countv 1989 P overtv status b1y Mumc1pa Income in 1989 - Below Poverty Level Geographic Area All Ages(%) Persons with related children < 18 yrs. (%) Persons 65 yrs. old & over(%) Cheboygan Co . 15 .6% 20.8% 15.8% Aloha Twp. 8.9% 8.7% 10.6% Beaugrand Twp. 8.9% 11.9% 8.1% Benton Twp. 8.8% 13.2% 5.9% Burt Twp. 4.0% 4.1% 3.8% Cheboygan City 19.1% 24.1% 23.2% Ellis Twp. 13.6% 18.2% 0% Forest Twp. 17.3% 19.3% 9.7% Grant Twp. 19.0% 24.6% 18.1% Hebron Twp . 12.4% 17.3% 21.7% Inverness Twp. 13 .8% 19.7% 18.1% Koehler Twp. 20.2% 24.1% 10.6% Mackinaw City* 8.9% 12.4% 4.1% Mackinaw Twp. 8.4% 12.7% 8.8% Mentor Twp. 20.6% 28.1% 27.8% Mullett Twp. 17.4% 23 .1% 14.4% Munro Twp. 13 .1% 16.9% 29.3% Nunda Twp. 14.8% 19.4% 5.5% Tuscarora Twp. 15.9% 19.7% 13 .8% Walker Twp. 34.3% 42.3% 58.5% Waverly Twp. 22.3% 40.8% 28 .0% Wilmot Twp. 27.9% 42.3% 21.9% Wolverine Vil.** 24.1% 44.2% 0% * Mackinaw City figures include those portions of the Village located in Cheboygan and Emmet Counties. The Cheboygan County portion of Mackinaw City's figures are also counted in Mackinaw Township's numbers. ** Portions of Wolverine Village figures are also counted in Nunda and Wilmot Township's numbers. Source: U.S. Bureau of the Census 3-6 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Cheboygan-County_Comprehensive-Plan-Update_1999 Creator An entity primarily responsible for making the resource Cheboygan County Planning Commission, Cheboygan County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1999 Title A name given to the resource Cheboygan County Comprehensive Plan Update Description An account of the resource The Cheboygan County Comprehensive Plan Update was prepared by the Cheboygan County Planning Commission in 1999. Subject The topic of the resource Comprehensive plan publications Cheboygan County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/a8f9b7c22045fb118196593a99194df6.pdf 654e295b4801e9abdc8cfa7ae2ecc423 PDF Text Text ,,l CHEBOYGAN COUNTY COMPREHENSIVE PLAN PART 1 CHEBOYGAN COUNTY DESCRIPTION, DATA, AND GOALS August 1979 The Che boygan County Comprehensive Plan is divided into several parts for convenience of publication and use. The Table of Contents includes all of these parts. Part I gives an overview of the county, its people, economy, activities, services, environment and goals. Additional parts, published as separate books, address separate elements of county planning. Plans to be published at a future date and existing plans are listed in the Table of Contents. This project is a joint effort of the Cheboygan County Planning Commission and the Northeast Michigan Council of Governments with financial assistance provided through a grant from the Coastal Zone Management Act of 1972 (P.L. 92-583), administered by the Office of Coastal Zone Management (OCZM), National Oceanic and Atmospheric Administration (NOAA), U.S. Department of Commerce (USDOC), via the Michigan Department of Natural Resources, Land Resource Program Division and, in part, from the Northeast Michigan Council of Governments, the Northeast Michigan Manpower Consortium and the County of Cheboygan. �ACKNOWLEDGEMENTS -.- The Northeast Michigan Council of Governments wishes to -~~~:.. -·~-~-~~~-:-_. recognize Larraine Brackelman, former Cheboygan County Planner for her assistance in data collection and preliminary narrative development, Lew Steinbrecher and Carol Warren, Resource Planners on staff with the Northeast Michigan Council of Governments for their involvement in the preparation, coordination, and docu- mentation of the Plan, and the Cheboygan County Planning Commission for their review and cormnent of the preliminary drafts to the Plan, �TABLE OF CONTENTS PART I COUNTY DESCRIPTION. DATA AND GOALS Introduction • • • • 1 The Comprehensive Plan Planning In Cheboygan County The Planning Approach Regional Setting People • • • • • 2 4 . .4 .p • • • • 8 History •• ·• Population Growth Patterns Migr.ation Patterns Age Distribution Race and Origin . . • Population Density and Geographic Distribution Population Projections Economy Economic Structure Income • • • . Family Income . Personal Income Labor Force . • Employment and Unemployment Education Services • • • • Communication Transporation Energy Supply Water Supply Sewage Disposal Solid Waste. Public Safety . Education . • . Higher Education Health and Welfare Environment Climate . Air Pollution 17 18 20 22 26 _2t~ .. ' 29~- 36 38 41 43 44 47 50 Activities • Residential Commercial Industrial Recreation Agriculture. Forest/Open Space 9 15 15 .... 53 57 57 59 60 62 64 66 67 72 72 72 73 74 75 75 77 80 82 82 �j ] I• Environment (con't). Geology Soils Surface Water Groundwater Vegetation. Wildlife and Fish Minerals •. Coastal Management I 85 95 • ios 113 • 116 • 119 124 • • 126 Major Goals for Cheboygan County Land Use • . • • . • Waste Disposal • • • Economic Development •• Recreation •.•• Education .••• Government and Infrastructure PART II PART III PART IV • • 138 139 • • • 139 140 140 140 CHEBOYGAN COUNTY LAND USE PLAN, WITH APPENDIX A, LAND USE PLAN DEFINITIONS CHEBOYGAN COUNTY WASTE DISPOSAL PLAN CHEBOYGAN COUNTY RECREATION PLAN (Note: Page 59 of PART I shows Recreation Plan of June 1976) PART V CHEBOYGAN COUNTY ECONOMIC DEVELOPMENT PLAN �LIST OF CHARTS NO. TITLE 1 Population Trends 1900-1970 2 Population Change Determinants 3 Age Distribution Of Population 4 County Of Origin For Foreign Population 5 Age & Sex Districutio~ 6 Population By Race 7 Population Density - 197 0 8 Population Per Square Mile By Township 9 Population Estimates 10 Seasonal Population 11 Peak Population 12 Employment By Selected Industrial Sectors 13 Employment Change 1960 - 1970 14 Employment By Activity - 1970 15 Percentage Comparisons Of Employment & Earnings 16 Occupation Of the Employed - 1970 17 Per Capita Money Income 18 Annual Average Wage And Salary 19 Median Income 20 Family Income Levels 21 Total Personal Income - Per Capita 22 Personal Income 23 Size Of The Labor Force 1970-1975 24 Labor Force Participation Rate 25 Unemplo~ent Rate For Selected Years 26 Percent Unemployment By Month 1970 - 1976 27 Years Of School Completed By Persons 25 Years Old And Older 28 Cheboygan County Land Use 29 General Housing Characteristics 30 Building Permits 31 Housing - Year Structure Built 32 Major Industries 33 Agricultural Facts for Cheboygan County 34 Cattle 35 County Road , Commission General Information~ 1978 �znn·-·envn· · ,,,. i:>:F Ij ·· r, 2rn·wa•t'iZ±ii·rttidif f'jj(iii:,rtf'jft "fils'WtiMlf¾'?t@[Ili LIST OF CH.ARTS (con't.) ...j NO. 36 37 38 39 40 41 42 TITLE Solid Waste Disposal Sites Cheboygan County Law Enforcement - 1978 Description of Subsurface Strata Interpretations of Gener.al Soil Map (brief) Inter?re tations of Gen~ !~L Soil Map (detailed) .:-\ .crea ge Analysis For Cb.:~:. : }iln County Inv entory Of Game Species . �LIST OF MAPS NO. TITLE 1 The Northeast Michigan Region 2 Population Per Square Mile by Township 1970 3 Population Per Square Mile By Township - 1975 4 Existing Land Use Patterns 5 Commercial Areas 6 Primary Road System 7 Intermediate School District 8 Cheboygan County School Systems 9 District Health Department #4 10 Northern Michigan Community Mental Health Services Board 11 Climatic Data 12 Suspended Particles In The Air 13 Subsurface Geology - 14 Surface Geology 15 50 Foot Topographic Contour Lines 16 General Soil Map 17 Soil Suitability For Residential Development 18 Soil Suitability For Intense Recreation 19 Soil Suitability For Far~ ~ng 20 Soil Suitability For Forestry 21 Surfa c e Water System -22 \ Cheboygan River Watershed 23 Cheboygan River Sub-Watersheds 24 Groundwater In Glacial Deposits 25 Major Forest Types 26 Oil And Gas Wells 27 Coastal Boundary 28 She.retype 29 Areas of Particular Concern 30 High Risk Erosion Area 31 Future Land Uses I Ii• LIST OF GRAPHS 1 Unemployment By Month For Selected Years 2 Distribution Of Family Income 3 General Land Use Distribution ' I I j. �INTRODUCTION Cheboygan County is located at the very northern tip of the lower peninsula. The land is predominantly forested with a mix of rural agr~_c ultural ., areas and an urbanizing area around the City of Cheboygan. It is approxi- mately 240 miles northwest of Detroit and ~18 miles northeast of Chicago. To the east lies Presque Isle County~~~ to the south, Otsego. Both a similar physical make-up to Cheboygan, although Presque Isle ~as have more agricultural lands. Emmet and Charlevoix Counties lie to the west on Lake Michigan, both popular year-round tourist areas. To the no.ft~:,::, o~unded -· by 32.5 miles of shoreline, lies Lake Huron. Transportation to Cheboygan is primarily by highway networks. Highway I-75 connects Cheboygan north southern Florida. t-::i Sault Ste. Marie and south to Rail freight service is available to the County through the Detroit and Mackinaw Railroad five days a week. ger trains to northern Michigan. There are no passen- Commercial air service, both freight and passenger, is available to Cheboygan Cc ;1~ty through Emmet County Airport at Pellston. Small passenger planes can be accommodated at the Cheboygan City-County Airport near Cheboygan. Campbell Air Field, in Indian River, provides a grass landing strip for area residents and visitors. Cheboygan County contains nineteen townships, one city and two villages. The City of Cheboygan is located at the mouth of the Cheboygan River on Lake Huron. A federally maintained harbor is located here and is pri~arily used for general cargo such as coal, petroleum and limestone. rounded by a rapidly expanding residential area. -2- _, The City is sur- �The Village of Mackinaw City is located at the Mackinac Bridge the gateway to the Upper Peninsula. This Village, situated on the Straits of Mackinac, is a booming tourist center during the summer months. The Village of Wolverine is located in the southern p9rtion of the County on the Sturgeon River. stable population. This is a small community with 1 a· relatively There has been little change in the number of people residing there during the past two decades. Small, unincorporated rural centers all scattered throughout the County. Those communities include Mullett Lake, Afton, Toppinabee, Tower and the most populated of all unincorporated communities, ; In1_f~n--:.-:.River. ·_Cheboygan County is blessed with numerous inland lakes and streams. In fact, the County has more water area within its boundaries than any other county in the State. are located here. Three of the ten largest lakes in the State The forty-eight mile inland water route, which flows from Crooked Lake to Burt Lake to Mullett Lake and into Lake Huron, is an impcrtant recreational resource for Cheboygan County. �PEOPLE ACTIVITIES History Population Characteristics Population Projections Economy Government Residential Commercial-Industrial Recreation Agricultural Forest-Open Space SERVICES ENVIRONMENTAL Communication Energy Water Supply Waste Disposal Fire and Police Protection Transportation Education Health and Welfare Climate Geology Surface Geology-Soils Surface Water Vegetation Wildlife Coastal Management .. \ ~~~.-.zcr,.,.~.. While categorizing these various facets, their inter-relationships were explored and explained. Goals, objectives, and policies follow the SUIIllllary section. The public ~ input, through the goals and objectives, was translated into a "Future Land Use Plan." The "Future Land Use Plan" is a concept map of Cheboygan County, as it may appear in the future. But, remember that this future land use is a very general goal for the County to strive for. The actual future land use will result from the everday decisions made by each county resident, in private as well as in public meetings and elections. The Cheboygan County Comprehensive Plan is meant as a guide for those decisions. Regional Setting Cheboygan County is located within the boundaries of Region 9, one of 14 planning regions established throughout the State by Governor Milliken. The eight counties of Cheboygan, Crawford, Alpena, Alcona, Oscoda, Otsego, ' -· Presque Isle and Montmorency, compose Region 9 which commonly referred to as the Northeast Michigan Region. These eight units of governments, along with various school districts, road commissions and townships, are working -5- �. ,....,.,. Map 1 THE NORTHEAST MICHIGAN ~GION I ~ I i ~ • Bor09O j i____l: _J!_______ .J, Mor~uette . J Iron • 1--------, ·O1ck1n10n, I I ! Schoolcroft 1 ,----------, j 01110 j ~--•-r·j r-.i , ,,,.--......., ~~~~~~r '''''''" ''''' ·,' ,. ,,,,,,,,· '''''''" ,,,,,,,~ ' ' ' ' ' ' ''-! ~~~~~~~,:: ~ Pr•1qut lilt \ )-~\~~~'!..~---- ·- -T-- · - - - Q11t'90 t4-0ntmorenc:~ Alpen_o I C 1-iEBO'{GAN I ------•-t! o,codo - · -·- -- ·r··-. -·-•-• I Alcc, no Crowford COUNTY -6- �together to address mutual problems and opportunities that are predominant in the Region. The map on the next page illustrates the County's location Cheboygan, based on population, is the second larges_t county in the Region. Alpena County, which borders the City of Alpena, the major growth ' center of the Region, is first. The City of Cheboygan is eonsidered one of the secondary growth centers, the others being Gaylord and Grayling. These communities offer a wide range of services and functions as employme~ centers which have a decided influence on the surrounding area, extending beyond the County line. Justification for designating Cheboygan as a secon, J ary growth center is detailed in the 'a979 Regional Overa!-1 Development Prog : ✓ .- _ ..... -~=--~~ and endorsed by the Cheboygan County Board of Commissioners. The population of the Region in 1970 was 94,102 people. Between 1970 and 1975, the predicted growth rate for the Region was 11.5%, making the estimated 1975 population approximately 105,000. into consideration only permanent residents. However, these figures tak Since the County is a very attractive vacation and second home area, the population easily increases 100% during peak vacation months and hence, creates a real dilemma for thos e local governments trying to serve not only the year-round populace, but also part-time residents and vacationers. -7- _, �PEOPLE History Originally, Cheboygan County, as well as the rest of Michigan, was the homeland of the Indians. Then, in the early 1600's, the French explored the area and established a profitable fur business an~;missions. In the mid 1700's; both the British and the French courted the Indians' I I I friendship and control of the Michigan territory ".oee-1.iawe.d. 11 between· the thr e e nations for about 100 years. Fur merchants wanted the region to remain uninhabited except for Indians and traders, while farmers arui speculators wanted the land opened for settlement. , The Northwest Ordinance of 1787 formed the region between~-the.:Ohio ., !] and Mississippi Rivers and the Great Lakes into the first organized. terri- 1 tory. ' However, there was little land development due to insufficient land surveys, Indian disputes, and unstable governments. At first, Cheboygan County was part of Michilimackinac County in 1828; then it was transferred to Mackinac County in 1840. In 1856,, Cheboygan County was vastly enlarged to i~clude most of Northea st Michigan. At one time, ~heboygan County was divided into the two counties of Cheboygan and Wyandot. consolidated. Then in 1853, they were again rejoined and The first officers were elected at a special election held May 1, 1855, for the term of service that began January 1, 1855: County Clerk****************** Register of Deeds************* Sheriff*********************** Judge of Probate************** County Treasurer************** Prosecuting Attorney********** Circuit Court Commissioner**** County Surveyor*************** Coroners********************** Fish Inspector**************** -9- James S. Douglas Hiram A. Rood Bela Chapman Medard Metivier Bela Chapman Samuel H. Price Samuel H. Price Hiram L. Ban Richard Knight, Lorin P. Riggs Daniel L. Strang �From 1860 to the present, the County's boundaries have remained essentially the same. The area was first surveyed from 1840 to 1843 by State surveyors Messrs. Burt and Mullet. Burt and Mullet Lakes are named in their hone The name Cheboygan has many spellings and meanings. One story tel how an Indian Chief longed for a son, but when his wife gave birth, was told "She.-boy-a.-ga.n." Another possible meaning was from the Chippewa Indian word "Cha-bo,i..a,-ga.n" meaning "pla.c.e. ofi e,l'LO(.a.nc.e., a. poltta.ge. air... ha.Jr...b referring to the Cheboygan River mouth - a favorite harbor of refuge for Indians and whites alike, who sought shelter behind ,·Bei§',BJ.anc-c:t island fr c ;.;:-...:----= the fierce winds which swept Lake Huron. Other pronunciations were "Che.- pog-a.n" - Indian for "p)_pe.", or a corruption of "Che.-boy-ga.nn)_ng - .the. pla.c.e. ofi .the. will Jc..ic.e. fi)_ehi.1::, '-'. The earliest industrial site in the County as well as the upper Great Lakes Region was located at Mill Creek. Although the exact year in which the Campbell's saw mill was constructed is not known, re~ords indicate tha it was built between 1784 and 1793 and supplied lumber for both Fort Michilimackinac and Fort Mackinac. This mill was located about 4 miles southeast of the present Mackinaw City along the shores of Lake Huron. The County's earliest settlement was the present site of the Village of Mackinaw City which was later abandoned. The first settler in Cheboygan County was Jacob Sammons, who left Chicago in the spring of 1844, came to Mackinac Island and stayed there until autumn, when he sailed over to the Cheboygan River mouth in his sailing scow called the "Bu..nk.e.Jt H..LU." Mr. Sammons, a cooper by trade, was enchanted by the area's beauty and easy river accessibility to the Great Lakes and decided to build a shanty for building and selling barrels. On his return visit, Mr. Sammons was -10- �accompanied by his friend Alexander "Sa.ndy" McLeod. Together, they built a log cabin and the following spring Mr. Sammons fetched his family to live with him. Mr. McLeod eventually built the first dam at the site of the present one. The following spring he operated a primitive water- powered upright saw. Cheboygan and Duncan were the two s e t t lements near the Cheboygan River mouth that prospered and grew. This was the logical place for settlement because early connnunities depended mostly upon boats for travel and supplies. The early mail was by stagecoach and dogsled. With the opening of the Inland Route, mail and passengers were carried by a little side wheel steamer called t he "Valley Queen" . The Inland Water Route consists of Cheboygan River, Mullet Lake, Indian River, Burt Lake, Crooked River, and Crooked Lake. This I connected waterway provides acc ess between Lake Huron at Cheboygan and Conway a village on the shoreline of Crooked Lake, nine miles north of Petoskey. r oute has always been heavily used. The At first Indians paddled canoes through the water ser i es, then early survey crews use the route for connnercial transportation of the great log booms of the late 1800's. dammed to facilitate water travel. recreation. and back. Then it was dredged and The waterway also served as a means of Pleasure launches made scheduled tours from Cheboygan to Conway These excursion boats were complete with a band and were a very popular entertainment. \ With the advent of the automobile, the tour boats declined in popularity and were discontinued. Interest in boating has increased again in recent years with several thousand craft tally yearly through the Cheboygan River Locks and up the Inland Water Route once again. to as "Vunc.a.n Duncan, later referred Cay", was really a company-owned lumbering town of about 500 people who worked for the Thompson Smith family. I:. �The County's first industry was commercial lake fishing. The Cheboygan River offered easy access to the Straits and the Great Lakes, and many fisheries flourished along the Cheboygan River. Many families made their living from the tons of lake trout, white fish, walleye, perch, herring, menomipees, . ~ and chub that were abundantly caught during that time. At the same time, the lumbering era began in Cheboygan County around 1845 as a seemingly endless supply of white pine began rafting down the rivers. Lumber mills sprang up all over the County, business swelled and Cheboygan and Duncan grew rapidly. became incorporated as a village. In 1871, a scant 26 years later, Cheboygan During the lumber boom _pe_a k ,,.Ahe , Michigan - ---;---,~:: - ::=::-- - -=;-•· ~ -- Central and the Grand Rapids and Indian Railroads laid track to Cheboygan. Roads were opened up to surrounding communities as new settlements began in the County's interior. The present site of the Village of Wolverine was platted in 1881 and called "ToMy." Up to this time, various persons tried vainly to revive the abandoned Mackinac City settlement, and their efforts were rewarded when in 1882 the Village was incorporated as the Village of Mackinaw City. Other settlements were Indian River, Topinabee, Freedom, Afton, LeGrand, Burt· Lake, Cold Springs, Aloha, Manning, Alverno, Mullet Lake, Indianville, Elmhurst, Haak-wood, Trowbridge, Rondo, and Wildwood. these settlements were stations for the various railroads. Many of Freedom was so named because the train engineer would slow down in this area so that escapees could jump off before reaching the checkpoint station at Mackinaw City. By 1889, Cheboygan Village had grown enough to be incorporated as the City of Cheboygan. The County's 11 The City was then considerably larger than it is today. 911.e.e.n go.ed" of the forests stimulated the economy for over five decades, but as the timber demand fluctuated, so did the growth of Cheboygan. The Detroit and Mackinaw Railroad moved into the area in 1904, as did the paper mill. -12- �But alas, the fast growth and expanding economy came to an abrupt halt when the seemingly endless forests.were logged off. In 1898, the_ ·,1 Duncan City mills burned, leaving over 400 men jobless. Other mills and businesses burned or moved out as Cheboygan became an unprofitable . place to stay. I I I I I ~ The Phister and Vogel Leather Company at the tannery was the world's largest shoe tanning mill. Large quantities of hemlock bark were needed for the tanning process so many people were hired to cut hemlock for its bark, or worked in the mill. Later, a new tanning pro- cess and other considerations caused the mill to leave the City of Cheboygan. The last big mill in the City burned on November -15 ,- 1928 , ---. ----= . • ·~ --..t, ..' ? " ~ thus ending the great lumbering saga. Cheboygan County's economy was hard hit and many residents left the City to go downstate for jobs. At the same time, many people from the cities of southern Michigan, northern Ohio and Indiana began taking trips "up n.ofdh" to the beautiful north country. Resorts sprang up in Cheboygan County on the "Wile. GJte.a;t La.k.e.1.>" a s the lakes of the Inland Water Route were often called. This surge in the reso Lt business helped the economy, but only for the few summer months. Then, the depression hit the world and nation, but it really struck Cheboygan County. for the City. This period was a very difficult period financially However, the diversification of industry in the early 1940's due to the war and the need for buildings and manpower gave Cheboygan a new lea s e on life. The town awakened and the industrial base was expanded. Since the 1940's, Cheboygan County has numerous accomplishments to its credit. New structures since then are: -13- �6 Schools Hospital Additions County Building Library National Guard Armory Airport Cheboygan River Bridge 1-75 Freeway Mackinaw Bridge New industry and businesses have located in the Cheboygan area and this economic base holds promise for the future, with its growing indus- try and the development of the north as a year-round playground. History has proven Cheboygan County a desirable place to live seasonally or permanently near the county's growth centers. This comprehensive plan will help insure that it will rema~n desirable in the !yt_u~g~_,...-Cheboygan ·- :;::-.~.,....,~---<.-- - . . - ---- County must strike a delicate balance between its future growth and retention of its beautiful natural environment because both factors are what makes the County attractive to residents and tourists alike. The previous text was taken directly and/or indirectly from the following sources: Sanborn Township Comprehensive Plan Alcona County Cheboygan Centennial The Centennial History of Cheboygan County -14- �POPULATION CHARACTERISTICS In an attempt to meet the needs and desires of the people in Cheboygan . ~ County, it is essential to understand their general characteristics~ This element of the plan includes population information to provide insight about the area and its inhabitants, education surveys to establish the general character and abilities of the people, health and welfare data to gain insight into human physical needs, economic information to determine how the people make their living, and governmental structure to illustrat.e_Ji_qw_,,____:_" ,._.:!!..,,. . _____._..,_~-~..,. ------- Cheboygan County rules itself and provides for its collective needs. In Cheboygan County, as elsewhere, people are the major factor influencing the demand for public services and utilities, recreation, education and others. As population continues to increase, so will the demand for these services, not only from th~ residents within the County, but also from residents in adjoining countie;' anft downstate metropolitan areas. While primary emphasis should be directed t'c:>ward meeting the needs of the ,, '---...,_ permanent residents of Cheboygan County, atter:tion·- ~ -~t also be given to ·- the influence of the transient or seasonal residents. Growth Pattern The population of Cheboygan County has grown at an increasing rate over the past 30 years. The chart on the next page illustrates the changes in population by political subdivision and for the County as a whole between 1900 and 1970. The decline in population between 1910 - 1930 can be attributed to the decline in the lumbering era. While the population continued to increase between the years 1950 1960, the rate was far below that of the Northeast Region (+15.8%) and _. . =--. - �CHART 1 POPULATION TRENDS 1900 · 1970 Cheboygan County 1900 15516 Cheboygan County ~ l2lQ__ r&!&... +15.2% 17872 · 21.7% 332 446 1011 557 341 1064 462 394 1647 433 706 1909 425 1920 543 1238 650 153 321 290 · 17 .2% 6859 (1904) 614 -17 .7% 1920 13991 %Chg. •17.8% 1930 11502 % Chg. 1940 %Chg. +18.6% 13644 +.6% 1950 13731 %Chg. +6 . 0% 1960 14550 %Chg. +13.9% 1970 16573 Townships: Aloha 506 1063 404 326 622 542 379 1589 Beaugrand Benton Burt Ellis Forest Grant Hebron Inverness -11.9% "4 .9% +37.9% +4.6% +41.5% -14.8% +3.9% +l.7% Kochler 606 Mackinaw ._.I Maple Grove °'I Mentor +16 . 5% Organized from Forest 463 Mullett -8.2% Formed from Bust in 418 967 711 Munro .Nunda Tuscarora +29.9% +21 . 0% •8 .6% Walker Waverly I IS +179.1% Wilmot 316 -8 .2'11. -19 . 3% · 20.6% -64 .6% -30 .5% -50.7% ·32 . 5% ·21.1% ·20.~% -34 . 6% •9.2% +30 . 1% -8.8% -42.1% -42.2% +34.6% -9.0% -30. 3% 275 360 803 197 237 525 312 311 1317 283 641 63 553 195 495 716 376 206 292 202 + .4% • 13 . 3% -6.6% - 5 . 1% - 3 .3% · 22.7% -21.5% •24 , 8% -35.2% · 7.0% +2 . 5% -47 .6% · 70.2% • JA .9-.C, · 10.1% ·35.8% +16.11% -~l.5% •24.7% -30. 7% 276 312 750 187 229 406 245 334 854 263 657 33 165 263 346 460 439 100 220 140 +19.6% +45.S"·2.4% +26 .2% +31.9% +53.2% +53.8% • 33 . 8% +23.5% +16 . 7% +. 3% -69 . 7'11, +20.0% •3.8% +4.3% . +16 .9% +29.8% +10.5% +25 .0% +10.0% 330 454 732 236 302 622 377 313 1055 307 659 10 198 273 361 538 570 205 275 154 · 21.5% +19 . 1% +7 . 5% -24 . 1% -24 .5% · 2.7% -8 . 5% -3.9% +2.7% •10 .4% +4 . 1% +5 . 8% +6 . 8% +16.8% +13 .4% •17 . 1% +2 .0% -14 .2% +.5% +12 . 7% +25.5% + . 1% 274 578 919 203 189 617 296 191 1222 345 687 +93 .4% +47.l % +55 .6,C. +4.4% -12 . 7% +9.4% +45 . 6% -25.1% +37.1% +23.8% · 19.5% 530 850 1430 212 165 675 431 143 1675 427 553 Rejoined with Forest •II.I% .•.,., +24.9% ·3 . 9% +46.0% +l.4% •13.1% +31.8% Ories of Villages: 176 341 345 517 832 212 239 203 +14.8% +43.4% -3.8% ·10.0% +26.0% 202 489 332 465 1048 +21.8% +47.0% .J.3% +11.8% +27 .9% •12.7% JBS +22.7% -. 4% 238 211 +21.4'11. • 3.9'11. +19.7'11. 246 719 321 520 1340 227 285 271 i 6489 City of Cheboygan Wolverine Mackinaw City 259 541 787 179 228 605 345 190 1084 275 686 +5,7% ·32 . 7'11. 5642 413 -12.7'11. · 27.4% (a) 4923 300 +15.2% •14.3% 5673 ::11 +.2'11, "YI +23 . 7% +5 .2% 92~Jt\ (a) 1940 & 1950 figures include total population; 1960 and 1970 only Cheboygan County portion, excludes Emmett County part. II I jl j 1· ;,,~,! 'i \, I I' i1. I 5687 318 970 +3 ,0% -1.2% 5859 292 598 -5.2% +].1% •19.7% 5553 303 480 �the State (+22.8%). During the next decade, however, the rate of in- crease was slightly above that of both the Region and State (+13.4% each). Internal growth patterns indicate that Aloha Township grew the fastest, almost doubling its population between 1960-1970. However, ~?ckinaw and 1 Hebron Townships experienced a severe decrease in population during the same period. Migration Patterns A considerable decline in population ' was seen in the early 1900's. The loss of the lumbering . industry and related services foll9wed.:'£b~ ~the , Great Depression was a direct cause of this out-migration. By 1930, some semblance of stability had returned to the County and population was on the upswing. The years since 1940 have exhibited a steadily increasing rate of population growth. Much of the growth during this period has been a re- sult of natural increase, that is, a grea ter birth rate than death rate. CHART 2 POPULATION CHANGE DETERMINANTS 1950 - 1970 NATURAL INCREASE POPULATION 1950-1960 1960-1970 NET MIGRATION Amount % of 1950 Population -1148 -8.4% 1950 1960 Birth Death Amount Change 13,731 14,550 3608 1721 1967 Amount % of 1960 Population + 580 +4.0% 1960 1970 Birth Death Amount Change 14,550 16,573 3129 1686 1443 '! l I I I II �A factor influencing population growth is net migration. This is determined by comparing the actual population change to the natural increase. The figures in the chart on the previous page indicate that during the decade 1950-1960, out-migration of 1148 people was experienced. This, calculated as a percentage of the 1950 population, showed an 8.4% out-migration rate. people, or 6 percent. However, the actual population increased by 819 This increase then, was due to a natural increase, births over deaths. During the next decade, a reversal of out-migration was experienced. The natural increase was supplemented by 580 in-migraµts .to.. the__ County • .-. .. ·.-= -a:'~~- "' The 4.0 percent migration rate contributed to the 13.9 percent overall population increase. The movement of people from one area to another may be due to many factors. It is felt that the outflow exhibited in 1950-1960 was most likely due to the migration of young people to metropolitan areas in search of employment. During the decade of the sixties, this trend continued, but a new trend was also experienced. Retirees, in many cases young people who had left the area years before, were returning to the County, out-numbering the young workers leaving. If this trend continues, it could drastically change the economy and culture of the area. By recognizing this problem of out-migration by young people, local governments may want to encourage <level ment of employment facilities to enhance the County's economic structure. Age Distribution When a certain age group becomes a disproportionately largeor small portion of a population, it has a definite impact on the structure of the community. The chart on the next page compares the age distribution of the residents of Cheboygan County, the Region and the State. �CHART 3 AGE DISTRIBUTION OF POPULATION 1970 Age Group Region % Chebo:zi:gan Countz % fl . Michigan % } Pre-School & School Age 0 - 19 6,814 41 41 Family Forming 20-44 4,503 27 27 31 Mature Family 45-64 3,297 20 21 20 Retirement 65 + 1,959 12 11 9 27.3 28.3 . Median Age Sou.Jtc..e.: U• S • BUit ea.u. o 6 ,the. Ce.n1.i lL6 -. --'·~-~- 40 26.3 _;·,::-.z-~~.-~ .. A larger proportion of the County's population is composed of persons 65 years or older than is evident at the State level. This may not seem readily significant, however, the most productive group in terms of employment and tax revenues is the 25-44 years age bracket which is a smaller percentage of the County's population when compared to the State. Referring back to migration data presented before this, new insight into age distribution reinforces conclusions drawn here. The young in search of better jobs leave the area and those migrating in are principally older, retired persons. Projections show this trend continuing with an expected increase in median age from · 27.46 in 1970 to 33.86 in 1990. The pre-school and school-age groups may decrease in proportion as birth rates throughout the State and County decrease. shift in the types of services that will be in demand. This will require a This does not ·neces- sarily mean less expenditure for the younger groups as they most likely will continue to grow in absolute numbers. Rather, there will be proportionately less spent here and more spent on services required by other groups. �The Chart on the next page illustrates these factors previously discussed and shows the population broken into age groups by sex for comparison. The column at the far right indicates the percentage of the total population by age group. Race and Origin Further identification of population characteristics can be seen by a survey of race and nativity. The population of Cheboygan County, like most of its northern counterparts, is predominantly white. illustrate Charts 4 & 6 this characteristic of the County's residents-.,.,:~...~=.::,~~'"':°~::...:: · The greatest number of residents in the County are natives by birth, with 14 percent of the population being foreign born. Nearly all of these are Canadian in origin. CHART 4 COUNTRY OF ORIGIN FOR FOREIGN POPULATION CHEBOYGAN COUNTY Total Population Total Fo.reign 16,573 2,334 United Kingdom Ireland Sweden Germany Poland Czechoslovakia Austria Hungary U.S.S.R. Italy Canada Mexico Cuba Other America All other and not reported -20- 107 86 106 328 199 34 17 21 26 28 1,068 16 298 -~ �CHART 5 CHEBOYGAN COUNTY I MALE AGES ' 922 413 1037 412 55-59 50-54 376 381 465 435 45-49 386 429 I 40-44 391 425 417 396 431 438 25-29 479 518 20-24 477 531 791 747 1005 952 945 765 877 732 I I 35-39 30-34 r 15-19 10-14 I I 5-9 0-4 I I 10~0 8Jo I I 600 I I 4Jo I I 65+ 2io 798 60-64 345 320 ., . 55-59 ,Q-54 408 --.5 -49 I 40-44 I 35-39 I 30-34 25 -29 I 20-24 I J 5-9 0-4 I I I 1000 I I 800 I I 600 5.0% I I I 400 I 5. 1% I 4.9% -- 4.9% .- - 4.9% 4.9% '.i.n I -- I I I I 6Jo I 9.3% I I 11. 8% 11. 0% 9.1% J 8100 1 1000 J .. I 11. 1% 4.6% 5. 4;(' 406 5.5% 350 429 5.4% 357 405 400 401 5.5% 382 390 5.3% 369 359 5. 0% 377 365 598 772 522 742 5.1% . 7. 7% 873 911 787 904 f i- .,ii 6. 1% I 4ho 1· 6.0:i.'. 377 _ 389 2~0 11 00 i I FEMALE 814 r 15-19 10-14 r 11. 8% 1960 MALE AGES 1do 200 100 PERCENT FU1ALE 1970 I 65+ 60-64 I - AGE AND SEX DISTRIBUTION 1!0 2!0 -21- I 5.2% I 'I I 4100 I 6!o I 8~0 10.4% 11. 4"/. 12.4% ', I iI 1Joo i' I. ' �CHART 6 POPULATION BY RACE POPULATION WHITE NEGRO INDIAN OTHER 203,211,926 87.5% 11. 1% 0. 4%; 1.0% 8,875,083 88.3% 11.2% 0.2% 0.4% Region 94,107 99.5% 0.2% 0. 2% 0.1% Cheboygan 16,573 99.3% 0.1% 0.4% 0. 2% U. S. Michigan SoUJtc.e.: County o.nd Regional.. Faw, MSU Co-op EX-te.n..6-<.o n SeJtvic.e.. Population Density and Geographic Distribution While the County ~s primarily considered a rural area, there are several localities where population is concentrated. The City of Cheboygan, the Lake Huron shoreline between Cheboygan and Mackinaw, the Indian River area and the inland lakes appear to be the areas of highest concentration in the County CHART 7 POPULATION DENSITY - 1970 TOTAL POPULATION AREA SQUARE MILE POPULATION PER SQUARE MILE RESIDENCE % RTJR:\L % URBAN Cheboygan County 16,573 725 22.9 33.5 66.5 Northeast Region 94,106 4,274 22.0 28.3 71. 7 8,875,083 56,817 156.2 73. 8 26.2 Michigan .. The chart above clearly illustrates that Cheboygan County as well as the entire Northr~st Michigan Region is far more rural than the State. This rural characteristic creates many problems in terms of developing the County economically and providing essential governmental services. The l. l1a rt. on the next page shows the density of Cheboygan County by town- ship for the years of 1970 and 1975. The geographical distribution of l·he Criunty's population is illustrated on the maps pn the following pages. These maps clearly show that Tuscarora, Inverness, Beaugrand and Mackinaw Townships have the heaviest concentration of population in the County. �CHART 8 POPULATION PER SQUARE MILE BY TOWNSHIP Area in Square Miles Population·Per Square Miles TOWNSHIP TOTAL AREA* IN .SQUARE MILES 1970 1975 CHANGE ALOHA 32.3 18.3 19.8 1.5 BEAUGRAND 24.2 35 .1 44.2 9.1 BENTON 61.3 23.8 30.6 6.8 BURT 34.9 10.9 10.8 ELLIS 36.0 4.6 4.2 FOREST 69.5 9.8 10 ,0 .2 GRANT 57.5 8.9 10.2 1. 3 HEBRON 35.0 4.1 4.4 .3 INVERNESS 37.5 49. 1 58.9 9.8 KOEHLER 46.8 9. 7 10.8 1.1 MACKINAW 11. 7 47.3 53.9 6.6 MENTOR 35.9 6.9 6.4 -.5 MULLETT 35. 7 37.3 46.5 9.2 MUNRO 35.8 11. 4 12.9 1.5 NUNDA 71. 3 7.3 7.5 .2 TUSCARORA 41. 7 45.1 54.0 8.9 WALKER 34.8 6.6 7.2 .6 WAVERLY 52.8 5.9 6.7 .8 WILMOT 36.2 7.5 8.5 1.0 22.9 26.5 3.5 CITY OF CHEBOYGAN 7.2 CHEBOYGAN COUNTY 798 *Inc.i.udv.i Land and Wa.:te/l. A~ea. · --~~~~ .4 �MAP 2 CHEBOYGA[\J COUNTY Pop./Sq. Mi le by Township n_ 1970 . \: 4.1 LE 10-20 20-30 f<.OEHLER WAVERLY 9.7 5.9 TUSCAH0RA "-!.i.l 1-------------,,--•·-----------,------~---- .--...-------------4 ELLIS 4.6 MENTOR WALKER 6 .9 6 .6 FORSST 9.S WILMOT 7.5 NUNDA 7.3 30- Up �MAP 3 CHEBOYGAN COUNTY POPULATION PER SQUARE MILE BY TOWNSHIP 1975 Hebron 4.4 . ·- __ ........ __,_ ---~---- --~ _.... ~~ ~ --· .......... _ -· . LEGEND . ess than 10 10-20 20-30 30-40 40-50 so+ Waverly 6.7 Mentor Walker Ellis 7.2 4.2 6.4 Wolverine Wilmot Nunda 8.5 7.5 -25- ........ .· ....... . ; : ·.:: ..·.·: .·. ·.. : .·. ..·.. .-:_.:_.:_..-:.·.·.·. ·.·.·.·.· . . D r::J.. �Population Projections Growth in permanent population is expected to be a continuing trend in Cheboygan County. Population •estimates must be approached with a certain amount of caution, but are useful in determining future demands in services. It must be kept in mind that i.f trends of migration, birth rate, ana· economic development change, so will the projected figures. mates - low, medium and high. Chart 9 gives three esti- These estimates serve to set the upper and lower limits to expected growth. For the purposes of this report, ~ ~ wlll use the medium estimate which was derived by the Northeast Michigan Council of ,.' - --~~-:::-~r Governments. 9 CHART POPULATION ESTIMATES CHEBOYGAN COUNTY 1970 Low 16,573 * Medium High 1975 1980 1985 17,676 18,913 20,467 . 22,002 19,111 20,980 24,858 26,796 20,169 24,205 28,353 32,393 1990 2•JCFJ 30,S L * LJ. S. Ce.Mu..6. Seasonal Population ., . .. . A complete Htu<ly o( population ln Cheboygan County must include conside ration of the s easonal population influx. figures, In 1970, according I c1 Census 44.6 percent of all housing units were seasonal, occupied only a portion of the year. figures appear. Applying this to 1975 estimates, some interesting Assuming the average number of persons per dwelling unit to be the same as the 1970 census figures, population in seasonal housing, if occupied, could reach over 16,000 persons. -26- Chart 10 illustrates this point. �CHART 10 SEASONAL POPULATION CHEBOYGAN COUNTY Total Housing Year-Round Occupied Housing Seasonal Number Housing % of Total Housing •r People Per Dwelling Seasonal Residents 1970 8,924 4,944 3,980 44.6% 3.3 13,134 1975 11,156 5,746 4,976 44.6% 3.3 16,421 If these figures are added to the estimated 1975 year-round residents of 19,111 persons, the population could swell to 32,532. lation places pressures on our natural resources. This increased popu- More development will . probably occur along our lakes and streams affecting water quality. : such as sewer, water and additional fire service will possibly need to be expanded. If trends continue as they have in the past, many of these residences will become permanent homes for retirees. We must be aware of these possi- bilities and be able to adapt if need be to meet these increased demands. Another group must be considered in this analysis. These are the tran- sient tourists, those who occupy campgrounds and commercial lodging. These people require slightly different services from those of the seasonal residents. They place an increased burden on our road system and require additional recreational facilities. According to the State o f :1ichigan, Department of Natural Resources, the official average number of people per campsite is 4.04 people. There are 2389 campsites, private and public, in the county. 2389 x 4.04 persons/site 9652 people Estimating the population in commercial lodging is a more complicated process. This was done by NEMCOG in 1977. The figure derived for the potential summer population in existing commercial lodging was 5179 persons. -27- ··:. .-~· 7" �Considering all this data, we see that by adding potential seasonal population for a "good" summer weekend to the estimated permanent population, a figure for peak population is arrived at. 11 CHART PEAK POPULATION CHEBOYGAN COUNTY % of Permanent Po:eulation JI 1t ~ - 16,421 89.9 Campgrounds 9,652 . 50. 5 Commercial Lodging 5,179 27.1 Seasonal Residents · f.S 9~;;;~~~!"'~ --=-- :...,_..:,. -==---:: Total "Swnme.Jt" Increase 30,753 Permanent Population 19,111 100.0 Total Peak Population 49,864 260.9 ~ .!.. This figure of 49,864 may seem high, but it does not take into account visitors who lodged with family or friends, private camps or resorts, or mobile homes. This is considered to be a fairly accurate estimate of popu- lation present during the summer months. In planning, it is important to understand the impact these people could have on our economic and social welfare. The County must be adequately prepared to meet their demands and yet retain the qualities of life that make Cheboygan County unique in this day and age. :- �CHART 15 Tr Services 'jr~~:::::=======~lng .4 riculture 24 . 5 Trade 19.4 Michigan Total Earnings by Major Sources Michigan Employment by Major Sources PERCENTAGE COMPARISIONS OF EMPLOYMENT AND EARNINGS FOR MICHIGAN AND CHEBOYGAN Manufacturing 24.2 in Ing Cheboygan County Employment by Major Sources Cheboygan County Total Earnings by Major Sources • · Source: County and Re~ional Far.ts. M.S. Tl. r.nnnemtil' �I I than Cheboygan County. this sector is of a slightly higher proportion than people employe~. · Development in this sector will have a greater economic impact over trade or service areas. Contract construction is another area that exhibits high. ,wage and salary levels. Data on occupational structure is valuable because it gives information about the skill requirements of employers in certain geographical areas. , . The percentage of earnings for Cheboygan County in CHART - . ., _ ...,. _ __ , .;,_,_,..i:: - 16 OCCUPATION OF THE EMPLOYED, 1970 (percent) CHEBOYGAN REGION STATE Total Employed, 14 and over 100 100 100 Professional, Technical and Kindred workers 10.9 11.5 13 Managers and Administrators except Farm 7.8 8.4 8.8 Sales Workers 8.0 6.8 6.1 12.7 12.7 6.4 -· 15. 5 16.7 21.5 21. 0 5.0 5.2 Laborers, except Farm 4.9 6.7 5.3 Farmers and Farm Managers 1. 7 2.5 1.3 Farm Laborers and Farm Foremen 0.7 1.0 0.6 16.5 13.8 7.4 Clerical and Kindred Workers Craftsmen, Foremen and Kindred Workers Operatives, except Transport Service Workers SoUJT..c.e.: U.S. BUJT..e.a.u. o-6 Ce.YL6u..6. �The occupational structure of Cheboygan County gives - further insight into the economy. occupations. Chart 16 lists the percentage of workers found in variouf When compared to the State and Region Cheboygan County ,has a greater percentage of white collar workers versus blue collar workers. The chart shows that 39.5 percent of the County's work force is classified as white collar as compared to only 34.3 percent for the State Approxi- rnately one-half of the State's work force is considered blue collar as compared to 41 percent in Cheboygan County. These differences may be due to the auto industries employing a greater number of downstate. oTue~cotI-aT ..·~ork~rs"""- - As defined by the U.S. Bureau of Census, white collar workers include professional, technical, and kindred while blue collar workers inclL craftsmen and kindred, operatives ment operatives, and laborers (exc.1.ucUn.g :tltan..6poltt), transport ~quip- {exc..w.cUn.g nail.ml. Service workers account for 15.2 percent of those employed in the Coun while only 13.8 perc ent and 7.4 percent respectively, for the Region and State. The influence of the tourist industry in Cheboygan County is an imp tant factor comprising this figure. It has been estimated that 821 jobs are created directly by tourism and many more service jobs are indirectly related to tourism. Income Income data augments the employment statistics and helps analyze the economic situation of the County. Chart 17 illustrates the distr~bution of per capita income for Cheboygan County and the State. Per capita income for Cheboygan County has increased over recent years as seen in Chart 18, Annual Average Wage & Salary. However, these increases have not been sub- �stantial enough to bring the per capita measure up to the same standard as the State of Michigan and the Nation. The per capita income rdr Cheboygan County is only 68 percent of that for the State and 71 percent fdr the Nation. I CHART 17 PER CAPITA MONEY INCOME 1969 CENSUS 1972 EST. PERCENT .~ CHANGE -.:.~ ~-,u"!" - Cheboygan 2777 2435 14.0 Michigan 3984 3357 18.7 Sowic.e.: Ve.pcvr.tme.n,t o,6 CommeJLc.e.. CHART 18 j ANNUAL AVERAGE WAGE AND SALARY PERCENT CHANGE TO 1976 FROM: 1 J 1 1 1976 1975 1974 1970 1975 1970 Cheboygan 4725 4500 4500 3450 5.0 37.0 Emmet 7975 7600 7700 5600 4.9 42.4 Otsego 4050 3750 3925 3100 8.0 30.6 Presque Isle 3025 2825 2850 2700 7.1 12.0 I ----~-•-·~ �The occupational structure of Cheboygan County gives - further insight into the economy. occupations. Chart 16 lists the percentage of workers found in variou, When compared to the State and Region Clieboygan County ,has a greater percentage of white collar workers versus blue collar workers. The chart shows that 39.5 percent of the County'~ work force is classified as white collar as compared to only 34.3 percent for the State Approxi- mately one-half of the State's work force is considered blue co"llar as compared to 41 percent in Cheboygan County. These differences may be due to the auto industries employing a greater number of l)t-ue~ ~==fir -·°t{ork~rs=- downstate. As defined by the U.S. Bureau of Census, white collar workers include professional, technical, and kindred while blue collar workers inclL craftsmen and kindred, operatives (exc.1..ucung btan..6po!Lt), transport equipment operatives, and laborers (exc.1..ucu.ng ocvun). Service workers account for 15.2 percent of those employed in the Coun while only 13.8 perc ent and 7.4 percent respectively, for the Region and State. The influence of the tourist industry in Cheboygan County is an imp tant factor comprising this figure. It has been estimated that 821 jobs are created directly by tourism and many more service jobs are indirectly related to tourism. Income Income data augments the employment statistics and helps analyze the economic situation of the County. Chart 17 illustrates the distr~bution of per capita income for Cheboygan County and the State. Per capita income for Cheboygan County has increased over recent years as seen in Chart 18, Annual Average Wage & Salary. However, these increases have not been sub- �Median income also remains low. The chart below lists median income for the eight counties in the Region. '.- CHART 19 MEDIAN INCOME per family, 1970 Michigan 11,032 Region 7,470 Alcona Alpena 8,765 Cheboygan 7,660 Crawford 7,930 Montmorency 5,851 Oscoda 6,411 Otsego 9,413 Presque Isle 7,889 SouJL~e: Regional. Piann,i,ng Handbook, NEMCOG. Family income is lower in Cheboygan County than at the Regional or State level. Chart 20 on the next page illustrates the distribution of family income for Cheboygan County, the northeast Region, and the State based on 1970 census data. The County and the Region have a higher per- centage of lower income groups and a smaller proportion in the upper brackets. This reduced family income lead:,, to reduced consumption of goods and investment expenditures. Conversely, the State exhibits a larger percentage of families in the $10,000 and over income categories. �1 CHART 20 I I I I I ~ FAMILY INCOME LEVELS - 1970 . :. ITEM MICHIGAN REGION Total number of families 2,190,269 23,586 Under $1,000 1.8 2.8 3.1 $ 1,000 - $ 1,999 2.4 5.6 5.0 $ 2,000 - $ 2,999 3.3 6.4 - -~-:-M":T~·----:c=S-: 9 -· $ 3,000 - $ 3,999 3.5 6.3 7.0 $ 4,000 - $ 4,999 3.7 5.8 6.3 $ 5,000 - $ 5,999 4.1 7.0 6.8 $ 6,000 - $ 6,999 4.6 7.4 9.3 $ 7,000 - $ 7,999 5.7 e.7 9.8 $ 8,000 - $ 8,999 6.8 9.0 6. I+ $ 9,000 - $ 9,999 7.0 7. 1 5.0 $10,000 - $11, 999 13.9 12.0 12.9 $12,000 - $14,999 16.6 10.2 11. 0 $15,000 - $24,999 21. 4 9.7 8.4 $25,000 - $49,999 4.5 1. 9 2.4 $50,000 and over 0.8 0.3 0.5 CHEBOYGAN 4,239 Percent of families in income group: ~~ ~ J ~ J' - 'H) .• �GRAPH 1 DISTRIBUTION OF FAMILY INCOME; CHEBOYGAtJ , REGION, MICHIGAN, U.S. - tu1/A l:=>::/::_::::;::J 30.5 r.-; · 1-----------+------+-------t-------t----['f.\-l---+-------t I~ ~ 24.8 25% ~;;/ < ,- - - - - - - - - 1 - - - - - - - 1 - - - - - - - - - t - - - - - - - - r - - - - - ; 0 , ,,,- : ···r-: . ~ - - - - - - - t - - - - - - ~ ~ -9 ~ 21.2 ~ 20% - 20.6 14.4 ~ 14 .0 13.3 1- 10.3 10% - 1 2. l r- :=:!: ,- - ~1-:_i_•_l l_ ~ ., ~~ z ~- .w 11.9 10.0 21.4 I ,_ -~- it ,- 14 .8 15% J}} ~~ 16.1 I ;'.:'.: -~ ,-- :\:·,--r-----1~---~------1 ~ ·: ·.· ~ I ..,... 0 \; ~ 22.2 !_:_- . . . + - - - - - - - ~ ~~ ~ 1-Il ·-· ~ ~ I.' I ,_ -: ~,-@-- - 5% - - ~ :\ ~ .0" '' LESS THAN $3;000.00 ':•-::: $3,000.00 TO $5,000.00 TO $7,000.00 TO I $10,000.00 TO \ 5.3 /. - ~ 1 - ;~:.l - t - - - - · l ~ ' \ ~ ;::.: ~ 0 ~ _:_;_:_~_:_i_: '"· :-:: f•::. I ~l ;_;_:_', I.' . n 2.9 2.2 4 _6 ~ :\ 7., .. :'-,.2"-'' ·:•:_::::_·:_ ;: ~ ~"" $15,000.00 Tn MORE THAN ,:-::: �I CHART 21 TOTAL PERSONAL INCOME - PER CAPITA YEAR CHEBOYGAN MICHIGAN UNITED STATES 1967 2357 3454 3•188 1968 2721 3793 345 7-. 1969 3003 4106 3733 1970 3002 4180 3966 1971 3115 4499 4195 1972 3362 4950 4537 1973 3647 5509 5049 1974 3878 5846 1975 4231 6169 1976 So Wtc. e_: 5486 - 5903~'"'"~;-·"·" ,;._< 6441 6994 Mic.lug an S;ta;t,,u., tic.a.1.. Ab-6tlr.a.c.:t, 1 977 • The above figures represent income after deductions of personal contributions to social security, government retirement, and other social insurance programs, but before deductions of income and other personal taxes. Addi- tionally, transfer payments made up 26 percent of personal income in 1975. This chart shows that although personal income in the county has been rising at a faster rate than state and national levels, the population growth in the northeast Michigan region a~ a whole would require a 50 percent rise in per capita income to reach the statewide level of $5846. The rapid population grm-,th has been blamed for the low income level. Total personal income has been rising faster than the state average, but the population growth has been even faster. 1974 Total personal income - $73,892,000 Percent of personal income Labor and Proprietors Dividend, Interest and Rent Transfer Payments 60.5% 17.5% 22.0% �Transfer payment is income received for non-current economic activity such as social security benefits, veterans benefits, welfare_ payments, private pensions and unemployment compensation. Cheboygan County has a high , percentage from transfer payments than either the northeast Michigan region (20%) and the state (11%). Generally, this means that more people rely on sources of fixed income in Cheboygan County than other parts of the state. The chart below shows the total personal income for the county, state, and nation between 1970 to 1974. CHART 22 PERSONAL INCOME (millions) -~-.. =-~··:·. -:---~. -::~-- YEAR CHEBOYGAN MICHIGAN 1970 49.8 37,157.8 808.3 (billions) 1971 53.7 40,318.4 863.5 1972 60.2 44,616.0 939.2 1973 66.6 49,886.3 1,055.0 1974 73.9 53,493.3 1, 15 L 6 +48.4% +44.0% +42.5% % Change '70 -'74 SouJtc.e,: UNITED STATES An.nu.al P.la.nn.,i,ng Repou, FA..I.) c.al YeJJJL 197 8 I MESC. Approximately 60 percent of the total personal income in Cheboygan during 1974 originated from laborer and proprietor earnings. Over one-half of these earnings were generated through non-manufacturing firms, as compared to 41 percent on the state level. Much of this income was generated by tourism through motels, restaurants and tourist services. Only 26 percen L of Cheboygan County's personal income was generat~j through manufacturing, as compared to 42 percent for the state. -42- However, 22 percent of personal �income in the county originated as transfer payments as compared to 10.9 percent at the state level. Over the northeast region, a 91 percent increase occurred from 1970 - 1974, and a 81 percent increase at the state level in personal income. This has serious implications on the future productivity '' and economic growth of the area. Labor Fo rce Over the years, Cheboygan County's labor force has increased · in size. The chart below summarizes these changes from 1970 to 1975. CHART 23 - ;"-=---- ·-_ .- .. -.... SIZE OF THE LABOR FORCE CHEBOYGAN COUNTY, 1970-1975 YEAR NO. IN LABOR FORCE 1970 6750 1971 7050 4.4 1972 7425 5.3 1973 7600 2.4 1974 8950 -. 7. 8 197 5 9025 1. 4 1976 8975 -5.6 1977 9118 1. 6 Sou.Jtc.e.: % CHANGE 1970-1977 % CHANGE 35.0 Mic.M.gan Empioyrne.nt Se.c.WvLty Comm,i,6,6,LOn. The percentage change for the period 1970-1975 was 35 percent. During the saree period, the State of Michigan experienced a 11.6% increase in the labor force. There is a trend toward an increasing amount of available labor. Lajor force participation rate is a measure of the percentage of the total population (ge.neJta,f_,e_lj tho-6e. 16 ye.cuu., classified as the labor force. 06 age. and olde!t) which is Figures for the United States, 11ichigan, the region and Cheboygan County are shown in Chart -43- 24. �CHART 24 LABOR FORCE PARTICIPATION RATE 1960 1970 Cheboygan 46.7% 51. 0% Region 50.6% so. 0% Michigan 54.8% 57!8% United States 57.4% 60.3% Sou1tc.e: U.S. BuJte.a.u on Ce.MM. The rate for Cheboyga~ County and the Region is far below thenational and State levels. This is an indication of a lack of employment opportunities and/or the inability to match potential workers with available"'jobs. There are several reasons for the participation rate to be low. People may be capable and willing to work, but become discouraged when jobs are not readily available and drop out of the labor force. The larger the number of retirees in the population, the lower the rate will tend to be. Both Cheboygan County and the Region have a high percentage of people 65 and over. underemployed may also have a bearing on th e participation rate. The These are the people who refuse to work below a certain wage or perhaps work on a seasona a or part-time basis. These people do not necessarily show up as unemployed, but they do make up a large group of untapped labor reserves. Employment and Unemployment Two primary factors used to indicate economic activity are the number of unemployed people and the unemployment rate. Chart 25 shows unemployment . 1 rates f or se 1 ecte d years an <l compares Ch e b oygan County toot h er counties in the Northeast Region. �l.J GRAPH J j 2 Unemployment Rate by Month for Selected Years Cheboygan County 32 30 ) ~ / /"" '\ 28 - - - 1975 ----1973 '\. '\. '\ 26 II \\ 22 i 20 ....... \ \ ~ 18 ~ I ' '-.__ --, '- "--.-- - 16 C: l J ~~ T -~ 24. •········ ...... ........ .- . . . . . 1971 ~- I I ~; "u __ ...,, / / ;I I I I I I ~ ~ 14 .: • 12 . 10_ .... 8 '· ............. 6 ·" 4 2 Feb. Mar . Apr. May June July MONTH Aug. Sept. Oct . Nov. Dec. Jan. �25 CHART UNEMPLOYMENT RATE FOR SELECTED YEARS AREA 1970 United States 4.9% 8.5% 7.7% 7.0% Michigan 6.7% 12.5% 9.4% ... ; 8.2% Region 11.8% 18.8% 15.1% 14.0% Alcona 9.2% 19.5% 15.6% 15."4% Alpena 12.1% 19.0% 16.0% 14.3% Cheboygan 19.4% 23.0% 20.4% 20.4% Crawford 10.1% 16.0% 12.0% 11.2% Montmorency 9.1% 20.3% 11. 0% 9.7% Oscoda 7.8% 25.3% 15.3% 17.5% - -~=-~-;:;-;.--;:~~- .. · Otsego 8.7% 14.5% 11. 2% 9.1% Presque Isle 7. 0% 12.3% 10.7% 10.5% SoLUr..c.e.: 1975 1976 1977 I - M,i,c.h,i,gan Emploijrne.nt Se.c.Ul!.dy Comm,W~,i__on. ********************************** CHART 26 PERCENT UNEMPLOYMENT BY MONTH 1970 - 1976 MONTH 1976 1975 1914 1973 1972 1971 19 January 29.9 28.1 23 .1 24.0 21. 2 21. 9 2.': February 28 .3 30.1 24.5 21. 8 22.7 21. 2 26 March 28.6 27.2 24 .5 22.7 23.4 20.5 26 April 25.4 26.9 22.7 18.1 19.7 18.7 21 May 19.7 ·19. 8 13.7 14.3 13. 4 11. 2 15 June 14.6 18.0 13.2 12.6 10.2 7.8 13 July 16.8 10. 8 8.3 7.3 8.9 14 August 15.5 9.3 8.2 7.7 7.2 11 September 16.4 13.9 9.5 7.6 6.6 10 October 19.7 13.3 9.5 8.5 8. 1 12 . November 25.2 21. 5 13.0 14.6 11. 6 18. December 28. 7 25.8 17.9 19.3 17.6 20- ANNUAL AVERAGE 22.4 17. 7 14.8 14. 5 13.5 18 S ou.Jt.c.e.: Civ{lian Labo11. Fo11.c.e. and Emploijrne.nt E~tima.,t~, MESC. -46_,. �j. i I I I Of the eight counties in the Region unemployment from 1963 through 1973. Cheboygan had the highest rates of The en t ire Region experie nced a higher unemployment rate than the State or Nati on . A grea t deal of the unemployment is the direct result of the lack of job opportunities . The unemployment rate I in 1975 was particularly high due to the fact of a national recession and the high inflation rate. Unemployed people from downstate urban areas, moving north in search of a lower cost of living, may also have boosted the 1975 figures. Average unemployment figures for the year give an incomplete picture of the situation in Cheboygan County due to the monthly fluctuations. Seasonal .::.~-_,,~-~:---· unemployment, which is influenced primarily by the summer tourist trade, has a definite influence on unemployment. Chart 26 and Gr a ph 1 summarize unemployment by month for the years 1970 to 1976 in Cheboygan County. The months of June, July and August, generally considered as the height of the tourist season, show the lowest unemployment rates. Figures for 1976 show that the month of June had 15 percent less unemployment than the month of January; however, the increase in winter tourism (skiing, snowmobiling, etc . ) may help reduce this large disparity in future years. Education Levels of education play an important role in influencing income levels and act as indicators of the level of human resources available . Chart 27 pro- vides information on educational levels in the County, Region, and State. This data indicates the median years of school completed within the and the Region is lower than the State's average. County This does not necessarily mean that young people in the County and the Region have lower educational levels of achievement. It simply reflects the fact that many young people leave the area in search of employment. -47- Such out-migration leaves the area �with proportionately more older people who tend to be those with lower levels of educational attainment. This is influenced in the high proportion of those completing only the eighth grade. The County and the Region have a fairly high completion. _rate for high school; for males the percentage is higher than the State. · This indicates that of those who start school, a greater percentage complete school at the County or Regional level rather than the State level. For those completing college, the percentage is low for both the county and the Region. This may indicate that less persons attend college, or is possibly influenced by the fact that persons who complete coli~g~~ s~arch - for.._ _ employment in other locations where jobs are more readily available. For students who are not colle?,e-bound, vocational classes are available but rather limited. The only facility that has vocational classes is Cheboygan High School and students are bussed from Mackinaw City and Indian River. Wolverine students attend vocational classes at Gaylord. Several of the classes that are available include Agriculture Production, Forestry, General Merchandising, Nurses Aid Training, Auto Mechanics, Building Trades, Small Engine Repair, Welding, and Secretarial Training. Expansion of the vocational program would help to make Cheboygan's labor force more attractive to 60 pe.ople.) that are most likely industry. The t ypes of small indus·i:ry (50 to locate in Cheboygan County cannot afford the expens8 of extensive training for their employees . O,'t The building of a ski]l~d labor force is an important step in building a solid economic base. Adult education is also an area that needs expansion. Classes are currently offered at Cheboygan High School in conjunction with North Central -48- �Michigan College in Petoskey. A few of the courses offered include Welding, Forestry, Psychology, and Art. The possibility of a skills center that could provide expanded vocational education to all sectors of the population has been explored in the; past. Current voter attitudes toward additional property taxation have blocked this effort. However, it should be an area where continued effort is exerted. Education is one key to making the labor force an attracting influence rather than a detracting one. _...-~- · -CHART 27 YE..'..RS OF SCHOOL COMPLETED BY PERSONS 25 YEARS OLD AND~--:-=-:;-_."~, ~ OLDER, BY SEX - 1970 Location Michigan Sex Divisions M 2,203,979 % of Population 25 and over None Percent of Years Completed Elementarv Hiqh School Colleoe 1-3 4 l -4 · r 5-7 1-3 4/More 8 F 2 , 3 9 0 , l;,3 2 48.0 52.0 1.1 1.2 3.0 2. 3 . Medi an Years Completed 8.7 14.3 21. 7 7.1 12.8 22.4 29.5 37.5 9.9 9.5 11.8 7.3 12.0 12.1 Region M F 24,354 25,632 48.7 51. 3 1.0 1.1 4.2 2.2 10.0 22.1 18.1 7.3 19.0 20.2 29.8 35.l 7.6 9.3 7.1 5.9 11.1 11.8 Cheboygan M F 4,200 4,558 48.0 52.0 0.5 0.3 2.5 1.5 9.5 23.7 16.7 6. 1t 18.8 21.4 34.0 34.4 6. L 11.3 6.7 5.9 11. 5 12.• 0 - SouJtc.e.: Cou.n;ty and. Regional. Faw, /vi. S. U. CoopeJt.a,t;,ve Ex.te.Mion. �-"-"'......._........_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _..,_.;c.__ _ _ _ _ _~ - --- - - - - - - - - - - - - - - ~- CHEBOYGAN COUNTY LAND USE Cheboygan County encompasses 798 square miles, of which 720.7 (90.3%) square miles are land and 77.3 square miles are inland waters. With 344 inland lakes and 420 miles of streams, the County has the distinction of having more water surface than any other county in the State of Michigan. Added to this is 32.5 miles of Lake Huron shoreline, making development pressures on waterfront property extremely great . The chart below shows the various land use characteristics of Cheboygan County. ~----~ -- -.- ~- ·-~-. . .... . - CHART 28 CHEBOYGAN COUNTY LAND USE SQUARE MILES PERCENTAGE OF COUNTY CATEGORY ACREAGE Forested Land 337,200 526.9 73.1% Agriculture 54,847 85.7 11.9% *Transportation 14,319 22.4 3.1% Re c reation 2,293 3.6 0.5% Urhanization 2,035 3. 2 0.4% 50,358 78 . 7 11.0% Other SoUJlce: County and Regi ona_,e_ Faw. * These figures are again shown and compared to the Northeast Region and Michigan in the illustration on the next pag e . These diagrams clearly show that nearly three-fourths of the County as well as the Region is forested a s compared to only one-half of the State. Conversely, agriculture is not as economically significant in northern Michigan as it is downstate. a direct relationship to the type of soils found in this area. This has �GRAPH '3 GENERAL LAND USES DISTRIBUTION Agriculture 32.7% .' Forested Land 52.0% STATE OF MICHIG. Transportation 3.2% Recreation 1. 7% Urbanization 3.0% r "!f ;_,-·---,.....,..,. -·-• Transportation 2.5% Agriculture 0. 7% Urbanization 0.3% -~ ... - . ,· ~ ., , •· NORTHEAST MICHIG.' REGION Fore3ted Land 74.7% Transportation Agriculture Urbanization 3 .1% 0 . 5% 0 . 4% _h 1· CHEBOYGAN COUNTY Forested Land 73. 1% -52- �~• n -=. ,. 'tttt- ,,,<~-.-~-:;,--. -----~--~- The distribution of activities within the ~ounty is primarily oriented toward residential/recreational use. Commercial districts or defined centers of economic activity are located in the City of Cheboygan, Villages of Mackinaw City and Wolverine, and the community cente~s of Indian River and Tower. Additionally, there are several locations througho~~ the County where a variety of consumer items can be purchased, particularly near the inland lakes. A combination of accessibility, economic conditions, and social preferences determine the viability of an area as an identifiable community . ..::;_ - -:=: -~~- --- ·• Map 4 indicates the general existing land use patterns within the Cou~-ty ,- =-....,, and their distribution ahd relationship with some of the major environment~l features of the area, in particular, the primary bodies of water. More detailed analysis of current land uses and their patterns of development will expose existing assets and shortcomings for allowing human activity to optimally interact with the natural environment. From this knowledge, future land use goals can be formulated. Residential As seen on map 4 , the greatest concentrations of residential dwelling units are adjacent to the inland lakes, including Burt, Black, Douglas, and Mullet Lakes, and along Lake Huron and Cheboygan River. Many of these units are occupied by seasonal residents, alt:hough a msjority of them could, if winterized, be used for permanent year-round living. The People section earlier detailed the rapid population growth of Cheboygan County since 1960 and projected that the rate of this growth would increase through the year 2000. With the year-round population expected to �MAP 4 CHEBOYGAN COUNTY EXISTING LAND USE PATTERNS LEGEND Agriculture Residential/Urban .. . -54- I l r State Land [ Forest/Open Space [ �double in thirt:y ~ears and the tremendous potential of seasonal residents, the effects of housing construction is going to significantly alter the character of the County. The chart below shows this comparison between year-round and seasonal dwellings. CHART 29 CHEBOYGAN COUNTY GENERAL HOUSING CHARACTERISTICS NUMBER OF YEAR-ROUND UNITS TOTAL NO. OF UNITS PERCENT YEAR-ROUND UNITS NUMBER OF SEASONAL UNITS Cheboygan County (1970) 8,924 6,026 67% 2,898 Cheboygan County (1977) 10,950 7,390 67% 3,560 Northeast Michigan 66,280 S OMC.e.: PERCENT SEASONAL UNITS 33% 33% ~.:-::::".'!I •• - ~.. - . ~~!"":~- -- ·---- 17,500 73% 48,780 26% 1977 NEMCOG. 1970-U. S. Ce.n6u..6 BMe.a.u. This chart shows that Cheboygan County is a more desirable area for seasonal residents to locate. This is evidenced by the large number of vacation homes situated around the large inland lakes of Black, Burt, and Mullet. Additionally, the chart below also indicates a rapid increase in the number of CHART 30 CHEBOYGAN COUNTY BUILDING PERMITS l 975 1976 10 11 N/A 22 9 5 N/A 37 Forest Grant J.lebron Inverness Koehler 16 16 1 14 14 JO 18 9 21 Mackinaw Mentor Mullet Munro Nunda 4 5 5 13 12 14 12 14 Aloha Beaugrand Benton Burt Ellis .. Tuscarora Walker Waverly Wilmot Cheboygan City Total Cheboygan County Sol..lAc.e.: I 8 6 3 2 8 24 3 27 11 6 11 3 13 N/A 56 217+ 276+ Clte.boygan County CoM:tlw.ction Code. Ve.pa1t,Dne.n,t. ,.. r �building pennits being issued in the County. increase between 1975 and 1976. This chart shows a 21 percent During this same period, the _Cheboygan County Construction Code Department indicated that 90 percent of all building permits were issued to downstate residents. From this information, it can ? ..... "~ be concluded that most of the new home construction activity- occurring in --~ the County is from non-residents moving in or building seasonal/vacation ·· homes. The age of the Countyls housing stock should also be considered. The chart below indicates the age of the Countyts 1970 total dwellings. CHART 31 1970 CHEBOYGAN COUNTY HOUSING YEAR STRUCTURE BUILT YEAR NUMBER BUILT 1939 or earlier PERCENT OF 1970 TOTAL 2,732 46% 1940 - 1949 845 14% 1950 - 1959 970 16% 1960 - 1964 550 9% 1965 - 1968 669 11% 1969 - March 1970 260 4% 6,026 100% Total Year-Round SoWtc.e.: 1970 Ce.n..ou.6 - U.S. BWte.au 06 Ce.n..ou-6. From this chart, it can be seen that in 1970, almost half of the houses in Cheb·oygan County were buiit previous to 1939. Using the 1977 estimate of total year-round housing units and assuming some of these older homes have been destroyed or condemned, it can be calculated that less than 36 percent of homes were built before 1939. This figure, however, is still a significant amount of the County's total year-round housing stock. Based upon this information presented, a general summary regarding the County's residential quality can be made. _,-56- First, a /large percentage of the �residences are older homes, many of which are situated on the larger inland lakes with small lots. This can and in some cases with sewage disposal and safe water supplies. has caused problems Secondly, there are more seasonal homes within Cheboygan County than the rest of the Norttteast Michigan Region, thus making it a desirable vacation spot. Thirdly, home construction is continuing at a rapid rate and may, if not already, change the character of the County significantly. These conditions must be seriously addressed if planned growth is to be implemented in Cheboygan County. Local commerce, themonetary activity it perpetuates, and the social/ economic interests it arouses within the County can have beneficial impacts if properly planned. Commercial centers within the County are located in Cheboygan, Mackinaw City, Wolverine, and Indian River. These districts have commercial establishments which serve both the permanent population as well as the tourists. Less defined centers are scattered throughout I.the rural countryside of Cheboygan County and primarily serve as places of convenience for the families which live in that locality. The map on the next page identifies these primary and secondary commercial centers. Industrial Nearly all of the industrial activity within the County is loc a ted in and around the City of Cheboygan. Chart 32 lists the major . industries located in Cheboygan. Additionally, Cheboygan has a 100 acre, ~ertified industrial park located along the Detroit and Mackinaw Railroad on the City's west side. There is also a deep water port at the mouth of the Cheboygan River for general cargo, but has a very low volume of activity. \ �~-- · p 5 MA COMMERCIAL AREAS .LEGEND Primary Centers •0 ,. �CHART 32 MAJOR INDUSTRIES IN CHEBOYGAN NAME OF INDUSTRY PRODUCT OR OPERATION Proctor & Gamble Disposable Di1~er~. Detroit Tap and Tool Cutting Tools Fox .Valley Electronic Testing Tube Forming Faucets and Other Center Tool Automotive Parts Century Products Stereo Cabinets Cheboygan Manufacturing Radiator Cores Inverness Dairy Cormnercial DaiE-Yj ..-- ~~ --. National Insulation Cellulose Insulation Cheboygan Cement Products Cemen t Blocks J.B. Lund Machine Shop Werner, Inc . Stamping Plant Northwood Products Wood Products & ;;r-_ _;~~.,.-- ::.. :-.:. , Concrete Recreation Cheboygan County is characterized by its water-oriented recreation, lake and stream fishing, swimming, sailing, boating and pi c.nicking. The abundance of lakefront houses used as second homes, the distribution of hotels, motels, cottages and semi-private campgrounds also creates a substantial influx of summer residents and tourists. A complete and comprehensive inventory of recreational facilities can be found in the Cheboygan County Recreation Plan, June 1976. This plan addresses indoor as well as outdoor facilities provided by State and local agencies , schools, and non-profit organizations. This inventory is quite extensive and clearly shows the importance of recreational .activities in the land use patterns of Cheboygan County. In essence, the greatest asset Cheboygan County enjoys is its natural water based environment. Corresponding to this environment is a viable -~- �recreation potential which could be expanded . Further analysis of other aspects of the County will bring to light the possible role of recreation in the County's future. Agriculture > ' ,f Although agriculture appears to play a less important role in Cheboygan County, i t still does contribute significantly to the area. The Chart below illustrates the general agricultural trends for the County. Chart 33 AGRICULTURAL FACTS FOR CHEBOYGAN COUNTY 1964 1969 1974 339 214 178 Farmland Acreage 73,900 54,800 46,500 Average Size of Farm ( a cres) 218 256 261 Total Number 'of Farms 10 Year Trend 41% Decline 37(o loss 16% increase An evaluation of the above figures indicate that there were only half as many farms in 1974 than there was ten years earlier. Part of this decline can be attributed to the change in definition of a farm, ~hich left some opera tions ineligible for the census. Even more startling, Cheboygan Coun~y lost 37% of its farmland during this same period. The counties surrounding Cheboyg, also lost considerable acreage from agriculture. buted to several causes. These facts could be attri- Some of the discontinued farm operations were due to marginal soils for growing crops and thus, supporting a farm. Another rea- son is the fact that farmland can be sold at higher prices for more financially sucessful uses. Even though the average value of land and buildings per farm in Michigan had an 87.5 increase from 1969 to 1974, other land values , particularly residential, showed even greater increas e s. t -60- _, Cheboygan County farms �experienced a 126.2% increase in value, partly due to inflation. The cost of small farming operations versus the price of farm products are not increasing proportionately and forcing the smaller farmer to discontinue the operation. The cost of hired labor grew substantially between 1969 and 1974. A look at those farms still producing indicates that hay, oats and corn for silage are the major crops in the County. used as feed for cattle. These crops are primarily Cattle raising still appears to be a profitable agricultural activity as the Chart below would indicate. :--Ylt:'r~ CHART --:- ....; 34 CHEBOYGAN COUNTY CATTLE CATTLE & CALVES BEEF COWS MILK COWS 1970 8,000 N/A N/A 1971-72 7,000 2,800 1,000 1930 7,000 2,800 900 1974 7,100 2,800 900 1975 7,900 2,600 1,000 1976 8,100 2, soo· 1,100 SoWtc.e.: Mic.lu.gan Ve.paJdme.n:t 06 Ag ll.ic.uli:uJr.. e.. Both Cheboygan County and the Northeast Region experienced an increase in cattle sales between 1964 and 1969 as compared to the State, which had a decrease. This particular activity accounts for about one-third of all farm product sales in Cheboygan County and the Region. Dairy product sales also account for a substantial portion of total farm product sales in the County. In fact, the dairy business is the leading farm business not only in Cheboygan County, but the Northeast Michigan Region as well , / _r.:, . �Forest/Open Space In 1970, 73.1 percent or 337,200 acres of Cheboygan County was class as forest/open space. Of this, 189,943 acres, or 43 percent of all fores .' land is publicly owned. Obviously, this amount of land, particularly that which is publicly owned, 'provides great potential for outdoor recreational activities such c hiking, ORV's, and nature study. These areas also provide excellent habit for deer, bear, fox, rabbits, raccoon, squirrel, bobcat, ducks, geese, ruf __ grouse, woodcock, and turkey, which in turn provide game for the hunter . ~~- . . ·. southeast portion of the County lies within the . range of the elk herd, whi t was introduced by the DNR during the 1950's. These types of activities giv much pleasure to both year-round and seasonal residents and should be propE managed to ensure continued use. Additionally, the forest is now being looked upon as an energy source as more and more people begin to utilize wood resources as a supplemental even primary heating source in their homes. c Recent surveys indicate a sig- nificant portion of people in the Sta t e are willing to conserve energy thrc the use of wood stoves and furnaces. According to the Michigan State University, Cooperative Extension Service, Cheboygan County has between 5,000 and 6,000 acres planted in Christm trees. The numb e r o: trees which can be planted per acre is about 800 to 1,000 and on today's market, bring a wholesale price of $4.00. This totals between 16 and 24 million dollars over 8 years for the trees to mature, or about 2 to 3 million dollars annually for Cheboygan County. The cost of sue an operation includes planting stock of $60.00 per 1,000 seedlings and a 25 i attrition rate. Additionally, there is an average cost of $130.00 per acre over the period of the trees' maturity for grooming and general maintenance, Overall, it is a profitable operation in Cheboygan County. _, -62- �I I I SERVICES The amount, variety and quality of services the residents of _Cheboygan County receive are indications of the willingness and capacity of local government and semi-public utilities to meet specific needs. As an area increases \ ~. in population and development activity, the need to expand communfty services to keep abrea~t of these developments also increases. . . Preferably, local . government should stay ahead of the physical growth so that it ca~ pl~y a viable role in determining a desirable land use pattern. needed infrastruct_ure (//..oad.-6, wa.:teJL, .6e.weJL, This may entail~ providing -~-- - . etc..) in . those areas best suited for development while restricting these amenities in those loc~l~ties, not -· adaptable to such use. ~ It may also require enforcement of such powers as zoning and subdivision regulations. Units of government often find themselves unable to fulfill their obligations_ to provide the best possible services to citizens. While private and quasi,public corporations are able to reinvest their profits ·back into upgrading and maintenance of equipment and can increase their incomes to cor~espond with ope~ational costs, local governments are constrained by their reliance upon the property tax structure. If residents are not . willing to tax themselves to provide desired, and sometimes needed services, the community's ability to maintain high standards of administration is usually diminished. Through proper planning and preparation for the future, Cheboygan County can allocate or influence the allocation of land uses and activities to provide the most efficient services possible. This is accomplished when adequate ser- vices are offered to the County's residents, both presently and in the future, without having to substantially increase local revenue. The following is an analysis of existing conditions of various services which the County's residents receive. -65- �Communication This dissemination of information is a function given essentially to non-governmental enterprises. The profit-making characteristics of news and entertainment media make these sources of information the most efficient .' available to the citizens. of the County, Region, or State. :: ·:. ~. . ~ . Newspapers : puplished within the . County include the Cheboygan Daily (dcu.ly), the Cheboygan County Observer (weekly}, and the Straitsland Tribune Resorter {weekly). Other newspapers readily available to Cou~ty residents include the Detroit Free Press, Detroit News, and the Petoskey News Review. Additionally, there is a weekly advertisement publication,;;Shc:>pperrs -Fair delivere~ free of charge. Cable television service is available to Cheboygan City residents from the Sun Cablevision Company. Television reception via individual house antenna is the most comm~n to County residents. Stations received include WPBN - Chan- nel 7, Traverse City with auxiliary transmitter WTOM - Channel 4, Cheboygan (CBS a66,Ll,la,te), WWTV - Channel 9, Cadillac with auxiliary ~ransmitter, WWUP Channel 10 Sault Ste Marie (NBC a66w.a.-te), WGTU - · Channel 29 Traverse City with auxiliary transmitter, WGTQ - Channel 8 Sault Ste. Marie (ABC a66,Ll,la,te), and WCML - Channel 6 Mt. Pleasant with auxiliary transmitter located in Atlanta (PBS). The most popular radio station transmissions received include WCBY - AM and FM (Roge/t,6 (Cheboygan), WJML - FM (Pe,to~key), WIDG - AM (St. IgnaQe), WHAK - AM Cay), and WWRM - FM (Gaylo~d). Telephone Service is furnished by Michigan Bell with an office in Cheboygan. General Telephone services the eastern and extreme western portions of the County. According to the 1970 Census, 87.5 percent of all housing units had telephone service available. -66- �United States Post Office facilities are available to County residents in Cheboygan (49721), Mackinaw City (49701), Afton (49705), Indian River (49749), Wolverine (49799), Topinabee (49791), Mullet Lake (49761), Burt Lake (49717), and Tower (49792). Some County residents receive mail from facilities located outside Cheboygan County including Onaway (49765), Brutus (49716), Pellston ~' i " JI .!I (49769), and Levering (49755). Transportation In Cheboygan County, as in most of northern Michigan, movement of goops and persons is almost entirely dependent upon a system of roads and highways. The road system of Cheboygan County is illustrated on the map on the next page. The Michigan of Transportation tion of the State trunkline system. (MVOT) is responsible for the administraThis system includes freeways and highways which are designated as part of the Interstate, U.S., or Michigan network. These designations primarily indicate the extent of route continuity and the source of Federal funds available for their construction. Roads in Cheboygan County which are included in this system are I-75, M-33, M-68, and U.S.-23. These primary roads are shown on map Funds for developing, improving, and maintaining the street and highway system largely come from the redistribution of State collected gasoline and weight taxes. I II !' The funds collected through the levy of these taxes are used to finance all types of road activities including construction, maintenance, engineering, traffic control, snow removal and ice control. mentioned are the most costly to the County Road Commission. The last two The following is a commentary on the financial crisis faced by all County Road Commissions as written by William Everard, Chairman of the Cheboygan County Road Commission: . -- ·- --- ~ •-~--- --67. __.. __ ..: ... �"County Road Commissions across the State are faced with a financial crisis that makes maintenance of past services increasingly difficult to furnish, and further, makes new construction and replacement projects virtually impossible. Total income increases of the Road Commissions have remained far below the rate of inflation during the past several yea~s with the result being that every County in the State is - experiencing the effects of insufficient income to meet . the public's need for services. The Counties in the Northern Region of the State are further burdened with the tremendous expense of winter maintenance which is extremely "energy intensive", and therefore increasingly expensive with the sharp escalation of fuel costs. Major equipment is, for the most part, old and in need of replacement; however, costs have more than doubled over the past few years. County Road Commission revenues are not tied to sources gear e d to inflation factors, such as sales tax on fuels, lubricants, vehicles, parts, etc., but rather to total units sold which is now on a projected decline due to increased cost and short supply. The recently enacted "Transportation Package", which provided for increases in fuel and weight taxes, add revenue to the County Road Commissions; however, the increase will not meet the decline in purchasing power which has eroded County Road Commission budgets over the past few years. One of the most common complaints of many citizens is "My property taxes keep going up in leaps and bounds, but our roads keep getting worse --- what is happening to my tax dollars?" It is well to point out that County Roa d Commission revenues are not supported by property taxes (except for rare instances where extra voted road millage has been passed). In summary, unless County Road Commissions are provided with adequate funds for maintenance and new construction, the future appears dismal, with the resultant cost of human lives and property destruction because of lack of progress in upgrading County Road Systems. The above commentary is a result of remarks made by County Road Commission Engineer/Managers when returning survey questionnaires, as well as from discussions at the Road Commissioner's Seminar sponsored by the County Road Association of Michigan." -68- �------ -------=-. ,. . CHART 35 1979 COUNTY ROAD COMMISSION GENERAL INFORMATION Total Miles Interstate Highways County Total Miles State Highways Total Miles Primar·y Roads Total Miles Secondary Roads 1978 Annual Budget 46 113 216 ,9'08 $r,878;ooo Presque Isle 0 105 190 !J50 1,300,000 Montmorency 0 56 163 '488 · Cheboygan 59 Otsego 227 31 Charlevoix 0 69 540 Emmet 0 92 210 78 258 Surrounding Counties Average SouJt.c.e.: 17.5 596 1,3~9,258 .-· .. . 1,308,174 ' 71~ 1,676,139 ·:_61'4 ---~1-~:-z~:::i}i60, 000 679 1,4.45,262 NEMCOG As can be seen by the Chart above, Cheboygan County spends more on main' taining its road system than any other county which borders it.' With the exc_e ption of Alpena and .Grand Traverse Counties, Cheboygan County has the larges Road. Com'· mission budget in northern lower Michigan. I3y comparison of the· other . columns, Cheboygan County is either first or second in the total miles of the various road classification. Additionally, Ch~boygan County is well abo~~ ~verage in these same categories when compared to all northern Mi.c higan counties. Railway service is available through the Detroit and Mackinaw Railroad which operates two lines in Cheboygan County. One line traverses the Lake Huron shoreline along U.S.-23 and the other parall els 1-75. nate at Linwood, a community just north of Bay City. Both of these lines origiService is received once a day from the coastal line which comes from Alpena, and three times a week on the inland route. once a week. purpose. Rail service from Cheboygan to Mackinaw City is scheduled An engine is located permanently in the City of Cheboygan for this Additionally, rail cars from Cheboygan County can be transported to �MAP 6 PRH-\~RY ROAD SYSTEl~ CHEB'lYGMJ COU!'JTY ... ' Beaugrand Benton Inverness -----" I Ellis Mentor -i ---,Walker M-33 GB I. I I I l Wolverine f Wilmot I [ --- I Nunda Forest l I I I \ ___ ll_ - - _ l -70- �the Upper Peninsula by the ferry "Chief Wawatum". This ferry operates through the Straits of Mackinac from Mackinaw City to St. Ignace. Passenger service was discontinued several years ago and presently freight service is the primary rail business. However, the D & M did reinstate passenger service in the · form of excursion runs in November 1977, but its future is uncertain. Air transportation in the County is limited to samll passenger planes. Some jet planes have landed but are relatively small by comparison. currently three airports in operation in the County. There are Cheboygan City-County Airport, located near the City of Cheboygan, has a paved runway of 3,500 feet --_-;.,,;_- "'::"''~~~: ~!,-.7"-i --;: and is maintained year-round. Expansion to a runway of 5,000 feet, capable of handling small cargo planes, is a future expectation. Calving Campbell Airport, immediately east of Indian River provides fair weather flying. It has two gra- vel runways of 1,575 and 3,000 feet. Kirchoff Air Field is a private airport with a 1,800 foot grass runway. It also offers engine repair work, including overhauls and rebuilding. The closest commercial airport is Emmet County Airport located at Pellston. Both commercial passenger and cargo services are available here through North Central Airlines. At the present time local airports seem to be oriented to- ward "ple.a..6U.Jte.-fi-f.ying". As the needs of commercial, industrial, and tourist- recreational businesses increase with the growth of the County, the demands on local aviation are expected to increase. Local public transportation services are nvailable under a federally _ funded program known as 16(b)(2)*. This program is operated by the Cheboygan County Council on Aging, and almost exclusively serves senior citizens and the handicapped. There are two vehicles used to deliver this service, one of which is wheelchair equipped. * The. "1 6 ( b) ( 2)" p11.og11.am 11.e.c.e.iv e.d il name. 611.om and ..u 6unde.d by .:the. Fe.de.11.al U11.ban-MM~ Tll.anJ.ipo.tc;la,t,.ton Adm..[n..u.:tll.a;t..{.on - Se.c..:t..[on 76(6) (2). �Cheboygan County has direct access to commercial navigation as well, with the location of a federal port at the mouth of the Cheboygan River. However, this facility is not heavily used with general cargo being the major commodity. A private dock is maintained in Mackinaw City which im- ports fuel oil to be distributed throughout the area to homeowners • ..: Energy · SupplY, Electrical energy is available from three utility companies. Consumers Power Company supplies electricity to residents on the eastern half of the County _as does Top-of-Michigan Co-op, an REA financed rural ~lec~r.i~=-utility _ . headquartered in Boyne City. ~-~~~-~---- - . - ---- Another REA utility, Presque Isle Co-op, serves residents on the western side of Cheboygan County. Natural gas is also available from two utilities. Michigan Consolidated operates a main . gas transmission line which parallels I-75, and Great Lakes has another which extends along the County line in Emmet County. County _residents do receive natural gas from this line. Some Cheboygan Although service does expand east and west of these lines, gas s e rvice is limited to areas which are devel9ped at higher densities in close prox imity to the main transmission line. Fuel oil and prop a ne are also a vailabl e at various locations throughout the County. Water Supply Most homes in the County depend on indiv idua l wells for their source of . safe drinking water. Howe ver, public water syst ems are available to residents of the City of Cheboygan and the Village of Mackinaw City. • Sewage Disposal 1 Currently, most homes rely on individual on-site treatment systems such as septic tanks, mounds and drain fields for sewage disposal . -72- Public waste- �water collection and treatment systems are available to residents of the City of Cheboygan and the Village of Mackinaw City. Additionally, Indian River is presently studying the possibility of a public facility to alleviate disposal problems. '· Solid Waste CHART 36 SOLID WASTE DISPOSAL SITES IN CHEBOYGAN COUNTY (a..o o 6 J anu.a.Jty 1978 ) LOCATION LAND OWNERSHIP Aloha Twp. CONFORMS * TYPE ACREAGE Aloha Twp. MD 40 Burt Twp. Burt Twp. MD 40 NO NO Burt T-fP· Burt Twp. MD 5 NO NO Grant Twp. Benton Twp. MD 10 NO NO Benton Twp. State of Mich. MD 10 NO NO Benton Twp. City of Cheboygan SLF 90 NO NO Grant Twp. Grant Twp. MD 5 NO NO Inverness Twp. Inverness Twp. MD 21 NO NO Koehler Twp. Koehler Twp. 10 NO NO Mullett Twp. Mullett Twp. MD 5 Mullett Twp. Private MD 2 NO NO Munro Twp. Univ. of Mich. MlJ 5 YES YES Munro Twp. Charles Bonnett MD 14 YES NO Tuscarora Twp. State of Mich. MD. 10 YES YES Waverly Twp. State of Mich. MD 10 NO NO Wilmot Twp. State of Mich. MD 20 NO NO . I - closed - MD - Modified Dump SLF - Sanitary Landfill ;'< LICENSED Whe;theA OIL not the opeAau.on c.on601r.n1.o to P.A. 87 06 1965 and M.,<,.c.ru.gan Ve.paJr..tmen.t 06 Pu..blic. Hea,Uh 1tu..f.e..o. iiI I I �Cheboygan County is presently working with the Michigan Department of Natural Re~ources towards an approved sanitary landfill loca~ion. The County Planning Commission has recently been working very hard with severi townships in evaluating alternative locations for a county-wide· system • .. The possibility of a resource recovery and recycling ha~ . also been given serious consideration. Once an approved site is located and put into operation, existing sites listed in Chart ' 36on the previous page will be closed. P·ublic· Safety Cheboygan County has several law enforcement agenc~ies':°!Eh~f gid with the responsibility of the public's safety. The Chart below is an inventory of police facilities within the County. CHART 35 · CHEBOYGAN COUNTY LAW ENFORCEMENT - 1978 FULL-TIME OFFICERS OTHER FULL-TIME EMPLOYEES PATROL VEHICLES R.. BUDGET R 21 11 7 .$171,186 Cheboygan City Police Department 7 2 2 303,000 Mackinaw City Police Department 5 0 2 110,000 4 Tuscarora Towns hip Police Department 5 1 2 78,000 2 17 1 6 500,000 Appx. '77 1. Cheboygan County Sheriff's De partment Michigan State Police Cheboygan Post There is continuous cooperation and flow of information between all five of these agencies and each department uses the Cheboygan County jail facility. A comparison of these figures above to previous years show a t . _, -74- $2 �significant increase in law enforcement activities in Cheboygan County. The Cheboygan County Sheriff's Department added ten full-time officers and eight other employees in one year. 1974 and 1978. The Department's budget nearly doubled between By comparison, the City of Cheboygan's Police Dfpartment lost , two officers and two other employees during 1977-1978, but its budge·t experenced a 114% increase between 1974 and 1978. Mackinaw City and Tuscar·ora Township Polic Department also had substantial budget increases during this same period and both brought on one additional officer during 1977~1978. There are six fire departments located within the County. These facili- ties are located at Alverno o·n Black Lake Road, in the City of Cheo_gygap.;--:.rd'--·-·- ·. -· Mackinaw City, Indian River, and Wolverine. The sixth, Inverness on Woderski Road, takes care of Beaugrand, Hebron and Munro Townships. While all rely heavily on volunteers, several of the departments have one to four full-time employees. Education Nearly all of Cheboygan County is within the Cheboygan - Otsego - Presque Isle Intermediate School District (C.O.P.J which is headquartered just north of Indian River on U.S.-27. Additionally, there are five school systems which are entirely or partially located within the County. These school systems in- clude Cheboygan Area Schools, Inland Lakes Community Schools, Mackinaw City Public Schools, Onaway Are a Community Schools, and Wolverine Community Schools. The Pellston School District is partially located along the western side of Cheboygan County. The map on the next page illustrates the boundaries of these various districts. Higher Education There are two community (2-yeaJL) colleges and one 4-year college located within a reasonable distance of Cheboygan. North Central Michigan College is ~ �MAP 7 CHEBOYGAN-OTSEGO-PRESQUE ISLE INTERMEDIATE SCHOOL DISTRICT . ... ~~ _EMMETT ~j • .-·, ... I : PRESQUE ISLE "'"--•, CHEBOYGAN I ~-----l1 I I • -- - - .. - - - - - 419 . . ,--. _, • ,. - - - - - _, --·' I , ·, I I I '• •• 1 OTSEGO • ~ONTMORENCY I . •• ._ _____ .,, ,. ... , ALPENA ••' '-----, ,I __ , I MAP 8 CHEBOYGAN COUNTY SCHOOL SYSTE: PRESQUE ISLE OTSEGO MCNTMORENCY -76- ALPENA �one of the 2-year colleges, located in _ Petoskey, about 42 miles from Cheboygan and only 23 miles from Indian River. about 79 miles away. Alpena Community College is located Lake Superior College is a 4-year instituti6n located in Sault Ste. Marie which is about 55 miles north of the Mackinaw Bridge . Health and Welfare There are several physicians located both within and outside of the County which attend to the medical needs of County residents. - These general practices are located in Cheboygan, Indian River, Petoskey, Onaway and Gaylord. City has a clinic with one physician available. Mackinaw The most used medical care -......----=--=-==== _..,.~-.:.l~":•',< :.--O"l facilities by County residents are the Community Memorial Hospital--in~Cheboygan and the Little Traverse Hospital in Petoskey. Dentists are located in Cheboygan, Indian River, Petoskey, Onaway, and Gaylord. The County is part of District Health Department No. 4 with Presque Isle, Montmorency, and Alpena Counties. It is also part of the Northern Michigan Community Mental Health Services Board with Emmet, Otsego, and Charlevoix Counties. These Health Districts, shown on the .:·.<i. ps on the next page, provide ser- vices to the political subdivisions with tl1eir jurisdictions. The services are fairly comprehensive and coordinated through the Districts' headquarters. Welfare services are administered by the State via facilities and personnel in Cheboygan County. Some programs offered through these facilities include supervision of foster hqm,;:s, financia l an'..! ,.,arriage co unseling, juvenile delin- quency counseling, Aid to Dependent Childro11, anJ other general assistance programs. -77- �MAP 9 DISTRICT HEALTH DEPARTMENT NUMBER 4 ·• ':.. If? EMMETT ... ~~, .. PRESQUE ISLE CHEBOYGAN ---~ ~ CHARLEVOIX OTSEGO ALPENA MONTMORENCY MAP. lG NORTHERN MICHIGAN COMMUNITY MENTAL HEALTH SERVICES BOARD EMMETT ;,: PRESQUE ISLE CHEBOYGAN ~~ - OTSEGO ·. MO?-;1'MORENCY -78- 7 ALPENA �i Many other specialized agencies and non-profit organizations provide specific services to the public. Several are listed below : * Northeast Michigan Council of Governments (NEMCOG) * Cheboygan and Wolverine Area Alcoholics Anonymous * Boy Scouts and Girl Scouts * Michigan State University Cooperative Extension Service * Parents Without Partners, Inc. * Cheboygan Area Association For Retarded Citizens .. . ,,.l :i :Ji , I �,J ENVIRONMENT The ultimate quality of the physical environment depends u~on how well people, activities, and service systems are placed with the environment. Those natural resource elements which compose Cheboygan Count~'s environment and to be discuss·ed here include such things as air, land, water: and others. Air would include items such as climate and air quality; land being the soil, topography, geology, etc.; water dealing with rivers, watersheds and the Lake Huron coastline; and natural resources which provide products like fish, wildlife, forest cover, minerals, and others . --..i-,~'"".""'-~ · - - ---~-·- - The environment of Cheboygan County provides residents - and- visitors with pleasant scenery, abundant wildlife and water resources, a beautiful Lake Huron coast, and easy accessibility. economic and social framework. This environment defines the County's Families and individuals from other parts of Michigan as well as other states are attracted to Cheboygan County for summer recreation and vacation activities and many seasonal residents own cottages in the County. The major issue facing residents and government is how to preserve and protect the County's natural environment including the retention agricultural, open space and ( urost land, and still provide the necessary services to the growth in the As the County. County's population and activity increases, it becomes harder to maintain desirable characteristics. Residents ~nu officials can control the County 1 s future and optimize its i1Uma il :i.nd natu1:al ecology if they realistically assess current and potential problems .:end commit themselves to careful planning for the futu1· 0 . -81- �A complete inventory of the total natural environreent in Cheboygan County will serve to pinpoint its fucure environmental concerns and potentia Climate C~eboygan County is a land of long cold winters and· short cool sumhiers. Spring is generally cold and late, while autumns are mild. Differences in temperature and precipitation exist becween the northern and southern portior of the County. This is generally attributed to the moderating influence of the lakes in the northern portion of the County. The local weather condi- tions in the southern portion are similar to those in the Gaylord and -·----- -·--··- ----~· ·- . - ~·-·--·· :..?•• Vanderbilt areas. ~">i;.;;;ef"_:.-,t.~__:~~~~-..:5o.-a--~7...:.,J _-c l- _.,. .. ·.,;•- ..--_;~ The Great Lakes also tend to keep temperatures warmer during winter months and cooler during summer months and this also affects the length of the growing season. Along the Lake Huron shoreline it may be as long as 140 days, whereas in the southern portion of the County it is easily limited to 70-80 days. Average annual precipitation is 2/.22 inches at Che boygan. However in the southern port ion of the County thi s is closer to 32 inches. The mean snowfall is 75 inches at Cheboygan with close to 120-130 inches falling in the southern part of the Coun~y. Ice usually forms on lakes and ponds after November 1st and l0aves by che end of Ap ril. The Cheboygan County area has a reputation for having a healthful clima l Many of the earli e s t tourists to the area were those seeking relief from sue t ailments as hayfever and asthma. Air Pollution Not unlike the other environmental problems that exist in Cheboygan Cou1 air pollution is generally not regarded as a threat to their well-being by \ -82- �80 0 l\2 "O /_ 18° 42 0 - 90 100 110 0 I _lj 57 ° J/\NUAfff ME:\N TEMPERATURE (° F) \ JULY MEAN TEMPERATURE (°F) AVERI\GE ANNUAL SNOWFALL (IN INCHES) ANNUAL ~U:AN TBIPER,'\TURE ( f) 0 30" tvll\P 11 CI IEBOYGA1\J COUNTY CLH1ATIC DATA (1940 - 1969) 32 11 ~-10~ .l\NNUAL MEAN PRECIPITATION (IN INCHES) . '' I AVE RAGE ANNUAL GROWING SEASON (TN n~Y~1 1n~1 1nAn �i•;= ~ ., ' ! :: ; HAP l 2 CHEBOYGAN COUNTY SUSPENDED PARTICLES IN THE AIR • i. : ... _ / < ' -J ··-.................. '~· V: > l J ·. . ' .............. ~ ·o 0 j ·· .) I- r"° :'.,':· =.•;·•:j •,v ·l ., -'· 0 11 \I 1..~ /.r. 9 " ~I\ ') ;:i ') ) · -~ " I ... ~ ;, ;;.! ,, -/i<~1~_-:;i}i: ~~~\~~j }·:~-.)<v·r., ! ;,\II \ 0\J II. '1 ~ > -. ' ,j : ·- __ r ·-· .., ,: i "" o 1 .~ J' :) <L CUBIC METER :... . . -1'"' ,,I r- - ._, _'T '' - - -.- . /•~;-;;-::1 .' . . <: I I 69 so 59 40 49 30 39 . :tJ. .. , J:) . :) ., :-(~;: \, !- . '"' r1 ·: :;--:-;· ~: w· · · ·· - 60 ., I) e u :) ~ Q rtd,iQ~ ~ 1 ! o ,., ~ '):::.:· :-: :1' . ~.~-~-- (-1 Q Q 70 or more j ... !} ., . . ,\ )3't>r~·< -·->;--'?._/? . :: .. .i. ·-· -----r·- / ·.-:,: e l f) ./ / ."; ., .,- \~.~-.. ~ '..~ ,i -~ • : -; __ I MICROGRAMS PER -r, I') "J •) ., ¼) 1 ,, ~ 0 a: ~ e -1 ,.:, r, ,-.: ., "'· 29 or less 1•.1 SOURCE: A '.1' LA ::5 u .e Michigan: "/ . If .-\ \.' I\ ~-.~~4.-:,;_. ~;_:. ~:..:!---• 1974 Data ivj I I CA 1v· • East Lansing, L aw r en c e l"i • S om me r s , e ct p. 91. Michigan State University Press, _p, { C ti �most of the area residents. Yet the potential for damaging effects resulting from air pollutants does exist. As of July 1971, there were two major air pollution offenders in Cheboygan County -- Charmin Paper Company (now known M P~cto/'L a.nfl Gamble. Pa.pe/t.} and the asphalt batching plant. sulfur dioxide and particulates. Principal pollutants were fly · ash/ ' In the past, the Michigan Air Pollution Control Commission of the Michigan Department of Health, handled violato~s~ However, the enforcement and monitoring duties have been transferred to . the Michigan Department of Natural Resources - Air Quality. .....c...--- ··----- . Air pollution also results from other small businesses, homei; vehicle exhaust emissions, fuel dumping, :fores_t fires, and other various sources. - Geology The surface features of the Cheboygan County vicinity can be traced to geologic activity. Geologic time is · measured in terms of an "eJt.a!' which . c.o nsists of many hundreds of thousands of years. In Michigan, the bedrock formations are primarily a .result of~the Palezoic and Mesozoic Eras. Briefly, during these two time periods, this area had a climate quite different from that which we know today. For some time, the area was covered by a warm tropical sea, then a dense tropical swamp, and finally it was covered by great glaciers. Sediments from the warm seas settled to the botton and formed layers or strata of sedimentary rock. As the seas began to dry up and become smaller, many strata were deposited in a layered pattern, somewhat re s embling a stack of saucers. The bedrock in Cheboygan County consists of the middle and upper Devonian and Mississippian series of the Paleozoic Era. face strata are indicated on map 11 and chart 38. The various subsur- �MAP l3" CHEB.OYGAN COUNTY s·uBS1JRFACE GEOLOGY CNAltll'4. .... ,.~-... ' . LEG.END ~ ' .., Dm Dd ·~ Db Dll .ifil ~ Da Dtb Ma I WOlrilTWO"(~CT ~- ... co -86- �CHART 38 DESCRIPTION OF SUBSURFACE STRATA SYMBOL FORMATION STATE, MEMBER, BED Dm Mackinac Limestone Gray to buff limestone, Breccia and limestone . Limestone for cement, flux soda ash, chemicals, sugar manufacture, etc. Crushed stone for ballast, concrete, macadam, petro, gas, fresh mineral waters, chemical brines. Db Bell Shale Blue, ·black or giay bl~e shale with thin beds of fossiliferous limestone. Thickness 30-80 feet. Shale and clay-for cement, brick and tile products, and pottery. · Dd Dundee Limestone Gray buff crystalline limestone locally cherty bituminous fossiliferous. Oil in upper part and sulphate waters and highly mineralized brines iµ lower. Dolomite beds near base and also occasional sandy beds, nodules and seams of chert. Locally a clear white to buff sa~dstone up to 20 feet thick; beds of quartz grains; or sandy cherty limestone .. and golomite ma~k the con~act' of the Dundee with lower beds. Thickness 50-350 feet. Limestone for cement, flux soda ash, chemicals, sugar manufacture, etc. Crushed stone for ballast, concrete, macadam, petro, gas, fresh mineral waters, chemical brines. ECONOMIC RESOURCES DESCRIPTION ... 0 -I 1~ l ·l! ¼i' ,i·,~ :i I~ 111 :~_I 'fl1 1:, ,, �DESCRIPTION OF SUBSURFACE STRATA continued FORMATION STATE, MEMBER, BED SYMBOL DT ~z 0 :> ECONOMIC RESOURCES DESCRIPTION Undifferentiated traverse gray blue limestone and calcareous shales. In deep wells that traverse shows gray shales, then limestone and lime shales; dolomite limestones 10-60 feet thick porus to compact; shale up to 100 feet thick; massive limestone, fossiliferous local shale lenses, chert beds from cherty streaks to bed~ 100 feet .thick; shales and shaly limestones, blue, gray shales. -i> µ:j I (X) (X) DII A Gray and dark gray thin bedded limest_ones and shales, locally very fossiliferous and bituminous. Black bituminous limestone filled with masses and heads of coral and stromatopora at base. Also, a locally shaly and very siliceous, persistent l imestone bed at base for formation with a dark or black bituminous matrix. Thickness 190-200 feet. I Da White, gray, buff, brown, or black limestones, locally very fos.siliferous . ·t, chertv, bituminous, coral re'e fs, thin • I' shales, fresh water .near outc'rop 1· margin, brines below 1000 feet. Thickness 126 feet. l_;:_ ; Limestone for lime; cement flux, soda ash products, soda manufacture, agricultural lime, crushed stone .for concrete, madadam, railroad ballast, fresh water, petroleum gas. (Same as above) 1 1:y1 ,,',) h ·~ -- T..,. - �DESCRIPTION OF SUBSURFACE STRATA concluded FORMATION STATE, MEMBER, BED SYMBOL Dtb z ::> µl i:::i ,, - z Antrim Sahl:: ~ H P-. P-. H (/) ::fl H (/) (/) H ~ t ·ECONOMIC RESOURCES Alternating sequence of thin bluish gray to brown, locally cherty limestones; shaly limestones and calcareous shales; bluish gray to buff limestone weathering to a blue gray; folliliferous. Thickness 140 feet. Limestone for lime; cement, flux, soda ash products, soda manufacture, agricultural lime, crushed stone for concrete, macadam, railroad ballast, fresh water, petroleum gas. Cinnamon brown to black and dark grey bituminous shales; thin bedded to fossile shale locally within tarry brittle coal seams and inclusions; 1J~n 1 l y very hard black crystalline 1i,~ ~tone (concretions) fossiliferous. Cor,.::.ecions of siderite and dolomite and ·nodules of pyrite. Thickness 100-450 feet. Shale for cement, brick and tile . "Shale Gas" z ~ H 0 Ma DESCRIPTION :-::: ~~ - ·----- --- ---·--· -·--· - ~ - • ·-• -·-- --- - •·- -• -·•--··· -- - :::..:iai2ic.·-~ ~ ~ r - 1 " " ' : , • · · - - -.- - - - - - - - - .. - �During the latter stages of the Paleozoic Era, the northern hemisphere was invaded by four tremendous glaciers. The landscape and terrain were altered each time the giant glaciers moved into the area. . · The last glacier advance, which is principally responsible for the \ development of present-day features, occurred about 11,800 years ago. This was part of the Winconsin Continental glacier which made several advances and retreats over northern lower Michigan. As it moved, the glacier picked up most of the soils and loose rocks and carried it along. The last advance of this Continental glacier was known as Valders Ice. By a series of periodic advances and retreats the Valders Ice snaped·:..the- · surface of the County. These advance and retreat motions deposited debris to form the moraines seen in map 14 As the glacier melted, hills were formed when the debris that had been embedded in the glacier came to rest on ground surface. Some . areas in the southern portion of the County were subjected to the onslaught of rapidly melting waters. This melting water carried with it much debris as it spread in sheet-like formation away from the glacier. This material shows areas in the southern portion of the County where these were formed. When the glacier stopped advancing and began to rapidly melt, channels were formed through, on, and under the ice mass. The rushing water carried with it debris of all sorts which eventually filled the channels. As the glacier continued to melt, the rubble wa s deposited in long, narrow channels which spread and settled once the retaining w2l ls ,)f the channels had raelted. Such a formation is called an "<¼k.eA" and is approximately seven miles in length in Koehler and Waverly Townships. -90- �MAP 14 SURFACE GEOLOGY CHEBOYGAN COUNTY ,;. -.1 i .;. Hebron ___ ,.,-_ I '1 MULLE:TT LAKE Moraines Ground Moraines (fill Plains) Outwash and Glacial Channels • • Lake Beds (Clay) Lake Beds (Santi) Eskers Glacial Lake Shorelines --N~N-1p1ssmg .. ~ Algonquin �contrasts to the northern portion of the County which was once covered by Lake Algonquin and has elevations ranging from 600 to 750 feet above sea level. The contour lines of 750 feet and above, seen in map 15, designate the outline of this lake which established its level at approximately 740 feet. The island areas are designated by these lines as is the shoreline of Algonquin in the southern portion of the county. Awareness of topography is imp•o rtant since it can affect development. Steep hills are poor development areas. Septic system failures, soil erosion, and winter driving up and down steep roads and drives are problems incurred in steep areas. Extreme flatland too, may have the disadvantage of p_QQr__ - . . -~ • --;._::-,~=-:-?:_- .~·~ ~~:. ::-- -- - drainage which could leave standing water in low-lying areas. dependent on the types of underlying soils that. are present. -94- This is also �Soils Probably the most important factor affecting development within an area are the soils. The use of the land must take into account the capacity of the soils on which they are to occur. If these are not considered, building foundation and septic problems may result in residential areas and erosion, siltation and water pollution could occur in areas of intense human activity. Therefore, this plan must seriously consider the relationship of Cheboygan County's soils to the existing land use activities and to any futu're activities. There are many different soil conditions found in Cheb9yga,nJ~_ounJ;:y._ The 0 __ . • 4" ___ _...... .."'---·£~~::-.:--t~ . -~._-- - ~ - ,_,_. -;, following page illustrates the general soils map for the County which identifies 13 different soil associations. These associations vary as to their limitations for development and to their value for agricultural croplands. As can be seen on the soils map, the Emmet-Leelanau-Minominee, the Leelanau-Emmet-Kalkaska-Mancelona, and the Carbondale-Lupton-Tawas-Roscommon Associations are the dominant soils in the C::ounty. Emmet-Leelanau-Menominee compose approximately 17 percent of the County or about 79,000 acres. soils are well-drained sandy and loamy scils. several large tracts in the County These These soils are located in the Munro-Douglas Lake area, the central portion of the County in Waverly Township, and a large tract of land in the southeastern corner of the County. These soils are generally rated good to fair for general farming and having slight to moderate limitations :or onsite sewage disposal. Drought and erosion are problems associated '.;ith these soils for field-cropping and the steep slopes associated with this soil type can cause sidehill seepage from on-site sewage facilities. The Leelanau-Emmet-Kalkaska-Mancelona Association comprises 16 percent of the County or approximately 74,500 acres. -95- These are well-drained sandy �Large blocks of ice buried by outwash were left behind o·n ce .the main ·.:- portion o~ the glacier was melted. lakes and bogs. These eventu~llf melted too, to form Douglas, Burt and Black Lakes wer~ all formed in this manner . As the ice receded further north into the Upper Peni?sula, the melt~ waters flooded the area of Cheboygan County~ . The higher_ elevations were ' above water and formed islands. ,\ '' These isl~nds a_nd the .. sbuthern boun9-ary · of these flood-waters are designated in map 14 ., by _.the· dotted . line with the . small A. This lake, formed by meltwaters, was known as -Lake A:-lgo~q~in. ~- - ··-- The Algonquin shoreline was generally:i. e stablished . ~-.•.t · an elev~tion of .. · .· . •' . ' . - .-_ :.i;:; . . ~, ~~- - . 740 feet. The topographic map 15 shows those -~,rea -which were-above_the &, •. water line denoted by the 750 foot contour lines. were not submerged. Areas aboye -these lines During this period the clays and sands of th~ _northern part of the - C<?unty were deposited on the lake bed o_f. A],gonquin: ·:. •··, ·., As the glacier melted further to the north, a low .- outlet valley caused a drastic dip in the elevation of the l a ke s . ~inallJ: t 'he lakes rpse again . ' and a new l'ake l evel was established. This lake was called Lake Nipit~ing. Nipissing covered the present shoreline of Cheboygan County and raised the level of · the inland lakes. letter Nin map 10. The Nipissing level is denoted by the smali - Nipi s sing cut into the old Algonquin lake bed· and formed the terraces on which US-23 was built. The City of Cheboyga~ and Village of Mackinaw City were built on the floor of Lake Ni~issing. this time period, the Cheboygan River did not exist. During ihis was formed iq post-Nipissing years by the action of a tributary of the Black River. As discussed earlier, the southern portion of the County is predominantly rolling or hilly. This high plat e au-like area formed from moraines and outwash ranges in elevation from 800 to over 1000, but above sea level. - 92- This �MAP 15 50 FOOT TOPOGRAPHIC CONTOUR LINES CHEBOYGAN COUNTY .( j �MACKINAC SOUTH CHANNEL AREAS DOMINA TEO OY NEARLY LC"C.L TO HILL,. W[LL-LJ. i..\. 1,'~G~ SANDY SOILS. 1. Rub,con·G,aylrng Assoc,ation AHEAS OOJ,UNAT[O OY NEARLY LEVEL TO ROLLING , ~ELL ·O H~I" TO SOMEWHAT POORLY DRAINED LOAMY SOILS. nearly level to unl'Julil\mq. 2. Kalkas1'a-Eas1 Lake-Manrelona Assoc,;,1,on 6- nearly level to unoul:rnno, Emme1-Leelan.au-Menom1nee A,soc,a11on s . Lee1.,.nau-Emme 1-K.ah..1si-.a Assoc,a1100 10 rolling . 8, Ona•ay-Lon9t1e-Mack1nac Assoc1411on : nearly level 10 undula11ng. AREAS OO MtNATEO BY UNDULATING TO STEEP , ~ELL·ORAINEO SANDY ANO LOAMY SOILS. .c. Emme1-0naway-losco Assoc,a11on . unovlat,no 7. Bohem,.1n•Brimley-B,uct! Assoc1a1,on. nearly level 10 undulating , J. Aub1con-Graycalm-Mon1caln: Assoc,J11on : i..naula11t19 10 hilly . AREAS OOMINATEO BY NEARLY L(VEL TO UNDULATING , MODERATELY V.ELL DRAINED TO VERY POOHLY DRAINED LOAMY ANO CLAYEY SOILS . undulallnQ 10 10111119. undul.at1n9 10 hilly. 9. On1onagon•Rudyard•Ber9land Assoc1a11on 10 . Oe1our-Hessel·Munuscono Assocu111on neatly level 10 undul.>1m nearly level 10 un,lulal1 nq. AREAS DOMINATED BY SOMEYI-HAT POOAL Y DRAINED , POORLY DRAINED. AND VERY POORLY ORAINEiJ SANDY SOILS ANO MUCK ~ 11. AuGrcs• Aoscommon·Brevor1 Assoc1a1,on 1:? . CarbOndale-Lupton••Ta..,.as Assoc,a11on nearly level. nearly level. Roscommon-E.is1 Po1'1-Aub1con Assoc1i111on . nearl)' level 10 rolhn Q T 38 N L LEGEND ~ z ::, COUNTY BOUNDARY 0 u D INCORPORATED TOWN 0 UNINCORPORATED TOWN __ _:~~ - -- ~~ - a ~ DRAINAGE .. • • •. '4 - -,..,,...-- INT(RSTATE HIGHWAY U.S. HIGHWAY STATE HIGHWAY ·N" OTHER PAVED ROAD FRONTAGE ROAD GRAVEL ROAD DIRT ROAD RAILROAD r G.L.0 TOWNSHIP LINE 35 N SECTION LINE CIVIL TOWNSHIP LINE 1111•_ '."li.P, ,.n:vti..OIJEO flY Tott! SO IL CONSEf• ',I fH.,1•.r :.,IQ\'/~CLNCnALIZLO $OIL INFOn•. A,.;;·~· r.OT !.Ul TArJLC FOn DFTli.ll.EO 1-'LAr-<·. IT 1•1,ov:cts U!:ilF'U\.. l~lr'Qfll.t,I TION Fon Gl' ~L,'NNlNG O'ILV 34 N ... "':is :is "' ...>-z ,,r''. ::, 0 u I T 33 " >< 0 > "'0:_, "',: u I t~' f- w ::, 0 V, n: "' '. _:_d_ OTSEGO COUNTY Q7 w COUNTY " •N "' ,. IJ,IILT 0~ 1r,u,-s ~.P-)1,nJ I IR£v 10-2 J .iq !fOJI MATl01'1 ntow fl[\..D T[C>O.itCIA1'1S l"Oi,.TCOMC Pli!OJ[CTIO N ' SCS LINCOLN NB 19 76 SCALE SCALE 1125' O 3 [ .un ~==~=====s.-.. . .=~=~= I 0.. 7 MILE S �and loamy soils on complex rolling areas and hills. They are generally located as part of the high plateau-like area in the southern half of the County. Drought and erosion problems cause these to be rated as fair to I1, poor for general farming purposes. /I The steep slopes of up to 2~ percent \ I on the Leelanau soil series create severe limitations for residential development. , II Sixteen percent or close to 74,500 acres of the County is composed of the Carbondale-Lupton-Tawas-Roscommon Association. These are level, po9rly .' I ,:;, ,!,, ·,i ' drained sandy and organic soils, which primarily occur in stream beds and swamps. Limitations are severe to very severe for residential deve_lc:>"pm"e~!_':?~"E°...:.-e=-.: . ;/ on these soils. High water table and unstable materials are obstacles to development in these areas. In fact, these soils are categorized as poor I' ,I to severe to very severe for all types of land use activities. Chart 39 is a brief interpretation of the general soil map, while chart 41 provides a more detailed interpretation. These interpretations '' are illustrated in maps 17 through 20 as to soil suitability for forestry, agriculture, residential development &nd intensive recreation. i i These maps represent broad areas and are not specific to on-site evaluations. I More I: detailed study must be done before a specific site decision is made on any given parcel of land. I r] 'I I I , I I, I,I U I Ii j! I',: 'Ii _07_ II �CHART 39 TAKEN FROM: INTERPRETATIONS OF GENERAL SOIL MAP SOIL SUITABILITY FOR: Soil Ass. # 1 2 3 4 5 I 6 I.D (X) I 7 8 9 10 11 12 13 Major Soil Series Rubicon, Grayling Kalkaska Kalkaska, East Lake, Mancelona Rubicon, Graycalm, Montcalm Emmet, Leelanau, Menominee Leelanau, Emmet, Kalkaska, Mancelona: Emmet, Onaway, Iosco, Brevort Bohemian, Brimley, Bruce:; Onz.,,iay, Long ;:: ie, Mackinac Ontonagon, Rudyard, Bergland Detour, Hessel, Munuscong AuGres, Roscommon, Iosco, Brevort Carbondale, Lupton, Tawas, Roscommon Roscommon, Eastport, Rubicon General Farming Forestry Recreation Residential Poor Fair Fair Good Fair Fair Fair Good Poor Fair Fair Good Fair Good Good Good Fair Fair Fair Fair Good Fair Good Fair Good Fair Fair Fair Good Fair Good Fair Fair Poor Poor Poor Fair Poor Poor Poor Fair Poor Fair Poor (very) Poor (very) Poor 't .. c.)}ery) Poor •I (very)Poor '' ,t\l :i,I Poor Fair W' ' ;;:..:1 I \! Fair Fair 1~::\ GOOD Soils have properties that are favorable or perform well for the kind ,,·: of soil-use being rated. FAIR Soils have properties that are moderately favorable or perform satisfactory for the rated use, but special planning and management are needed. • 1 " �.LI SOIL SUITABILITY FOR RESIDENT/AL DEVELOPMENT* / / / /'; f/// I'/// i ' / / /" [] .J GOOD FAIR I I I I: . ,, '' ' I POOR il I ' ... : : : ! !' -N- i ' /. _qq _ �,·1 n 1 u~ FOR SOIL SUITABIL;~~REA TION INTENSIVE 13 • • .·1 . 'I I I ll �MA L, I '"! SOIL SUITABILIT Y FOR FARMING GOOD ~[]·•• .:/ ; •, ... (.... FAIR ,I l i\ I:\: I' :jl l .\; .\l ,rj I' I I N- ~ • :i I 12 :i !· '· I I , ;, '\ �,'l!\ l' ~Il SOIL SU/TAB/LIT)/ F0/1 FORESTRY Ll // ~;.,;, :, // /L << t·, :~....:. :.: 12 �INTERPRETATIONS a, GENEB.ll, SOIL Mil' Cl{g1!()YCAN COONTY, MICHIGAN 'lJ : 40 . CHART SUI'.l'AllILITY FOR Mil' SIMOOL E.RIEF IlESCRIPl'IOl/ OF SOIL ASSOCIATION IXJ;.<.TIH.l,T MA.JOR SERIES&: l.PPROXDIATE PER- SLOPE G.EliERAL 1· .FORESTRY DEGREE OF LIMITATIONS FOR fil.'CREATI ON FAllK[~ RESIIENTIAL FIELD RESIIlE.NTliL DEVELOPME:IT CROPPlllG llEVELOPY.ENT §/ CENT EACH ~/ ,. The'lP. ..re nearly ldvel to u:1duRubicon - 5(J}l la-:.ing, well drained sandy aoils, .lreeo of t:heae noi lo ,a.r" por.uGruyl ing - )0% 1 .. t'ly a.,~!i:;,,ulc,,1 !>ll ... I 0 - 6~ Poo= !'air Y10derata Slight ,l - (f)(, Poor Pcor Motlorr,tu 0 - &J{, Fair Fri.ir Mode:::a+.e s::.1g1it Foor FairPoor Moderate Slight 6?6 Fair Fair Moderate 0 - 6% Fair Fair 0 - €1:l, Fair Fair 1. Dro\lt!'htineee, 2, I,,,, w natural fertility. ja•ok 1'1"" plaine, They l.ave 10~ nati.;_-al fertility, low llluist=e holding ~apacity, and ::-npid permeability, Th.is '3011 a.srJociatior. co~rr!sea abcut 11 pe=c:n-:. of the c.:-UI,t:, er eppzvJx:i::,,,:tP.ly 51,000 acres, 2. MA.TOR MANAGEMENT PROBLEMS '. Ill THE SOIL ASSOCIATION Theee :u:e n~arly l~vcl to undulating, well d.nti11ed aand,y Aoilu of t ~e cutwaeh plains. Soila in this aaeocia~ion a:i:e slightly more fertile a.no store slightly greater a=unts of moisture th:!n thosa in Soil A.ssociation 1 above. T!lia soil aeaociaticn co~pris~s about 5 percent o! the county or 1.pproximately 2),500 acre •, (&ting for Soil Ae~ociation) Kalkaska - 40)6 faot Lake - JC';'6 Mancelona - 15?6 0 - Fair Fa.ir (fuiting for Soil J.ssociation) 1. Poeeible pollution of ground vat • r ouppliq • b7 e!'!luent. ). Soll bloving, 2. Difficult to maintain aod vi ~ut irrigation, Slight 1. Dro~htinese. Moderate Slisht 2. Soil blowing. 1. Possible pollution of ground water suppli~a b7 effluent. Slight Slight SlightModerate 2. Di!ficul t to maintain eod without irrigation, Slight ;,....---+-----------------+-------+-----t.,_----+------+-------1~-----w----------+----------t ). l 4°" The • e are undulatil'l8' to hilly, Rubicon well drained sandy no i l e on upland •• Enclosed valleys, benchen, and plateau-like areas are inGraycall!I - 25% clud.ed. These ac!ls have modera tely :!.ow to low r.a trra.l fercillty ar.d moisture r~ldi:1g Mc:1tcalm - 2t~ capiicity. PeJ."lt~abili ty is rapid, 'i'his soil aaso'ciation accounts for approxi11>&tely 7 percent or the county or )2 ,500 acres. (Rating for Soil Ae8ociation) ___.____~ _ Fuir foor 2 - 12'J' Mc:derate Slight- 6 - 2~ FnirPoor Poor I 2 - i~ _...._______. Fa.tr SoaerateSevere ModerateSevc:;.:e SlightModt>:t:ate Sllght!10derate 1. Sloping areas. 2. low natural fertility. 2. Erosion and sediment damage, ). ',later erooion. ). Sidi:! hill seepap from onei te Be'i1~ facilities. I ~ r ·- Fair t·• Slight-. SlightModerate Moaerate _ , _ _ __..._ _ _ _ _.....,__ ·r_i. __ _ _...,.__ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _- ' :fII I See Footnotes on page 1, Dro~tine • -. Moderate ~; I I ' II I �CHART 40 (can't.) SUIT.lBILITY FOR BRIEF IlESCRIPrION OF SOIL ASSOCIATION 4. 5. These are undulating to rolling, well drained sandy and loamy soils on uplands. Major soils !n thio asecciation haYe medium to mcderat~ly low p.:,.~ural fertility and moi~ture holding capacity. PErmeabi li ty is moderate to moderately rapid. This soil association occupies approximately 17 percent of the county or 79,000 acres. These are undulating to steep, well drained sandy and loamy ~c il$ o~ co~ple~ ~~llir.g a=eaR ~-'-" ~ills. They r:u,ge frc:m :t£'1iur. to molierd tely low er lcw in r.~t~=al l'a:-til ~ t~I a:-:.~ ~oieti;::e hold:t~g •.·?.p:i~i ty. r'e=e:ib; li ty -::a;cgns frr::: m::<l~mte t.:i :-apid. 'fh~a soi.1. a~:;c,i:iat1.o:1 -; ·,c_:-:ri..1eo ar;,r•n.i:-.;,t.e,y Hi ;:err::c:.t '.)f the Go,.nt·:r or 74,500 MAJOR S-,:JlIES & lXlMINANT APPROXIMATE PERSLOPE CEl-iT EACH g/ Emmet - 4°'6 2 - 12% GENERAL ?ARMDG .FORESTRY Good- RECREATION BESIIJENTI.A.1 FIELD DEVELOPMENT CROPPING Slight}loderate Slight- Moderate SlightModerate SlightModerate SlightModerate Moderate Slight- Moderate SlightModerate ModerateSEJvere ModerateSevere w J/ Good .Fair MAJOR M.UU.GEMENT PROBLEMS IN THE SOIL ASSOCIATION IlEGREE OF LDUT.lTIONS FOR RES IDE!:T ll1 liE\'ELOPMENT §I 1. Water erosion. 1. Erosion a."ld sediment d.a.m86e. 2. Soil blowing. 2 - Menominee - 2o,6 12% 12% Goe<! GoodFair GoodFair 6 - :C5% FairPoor Fair 1~~ F,,ir- Mocerate- !-\ovr SHvere MoJerateS,•vere SlightModer~te Slii;htlfodcrate SlightModerate Sl:i.ghtModerate Association) 35¾ Fair Fair 2 - (Rating for Soil Leelanau - Fa.i.r ). Drollghtinese. 2. Sidi.hill see~ fro:n onei te se'IA18e facilities. 1. ~ater erosion. 1. Erosion and sedi••nt cia.mei;e. 2, Droughtineee. 6 7 - M.:uicelona - 1 :-% 1~-~ 2 - 1C:'6 fair fair fair. 2. Sidehill seepage • from onP.i t~ oew~ facilities. · J. Sloping &..rCaB. ~.-:re~. 6. 1 u·.dulat.i;,g t::, rolli:ig. well drair,ecl. aoile fo-.i:tec. in ea..,c.? l'.Ja.n::.a a.?uj lo.:.1..m~ on U!1du:'.:it.:.1:g till plair.s. 'fh~ roughly p1rall&l lnte!""Ver.jr1g d:-ainae:e·ea.yo ar" o::cupied by so:oewhs.t. poorly dc·:dned a."lci poor1y dra i.r.ed aa.r:dy r..r,<l lOa.Jll,)' soils. Ma.jor eoile i·· this association lJ£.ve medi= to moderately high :.:i~ural fertility :,i,ci u:oist=e hcldi~g capacity. Permeability :?:"ar,ges fn,m moderately rap:.d to noderately olow. Thie eoil aaeociation accounta for approxi111&tely 5 percent of the county or 2),000 acres. 'T~!e2-.? ari:! ( P.£. ti1~g for 8oil Ass:iciaticn) FP.irPoor GoodFa.!.r SlightSevere SlightSevere E~et - Jc;-; G:.iodFa:r Good Slii;htModeratc Moder«te Goodi-':i.ir Good SlightModerate Sligl::tModerate Fair Poor Moderate Severe Fair Poor Severe Severe GoodFair GoodPoor Slight- . Moderate ModerateSevere Onaw:iy - 30¾ 1. Erosion a."ld 3o:d1ment damage. 2. 'wet spots. 2 - 12% 2. Restricted percolation. (Onaway) Iosco - 20:,t ). Wet spots. Brevort - 1~ (Rating for Soil A!isociation) 0 - 2'}~ .t .,:.1 1\{: ' I ' See Footnotes on page 1, water eroAion. I �SUITJ.llILITY FOR BRIEF IlESCRIPTIO!I OF SOIL ASSOCIATION MAJOR SERIES & IXlMINANT APPROX IM.A.'i'E PER- SLOPE CENT EACH 7. a. ::, Jl I y GENERAL FARMING FORESTRY DEGREE OF LIMITATIONS FOR RECREATION w JI 'ii §/ 0 - 6% Good Good Slight Slight 0 - 2% Good Poor Severe 0 - 2% Good Poor ModerateSevere Severe Severe Good GoodPoor SlightSevere Slight-:Severe Thee• are mainly nearly level to undulating, well drained t o somewhat poorly drained soils. Soils for.ned in loai:iy material that is high in lime. They occupy the broadly undulatin& till plains, Local areas are ur,derlain by fractured limestone bedrock. These soils have moderately high natural fertility and high moisture holciing capacity. Permeability is moderate to moderately slow. This soil association accounts for about 9 peroent of the county or 44,500 0 - ff)(, Longrie - 20}6 , Mackinac - 20}6 FIELD CROPPn:G . 1. Water erosion. RESIIENTI!.L DEVELO.!'MENT 1. Erosion and eed.i- ment ~ e . 2, Wetnesa, (Brimley, Brlloe) 2. Poor bearing capac.:. ty. J, Heatricted percolation. 4. Seasonal high \later ta.bl<!, (Briuuey, Bruce) Good Good SlightModerate Moderate 1. Water erosion. 1. Ero11ion and eed.i- me11t ~ . 2, Wetness, 0 - ff)(, 0 - "JI, ~ssocia~ed poorly drained soils - Fair Fair SlightModerate Moderate J. Stoniness, 2, Restricted percolation. Good Fair ModerateSevere Severe J. Good Poor Severe Severe 4. 15% Ar.gelica Linvood Ill THE SOIL ASSOCIATIOI! RBSillENTllL DEVELOPMENT Theae nearly level to undulating iBohemian - 60}6 soils formed in very fine sand and silt in bench-like areas Brimley - 20}6 bordering the Black and Cheboygan Rivera, Riverbanks and -t.e=ace Bnice - 1$96 escarpments are included, These soils are principally well drained or somcwh.r. t poorly drain- (Rating for Soil ed. They ara medium in natural Association) fertility and water holding capacity. Per.neabili ty is moderately slow. This soil association occupies approximately 1 percent of the county or 4,500 acres. Onavay - 40}6 MAJOR MANAGEMENT rROBLEMS 0 - ?% 0 - ;'It aorea. Moderate depth to bedrock. Seasonal high vater table, (~,ackinac, Angelica (Linvood) (Rating for Soil C-ood GoodSlightModerate.A.uooiation} Fair Moderate Seven - - - - - - - - - - - - --- - - - - - - - • - - , - - - - - - ~ - - ~ ~ ~ -.. ,... 1r---'"'·--- -.....~ - - - , - - - - - - - , . . . . - - - - -• . - - - - - - - - - ...- - - - - - - - -... 9, Theae are neiJ.:-ly level to undu- Ontonagan - 35% 2 - 654 Fair Fair SlightSevere 1. Water ero • ion. 1. Poor beu-inc lating, l!?OdeI·.:tely "ell drabed Moderate capacit7, to very pcurlj dr~ined ~layey 2, Tilth Minhnooils on old l .\ e plainL, Theue Rudyard - 35% Fair Poor 0 - 6¾ Severe Severe anoe. 2. High shrinksoils have high 11 • ,=al fE:revell potential. tili ty and mclature holding Bergland - )()}6 Fair 0 - 2'}t\ Poor Severe Severe J, Wetness. capacity, They are high in lime, (Rudyard, llergla.nc J, Restricted percoPer~eability is slow to v~ry (Rating for Soil Fair FairModerateSevere latiou, alov. Thia aoil association co111Association Poor Severe priaes about 4 percent of the 4, S-80n&l hlch county or 18,500 acre •• water table, See Footnotes on page l ,: i~ ' ' I �CHART 40 (can't.) SUITABILITY FOR MA.P BRIEF DESCRIPl'ION OF SYMBOL SOIL ASSOCIATION HA.JOR SERIES & DOMINANT APPROXIMATE PERSLOPE CENT EACH GENERAL FARMING FORESTRY DEGREE OF LIMITATIONS FOR RECREATION RESIDENTIAL IlEVELOFMENT 6/ MA.JOR Mil!AGEMENT PROBLEMS IN THE SOIL J.SSOCI.A.TION FIELD CROPPING RESII!ENTIJ.L DEVELOPMENT y J/ lJ 5J t'----~----------------+---------"''--....:.,.._---~---IL...4----.....-4-------'-4-------~µ,_--------4----- ·~---~·~·-· ---~10. These are nearly level to unduDetour - 30')6 lating, somewhat poorly drained and poorly drained loamy soils on eto11y anJ. cobbly lake benchea. He1rncl - 20% Ra:1ciom di~continuoue lo.,, sandy ai:d gravelly ridi;ee are included. Major soils i~ this asMunuecong - 20% sociation have moderately !ugh natural fertility and moisture holding capacity. Pe=eability Associated well is a:oderate to moderately slow. ldrained and Thie soil association occupies moderately well about 5 percent of the county ldi-ained soils -20)6 or 20,500 acres. Alpena Kiva 0 - ~ 0 - 0 - 2% 2% I t-,J 0 °'I 12. These are nearly level, somewhat poorly drained and poorly drained sandy soils u.~de=lain by finer textured material at a depth of 3 to 5 feet or more. They occupy the borders of lakes and swamps. Random narrow ridges occupied by .,,ell drained sandy soils are included, Soila in this aseociation have low natural fertility and moisture holding capacity. Permeability is rapid in the sandy upper l?..yers but mocerately ~low in the finer textured underlyin6 material. Thie soil association accounts for approxim.~tely 2 yercent of the county or ~,OCO Deres. Thia soil association con~ists of level, poorly drained sandy and organic soils. Thes~ soils ccc= mainly in stream channels !IJld S\12Jllps. Thi?y h,we low natur;;,_l fertility. Mcisture hol~ing capaci iy l9 high in tlie orisani c soils aiid low in the e.i."'ldy a:ir,tr.il soils. Permeabili tr in ~oderaiely rapid to ra~id. This S8Sociaticn comprises appwxic.ately 16 percent of the county or 74,500 acres, Au Gres - 50% Roscommon - 2()% Iosco-. 15'% Brevort - 15'% Poor Fair Poor ModerateSevere Severe Severe Se·1ere 1, Numeroua cobble and atone • , 2, Wetness, 1, Numerous cobble and stones, 2. Restricted peroo- lation. Severe 3, Seasonal Severe high Poor Slight Slight Fa.irPoor Poor SlightSevere SlightSevere 0 - ~ Fair Poor Moderate Severe 1, Wetne •• , 2% Fair Poor Severe Severe 0 - ~ 2, Dro\18htiness. (when drained) Fair Poor Moderate Severe 2% Fair Poor Severe Severe Fair Poor ModerateSevere Severe Pcor Poor Poor 2 - 2 - 0 - 0 - 35?6 Fai rPoor Fair- 6% 6% (Rating for Soil Association) Carbondale - Poor \o'ater table. (Rating for Soil J.aeociation) 11. FairPoor 0 - 2% 1. Possible pollu- tion of ground vater l:levere- • upplies by effluent 2, Seasonal high water table, 1. Soil blowir~. 1. Unstable material, 2, Frost hazard, 2. Uneven settling, 3, Wetness. :' 3, High water table, 'lery Severe Lupto:i - 2596 0 - ~ Poor Poor Very Severe SevereVery Severe 4- Low natural fertility, Tawas - 15% 0 - ~ Poor Poor Severe Roscommon - 15% 0 - ~ Poor. Poer Severe Severe Poor Poor SevereVery Severe Very Severe (Rating for Soil baociation) I' • I Severe Severe- L-----4------------..L...-------'-----!L----'-----'-----..L.----- --- �LiiAR T 40 tH (co n c .lu dcd ) I MAP S'YKBOL , ). See BRIEF DESCRIPTION OF SOIL .lSSOCUTION mllTABILITY FOR MAJOR SE.RIES & OOMINA.1,"T APPROXIMATE PERSLOPE CENT EACH y Thie eseociat:o~ ie comprlsedof Roacoa:mon - 40"/4 the mlacellaneous sandy soils on the lake bor<!cr. Hearly :!.evel, East Port - 20¾ poorly draine<! eoilo i?l B'llales comc:o~ly occur in a net'llork with Rubicon - 2(% better drained, more slop! ng soils on the interven.ing ridgeo. Nearby sandy, gr-dvelly, and (Rating for Soil cobbly bea~hes are i~cluded. Aseocia tion) These soils all have low natural fertility, lo~ moisture holding caracity and rapid permeability. Thie soil association accounts for about 2 percent of the county or 9,000 acre9. GE:t-.'E RAL F.tJl-!ING MAJOR MANAGEMENT PROBLD!S I N TEE SOIL ASSOCIATION IEGREE OF LIMITATIONS FOR FOilESTRY RECRE.AUON RESIDE::fl'IAL DEVELOPMENT lJ SJ §) JI RESIJEh"TIAL DEVELOPMEUT FIELD CROPPING 0 - 2'¾ Poor Poor Severe Severe 1. Droughtiness. C - 6~6 Poor Fair Moderate Slight 2. Soil blowing. Poor Fair Moderate Slight ). Wetness. (Roscommon) 0 - 12% Poor FairPoor McderateSevere 1. High water table. (Roscommon) 2. Possible pollution of ground water supplies by effluent. SlightSevere Footnotes ~ow .... I 0 -...J 1'00'l'NOTES I TO T,Wi t l, Thia map, developed by the Soil Conservation Service, show generalized Roil infonn.,tion and is not suitable for detailed planning, It provid~s useful informati on for general planning only, 2. Soil names are subject to change upon co=elation and publication of detailed soil au...--veys. Thia column may not total 100 percent, as on.ly major ooile in each association are rated. ), Refers to farming operations that may vary in land. use, ll,egroe of mechanization or intenoity of production, 1 4, Refers to eusta.ined productidn of marketable timber. 5.' Emphasis on intensive recrea,ion activity. and golf ooursee. 11 ,3 6. Refers to intensive develoi-,ent oo-,n to aubdivisions, faoilitiea are aa.,_.d, 'I 11'! ';! ~ Example: Playgrounds, picnic areae, Onsite sew~ �Surface Water Much of Cheboygan County's strength and appeal can be attributed to the variety, distribution, adequacy and development of its water resources. The importance of water resources to recreation, residences, agriculture, wildlife, commerce, and industry cannot be overemphasized. Cheboygan County contains some of the largest lakes in the State and has a total of 344 inland bodies of water covering 51,358 acres. The County has 420 miles of streams; .•:· 118 miles of which are designated trout waters. , Inland lakes cover 10.0 percent (.51, 358. a.cJU¼ l. of the total surface area, higher than any other county in Michigan. Added to this are 38 miles of Lake Huron shoreline_ma1dng the development pressure on waterfront property extremely great. The largest bodies of water in Cheboygan County include Black Lake (9,997 a.CAU - 7,887 ht Che.boyga.n County a.nd 2,104 a.C/l.e/2 ht PJLeiique. I.tile. County), Burt Lake (17,335 a.CAUi, Mlc.hlga.n'.6 6oWl-th lair.gut htl.a.nd l.a.ke.), Douglas Lake (3,745 a.CAU,) and Mullet Lake (16,744 a.C/l.e/2). Of the 182 miles of inland shoreline, 46 are public. The inland water route is an important asset for Cheboygan County. Once used tor its transportation capabilities, it is now a major recreational pathway. The inland waterway winds for 36 miles through a scenic area of forests and meadows. Starting at the City of Cheboygan on the Lake Huron shore, it passes through four inland lakes, Mullet, Burt, Crooked and Pickerel, and four connecting waterways, the Cheboygan, Indian and Crooked Rivers and Pickerel Channel, to end at Conway in Emmet County. Also considered part of the present Inland Water Route is the nine mile stretch from Black River to Black Lake and the Upper Black River to the dam at Kleber Pond. -108- �., MA CK/ . ~· N-4 C ~ ·-.. MAP 21 0 -.__ O' /' CHEBOYGAN COUNTY SURFACE WATER -SYSTEM ~ ..CH .AN ·. NeL I ··. j ~- 1 1 ! J : J l , ll~"tlf I >t· -109- �Due to the extensive recreational opportunities in Cheboygan County, tourism has grown to become one of the primary industries. of all housing in the County is seasonal. Over one-th_ird The population often swells by a factor of 2 or even 3 times during periods of high recreational use. The seasonal influx is greatest in areas surrounding the C.<_?untr' s -lakes and streams. This transient population is vital· to the area's economy. However, tourism can also exploit Cheboygan's natural resources to the point where they are polluted and nearly exhausted. A lesson can be learned from the early loggers, fishermen, and fur traders, so that history will not repeat itself again. Cheboygan County is mostly within the Cheboygan River Drainage Basin. The drainage from this wa tershed flows into Lake Huron through the City of Cheboygan. The remaining northern sections of the County are in the Coastal Watershed which drains directly into Lake Huron. Cheboygan County citizens have identified the following water resource related problems and concerns: 1. In many portions of Cheboygan County, conventional wastewater treatment is not practical due to environmental, social, and economic reasons. Therefore, alternatives should be investigated such as l and treatment, less expensive engineering design, and the Clivis-Multrum system. 2. The Cheboygan Cattail Marsh is a valuable wetland area and should be protected and managed. 3. The wood product industries must use more appropriate environmental practices. Draining of wetlands should cease. 4. Environmental as well as aesthetic considerations should be applied t o all development, especially river a nd lakefront development. SoUJtc.e/2 : NEMCOG . Ale.on.a. County P.la.n., Noltthe.a.1i.t M.lc.h,i,ga.n. Wa..te.Jt Qu..aLUi A.6-0 e.6-ome.n:t., a.n.d Cle.an. Wa..te.Jt P1tog1tam I nte.Jt.lm Ou...tpu...t-6 • -110- �According to the Michigan Department of Natural Resources, Water Quality Division: 1. There is possible leakage from the State Park sewage lagoons when they overflow during high seasonal loads. 2. The Cheboygan River has polluted sediments. Septic tank seepage is specifically reported in the Middle Cheboygan River Basin. 3. Some near-shore areas of Lake Huron have water of a lower quality than off-shore. Cheboygan Harbor has been identified as one of these areas, due in part to the wasteloads contributed from its tributaries. Commercial shipping can, and in some .instances ' has, · caused · pollution ·problems '. in Cheboygan Harbor. 4. Proctor and Gamble Paper Products has been identified as a major discharger into the Cheboygan River (NPVES PeJUnlt NwnbeA MI 0002496 a.nd 160033). This company discharges an average of 1.0 mgd of process waste boiler blowdown and . 0.19 mgd of non-contact cooling water to the Cheboygan Rive~ --'=--=-"-"---<--~ -: • ":"",:C - - - ~ ...... Groundwater The scattered residential development throughout most of the County presently requires a drinking (potable) -water source close by. dual wells or a central water supply system is necessary. Hence, indivi- Potable water of excellent quality is presently found in most areas of Cheboygan County. Conditions in the following areas of Cheboygan County indicate that health and sanitation problems either presently exist or may arise in the.near future: 1. Indian River - high groundwater maintained by flowing wells, small lot sizes which limit isolation distances between wells and septic tanks, evidence of direct wastewater discharge to the Indian River, and documented septic tank failures. 2. North end of Mullet Lake - documented failures of septic systems; no commercial building permits allowed and only limited residential permits due to clay soils, high groundwater and high density shoreline development. 3. Elmhurst area of Burt Lake - potential problems exist due to high groundwater and clay soils. -113- _, �CHART 41 ACREAGE ANALYSIS FOR CHEBOYGAN COUNTY OriSlin of Surface Water 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. l"I. 18. 19. Number of Water Bodies Natural lakes and ponds Natural lake with · a dam Artificial lake ArtificiaJ pond Hydro-electric reservoir Municipal water s upply res~rvoir Fish and wildlife flooding Mill pond Gravel pit or quarry pond Marl lake Fish hatchery pond Underwater borrow pit Recharge basin Settlir.g pond Beaver pone Sewa ge disposal basin Fish breeding pond Flood control reservoir Bri n e storage basir. Source : 288 4 l 31 5 0 4 0 7 0 1 Area in Acres ~- 7 ,082.2 , 33,972.0 350,0 6.7 8,323.0 C 1,465.5 0 46.-:3 ' 0 2.9 0 0 0 0 0 0 =7,:~g~ 0 o. 0 0 3 109.0 0 0 344 51,357.6 Cheboygan County Lake Inve ntory, Department Resource Developnent, Michigan State University, 1962 -114- �I I l Additionally, large hunting clubs account for a large amount of forested I land in Cheboygan County. I Today, the .State land in the County is 'managed by the Michigan Depar/ ment of Natural ~esources - Forestry Division. The management policy 1 ..._: I followed is the "mul,t,,lple.-u..6e." concept and involves the following: To allow commercial tree cutting on a sustained yield basis for the lumber and wood products industry. To provide ~arks, campgrounds and scenic areas for the recreation/tourist industry. To improve wildlife habitat. To protect the environmental quality of the forests. To protect the ~uality of watersheds and streams. I Forest resources significantly contribute to Cheboygan County's ecoj Industries in the City of Cheboygan and scattered throughout the County depend upon trees for their continued operation. Cellulose insulation,< 1 posable diapers, lumber, wood souvenirs, etc. are a few of the finished products. The forest lands also offer a wide variety of opportunities tourist/recreation activities such as hunting, camping, cross-country skiing, snowmobiling, etc. Cheboygan County has great recreational pote but little has been developed. Both the timber harvesting and tourist/recreation activities have c measurable impact on the volume of business and commercial activity in County. All necessary steps should be taken by County residents and of: to properly manag e their valuable forests. -118- �and largest freshwater biological station in the world. Douglas Lake, due to its closeness to the station, is one of the most studied lakes in the world, ranking along with Lake Mendota in Wisconsin and . Lake Geneva in Switzerland. .' Recently, the station received a National Science Foundation Grant to study the effects of increasing human impact on the environmental quality of northern Michigan. Particular emphasis has been given to the lakes and watersheds of the County in order to better understand the effects of human impact, through growth and development, on the environment. Results of this study, soon to be available, will provide a Natural Resouce :;:-I-nventory ....,.... •-!_=:-_..::;,~~...:. --'-' on the waters and related lands of the Cheboygan County environment. Included in the results will be water quality information, a general description of the natural features of the County's lakes and streams, population , land use characteristics, and a ranking of lakes in Cheboygan County based on sensitivi ty to change by human impact. Project CLEAR (Commu.n.Lty La.k.v., Env..{Jtonr11e...v1,t'.1..l Awa11.e.nV.,-6 Rv.,e.aJtc.h), which - - - - - addresses wastewater treatment, lake water Q!lality, and land use practices, began in the summer of 1977 and has worked c losely with the Clean Water Pro.' gram of NEMCOG. Working together, these two programs have great potential for achieving public awareness of the · need for clean water and thus, preservation of water quality in northern Michigan. There hava been financial constraints, however, which have prohibited the publication of these studies. People of Cheboygan County have generally been r2ceptive to the DNR's suggestions concerning fishery management. Ab0ut t.h 2 0:1.ly complaint voiced is that fishing isn't as good now as it used ta be However, the DNR main- tains that fish catch is better than the "good ale. da.y-6", but that more people must divide up the catch. -122- �All in all, Cheboygan County has been blessed with a diverse, and plentiful wildlife and fish population. Care should be taken to insure that these populations continue to thrive because they play an important role in Cheboygan County's economy. ,. .:.123- �Minerals Cheboygan County has a few sand and gravel pits, and two companies that deal in crushed limestone. The County is not a significant min~ral producer and during 1973-1975, there was only $154,000 worth of minerals produced*. The southeatern part of Cheboygan County is part of the~Traverse Limestone formation that extends from Manistee northeast to Rogers City and Alpena. · There is an on-going intense search for petroleum resources in the Niagara formation with Otsego and Crawford Counties producing the most oil in the Northeast Region. Currently, twenty-two dry oil/gas wells have been drilled in Cheboygan County, with one actively producing well located in section 14 of Forest Township (T.33N,R.1E). Even though most of the County lies - north- of the main limestone ·formation, it is possible that oil or gas will be found in an offshoot lobe of the formation, so some ·drilling will possibly occur outside of the Niagara formation. However, all DNR drilling permits in the near future are for wells being drilled within the southeast portion of Cheboygan County. The possible development of the area's petrole um resources will affect land use. Each well will require about one ac~~ for t he well site, along with one acre for the production facility, and a 20 foot roadway for access. Pipe lines will be needed to move this resource and will, as much as possible, follow existing utility corridors for r. he least visual impact on the area. It is expected that the present policy of one well per 80 acres will be continued. The more recent leasing of State land has restricted oil and gas drilling to a reas at least one quarter mile back from lake s and streams, Each location for a proposed drilli::g op e ration on State land is caref uJ.. ~.y revi ewed by the Michiga:.·:n Department of NatJral Resources before it is allowed to begin. * Mic.lu.gan S:t.a.wtic.al Ab1.i:tJr..act, 12th EdW.on, 1977 - p. 7 57. -124- �MAP 26 CHEBOYGAN COUNTY .•, ... OIL & GAS WELLS • Dry Hole Oil Wel .l ., co -125- �CHEBOYGAN COUNTY COASTAL MANAGEMENT PLAN Few land forms possess the unique strength and quality where water and land meet. The shore is an amalgam of both, yet has a distinct character of \ ... , its own. The coast is also dynamic, always changing, and this -. activity some- times causes problems for the people who live there. High water levels on the Great Lakes and man's continued encroachment along the coast have resulted in damages to property and life. But the coast also offers many benefits. It provides us with recrea- tional, as well as economical opportunities, with a history: ancf re·sc::,urces which make living near a Great Lake more enjoyable. Some of the ~reat Lakes features which attract recreational use include: * The. Gtte..a:t La.k.e.1i 1te..ptte.1i e..nt .the. laltg e.1i.t. body o6 otte/2 h wa.teJL in .the. wottld, and .the. c..llma:te.. o6 .the. fund adj ac.e..n.t. .to .the. Gtte..a:t La.k.e.1i -U modi6ie..d by :the.. wa.teJL. * The. GJr.,e.a:t La.k.e/2 c.o nne.c..:t,i.o n!.> • * The. wa.teJL ).,6 -6e/l.Ve. a.-6 a ma.June. lughwa.y wdh woJt..ld W-lde. c.1.e.M and v ~ y w1.p0I.i..ute.d. * No dangeAOU-6 fi-Uh QI(_ p.f..a.n.:t-6 e.u~,t, a.nd .the. wa.te/l. e.n.:tiJLUy 011.e.e. fiJr.,Om ino e..c..:t,i.oU-6 O,'l.g r.rn.. :..-6m-6. * * The. .ou.mmeA c..llma:te. 6011. ba.:tlung. ).,6 ,<_,6 a.bno-6.t. c.oo.f.., a.nd :the. uu-te,'l. .:te.mpeJta..:tulte.. ).,6 idea.,l ,/.,Ja.bJJt..cu g e..ologic. p11.o c.e..M e.,,.) ha.v e. p,'Lovide..d e.xc.e.£.1.e..nt be.a.c.he...o 6oJLJna.tio Y~o a6 lug It )U?.c.11.e.a.tio n.o.1, vctfue... and o.:theA * The. .:te.mpeAe.d .u:.iz.e c.Luna,te. and .:th.12, c,i~Q.,1.1t , 1.>-ti.mu.£..a..ung ail1. a..f..ong :the. .ohc.:..eL-<..ne. p11.e.1ie.n.t. a. 11.e. 011.e..1.ilung c.ha.nge. 611.om :the.. c.ommo n.p..t'.Ctc. Q_. * Sc.e.1uc. :Li~d (·.2,o .:the..:tic. vai.u.e...o Me.. 11/.L'71eAOU/2' 6or. example., .o.:ta.:b....c.:- ~u. 2, dlr.,.i.6 .:tJ.vo ad, 1., oa.JUn.g -6 e.a.gu.f.1..6,. ~c:1.i.; 1..teA/1.u.p.:te.d ho,uz.o n. view, 011.e. 611..e..ig h.:te!L-6 and o.:theA -6 hA.p.o , b.f..a.zin.g .owu w, :the.. 11..oma.nc.e. o 6 a luo.:to11..y a 6 c.o;nmeAc.e. a.nd -6 hipwtte..c.k.-6 and o:th V1./2 • · -116- �Cheboygan County has approximately 32.5 miles of Lake Huron coastline, beginning at the famous Mackinaw Bridge and extending easterly to the Presque Isle County line. There are two municipalities; the City of Cheboygan and the Village of Mackinaw City, and three townships; Mackinaw, Beaugr~rtd and • 1· Benton situated on the County's shoreline as well. The shore is mostly residentially developed with scattered commercial development. Harbors are located in Mackinaw City and at the mouth of the I I Cheboygan River in Cheboygan. Duncan Bay. A State Park is located east of Cheboygan in II The Cheboygan River drains into Lake Huron from six northern I Michigan counties including the lakes of Burt, Mullet, and Black. This water- shed also composes the Inland Water Route which provides many miles of travel for thousands of recreational watercraft each year. iI, '\ Other drainage along :1 the Cheboygan County coastline is provided through small coastal watersheds. It is because of these valuable coastal resources Cheboygan has recognized their importance to the I .I that the County of County. Additionally, through documentat i on of this coastal section , C~etoygan County is also recognizing the value .of its coastal rescurc 2: . Coastal Boundary It is important to identi fy c'.,c,; e lc:.nd and wate-::- resources which will be focused upon in t hi s coastal ~a n ag~~2nt plan for the Co unty. By identiI ' fying the coastal bou~tary , no a ddit i onal State or Fed eral regulations will be imposed on land u;:es within this area. It i. s ir,t,!,J.C:ed to identify that area where the pr c g~a m can con c entrate future se~~~c ~= ~; both local and State goverrun :;::~ts. II �By federal definition, the coastal area must extend lakeward to include all islands, submerged lands and waters of the Great Lakes to the state or international boundary line. Although Mackinac and Bois Blanc · Islands are within the jurisdiction of Mackinac County in the Upper Peninsula, these ~' islands are included in their entirety within the coastal area. Landward, various criteria has been used to identify the boundary including: ~ * MeM ha.vbig dJ.Jr.ec;t and <>igru.6,foan.-t: ,i_mpa.c;t upon. c.oM.ta.1.. ---- wa:t.eM. * EMay ,i.den,t,i.nie.d phy<iic.al 011., c.u.Uu!ta.l 11.,oad/2, <> e_c;t,i.o n. Une<i, etc.. * Ew-thz.g £.a.n.d U<> e_ oe.a.:twz.e<i <iuc.h aJ.:, ~ . _ ,o . - ..-" · -~-_,,,. - pat:te_11.,M. Additionally , t he one thousand (1000) foot limit has also been recommended in St at e ~egi s lation. The following writt en c e finition describes the landward bounda ry of the coa stal a r ea in Cheboygan County . Map 27. provides visual interpretat i on of th"' boundary a s well (:the. boi ,.!~Lt-'1.i! wUhbi .the W!f ~ 06 Che boygan. ha,o be.e.n. e.x,:. c"!-i..:'.c.J ) • Beg-lnnhig a.:t f-fwwn Av e.nu.e. a nd -the ;i.icLc.ma.iJJ Btudge., ptc..oc.ee.d ;?..a..,~. ;c c:.:id lo u.tft oj_m:J /!u.t:.c:;,r Av e.nu.e. wheJLe. U futz.no -liuo !:S-- 23. Fo.UcM ?<glmi-..'l.tj US- 23 in a lou..the..M.tC/u.JJ M/1..C:..c:.,t !..G n. bi.ta Aictc.iuna.LJJ TOWn-6 hip u.vi,.U ,,t , ·" ,, "<~" , 1; ::fJ •, 1 ·t / ·., , . ,,t,~'<'.A,,~ .? an· ' .,Le_a.C,,UJ.9 r. ,~ . JJ-r ~,l..r. .',.,', ~J.1:'.. CU,.. .. Uu , l,{,:, ),U./ a c.on.-ti.n.u.c. c,)on!:: US - 2 3 rm UY-. tc..e.c:.c.hJ..'11.g :!J,.~~ C.CA.teJtn. Chi:.bv ygc:.;: :,.:,L~: -~.C.."',;:t.,,s . On :Uie. WC,;).t0"~r,. J!..,Ln,i,;Lj ;;:1.0 c.e.<?.,d a.ga..i.n c'...t:mg u.;- Z3 u ntil tc..e.a.c.iung .t he. Cf,E!J c y~; an.Piu:.. !iq tte. I,~f':.. ,· -,,u1.,ty .ej_y1.e_ . Spec ial Coa s ta l ___~:_:: One of i.: ,.:. of Con cern ,,-v,s t impor t a nt asp ect s of Michigan's Coc1s ;-al Management Prograt' is the identificition ~E specific coa st a l l a nd~ a nd wa ters which experience - 128- �CHEBOYGAN COUNTY COASTAL BOUNDARY CHANNEL J. ... .,. I l l [. HURON ... ., t 0 u i l7 N T. 37 N T ,a N. �MAP 23 CHEBOYGAN COUNTY SHORETYPE . NAME OF BEACH SHORETYPE Wilderness Park ~~d cobbles with some sand and bo ulders with no bluff. Slope ! -0xfmately one foot in 20 feet. ~~~ r Cecil Bay .-·3." ,=- and cobbles at waters edge and ·,:-:y ,and rvith some gravel on dry .. -~,· .. '., No blu.ff, just a small sand r: :..,'. '· Arbutus J~ .\. l, Waugoshance ~ith fi ~A a nd coarse gravel . 35 •.!:_~ · ·· c ; :_ tff composed of gravel) .. :· ·_:: ,·. d2.~1ge r. .. .L J_ (r .- - , - ·'= Duncan Bay ·Jo ·>o Grass Bay :-c::.• ·, ;.:_. 1. . p~at-like material. ·_•)!)e o:1e foot in 80 to tds. ' '.,·!::ti. ·,r s :t:•.1 •..- •_;_ 3cac:2red gravel. 35.J,_ b _· ,~ :,an,.1 .:,11-es .Li1 some areas . ·,;, ·: ' ,, ; th ·.- ,,:- ;_r.Lt;, 1.mounts of gravel. t:,, ,_ ~ ~ .2c) '. nd high bluffs . 1:-2j f~eL; ,r~s~n~, ~omposed of sand Nine Mile Poi:1t i.,~·, ;_ ·. u..:. SouJtc.e.: ·,' n.:.: bluff . Slope approx•· c:~ in 25 feet. i ·. De.p:.L't.:or. e.} 1,,:t 795g. " ' .: ,: \. ' ,__v - - . ·.::.': ~ 1 / \ 1• - 'l �These areas~ called Mea.l:, 06 problems or which offer opportunities. PaJC.;t,i,.c.u..laJL Conc.eJtn (APC'S) - merit special consideration in the aspirations of private citizens, and in the actions of state, federal, and · local governments. As such areas and their management concerns are identified, the coastal program will bring APC's to the attention· of people · or agencies which have the ability and authority to take helpful action. : ;( An A/tea. . . , 06 PaJC.;t,i,.c.u..laJt Conc.eJtn is a formal statement of interest in a specific coastal site which recommends a course of action to protect or develop the site's special value. Each APC nomination consists of a specific description of an important coastal land and/or water area, plus a ·__ statE:Illent of how that area could best ·~e used. also be added in the nomination form. .J l ! 1 Ownership and other information may Additionally, each AP,C is categorized according to their character into one of the following: Mea.l:, on Na.twc.a.l HazaJtd to Vevel.opme.nt -- includes the various types of erosion or flood prone areas; Mea.l:, Sen.tiilive W A.Ue1ta;tlon 0/t V-l6.twibanc.e -- includes ecologically sensitive areas, natural areas, sand dunes, and islands; Mea.l:, Fui.6,U,Un.g Re.Mea;tlonal. 0/t Cu.ltwutt Neecu. -- inc;l.udes areas which are or sho~ld be managed to recognize recreation, historic, educational, archaeologic or other. cultural values; A/tea.):, 06 In.:ten.tiive o/t Con6U~n.g U~e -- includes coastal lakes, river mouths, bays, and urban areas; A/tea.):, 06 Na.twc.a.l Ee.anomic. Pote.n:tlal. -- includes water transpor.1 tation facilities, mineral and energy resource areas, prime industrial sites, and prime agricultural areas; and Me,o.,/2 06 P/te6e1tva;tlon. 0/t Ru,to~on. -- a special category made up of the highest priority areas of all kinds, especially those needing immediate management attention for acquisition, preservation or restoration. Any citizen, public official, interest group or agency can nominate a coastal site as an AFC and any given site can be nominated more than once. �.,. In 1977, the Cheboygan Water Resources Advisory Committee was organized, and reviewed all APC nominations within the County and provided input into _Michigan's Coastal Management Program. County residents, local officials, . interest groups and resource pe~ple from the Cheboygan area composed the ' ,,; membership on this Committee>. Additionally, · the Cheboygan County Planning Commission· reviewed, nominated·, .. 'and · supported these APC' s. · As a result· of the Committee's and Planning Commission's efforts, the following Meo.,!, 06 Pa/L.tlc.u..f.aJr. Conc.eJtn haye been . identified along Lake Huron in Ch~boygan County. Additional information such as the location, classification, County priority and management reco~endation appears with each APC. - :.·.:- ..~----:-,-~-- ;! ;.. AREAS OF PARTICULAR CONCERN 1. Mackinaw Bridge location - T.39N.-R.3W., Section 7 primary classification - Water Transportation county priority - High management recommendation ,- Identify and inventory as such with no further action. Sufficient state authority to regulate and control use. 2. Mackinaw Point Lighthouse , location - T. 39N. -R. 3W., Section 7 primary. classification - Historic and Archeologic county priority - Undecided management recommendation - Identify and inventory as such. Sufficient state authority to preser ve site. 3. Mill Creek Site location - T.39N.-R.3W., P.C. 334 primary classification - .Historic and Archeologic county priority - High management recommendation - Develop and implement a restoration plan f or this historic industrial site by Mackinac Island State Park Commission. Encourage program funding _ for this purpose. 4. City - State Harbor (MaQ/una.w City) location - T.39N.-R.3W., Section 8 primary classification - Water Transportation county priority - High management reconnnendation - Identify and inventory as such with no further action needed. Sufficient state and local control to manage site. -132- ,. �MAP 29 CHEBOYGAN COUNTY 11 '. AREAS OF PARTICULAR CONCERN l ~- n MACKINAW LAKE HURON ---------I I I HEBRON ~ I I I .Jl I· I I BEAUGRAND 9 I ; - - - - - - - - - - - - - .1- - - - - - - - - - .... J CHEBOYGAN L--r-- ' ,, I I I I I .J BENTON I I ✓ ., I 'I ________________________________________________... ..:---~· �·, AREAS OF PARTICULAR CONCERN concluded 5. 6. Cheboygan River location - T.38N.-R.1W., Sections 29,31, and 32. Extending upstream to Cheboygan Dam.primary classification - River mouth county priority - High ~management recommendation - New bridge construction should alleviate major traffic problems at US-23 crossing of drawbridge. Complete construction of new marina downstream of drawbridge to completely eliminate water and road traffic problems. Support improvement of DNR boat launch facifitf. Cheboygan Marsh location - T.38N.-R.1W., Sections 28,29, and 30 , primary classification - Ecologically Sensitive county priority - Undecided .• - -management recommendation - Encourage -continued good management practices by City of Cheboygan in · this wetland area·. Support efforts by city to · receive coastal prog~am funding to continue proper management. · . - ·.. -· .. Cheboygan State Park' location - T.38N.-R.1W., Section 27 primary dlassificat ion - Recreation county priority - Low management recommendation - Identify and inventory as such. Sufficient state authority to manage area at present time. _ 7. ' ", 8. Duncan Bay Wetlands location - T.38N.-R.1W., ~ections 22 and 27 primary classification - Ecologically Sensitive county priority - High management recommeridation - Support a~d encourage efforts fo r public acquisition through state supported program of those areas privately owned. Present state owned land will ensure preservation of coastal ¥etlands. 9. Grass Bay location - T.38N.-R.1W., Section 25; T.38N.-R.1E., Sections 19 and 30 primary classification - Natural county priority - Low management recommendation - Support efforts by state agencies to acquire land into public ownership. 10. Cheboygan County High Risk Erosion Areas location - see map primary classification - High Risk Erosion county priority - High managemertt recommendation - DNR Land Resource Programs Division should provide technical assistance to local units of government to improve management in these areas. -· •, I::,;,,. ,1: ,i'- 1 i1: I' l r �··- __..,,. CHEBOYGAN COUNTY , _ COMPREHENSIVE PLAN PART II CHEBOYGAN COUNTY LAND USE PLAN '- · --.... August 1979 The Cheboygan County Comprehensi.ve .Plan is divided into several parts for convenience of publica·tion and use. The Table of Contents includes all of these parts. Part i, Cheboygan County Description, Data and Goals gives an overview of the county, its people, economy, acti vi.ties·, services, environment and goals. Part II addresses the goals established in Part .I for land use planning and recommends polici es, zoning districts and standards for attainment of those goals • .. ·,. ·:'. ·\.·.• ·.:. · ·.·. ·. ~': .· �\ TABLE OF CONTENTS PART I CHEBOYGAN COUNTY DESCRIPTION, DATA AND GOALS Introduction The Comprehensive Plan • Planning In Cheboygan County ; The Planning Approach • • • ~ Regional Setting • • • • • - • - • ·- • - • . • • - .. - '9 - • - ~ - • ... ~ .. .. . .. . .• . .• .• • .. .,I • _ _ _.. / ! : • . People • . History • • • • • • Population • • • • : 1 • • Growth Patterns . ,. • Migration Patterns • • /. • • _Age Distribution •• • /· • • Race and Origin •• , / • • • Population Density and Geographic Population ~rejections .,. • • • • • Activities Residential Commercial Industri al Recreation . Agriculture Fores t/Open • •• . '. 5 8. i • . 159 .. . . 15 • v 29~.cc- ... -~ .~ . 29 • J6 . . • JS 41 • 4J • 44 • 47 50 • 53 • • 57 • 57 . . 59 • 60 62 • • Space Services Communication Transportation Energy- Supply Water Supply Sewage Disposal Solid Waste Public Safety • Education Higher Education Health and Welfare . . 2 4 4 17 • • • 18 • • • 20 Distribution22 • • • • 26 Economy • • • • •• I • Economic Structure • • • Income • • • • •. Family Income • • Personal Income. • • • • Labor Force • • • .' • Employment and Unemployment. • Education. • • . l . • • . . .. 64 . 66 . 67 72 72 .• 72 . .. . . . .• . 73 . . .• .• . • . • .• •• • • 74 . • • . • . 75 . 75 . .• • .• , • • 77 . .. �. . .. . . ... . 80 !nvirorunent . . • Climate • . . • • • . • • • . • . . • • • • • 82 Air Pollution • • . • • • • • . • • • • • • • 82 Geolog:y- . . • . . . . . . . . . . . . . . • . • 85 Soils . . . . . . . . . . . . . . . . . . . . 95 Surface Water • • . . • • • • • . • • • . . • 108 Ground Water . • • • • . . . • . • . • . . llJ Vegetation • • • • . • • . • . . • • • • . 116 Wildlife and Fish • • • • . . • . . . . • • 119 Minerals . • • • • • • • . . • . • . • • • 124 Coastal Management • . • . . • • • . . • . 12&·. 138 tand Use . . . . . , . . . . . . . . . . . 138 Waste Disposal . . . . . . . . . . . . • . 139 Economic Development . . . • • . . . • . • 140 Recreation • • • . . . . . . . . . . • • . -140 Education . . . . . . . . . . . . . . . . 140 140 Government and Infrastructure . lajor Goals for Cheboygan County . . . • • . •• .... PART M CHEBOYGAN COUNTY LAND USE PLAN ::§'itroducti.o n . . • . . . • • . • . • . • . . . • 1 ?olicies for Attainment of Goals • • • . . • • . 1 :and Use/Zoning District Concepts and Standards • 3 :lrotection Districts • . • • • • . . . • . . . . 4 ~nagement Districts . • • • . . . , , , . . . • 8 Jevelopment Districts . , • • • . . . . . . • • . 10 furrent and Proposed Future Land Use . . . . . . 15 lPPENDIX A. Land Use Definitions PART fil CKEBOYGAN COUNTY WASTE DISPOSAL PLAN PART 11: CHEBOYGAN COUNTY RECREATION PLAN PART T CHEBOYGAN COUNTY ECONOMIC DEVELOPMENT PLAN �CHEBOYGAN COUNTY LAND USE PLAN A . . INTRODUCTION. This land use plan addresses those goals which in PART I of the Cheboygan County Comprehensive Plan were considered applicable to land use planning. During preparation of this plan, steps have been taken to obtain public participation and input, including a public hearing. Officials and plans of adjacent counties and of incorporated areas have been consulted to assure compatibility. The plan is now considered appropriate for Cheboygan County and has a great potential when impl~mented for improving the quality of future development, improving the health, safety and welfare of the people and for restraining undesireable land uses. B. POLICIES FOR ATTAINMENT OF GOAIS. The policies presented here for attainment of goals are considered a minimum. After implementation of the plan, periodic reviews and further experience may result in amended or additional policies. _... _ 1. To provide for proper protection, management and -enhancement of natural resources. , a, Maintain and improve air quality and discourage activities which would have a detrimental · impact on airz·qu-a-Jd..;ty:.-=-·( l) Require compliance with all state and federal air quality standards. · · b. Maintain high water quality standards. (1) Regulate the use of all land and water areas that · influence water quality (including wetlands, shorelands, flood prone areas and ground water supplies) to ensure that water quality is ' not adversely affected. (2) Regulate dredging, filling, draining and alteration of shoreland areas so as to prevent water pollution, prevent destruction of wildlife habitat and minimize change in the water table or water level. (J) Limit development on lakes, ponds and rivers in accordance with their capabilities. Consider recrea-t ional potential, trophic state, distance from public access and size of the lake or river in determining capability. Recognize that the higher the quality of the waters, the more susceptible they are to · degradation from development and the greater their value for water oriented recreation. (4) Encourage the relocation of development presently in the flood prone areas and susceptible to flodd damage, to nonflood prone areas. Prohibit new buildings in flood prone areas, (5) Encourage the cooperative use of docks, access sites and boat launching facilities on lakes and rivers. Encourage public access via these points whenever possible, c. Soil resources. (1) Determine development suitability, using soil capability as a major determinant. (2) Regulate structural development in areas with identified topographic hazards, (J) Encourage timber harvesting and agricultural practices that reduce the possibility of soil erosion. (4) Establish performance standards for the operation and restoration of gravel pits and other extraction operations, 1 �d. Fish and wildlife habitat. (1) Protect areas and ecosystems demonstrated to be necessary to maintain and enhance species of fish and wildlife. Regulate land use in those habitats judged to be essential to -- the _!5pecies • . (2) Regulate land uses to protect fish . spawning -and nursery areas. e. Recreational areas. (1) Conserve existing recreational areas. (2) Regulate development in remote and/or undeveloped recreational areas to ensure conservation of natural values~or such uses as canoe routes, hiking/cross country skiing trails and trailside camping. (J) Encourage diversified, non-intensive use of most natural recreational resources. (4) Provide opportunity for well planned recreational developments for _w hich demand, along with minimum impact on the natural environment, can be adequately demonstrated. -- - -f. Shorelands, scenic vistas and scenic areas. g. Resources and areas of scientific or historic value. h. Resources identified as being rare, unique or endangered. ( 1) Regulate lan_d use activities to prevent-:- degr,,i-da tion -J or loss of such areas or resources. / . 2. Cm.To promote orderly, effici"entsl and econ_omical future growt h and development. a. To preserve and improve agricultural ·and forest activities in areas which are currently or potentially highly productive. (1) Limit development that will interfere with continued agricul ture and forest activities. (2) Encourage multiple use of forest resources for t i mber harvesting, outdoor recreatiori, wildlife habitat and enhancement of water quality • . (J) Restrict creation of new public roads in forest areas to preserve traditional character and quality of the woodland areas. b. To provide healthy, safe, orderly and pleasant living · and working conditions . (1) Promote orderly, balanced growth by limiting new _ high density residential construction to existing developed areas where adequate public facilities a~d services are available. (2) Allow opportunity for secluded single unit residential construction set apart from the - existing patterns of development. Mandate low densities for such structures to maintain the character of the area and ensure that such de ·,,elopment will not cause deterioration of productive agriculture and forestry sites or identified natural areas. (J) Limit the total amount of all residential and recreational development permitted on lakes, lake shores and rivers in accordance with such factors as the availability of access, trophic state, soil conditions and existing development. (4.) Establish minimum standards for residential construction. (5) Establish standards and designate areas for mobile home sites. 2 ,--- �(6) Establish standards and designate areas for new industry and commerce. (7) Encourage the development of the Cheboygan City central business district as the service center for all of Cheboygan County. c. To encourage high quality of development. (1) Require that new construction fit harmoniously into the existing environment. (2) Carefully consider the quality of site planning and building layout before approving development proposa~s outside desi~ated development areas. (J) Require the use of buffers and/or landscaping to conceal conflicting uses from each other and to improve the scenic quality of shorelines and roadways. · (4) Require that all recreational, commercial and industrial developments provide for adequate loading, parking and circulation. Limit the number and size of outdoor signs. (5) Require that new utility lines, pipelines and public transportation right-of-ways and their associated facilities be located away from scenic areas or be landscaped so they do not de~rade a scenic area. ( 6) Deny development proposals that would ~excecce'd~ ~- · known water supply capabilities. (7) Regulate the disposal of all sewage, solid waste, manure and septic sludge. Prohibit their disposal in flood prone areas or on excessibely wet or permeable soils. (8) Encourage development that is energy efficient and that incorporates the best practical technology to conserve energy and prevent air and water pollution. (9) Encourage building developments that utilize the grouping of buildings to provide common space and a village-like character. Discourage random, unplanned developments along highways that disrupt traffic flow and/or destroy scenic values. (10) Update and revise Cheboygan County Zoning Ordinance No. 100, establish subdivision regulations and establish development standards to guide future development. ---e-. LAND USE1ZONING DISTRICT CONCEPTS AND STANDARDS. Proposed Districts. The proposed districts for Cheboygan County are described here in concept. To satisfy the requirements of a zoning ordinance, spec-ific and more detailed regulations and standards will have to be developed. These districts are recommended for the unincorporated areas of the county. In mapping areas to define land use/zoning districts, the prime concern should be identification of resources needing protection. Protection districts, once established, will not be subsequently reduce by the delineation of management or development districts. Whenever districts overlap, the standards of the more restrictive district will apply. Once the proposed districts hav e been admpted, they should be reviewed at least ~v~r~~~ years. At these reviews, revisions suggested by new da. -rs-;- experience and new resource information should be reviewed at public hearings. 1. J f �Cheboygan County Zoning Ordinance No. 100 now establishes five zoning districts. This land use plan proposes seven more, for a total of twelve. With the additional districts, more flexibility is provided to the administrators and they well be better equipped to make and defend rational decisions and to maintain the continuity of this plan. Figure 1 on page 5 presents the rationale for the proposed districts. 2. Protection Districts. Protection districts should be . established where development would jeopardize significant nautural,' recreational and historic resources, including but not limited to flood plains, precipitous slopes, wildlife habitat and other areas critical to the ecology of the county. The protection districts do not prevent new development. They identify the areas where a degree of protection is necessary and indicate how development will be regulated to achieve the protection required to conserve the resources. Four protection districts have been proposed. - Some districts which define areas where development can cause severe consequences are fairly restrictive as to the land uses which can be permitted. Others, like the Lake and Stream Protection Overlay District, allow a broader range of development acti vi ties-:- as -:. .;long as they meet the standards of the underlying district. In all protection districts, permits requiring compliance with minimum standards will be required for all development. NATURAL RESOURCE PROTECTION DISTRICT (P-NR) PURPOSE: The purpose of this district - is to protect, preserve and enhance those natural, recreational, historic and other scenic resources including such resources as wetlands, aquifer recharge areas, flood hazard zones, fish spawing areas, wildlife habitats, parks, campgrounds, swimming areas, historic structures, archeological discoveries, sc i entific and educational facilities, open spaces and similar resources which are deemed to be a significant contribution to the character of Cheboygan County. Certain land use controls are required to protect the county against natural and man-made - hazards which if left unregulated, may result in water supply contamination, flood damage to property, malfunctioning on-site waste disposal systems, loss of fish and wildlife habitats, destruction of historical structures or archeological remains, loss of recreational opportunities and many other problems which can be pr~vented. Development in these designated areas of Cheboygan County must be closely observed and regulated to prohibit those activities which may threaten the above listed qualities which this district is designed to protect. · DESCRIPTION: This district will include: 1. All coastal and inland wetlands, whether natural or man-made. 2. Aquifer and aquifer recharge areas indentified as important for water wupply to present and future development. 3. Areas which ha v e ·a history of flooding and areas where seri ous flooding can reasonably be predicted. 4 _, �4. All important wildlife and fishery habitats including, but not limited to: deer wintering areas, lakeshore and island nesting areas, significant fish spawning, nursery and feeding areas, and habitats of state .and ._i'ederally_listeQ_ endangered or threatened fish and wildlife species. -5. Soils and terrains which might be subject to accelerated erosion, mass movement or damage from development. 6. Trail systems, canoe streams and other remote areas which afford p assive outdoor recreational opportunities. 7. Man-made or natural features which provide special historic, scenic, aethetic, educational, archeological, architectural, or scientific values to the county or state. STANDARDS: The following regulations apply to this district: 1. Sanitary land fills, mineral extraction and other filling, draining and dredging operation are prohibited. Such activities for demonstrated transportation or utility projects may be permitted as a conditional use. ·----=-- ~--~·- __ 2. Industrial, commercial and residential development on steep slopes are prohibited. 3. Silbicultural and agricultural operations must submit management plans to address potential problems (such as erosion and s e dimentation) caused by such activities. 4. The manufacturing, use and disposal of flammable substances, p e sticides or other harmful, toxic materials are prohibited. 5- Moving of dirt or other earth materials which divert or speed the flow of surface waters is prohibited. 6. Any use which endangers or degrades historical structures or archeological remains is prohibited. 7- New development in areas with a defined natural or certain architectural character must enhance or be compatible with those e x isting qualities. 8. Passive outdooi recreational facilities or activities are permitted by right, provided they do not require public services o r utilities. 9. Redistricting the lands within this district to developmentoriented districts is discourag~d. 5. �RATIONALE FOR PROPOSED CHEBOYGAN COUNTY LAND USE DISTRICTS i , -u r . MAJOR I OALS & OBJECTlYES PROPOSED LAND USE DISTRICTS DEVELOPMENT POTENTIAL 0.-NEED FOR PROTECTION :, t 'rotect and nhance NaturaJ, :esources l'., -NR -RR -CA *P-LS I 1aintain Chara~ter if Certain Lar'ge ·. reas I 'reserve & Imppove { ·' orest and ~griculture ' .ctivities J; PROTECTION • • 11 Natural Resource Recreation Cultural Area Lake & Stream Overlay MANAGEMENT ii'v1-NC Natural Character *M-FO Forestry *M-AG Agriculture •' >romote Orderly ~uture Growth and )evelopment '/ I D-PD *D-RS D-MR *D-CM D-IN DEVELOPMENT Planned Unit Dev, Residential Dev, Mixed Residential Commercial Dev, Industrial Dev. I Very limited potential for development. Development is closely regulated. · only development permitted is that which is forest or agriculture related, All other development is limited and regulated. Development permitted which is forest or agriculture related, Low _density residential permitted on large lots, Development permitted in accordance with zoning regulations for each district, Needs the most protection due to hazards of flooding, erosion, sedimentation, and potential harm to water quality, 'wildlife habitat & recreational resources. Needs high degree of protection to ensure preservation of natural character, Needs intermediate degree of protection to ensure that resources continue to produce a sustained yield! Needs least protection because only those most suitable for development will be so zoned, I * Zoning ·districts which are already established by Chebo ygan County Zoning Ordinance No, 100, -t-Protection Districts, P-NR; P-RP; P-CA and Management Districts M-NC are discused individually _ in the text. However for developing & Zoning Ordinance and establiching Zoning Districts~ it is . proposed that they will be : combined into a single zorting district with designati~on P-NR (Natura~ Resource District) ,/ •~ I I , .,' • \0., ' �RECREATION PROTECTION DISTRICT (P-RR) The purpose of this district is to provide a degree of protection from development and some recreational uses to those areas that support significant primitive recreation activities. By so doing, the natural enviroment that is so essential a part of the recreational experience will be conserved. · DESCRIPTION: This district includes, but is not limited to, trail systems, remote ponds, canoe streams and other bodies of water that are removed from major access routes and are currently not developed for other than primitive recreational activities. The district shall include the resource and a buffer area large enough to protect it from the intrusion of development and to assure _that the natural character of its surroundings is retained. _-__ STANDARDS: No structural development other than that essential t-6'-=-f -fie"' enjoyment of a particular primitive recreation activity or activities (such as tent sites for camping) will be permitted in this district. Timber harvesting and mineral extraction (including ~ravel or borrow pits) essential to land management and roa~ maintenance will be permitted provided these activities conform to minimum standards designed to ensure the continuity of the recreational pot;,;:, 1 L-lal. CULTURAL AREA PROTECTION DISTRICT (P-CA) PURPOSE: To protect historic, educational, scientific, archaeological and other resources identified as being susceptible to undue degradation and that cannot be prot ected by other districts. Other resources would include the direst watersheds of those lakes or ponds especially susceptible to degradation by man's activities. DESCRIPTION: This district shall include all those areas of significant value in conserving structures, sites, objects, phenomena or natural systems of special historic, scenic, aesthetic, educational, archaeological, architectural, natural or scientific value to the region or the state. STANDARDS: Only those uses that would endanger or degrade such designated areas or resources will be prohibited. All other permitted uses will be regulated to conform with standards formulated to protect the special values of each area. The standard will ensure that new uses are compatible with the nature and/or architectural styles of the district. · 7 �LAKE AND STREAM PROTECTION OVERLAY DISTRICT (P-LS) PURPOSE: The shorelands of the lakes and streams in Cheboygan County are, generally, more sensitive and have wetter soils than other areas of the county. By establishing this type of district in the zoning ordinance, the county will recognize the fragile nature of these environoments and the importance of protecting them. It is not the intent of t his district to exclude development from waterfr6nt 1 property, but rather to place certain guidelines on this development so as to minimize its impact upon the environment. DESCRIPTION: While the exact boundary of this district will be established by the Zoning Commission on the official zoning map, the district shall extend inland from the normal high water mark for 500 feet except whe re it is demonstrated that this is impossible. It shall app ly to all sensitive shoreland property in the county~ This dist ri ct will not regulate what types of land uses.:; -c.arE;;;;::to ·J? e allowed or prohibited on the shore, but rather increases structural setbacks, widens greenbelts and simialar controls so that development in these areas will not pollute the water or destroy the shoreland environments. As the district's name implies, it is overlaid (or superimposed) on top of the regular zoning district, such as residential or commercial, and does not affect the controls which must be adhered to under those districts . This district should only a pply to those waterfront properties where the natural environment is too fragile or sensitive for development under normal conditions . 0 STANDARDS: Any proppsed development on waterfront property in this district shall require a special use permit issued by the Zoning Commission. However, before the Zoning Commission issues such a permit, the developer will be required to submit a site plan which shows all property lines, shoreline, location of all structures to be built, and other appropriate information _ . The Zoning Commission shall review this site plan to ensure that the development meets the waterfront setback requirements, density, placement of septic systems or other waste disposal methods, as well as suitablity of the soil, constraints on removal of vegetation, placement of docks, boathouses, and boat launching sites, and other requirements as stipulated in the ordinance. Approval by the Zoning Commission shall be required before construction is allowed. ·· - •, 3. MANAGEMENT DISTRICTS. Generally, management areas are those which are appropriate for production of commercial forest or agricultural products where there are no plans for additional development and additional development is not anticipated.Standards .to be established for management districts shall.not limit the right, - - - --···•~ ---~ -~- - - - --- 8 ·. -·· - .. - --- �method or manner of cutting or removing timber or crops, the construction and maintenance of hauling roads, the operation of machinery or the erection of buildings and other product purposes, including tree farms. The difference between the Natural Character Management District and the Forestry and the Agricultural Management Districts is that the former prohibits any development not directly related to forestry and agriculture or primitive recreation, while the latter permits some development not related to forestry and agriculture. NATURAL CHARACTER MANAGEMENT DISTRICT (M-NC) PURPOSE: To maintain and preserve some of the areas that characterize the natural outdoor flavor and spirit of certain undeveloped areas of the county and to permit only forestry and agricultural practices and primitive recreation. Unrelated development that might interfere with these activities and natural values will not be permitted. DESCRIPTION: This district will encompass areas identified as being significant because of their remoteness, lack of development, incidence of special recreation resources and opportunities for primitive recreation such as hunting, fishing, canoeing, hiking, skiing and camping. The district may include different protection districts and/or existing developed areas within its boundaries. It shall be large enough to ensure the conservation of the above mentioned values and may in c lude g r oups of remote lakes, ponds, hills, valleys, wetlands and other natur a l features. STANDARDS: Forestry and agr i cultural practices will be permitted except that when pr o tection districts are included in this district, they shall be regulated by the standards of the districts that are stricter. Primitive recreational activities will be permitted without commi ssion r e vi e w. No other development will be allowed except that which is essential to the support of primitive recreation activities such as trailside camp sites anq remote camps that are associated with traditional seasonal uses and require no public services. Development districts within this district shall not be expanded into it nor shall Planned Unit Development be permitted. FORESTRY MANAGEMENT DISTRICT (M-FO) PURPOSE: To permit forestry practices to occur with minimal interference from unrelated development. A secondary purpose is to permit individuals to reside in relative seclusion apart from developed areas. 9 �DESCRIPTION: Forestry Management Districts being used, or appropiate for and other forest products and development are not presently ment anticipated. will consist of those areas already use, for the production of timber for which plans for additional formulated nor is additional develop- STANDARDS: Farm settlements and all other residential uses will be controlled through the special use permit procedure. A special use permit will be required to use areas within the forestry management district for single family or mobile homes, private parks, campgrounds, recreational camps, resorts, boat liveries, mines, quarries, graval pits and similar uses not directly connected with production of forest products. Minimum lot sizes, frontages and generous setbacks from public roads will be established. Single family dwellings shall be permitted only on lots of 20 acres or more. Subdivisions as defined in this plan will not be permitted. Any use which would require an increase in public facilities and services shall be carefully reviewed by the ·zoning commission prior to approval. AGRICULTURAL MANAGEMENT DISTRICT (M-AG) PURPOSE: To ~rovide for agriculture uses and practices with minimal interference from unrelated development and to encourage the maintenance of productive farm and agricultural land for the production of food. DESCRIPTION: Agricultural Management Districts are areas currently used predominantly for production of agricultural products and undeveloped areas with a ~igh potential for agricultural use even though they ar e not being used for that purpose. STANDARDS: Construction or establishment of residential buildings, not related to Agricultural activities, commercial or industrial buildings and activities, utility services and public roads will require . approval by the zoning commission. Uses which would have a negative impact or influence on the maintenance of agricultural activities will not be permitted. The conditions that apply to residential and ot h er building development in the Mixed Residential Development District shall apply to development in this district except that the following shall also apply: -Subdivisions as defined in this plan shall not be permitted. -A minimum living area per single family residence shall be established. -Minimum lot sizes and frontages shall be established. -A generous setback from any public road shall be required. 10 �_ 4. D2Yelou::-:e!lt Districts. /ill of tr;e .::evelo:v~.ent dis.:.ric-::.s ex cent the Planned Uni -E Devel o::,:nen t Dis t.r i ct a 11 ow for c eve 1 o:p:,,en t acti~ity in a broad r2.nge of circi..:..,:s"t.2.nces. 'l'r1ey will be are2.s disc2rnible as having patterns of intensive residential, recreational, commercial or industrial use, or of co~mercial re~oval of minerals or other natural resources, and areas appropriate for c.esignation as development districts when ;;,e2.sure age.inst the purpose, intent and provisions of this land use plan. ~ost boundaries will encompass existing developed areas and those adjacent areas where eno~gh infor~ation is available to cake a dee is ion in accordance with this plan. "Adjacent areas" shall mean areas or land parcels within the vicinity of existing patterns of building development. In deter-mining adjacency, the COIT:.;"!Ji ssion shall endeavor to create homcgenous development areas wh~re the benefits of shared community services can be enjoyed. Spr~ad out linear patterns of development will be avoided and discouraged, Adjacency to non-structural development, such as a coffimercial gravel pit or stone quarry shall not, - however, by itself be sufficient reason for the extension of that district for unrelated co~mercial or industrial uses. Most land development activities will require a site specific permit. The Planned Unit Develop~ent District differs from the other develoument districts in that it is not mapped until ·after an acceptable application for a site development is submitted by' · a landowner to the commis§_,i9,l}~ Tbe . purpose of the PUD district is to provide for flexibility~ iri - the regulation of land development. Unpredicted development proposals or site development distant from existing develop~ent can be regulated by stanc.ards established in advance in the zoning ordinance. Site develoument plans prepared by the person or persons e~~}~in% to_devel?pe the property will be reviewed and evaluated, •. uo_ic nearings will be held and explicit information 2.bout e-ch cevelopill en~ application will be required. The intent of this a ?rocedur~ ~s to ensure quality development, design flexibility 7 nd a 1:1-~ifie_d . . . approach to planning in any district where the integri~y of Lhe area should be protected and minimally affected by new aevelopment. PLANNED UNIT DEVELOPJV:ENT DISTRICT (D-PD) PURPOSE: !~n dprovi~: for_flexib~lit~ in the re~Jlation of land develon~ent encou.-' age innovation in land ·u se. The intE:nt is to uermi t 0 aevelopment apart from existing develonment areas as wpll-~s development ~hich is not clearly defin~d in the other districts Such propo~e? development must be shown to be of high quality · and not deLrimental to the other values established in . . . he l~nd u se plan.~ P:rmit will be granted only after a public ~eari~g ~~dta!ter it n~s been . . . esta?lis0ed by a preponderance of. evidence L,a Lhe loc~tion of Lhe site is well suited for the use. Wher~ ~ P~anned Unit Development is approved, it shall not provide the asis for subsequent rezoning of the Planned Unit Development to another development district. · DESCRIPTION, Planned Unit Dev~lopment can be almost any use of land rovided the develop~ent is compatible wit0 adjacent uses of lan~, the ~at:1- 1r~l_environment and the capacities of public services and aci ities affected by the proposed land use. 11 �STAJ-:DARDS 1 All Planned Unit Developments will be required to meet the standards established for the Mixed Residential, Commercial and/or Industrial Development districts. In addition, all applicants shall provide a site plan. Procedures and requirements, specifying amount of detail required, for submission and approval of site plans shall be specified in the zoning ordinance. Applicants will also provide evidence that, -Public services and facilities will be capable of accomodating the increased load which will be caused by the proposed land use or activity. -Where public services and facilities will not be adequate or available, the development will be self sustaining in terms - _o f needed services such as sewage disposal, water supply, road maintenance, snow removal, policing and fire control . . -The development will be such as to protect natural resources, the health, safety and welfare and the social and economic well being of those who will use the land use or activity under consideration, residents and land O½~ers immediately adjacent to the proposed land use or activity and the community as a whole. __ . . . , r 12 ---- - --=-: --- . -...:.,; --• .,;;..,-~- - . �RESIDENTIAL DEVELOP~~NT DISTRICT (D-RS) PURPOSE: To designate certain areas for single family residential uses only, so as to provide for residential development that is separated from co~mercial development. Concentration of residential develop~ent in and adjacent to existing developed areas will be encouraged. DESCRIPTION1 This district will include existing single family residential areas that are inappropriate as locations for commercial uses. Similar residential development in this district and adjacent areas will be encouraged, However, where single family residential uses occur in the Lake and Stream Protection Overlay Districts, the standards for that district shall apply. STANDARDS 1 Uses permitted in this district, after a permit is given, ~~ shall include all single family residential uses, and those uses commonly associated with residential neighborhood,,such as churches, day nurseries, schools and cemetaries. Customary home activities and occupations will also be permitted providing they conform with standards. Those factors that are considered when reviewing development applications in the Mixed Residential Development District shall also apply in this district. MIXED RESIDENTIAL DEVELOPMENT DISTRICT (D-MR) PURPOSE, This district will recognize existing patterns of development in appropriate areas and encourage patterns of compatible development in those areas. It is the commission's intent to promote development in and adjacent to existing developed areas rather than in separated locations. These areas shall be the future growth centers because new construction there will fit with existing development and will be more likely to share facilities and lessen the cost of community services (such as police protection and snow removal). The intention is to encourage concentration of new development and avoid the fiscal and visual costs of sprawl and to provide a better sense of community. DESCRIPTION, The Mixed Residential Development District will encowpass patterns of existing development which are primarily residential and/or recreational in aharacter. Irncompatible non-residential development will be separately zoned or treated as a non-conforming use. 13 �The origianl zoning of these districts will include appropriate existing developed areas and adjacent areas where sufficient infor~ation is available concerning their suitability for development. Adjacent areas will be rezoned for development as the resource data is s ade available, either by ,the comJTiission or the land owners. Such rezoning shall be dependent upon a showing of the need for expansion of the existing Mixed Residential Development District , the soil suitability, and the availability of water supply and other services. The commission will also consider the compatability of the proposal with existing local and regional plans and with the principles of sound planning . STANDARDS: Uses permitted in this district, after review and approval, shall include single · and multi-family residential units, subdivisions and other uses wholly compatible with these activities, such as schools, churches and neighborhood stores. Automobile r elated uses, large stores, commercial recreational, entertain8ent or eating establishments, light industrial uses and other c ommercial uses will be treated as conditional uses. The following factors will be considered when reviewing development applications. -State air and water pcillution standards. === -Federal air and water pollution standards -Solid waste disposal. -Water supply. -On site provision for parking, loading and circulation. -Safe entry and exit from and to roads and streets. -Harmonious fit with the environment. -Plumbing requirements. -Recommended minimum and maximum lot sizes. -Soil suitability. -Erosion control and storm water drainage. -Landscaping and buff er areas. -Noise. -Sign control. COMMERCIAL DEVELOPMENT DISTRICT (D-CM) PURPOSE: The intent of Commercial Development Districts is to serve as business orie n ted focal points throughout the county. This designation will apply to lands already used for businesses as well as those lands likely to be developed commercially . It will contain such uses as, but not limited to , auto sales, banks, food stores, motels, bars and similar activities . These and similar activities are compatible with each other and are most· efficient in delivering services to the residents of Cheboygan County when they are grouped together. 14 �~his district is intended to includ~ those land uses within the county which are co~mercially oriented. This would include all areas where such activity is presently occurring as well as t~ose arEas li~ely to be ~eveloped in the future. In addition, areas close to essential public services such as sewer, water, air and rail tr2.~sportation, electricity and others should be seriously considered for ~ses within this district . Any co~mercial activities which are not per:nitted, or are conditional, in the Residential or Mixed 2esidential Develop~ent Districts, belong in th~ Co:-:-_-::i2rcial :Je,'elo:;:,;;;ent Districts. /;ddi tior,al co;:r.:nercial d2velopr:-,ent will be e:r!co·c1r2. 5 ed in existing cor,,rr,ercial districts r .at:her than cr2ating new commercial districts. Co~• ercial strip developm2n ts 2 long ~a j or hi g:-_ ways and :ua j or hi g): v.-ay in te rc~ane;;e s a re ~ndesir2able and shall be avoided. The conditions to be established for activities and construction in a corn.rnercial district shall have as their goal the protection of adjacent and surrounding residential areas from undesireable impact. The zoning ordinance shall specify greenbelt ~nd _buffer _ zone require~ents at the boundaries of commercial districts. In addition to the regulatory requirements of the Mixed Residential Development District, Ehe following requireillents and factors shall be considered in reviewing proposals for development in a Cmr,Jnercial Development District, -Noise, ai r and water pollution. -Adeq~acy of parking, traffic routing and ingress/egress. -Buffer areas of fencing or shrubbery to conceal unsightly activities such as junk yards. -Properly constructed highway ne-twork. INDUSTRIAL DEVELOPMENT DISTRICT (D-IN) PURPOSE: It is the intent of the Industrial Development District to accomodate the necessary and desirable industrial activities which provide for employment of gounty residents. This district shall incorporate areas of existing industrial uses as well as identifying other areas best suited for development of new or expanded facilities. These future industrial sites would be most appropriately located near existing commercial centers where public utilities and services are available. These areas should also be somewhat removed from exjsting residential, recreation or other conflicting land uses so as to minimize disruption of · surrounding environments. 15 �This dis~rict will contain uses usually associated'with light .3.:;;d }-,e2.·,,·y industrial operatio:;;s, including such acti~ities as w2.reho-~s2s, tnick -'c.er-:-r.inals , fuel y2.rds, r:iachin8 shops, ~anufac~~ring , ?ro~essing and ~ac~2.ging plants, assembly plants, lu~~er s~orage and sales and similar activities. New or expanded operatio~s should be encouraged to locate within this district and disc0uraged from all other districts, including the Co;-;i;:iercial Develop;:-;ent District. Areas adjacent to this district should be zoned for districts allowing less objectionable land uses or ~o act as a bu_ffer area between conflicting land uses. S T_4.NDARDS z The zoni~g ordinance sr.211 spec11y greenbelt and buffer zone req__1-:ire:::~::!ts at the DOi...i...'lC:c.ries of Ind'--lstr-ial Develop:.1ent Districts. j-,\ini • ~un lot s2..ze as a ratio to building size will be specifies to assure t~at adeq__~ate space is provided for such such bu1fer zones and for ?arking and transportation needs. Industrial activity . which produces glare, noise, vibrations, smoke, dust, odors and similar nuisances shall be - regulated so as to confine these nuisances to the Industrial Development District and sh9-).. . l ~~ ---=" conform ~o state and federal environ.mental regulations. Require~ents for proper storage or raw rr,aterials and disposal of industrial wastes s~all be established. Transportation routing shall be required to avoid or minimize passing through residential districts. Existing and proposed gravel or mineral extraction, mining or quarrying operations will be zoned as industrial districts. ?rcposals for development of new extracting and miriing operations shall include plans and committments for reclamation and restoration of the area upon termination of those operations. D. CURR=:NT AND PROPOSED FUTURE LAND USE IN CHEBOYGAN COUNTY. This portion of the land use plan will contain maps of the county and townships, accompanied by narrative , legend and boundary designations as necessary to clearly describe the current and proposed future land use and activity for the county. The land use/zoni~g districts which have been proposed in this plan will be used with the maps to describe current and proposed future land use. �. ,. .•, CHE3OYGAN COUNTY COT-,i?REHENSIVE ?Lt:..N PART II, CHEBOYGAN COUNTY h4ND USE Ph~N APPENDIX A, DEFINITIONS Agricultural Activities, Land clearing, tilling, .fertilizing, including spreading and disposal of manure and manure sludge , liming, planting, insect, weed and disease control, harvesting of cultivated crops, pasturing livestock and similar associated activities . .4q_ui.fer1 A stratum or zone below the surface of th.e earth in bedrock or unconsolidated material which is capable of providtng water for wells or springs. Aquifer Recharge Area, An area overlying or adjacent to an aquifer through which ground water percolates and contributes to recharge of th~ system. Borrow Pit, An excavated area where material has been removed for use as fill at another location. '-,,._c~:, ~Buffers A designated area within a land use district and along the perimeter (or one or more of the edges) of a particular land use area, where all land use is regulated so as to screen that use and/or protect it. In most cases a buffer will be in the form of a well vegetated or landscaped strip of land that acts to ensure tha t a development activity fits harmoniously into an existing natural environoent. Building, Any structure having a roof, partial roof supported by columns or walls used or intended to be used for the shelter or enclosure of persons, animal or objects regardless of the materials of which it is constructed. Commercial Activities1 Of or connected with the buying and selling of goods, or services or the provision of facilities or activities for a .fee. Conditional Uses A land use other than that· usually permitted in a designated land use district. Such use can be approved when that use is considered to be generally compatible with the resources and other uses o.f the district. It is subject to conditions n ~t nonr.ally applied to similar land uses . Such conditions are designed to protect adjacent land from loss of value which might occur i.f newly permitted conditional use were allowed without restraint of any kind. Erosion, The detachEent and movement of soil from the land surface by wind or water. Ero ~ion, Accelerated, Culturally induced erosion in excess of geologi c erosion; 1 �Farms A tract of land constituting a management unit on which agricultural activities occur and including associated nonagricultural tracts. Ylood Prone Areas ' Area adjacent to the channel of a river, stream, ocean, lake, or other body of surface water, which has been or may be covered by water. Generally areas that flood at least once every one-· hundred years are defined as flood prone. Flowing Wateri Surface wc.."ter within a stre2.m channel that has a perceptible flow and is relatively permanent in nature. Such waters are commonly referred to as riveri streams and brooks. Forest Management Activitiess Timber cruising and ot~er forest resource evaluation activities, manage~ent planning activities, insect and disease control, timber stand improvement, pruning, timber harvesting and other forest harvesting, regeneration of forest stands, and other similar associated activities. Groundwaters Water within the earth that supplies wells and springs. Historic Resourcess Sites, areas, districts, settlement patterns, natural features, structures and objects associated with the history, tradition or cultural heritage of state or local interest and of enough significance because of their characteristic, unusual or symbolic qualities to merit preservation or restoration. Home Occupations, Work which has been traditionally carries on in the home (e.g. arts, crafts and professional services) and which is capable of being conducted on a scale and in a manner which is not objectionable in a residential area. Housing, Structural development for human habitation, including houses, camps, mobile homes, apartments, condominiums, groups of rooms or single family rooms occupied or intended for occupance as separate living quarters. Im p oundment 1 Any body of water created by man through the construction of a dam, usually with a head of water of at least two feet. Industrial Activity, Activity of or connested with the manufacture or assembly of goods or the extraction of minerals. Land Use District, - An area of land, water or.::::.air within horizontal or vertical boundaries delineated for distinct categories of use. Minerals, Commercial Extraction, Removal of mineral resources with the intent of selling for profit. 2 �Farms A tract of land constituting a management unit on which agricultural activities occur and including associated nonagricultural tracts. Ylood Prone Areai ' Area adjacent to the channel of a river, stream, ocean, lake, or other body of surface water, which has been or may be covered by water. Generally areas that flood at least once every one- · hundred years are defined as flood prone. Flowing Water i Surface wc-ter within a stre2.Ill channel that has a perceptible flow and is relatively permanent in nature. Such waters are commonly referred to as river 1 streams and brooks. Forest Management Activitiess Timber cruising and ot~er forest resource evaluation activities, manage~ent planning activities, insect and disease control, timber stand improvewent, pruning, timber harvesting and other forest harvesting, regeneration of forest stands, and other similar associated activities. Groundwaters Water within the earth that supplies wells and springs. Historic Resources, Sites, areas, districts, settlement patterns, natural features, structures and objects associated with the history, tradition or cultural heritage of state or local interest and of enough significance because of their characteristic, unusual or symbolic qualities to merit preservation or restoration. Home Occupations, Work which has been traditionally carries on in the home (e.g. arts, crafts and professional services) and which is capable of being conducted on a scale and in a manner which is not objectionable in a residential area. Housing, Structural development for human habitation, including houses, camps, mobile homes, apartments, condominiums, groups of rooms or single family rooms occupied or intended for occupance as separate living quarters. Im p oundments Any body of water created by man through the construction of a dam, usually with a head of water of at least two feet. Industrial Activity1 Activity of or connested with the manufacture or assembly of goods or the extraction of minerals. Land Use District: - An area of land, wa·ter or-=:.air within horizontal or vertical boundaries delineated for distinct categories of use. Minerals, Commercial Extractions Removal of mineral resources with the intent of selling for profit. 2 �... Multiple Use : The judicious management of all the various resources for timber production , outdoor recreation , watershed protection , fish and wildlife protection, mineral extraction , and othe r private and public purposes . MULTIPLE USE may involve : (1) different uses of adjacent ar e as, (2) alternation through time of different uses on the same area , or (3) more than one use of an area ~tone time . Where there are several uses of an area at o~e time , conflicts between resource uses may occur . Such forms of multiple use are more correctly interpreted as a DOMINANT USE with secondary uses integrated insofar as they are compatible with the first and all uses are consistant with the major policies of the Land Use Plan . Normal iiigh Water Mark : That line on the shores and banks of waters which is apparent beca1· _ of the contigous different character of the soil or the vegetution due to the prolonged action of the water . Relates to the area where vegetation changes from predominantly aquatic to predominantly terrestrial . Public Services : Those services related to filling the need for water supply, waste disposal , fire and police protection , public utilities , hospital and health services , transportation and education . Recreational Facilities : Forms of devel opment that are essential to conduct particular recreational activities, e . g., ski lifts , golf courses , sporting c a mps, hiking/ski trails, and campsites . Also included are facilities which support, but are not essential to , the performance of the recreational activity , e.g . , access roads and parking lots. Recreational Resources: Natural areas, such as bodies of water , shorelands , forest , fish and wildlife, and areas of historic , scenic or scientific interest which provide a means of refreshment and diversion to µ eople during leisure-time activity . Routine Permits: Zoning Commission permits for all types of activities , except zoning amendments and variances, which involve no newsor first time interpreta t ion of the established standards , rules and regulations and for which a decision of the commission exists as a percedent . Seasonal Sawmill: Any mill ~h~(l) does custom sawing .only , (2) saws only wood cut by the mill owner- operator , or (3) con d ucts sawing operations less than a total of four months out of t he year . Scientific Resource: An area containing unique or rare landforms , water resources , Yegetation, animal s or archaeological sites which are of special interest for scientific research or educational purpose s . 3 �Shoreland, Iw~ediate Area: That part of the shoreland influence area that is immediately l2ndward of the normal high water mark, and in which 12nd use activities will significantly influence the use and quality of the surface water. This ~rea is generally considered to be 250 feet or more landward from the normal high water mark. ~Shoreland , Influence Area: Areas landward of a normal high water mark in which certain land use activities will influence the use and water quality of the surface water. The depth of an influence area can vary form a uniform strip to the boundaries of the watershed because of differences in natural resources, character and land use activity. Site Plan Review: A procedure for evaluating proposed development or conservation projects based on the quality of and/or concept incorporated in the proposal and designed to meet general performance standards for such projects. Site plan review should allow more flexibility and innovation in development or.conservation proposals than traditional zoning regulations. Subdivision: The partitioning or dividing of a parcel or tract of land for the purpose of sale, or lease of more than one year, or of building development, where the act of division creates five or more parcels of land each of which is ten acres or less in area; or five or more parce~s of land each of which is ten acres or less in area are created by successive divisions within a period of ten years. (Subdivision Control Act of 1967, Act. No. 288 of Public Acts of 1967 as amended . ) Surface Waters: Bodies of standing or flowing waters on the earth's surface. These waters include lakes, ponds, rivers and streams. Trophic State: Characterization of a body of water in terms of position on ,ia scale of organic content or biologic activity ranging from oligotropic to - eutrophic . Oligotrophic - low biological productivity, clear and deep waters which are well supplied with oxygen . Mesotrophic - moderately well supplied with plant nutrients and supporting moderate plant growth. Eutrophic - high biological activity, turbid and shallow waters with deepest waters exhibiting reduced levels of oxygen . Watershed: The area contained within a divide above a specified point. on a stream. In water supply work it is termed a Watershed and in river control work it :is termed a Drainage Area, Drainage Basin or Catchment Area. Wetlands: Areas enclosed by the normal high water mark of flowing or standing waters and/or areas otherwise identified on the basis or soils, vegetation or other criteria as wetlands including but not limited to swamps, marches or bogs. (May be redifined shortly when Michigan Legislature completes action on a Wetlands Bill) 4 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Cheboygan-County_Comprehensive-Plan_1979 Creator An entity primarily responsible for making the resource Cheboygan County Planning Commission, Cheboygan County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1979-08 Title A name given to the resource Cheboygan County Comprehensive Plan Part 1 Description An account of the resource The Cheboygan County Comprehensive Plan Part 1 was prepared by the Cheboygan County Planning Commission and the Northeast Michigan Council of Governments in August 1979 with financial assistance from a Coast Zone Management Act of 1972 grant. Contributor An entity responsible for making contributions to the resource Northeast Michigan Council of Governments (consultant) Subject The topic of the resource Comprehensive plan publications Cheboygan County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/b869ef1566e7a1d9cb2b90aafbd98b43.pdf 75e957d2da00752bd33fa2ae49d26860 PDF Text Text Centerville Twp Leelanau County Centerville Township - Zoning Districts • Leelanau County, Michigan Good Harbor Bay Adopted: 12/2/19; Effective: 2/23/20 µ .I . .I '.\ \ • . .'I I ,. . ~ • .,·"·' .I I. '•. I . \ \. ·, \ . '.·, ' \. 'I { .,.J °'·.... Lake Leelanau .I,. . I I ___ _____ .J._ .• I I 1: • I Township Properties Sleeping Bear Nat'l Park . I - Agricultural Business ,., Commercial Resort Residential 1 •. -- .• Residential 2 Recreational This map is prepared by Leelanau County for reference purposes only. Leelanau County is not liable for any errors that may be found herein. / .'- ·' Ski View Farms Sub 1 inch = 4,000 feet RHerman_2.19.2020 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Centerville-Twp_Zoning-Map_2020 Creator An entity primarily responsible for making the resource Leelanau County Date A point or period of time associated with an event in the lifecycle of the resource 2020-02-23 Title A name given to the resource Centerville Township-Zoning Districts Description An account of the resource The Centerville Township-Zoning Districts map was prepared by Leelanau County and was effective as of February 23, 2020. Subject The topic of the resource Zoning--Michigan Zoning--Maps Centerville Township (Mich.) Leelanau County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/ee0884bb3b28ca57703bc64dfc46900d.pdf c21d4e7d6e1c0773ace136a1c6f4da57 PDF Text Text Centerville Township Master Plan .. :,. - --- Published 2014 Centerville Township Planning Commission Cedar, Leelanau County, Michigan 49621 www.leelanau.cc/centervilletwp.asp �2014 Centerville Township Master Plan Leelanau County, Michigan Acknowledgements Thanks to the following individuals for their participation and engagement during this project. Participants Centerville Township Planning Commission: Tim Johnson, Chair Mike Scharpf, Vice Chair Molly Hyde, Secretary Jim Schwantes, Board Rep Gerald Laskey Centerville Township Board: Leonard Kelenski, Supervisor David D. Wurm, Clerk Katrina Pleva, Treasurer Jim Schwantes, Trustee Fred Peplinski, Trustee Assisted by: Annette Kleinschmit Special Thanks Leelanau County Planning & Community Development Leelanau Conservancy Carolyn Weed Adopted Planning Commission: February 25, 2014 Township Board: April 9, 2014 i �Centerville Township Master Plan Update Table of Contents Title Page i Table of Contents ii Timeline iii Chapters: 1. Introduction 1-1 2. Township Social and Economic Characteristics 2-1 3. Natural Resources 3-1 4. Existing Land Use 4-1 5. Community Services, Facilities, and Transportation 5-1 6. Significant Land Use Issues 6-1 7. Community Vision, Goals and Objectives 7-1 8. Future Land Use Recommendations 8-1 9. Implementation Strategies and Plan Adoption 9-1 10 Appendix A – Citizen Survey Findings 10-1 Table of Contents Centerville Township Master Plan – Update April 2014 page ii �2014 Centerville Township Master Plan Leelanau County, Michigan Timeline  1996: Centerville Township’s first Master Plan was enacted.  2005: The Master Plan was updated.  2010: o July: The Planning Commission moved to update the current Master Plan. o July – November: The Planning Commission created a citizen survey and hired a consultant to update the Master Plan. o December: Citizen surveys were mailed.  2011: o January – March: Citizen surveys were collected and tabulated. o July: The Planning Commission held a public hearing to review the results of the citizen surveys. o August – October: The consultant prepared a draft Master Plan. o November: The Planning Commission received Chapters 1 & 2 of the draft Master Plan for review.  2012: o February: The Planning Commission received additional chapters of the draft Master Plan for review. o April: The Planning Commission began review of the draft Master Plan. o May – July 2013: The Planning Commission extensively reviewed the draft Master Plan.  2013: o August: The Planning Commission held a public hearing to review the final draft Master Plan. o September: The Township Board gave approval to proceed with the review process. o October: Copies of the draft MP mailed to adjacent townships (Elmwood, Bingham, Suttons Bay, Leland, Cleveland and Solon), Leelanau County Planning Department, Leelanau County Road Commission, Lake Leelanau Lake Association and local utilities last week to gather feedback.  2014: o January: The Planning Commission reviewed feedback from adjacent townships and the Leelanau County Planning Department and the township’s attorney. o February: The Planning Commission forwards draft Master Plan to the Township Board for their review with a recommendation to approve it. o April: The Centerville Township Board approved the Master Plan. Timeline Centerville Township Master Plan – Update April 2014 Page iii �Chapter 1: Introduction This Master Plan for Centerville Township takes into account and expands upon the Comprehensive Plan of 2005 which it replaces. It was originally prepared according to the provisions of the Township Planning Act, Act 168 of 1959, as amended, and most recently the Michigan Planning Enabling Act, Act 33, of 2008, as amended. This plan describes in a comprehensive and careful manner the current land use patterns of Centerville Township, the changes that are taking place, and the means to manage these patterns of change so that the future of Centerville Township reflects the desires and goals of the residents of the township. The plan provides long range comprehensive guidelines for public and private decision making. This plan provides the basis for the adoption of Zoning Ordinances to implement the plan and may also provide the basis for capital improvement expenditures and other governmental decisions as well as decisions by private citizens. Existing ordinances will be revised as required to reflect the guidelines of this plan. 1.1 Plan Development Process Centerville Township participated in the county-wide process to create and, more recently, update the Leelanau General Plan. This process is aimed at maximum public participation in developing growth management policy guidelines and to assist local governments in their planning efforts. Thus the information gathered and compiled for the county-wide process was considered and utilized as appropriate in the development of this Centerville Township Master Plan. The Centerville Township Planning Commission prepared this Master Plan, with assistance from Cypher Group Inc. Public input was sought throughout the process, through a Centerville Township Property Owners Survey of 2011 (2011 Survey), and a series of public information sessions. The public input efforts aided in establishing the land use goals and objectives of citizens and property owners in the township. Additional public meetings were held to identify and review proposed land use policies promoted in this plan before the adoption process began. Many of the data and technical concepts in this plan are derived from county and state sources. While care has been taken to honor township prerogatives, the consideration of the county planning umbrella has the added advantage of linking all local governments in coordinated planning for the Leelanau Peninsula. After describing the township as it is today, the plan covers trends and citizen inputs providing the basis for revised development policies, new goals and objectives, and growth management techniques. This plan is intended to be a guide for years to come; however, it will be reviewed at least every five years and updated as necessary. Chapter 1: Introduction Centerville Township Master Plan – Update April 2014 page 1-1 �1.2 Regional Context The Leelanau Peninsula is located in northwestern lower Michigan and is sometimes referred to as the "little finger" of the state. Another term widely used in describing the area is “The Land of Delight.” It is bordered on the north and west by Lake Michigan and on the east by Grand Traverse Bay. Leelanau County is the Leelanau Peninsula and is bordered on the south by Benzie County and Grand Traverse County. Centerville Township is located in the central area of the Leelanau Peninsula. The county is about three-fourths open land or woodland with agricultural and low density rural residential areas. Over ten percent of the county is occupied by the Sleeping Bear Dunes National Lakeshore, which includes the northwest corner of the township. Figure 1-1 provides a location map of Leelanau County and Centerville Township. 1.3 General Character Centerville Township borders a small portion of Lake Michigan along Good Harbor Bay and has almost eight (8) miles of shoreline along the western side of Lake Leelanau. The topography consists of orchards, wetlands, woodlands and rolling hills with spectacular views of lakes and the surrounding countryside. This is a rural township where the majority of land consists of wooded or vacant fields. There are large acreages planted in fruit trees and other crops which provide a pastoral character to the township and contribute significantly to the local economy. Working farms, primarily cherry and apple orchards, and also some row crops, cover major areas of the township. In recent years, several vineyards have been established. Agricultural uses are dictated by generally poor soil types, but the unique geography of the region provides micro environments which support fruit growing. Development is largely residential, with a preponderance of single-family homes around the Sugar Loaf area and on the shore of Lake Leelanau and Lake Michigan. Some large tracts of waterfront property remain undeveloped along the western shore of Lake Leelanau. These areas include farmland and low lands. Many miles of shoreline along Lake Leelanau and Lake Michigan’s Good Harbor Bay make Centerville Township a very desirable place to live and a substantial number of people come to visit on a seasonal basis. Winter sports activities, hunting and fishing, fall colors, cherry blossoms, and other attractions bring people to this township the year around. Farming and tourism are the township's primary economic anchors. There are no villages located in Centerville Township because of its rural setting. The villages of Cedar, two (2) miles south, and Lake Leelanau, four (4) miles to the north, provide many attractions and small businesses that result in a fair amount of tourist trade and local shopping. Traverse City, approximately fifteen (15) miles southeast of the township is the largest municipality offering all types of business including the regional airport and hospital. The primary entrances to Centerville Township are county roads South Good Harbor Trail (651), South Schomberg Road (645), and South Lake Shore Drive (643). Chapter 1: Introduction Centerville Township Master Plan – Update April 2014 page 1-2 �1.4 History of Centerville Township As one of only three townships in Leelanau County without villages, its history can be traced from the two original settlements, Good Harbor and Isadore. In 1860 settlers crossed from North Manitou Island and founded Good Harbor. Good Harbor was a bustling saw mill town from the 1860’s through the early 1900’s. The settlers came to take advantage of the jobs provided by the logging industry. Docks were built by 1863 and the population had grown to well over 300 people by 1880. Stores, hotels, and shops were added near the present location of the Good Harbor beach in 1870. The Schomberg Brothers bought the development in approximately 1885 and created the Schomberg station stop for the new railroad in 1892. The other main settlement was called Isadore. Isadore, originally called the four corners, was established in 1870 by citizens from the Milwaukee area who started as farmers in the late 1860’s. A post office was started in the late 1880’s and was discontinued in favor of the rural delivery from Cedar in 1912. As the lumber industry ran its course and businesses moved to the surrounding villages, Centerville Township was left as a rural community with an extremely small commercial area along the South Good Harbor Trail (651) and Bodus Road intersection. (Source: Edmund M. Littell, 100 Years in Leelanau, 1965.) LOCATION MAPS – CENTERVILLE TOWNSHIP "L Figure 1-1 D - Leelanau County Centerville Township ,. Chapter 1: Introduction Centerville Township Master Plan – Update ,. Centervilllle Township "".... Leelanau County, Ml: April 2014 page 1-3 �Chapter 2: Township Social and Economic Characteristics 2.1 Population In 1940 Centerville Township’s population was 733 people. From 1940 to 1970, the population had dropped to 473 people; however, steady growth since then has increased the population to 1,274 in 2010. According to US Census figures between 2000 and 2010, the township population grew by 179 people, a growth rate of 16.3%. As an average size township in land area, Centerville Township ranks sixth in permanent population among Leelanau County's eleven townships and three incorporated villages and five unincorporated villages, with 5.9% of the county’s population. The county estimates that the seasonal and day visitor population (June through August) is four times larger than the permanent population. Since Centerville Township is a popular tourist destination, the total number of people in the township could total as many as 5,096 persons on any summer day. Table 2-1 Population Change Centerville Township and Leelanau County 1980 Centerville Township Leelanau County Percent Change 1990 Percent Change 2000 Percent Change 2010 716 16.7 836 31.0 1,095 16.3 1,274 14,007 18.0 16,527 27.8 21,119 2.8 21,708 Source: Northwest Michigan Council of Governments 2.2 Age Distribution and Racial Make-up The 2010 median age of the township's population is 46.7 years, up from nearly 40 years of age in the year 2000. The population is evenly distributed between the sexes with slightly more females than males. Of the total population, 19.8 percent are 65 years and older and 20.4 percent are 19 or younger. Registered voters as of November 2011 totaled 1,031. The age distribution of the township is provided in Table 2-2. According to the 2010 Census the racial composition of Centerville Township is primarily white (96.86%), followed by Hispanic at 1.4%, then Native American at .78% with the rest a combination of other races. Chapter 2: Social and Economic Characteristics Centerville Township Master Plan – Update April 2014 page 2-1 �Table 2-2 Age Distribution Centerville Township, Leelanau County, State of Michigan – 2000 and 2010 Centerville Township Age Group 2000 Census I Leelanau County I 2010 Census 2000 2010 State 2000 2010 Total Percent Total Percent Percent Percent Percent Percent 0-4 years 63 5.7% 62 4.9% 5.1% 4.3% 6.8% 6.0% 5-19 years 237 21.6% 250 19.6% 19.3% 17.3% 26.1% 20.8% 20-24 years 41 3.7% 51 4.0% 5.7% 3.6% 2.6% 7.1% 25-44 years 321 29.3% 240 18.8% 24.2% 16.9% 29.8% 24.7% 45-64 years 266 24.3% 419 32.9% 28.3% 34.4% 22.4% 28.0% 65 + years 197 18% 252 19.8% 17.4% 23.4% 12.3% 13.4% Total 1,095 100% 1,274 100% 100% 100% 100% 100% Note: Due to rounding, percentages may not add to 100 percent. Source: U.S. Bureau of the Census, Census 2010 2.3 Occupations There is great diversity in the occupations of the 580 (Table 2-3) employed township residents. The beauty and bounty of the region's natural resources provide some of the economic opportunities within Centerville Township. Tourism and the resource industries provide the basis for the majority of occupations. Table 2-3 depicts the Centerville Township occupations as reported in the 2010 census. Occupations such as management, professional service, sales, and office employ the majority of the populace. Farming and construction are other large employment groups. In addition, 27% of the 2011 Survey respondents identified themselves as retirees. Not all of the 580 employed residents work within the township; however, a mean commute time of 25.1 minutes suggests nearby employment. Chapter 2: Social and Economic Characteristics Centerville Township Master Plan – Update April 2014 page 2-2 �Table 2-3 Occupations Centerville Township and Leelanau County – 2010 Centerville Township Occupation I I Management, professional, and related occupations Number Percent Leelanau County Number Percent 181 31.2 3,488 35.1 96 16.6 1,557 15.7 130 22.4 2,449 24.6 Farming, fishing, and forestry occupations 31 5.3 144 1.4 Construction, extraction, and maintenance occupations 78 13.4 1,218 12.2 Unlisted, production & transportation operations 64 11.0 1,089 11.0 580 100.0 9,945 100 Service occupations Sales and office occupations Total Source: U.S. Bureau of the Census, Census 2010 2.4 Income and Poverty Levels Income and poverty levels for township residents are summarized in Table 2-4. According to the 2010 Census, the median household income of $52,692 is greater than both the county median of $47,062 and the State median household income of $44,667 (all figures in 2010 dollars). The households within the township have a very diverse base of individual income producers which may explain why only 16% of households are living below the poverty level. Chapter 2: Social and Economic Characteristics Centerville Township Master Plan – Update April 2014 page 2-3 �Table 2-4 Income Level Distribution in Centerville Township Centerville Township Income Level I less than $10,000 2010 Census I Number I Percent I 12 3.3 $10,000 to $14,999 3 0.8 $15,000 to $24,999 46 12.8 $25,000 to $34,999 36 10.0 $35,000 to $49,999 43 12.0 $50,000 to $74,999 120 33.4 $75,000 to $99,999 46 12.8 $100,000 to $149,999 31 8.6 $150,000 to $199,999 3 0.8 19 5.3 359 100.0 $200,000 or more Total Median household income (2010 dollars) 52,692 Source: U.S. Bureau of the Census, Census 2010 Note: Due to rounding percentages may not sum to 100 percent. Income Levels 140 120 100 80 60 40 20 0 Chapter 2: Social and Economic Characteristics Centerville Township Master Plan – Update April 2014 page 2-4 �2.5 Commercial and Industrial Enterprise Centerville Township accommodates a few commercial enterprises and some home occupations which contribute to the tax base and local economy. A significant number of township residents are employed in real estate sales, financing, marketing, servicing and construction. Agricultural enterprise in Centerville Township consists mainly of family-operated, fruit-growing farms producing sweet and tart cherries, apples, strawberries, and grapes for local and national markets. There are a growing number of diverse agricultural enterprises such as wineries, livestock farms, Community Supported Agriculture farms (CSAs), and tree farms. There is only one restaurant in the township. There are also two large RV parks, along with a limited number of rental homes, and cottages that accommodate tourists. 2.6 Education The 2010 Census shows that 278 persons are enrolled in school. School enrollment has varied between 200 and 300 during the past 30 years. The township population is relatively well educated with 94.7 percent of adults 25 years and older graduated from high school compared to 79.1 percent in 1990. Over 32 percent have some college education up to and including graduate level degrees. Educational statistics are provided in Table 2-6. Table 2-6 Educational Achievement of Population 25 years and Older Centerville Township Centerville Township Educational Attainment 2010 Census Number Population 25 years and over Percent 911 100.0 Less than 9th grade 13 1.6 9th to 12th grade, no diploma 31 3.7 High School graduate (includes equivalency) 210 25.2 Some college, no degree 193 23.2 Associate degree 117 14.1 Bachelor’s degree 181 21.8 87 10.5 Graduate or professional degree Percent high school graduate or higher 94.7 Percent bachelor’s degree or higher 32.2 Source: U.S. Bureau of the Census, Census 2010 Chapter 2: Social and Economic Characteristics Centerville Township Master Plan – Update April 2014 page 2-5 �2.7 Housing Ownership and Inventory and Household Size In Centerville Township, 63.7 percent of housing is owner-occupied, compared to 51.4 percent for Leelanau County and 73.8 percent for the state of Michigan. Renter-occupied housing accounts for 17.2 percent of all housing in Centerville Township, with a median rent of $788. Leelanau County’s renter-occupied housing is 48.6 percent, with a median rent of $565, while renter-occupied housing represents 26.2 percent of the entire State, with a median rent of $546. Table 2-7.1 Age of Housing Units Centerville Township, Leelanau County, State of Michigan Year Structure Built I 1999 to March 2010 Centerville Township I Number I Percent 160 19.2 1995 to 1998 102 1990 to 1994 Leelanau County State of Michigan I Percent I Percent 11.5 7.8 12.25 10.3 6.4 102 12.25 10.5 6.1 1980 to 1989 73 8.8 18.1 10.5 1970 to 1979 146 17.5 19.7 17.1 1960 to 1969 70 8.4 8.5 14.2 1940 to 1959 62 7.4 12.0 26.5 1939 or earlier 117 14.1 17.9 16.9 Source: U.S. Bureau of the Census, Census 2010 Table 2-7.2 Housing and Occupancy Information - 2010 Centerville Township Housing/Occupancy Centerville Township Number Percent Total Housing Units 832 100.0 Occupied housing units 530 63.7 Housing units for seasonal, recreational, or occasional use 302 36.3 Rental vacancy rate Occupied housing units 6.2 530 100.0 Owner-occupied housing units 439 82.8 Renter-occupied housing units 91 17.2 Source: U.S. Bureau of the Census, Census 2010 Chapter 2: Social and Economic Characteristics Centerville Township Master Plan – Update April 2014 page 2-6 �Over 36 percent of the housing units in the township (302 out of 832) are for seasonal, recreational or occasional use. The age of housing units is provided in Table 2-7.1 and indicates that 14.2 percent were built before 1939. Table 2-7.2 depicts the housing and occupancy information for households in Centerville Township and Table 2-7.3 depicts the types of households. According to the 2010 Census data, the average household size in Centerville Township is 2.32 persons, while the average family size is 2.85. These numbers are very similar to the average for Leelanau County (2.48 and 2.89), while somewhat lower than those for the State of Michigan, (2.56 and 3.10). I Table 2-7.3 Types of Households Centerville Township, Leelanau County, State of Michigan I Centerville Township 2010 Census Household Types I Total households I Number I Percent 530 100.0 Family households 359 67.7 With own children under 18 years 146 27.5 Married-couple family 320 60.4 With own children under 18 years 125 23.6 Female householder, no husband present 25 4.7 With own children under 18 years 12 2.3 Nonfamily households 171 32.3 Householder living alone 155 29.2 40 7.5 Householder 65 years and over I Source: U.S. Bureau of the Census, Census 2010 In order to understand the recent residential development in the township, and get a more accurate number of housing units, recent land use permits for new homes were reviewed and are summarized below. Dwelling units as of 2010 Census 832 New homes built during 2000 – 2004 145 New homes built during 2005 – 2010 15 Multi-family dwelling units built during 2000 – 2010 0 Chapter 2: Social and Economic Characteristics Centerville Township Master Plan – Update April 2014 page 2-7 �Eight hundred thirty-two dwelling units multiplied by the year-round occupancy rate (63.7 percent) indicates an estimated 530 year-round homes as of December 31, 2010. Table 2-7.4 Building Permit Data Centerville Township & Leelanau County Year I 2007 Number of Permits I Centerville Township I Leelanau County 164 626 2008 103 476 2009 17 356 2010 27 451 2011 14 424 2012 28 376 I Source: Leelanau County Construction Codes Department 2.8 Property Values and Tax Base There are a large number of summer homes in the township which are often passed on from generation to generation. These homes are typically expensive, and have a significant impact on property values and the tax base. The summer homes in Centerville Township result in a larger tax base than comparable townships without villages in Leelanau County. The 2010 state equalized value (SEV) of Centerville Township real property totaled $ 132,276,700 resulting in an estimated market value of $ 264,553,400. Residential property is by far the largest tax category within total real property, comprising nearly 71 percent of the township’s SEV. Table 2-8 provides the Centerville Township SEV data from 2010. Chapter 2: Social and Economic Characteristics Centerville Township Master Plan – Update April 2014 page 2-8 �Table 2-8 State Equalized Value Centerville Township Property Class Agriculture Commercial Industrial Residential Total Real Property 2010 SEV 33,537,300 4,251,300 0 94,488,100 132,276,700 Source: Leelanau County Equalization Department Centerville Township's millage rate is one of the lowest in the county. The 2011 millage rate for Centerville Township was .58490 which resulted in tax revenue totaling $ 52,893.37. Most tax revenue is allocated to the Public Schools, (15 mills for Glen Lake Schools and 10.9 mills for Leland Schools), 3.5393 mills are allocated to the county for services, 6 mills to State Education, 6 mills to the Intermediate Schools District, .5 mills for fire and rescue. Chapter 2: Social and Economic Characteristics Centerville Township Master Plan – Update April 2014 page 2-9 �Chapter 3: Natural Resources Centerville Township is an elongated square-shaped area, approximately five and one-half (5½) miles across and six (6) miles long. The township contains approximately 22,000 acres. The township is rural; the closest shopping areas are in the villages of Lake Leelanau, four (4) miles north of the township line, and Cedar, two (2) miles south of the township line. 3.1 Physical Description and Habitats Much of Centerville Township consists of traditional field-crop and fruit-growing farms together with woodland areas on well-drained sandy-loam soils. Soils are sandier west of French Road (County Road 645). Landscape features range from nearly level till plains to steep moraines and drumlins. There are three major types of habitat in Centerville Township: open land, woodland, and wetland/shoreline. Farmland/open land: There are about 1,950 acres of active agricultural lands in eastern Centerville Township (east of French Road) and another 2,650 acres in western Centerville Township. Of these lands 2,150 are classified as orchard, and 2,400 acres are classified as cropland. An additional 2,000 acres in Centerville Township are classified as open (fallow) land. Open lands, including cropland, pasture, meadow, and fallow land overgrown with grasses and shrubs, are home to wildlife such as woodchuck, red fox, coyote, badger, skunk and many bird species such as meadowlark, pheasant, turkey, sparrows, and hawks. Woodland: Approximately one-third of the township’s land area (5,950 acres) is covered with forest, primarily the northern hardwoods association (sugar maple, beech, basswood, white ash, black cherry, hemlock, and white pine). Other conifers, red oak, aspen, and lowland hardwoods such as birch and elm also are also present, as are swamp conifers (cedar, balsam fir, and tamarack) in the wet areas. The woodlands provide habitat for wildlife such as white tail deer, squirrels, raccoon, porcupine, fox, owls, woodpeckers, a variety of song birds, ruffed grouse, and woodcock. Wetlands/beaches and dunes: Approximately 3,100 acres of wetlands (very poorly drained, nearly level, mucky soils) exist in the southwest corner of the township. Another 2,560 acres of wetlands exist along the eastern side of the township between French Road (County Road 645) and the shores of Lake Leelanau. There are approximately seven/eight (7-8) miles of shoreline on the western side of Lake Leelanau and one/two (1-2) miles of shoreline on Lake Michigan’s Good Harbor Bay, the northwestern boundary of the township. The wetlands, ponds, rivers, streams, Lake Leelanau shoreline, and the coastal areas along Lake Michigan are home to animals such as muskrats, beavers, and otters, along with many types of waterfowl, herons, shorebirds, ospreys, and eagles. The sandy shores of the Sleeping Bear Dunes National Lakeshore provide critical habitat for the piping plover, an endangered species, and the United States Fish and Wildlife Service has identified the National Lakeshore as a raptor migration route. Chapter 3: Natural Resources Centerville Township Master Plan – Update April 2014 page 3-1 �3.2 Climate Leelanau Peninsula's climate is tempered by the surrounding waters of Lake Michigan so that recent temperature charts compare it to the climate of the mid-Atlantic region, especially along the lakeshores. Areas closest to Lake Michigan may be ten degrees cooler in summer and warmer in winter than the inland areas. These conditions create a micro climate favorable to fruit growing. Even though Centerville Township experiences large amounts of lake effect snowfall, Leelanau County ranks as one of Michigan counties with the least amount of precipitation. Temperature and precipitation averages, including snowfall, are provided in Table 3-2. Table 3-2 Climate Data Leelanau County Average Daily Maximum Degree (F) Average Daily Minimum Degree (F) Average Total Precip. Inches Average Total Snowfall Inches January 29.3º 16.6º 2.51 45.3 February 32.5º 16.9º 1.80 25.9 March 41.6º 22.7º 1.83 13.7 April 55º 32.5º 2.65 4.6 May 67.4º 42.3º 2.90 .1 June 76.8º 52.3º 2.94 0 July 80.9º 57.9º 2.60 0 79º 57.4º 3.35 0 September 71.3º 50.2º 4.30 0 October 58.5º 40.2º 3.70 .4 November 45.3º 31.1º 3.23 11.3 December 33.7º 21.9º 3.00 41.5 Year 55.9º 36.8º 34.81 142.6 Month August Source: National Weather Service and National Oceanic Atmospheric Administration Chapter 3: Natural Resources Centerville Township Master Plan – Update April 2014 page 3-2 �3.3 Geology The bedrock underlying Centerville Township was laid down during the Middle and Late Devonian ages of the Paleozoic Era. The bedrock under the township consists of Traverse Group and Antrim Shale, see Figure 3-3.1. The surface geology of the township developed 10,000 to 12,000 years ago through glacial activity. Numerous advances and retreats by the glaciers resulted in the locally complex pattern of erosion and deposition. Centerville Township is dominated by coarse-textured glacial till. Till is composed of unsorted sands and gravels left by the glacier, see Figure 3-3.2. Along much of Lake Michigan and Lake Leelanau the geological composition is primarily lacustrine (lake related) sand and gravel. In Centerville Township, lacustrine sand and gravel occurs typically as former beach and near shore deposits of the glacial Great Lakes. The abandoned shorelines of glacial Lake Michigan are still visible in Centerville Township as the terraces along the lake shore, see Figure 33.2. Another visible indication of glacial history is the series of drumlins which extend south from the northern portion of the township. Drumlins are streamlined hills of glacial till shaped by the moving ice sheet, whose line of axis indicates the direction of local ice movement. BEDROCK GEOLOGY MAP Figure 3-3.1 Antrim Shale Traverse Group Rivers-Lakes Public Roads Private Roads Map produced by: State of Michigan, Department of Natural Resources, Geological Survey Division - Publication Date: 1987. Chapter 3: Natural Resources Centerville Township Master Plan – Update April 2014 page 3-3 �CENTERVILLE GLACIAL GEOLOGY MAP Figure 3-3.2 Department of Geological Sciences, The University of Michigan, 1982 Bodm Rd :,. cp, E ....I Sand Dunes _J • Lacustrine Sand & Gravel End Moraines of Coarse - textured glacial till Coarse-textured glacial till 3.4 Topography Slope is an important development consideration associated with topographic features. The relief map, in Figure 3-4.1, depicts Centerville Township’s rolling glacial topography. The topographical Chapter 3: Natural Resources Centerville Township Master Plan – Update April 2014 page 3-4 �map in Figure 3-4.2 shows areas with moderate and steep slopes where the contour lines are close together. Steep roadway grades, septic field failures, soil erosion, and excavation costs are some of the difficulties associated with steep grades that may constrain potential development. There are no regulated dune areas classified as Critical Sand Dune Areas within Centerville Township. Centerville Relief Map Figure 3-4.1 N W +E Relief Map – Centerville Township s Centerville Township Boundary ...Jv--- /'J Roads Streams 0.5 Chapter 3: Natural Resources Centerville Township Master Plan – Update 2 Miles April 2014 page 3-5 �Centerville Topographical Map Figure 3-4.2 ,J 570 to 620 ft 621 to 720 ft 721 to 790 ft 791 to 850 ft ,, 851 to 920 ft / 921 to 990 ft I' ,J 991 to 1150 ft Rivers-Lakes J County Border • Municipal Name ~ Municipal Border Contour Lines 1.5 Mies 3.5 Soils One important determinant of land use is the soil's suitability for development. Land uses must correspond to the capacity of the soils on which they occur, and soil suitability for each use should be determined before development occurs. Centerville Township’s soils are typically loamy sands such as the Leelanau-East Lake association and the Emmet-Leelanau association, but other types are found throughout the township. Often associated with particular topographic and soil characteristics, the development and septic limitations are either related to slope, hydric soils, or both. These limitations do not preclude the development of specific sites. The developer should realize, however, that construction on some soils may be more costly in time and money. A more detailed analysis of the soils by the District Health Department will determine suitability for siting a septic system. Health Department approval is required by State law. Soils and topography also determine which areas are classified as prime, unique and locally important farmland. See Figure 3-5. The prime farmland classification indicates soils which are ideally suited for agricultural or timber production. Locally important farmland includes soils which are nearly prime, but are located on slightly steeper grades. These soils can produce high yields when well managed. Chapter 3: Natural Resources Centerville Township Master Plan – Update April 2014 page 3-6 �FARMLAND CLASSIFICATION MAP Figure 3-5 N 1111 Farmland of Local Importance Centerville Soils Prime Farmland if drained All Areas Prime Farmland Chapter 3: Natural Resources Centerville Township Master Plan – Update 0 0.25 0.5 I I I I 1 Miles I + MAP FOR REFERENCE PURPOSES ONLY Prepared by Leelanau County Planning & Community Development Data from The Leelanau Conservancy November 2012 April 2014 page 3-7 �3.6 Water Assets One of the most valuable natural resources of Centerville Township is water. The township is located within two watersheds, the Shelda Creek / Lake Michigan watershed and the sub-watersheds of Lake Leelanau which include Mehert Creek and Cedar Run. (See Figure 3-6.1) Both groundwater and surface water are vital resources within Centerville Township. Because there is no central water distribution system, residents must rely upon individual wells for potable water. Lakes, creeks and wetlands are important for surface drainage, groundwater recharge and wildlife habitat. Alterations to any of these water features can contribute to flooding, poor water quality, insufficient water supply and loss of valuable wildlife habitat. It is therefore important that water resources be protected and managed in a manner that will ensure their quality. WATERSHED MAP Figure 3-6.1 EBODUS RD . .J er er 0 er er 0 m "m er < :c w 0 :I 0 ,,," ,,, 0 0 E EKABA RD :c TZKERD N + wbdhu12_a_mI089 CedarRun Centerville Watersheds 1111 Mehert Creek-lake Leelanau 1111 Shakia Cteek-Front.tl Lake Miehlgan Chapter 3: Natural Resources Centerville Township Master Plan – Update 0 I 0.25 0.5 I I I I 1 Miles MAP FOR REFERENCE PURPOSES ONLY Prepared by Leelanau County Planning & Community Oevetopment November 2012 April 2014 page 3-8 �3.6.1 Groundwater Important factors in the evaluation of groundwater are the quantity and quality of the water. The geologic and hydrologic features of the township provide residents with sufficient quantities of water. Water availability will not likely be a factor limiting growth. In Centerville Township and Leelanau County water quality is more of a limiting factor than water supply. According to the Leelanau County Parks and Recreation Plan 20082013, approximately 60% of the county rests upon aquifers classified as “sensitive”, which means that the aquifers are overlain by highly permeable soils that easily transmit material and are thus susceptible to contaminants entering the water supply. A concern in areas not served by sewer systems is the potential contamination of wells by on-site septic systems. Although the Health Department records show no documented occurrences of contamination to date, the possibility for such pollution exists. Another possible groundwater contamination problem is nitrate pollution from animal feed lots, septic systems and runoff from manure or fertilized agricultural lands. 3.6.2 Wetlands According to the National Wetland Inventory, “Wetlands are lands transitional between terrestrial and aquatic systems where the water table is usually at or near the surface or the land is covered by shallow water. For purposes of classification, wetlands must have one or more of the following three attributes: (1) at least periodically, the land supports predominately hydrophytes; (2) the substrate is predominantly undrained hydric soil; and (3) the substrate is nonsoil and is saturated with water or covered by shallow water at some time during the growing season of the year.” Aside from being areas that support biodiversity, wetlands absorb, store and filter our water resources, recharging groundwater and buffering the impact of floodwaters. Figure 3-6.2 shows the wetland areas in Centerville Township according to the National Wetland Inventory. This wetland mapping is based on general information and does not indicate whether the mapped areas qualify as regulated wetlands. The map is not comprehensive and does not show all 5,660 acres of wetland (29% of total land area) in the township. (See Table 4-1, 2010 Existing Land Uses and Other Classifications and Figure 4-1, Centerville Existing Land Use Map.) 3.63 Surface Water The two major water resources in Centerville Township are Lake Michigan and Lake Leelanau. One/two (1-2) miles of Lake Michigan frontage and approximately seven/eight (7-8) miles of Lake Leelanau frontage fall within the township boundaries. These lakes and their associated tributary streams and creeks offer natural, scenic and recreational amenities to township residents and visitors. It is extremely important that the quality of these surface waters be protected from negative impacts of overdevelopment such as pollution and loss of scenic views to open water. Chapter 3: Natural Resources Centerville Township Master Plan – Update April 2014 page 3-9 �While the current quality of surface waters in Centerville Township is considered good to excellent, the threat of potential water pollution from point and non-point sources is a concern. Proper land use management can help preserve surface water quality. Some methods to curb pollution include, runoff control measures, septic system corrections, proper treatment of sanitary wastes, fertilizer application restrictions and proper disposal of hazardous materials such as household hazardous materials collections, information on purchasing non-toxic materials for cleaning and painting. CENTERVILLE WETLAND MAP Figure 3-6.2 EY LE TREE LN EABBY L E HOHNKERD ✓ •.~ C :z: ' + Permanently Flooded - Saturated - Semipermanently Flooded Centerville Wetlands 0 0.25 0.5 ' ' ' I ' Chapter 3: Natural Resources Centerville Township Master Plan – Update 1 Miles I MAP FOR REFERENCE PURPOSES ONLY Prepared by Leelanau County Planning & Community Oevelo pment November 2012 April 2014 page 3-10 �3.7 Sites of Environmental Contamination Part 201 of the Natural Resources and Environmental Protection Act (NREPA) 1994, PA 451, as amended, provides for the identification, evaluation and risk assessment of sites of environmental contamination in the State. The Remediation and Redevelopment Division (RRD) of the Michigan Department of Environmental Quality (DEQ) is charged with administering this law. A site of environmental contamination, as defined by RRD, is "a location at which contamination of soil, ground water, surface water, air or other environmental resource is confirmed, or where there is potential for contamination of resources due to site conditions, site use or management practices." The agency provides an updated list (via the MDEQ website) of environmentally contaminated sites by county, showing the sites by name, Site Assessment Model score, pollutant(s), and site status. The Michigan Sites of Environmental Contamination identifies 42 sites within Leelanau County, four of which are in Centerville Township. Leaking Underground Storage Tank (LUST) sites are sites where underground tanks, often for storing gasoline or diesel fuel, are leaking and cleanup is required. In some cases this involves removing the tank, excavating the contaminated soil, and if required, installing new tanks. Leelanau County has 36 closed LUSTs sites, where the work has been completed, five of which are in Centerville Township. There are currently 25 open sites in Leelanau County, with three in Centerville Township. 3.7.1 Surface Water Discharge Permits All point source discharges into surface waters are required to obtain a National Pollutant Discharge Elimination System (NPDES) permit which is issued by the DEQ Water Division. Permit requirements generally address discharge limitations, effluent characteristics, monitoring and reporting requirements, along with facility management requirements. There are nine point source permit holders in Leelanau County; however, none in Centerville Township. 3.7.2 Air Quality Air Quality is monitored by the Air Quality Division of the Michigan Department of Environmental Quality. Standards have been established as acceptable levels of discharge for any of the following air pollutants: particulate matter, sulfur dioxide, nitrogen dioxide, carbon monoxide, ozone, lead, and trace metals. These pollutants are monitored on a continuing basis at selected locations around the state. Monitoring in recent years has shown the level of pollutants in the region to be within the established acceptable standards. Air discharge permits are required for businesses unless otherwise exempted by law. There is currently one known renewable operating permit in Leelanau County (Maple City). There are none in Centerville Township. 3.8 Summary The review of the natural resources in Centerville Township indicates that natural features and agricultural resources are relatively unimpaired at this time; however, these resources are extremely vulnerable. As indicated in the 2011 Survey, residents highly value the natural resources and scenic features of the township. The environmental features of the township are an important asset to the community, and need continued protection. Chapter 3: Natural Resources Centerville Township Master Plan – Update April 2014 page 3-11 �Chapter 4: Existing Land Use 4.1 Existing Land Use Statistics and Characteristics According to the 2010 Census, Centerville Township's land area is approximately thirty (30) square miles. Centerville Township is bordered on the west by Cleveland Township, on the north by Lake Michigan and Leland Township, on the east by Lake Leelanau and Bingham Township and by Solon Township on the south. The land use maps available on the Leelanau County website (www.leelanau.cc) from the Leelanau County Planning & Community Development Department were utilized as a starting point for the township mapping, supplemented by maps from the Leelanau Conservancy and then updated using the 2006 Leelanau County aerial photographs, and supplemental field checking. Table 4-1 presents the percentage of Centerville Township currently in each land use category, from the largest to the smallest. Table 4-1: 2010 Existing Land Uses and other classifications Centerville Township Land Use Category Forests & Wetlands Agricultural Land Residential Beaches & Sand Dunes Recreational / Resort Industrial/Extraction/Utilities Commercial Total Acreage Percentage 10,150 6,650 1,925 140 875 35 7 19,560 52% 34% 9% .7% 4 .2% .04% 100.0% Source: Michigan Resource Information System, digitized by the United States Geological Survey and maintained by the Michigan Department of Natural Resources, 4.1.1 Forests and Wetlands Forests, which include upland hardwoods and conifers, account for 23 percent of the township land area. Heavily wooded areas are found throughout the township. A forest reserve program is available through the State of Michigan. A decrease in forested land is directly attributable to agricultural and residential development. Wetlands and lowland forests account for 29 percent of land that has sufficient water at, or near, the surface to support wetland or aquatic vegetation. These areas are commonly referred to as swamps, marshes, or bogs. Wetland areas may also include land that supports lowland hardwoods and conifers. The Wetland information was not verified by field inspection when these maps were compiled. Thus, the areas shown as wetlands by the Michigan Resource Information System (MIRIS) may not meet State and Federal criteria for legally regulated wetlands. Chapter 4: Existing Land Use Centerville Township Master Plan – Update April 2014 page 4-1 �CENTERVILLE EXISTING LAND USE MAP Figure 4-1 N - Commercial Residential Agricultural - Forested - Wetlands Centerville Land Use 0 0.5 Chapter 4: Existing Land Use Centerville Township Master Plan – Update 2 Miles + MAP FOR REFERENCE PURPOSES ONLY Prepared by Leelanau County Planning & Community Development Augusl 2012 April 2014 page 4-2 �4.1.2 Agricultural Land Agriculture is the most prominent land use in Centerville Township. Active agricultural lands accounted for approximately 34 percent of township land area in 2010. Agricultural lands are well dispersed across the township. The agricultural classification includes agricultural lands that may be enrolled in various agricultural conservation programs. 4.1.3 Residential As can be seen from Table 4-1, the amount of land being used for residential purposes is approximately 9 percent of the township. Residential use has been primarily located along lakeshores and road frontage. Recent residential growth has primarily occurred in these same areas. 4.1.4 Beaches and Sand Dunes The beach and sand dune areas comprise less than one percent of the township, and are contained within the Sleeping Bear National Lakeshore along the northwestern part of the township. 4.1.5 Recreational / Resort Recreational and institutional lands in the township comprise approximately 4 percent of the township, as shown in Table 4-1. Centerville Township’s frontage on both Lake Michigan and Lake Leelanau provides tremendous water-related recreational opportunities. The largest public recreational area is part of Sleeping Bear National Lakeshore; the other recreational lands mapped in Centerville Township are a portion of the Sugar Loaf golf course, and the public access site and the township park on Lake Leelanau. 4.1.6 Industrial/Extractive/Utilities Based on the Michigan Resources Inventory System (MIRIS) mapping classification, industrial, extractive, transportation and utilities are grouped together. For the most part all utilities are located in the public right of way or on utility easements. 4.1.7 Commercial Approximately .04 percent of the land in the township is in commercial use. The commercial properties are concentrated on the northeast and northwest corners of East Bodus Road and South Good Harbor Trail (651), roughly in the center of the township. 4.2 Pattern of Land Divisions As development occurs, larger tracts of land are generally broken down into smaller parcels. The largest undivided parcels in Centerville Township are typically agricultural and/or forested properties. Analysis of land divisions in the township reveals two patterns. One pattern is that many of the larger parcels are split into smaller parcels along the roads. The other pattern noted is that some of the newer residential developments in Centerville Township are being created as metes and bounds descriptions versus site condominiums and traditional subdivisions. A site condominium project does not actually create lots by land division but must comply with the state's Subdivision Control Act. Chapter 4: Existing Land Use Centerville Township Master Plan – Update April 2014 page 4-3 �Chapter 5: Community Services, Facilities and Transportation 5.1 Utilities and Communication Services Electrical service is provided to the township by Consumers Energy and Cherryland Rural Electric Co-op. Both utilities are regulated by the Michigan Public Service Commission. Natural gas service in the township is primarily limited to areas along the shore of Lake Leelanau and the northwest part of the township. AT&T and Century Link provide communication services to Centerville Township regulated by the Michigan Public Service Commission and Federal Communications Commission. Cell phone service is available to most areas of the township; however, there are still locations of poor reception throughout the township. Communication services including cable, satellite and DSL are available in the township from a variety of providers. 5.2 Township Schools There are no schools in the township. Public education is provided to the township by Glen Lake and Leland Public School districts. (See Figure 5-2.) Chapter 5: Community Services, Facilities, and Transportation Centerville Township Master Plan – Update April 2014 page 5-1 �SCHOOLS SERVICING CENTERVILLE TOWNSHIP Figure 5-2 N D 450 10 G len Lake - 45020 Leland Centerville School Districts 0 0.5 Chapter 5: Community Services, Facilities, and Transportation Centerville Township Master Plan – Update 2 Miles + MAP FOR REFERENCE PURPOSES ONLY Prepared by Leelanau County Planning & Community Development August 2012 April 2014 page 5-2 �5.3 Emergency Services Fire, rescue, and ambulance services for Centerville, Solon, Kasson and Cleveland are provided by Solon/Centerville Fire Department located in Cedar. The department has three fulltime paid staff, a part time chief and compensated volunteer personnel under the supervision of the Fire Board, which is made up of the members of the respective township boards. This fire department works closely with other local fire departments. These services are tied to the 911 emergency dispatch system, as well. Mutual aid agreements are in effect with Elmwood, Leland, and Sutton’s Bay-Bingham Fire Departments. The EMS service is augmented by North Flight EMS to provide advanced life support. Law enforcement is provided by the Leelanau County Sheriff Department, Michigan State Police, and Michigan DNR. During the summer months, one Sheriff’s deputy patrols Lake Leelanau on a part time basis. 5.4 Heath Services There are no health services located in the township. Residents are served by a regional hospital in Traverse City, public agencies and various private providers. 5.5 Other Services Solid waste disposal service is currently provided by Waste Management, Kalchik Disposal, and American Waste Management. A county-supported recycling drop off site is available nearby in the town of Cedar. 5.6 Transportation Network Centerville Township is served by the Bay Area Transportation Authority (BATA) which provides daily bus service to Traverse City and throughout the county. However, the primary means of transportation is the private automobile. A map depicting the roads within Centerville Township is provided in Figure 5-2. State highway M-22, designated as the Leelanau Scenic Heritage Route by MDOT, encircles the Leelanau Peninsula. M-22 passes through five (5) miles of Centerville Township near the Lake Michigan shore on the western side of the peninsula. Over eighteen (18) miles of primary county roads including French Road (645), Good Harbor Trail (651) and Lake Shore Drive (643) lead north from the village of Cedar, and are joined by Hohnke Road (620) which runs east to west. There are twenty-two (22) miles of paved secondary roads within the township. All public roads are maintained by the Leelanau County Road Commission. Chapter 5: Community Services, Facilities, and Transportation Centerville Township Master Plan – Update April 2014 page 5-3 �CENTERVILLE PARCELS & TRANSPORTATION MAP (Co Rd 643) Figure 5-6 (Co Rd 651) (Co Rd 645) (Co Rd 620) N Centerville Parcels & Transportation Map - - Private Roads 0 0.5 - - Public Roads Chapter 5: Community Services, Facilities, and Transportation Centerville Township Master Plan – Update 2 Miles + MAP FOR REF ERENCE PURPOSES ONLY Prepared by Leelanau County Planning & Community Development August 2012 April 2014 page 5-4 �Chapter 6: Significant Land Use Issues Three significant land use issues were identified by the Centerville Township Planning Commission and township residents following public input, including the 2011 Survey. 6.1 Views and Ridgeline Development Views to and from the hills and water are an important component of the character of Centerville Township (see Appendix A, page 6). The township recognizes the importance of views to many residents and visitors as well as concerns regarding the rights of the property owners. The township is exploring ways to provide for development options in the Zoning Ordinance to encourage the siting of buildings so that development occurs in a manner with less visual impact. Strategies include preserving existing vegetation to provide filtered views to and from the development site and/or to requiring additional landscape screening. 6.2 Keyhole Development Keyhole or funnel development is the practice of providing shared lake access to lakefront and/or non-lakefront property owners through a commonly owned parcel of waterfront property. Centerville Township, with its extensive water frontage, faces decisions on how this type of use should be managed in the future. Some of the issues associated with keyhole development pertain to the “use ratio,” i.e. how many property owners can use a parcel that meets the minimum district area and frontage requirements, how many docks are allowed, amount of parking, and buffering/screening requirements along adjacent property lines. In many instances a keyhole development site has a boat launch or dock which increases the traffic on the lake. This increase in boat traffic may negatively impact water quality, natural vegetation, and wildlife habitats. Keyhole development can also impact existing neighboring single-family homes due to excessive noise and traffic. Therefore, the regulation of keyhole development is necessary to ensure such development occurs only in a manner compatible with the surrounding area. 6.3 Farmland and Open Space Preservation Agriculture and agriculture-related businesses are a critical part of the township’s economy and rural heritage. They should be supported through zoning that fosters a healthy economic environment for farmers. Farmland and Open Space Preservation are very important to the property owners of Centerville Township, as evidenced by the findings from the 2011 Survey (see Appendix A – Property Owner Survey Results, page 10-1. Over 65 percent of the responding property owners indicated that they either agree or strongly agree that “Centerville Township should preserve open spaces.” Approximately 60 percent of the respondents indicated they agree or strongly agree that it is important to “slow the conversion of farmland to residential uses or mandate more Open Space preservation requirements”. Chapter 6: Significant Land Use Issues Centerville Township Master Plan – Update April 2014 page 6-1 �Centerville Township is supportive of options for the preservation of farmland and open space. Some strategies the township can use include buffering between agricultural and residential areas, guiding development toward unproductive land and away from productive land, and enabling the use of conservation design strategies such as clustering and planned unit development. The township recognizes, as well, that development rights agreements (i.e. transfer, leasing, donation or purchase of development rights) can play an important role in farmland preservation. Of the existing active and inactive farmland, a limited amount of land is enrolled in some sort of a preservation program, such as the state PA 116 (see Figure 6-3), and Leelanau Conservancy’s “Farmability” Program, the NRCS’ Wetland Reserve Program, and the DNR’s Commercial Forest Program. As land preservation programs become available, the township will encourage their use to preserve farmland. The township also recognizes that any farmer’s participation in programs of this type will be completely voluntary. CENTERVILLE TOWNSHIP’S PA 116 FARMLAND Figure 6-3 - PA11 6 + Centerville Parcels - PA 116 0 Chapter 6: Significant Land Use Issues Centerville Township Master Plan – Update 0.5 2 Miles MAP FOO REFERENCE PURPOSES ONLY Prepared by LNJ.anau County PlaMlng a Conimunll)' Dove-• Augusl 20~2 April 2014 page 6-2 �Chapter 7: Community Vision, Goals & Objectives Vision, goals and objectives guide future development. Centerville Township does not face obvious development pressure. Population is growing slowly, and new development is occurring at a moderate pace. However, higher rates of year-round population and/or other development pressures could alter the character of the township dramatically. As discussed in Chapter 3: Natural Resources, land in Centerville Township is not uniformly suitable for development. The physical characteristics, including steep slopes and shoreline areas, as well as active farmland and open space, all contribute to the unique character of Centerville Township. This character will be taken into account as land-use regulations are reviewed and revised to provide options for development. By guiding new development to conform to a community-based vision that includes specific goals, guidelines and regulations, both the rural character and the natural resources of Centerville Township can be maintained. 7.1 Vision Statement According to the results of the 2011 Survey, the residents of Centerville Township value and want to maintain the peaceful rural character and the scenic beauty of their township. Most citizens want to maintain the township’s farmland, open space, and natural environment without the burden of uncontrolled growth and its associated impacts. Under Michigan law, a plan should also promote public health, safety and general welfare. The Planning Commission is committed to promoting a future for the township that is environmentally, socially and economically resilient for the present and future generations of Centerville residents. 7.2 Summary of Goals The 2011 Survey, previously discussed, identified some general concerns of the township residents. The following issues are expressed here as general goals.        Land Use Goal Agricultural Support Goal Natural Resource Goal Residential Goal Economic Goals Infrastructure & Public Service Goal Recreation Goal Chapter 7: Community Goals and Objectives Centerville Township Master Plan – Update April 2014 page 7-1 �7.2.1 Land Use Goal Retain the township’s rural and scenic character. Objectives and Action Steps  Objective 1: Minimize the loss of farmland, forestland and open space.  Support the use of conservation easements.  Support the purchase of or transfer of development rights.  Encourage cluster developments to preserve open space.  Maintain a 1.5 acre minimum lot size, but manage overall density.  Objective 2: Guide growth and development towards the towns of Cedar and Lake Leelanau.  Coordinate land use plans and related regulations with adjacent townships.  Objective 3: Preserve the Township’s scenic and aesthetic assets.  Identify significant historic, archaeological and scenic features for preservation and enhancement.  Provide incentives for cluster developments.  Manage setbacks and screening for all developments.  Work with organizations to preserve the rural character of road corridors, scenic heritage routes, and scenic vistas.  Review existing ordinances regulating junk, noise, lighting, blight and signs. Chapter 7: Community Goals and Objectives Centerville Township Master Plan – Update April 2014 page 7-2 �7.2.2 Agricultural Support Goal Support continued agricultural activities consistent with the character of the township and the vision statement of this Master Plan. Objectives and Action Steps  Objective 1: Preserve the scenic and rural character of the agricultural landscape.  Identify farmland appropriate for agricultural preservation.  Support the use of conservation easements.  Support the purchase of or transfer of development rights.  Encourage cluster developments to preserve open space.  Maintain a 1.5 acre minimum lot size, but manage overall density.  Develop zoning for large scale animal agriculture.  Objective 2: Provide broader economic opportunities related to agriculture.  Promote value-added agriculture.  Promote agri-toursim.  Promote agricultural support services.  Promote public and/or private facilities in which local products can be sold. Chapter 7: Community Goals and Objectives Centerville Township Master Plan – Update April 2014 page 7-3 �7.2.3 Natural Resource Goal Protect the natural resource assets, which are the basis for recreation, agriculture, scenic beauty and rural character and our health and well-being. Objectives and Action Steps  Objective 1: Encourage sensitive site planning to protect the air, water and soil quality.  Establish regulations for land development to avoid negative impacts to air, water and soil assets.  Promote alternative waste water systems and septic system inspections.  Cooperate with watershed management programs.  Address protective standards for waterfront usage.  Preserve the natural vegetation of shoreline areas through greenbelt regulations.  Objective 2: Preserve environmentally sensitive areas.  Identify sensitive environmental areas to be preserved such as woodlands, wetlands, steep slopes.  Identify land that may not be suitable for development because of natural limitations for the construction of structures or septic systems such as hydric soils, flood plains, steep slopes, or areas at high risk of shoreline erosion.  Encourage the acquisition of sensitive environmental areas for the purpose of permanent preservation.  Establish standards and regulations for land development in environmentally sensitive areas. Chapter 7: Community Goals and Objectives Centerville Township Master Plan – Update April 2014 page 7-4 �7.2.4 Residential Goal Support a range of housing opportunities that respond to varying economic, family, and lifestyle needs in a manner that is consistent with the character of the township as described in the vision statement of this Master Plan. Objective and Action Steps  Objective 1: Support affordable housing.  Provide development options such as Conservation Designed Subdivisions and Planned Unit Developments.  Encourage a mix of housing types in a single development.  Encourage community sewer and water systems.  Consider the use of accessory dwellings as rentals.  Objective 2:   Support an aging demographic. Provide supportive housing options such as group facilities, adult foster care, assisted living and nursing homes. Explore the use of accessory dwellings for family members.  Objective 3: Protect the residential areas from negative impacts of incompatible uses.  Provide for appropriate separation using techniques, such as buffer zones, setbacks and screenings. Chapter 7: Community Goals and Objectives Centerville Township Master Plan – Update April 2014 page 7-5 �7.2.5 Economic Goal Support local economic opportunities in a manner that is consistent with the character of the township as described in the vision statement of this Master Plan. Objectives and Action Steps  Objective 1: Support employment opportunities that aren’t dependent on seasonal businesses.  Review options for home occupations.  Support improved digital communications.  Work cooperatively with local economic development groups to retain and attract business.  Support development of year-round recreational uses.  Review economic options allowed in the recreational district.  Objective 2: Preserve a tourist-friendly community.   Work with the Heritage Route Committee and other organizations to enhance the corridors through Centerville Township. Review both positive and negative impacts of the local tourism industry and work to resolve any identified issues, such as traffic, parking and the need for restroom facilities. Chapter 7: Community Goals and Objectives Centerville Township Master Plan – Update April 2014 page 7-6 �7.2.6 Infrastructure & Public Service Goal Plan township infrastructure and services consistent with the community needs in a manner that is consistent with the character of the township as described in the vision statement of this Master Plan. Objectives and Action Steps  Objective 1: Establish a Capital Improvements Planning process (CIP).  Coordinate proposed plans for the expansion and improvement of public facilities.  Support expansion and improvement of broadband infrastructure within the township.  Objective 2: Promote the health, safety and welfare of Township residents by coordinating the land uses with the provision of efficient public services.  Coordinate proposed plans for the expansion and improvement of public services  Maintain zoning regulations to ensure adequate equipment access by emergency services (police, fire and EMS).  Continue to support countywide recycling and solid waste management programs, and encourage commercial recycling.  Support expansion and improvement of broadband service within the township. Chapter 7: Community Goals and Objectives Centerville Township Master Plan – Update April 2014 page 7-7 �7.2.7 Recreational Goal Provide and maintain recreational lands and facilities for residents and visitors. Objectives and Action Steps  Objective 1:      Provide and maintain recreational lands. Support the development of community recreation lands for all age groups. Continue to maintain public lake access and boat launch facilities. Encourage designation/development of trails to direct snowmobile traffic off county road right-of-ways. Support the development of safe pedestrian and bicycle travel on non-motorized pathways and routes and public road / right of ways. Review uses allowed in the recreational district.  Objective 2: Provide and maintain recreational facilities    Support the development of community recreational and sports facilities for all age groups. Maintain, improve or expand township parks to accommodate growing residential and tourist use. Maintain an up-to-date Michigan DNR approvable Community Recreation Plan to specify current needs and be eligible for grant funding for recreation projects. Chapter 7: Community Goals and Objectives Centerville Township Master Plan – Update April 2014 page 7-8 �Chapter 8: Future Land Use Recommendations Centerville is a rural township with land uses that are mainly residential, agricultural, tourismrelated, conservation-based and recreational. Agriculture has declined from historic highs, but according to the 2011 Survey, township residents continue to value active farms. Through its Master Plan and Zoning Ordinance, Centerville Township strives to provide a planning and regulatory framework to ensure that rural-residential, agricultural, recreational and conservation uses can coexist compatibly without negative impacts on the environment and natural resources. To this end, high density residential and commercial development should be directed toward surrounding villages. The Future Land Use Map (Figure 8-1) and the recommendations for each land use district are based on the social, economic and environmental characteristics of the township, and the goals established in Chapter 7. 8.1 Agricultural District The Agricultural District includes an expanding variety of rural land uses ranging from agriculture and agricultural accessory/special uses to forest land, undeveloped open space, rural residential development, ecotourism and natural areas including wetlands and private conservation easements. Instead of relegating diverse uses into distinct districts, which, in the case of Centerville Township, would produce a land use map of isolated parcels, land use planning and zoning regulations should work to maintain a scenic and healthy rural landscape and to insure compatibility of a variety of land uses separated where necessary by transition areas, buffer zones, screening and special overlay districts. 8.1.1 Agricultural Uses Important agricultural areas should be preserved by regulating minimum parcel size, density and open space requirements for residential development and by encouraging purchase and or transfer of development rights to preserve farmland. Agricultural Preservation areas identified on the Future Land Use Map are defined as all parcels of 40 acres or more with at least 20 acres in agriculture and smaller parcels of 20 to 40 acres with at least four acres in agriculture. Regulations for agricultural development also should encourage sustainable and conservationoriented agricultural practices that protect the health, safety and welfare of the general public, as well as the township’s natural resources. To this end, agricultural practices should comply with or exceed the standards established in Generally Accepted Agricultural and Management Practices (GAAMPs) by Michigan Department of Agriculture. Also, according to the Michigan’s Right to Farm Act, local governments may submit ordinance standards different than these standards “if adverse effects on the environment or public health will exist within the local unit of government.” 8.1.2 Agricultural Accessory Uses and Agricultural Special Uses Agricultural accessory and special uses expand economic opportunities for farmers and offer opportunities for landowners to develop agritourism and ecotourism. Regulations should insure that the nature of particular uses are compatible with the vision and goals of the Master Plan Chapter 8: Future Land Use Recommendations Centerville Township Master Plan – Update April 2014 page 8-1 �and that the design and scale of these developments do not harm the environment or detract from the peaceful rural character of the township. 8.1.3 Residential Development in Agricultural District Within the agricultural district, minimum parcel size, density and siting of rural residential development should be regulated to retain rural character, open space, habitat and farmland. To accommodate pressure for future growth, special transitional or overlay districts may be established adjacent to existing residential, recreational or commercial districts. These areas can allow increased overall densities while still preserving the rural character through regulations that mandate clustering, screening and open space. 8.1.4 Forest Land, Wetlands and Open Space in Agricultural Districts In order to protect natural resources, habitat and the diverse rural character of the township, ecologically sensitive areas, woodlands, and wildlife habitats in the agricultural district should be identified for protection and preservation. Existing parkland, wetlands and large tracts of conservation lands should be buffered from incompatible land uses. The Victoria Creek Wetlands and the Lake Michigan shore ecosystem are identified as examples of sensitive areas on the Future Land Use Map. 8.2 Residential Districts and Subdivision 8.2.1 Residential land use near Sugar Loaf and the Ski View Farms Subdivision These residentially zoned lands accommodate higher density housing in Centerville Township adjacent to the recreational district and agricultural districts and close to National Parkland being managed as wilderness. The subdivision is built out to approximately fifty percent capacity. While redevelopment of Sugar Loaf Resort may increase pressure for residential development, any expansion should be regulated to provide clustering of residences, preservation of open space and improved buffering for agricultural lands and sensitive areas. 8.2.2 Waterfront Residential Waterfront residential land use consists of development along the Lake Leelanau and Lake Michigan shorelines. To preserve the scenic beauty and integrity of these shoreline areas, regardless of zoning, a shoreline overlay zone should be designated enabling the development of protective regulations such as greenbelt provisions. 8.3 Other Districts and Uses 8.3.1 Business Districts Two small business districts exist and accommodate current and historic uses. Expansion of these districts or additional business areas would not be compatible with the goals of keeping the township's rural character and supporting the commercial development of the nearby towns. 8.3.2 Commercial Resort There are two resorts on Lake Leelanau. These businesses are thriving and contribute to our tourism economy. Their uses should continue to be supported through this district. The uses allowed under this designation should be reviewed to assure they are compatible with the goals of the township Master Plan. Chapter 8: Future Land Use Recommendations Centerville Township Master Plan – Update April 2014 page 8-2 �8.3.3 Recreational District This district was established to support the development of Sugar Loaf. The township has been supportive of the long term community goal of reestablishing Sugar Loaf as an important commercial and recreational asset for Leelanau County. Centerville Township can keep its commitment to this community goal by maintaining this district and reviewing allowed uses. The Future Land Use Map shows an expansion of the district to support the commercial viability of Sugar Loaf and for other compatible development. 8.3.4 Sugar Loaf Resort Some consideration throughout this plan has been given to the future of Sugar Loaf Resort. The resort has been closed since 2000. Previously it had been an important part of the Leelanau landscape and economy. Most of the resort lies in Cleveland Township. Some golf course properties and a sewage treatment system associated with the resort lies in Centerville Township. The sewage treatment system services townhouses on the resort property in Cleveland Township. Centerville Township has participated in past efforts to revitalize the resort. In 2009, Centerville and Cleveland townships, in partnership with the county government, engaged in an environmental assessment to prepare for possible Leelanau County Brownfield Redevelopment Authority and Leelanau County Land Bank Authority involvement. A visioning workshop was also held with community members to identify ideas for redevelopment. Centerville Township recognizes the importance of the resort and the surrounding properties both to the township and the Leelanau community at large. The Future Land Use map shows a possible expansion of the Recreational Zoning district to allow for compatible appropriate uses that may make redeveloping or repurposing the resort properties more economically viable. Chapter 8: Future Land Use Recommendations Centerville Township Master Plan – Update April 2014 page 8-3 �8.4 Zoning Plan Section 33, (2), (d), of the Michigan Planning Enabling Act (Act 33 of 2008) requires that Master Plans adopted after September 1, 2008 include a Zoning Plan to explain how the future land use categories in this Plan relate to the zoning districts incorporated in the Township’s Zoning Ordinance. The following table relates the more general future land use categories with the existing zoning districts and discusses features and factors to be considered in reviewing requests to rezone lands in the Township consistent with this plan. Future Land Use District Compatible Zoning District Agricultural Agricultural Agricultural Preservation Area Agricultural Business Business Commercial/ Resort Commercial/ Resort Recreational Recreational Residential Residential 1 Residential 2 Ski View Farms Wetlands Agricultural Chapter 8: Future Land Use Recommendations Centerville Township Master Plan – Update Evaluation Factors The uses in this district will reflect a wide variety including farming, accessory and special uses, forest and open space. The uses should be integrated and compatible, rather than creating several smaller zoning districts. Prime farm lands in the agricultural district should be identified with an overlay and given particular attention to mitigate against loss of large farmable parcels. The plan does not foresee expansion of this district. Current uses are carried forward and accommodated. This district encompasses two long standing Lake Leelanau resorts. The Plan does not anticipate expansion of these uses or this district. This district was established to support Sugar Loaf Resort. The Plan foresees expansion of this area to allow appropriate commercial support and additional residential projects. No change in these zoning districts is anticipated. General residential development is encouraged to be focused in the two neighboring towns. Identification of these environmentally sensitive areas within the agricultural district will help to protect and preserve them as important resources. April 2014 page 8-4 �Future Land Use Map Figure 8-1 Residential - Business Commercial/Resort + N Centerville Future Land Use Recreational 0 0 .5 Agricultural - Agricultural Preservation Area ~ Wetlands Chapter 8: Future Land Use Recommendations Centerville Township Master Plan – Update 2 Miles MAP FOR REFERENCE PURPOSES ONLY Prepared by Leelanau County Planning & Community Development August 2013 April 2014 page 8-5 �Current Zoning Map Figure 8-2 Zoning Districts CENTERVILLE TOWNSHIP ZONING MAP IAP FOR RE ER NC PURPOSES O LY Data prcwided by ·ent nilleTo,rn<hip Prepared by Leelanau Cnunty Planning and ·ommunity D v lopm nt Printed O tnb r 2007 Chapter 8: Future Land Use Recommendations Centerville Township Master Plan – Update Agricultural - Busine'5'S Commercial Resort Residential 1 Residmtiat 2 - Recrei.tional Ski View Farms Sub April 2014 page 8-6 �Chapter 9: Implementation Strategies and Plan Adoption Draft Plan Circulated for Comments The draft Centerville Township Master Plan was transmitted to the Township Board for review and comment on September 3, 2013. The Township Board approved the draft plan for distribution on September 11, 2013. Following the Board’s approval for distribution the proposed plan was distributed to the adjacent Townships (Elmwood, Bingham, Suttons Bay, Leland, Cleveland and Solon) on October 20, 2013 as well as to the Leelanau County Planning Department, Leelanau County Road Commission, Lake Leelanau Lake Association and local utilities for review and comment. A few comments were received from the adjacent townships. The comments received from the Leelanau County Planning Commission and staff are included at the end of this chapter. Public Hearing A public hearing on the proposed Master Plan, for Centerville Township as required by the Michigan Zoning Enabling Act, PA 110 of 2006 and the Michigan Planning Enabling Act 33 of 2008 as amended, was held on August 27, 2013. The Acts requires that two notices of public hearing be given, the first to be published 20-30 days prior to the public hearing, and the second to be published not more than eight days prior to the public hearing. Notice of the public hearing was published in the Leelanau Enterprise on August 8, 15, 22, 2013. A copy of the public hearing notice is reproduced at the end of this chapter. During the review period, the draft plan was available for review on the Township’s website, at, www.leelanau.cc/centervilletwp.asp or by contacting the Centerville Township Zoning Administrator. The purpose of the public hearing was to present the proposed Master Plan to accept comments from the public. In addition to the Planning Commission members, Township Board Members, and Centerville Township residents and/or business owners of the township attended the public hearing. The public hearing began with a brief explanation of the planning process. Plan development included several Planning Commission meetings, and public input sessions. During the hearing, maps of existing land use, color coded resource, and proposed future land use recommendations were presented. The public hearing minutes are included at the end of this chapter. Plan Adoption At a Planning Commission meeting following the public hearing, on February 25, 2014, the Planning Commission discussed the comments received. At the Planning Commission meeting on March 25, 2014 the PC took action to formally adopted the Centerville Township Master Plan, including all the associated maps. Per the Michigan Planning Enabling Act (PA 33 of Chapter 9: Implementation Strategies and Plan Adoption Centerville Township Master Plan – Update April 2014 page 9-1 �2008, as amended), the Township Board has asserted the right to approve or reject the plan. The Township Board formally adopted the plan on April 9, 2014. Legal Transmittals Michigan planning law requires that the adopted Master Plan be transmitted to the Township Board, as well as to the adjacent Townships and the County Planning Commission. Copies of these transmittal letters appear at the end of this chapter. Plan Implementation A Master Plan is developed to provide a vision of the community's future. It is designed to serve as a tool for decision making on future development proposals. A Master Plan will also act as a guide for future public investment and service decisions, such as the local budget, grant applications, road standards development, community group activities, tax incentive decisions, and administration of utilities and services. According to the Michigan Zoning & Planning Acts, comprehensive planning is the legal basis for the development of a zoning ordinance. Section Three of the Act states: "The zoning ordinance shall be based on a plan designed to promote the public health, safety and general welfare; to encourage the use of lands in accordance with their character and adaptability, and to limit the improper use of land; to conserve natural resources and energy; to meet the needs of the state's residents for food, fiber, and other natural resources, places to reside, recreation, industry, trade, service, and other uses of land; to insure that use of the land shall be situated in appropriate locations and relationships; to avoid the overcrowding of population; to provide adequate light and air; to lessen congestion of the public roads and streets; to reduce hazards to life and property; to facilitate adequate provision for a system of transportation, sewage disposal, safe and adequate water supply, education, recreation, and other public requirements; and to conserve the expenditure of funds for public improvements and services to conform with the most advantageous use of land resources, and properties." Zoning The Zoning Ordinance is the most important tool for implementing the Master Plan. Zoning is the authority to regulate the use of land by creating land use zones and applying development standards in various zoning districts. Centerville Township is covered by the Centerville Township Zoning Ordinance regulating land use activities. The first Zoning Ordinance was adopted in 1979. The current ordinance was last amended in 2007. The Zoning Ordinance should now be reviewed to ensure the Ordinance is consistent with the goals and the Future Land Use as presented in this Master Plan. Centerville Township intends to update the Zoning Ordinance consistent with the Township’s vision for the future and provide development options to better meet the goals of this plan. Grants and Capital Improvement Plan The Master Plan can also be used as a guide for future public investment and service decisions, such as the local budget, grant applications and administration of utilities and services. Many communities find it beneficial to prioritize and budget for capital improvement projects, such as infrastructure improvements, park improvements, etc. A Capital Improvements Program (CIP) is one tool which is often used to establish a prioritized schedule for all anticipated capital Chapter 9: Implementation Strategies and Plan Adoption Centerville Township Master Plan – Update April 2014 page 9-2 �improvement projects in the community. A CIP includes cost estimates and sources for financing for each project, therefore can serve as both a budgetary and policy document to aid in the implementation of a community's goals defined in the Master Plan. Chapter 9: Implementation Strategies and Plan Adoption Centerville Township Master Plan – Update April 2014 page 9-3 �Centerville Township Property Owner Survey for Master Plan Development December 2010 FINAL VERSION A. Growth Management 1. The issue of controlling growth and development can be controversial. Please check the statement that most closely matches your views about growth in Centerville Township: _____ I would like to see growth encouraged. _____ I would prefer to let growth take its own course in this area. _____ I would prefer planned and limited growth in this area. _____ I would like to see a goal of no growth in this area. B. Housing Please respond to the following questions and statements: 1. The mix of housing in the Township meets the needs. Agree Neutral Disagree 2. Adequate affordable housing is available. Agree Neutral Disagree If so, how long? 3. Rental accessory apartments should be allowed. Agree Neutral Disagree 4. What other housing related concerns should the Township consider?_____________________________________ ________ 5. Should Mobile Home Parks be allowed in all zoning districts? Yes Neutral No Land Use and the Environment Please respond to the following questions and statements: 1. In waterfront areas of the Township, do you support the Support Not Support Not Sure clustering of several homes close together? fold 2. In non-waterfront areas of the Township, do you support Support Not Support Not Sure clustered housing with open space? 3. Should fertilizer use on waterfront properties be regulated to Yes Neutral No protect the water quality of lakes & streams? 4. Should ridgeline development be limited? Yes Neutral No 5. Which of the following best describes what “Open Space” means to you? (Rank in order 1-6, with 1 being BEST) C. fold ____Forests _____Wetlands _____Scenic Views _____Parks, sports fields _____Pastures/meadow ____Farmland 6. 7. 8. fold D. E. Should tourist and event activities be allowed on ag/farm land? (ag tourism) Yes Neutral No Should Open Spaces and vacant waterfront be preserved? Yes Neutral No Should Centerville Township buy/preserve undeveloped land to protect Yes Neutral No natural features or scenic view sheds a. Only if available for public use? Yes Neutral No b. Even if not available for public use? Yes Neutral No c. What specific locations or views should be preserved? __________________________________________ 9. To preserve Open Spaces, would you contribute by increased taxes or a Yes No special assessment/millage rate? 10. Should we promote slowing the conversion of farmland to residential uses? Yes Neutral No 11. Should we mandate more Open Space preservation as a requirement? Yes Neutral No 12. Which are the two most important reasons to preserve farmland in Centerville Township? (Circle 2) a. To preserve the scenic beauty and rural character of the Township b. To make it easier to transfer farms to family members or other farmers c. To preserve family farms and the township’s farm economy d. To maintain the ability to grow food in the future e. To protect the natural environment and wildlife habitat f. Other:_____________________________________________________________________________________ fold g. Having a farmland preservation program is not important Economy 1. Are employment opportunities in Centerville Township too dependent Yes Neutral No on seasonal or AG Tourism businesses? 2. Would you like to expand the Commercial/Business Zoning districts in Expand Districts Promote growth in villages the Township or promote growth in the existing surrounding villages? 3. What types of businesses are needed ? _______________________________________________ 4. How much new business would you like to see in Centerville Township and where? _______________________________________________ 5. Should the Township encourage business growth to provide more No Yes Neutral employment opportunities? 6. Do you work in? Centerville Township Leelanau County Traverse City Area Retired Not Working 7. Should Home Occupations be allowed to expand into full commercial Yes Neutral No operations as long as the character of the Township is kept intact? Services Please respond to the following statements: 1. Road maintenance by the Road Commission is adequate. Agree Neutral Disagree 2. The road maintenance/improvements schedule should be accelerated Agree Neutral Disagree at additional taxpayers’ expense. 3. Would you support paving of road shoulders for bike paths? Yes Neutral No �4. 5. 6. F. G. Would you support a special assessment or millage for that purpose? Yes No What specific road(s) would you want improved? ________________________________________________ Advance Life Support should be offered by the local Solon/Centerville Agree Neutral Disagree Fire Department ? 7. Would you support a special assessment for that purpose? Yes No 8. Park facilities in Centerville Township are adequate. Agree Neutral Disagree 9. Cemetery facilities in the Township are adequate. Agree Neutral Disagree 10. Do you support having regular business hours for Township Officials? Yes No 11. If so, would you be willing to pay additional taxes to cover the costs? Yes No 12. Please identify any other services you would like to see. ________________________________________________ Community Image In order to address the many concerns discussed in this survey, local public officials may need to develop new policies. 1. Do you support?: a. Stricter architectural controls for new development Yes Neutral No b. Stricter sign regulations Yes Neutral No c. Preservation of scenic roads, and add scenic turnouts Yes Neutral No d. Preservation of historic buildings Yes Neutral No 2. The Township presently has a 1.5 acre minimum parcel size in the AG district. Do you support an increase? Yes No If so, to what minimum size __________ and why ? ______________________________________________________ 3. Are existing lighting standards protecting the night sky? Yes No Any problem areas ? _______________ 4. Seasonal rental of homes should be regulated. Agree Neutral Disagree 5. Noise regulations should be established in the Township. Agree Neutral Disagree 6. Additional cellular towers should be allowed. Agree Neutral Disagree 7. Residential wind turbines should be regulated. Agree Neutral Disagree 8. Prevent keyholing along the lakefront properties. Agree Neutral Disagree 9. List any zoning issues you would like to see addressed ____________________________________________________________ G. Demographics 1. How long have you lived in Centerville Township, either part-time or full time? (Please circle one.) N/A 0-4 years 5-10 years 11-20 years 21-30 years Longer than 30 years 2. During which months do you typically reside in Centerville Township? (Please circle all that apply.) All Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 3. How long have you owned property in Centerville Township? (Please circle one.) Don’t own 0-4 years 5-10 years 11-20 years 21-30 years Longer than 30 years 4. Are you a registered voter in Centerville Township? Yes No 5. Do you lease/rent a Centerville Township home to others? If so, what is a typical rental period? Do not lease/rent Weekly or by the day Monthly Annually 6. If you rent your Centerville Township house, which months is it typically rented? All Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec 7. Indicate which best describes where your Centerville Township property is located? (Please circle all that apply.) Shoreline Rural Setting Farm Subdivision Other 8. Please indicate which of the following best describes your affiliations. (Circle all that apply.) Farmer Business Owner Owner of over 20 acres Real Estate/Developer Elected Official Retiree Tradesperson/laborer Employee Professional Family w/school age children None of the Above Additional Comments: _________________________________________________________________________ _____________________________________________________________________________________________ Please fold, seal with tape, affix a stamp and return by January 15th to ensure your responses are included in the final tabulation. Thank you for your participation in this important Township project. Centerville Township Survey Results Post Office Box 226 Lake Leelanau, MI 49653 Affix Stamp Here �SUPERVISOR LEONARD KELENSKI 7031 E. Kelenski Dr. Cedar, MI 49621 Phone: 231-228-5548 Centerville Township (Leelanau County) Cedar, Michigan 49621 TRUSTEE JAMES SCHWANTES 4955 Schomberg Rd. Cedar, MI 49621 Phone 231-228-7301 CLERK DAVID WURM 5419 S. French Rd. Cedar, MI 49621 Phone: 231-228-7663 TRUSTEE FRED PEPLINSKI 4201 Peplinski Dr. Cedar, MI 49621 TREASURER KATRINA PLEVA 5874 S. French Rd. Cedar, MI 49621 Phone:231-228-5649 ZONING ADMINISTRATOR TIMOTHY A. CYPHER PO Box 226 Lake Leelanau, MI 49653 Phone: 231-360-2557 MEMO December 1, 2010 To: Centerville Township Property Owners From: Centerville Township Board & Planning Commission Re: Property Owner Survey for Master Plan Development Hello everyone, The Centerville Township Board (CTB) and Planning Commission (PC) would respectfully request that you take part in updating our Master Plan (MP) as required under the Michigan Planning & Enabling Act of 2008. We realized from the very start that without your input we would not be able to get a complete picture of how we move forward in our planning process. We have provided a Property Owner Survey, (POS) which is the first step in the process. When completed and returned, the information will help guide us via your thoughts and feelings related to the many issues confronting our decision making. You are invited to attend any and all PC & Board meetings. Once the surveys are returned and tabulated, the Planning Commission will have monthly meetings to digest all of the information and formulate guidance materials to insert into a draft MP document. When that task is completed, a Public Hearing will be held and posted in the Leelanau Enterprise and on-line at the township’s website to review the draft Master Plan. The PC meetings and MP public hearing will be opportunities for you to provide additional input and also get a feeling for what the POS results were. So, we appreciate in advance your time and efforts in completing the Property Owner Survey and will be looking forward to your comments and hopefully, your active involvement. Sincerely, Supervisor, Leonard Kelenski & Planning Chairperson, Tim Johnson www.leelanau.cc/centervilletwp.asp �Approved on 8/30/11 CENTERVILLE TOWNSHIP PLANNING COMMISSION Meeting Minutes – July 26, 2011 CENTERVILLE TOWNSHIP HALL Call to Order: Chairperson Tim Johnson called the meeting to order at 7:10 pm. Members Present: Tim Johnson, Jim Schwantes, Gerry Laskey, Molly Hyde, Mike Scharpf, Zoning Administrator Tim Cypher and Recording Secretary Annette Kleinschmit. Public Present: Carol LeGray, Bill LeGray Public Comment: None Revise/Approve June Agenda: Johnson reviewed the regular meeting agenda, MOTION BY LASKEY, SECONDED BY HYDE, TO APPROVED THE AGENDA AS PRESENTED. MOTION PASSED 4-0. (Scharpf arrived after this motion.) Public Forum Regarding MP Survey: Johnson began the public forum with a welcome and reviewed the process of the public forum. Laskey explained that the Master Plan was formally adopted in 1997 and updated in 2005. He indicated that the initial step of the MP update began with a survey last winter and the forum this evening was to discuss the results. Cypher explained the state mandate of updating the Master Plan. He also explained how the survey was created and distributed with the winter tax bills; and how the results were processed. He said that survey results are available on the township’s website. Cypher said that public comment would be taken after each section of the overview summarizing the Master Plan survey results. Cypher began reviewing the graphs and charts of the Master Plan survey results presentation; Section A – Growth Management, Section B – Housing and Section C – Land Use and the Environment. Some discussion was given to the results on mandating more open space preservation as a requirement. Cypher thought it was surprising that so many responded with a ‘neutral’. Johnson commented that perhaps folks didn’t understand what the question meant. Mrs. LeGray said that the graph for C.2 has incorrect wording. The graph should say “In nonwaterfront areas of the Township…”, but it states, “In water front areas of the Township…”. Kleinschmit apologized, and will make the correction. Review continued with Section D – Economy. Question D.1 results indicated that employment opportunities are too dependent on seasonal or ag tourism businesses. Hyde commented that while survey results indicated that folks want things to be kept the same in the township, then how do you improve jobs? Results also indicated that most responding are retired. Mr. LeGrey asked who received the survey and Cypher replied all property owners in Centerville Township. Page 1 of 3 �Approved on 8/30/11 Cypher continued with review of Section E. – Services. The majority of responders thought Advance Life Support should be offered by the fire department, and would support a special assessment for it. Respondents did not support regular business hours for township officials. Then Section F – Community Image results were reviewed. The support of stricter sign regulations was split almost evenly in responses. Cypher indicated that there was not a history of sign related problems. Results showed that 65% do not support an increase of the minimum 1.5 acre parcel size. Much discussion was dedicated to the current parcel size. Mr. LeGrey asked how the Leelanau-Benzie septic review was coming along. Cypher said that they are still working on it. Results indicated that additional cellular towers should be allowed, however, there were a large number of ‘neutral’ responses. Discussion followed. Results also indicated that residential wind turbines should be regulated. The PC reviewed a list of zoning issues that respondents listed. Section G. – Demographics was reviewed of how long respondents lived in and owned property in the township, and if they rent their property to others. Those that rent, primarily do so in the summer months. 42% of respondents are not registered voters in the township, and the majority live in a ‘rural’ setting. Some were surprised that only 6% of the respondents are farmers. Cypher reviewed Section H. – Additional Comments in which respondents could write in any comments they wanted. Many were glad they were given the opportunity to give input. Public comment: Mrs. LeGray said she was surprised that there weren’t many comments about maintenance of properties. Cypher indicated that there currently is no property maintenance ordinance. Mr. LeGray said there are small lots near his home and one property isn’t kept up and the lawn hasn’t been mowed and it presents a fire hazard. Cypher suggested they check with their association’s deed or subdivision covenant to see if there was some recourse there, or contacting the code office or health department. As always, the first step is to talk to the offending neighbor. Mr. LeGray wondered why the survey wasn’t treated like a voting ballot in which respondents chose either ‘yes’ or ‘no’ rather than, ‘agree’, ‘disagree’ and ‘neutral’. Cypher said that the Planning Commission was looking for broad information and direction. Mrs. LeGray thanked the PC for their hard work, and appreciates the opportunity to give input. Johnson said he wasn’t sure why there was a low public turnout, but he thanked everyone for their input. He said the PC intends to continue reviewing the results, and determining what should be focused on and then update the Master Plan. He said there will be more hearings, and a draft MP should be ready by the end of the year. Kleinschmit said that she would make the correction of C2, and some spelling corrections and post the amended survey results online. Public Forum ended. Approve June Minutes: The Planning Commission (PC) reviewed the minutes of the regular meeting held June 28, 2011. MOTION BY HYDE, SECONDED BY SCHWANTES, TO APPROVE THE JUNE 28th MINUTES AS PRESENTED. MOTION PASSED 5-0. Zoning & Planning Issues: Review Monthly ZA Report – Cypher reviewed his June report. He gave an update about Costal Marine and indicated that there is a provision in Section 7.14 of the Zoning Ordinance that Page 2 of 3 �Approved on 8/30/11 allows accessory buildings for permitted uses. He said they will still need to go through site plan review if they want to put up additional structures. Cypher said the printed citations were returned because the information was incorrect. He said he mailed a certified letter to the owners of the migrant housing trailers on Gauthier Road to let them know they will be receiving a citation. Master Plan Update – This was reviewed during the Public Forum. Planners Moments: MOTION BY SCHWANTES, SECONDED BY HYDE, TO TABLE THE VIEWING OF THE PLANNERS MOMENTS VIDEO UNTIL NEXT MEETING. MOTION PASSED 4-0. (Laskey left just prior to this vote.) Planning Commission By-laws: MOTION BY SCHARPF, SECONDED BY HYDE, TO TABLE DISCUSSION UNTIL NEXT MEETING. MOTION PASSED 4-0. Budget - None Public Comment: - None Adjournment: MOTION BY SCHARPF, SECONDED BY JOHNSON, TO ADJOURN THE MEETING. MOTION PASSED 4-0. Meeting adjourned at 9:17 pm. The next PC meeting is scheduled for Tuesday, August 30, 2011 at 7:00 pm at the Centerville Township Hall. Recorded by: Annette Kleinschmit Page 3 of 3 �APPROVED on 9/24/13 Centerville Township Planning Commission Public Hearing and Monthly Meeting August 27, 2013 Centerville Township Hall Call to Order: Chairperson Tim Johnson at 7:09 pm Members Present: Tim Johnson, Molly Hyde, Jim Schwantes, Gerry Laskey, Recording Secretary Annette Kleinschmit, Zoning Administrator Tim Cypher. Absent: Mike Scharpf Public Present: Bruce Price, Cherie Bidwell, John Konkal, Joe Jung, Sylvia Jung, Ed Fleis, Stephen Mikowski, Leonard Kelenski, Carolyn Weed, William Rastetter Public Comment: None Revise/Approve Agenda: The Planning Commission (PC) reviewed the agenda. MOTION BY LASKEY, SECONDED BY HYDE, TO APPROVE THE AGENDA. MOTION PASSED 4-0. Conflict of Interest: None Public Hearing regarding Master Plan (MP) Update: Chair Tim Johnson opened the public hearing at 7:12 pm. Johnson reviewed the history of the Master Plan; that it was first enacted in 1996, revised in 2005 and working on another revision based on a citizen survey of 2010. He explained the process of approval and adoption of the MP. He then reviewed ground rules for comments and opened the floor for public comment. Stephen Mikowski (landowner in Centerville Township) - Mr. Mikowski asked if the survey was a scientific survey or a preference survey. Johnson indicated that it was a preference survey, and a copy was available on the township’s website. Mr. Mikowski suggested that the PC create a top line report indicating any major changes or significant differences between this MP to that of 1995. He also commented that on Page 2.1 under history of the draft MP, that only one source is identified, and he thinks the PC should have gone to a larger range of sources. He asked what the cost of the preparation of the revision was. Johnson said he wasn’t sure of the final costs yet. Mr. Mikowski asked if there would be a vote on the passing of the MP because he thinks residents should have permission to vote on it. Johnson said that the MP would not go up for a public vote; but the Township Board will vote on it. Ed Fleis (owner of Sugarloaf golf course property) - Mr. Flees said that he hadn’t had a good chance to review the draft MP, but he doesn’t think there are a lot of changes since 2005. He thinks the language is very good and looks more like a working document. He said that he didn’t see the adopted land use map from 2005, nor what was being proposed here tonight. Johnson said that the existing and use map is on the township’s website, and that only real major change is �APPROVED on 9/24/13 the property around Sugarloaf was made to be more consistent and the commercial area across from Holy Rosary was removed. Bruce Price (Lake Leelanau) – Mr. Price said he believes in private property rights. He commented that he was surprised that the PC didn’t say the Pledge of Allegiance before the meeting. He voiced concern of townships getting ‘stacked’ and that the current zoning administrator works for four townships in Leelanau County. He thinks that folks should figure out what the people want when they serve on Boards. Johnson stated that the purpose of a MP is to put together a 20 year vision of where the residents think the township should go, and then base the Zoning Ordinance on that. He said some main points received from the survey results included encouraging agriculture in the township, discouraging commercial development, and maintaining agriculture and making it profitable in the township Carolyn Weed (Centerville resident) – Ms. Weed said she has read the last MP very carefully, and this one very carefully. She thinks this MP is better organized, meets the legal requirements, and gives a more detailed description of the township. Johnson acknowledged and thanked Ms. Weed for her contributions to the MP. Ms. Weed recommended adding a bullet point: “Consider allowing dwelling units less than the Centerville Township 800 square foot minimum if such units are regulated as a special use with specific requirements to prevent negative impacts on property values”. She also suggested changing Chapter 8.1.1 to read, “Agricultural Preservation areas identified on the Future Land Use Map are defined as all parcels of 40 acres or more with at least 20 acres in agriculture and smaller parcels of 20 to 40 acres with at least four acres in agriculture”. William Rastetter (Centerville resident) - Mr. Rastetter thinks the Future Land Use Map on page 4-2 is confusing. He is curious why if land is forest or wetlands why it is as status of “ag” instead of “ag preservation”. Ms. Weed suggested those lands be coded “forest/wetland preservation”. Schwantes said those were good points and perhaps an action step could be added to the Natural Resources Goals or Ag Goals of identifying the ag land that is actually farmed. Cherie Bidwell (Centerville resident) - Ms. Bidwell asked if wind farms were addressed in the MP? Johnson said the Zoning Ordinance addresses commercial windmills, not the MP. Johnson reviewed Chapter 7 and the goals and objectives with the audience. Mr. Mikowski said he thinks there is quite a bit of subjectivity in the goals; for example, allowing the use of accessory buildings under the Residential Goals, doesn’t seem worthwhile. Johnson agreed and said the MP is a broad document used as a guideline, and that the Zoning Ordinance is more restrictive. Mr. Mikowski thinks the words used to describe the vision, goals and objectives be carefully defined in the process as to what they actually mean so that people have a common ground. Johnson indicated that the beginning of Chapter 7 defines the vision, and he agrees, and that the PC spent a lot of time making sure they were defined and actual definitions. Ms. Weed said that Chapter 7.1 is mislabeled, and she thinks it should be labeled “Vision Statement”. She commented that a vision statement should be the broadest sense of what you’re trying to do. She said the accessory building objective was to support an aging demographic and a lot of the data that is in the beginning of the MP is what was used to write the objectives. �APPROVED on 9/24/13 Mr. Price added that it seems to him that all the townships and everyone want to control growth and property rights. He owns property and thinks it’s difficult to figure out how our grandchildren can live here without going to a subdivision. Johnson thanked everyone for coming and expressing their opinions. He explained the process of the Master Plan approval here forward. Public Hearing regarding the Master Plan Updated was closed at 8:13 pm. Master Plan Update The PC reviewed the comments made at the public hearing, also other minor changes and grammatical corrections throughout. The PC will make any final revisions to the draft MP at their next meeting to then submit a final draft to the Board. The PC discussed whether to have a legal review before or after the Board gets a copy and decided that the Board should give input before sending it to the attorney. The PC will also need to schedule a final public hearing. Kleinschmit will make changes to the draft, and distribute by email. Zoning / Planning Issues: Zoning Ordinance – Johnson pointed out that the Board approved changes to the ZO, but that the revisions have not yet been made or posted online. Kleinschmit will make the revisions, and post accordingly. Review Monthly ZA Report – Cypher distributed his report electronically to the PC for their review Public Comment: None MEETING ADJOURNED AT 9:35 PM. The next regular monthly meeting is scheduled for Tuesday, September 24, 2013 at 7 pm at the Centerville Township Hall. �Draft – 04/09/2014 CENTERVILLE TOWNSHIP (LEELANAU COUNTY) CEDAR, MICHIGAN 49621 SUPERVISOR LEONARD KELENSKI 7031 E. KELENSKI DR. CEDAR, MI 49621 PHONE: 228-5548 FAX: CALL FIRST CLERK DAVID D. WURM 5419 S. FRENCH RD CEDAR, MI 49621 PHONE: 228-7663 FAX: CALL FIRST Email: wurmsresidence@yahoo.com TREASURER KATRINA PLEVA 5874 S. FRENCH RD CEDAR, MI 49621 PHONE: 228-5649 FAX: 228-6818 Email: dalekatrina@centurytel.net TRUSTEE JAMES SCHWANTES 4955 S. SCHOMBERG RD. CEDAR, MI 49621 PHONE: 228-7301 Email: sweetersong@centurytel.net TRUSTEE FRED PEPLINSKI 4201 S. PEPLINSKI DR CEDAR, MI 49621 PHONE: 228-6776 ZONING ADMIN: TIM CYPHER PO BOX 226 LAKE LEELANU, MI 49653 CELL: 360-2557 FAX 256-7774 Email: tim@allpermits.com Centerville Township Regular Monthly Board Meeting Minutes April 9, 2014 at 7:00PM Cedar Fire Hall (Due to Weather) Call to Order: Supervisor Kelenski called the meeting to order at 7:00PM. Members Present: Board Members present were Leonard Kelenski, David Wurm, Katrina Pleva, James Schwantes, and Fred Peplinski. Others Present: Paul Olson, Insurance Representative of the Michigan PAR Plan, Stephen & Mary Lou Mikownski, & Brian Booth. Public Comment: None. Approve Agenda: Add item 12d "4 Township Partnership Committee Update" and 9b "Administration Fee on Tax Bills". Motion to approve agenda by Schwantes with additions, seconded by Peplinski. Agenda approved. Approve Minutes: Under PC Activities, 3rd line, "…ordinance to allow a change of the 800 sq. ft. minimum…", and top the 2nd page "The ZBA took no action on the matter stating that they would like the process to change of changing the ordinance…". Also under the Fire Board Meeting, line 4, "Centerville Board members remembers all to well…". Motion by Pleva to approve March 14, 2014 minutes with changes, seconded by Schwantes. Ayes=5, No=0, Minutes approved. Treasurer’s Report: Township Chase Tax Fund Checking $1,829.04, Chase HI Yield Savings $10,094.46, Chase Business Savings $175,177.32, Chase Commercial Checking $64,838.98, and Fifth Third CD is $30,462.85 and NW Bank CD is $50,822.51 with combined CD of $81,285.36. The Total General Fund Balance is $333,225.16. Fire Dept Treasurer Report was reviewed with $158,103.82 in total assets. Motion by Peplinski to accept the Treasurers Reports as proposed, supported by Schwantes. Ayes=5, No=0, Motion carried. Assessor’s Report: Assessor Krombeen responded in a letter to "oppose" the Michigan Tax Tribunal (MTT) "draft" approving a Principle Residence Exemption for the Von Walthausen property since they are not allowed to use their accessory buildings to establish a residence since they do not have an "occupancy permit" from the county. According to the "draft" record of the MTT the Von Walthausen's stated they are living & using their accessory buildings and have established a residence on their property. No action is being proposed "on the potential violation" until this "draft" is recorded by the judicial system. Page 1 of 3 PDF processed with CutePDF evaluation edition www.CutePDF.com �Draft – 04/09/2014 Insurance Review: Mr. Paul Olson, Insurance Representative of the Municipal Underwriters of Michigan proposed insurance protection for the annual coverage starting May 1, 2014. This year's rate of $4,487.00 is up from last year's rate of $4,309.00. Mr. Olson also encouraged the submission of a Risk Reduction Grant. He also explained that a Dividend Return Program could allow a rebate of about 5.5% rebate on our premiums starting January 1, 2015 based on percent of loss on claims. Planning Commission (PC) Activities/Comments: March 25, 2014 PC minutes were given to board members for their review. PC member Molly Hyde has given her resignation and will continue until a replacement has been selected. Board members identified potential candidates of Cary Weed, Cindy Landers, & Jamie Damm. The PC has begun work on the Agri-tourism ordinance that will apply to all districts and may use a consultant to help guide a timely creation of the ordinance. The proposed changes to the zoning ordinance to allow a change the 800 sq. ft. minimum to include multiple levels was on the agenda at the County Planning Commission at the same time as the PC meeting. They will review county comments and expect to finalize it for presentation to the township board for approval. Resolution 2014-07 offered by Schwantes to adopt the Master Plan as proposed, supported by Peplinski. Roll Call Vote: Peplinski=Yes, Schwantes=Yes, Kelenski=Yes, Wurm=Yes, Pleva=Yes Ayes=5, No=0, Motion carried. The next PC Meeting will be held on April 29, 2014 at 7PM at the Centerville Township Hall. Zoning Administrator (ZA) Report: The Township Board reviewed the ZA report. No Land Use Permits were issued in March. Budget 2014-15: Changes from the annual meeting included increasing the trustee per diem from $80 to $90 per meeting and increasing the clerk's annual wage to $14,500.00. The new budget allows for future contributions for road improvements and vehicle replacement fund for the fire department. Motion by Schwantes to adopt the Centerville Township budget for 2014-15, supported by Pleva. Ayes=5, No=0, Motion carried. Prior to the vote being called a discussion about the administration fee took place. Board agreed to keep the administration fee at this time. A copy of the approved budget is attached to the minutes. After review of the fire department budget, Wurm added $300 to the phone budget item for the AT&T cell phone bills. Motion by Wurm to adopt the Solon-Centerville Fire Department budget for 2014-15, supported by Peplinski. Ayes=5, No=0, Motion carried. Lawn Care: Brian Booth was present for the meeting stating that he will offer his services for the same $1,920 as last year. Motion by Wurm to accept Brian Booth lawn care services at $1,920 paid in 6 equal payments of $320 starting in June to November, supported by Pleva. Ayes=5, No=0, Motion carried. Land Division Ordinance: The ordinance has been written, the application created, and a Q&A to help the applicant complete the land division application should be completed for next month. Fire Board Meeting: The 4 township partnership committee has continued to propose & study issues to organize a partnership of the four townships. Schwantes presented a summary of concerns to the board and plans to attend the Solon Township Board meeting to address the "questions" of the Solon Township board in reference to the partnership. Motion by Schwantes to approve Resolution 2014-06 to place on the August 5, 2014 ballot a renewal of the Fire/Ambulance operational support of .75 Mils for 2014 and 2015, supported by Peplinski. Roll call vote: Pleva=Yes, Wurm=Yes, Kelenski=Yes, Schwantes=Yes, Peplinski=Yes Ayes=5, No=0, Motion carried. This millage will generate approximately $69,746. Currently our support is $80,000 with additional funds for capital expenditures as approved in the township budget. The next Fire Board Meeting will be April 22, 2014 at 7PM at the Cedar Fire Hall. Page 2 of 3 �Draft – 04/09/2014 Review/Approve Township Invoices: Motion by Wurm, seconded by Pleva to approve payment of Centerville Twp. and Solon-Centerville Fire Department invoices and payroll. Ayes=5, No=0, Motion carried. Next Regular Township Board Meeting: The next regular township board meeting will be Wednesday, May 14, 2014 at 7:00PM at the Centerville Township Hall. Adjourn: Meeting adjourned at 9:40PM. David D. Wurm - Township Clerk Page 3 of 3 �November 26, 2013 Draft LCPC Minutes A REGULAR MEETING OF THE LEELANAU COUNTY PLANNING COMMISSION (LCPC) WAS HELD ON TUESDAY, NOVEMBER 26, 2013 AT THE LEELANAU COUNTY GOVERNMENT CENTER IN SUTTONS BAY, MICHIGAN. CALL TO ORDER Vice Chairman Charles Godbout called the meeting to order at 7:00 p.m. and led the Pledge of Allegiance. ROLL CALL Members Present: Members Excused: Charles Godbout, Victor Goldschmidt, Richard Kobetz, Bradford Krull, David McCulloch Gerald Bergman, Will Bunek, Dick Figura, Greg Julian, Jessica Lukomski, Fred Cepela Staff Present: Trudy Galla, Kristin Smith Public Present: B. Price, S. Mikowski, M. Mikowski No quorum was present. No official business was conducted at the meeting. CONSIDERATION OF AGENDA None CONFLICT OF INTEREST None PUBLIC COMMENT None STAFF COMMENTS Galla briefly discussed the upcoming Zoning Board of Appeals Workshop put on by Dick Figura, on Wednesday, December 11th at 7:30 PM at the Empire Township Hall. She noted staff is working on some other training sessions that will go through the Education Committee. CONSIDERATION OF THE OCTOBER 29, 2013 MEETING MINUTES None UNFINISHED BUSINESS A. Parks & Recreation Master Plan Smith noted staff has assisted Parks & Recreation with their Master Plan Update. The comments submitted by the Planning Commission were included in the plan. A two week public review period was completed and a public hearing was held at their last meeting. The Park & Recreation Commission voted to forward the Parks & Rec Plan to the County Board for their approval in December. NEW BUSINESS A-1. PC17-13-02 Centerville Township Master Plan Godbout noted since there is not a quorum, there cannot be a motion or vote by the Planning Commission. Commissioners can provide comments if they wish, which can be included with the Staff Report and sent to Centerville Township. Galla reviewed the staff report and suggestions from staff. Galla was not able to clarify on page 9 -1, if the adjacent township of Leland was notified of the planning process, or sent the Plan. She said it needs to be clarified by Centerville Township to make sure they have properly notified everyone. 1 �November 26, 2013 Draft LCPC Minutes Godbout commented there were several places where zoning regulations were discussed for large animal farms. He thought consideration of the Right to Farm Act needed to be included. They can only do zoning that is not in conflict with the Right to Farm Act (RTFA). In one section it was noted the township was planning to submit their zoning ordinance to the Michigan Department of Agriculture (MDA) to have it reviewed. If it is approved, then local zoning takes precedence over the RTFA. He noted in a case such as this, the local zoning ordinance is not in conflict with the RTFA’s requirements. Very few municipalities have gone through this process. Kobetz said he had a number of comments and due to the abbreviated meeting he offered to type up and email the comments to staff. Godbout requested a brief summary of the comments from Kobetz. Kobetz summarized the statistics presented at the beginning of the plan should be expanded to include more economic data. He felt this would be more helpful in providing a rational master plan for the township. He noted the golf course is zoned as residential. There is a parcel that is zoned commercial that did not look like it was large enough. He also thought there should be some special designation for federal park land in master plan and zoning ordinance. Kobetz mentioned in Section 7-1 the population was growing slowly, but earlier in the plan it was mentioned the population had increased 16% over the last 10 years, which was significantly more than what was seen in the county or in northern Michigan. (See written comments at the end of the notes.) Goldschmidt thought it took too long to get to the “meat” of the plan. He felt this was more beneficial to a researcher. He thought the plan had a vision statement which was positive, but the plan did not come out and say: “This is the Vision Statement.” He commented while goals and objectives were included in the plan, it does not say who will accomplish them and when. He did not believe the objectives were quantifiable. (See written comments at the end of the notes.) Goldschmidt asked for clarification that Cypher Group, LLC was hired to do the update and is also the Zoning Administrator of Centerville Township. Galla noted it is listed in the staff report under History. The company hired to do the work on the Plan is owned by the zoning administrator. The assistance of the township Recording Secretary was also to be part of the update to the Plan. Galla mentioned while she was not sure she had seen this kind of arrangement before, it was not illegal. Goldschmidt felt it was a conflict of interest, whether perceived or real. Galla stated there was a significant amount of time spent on demographics and data in the plan. Staff did not know if all of the data regarding climate, under Natural Resources, was relevant and would have liked to see more in the later part of the plan concerning the goals and objectives. Planning Commissioners briefly discussed the Future Land Use Map and the parcel designated as recreational, which is not on their current zoning map. Galla believed this area to be the property owned by the Cedar Snowmobile Club (also in Solon Township). Godbout wondered if the property was primarily in Solon Township, but extends into Centerville Township. Members agreed the comments should be sent to the Township, along with the Staff Report. REPORTS A. Parks & Recreation Committee No further report. B. Heritage Route Godbout noted there was a meeting on November 26th, at the Leelanau County Government Center. The section of the Sleeping Bear Heritage Trail (SBHT), Voice Rd. (Empire) to the Dune Climb should be starting in March 2014 and completed by July 4th. There are three small projects, which are privately funded and include a parking area with a pit toilet at Voice Rd and North Bar Lake Rd. A spur will be added from the trail to the Sauger Hill parking lot. They will also be starting construction of a plaza at the Dune Climb (SBHT Head). He noted the National Park Plan includes a proposed mountain bike trail in the section from Echo Valley Rd., to Benzonia Trail to Burnham Rd. 2 �November 26, 2013 Draft LCPC Minutes He stated the next section of the SBHT from Fisher Rd. to Port Oneida will be done in the Spring of 2015 followed by the section from Port Oneida to County Road 669 will be done in the Spring of 2016. C. Education Committee Goldschmidt said the committee is trying to coordinate the next meeting. D. Report from LCPC members of attendance at township/village meetings Krull attended the Glen Arbor Township Board Meeting, maintenance issues were the primary discussion. McCulloch attended a very short Suttons Bay Township Meeting. E. Minutes from Adjoining Counties/City of Traverse City (Cepela) No report. COMMUNICATIONS Planning & Zoning News was distributed to commissioners. Public Comments Price asked Galla if the Cypher Group was people or one person. Galla did not know the answer to his question. Price commented it is his understanding the Cypher Group is the Zoning Administrator for four townships. He is the Zoning Administrator for Leland Township and sits on the Leland Township Board. He also runs his own business called All Permits. He noted it appears to be a conflict of interest. Price discussed the Workshop being presented by Dick Figura at a cost of $35 per person. He thought it was improper for him to advertise at the meeting. Galla clarified that Dick Figura did not distribute the flyer. Staff asked him if it would be alright to distribute the flyer to members, or anyone else who might be interested in the workshop. It was originally to be just for Empire Township officials and Mr. Figura opened it up to others. Price thought if he cared for the county and township he should do the workshop for nothing. Mikowski appreciated Goldschmidt’s comments about the plan. He thought he was seeking brevity. He believed these things go on and on. He noted it is the same situation in Leland Township where they can not have a meeting without a professional planner. He thought the plan could be cut in half and would be just as understandable and effective to administer. Mikowski noted four months ago he presented Judge Roger’s opinion (from 10 years ago) regarding conflict of interest. He presented it to the Leland Township Board when Mr. Cypher was present. Mikowski noted a trustee asked him if he felt Leland Township was having an issue of conflict of interest. He responded: “I don’t know but it is up to you people to decide it.” He was surprised the board did not choose to address it. He thinks that some people in planning and zoning believe doing something, is doing good. Mikowski briefly discussed the 1996 Leland Township Zoning Ordinance. He noted there was a request made to the Chair of the Leland Township Planning Commission, at the next meeting, to produce in writing, the state law that shows Leland Township has zoning. Staff Comments Galla stated the reappointments to the Planning Commission all went through as had been recommended and were recommended at the Executive Committee Meeting, of the County Board. Galla noted the Bass Lake Cottages rezoning request was turned down by the Cleveland Township Board. It was Galla’s understanding the owner was going through with the Notice of Intent to the township. Galla said the window was very small and the owner would probably want assistance from an attorney. She mentioned the township is also considering conditional zoning. She mentioned the new Cleveland Township Zoning Administrator is Bruce Buchan, his first day will be January 1st. 3 �November 26, 2013 Draft LCPC Minutes Regarding the Bass Lake Cottages, the owner would file the Notice of Intent with the Township Clerk, which would give her 30 days to file her petition with the Township Board, that she wanted a referendum on the rezoning request before the citizens. Galla said she did not know if this happened. Galla commented that the process is not something that is usually discussed at local meetings and citizens are generally not aware of this option. She noted she does not advocate for this one way or another, but it is an option. If the proper documents are all filed properly, a local government has to hold a referendum vote. There is a minimum number of signatures of registered voters that needs to be collected. The issue can be put on the next election that is coming up, or a special election is held. Whatever the citizens decide at the election is what happens on the rezoning. COMMISSIONER & CHAIRPERSON COMMENTS Goldschmidt thanked the visitors for attending. He said he has no problems with concerns brought up by citizens. Goldschmidt said he is a certified Zoning Administrator and has training through the Michigan Township Academy as well as Citizen Planner. He is willing to give a presentation similar to the one proposed by Figura. He is willing to help the townships with preparation of their Master Plan, at no cost, except for expenses. He believes we should offer our services as Planning Commissioners in the county to better our townships. McCulloch mentioned he is the President of the disbanded Economic Development Corporation. He commented on the problem of “mishmash” of zoning that prohibits businesses from flourishing. He thought it would really help businesses if the planning commission would meet with the townships to discuss cohesive zoning regulations that are favorable to businesses. Goldschmidt suggested it should be a task of the Education Committee. McCulloch felt the County Commissioners would like to have an Economic Development Committee, rather than a corporation, but have many questions including who to put on the committee, what to charge them with, and what follow-up is necessary for an Economic Development Committee. He believed the Planning Commission has the biggest economic impact on economic development in Leelanau County and it can be done through zoning. McCulloch briefly discussed the grants available for corporate sustainability. Godbout thanked everyone for attending the meeting. The meeting ended at 7:47 PM. Commissioner Comments Richard Kobetz Section 1 1.3 Consider revising the statement that farming and tourism are the township’s primary anchors as it does not appear to be supported by the Census and economic data provided. Section 2 The statistics indicate that Centerville Township is a bedroom community for workers commuting outside the township and a magnet for families seeking a vacation/retirement home. The charts show that the majority of employed residents living in Centerville Township work in professional, managerial, service or sales positions. Since there are almost none of these types of positions available in the township, except in the case of home-based businesses, it means that these workers are employed outside the township and bring their income into the township. Consideration should be given to the fact that many types of housing stock and small parcel communities are available in the greater Traverse City area, however township residents choose to commute to town and live in a rural area on larger acreage parcels. ‘Agriculture’ accounts for less than two percent of employment and is the lowest percentage of all categories. ‘Construction’ is less than thirteen percent of employment, and is the third lowest percentage of occupations, just ahead of 4 �November 26, 2013 Draft LCPC Minutes ‘Unlisted’. ‘Tourism’ is not listed in occupations; it is not identified as a use sector on the map; and there is no indication of the revenue generated by tourism in Centerville Township. This would indicate that farming and tourism may not be the township’s primary anchors (or sources of revenue) as stated in Section 1.3 of the Introduction. The data also shows that agricultural land, taxed at a lower rate, provides at best about one quarter of the tax base in the township, with residential land providing almost all of the remaining three quarters. In addition, there are portions of the township farmland that are owned by entities residing outside the township, which means that the profits generated by these lands are taken out of the township. In crafting a plan to preserve the scenic, pastoral setting of Centerville Township, it will be important to balance the amount of land preserved as farmland with the potential for increasing revenue from residential properties. Agriculture is changing and the demand for agricultural workers is not increasing. The climate in this area also limits the length of the growing season and the types of crops that can be grown. The costs associated with the climate and the distance from major cities also limits the potential for growth in animal agriculture. There are no assurances that the land being preserved as farmland will be financially viable with respect to farming (even when land is more modestly priced) or that the land will be actively farmed 5, 10 or 15 years from now. It would appear that the best path for balancing and preserving the area’s natural beauty, while maintaining and growing a stable revenue stream, and retaining the flexibility of land use would be to establish larger parcel sizes of 3, 5 or 7 acres to control density. It may be prudent to be open to alternative uses for farmland over the next 25 years so that the township retains its options and flexibility and avoids the unintended consequences resulting from locking up large parcels of land with a reduced revenue stream. Section 3 3.2 Clarify the precipitation/snowfall numbers in Table 3-2. Does the table mean that, on an average, the township gets 2.51 inches of rain, and 45.3 inches of snow? Snowfall is also precipitation; in general, eight to eleven inches of snow is equal to one inch of precipitation. Table 3-2 should be revised for accuracy and clarification. 3.5 Table 3-5, in the northwest corner of the township identifies portions of the Federal Park as agricultural land; this should be verified and corrected if needed. Federal land should be excluded from the agricultural identity and have its own designation. Section 4 Figure 4-1 shows portions of the Federal Park in the northwest corner of the township, but south of M22 as agricultural. Also, the commercial parcel(s) northwest of the intersection of CR651 and Bodus Road appear to be smaller than they look to be when driving by; the U-Store facility on the west extends noticeably further north than the Sugarfoot property on the east. The golf course parcel at the northeast corner of the intersection of Townline and Bodus Roads is shown as residential. These should be verified and corrected as needed. Section 6 6.1 Fifth line: Add “and other structures” after “buildings”. 6.3 The economic data in Section 2, appears to contradict the statement that “Agriculture and agriculture-related businesses are a critical part of the township’s economy” when it is the residential income and residential tax revenue sector that provides the bulk of the income for the township, 5 �November 26, 2013 Draft LCPC Minutes Again, it would be prudent to be open to alternative uses for farmland over the next 25 years so that the township retains its options and flexibility and avoids the unintended consequences resulting from locking up large parcels of land with a reduced revenue stream. Farming and farming activities are already protected under law; further constraints should not be part of the Master Plan. Section 7 Stating that the “Population is growing slowly” should be reconsidered as the township’s population increased by over sixteen percent in ten years as compared with the county and state figures which indicate a relatively steady or decreasing population. Objectives 1 and 3: Again, preserving farmland does not ensure that farming will be viable or profitable in 5, 10 or 15 years. Again, it may be prudent to be open to alternative uses for farmland over the next 25 years so that the township retains its options and flexibility and avoids the unintended consequences resulting from locking up large parcels of land with a reduced revenue stream. High-density cluster developments may have little or no attraction for individuals seeking a home or vacation/retirement property in a rural setting. Limiting development to specific areas or clusters may significantly depress long-term property values as property owners reject Centerville Township in favor of townships with less restrictions on rural development. This would negatively impact residential tax revenue and eliminate any potential for growing residential tax revenue in the future, making the township dependent on the revenue from farmland which is currently taxed at a lower rate. Note that the objective of the development of large-scale animal agriculture is not discussed anywhere in master plan; the only previous discussion of this topic is in Section 3.6.1, which refers to the pollution that may be caused by these operations. Development of large-scale animal agriculture should not be an objective until the industry has been well researched and its viability, economics and impacts are understood. Section 8 The Federal parkland is shown as agricultural in Figure 8-1; this should be verified. The Federal land should have its own designation. Comments on Centerville Master Plan Victor Goldschmidt General Comments: 1) Chapter 1, interesting but considerable duplication and too much prose. Having had an “executive summary” up front might have assisted a fast reader. 2) Chapter 2, lots of data, but no analysis. So what is the inference? What is the impact of all this data on planning? 3) Chapter 3 begins with redundancy. How many times do we have to hear that there are no villages? Interesting to see such a brief summary (3.8) with so much data overload prior to that. The use of Appendices is encouraged; keep all the details in an appendix, and the implication of all that data in the body of the text. Appendix A is a good example of the benefit of placing data in the back of the document. 4) Chapter 6 starts to be definitive; three “challenges” are clearly stated. This is good. These are in part based on property owner surveys. Was there an attempt to see how the answers might have differed according to three different constituents (full time residents not engaged in farming, non-resident property owners, full time residents and farmers)? 6 �November 26, 2013 Draft LCPC Minutes 5) Could 7.1 be condensed, as a “vision statement”: “Environmentally, Socially and Economically Resilient for the present and future generations of residents”. If so, clearly so state and highlight it boldly. (And be prepared to define what it means….). A vision statement that is not clear, concise, and fully embraced by all is meaningless. 6) Chapter 7 is the core of the Plan. A vision has been given, and the present defined, and the proposed goals/objectives to move in that direction are now presented. An ideal plan includes objectives with a statement not only of the “what” but also the “by when” and “by whom”. The outcomes should also be measurable. 7) 8.1.1 Did those involved in farming have unique input into this and similar objectives? Editorial/minor Comments: 1) My impression was that the Michigan Planning Enabling Act, Act 33, of 2008, was an amendment, and hence replacement of the Township Planning Act, Act 168 of 1959. 2) I do believe there are other references for Population than the NMCoG, and updated beyond 2010 3) 2.6 says that 278 are enrolled in school. Does this mean K-12? Does it include residents in school beyond K-12? 4) 2.7 best clarify that the “median” rent is a monthly rent; and also how many months of the year. I do wonder how this median rent was determined for the case of summer rentals. I suspect there was some averaging over a year. 5) Give the year for the data in Table 3-2; or is this an average for 10 years, or whatever. 6) 3.4.2 is hard to read 7) Whew, finally got to section 3.8 8) 4.1, all these data have been given already! The document is tirelessly filled with redundancy. 9) 7.2.3.1 objective 1, what does sensate mean? 7 �MASTER PLAN REQUIRED MAILINGS 10/26/13 Peggy Core Bingham Township Clerk 7171 S. Center Highway Traverse City, MI 49684 Jan Nowak Cleveland Township Clerk 1802 E Old Mountain Road Cedar, MI 49621 Jane M. Keen Leland Township Clerk 123 N. St. Joseph Street Lake Leelanau, MI 49653 Shirley Mikowski Solon Township Clerk Address:P.O. Box 253 Cedar, MI 49621 Traci Cruz Kasson Township Clerk PO Box 62 Maple City, MI 49664 Sandy Van Huystee Suttons Bay Township Clerk P.O. Box 457 Suttons Bay, MI 48682 Connie M. Preston Elmwood Township Clerk 10090 E. Lincoln Rd. Traverse City, MI 49684 �Leelanau County Road Commission 10550 E. Eckerle Road Suttons Bay MI 49682 Trudy Galla, AICP 8527 E. Government Center Dr. Suite 108 Suttons Bay, MI 49682 Cherryland Rural Electric Coopertive 5930 U.S. 31 Grawn, MI 49637 Consumers Power Company Consumers Energy Lansing, MI 48937-0001 �NEW BUSINESS A-1 CHECKLIST FOR REVIEW OF MASTER PLANS PC 13-17-02, Centerville Township Master Plan Update Reviewing Entity: Leelanau County Planning Commission Date of Review: November 26, 2013 SECTION 1: GENERAL INFORMATION Date Request Received: Requested Action: Applicant: October 30, 2013 (42 day review period for updates of Plans, per Public Act) Review and comment on the proposed Centerville Township Master Plan Update. Centerville Township Planning Commission Tim Johnson, Chairman SECTION 2: TOWNSHIP ACTION At their September 11, 2013 meeting, the Centerville Township Board approved a motion to send the draft master plan to neighboring townships and schools for comments per the Michigan Enabling Act. Minutes are available: http://www.leelanau.cc/government728680.asp SECTION 3: BASIS FOR PLAN REVIEW Section 41 of the Michigan Planning Enabling Act (PA 33 of 2008, as amended), requires a copy of a Plan or extension, addition, revision of other amendment of a Plan to be submitted to the county planning commission for review and comment. The review period for an extension, addition, revision, or other amendment is 42 days. Section 41. 3. If the county planning commission or the county board of commissioners that receives a copy of a proposed master plan under subsection (2)(e) submits comments, the comments shall include, but need not be limited to, both of the following, as applicable: (a) A statement whether the county planning commission or county board of commissioners considers the proposed master plan to be inconsistent with the master plan of any municipality or region described in subsection (2)(a) or (d). (b) If the county has a county master plan, a statement whether the county planning commission considers the proposed master plan to be inconsistent with the county master plan. (4) The statements provided for in subsection (3)(a) and (b) are advisory only. Notice of the draft plan was received by staff on October 30, 2013. 1 �SECTION 4: HISTORY The proposed Plan is an update to the Plan adopted in 2005. At their September 8, 2010 meeting, the Centerville Township Board reviewed and approved a recommendation from the Township Planning Commission to hire Cypher Group, LLC, to conduct a survey of citizens and update the Master Plan (also noted on page 1-1 of the Plan). Cypher Group, Inc. is owned by the Township Zoning Administrator; and the proposal included assistance by the Recording Secretary for the Township. In December of 2010, a township survey was mailed out in the tax bills. The results from the Survey (collected in 2011) are included in the Appendix of the update to the Master Plan, and were used in preparing the 2013 update. The Township has been working for the last couple of years on this Plan update. Township planning commission minutes from previous meetings are found online at: http://leelanau.cc/government118987.asp SECTION 5: ANALYSIS The Principal Goal of the Leelanau General Plan is to establish a strategy for meaningful growth that protects, and where possible, enhances the unique character and quality of life on the peninsula by focusing on the balance of environmental protection, resource management and economic development so as to provide a foundation for a sustainable economy that permits long term prosperity for all present and future Leelanau County residents. The proposed amendment to the Master Plan has been reviewed for consistency with these policies (A., B., C., and D. below) A. Intergovernmental and Regional Context A partnership founded on mutual respect and mutual support in achievement of the common goals of the General Plan should guide the development and implementation of new relationships between the County and local units of government in the County and between the County and adjoining counties in the region. Does the proposed plan strive for greater cooperation between neighboring units of government? Yes. In section 1.1 Plan Development Process, the Leelanau General Plan is referenced and it is mentioned that the information gathered and compiled for the county-wide process was considered and utilized as appropriate in the development of the Centerville Township Master Plan. It is also noted the county planning umbrella has the added advantage of linking all local governments in coordinated planning for the Leelanau Peninsula. B. Preservation of Peninsula Character The interdependence of the natural and people-made features on the peninsula that make up its rural character, with the activities that comprise its economic base require that future land use change on the peninsula not undermine and where possible enhance the character of the area around it, and in so doing contribute to the unique rural character of the area around it, and to protection of the unique rural character of the entire Leelanau Peninsula. Does the proposed plan include strategies for the preservation of rural and small-town character? 2 �Yes. In section 1.3 General Character, it is noted that land in Centerville Township is comprised of wooded or vacant fields along with large acreages planted in fruit trees and other crops. There are no villages located in Centerville Township. Preserving the peaceful rural character and scenic beauty was desired by Centerville Township residents according to the 2011 survey and is part of the Community Vision Statement. Under 7.2.1 Land Use Goal, action steps are listed to minimize the loss of farmland, forestland and open space. Under 7.2.2 Agricultural Support Goal, action steps are listed to preserve the scenic and rural character of the agricultural landscape. C. Working with Nature Extensive and diverse sensitive natural features found throughout the peninsula provide the foundation for the present and future quality of life on the peninsula and should be protected where pristine, restored where damaged and have access and use managed for long term sustainability everywhere else. Does the proposed plan include strategies for environmental protection, restoration, and management? Yes. In Section 3.8 it is noted the natural resources in Centerville Township are relatively unimpaired, however they are extremely vulnerable. It is also noted, according to the community survey, the agricultural resources and scenic features are highly valued by the residents of the township and need continued protection. D. Managed Growth Local land use or comprehensive plans and local development regulations should be updated and thereafter maintained to include goals, objectives, policies and strategies for managed future growth consistent with the Leelanau General Plan. Local plans should include more specific land use and density proposals at the parcel specific level. Local regulations should focus on design and other issues of local significance. Public facilities should all be constructed according to local capital improvement programs that are coordinated at all governmental levels on the Peninsula. Does the proposed plan include parcel-specific future land use recommendations (map)? Yes. Figure 8-1, page 8-3 is a parcel-specific future land use map. Does the proposed plan include design guidelines? Yes. The plan addresses several specific land use issues in Chapter 6 that were identified as important by the Township Planning Commission and township residents including: Views and Ridgeline Development, Keyhole Development and Farmland and Open Space Preservation. Section 7.2.4 offers action steps regarding affordable housing and support of an aging demographic in addition to protecting the residential areas from negative impacts of incompatible uses. SECTION 6: STAFF COMMENTS This request is for review and comments from the Leelanau County Planning Commission on the proposed Centerville Township Master Plan, which is an update to the Comprehensive Plan of 2005. Centerville Township’s first Master Plan was enacted in 1996. 3 �Section 43 of the Planning Enabling Act allows for the legislative body (Township Board) to have final approval of the Plan, provided the Township Board passes a resolution to that effect. If the Centerville Township Board has approved such a resolution, the final action for approval of the Plan will be taken by the Board. If the Township Board does not approve a resolution, the township planning commission will take final action on the Plan. The following sections are from the Planning Enabling Act: Section 43 of the Act states: (3) Approval of the proposed master plan by the planning commission under subsection (2) is the final step for adoption of the master plan, unless the legislative body by resolution has asserted the right to approve or reject the master plan. In that case, after approval of the proposed master plan by the planning commission, the legislative body shall approve or reject the proposed master plan. A statement recording the legislative body's approval of the master plan, signed by the clerk of the legislative body, shall be included on the inside of the front or back cover of the master plan and, if the future land use map is a separate document from the text of the master plan, on the future land use map. • • • • • • The master plan must include an explanation for how the land use categories on the future land use map relate to the districts on the zoning map. Means of implementing the master street plan in cooperation with the county road commission and MDOT must be specified if the master plan includes a master street plan. Provides for electronic copies of the plan to be substituted for printed copies. Adjacent communities and the county are required to receive notice of the plan public hearing for townships. Planning commission and legislative body approval of the master plan must be included in the plan and on the future land use map. Adjacent communities have 42 days to review plans. Sec. 33. (1) A master plan shall address land use and infrastructure issues and may project 20 years or more into the future. A master plan shall include maps, plats, charts, and descriptive, explanatory, and other related matter and shall show the planning commission's recommendations for the physical development of the planning jurisdiction. (2) A master plan shall also include those of the following subjects that reasonably can be considered as pertinent to the future development of the planning jurisdiction: (a) A land use plan that consists in part of a classification and allocation of land for agriculture, residences, commerce, industry, recreation, ways and grounds, public buildings, schools, soil conservation, forests, woodlots, open space, wildlife refuges, and other uses and purposes. If a county has not adopted a zoning ordinance under former 1943 PA 183 or the Michigan zoning enabling act, 2006 PA 110, MCL 125.3101 to 125.3702, a land use plan and program for the county may be a general plan with a generalized future land use map. (b) The general location, character, and extent of streets, railroads, airports, bicycle paths, pedestrian ways, bridges, waterways, and waterfront developments; sanitary sewers and water supply systems; facilities for flood prevention, drainage, pollution prevention, and maintenance of water levels; and public utilities and structures. (c) Recommendations as to the general character, extent, and layout of redevelopment 4 �or rehabilitation of blighted areas; and the removal, relocation, widening, narrowing, vacating, abandonment, change of use, or extension of streets, grounds, open spaces, buildings, utilities, or other facilities. (d) For a local unit of government that has adopted a zoning ordinance, a zoning plan for various zoning districts controlling the height, area, bulk, location, and use of buildings and premises. The zoning plan shall include an explanation of how the land use categories on the future land use map relate to the districts on the zoning map. (e) Recommendations for implementing any of the master plan's proposals. Staff notes the following small formatting issues, and suggestions: Page 1-1, 1st paragraph: clarify that it was the 2005 Plan which was prepared under Public Act 168 of 1959, such as: “It was originally prepared according to the provisions of…” Page 1-2, 3rd paragraph under 1.3 General Character – change the word “shores” to ‘shore’ to read: “…along the western shore of Lake Leelanau”. Page 1-2, bottom paragraph: list the County Road #’s along with the official road names, according to the Leelanau County Master Street Address Guide: “S. Good Harbor Trl (651), S. Schomberg Rd. (645), and S. Lakeshore Dr. (643).” For all maps in the Plan – if the maps do not need any changes, such as the Location Map (Figure 1-1), change the date on the Map to 2013. Page 1-3, 2nd paragraph, place the word ‘of’ after ‘favor’ to read: ‘…was discontinued in favor of the rural delivery from Cedar in 1912”. Next paragraph, change the road names to the official road names: “S. Good Harbor Trl (651), and E. Bodus Rd.”. Page 2-1, 2nd paragraph – there are only 3 incorporated villages in the county: Empire, Northport, and Suttons Bay. All other communities are referred to as ‘towns’ or ‘unincorporated villages’. Page 2-5, 1st paragraph, insert a space before the 2nd sentence. Next paragraph, spell out CSA’s (Community Supported Agricultural). Section 2.6 Education – there are home-schooled students in the Township. If information is available on the number, percent and educational attainment for home-schooled students, it would be helpful to enter it in this table. Page 2-6, top paragraph, the median rent of $565 seems low. Is this a year-round, monthly rental rate? Chapter 3, Natural Resources, is the longest chapter in the Plan (12 pages and 7 maps) and includes a lot of data on Climate, Geology, Topography, Soils, and Water. Is it relevant to the Plan and the Goals of the Plan to include average temperatures and precipitation by month for the Township? On the Maps, it would be beneficial to put the County Road #’s on the maps (651, 643, 645, 620). 5 �Page 3-10, top of page, additional suggestions for curbing pollution could include: proper disposal of hazardous materials such as household hazardous materials collections, and information on purchasing non-toxic materials for cleaning, painting, etc. Page 3-11, Section 3.7, place a space between “PA” and “451” on the first line, change the word “Divisions” to “Division” on the 3rd line, change the word “is” in the last line to “are”. Chapter 4, Existing Land Use, 1st paragraph, “change the Planning Department name to “Leelanau County Planning & Community Development”. This paragraph also notes the 2006 aerials for the county were utilized; the county has 2012 aerials which were available in late summer of 2012. While it is included in the next Chapter, it would be helpful in Chapter 4 to identify, and map, the P.A. 116 lands, Conservancy “Farmability” lands, any lands owned by the Conservancy, Wetland Preserve lands, and Commercial Forestry lands. These maps would provide a good visual of the properties in the township which fall under one or more of the above categories. Information could also be shown for any expiration dates of lands under these categories. (Ex. P.A. 116 program – expires 2020.) Page 4-3, Section 4.1.7, identify official road names as: “E. Bodus Rd., and S. Good Harbor Trl (651). Page 5-1, spell out MPSC and FCC. Under 5.2 Township Schools, remove the word ‘below’ in the last sentence: (See Figure 5-2 below) as Figure 5-2 is actually on the next page. Page 5.3, 2nd line, change the word ‘for’ to ‘by’ to read: “….are provided by Solon/Centerville Fire Department located in Cedar”. In the next paragraph, change “Sheriff’s” to “Sheriff”. Page 5-3, Section 5.5, there is no longer a recycling location in Lake Leelanau, and Lake Leelanau and Cedar are not incorporated villages – they are referred to as towns, or unincorporated villages. Page 5-3, Section 5.6, Bay Area Transit Authority, is actually “Bay Area Transportation Authority”. In this section, the last paragraph lists the County Road #’s with the Road names. As staff noted earlier, these County Road #’s should be used consistently throughout the document and on the maps. The official road names as listed in this paragraph are: “S. French Rd (645), S. Good Harbor Trl (651), S. Lakeshore Dr. (643), and E. Hohnke Rd. (620)”. Chapter 5 includes a Figure 5-2 (on page 5-2), and then jumps to Figure 5-6. There are no maps labeled 5-3, 5-4 or 5-5. Figure 5-6 should be labeled as 5-3. Chapter 6, 1st paragraph references a Survey. There are references throughout the document to this Survey and it is referenced in different ways: Centerville Township Property Owners Survey, Citizen Survey, 2011 Survey, 2011 Centerville Township Survey. Staff suggests the first time it is listed in the document, list it as: “Centerville Township Property Owners Survey of 2011 (2011 Survey); and then be identified as the 2011 Survey throughout the remainder of the document for consistency and clarity. The first time mentioned in the Plan could also note that results from the Survey are included in the Appendix. Chapter 6, 6.1 first paragraph states: “….in a manner with less visual impact”. What does ‘less visual impact mean? And less visual impact for whom? 6 �Chapter 6, 1st full paragraph on page 6-2, says “Centerville Township is supportive of any available option for the preservation of farmland and open space”. Does the Township want to commit itself to ‘any available option’? What about a special millage or increased taxes? Staff suggests deleting the words “any available” and say that the Township is supportive of ‘options’ or ‘methods’. Chapter 7, page 7-1, 2nd sentence states the Township is ‘growing slowly’ – is this in comparison to the growth of the County, or perhaps the state? Chapter 7, page 7-1 under 7-2 Summary of Goals, the first sentence would be clearer if written as: “The 2011 Survey, previously discussed, identified some general concerns…”. Chapter 7, page 7-2, Objective 1 – uses words such as ‘Require’ cluster developments, and ‘Maintain’ a 1.5 acre minimum lot size. The other Objectives use words such as ‘support, coordinate, identify. Requirements and regulations will be spelled out in the zoning ordinance. Staff suggests the Township use consistent words and phrases in the Goals and Objectives (support, coordinate, etc.) on this page, as well as on page 7-3 in the bullet points under Objective 1: Preserve the Scenic and Rural character of the agricultural landscape. On page 7-2, Objective 2 identifies Cedar and Lake Leelanau as ‘villages’. See previous comments in the staff report regarding the villages in the county. Chapter 7, page 7-3, what kind of public and/or private facilities are referred to in Objective 2: “Promote public and/or private facilities in which local products can be sold”? Chapter 7, page 7-4 1st objective – should it say: “Encourage sensitive site planning”? Chapter 7, page 7-5, Objective 1 says “Allow affordable housing”. Staff suggests: “Encourage affordable housing”. The 3rd bullet states: “encourage community sewer and water systems”. Where in the township will this be encouraged? Objective 2 says “consider allowing”….staff suggests: “Explore the use of accessory dwelling for family members”. Chapter 7, page 7-6, Objective 1, 3rd bullet says: “Work cooperatively with local economic development groups to retain and attract business”. What type of businesses, and where? Section 7.2.7, page 7-7, 2nd bullet states: “support expansion and improvement of broadband infrastructure within the township”. How will the township do this? Bullets do not always line up. See bullets in 7.2.1 & 7.2.4 Objectives 1 & 2 as an example. Section 7.2.7 First objective on page 7-8, the township has listed: “promote safe pedestrian and bicycle travel by developing and designating non-motorized pathways and routes”. Is Centerville Township prepared to incur the cost for development of these pathways and routes? Next section, 2nd bullet – close up the space between the words ‘tourist’ and ‘use’. Chapter 8, 8.1.1. – insert (GAAMPs) after Generally Accepted Agricultural and Management Practices. In the document, Sugar Loaf is listed as 2 words (Sugar Loaf) and one word (Sugarloaf). List the same way throughout the document. 7 �Chapter 8, 8.3.2 Commercial Resort – last sentence change to read: “The uses allowed under this designation should be reviewed to assure they are compatible with the goals of the township Master Plan. Figure 8-2, page 8-4, the Current Zoning Map is title ‘Appendix A’ but is included right before Chapter 9. Change the title, or place it in the Appendix. Chapter 9, page 9-1, 1st paragraph – Leland Township is not listed as an adjacent Township the Plan was distributed to. Insert the word County for “Leelanau County Planning Commission”. Chapter 9, page 9-1, Plan Adoption, last sentence, change the date to 2013, instead of 2012. Chapter 9, page 9-2, Zoning, the date the 1st Zoning Ordinance was adopted should be on file with the Township Clerk. Or, the Township could check with the County Clerk to see if the ordinance was filed at the County level. Appendix A, page 10-1, the top of the Property Owner Survey Results states the survey was conducted in ‘December of 2010’ but the Survey is referred to as ‘2011 Survey’ in the Plan. Appendix A should also note a Source for the preparation and distribution of the Survey, and for assembling the results. The Township could make Appendix A – Citizen Survey Findings, into a separate document/working paper to help reduce the overall size of the plan. This separate document could also include an original, blank copy of the Survey that was mailed. As noted earlier in the staff report, Section 43 of the Planning Enabling Act allows for the legislative body to have final approval of the Plan, provided the Centerville Township Board passes a resolution to that effect. The October 29, 2013 minutes of the Centerville Township Planning Commission show that the Township Board would like a legal review of the draft Master Plan to be the very last step of the process. However it is not indicated whether the Township Board has elected to take final action on the Plan; or passed a resolution consistent with the requirement of the Planning Enabling Act. Staff notes that a legal review is not a requirement for adoption of the Master Plan. It is up to the township if they would like to have such a review. It is more typical that a Zoning Ordinance, which regulates land use in the township, would undergo a legal review prior to adoption. The Township has worked on the update to the Plan for the last couple years and conducted the background studies to support the changes to the Plan. The list of suggested changes by Staff primarily address grammar, spelling, and clarification issues. Staff found the update to the Plan to be consistent with the requirements of the Planning Enabling Act. Staff found the timeline on the last page of the Master Plan to be helpful to verify that proper planning practice has been followed according to the Planning Act. Staff did not find the Update to the Centerville Township Master Plan to be inconsistent with the Leelanau General Plan or with plans from adjacent municipalities in the county. However, the Township should check to make sure that Leland Township received proper notification (see earlier note, Chapter 9, page 9-1). 8 �APPENDIX A – Property Owner Survey Results Results compiled April 2011 Centerville Township Master Plan – Update Appendix A: Property Owner Survey Results Centerville Township Master Plan - Update A t ow nshi p citizen su rvey was ma iled to all property owners in Ce nterville Townsh ip in December of 2010. Th e survey results we re com pil ed in Ap ril 2011, and t h roughout t he Master Plan , th e survey is refer red to as the "2011 Survey". Th e survey co llected res ponses t o questions covering a numberof different topics in cludin g na t ural resources, recreation, tran spo rtation, housing and economics. Cen te rvi lle Towns hip mai led out 1,113 survey questi onnaires to To wnship prop e rty owners . A total of 413 surveys we re completed and re turn ed, for a return ra te of 37 %. Of the survey respondents, 52 % are year- round Cent erville Tow ns hip reside nts and 40% indicated th ey have lived in th e Towns hip for more t han 20 yea rs. Of the su rvey responde nts (50%) in dicated preference fo r "p lanned and limited growth". Thirty-fi ve pe rcent wanted growth to take its own cou rse . Regard ing services, over 82% of the res ponde nts conside r road maintenance to be adequate and over 61% consid e r park facil it ies to be adequa te. The su rvey res po ndents answe red some o pen-ended questions and identified li kes, dislikes and concerns. Responde nts gene ra lly think the to wns hip sh ould work to preserve undevelo ped s horeline, slow th e conve rsion offarm lan d to resi dent ial use and limit ridgeline deve lo p ment . When asked wh ich best describes o pen spa ce, the foll owi ng term s were se lected in o rder of importance, (1) scen ic view, (2) farmland, (3) forest/ wetl ands. An a rea of co ncern identified in the su rvey was th e preservation o f open space and va can t waterfron t . A. Growth Management A.1 The issue of controlling growth and development can be co ntroversial. Please check the statement that most closely matches your views about growth in Centerville Tow nship . Growth take its course 35% Planned & Limite d Growth 50% 10-1 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update B. Housing B.1 The mix of housing in the township meets the needs No Response 7% Disagree 9% Agree 52% Neutral 32% B. Housing B.2 Adequate affordable housing is available No Response 6% Disagree 19% Agree 41% Neutral 34% 10-2 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update B.Housing B.3 Rental acessory appartments should be allowed No Response 10% Agree 25% Disagree 30% Neutral 35% B.3 Housing B.3a Of those that answered in favor of rental acessory apartments being allowed, if so, how long? Never 10% 2‐3 Wks 10% Monthly 30% Forever 40% 1 year 10% 10-3 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update B.Housing B.4 What other housing related concerns should the township consider?                         No mobile homes Remove unlivable mobile homes No trailer parks Eliminate trailers outside of parks Limit minimum of 10 acres Water quality Smart growth with small lots and consolidated housing Code enforcements No condos / multi‐plex housing Multiple housing Apartment living Lower property taxes Tax assessments Reducing taxes / reducing services Trash ordinance Unkept property United Waste Management Limit number of condo communities Permanent housing only ‐ min. sq. ft., min. acreage Monitor exterior appearance Maintain agriculture appearance Min size should be less than 800 sq. ft to avoid forcing people into mobile homes Affordable cluster housing at Sugarloaf Cluster  Zoning  Contextual vernacular  Stay out of it B. Housing B.5 Should mobile home parks be allowed in all zoining districts? No Response 4% Yes 3% Neutral 10% No 83% 10-4 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update C. Land Use and the Environment C.1 In waterfront areas of the township, do you support the clustering of several homes close together? No Response 3% Support 19% Not Sure 23% Not Support 55% C. Land Use and the Environment C.2 In water front areas of the township, do you support clustered housing with open space? No Response 2% Not Sure 22% Support 46% Not Support 30% 10- 5 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update C. Land Use and the Environment C.3 Should fertilizer use on waterfont properties be regulated to protect the water quality of lakes and streams? No 11% No Response 1% Neutral 14% Yes 74% C. Land Use and the Environment C.4 Should ridgeline development be limited? No Response 3% No 19% Yes 49% Neutral 29% 10- 6 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update C.5 Which of the following best describes what "Open Space" means to you? (ranked in order of 1‐6 with 1 being the best) #1 #2 #3 #4 #5 #6 Pasture/Meadow Forest Scenic Views Farmland Wetlands Parks/Sports Fields C. Land Use and the Environment C.6 Should tourist and event activities be allowed on ag/farmland (ag tourism)? No 10% No Response 4% Neutral 26% Yes 60% 10-7 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update C. Land Use and the Environment C.7 Should open spaces and vacant waterfront be preserved? No 7% No Response 3% Neutral 25% Yes 65% C. Land Use and the Environment C.8 Should Centerville Township buy/preserve undeveloped land to protect natural features or scenic viewsheds? No Response 4% No 26% Yes 48% Neutral 22% 10-8 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update C. Land Use and the Environment C.8 Should Centerville Township buy/preserve undeveloped land to protect natural features or scenic viewsheds? a. only if available for public use No Response 19% Yes 34% No 24% Neutral 23% C. Land Use and the Environment C.8 Should Centerville Township buy/preserve undeveloped land to protect natural features or scenic viewsheds? b. even if not available for public use No Response 21% Yes 22% Neutral 24% No 33% 10-9 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update C. Land Use and the Environment C.8 Should Centerville Township buy/preserve undeveloped land to protect natural features or scenic viewsheds? c. what specific locations or views should be preserved? (Top responses out of 69 total responses) Cedar River 6% View by Bel Lago 6% Waterfront 17% Narrows 6% Shoreline 5% Farmland 15% Forest 7% Hilltop Views 7% Lakeviews 13% Sugarloaf Mtn 9% Other Comments: If I want to preserve land, I will buy it. Taxes are already too high. Talk to Leelanau Conservancy Would the township sell out to investors if money were needed? Not right Taxpayers should own Sugarloaf Those that preserve rural character protect conservation values If it raises taxes, absolutely not. Scenic Views 9% C. Land Use and the Environment C.9 To preserve Open Spaces, would you contribute by increased taxes or a special assesment/millage rate? No Response 8% Yes 40% No 52% 10-10 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update C. Land Use and the Environment C.10 Should we promote slowing the conversion of farmland to residential uses? No Response 1% No 22% Yes 61% Neutral 16% C. Land Use and the Environment C.11 Should we mandate more open space preservation as a requirement? No Response 11% Yes 40% No 26% Neutral 23% 10-11 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update C. Land Use and the Environment C.12 Which are the two most important reasons to preserve farmland in Centerville Township? f. 1% g. 3% No Response 1% e. 14% a. 29% d. 14% b. 13% a.To preserve the scenic beauty and rural character of the Township b.To make it easier to transfer farms to family members or other farmers c.To preserve family farms and the township’s farm economy d.To maintain the ability to grow food in the future e.To protect the natural environment and wildlife habitat f.Other: (see below) g.Having a farmland preservation program is not important f. Other Comments: Let private land owners control this (x3) Stay out of it Preserve owners rights To save farms Not needed; taxpayers should not support To maintain open space and affordable places so our kids don’t move away c. 25% D. Economy D.1 Are employment opportunities in Centerville Township too dependent on seasonal or ag tourism businesses? No Response 3% No 16% Yes 45% Neutral 36% 10-12 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update D. Economy D.2 Would you like to expand the commercial/business zoning districts in the township or promote growth in the existing surrounding villages? Expand Districts 15% No Response 15% Neither 1% Both 1% Promote Growth in Villages 68% D. Economy D.3 What types of businesses are needed? (Top 10 responses out of 119 responses ) Profitable ones Anything / any to put people to work/ provides jobs Tourist related businesses Grocery Pharmacy Resorts / Lodging / Motel Get Sugarloaf to open / skiing Small Manufacturing Restaurants Retail Technology / Software / Computer Service businesses 10-13 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update D. Economy D.4 How much new business would you like to see in Centerville Township and where? (61 responded) As population supports 3% Enough to boost employment 2% Near Bodus & 651 3% Home businesses 5% Village area / existing community 26% Moderate amount near established communities 5% On farms / ag 10% At Sugarloaf / "new village" at Sugarloaf 12% Small / limited amount 21% Cedar 13% D. Economy D.5 Should the Township encourage business growth to provide more employment opportunties? No Response 8% No 15% Yes 53% Neutral 24% 10-14 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update D. Economy D.6 Do you work in? Not Working 6% Downstate/Other 3% No Response 10% Retired 38% Centerville 12% TC Area 15% Leelanau Co 16% D. Economy D.7 Should home occupations be allowed to expand into full commercial operations as long as the character of the township is kept intact? No Response 5% No 16% Yes 57% Neutral 22% 10- 15 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update E. Services E.1 Road maintenance by the Road Commission is adequate. Disagree 5% No Response 1% Neutral 13% Agree 81% E. Services E.2 The road maintenance/improvements schedule should be accelerated at additional taxpayers' expense. No Response 2% Agree 6% Neutral 27% Disagree 65% 10- 16 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update E. Services E.3 Would you support paving of road shoulders for bike paths? No Response 0% No 39% Yes 47% Neutral 14% E. Services E.4 Would you support a special assessment or millage for that purpose? ( bike paths) No Response 3% Yes 37% No 60% 10- 17 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update E. Services E.5 What specific road(s) would you want improved. (Top 10 responses out of 77 total responses) Bodus Amore Good Harbor Tr/651 Schomberg All Lakeshore/643 Hohnke French M‐22 Townline E. Services E.6 Advance Life Support should be offered by the local Solon/Centerville Fire Department. No Response 6% Disagree 4% Neutral 32% Agree 58% 10- 18 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update E. Services E.7 Would you support a special assessment for that purpose? (advance life support) No Response 12% Yes 52% No 36% E. Services E.8 Park facilities in Centerville Township are adequate No Response 5% Disagree 9% Neutral 25% Agree 61% 10- 19 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update E. Services E.9 Cemetery facilities in the Township are adequate. Disagree 3% No Response 6% Agree 45% Neutral 46% E. Services E.10 Do you support having regular business hours for Township Officials? No Response 8% Yes 34% No 58% 10- 20 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update E. Services E.11 If so, would you be willing to pay additional taxes to cover the costs? (regular business hours) Yes 11% No Response 19% No 70% E. Services E.12 Please identify any other services you would like to see. (18 responses)                 High speed internet/broadband (3) Cell coverage Low income medical service like Northport Maintaining cemeteries Branches/Brush P/V Adequate lighting at boat launches Set development standard rules for entire county Curbside recycling Better regulation of bikes on public roads Leaf pickup Removal of voicemail for officials No new taxes Allow small dogs in parks Someone to handle problems More plowing and salting in winter Cable 10- 21 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update F. Community Image F.1a Do you support stricter architectural controls for new development? No Response 3% No 31% Yes 38% Neutral 28% F. Community Image F.1b Do you support stricter sign regulations? No Response 3% No 31% Yes 37% Neutral 29% 10-22 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update F. Community Image F.1c Do you support preservation of scenic roads, and add scenic turnarouts? No Response 3% No 17% Neutral 18% Yes 62% F. Community Image F.1d Do you support preservation of historic buildings? No Response 3% No 12% Neutral 24% Yes 61% 10- 23 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update F. Community Image F.2 The Township presently has a 1.5 acre minimum parcel size in the AG district. Do you support an increase? No Response 13% Yes 22% No 65% F. Community Image F.2b If you support an increase of the minimum 1.5 acre parcel, to what minimum size and why? (43 responses) 40 acres 5% 3.5 acres 2% 20 acres 7% Why? (reasons to increase) Preserve farmland / farming (4) Limit growth/development (3) To keep ag acres (3) Less dense housing desired (3) Preserve scenic area & value (2) Prevent urban sprawl (2) Privacy/distance between neighbors (2) Keep size very small or very big to reduces sprawl (1) Preserve open space (1) Limit overdevelopment (1) 5acres Need at least 5 acres to viably farm (1) 47% Slow subdivision growth (1) Less septics (1) To be self supporting – foodwise (1) 2.5 acres 9% 2 acres 9% Some responded they wanted to REDUCE the minimum size: 1 acre (3) ½ acre (1) 10 acres 9% 3 acres 12% 10-24 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update F. Community Image F.3 Are existing lighting standards protecting the night sky? No Response 22% Any problem areas? (15 responses) Project downward (2) Cedar Bodus & Co Rd 651 Residential halide lamps No lights in yards & streets Sugarloaf Lake Shore Drive Polka Fest Neighbors barn’s security light Tower lights Less lamination type lights, if affordable Lake Michigan Shoreline Lake Leelanau Traverse City No 18% Yes 60% F. Community Image F.4 Sesonal rental of homes should be regulated. No Response 4% Agree 23% Disagree 45% Neutral 28% 10-25 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update F. Community Image F.5 Noise regulations should be established in the Township. No Response 3% Disagree 23% Agree 45% Neutral 29% F. Community Image F.6 Additional cellular towers should be allowed. No Response 5% Disagree 22% Agree 40% Neutral 33% 10- 26 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update F. Community Image F.7 Residential wind turbines should be regulated. No Response 5% Disagree 26% Agree 48% Neutral 21% F. Community Image F.8 Prevent keyholing along the lakefront properties. No Response 18% Disagree 6% Agree 49% Neutral 27% 10- 27 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update F. Community Image F.9 List any zoning issues you would like to see addressed (33 responses) No Response 3%  Unkept property / collected junk (3)  Zoning to prevent development of 2-track roads  Well & septic for commercial should depend on the size of the operation, not one size fits all  Less is best  Windmills 1/4 mile from neighbors house  Cell owners not in scenic areas  Send it back to Russia  Wind turbine  Need a better enforceable junk ordinance  Keyholing & minimum lakefront lot sizes Yes No should be allowed  Any size windmill  Wind turbines31% should only be permitted if all residents benefit with reduced utility bills 38%  Stay out of it  Long term camping on residential property in the complete township  Maintain appearance  Congested property usage; example junk cars  Slumlord rentals  Allow wind turbines  Easement restrictions  Less cost for permits  Access to high speed internet  Residential wind turbines should be encouraged when regulations met  No wind turbines  Incentives to keep farms from looking like junk yards  Allow commercial size windmills  Allow smaller well-built permanent houses instead of large mobile homes.  We are forcing people to live in mobile homes which is not good for anyone  or for property values  Ethanol plants, natural gas facilities  Wind turbines are ok if cell towers are ok  Commercial wind farms Neutral 28% G. Demographics G.1 How long have you lived in Centerville Township, either part‐time or full‐time? 0‐4 yrs 9% No Response 4% Longer than 30 25% NA 12% 21‐30 yrs 14% 11‐20 yrs 20% 5‐10 yrs 16% 10- 28 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update G. Demographics G.2 During which months do you typically reside in Centerville Township? Circle all that apply. April 4% Nov 3% Dec March 1% 2% Feb Jan 0% 0% All 22% Oct 7% No Ans 7% July 12% May 9% Sept 10% Aug 12% June 11% G. Demographics G.3 How long have you owned property in CentervilleTownship? 0‐4 yrs 12% No Response 3% Don't own 0% Longer than 30 24% 21‐30 yrs 16% 11‐20 yrs 24% 5‐10 yrs 21% 10-29 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update G. Demographics G.4 Are you a registered voter in Centerville Township? No Response 6% Yes 52% No 42% G. Demographics G.5 Do you lease/rent a Centerville Township home to others? If so, what is the typical rental period? Monthly 2% Annualy 2% No Response 6% Weekly/Daily 4% Do not lease 86% 10- 30 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update G. Demographics G.6 If you rent your Centerville Township house, which months is it typically rented? (56 responses) Oct 3% Nov 2% Dec 2% All 16% Sept 9% Jan 2% Feb 2% March 2% April 2% Aug 18% May 3% June 16% July 23% G. Demographics G.7 Indicate which best describes where your Centerville Township property is located. No Response 4% Other 3% Subdivision 17% Rural Setting 35% Farm 17% Shoreline 24% 10-31 �Results compiled April 2011 APPENDIX A – Property Owner Survey Results Centerville Township Master Plan – Update G. Demographics G.8 Please indicate which of the following best describes your affiliations. (circle all that apply) Tradesperson/Laborer No Response 5% 1% Real Estate/Developer 1% Elected Official 0% None of above 5% Retiree 27% Employee 6% Family w/School age children 6% Farmer 6% Professional 18% Owner <20 acres 12% Business Owner 13% H. Additional Comments:                            Own a 10 acre parcel. Response by joint (2) trustees (owners). Mom with kids whose husband employs 12 people year round. I grew up on a Centerville farm and now am an area teacher. I've lived here all my life. I don't need new comers telling me what to do. Planning to build a home when the economy improves. I purchased my property many years ago. I never built and I haven't been in the area for years, so I really can't respond to your questions. I love this area. I want to help protect it. The possible consequences of many of the questions are difficult to assess, making it difficult to answer. Because I am a seasonal owner, I don't feel qualified to answer all of the questions. I would like to see a real effort to solve the Sugar Loaf problem for Cleveland & Centerville Townships. Some questions need to be clarified. Many of the questions are too ambiguous to answer and/or irrelevant to Centerville township. I would prefer these issues dealt with at the county level. Support redevelopment of Sugar Loaf. Make a village out of Sugar Loaf and it will bring jobs to the area. Skiing in winter, park/frisbee golf for the summer with mountain biking paths and walking trails around the mountain. It will work; restaurants and shops. Possible even a small business district for people who wouldn't want to work out here. Any questions, call me. Help Sugar Loaf! Windmills should be regulated more carefully on noise, some are terribly noisy. Wind farms and turbines are not ugly and could provide green energy and income. The township is rural/farming and I think that atmosphere should be kept. This survey is a fine idea. As owners, we are 75 & 62, both employed residents of Indiana. We feel that our property taxes in Centerville are low. Thanks for the good work. Keep simple rural roads as they are. Stop adding to excess. Thank you for giving us a say. Please keep the area nice and away from the money people and developers Thank you for the opportunity to provide input and sorry this is late. Thanks for soliciting my opinion regarding all of these critical issues. We love Centerville Township and Leelanau County. It's our second house, someday our only one. Tim Cypher - excellent job. I think you're doing a great job! Hope it helps; thanks for asking us and good luck. 10- 32 �APPENDIX A – Property Owner Survey Results Results compiled April 2011 Centerville Township Master Plan – Update H. Additional Comments Continued:     We are pleased the way the township is run. Thanks for the opportunity to comment. Thanks. Good luck! Thank you for running the township efficiently with lower tax rates comparatively. Please consider paved bike paths. The people of Centerville Township cannot afford more taxes. Keep up the good work and low taxes! Lower tax rates on farms and transfers to family members or other farmers so land isn't developed and farms disappear. No more government interference. This survey is a waste of time and money. Don't Master Plan anything; that will increase any taxes! Maintain what we have. Cut back, save money, spend wisely, lower taxes. Don't ever regulate! Taxes are too high. For the amount we pay garbage pickup should be included. Many residents do not have school age kids. Quit spending money and trying to regulate everything. Get back to freedom! Need high speed internet. I am starting a business with 3 partners. It is very difficult because I do not have access to high speed internet. Need internet access structure Broadband and cellular service should be a priority. We need better cable service Waste disposals, holding tanks, old septic systems along the lake shore have to be addressed; water pollution from runoff My wife and I have a cottage near the wonderful park on Hohnke Road. Dogs seem to rule the park, even though it is posted "No Dogs" Would like to see noise level and wake zones on Lake Leelanau enforced. Time slots for fishing and recreational boating. Could anything be done about snowmobiles driving in the middle of the night on private property? Also could anything be done about permanent trailers and mobile homes in storage, otherwise said, junk yards visible form any road? Bikes are a big issue. They do not respect the rules of the road. Make them pay a yearly fee and get a permit. Repeal amendment A! (non residents, pardon my french, getting screwed) How can a farmer afford to keep his land with the current taxes especially if a non resident? B.5 Would be ok with mobile home parks if proper anchoring and community hazardous weather sheltering is required.                      H. Additional Comments Continued:                    Way too many permits needed to build. Keep Centerville friendly to our kids and families. I feel over regulation of farm / ag property to allow events, functions or agritourism, could result in sale of farmland into smaller parcels and create financial burdens. I would like that no limbs and yard waste be piled on the road side. Do not follow farmland preservation like Leland Township tried to do. Farmers need to be compensated by private funds. I am 100% opposed to the taking of anymore private property rights of any form and any additional taxes. Keep this area as natural as possible; no condos Growth has a price to pay. The very things that attract people, they destroy. Please control the township's aesthetic qualities. Planning is very important. The Grand Vision is a solid starting point. I do not support the Grand Traverse Vision Keeping Centerville a place of beauty, keep it from becoming a big city. Thank you. We enjoy the basic rural environment as is. Like the rural county. Do not want strip malls or chain stores. Type of development and business that exists is fine. Centerville is an ag / tourist township. Those two interests don't usually mix, but you've managed to make it work. (Like the Napa Valley) Keep our town clean. Don't bring in development and/or business to poison our land. The Suttons Bay disasters should not be repeated here. There are plenty of unbuilt improved lots. Prevent residential disasters like Steve Saffel in Scenic Mountain View Estates in Cleveland Township. Please. I would not like to see everything developed around here; moderate would be ok. This is an agricultural / rural township. This must be maintained - no farms, no food. 10- 33 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Centerville-Twp_Master-Plan_2014 Creator An entity primarily responsible for making the resource Centerville Township Planning Commission, Centerville Township, Leelanau County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2014-04-09 Title A name given to the resource Centerville Township Master Plan Description An account of the resource The Centerville Township Master Plan was prepared by the Centerville Planning Commission and was adopted by the Township Board on April 9, 2014. Subject The topic of the resource Master plan reports Centerville Township (Mich.) Leelanau County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/740bf9a4d18d46f66aa8fe6364513733.pdf 5c05f51bf097dedaed8b276f4c10d702 PDF Text Text CENTERVILLE TOWNSHIP COMPREHENSIVE PLAN Adopted by Centerville Township Board Date: September 7, 2005 �TABLE OF CONTENTS Table of Contents i Schedule of Revisions ii Introduction 1 Vision 9 Natural Resources & Agriculturally Productive Lands 11 Residential Land Use and Housing Policy 15 Economic Development 17 Commercial Land Use 19 Transportation 21 Public Facilities and Services 23 Maps Existing Township Land Use 25 Future Land Use 26 C:\ccons\centerville\compplan 9_2005.doc page i September 7, 2005 �SCHEDULE OF REVISIONS EFFECTIVE DATE DESCRIPTION OF CHANGE Create Comprehensive Plan Review entire Comprehensive Plan Add schedule of revisions Add Agricultural Preservation Section, Page 10 Edited Section “Future Land Use Map” page 9, to reflect agricultural preservation use. C:\ccons\centerville\compplan 9_2005.doc page ii June 16, 1997 September 9, 2005 September 9, 2005 September 9, 2005 September 9, 2005 September 7, 2005 �INTRODUCTION Township planning commission; purpose of plans The purpose of plans prepared pursuant to this act shall be to promote public health, safety, and general welfare; to encourage the use of resources in accordance with their character and adaptability; to avoid the overcrowding of land by buildings or people; to lessen congestion on public roads and streets; to facilitate provision for a system of transportation, sewage disposal, safe and adequate water supply, recreation and other public improvements; and to consider the character of each township and its suitability for particular uses judged in terms of such factors as the trend in land and population development. Sec. 2., Township Planning Act 168 of 1959 C:\ccons\centerville\compplan 9_2005.doc page 1 September 7, 2005 �Introduction This Comprehensive Plan proposes to set out guidelines for Centerville Township’s future. Using a community survey plus citizen advice and comments, the Centerville Township Planning Commission has devised a vision for the township and prepared this plan as a means to attain that vision. The plan contains two parts: the goals, objectives, and policy statements and the land use maps. The working papers of the Leelanau General Plan which utilized data from many sources were used by the Planning Commission as the basis and substructure for the plan. The range of this Comprehensive Plan is purposely broad. It intends an outlook of at least 20 years. The concepts and maps are therefore general, yet the policies aim at specific actions to implement the plan. The Comprehensive Plan is to be used by the Township Planning Commission, the Township Board and the citizens to direct the preparation of corollary plans and the formulation of ordinances to govern the community in the future. Because the citizens not only perceive the natural resources and rural character of the Township as paramount to their individual well-being but also because these natural resources and geographical features constitute the very basis of the community’s strength, these elements pervade and steer the entire plan. Using “the nature of the place” as its standard, the community acknowledges the limits given to its aims and proclaims its method for judging future proposals. Data Sources Many of the data sources used in this plan have a considerable lag time in their release because of compilation and publishing schedules. The most up-to-date data from the majority of governmental sources may be two, five, or, in the case of the decennial Census, over ten years old. These data sources also rely on differing methodologies. Some sources, e.g., Michigan Employment Security Commission and Bureau of Labor Statistics, gather data at the household level while others gather it by place of work (e.g., Township Business Patterns, and special industrial censuses). Explanations with respect to data sources are presented throughout the text. It is important to understand these differences to appreciate the limitations inherent in much of the data. Population Centerville Township contains roughly 29 square miles of territory and the 1990 Census Bureau counted 836 persons in the township. From 1940 to 1970 the total population of Centerville Township experienced a steady decline. Like the remainder of Leelanau County, the Township has witnessed a significant increase in population since that time (see Figure and Table 1). In 1970 the total population reached a 50-year low of just 473 residents. In contrast, the 1990 population reached an all-time high of 836 persons - or an increase of nearly 77% in just 20 years. Comparing several population projections for Leelanau County for the year 2020 reveals about a 12% difference between the highest and the lowest growth estimates. The high projection (which suggests population growth will reach 46% over a 30 year period) is based on a straight line projection. Sophisticated computer models (which incorporate birth, death and migration data) of the Department of Management and Budget and the University of Michigan project growth rates of 30% and 37%, respectively, over that same period. By C:\ccons\centerville\compplan 9_2005.doc page 2 September 7, 2005 �taking the average of these projections, a picture of trend population growth at about 1% per year (or about 11% per decade) emerges. The average projected population represents an additional 279 persons in the Township by the year 2020. This total population increase has been “stepped down” to the township level of government by making allocations based on the assumption that the township will have the same percentage of the County population in 2020 as it had in 1990. The 1990 population of Centerville Township amounted to about 5% of the total population for Leelanau County. With this assumption in mind, the projected population for the Township in 2000 is 929; for 2010 is 1,022; and for 2020 is 1,115. Table 1 provides projection figures. Figure 1 graphically portrays past population trends and the projected figures. Figure 1 POPULATION TRENDS: 1940 - 2020* Cummulative Percent Change 150 100 50 0 -50 194050 195060 196070 197080 198090 19902000* 200010* 201020* Year • Centerville Township C:\ccons\centerville\compplan 9_2005.doc page 3 • Leelanau County September 7, 2005 �Table 1 POPULATION TRENDS: 1940 - 2020* Centerville Township • Leelanau County Michigan Year Population 733 1950 625 -14.73% 8,647 2.50% 6,372,009 21.23% 1960 577 -7.68% 9,321 7.79% 7,823,194 22.77% 1970 473 -18.02% 10,872 16.64% 8,875,083 13.45% 1980 716 14,007 28.84% 9,262,078 4.36% 1990 836 16,527 17.99% 9,295,287 0.36% 2000* 929 51.37% % 16.76% % 11.14% 18,368 11.14% 9,817,857 5.62% 2010* 1,022 10.02% 20,209 10.02% 10,130,567 3.19% 2020* 1,115 9.11% 22,050 9.11% 10,434,277 3.00% I % Change I 1940 % Population Change II 8,436 I Population I % Change I 5,256,106 *Denotes projected population. Source: Decennial Census 1960-1990; Projections, Averaged from data prepared by the Michigan Department of Management Budget and University of Michigan. The Centerville Township populace is roughly 51% male and 49% female and is predominantly middle-aged and family oriented. There are 305 occupied households, most of these Caucasian, owning their own homes and containing roughly three individuals. Compared to the county, the township’s population is younger with an average age of 35.1 years (compared to 36.5 for the County), with a greater proportion of persons under the age of 18 (25.6%) than over the age of 65 (15.7%). Table 2 POPULATION CHARACTERISTICS Total Population: Township I I Female 48.6% I Median Age 35.1 I Under 18 years 25.6% I 65 years and over 15.7% Centerville Male 51.4% Bingham 50.0% 50.0% 34.3 29.8% 11.0% Cleveland 50.0% 50.0% 37.1 25.2% 15.7% Elmwood 49.8% 50.2% 35.1 26.2% 10.9% Kasson 50.5% 49.5% 32.6 31.5% 12.2% Leland 50.2% 49.8% 39.7 24.2% 19.4% Solon 50.2% 49.8% 32.5 30.5% 10.5% Leelanau County 49.8% 50.2% 36.5 26.1% 14.9% I Source: 1990 Census C:\ccons\centerville\compplan 9_2005.doc page 4 September 7, 2005 �Income As of 1990, per capita personal income of Centerville Township ($11,852) was lower than the Leelanau County average ($13,307) and the state average ($17,535). Of all households, nearly 75% received some sort of wage and salary income. Likewise, 62% received income from social security, retirement, or public assistance. Of all persons residing in the Township, 10.2% had income levels below the poverty level. This figure is equivalent to the State average, but higher than the County average of 9.0%. Education Centerville Township has a higher incidence of high school graduates in the population (19.1% of persons 25 years and over) than the state overall (67.9%). It has a slightly lower percentage of high school graduates than all surrounding townships except Kasson (see Table 2). Nearly 15% of the population 25 years and over has 4 or more years of college. Table 3 EDUCATIONAL ATTAINMENT Percent of Population 25 years and older with: Township High School Diploma Bachelor’s Degree or higher Centerville 79.1 14.9 Bingham 86.9 26.3 Cleveland 89.8 21.9 Elmwood 89.3 27.2 Kasson 73.7 13.2 Leland 84.0 26.2 Solon 80.7 13.2 Source: 1990 Census Employment and the Economy Major employment sectors reported for Centerville Township include precision production, craft, and repair occupations; professional specialty occupations; service occupations; administrative support occupations, sales occupations, and farming, forestry and fishing occupations. This should not be confused with the number of actual business establishments within the Township, which are few. Instead this employment data, provided by the U.S. Department of Commerce, Bureau of Economic Analysis, represents the occupations of township residents. The mean travel time to work for Township residents is 26.4 minutes. This suggests that most of the Township work force is employed by businesses located outside the boundaries of Centerville Township. Table 4 C:\ccons\centerville\compplan 9_2005.doc OCCUPATION BY SECTOR page 5 September 7, 2005 �Occupation Employed Persons 16 Years and Over Total Percent Executive, Admin. and Managerial 16 4.4% Professional Specialty 49 13.5% Technicians and Related Support 7 1.9% Sales Occupations 40 11.0% Administrative Support, including Clerical Private Household 46 2 12.7% 0.6% Service 48 13.2% Farming, forestry and fishing 38 10.5% Precision prod., craft and repair 67 18.5% Machine oper., assemblers & insp. 17 4.7% Transportation and Material Movers 17 4.7% Handlers, equipment cleaners, helpers and laborers 16 4.4% Source: U.S. Department of Commerce, Bureau of Economic Analysis Economic growth, or stabilization in a community is usually determined primarily by its standing as an exporter to outside communities. Exports include goods and services sold outside the Township plus expenditures by outsiders within the Township. The economy can be divided into those sectors that export (basic sectors) and those sectors that import goods and services (nonbasic sectors). Funds brought into an area through “basic” export activities are used to finance local growth or to purchase “import” goods. The assumption is that in order to grow, and sustain growth, an economy must have an inflow of money from outside the region. For Centerville Township, transfer payments (retirement, social security and public assistance) and tourism represent a significant influx of “outside” money. A common method of assessing the import/export activity of an economy is through the establishment and analysis of location quotients (LQ). To determine this, the local percentage of employment by sector is divided by the percentage of national employment in that sector. The resultant figure portrays the relative specialization of a municipality in a certain industry. If the LQ is greater than 1.0, then the Township is more specialized than the nation in that industry and is assumed to be a net exporter of goods or services from that industry (the basic sector of the economy). If the LQ is smaller than 1.0, then the Township is less specialized than the nation in that sector and is assumed to be a net importer of goods from that industry (the non-basic portion of the economy). If the LQ is equal to 1.0, the Township and the nation have an equal degree of specialization and the Township essentially “breaks even” with regard to that sector. Table 5 presents the LQ’s for Centerville Township. As might be expected, the Township is a net exporter in the agriculture, construction, and manufacturing sectors. The higher the LQ in these cases, the higher the export activity. The so-called manufacturing component is most likely to be related to processing of agriculture products. All other sectors are non-basic, or import activities in the Township. Of the nine major private economic sectors, Centerville Township is a next exporter for three of them. C:\ccons\centerville\compplan 9_2005.doc page 6 September 7, 2005 �The major problem with an LQ analysis is that most goods produced locally are sold in both local and non-local markets. Also, many services are provided to the year-round population while others are provided to tourists and the seasonal population. How much is provided to each? Unfortunately, the data necessary to answer that question does not exist. Table 5 1990 LOCATION QUOTIENTS CENTERVILLE TOWNSHIP Agriculture 2.90% Percent of Local Employment 10.9% Mining 6.30% 0.8% 0.13 Construction 4.50% 16.3% 3.62 Manufacturing 16.90% 17.6% 1.04 Transportation, Communications and Utilities 5.10% 4.7% 0.88 Wholesale trade 5.50% 3.0% 0.55 Retail trade 17.40% 16.5% 0.95 Finance, insurance and real estate 5.90% 4.4% 0.75 Services 25.00% 24.2% 0.97 Public administration 16.20% 1.7% 0.10 I Industry Percent of National Employment I I I LQ I 3.76 Housing The number, type, age and value of housing units in an area are indicators of wealth, growth trends and lifestyles. This profile of the Centerville Township housing stock is based on Census data. Centerville Township had 615 total housing units in 1990. Increases in housing units from 1980 to 1990 far outstripped increases in population. The Township was witness to building activity in that decade which resulted in 151 new homes, an increase of 37.8%. By contrast, the total population increased by just under 17%. The resulting disparity is an indicator of a high number of seasonal housing units being built in the Township. In 1990, 43% of Township housing units were classified as “seasonal, recreational or occasional use”. The rate of home-ownership in the Township is a relatively high 71.6%. Single-family development dominates the housing stock of Centerville Township. Nearly 99% of all units are classified as single-family (attached, detached and mobile home). Units classified as mobile home make up 22% of all housing units, a relatively high portion of the housing stock. C:\ccons\centerville\compplan 9_2005.doc page 7 September 7, 2005 �The median value of owner-occupied housing in the Township ($67,300) is lower than that of the County ($73,100), but higher than the State ($60,600). Waterfront, retirement and recreation properties, in general are much higher in value than other homes in the Township. The presence of such valuable real estate can increase the cost of living for those living in homes of lesser value. Sixty-four percent of the Township housing stock has been built since 1960. The largest increase in a single decade was 83%- from 1970 to 1979. This pattern is reflected in each of the local jurisdictions in Leelanau County. Frame of Reference Decision-makers must be equipped with a broad array of information including demographic and economic characteristics of the community. This information enables them to make better decisions when allocating limited resources. The purpose of this introductory discussion is to set a foundation - a base of knowledge that provides a discussion of select population characteristics and a basis for understanding the economy of Centerville Township. Once this foundation of knowledge is laid, a meaningful course of local action can be plotted. The data presented in this report should be reviewed in light of the following critical observations that affect Centerville Township’s economic activity and competitiveness: 1.) Because of Centerville Township’s geographic location, there is limited “pass-through” travel. The county is mostly a destination location, a phenomenon which is great for tourism. However, this scenario drastically limits many types of large-scale commercial and industrial development. 2.) Common attributes that industrial developers look for when sighting a facility is access to highways and rail service, adequate utilities, a skilled labor force, and proximity to market. Centerville Township has limited public facilities and is relatively isolated geographically. This does not make it particularly attractive for large-scale commercial or industrial activity. 3.) The base, or export industries of the Township are in the agricultural, manufacturing and construction sectors. All other economic sectors essentially import goods and services to meet the needs of the local economy. The so-called manufacturing component is most likely to be related to processing of agriculture products. All other sectors are non-basic, or import activities in the Township. C:\ccons\centerville\compplan 9_2005.doc page 8 September 7, 2005 �Vision According to the results of a 1995 Survey, the residents of Centerville Township see their community as a small, peaceful and enjoyable rural place in beautiful, natural and agricultural surroundings. Most citizens want the community to remain as such, without the burden of uncontrolled growth and its associated impact on the environment and loss of open, undeveloped lands. Goals To maintain the rural character of the community To protect and preserve our natural resources To provide economic opportunities to our residents To establish and maintain vitality in the community To endeavor to keep property taxes from increasing OBJECTIVES AND POLICIES In the sections that follow, after a brief introductory or background statement, the means to reach the goals of the Township are given by listing long-term objectives that define the general direction decisions and actions should take and by citing policies, which are more descriptive statements identifying courses of action for implementing the objectives . LAND USE MAPS Sections of this plan include maps that depict planned land uses pertinent to the topic of the section in which they are included. The composite current zoning map and future land use map are presented at the end of this Plan. The maps should be used in conjunction with the policies and objectives contained herein. The policies and objectives form the analytical base used to develop the planned land uses. Analyses for land use decisions should include consideration of both the objectives and policies and future land use map designations. PLAN IMPLEMENTATION AND REVISION In future decisions before the Commission and the Board, the first and primary question to be asked must be: What effect will the proposed action have upon the native terrain and the rural character of the Township? If it does not add to the vitality and viability of the rural community, or is at least neutral, it should not be taken. The commission should continue to analyze the various segments of the community, to evaluate the effectiveness of existing policies, and to refine and to keep the Plan current. The Planning Commission should use this Plan to promulgate a revised zoning ordinance. The Township Board should use this Plan to prepare a capital improvements plan, to guide the preparation of its annual budgets and its application for grants and loans or other funding. Future Land Use Map C:\ccons\centerville\compplan 9_2005.doc page 9 September 7, 2005 �There are seven uses designated on the Future Land Use Map that is located at the end of this plan. These are listed below with proposed residential densities where appropriate. 1. Sensitive areas--residential construction by conditional use permit only. 2. Residential areas: a. R1 is 22,000 ft2 minimum lot size; b. R2 is 22,000 ft2 minimum lot size; 3. Business areas--residential use by conditional use permit only. 4. Commercial Resort—residential use allowed 20,000 ft2 minimum lot size. 5. Recreational—residential and recreational uses allowed. 6. Agricultural-- residential use allowed 65,340 ft2 minimum lot size. 7. Agricultural Preservation--65,340 ft2 minimum lot size although residential development is discouraged. Although not designated on the map, cluster housing and planned developments shall be allowed in all districts. The residential densities of the various designations shall provide the underlying density for any such projects. Specific standards and criteria for these projects shall be promulgated in the zoning code. The designations on the Future Land Use Map are general in nature and therefore are not intended to correspond to property boundaries. The Planning Commission and the Township Board shall rezone particular properties as they see fit to implement the Plan in an orderly and prudent fashion. C:\ccons\centerville\compplan 9_2005.doc page 10 September 7, 2005 �Natural Resources & Agriculturally Productive Lands The beauty and character of Centerville Township are afforded by its bountiful endowment of natural resources in a unique combination. Its soils and climate, its topography of rolling hills, its lakes and streams, and its abundant wildlife are generously combined in a way that has resulted in what the Centerville Township’s residents call "rural character". The main geographic feature of the township is Lake Leelanau. Farms, forests and open space surround it. The soils of the township, although varying widely, are largely sandy, which allow for various types of agriculture but especially, in combination with the climatic conditions created by the Great Lakes on all sides of the Leelanau peninsula, orchards and vineyards. Land that is unfarmed is largely forested with northern hardwoods or deliberate plantings of red pine. Open grassy areas remain where farming has not proven feasible but forests have yet to reclaim the land. Agricultural Preservation Centerville Township’s farmland is a unique agricultural resource that contributes substantially to the local economy. A unique combination of soils, topography, and climate, make much of Leelanau County’s agricultural lands ideally suited to growing fruit. The county consistently produces more cherries than any other county in the country and farming contributes as much as $50 million per year to the local economy. Orchards comprise about one-third of the farmland in Centerville Township and represent about ten percent of Leelanau County’s orchard lands. Most of the remainder is in cropland and pasture that also support economically important agricultural activity. In addition to its economic benefits, farmland is also a valuable part of the heritage of the township and contributes appreciably to the rural character and quality of life enjoyed by township residents. The characteristics that make Centerville Township well suited to agriculture also make it a desirable place to live. Consequently, the population of the township is growing rapidly. Between 1990 and 2000, Centerville Township’s population increased by over 35 percent. The development that accompanies population growth has eaten into the township’s agricultural land. Between 1990 and 2000, approximately 20 percent of the township’s farmland left agricultural use. Extensive residential development in agricultural areas is inconsistent with the longterm viability of farming. Residential development increases land values, creates the potential for conflict over agricultural practices, increases traffic congestion on rural roads, and generally makes the business of farming more difficult. Haphazard and unplanned rural development also compromises the scenic beauty and rural character of the township, thus diminishing the quality of life that makes the community an attractive place to live. The comprehensive plan promotes the preservation of sufficient agricultural land to maintain the long-term viability of the agricultural industry, preserve the rural character that defines the township, and protect the quality of life enjoyed by township residents. C:\ccons\centerville\compplan 9_2005.doc page 11 September 7, 2005 �Agricultural Preservation Area Lands selected for inclusion in the agricultural preservation area were those determined to be the most important to maintaining the viability of the agricultural industry into the future. The Future Land Use Map illustrates the selected lands. Factors considered included the presence of working farms, large ownership with active agriculture, and the presence of prime and unique soils. Specifically, all ownerships1 of 40 acres or more with at least 20 acres in agricultural use were included. Agriculture is changing in Leelanau County with increasing opportunities for small land owners raising specialty crops such as grapes or engaging in high-value agriculture on relatively small parcels (e.g., community supported agriculture). Smaller parcels of 20 to 40 acres with at least four acres in agricultural use were included in the agricultural preservation area to permit retention of these agricultural operations as well. The agricultural preservation area contains approximately 4,800 acres of the 5,600 acres in agricultural use in Centerville Township. The presence of prime and unique soils was also important in selecting lands for preservation. The Future Land Use Map also illustrates that the selection criteria incorporate almost all of the township’s prime and unique soils that are not already developed. Specifically, 3,300 of the townships 4,800 acres of prime and unique soils are in the agricultural preservation area. Lands selected for preservation may overlap other zoned uses. The preservation designation means that these lands should be prioritized for preservation as opportunities arise and that they should, to the extent possible, be protected from development detrimental to farming. Preservation Strategies The Township shall do everything possible to encourage and to abet farming. It recognizes that a successful preservation strategy will require a number of specific tools and approaches. The Township will mitigate the impacts of rising land value on farming by giving the lowest possible assessments to agriculturally productive land. It will provide for buffers between agricultural and residential areas and minimize the impact of development that does occur in agricultural areas by encouraging development only on unproductive land and encouraging clustering or other conservation design strategies on agricultural land within the preservation area. The Plan also recognizes that development rights agreements (i.e., transfer, leasing, donation, or purchase of development rights) can play an important role in farmland preservation. Centerville Township has passed a resolution to participate in Leelanau County’s purchase of development rights program. The Township will avail itself of the County program to preserve lands within the agricultural preservation area when the owners of that land voluntarily choose to pursue a sale of development rights. As other development rights options become available, the Township will also encourage their use to preserve farmland in the preservation area. 1 Ownership is different from parcels. In the common case where a farmer owns a number of parcels, some of which may be smaller than 40 acres, all parcels under that ownership are included in the agricultural preservation area as long as the sum of all parcels under that ownership satisfies the selection criteria. C:\ccons\centerville\compplan 9_2005.doc page 12 September 7, 2005 �Long Term Objectives A. To effect a safe, healthful and peaceful environment. B. To engender the wise use and prudent protection of native resources. C. To preserve agriculturally productive lands for farming. D. To protect and preserve the environment so it may remain the source of well-being for the community. Policies 1. Clean air and clean water are basic for a healthful life and paramount for the livelihood of Centerville Township’s residents. The Township shall endeavor to maintain these conditions by joining with regional groups to abate pollution and by promulgating standards in its ordinances which inhibit pollution of its air and water. 2. Centerville Township shall continue to investigate ways and means to eliminate pollution, including erosion control measures and control of point and non-point pollution problems along the Lake Leelanau shore and any other densely settled areas. 3. Centerville Township will cooperate with the County to establish and to enforce a county drainage plan. 4. The Township will consider acquiring, as finances permit, additional natural areas for recreation and preservation. 5. Soil and subsoil conditions shall be evaluated in land use decisions to avoid the erosion and the leaching of unfiltered waste water into aquifers and into lakes, streams or other surface water bodies. Zoning and other ordinances shall be promulgated to limit population growth especially adjacent to sensitive natural areas. The Township shall also encourage region wide hydrological studies to further define critical areas and to provide information upon which to base development decisions. 6. The Township shall cooperate with the County to ensure proper disposal of solid wastes as well as promoting recycling, reduction and efficient use of resources to lessen the accumulation of solid wastes. 7. Centerville Township shall evaluate wildlife habitats as part of its review of new projects. It shall endeavor to maintain greenways to encourage the flourishing of wildlife. 8. The Township shall work to maintain and to enhance the natural resources of the Township for the benefit of all the area’s residents. C:\ccons\centerville\compplan 9_2005.doc page 13 September 7, 2005 �9. Recognizing the vital role the forests play in the ecosystem and in the maintenance of its rural character, Centerville Township shall strive to preserve its woodlands by promoting selective cutting, where appropriate, to ensure reforestation and permanent forests by including trees and other vegetation in the site review process. 10. The Township shall do everything possible to encourage and to abet farming, including giving the lowest possible assessments to agriculturally productive land, providing for buffers between agricultural areas and residential areas, allowing development in agricultural areas on only nonproductive land, encouraging clustering or other land uses which will allow agricultural land to stay in production. 11. The Township shall work with the Leelanau County Road Commission and the Michigan Department of Transportation to keep rural and scenic standards on the Township’s roads and highways. Safe access should be provided for residents and for tourists to recreational areas, but the construction of larger roads than necessary for safe travel, which also might encourage immoderate residential growth or the overuse of natural habitats, shall be discouraged. 12. Centerville Township shall support farmers who develop practices to ensure that the pollutants or contaminants do not reach either ground water sources or surface water resources. C:\ccons\centerville\compplan 9_2005.doc page 14 September 7, 2005 �Residential Land Use and Housing Policy The general goal of Centerville Township residential land use and housing policy is to encourage a wide range of housing types and prices while maintaining the quality of the environment and the rural character of the community. All available data shows that both full and part-time residency is increasing in the Township. Since most of this development is rural and single family, the effects upon the rural character, agricultural, natural and scenic qualities of the community, have been noticeable and may be severe if not addressed. Despite the construction of new dwellings, few lower priced dwellings are being built. This, combined with the removal of older farm structures by renovation from the stock of available housing, has left first-time home buyers and other less wealthy persons with decreased opportunity for housing within the community. This plan allows for areas of higher density development where less expensive homes might be constructed. C:\ccons\centerville\compplan 9_2005.doc page 15 September 7, 2005 �Long Term Objectives A. To discourage residential development in environmentally sensitive areas. B. To control residential growth in order to prevent increased population from over burdening public services and facilities or from polluting underground or surface waters. C. To encourage the siting of housing to preserve views in order to maintain the rural character of the community. D. To promote reasonable cost housing so that all residents have an opportunity for home ownership. Policies 1. Zoning permits shall be required of all operations which change the land or landscape. Grading, septic installation, house construction, etc. require zoning permits. Agricultural activities associated with operating farms shall require only a land use permit. 2. Criteria used to evaluate rezoning requests shall include traffic impacts, increased demands on public facilities and effects upon the natural environment. 3. Higher density development shall be placed in suitable locations, near services and facilities. 4. In order to maintain rural character and to preserve undeveloped native terrain, very low residential densities shall be maintained outside the higher density areas. 5. Agriculturally productive areas are to be zoned exclusively for agriculture; non-farm structures are allowed by conditional permits only. 6. Planned developments or clustered housing shall be encouraged to preserve agricultural and open space lands. 7. Special housing needs of the elderly shall be identified and efforts made to meet those needs. 8. The Township shall investigate the need for, and actively pursue the installation of, public sewers and water systems where they are deemed necessary and feasible. C:\ccons\centerville\compplan 9_2005.doc page 16 September 7, 2005 �Economic Development This element of the Comprehensive Plan presents long term objectives and policies to guide Centerville Township’s economic development planning. As laid down in the other elements of this plan, economic growth should not take precedence over the maintenance of the community itself. The plan recognizes the interdependence of people and their environment and calls for conscious and careful measurement of economic acts against what nature, not only will sustain, but will aid and foster. Centerville Township has numerous economic assets including: 1. 2. 3. 4. 5. 6. 7. Abundant recreational resources. Excellent agricultural conditions conducive to orchard fruit growing. Many productive timber lots. A highly educated population. A wide diversity of crafts and tradespeople. Abundant water resources. Proximity to a major Midwestern ski resort. Because Centerville Township is in a peninsula, it is not on the way to anywhere. It is a destination area, which benefits tourism, but is a liability to most manufacturers and other entrepreneurs looking for good means of transportation to large accessible markets. Whereas tourism may be a positive Economic force in our Community, we encourage those tourist related enterprises which are locally owned and generate Economic benefit for the local area and people, as opposed to a tourist business where the economic benefit is exported out of the area. The township must take advantage of its natural resources and the opportunities they present, while maintaining the community’s integrity and attempting to make the township, and the region, less dependent upon outside economic forces. The economic development program should target economic activities which add value to locally produced commodities for export as well as identifying and promoting import replacement products. C:\ccons\centerville\compplan 9_2005.doc page 17 September 7, 2005 �Long Term Objectives A. To promote economic and employment opportunities for Township residents. B. To encourage appropriate economic activities to increase the tax base of the community. C. To make the township and the region more self-sustaining. D. To maintain a vital environment. Policies 1. The Township shall work to sustain and promote those existing businesses that are compatible with the values and goals of this Comprehensive Plan. 2. With whatever public funds available, provide infrastructure and favorable surroundings for appropriate economic activities. 3. Work with the different economic sectors of the community, e.g., tourism, retail, agriculture, to address their various needs. 4. Pursue businesses for the area that will sustain the community character and do not harm the environment. Other commercial enterprises will be discouraged. 5. Encourage education programs in the schools that provide greater understanding of regional resources, their uses and limits and that teach the skills required to use these resources responsibly. 6. Work with other townships, the county and any other entities in the region to discover, then promote, new economic activities which use available resources and enhance the region’s self-sufficiency and independence. C:\ccons\centerville\compplan 9_2005.doc page 18 September 7, 2005 �Commercial Land Use In accordance with the direction of the Leelanau County General Plan, and the 1995 Centerville Township Master Plan Survey, it is the intent of this ordinance to encourage commercial development to occur within existing village and resort boundaries. It should be recognized that Centerville Township currently has no incorporated village or municipalities within its boundaries, nor is the need for same envisioned in the foreseeable future. Nonetheless, current goods and services needs are being adequately met within the greater region. Further commercial development should be discouraged unless it can be shown to be compatible with and enhance our unique environment and natural resource base. C:\ccons\centerville\compplan 9_2005.doc page 19 September 7, 2005 �Long Term Objectives A. To contain commercial areas to specific locations and to guide site and building design in order to retain the community’s rural character and natural terrain. Policies 1. Participate vigorously in county and regional planning to ensure Centerville Township’s concerns regarding business development are heard and addressed. (Specifically -- the Leelanau County Road Commission, the Leelanau County Planning Commission, the Northwest Michigan Council of Governments.) 2. Cooperate with entrepreneurs whose activities are compatible with the goals and objectives of this Comprehensive Plan and who wish to locate in the Township. 3. Site plan review standards to maintain rural character and natural resources shall be established in the Zoning Code. 4. Wherever necessary and appropriate, buffers and screens should be required to protect adjacent residents and less intensive activities. C:\ccons\centerville\compplan 9_2005.doc page 20 September 7, 2005 �Transportation Nothing makes the increases in residential population and tourist trade more obvious than the increases in automobile traffic on township roadways. Especially in a rural community, where housing and other structures may be hidden from view, the automobile, our main, and almost sole means of transportation, is clearly present in ever increasing numbers. As the "Working Paper Number 8" of the Leelanau General Plan points out, the condition of the roads throughout the county is considerably less than desirable. Despite the availability of BATA transit system, there is no question that almost all township residents rely daily upon their cars and the road network for getting to work, shopping, recreation and other necessities. To adequately deal with both township residents’ needs, and to accommodate the tourists who travel to the township, the roads should be improved. But in keeping with the major goals and objectives of this plan, the Centerville Township Planning Commission is convinced that over-improving the roadways will only induce additional, undesired development. “Improved” shall not mean widening the travelway or the rights-of-way where unnecessary or inappropriate, nor the clearing of trees and other vegetation which would detract from the rural character of the roadways. The plan espouses the idea that secondary roads of the township should be treated, when appropriate, as "natural scenic beauty roads" in accordance with Natural Beauty Road Act of 1970; and that all of the rules and guidelines governing the maintenance and care of these natural beauty roads should be adhered to whenever possible. Where a choice must be made, lowering the speed limit is preferred to destroying the rural character of a roadway. C:\ccons\centerville\compplan 9_2005.doc page 21 September 7, 2005 �Long Term Objectives A. To maintain rural country roads within the township and county wide. Only Co Rd’s 651, 645, 643 and 620 should be arterials in Centerville Township. B. To improve quality of all roads without increasing their widths or destroying their character. C. To provide safe avenues for all modes of transportation, including pedestrians and bicyclists. Policies 1. A representative from the Township shall provide to the Leelanau Road Commission this plan to convey the Township’s views of roadway improvements in Centerville Township. 2. Possible off-road bicycle pathways should be identified and the Township shall consider incorporating them in long range recreation, transportation, and capital improvements plans. 3. Land use decisions, including rezoning and site plan reviews, should always include transportation and traffic considerations. 4. The Township should cooperate with the Bay Area Transit Authority to ensure good service by the authority in providing transportation for any local residents without automobiles at hand or unable to use them because of handicaps or impairments. 5. Adequate off-street parking should be required of all new construction. 6. A buffer zone of undisturbed vegetation and/or new landscaping should be established as a requirement of all new projects along roadways. C:\ccons\centerville\compplan 9_2005.doc page 22 September 7, 2005 �Public Facilities and Services Centerville Township is a small rural community, thus its municipal government provides limited services and possesses few facilities. Notwithstanding, the Township has recreation facilities and is invested in the local two-township volunteer fire department which also contracts on a yearly basis to two other Townships. The Township cares for a park, plus maintains and clears snow from the township hall. Population growth in the Township has placed greater demands upon both local and county services. The Fire Department has recently expanded the fire hall. The Leelanau County Sheriff’s Department has outgrown its present facility and is contemplating satellite mini-stations and/or a newer, more-centrally located headquarters. The Glen Lake School District serves approximately 2/3 and the Leland Public Schools serve the remaining 1/3 of Centerville Township. Both school districts continue to have student enrollments larger than their capacities, but both are working to eliminate these conditions. An addition to the Glen Lake schools was completed in 1993 and the district predicts that will alleviate overcrowding for five years. Since state and federal funding appears to be diminishing as a percentage of operating revenues, the township must be wary of, and must assess the potential consequences of, increased residential population if it expects not to need to increase property taxes. The Holy Rosary School in Isadore provides elementary education, while Leelanau St. Mary’s provides elementary and secondary education to a number of township children. There are other private schools in the county from which residents could choose, though the cost and distance to these institutions put them beyond the means of most Centerville Township residents. The Township is currently served by several utilities, including Cherryland Rural Electric Cooperative, Cable Television, Consumers Power, and Michigan Consolidated Gas Company. Current services are deemed adequate, although future needs may necessitate formally addressing these services. C:\ccons\centerville\compplan 9_2005.doc page 23 September 7, 2005 �Long Term Objectives A. To provide and maintain basic facilities and services deemed necessary. B. To provide quality public facilities appropriately located throughout the Township. C. To work with surrounding townships, the County, and Northwest Michigan Council of Governments to coordinate plans for facilities and services in the entire region. D. To effectively utilize existing funding sources and to investigate new sources of funding for the provision of facilities and services. Policies 1. Cooperative programs with adjoining communities will be sought to provide service to people who might otherwise be overlooked or be unable to participate. 2. The Township shall seek help and guidance from County agencies to ensure successful programs to aid needy groups or individuals. 3. Prepare the annual budget in conformance with the policies and objectives of this Comprehensive Plan. 4. Planning committee representatives will be encouraged to attend Leelanau County meetings and the meetings of the Northwest Michigan Council of Governments to help coordinate efforts within the county and region and to ensure the township’s needs are properly addressed. 6. Communication with the Glen Lake School District and Leland Public Schools should be maintained and improved and efforts to coordinate, and not duplicate, facilities and services should be undertaken. C:\ccons\centerville\compplan 9_2005.doc page 24 September 7, 2005 �Current Zoning Map N A Zoning Districts Appendix A CENTERVILLE TOWNSHIP ZON ING MAP C:\ccons\centerville\compplan 9_2005.doc MAP FOR REFERENCE PURPOSES ONLY Data provided by CenterviJle Town.ship Prepared by Leelanau County Planning and Community Development Printed O ctober 2007 page 25 - Agricultural - Business Commercial R@sort Residential 1 Residential 2 - Recreational Ski Vi~ Fanns Sub September 7, 2005 �+ N Lege nd Ill Sensiti ve area C=:l Residential (RI , R2, R3) - Business Ill Agricultural preservation area Ill Commcrcialircsort Ill Recreati onal c:J Agricultural C:\ccons\centerville\compplan 9_2005.doc 0111111-=:::::0:ii.5• = • - - - -•2=====:::::::i\ ,liles CENTERVILLE TOWNSHIP Leelanau Coun ty, Michi ga n page 26 September 7, 2005 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Centerville-Twp_Comprehensive-Plan_2005 Date A point or period of time associated with an event in the lifecycle of the resource 2005-09-07 Title A name given to the resource Centerville Township Comprehensive Plan Description An account of the resource The Centerville Township Comprehensive Plan was adopted by the Centerville Township Board on September 7, 2005. Subject The topic of the resource Comprehensive plan publications Centerville Township (Mich.) Leelanau County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/eefa42b3684b06255ea2efc334fd8ce4.pdf 823de0b386258229a0d07b7cbad1b518 PDF Text Text j' .•~-, Harley Ellington Pierce Yee Associates, Inc. Architects Engineers Planners Corporate Address: First Center Office Plaza 26913 Northwestern Hwy. Suite 200 Southfield, Michigan 48034 3132621500 FAX 313 2621515 Mailing Address: P.O. Box 5030 Southfield, Michigan 48086-5030 VILLAGE .OF CASEVILLE Community Development Plan ' j October 1989 Prepared for: _j Village of Caseville Caseville, Michigan 1 .J J j J Funded under: Community in Transition Program Community Development Block Grant Michigan Department of Commerce HEPY Project No. 70250-00/ 1000 �TABLE OF CONTENTS VILLAGE OF CASEVILLE Community 0.velopmenl Plan Page INTRODUCTION 1 PLANNING WORKSHOP FOR PUBLIC INPUT PUBLIC COMMENTS 3 PLANNING GOALS 13 PLANNING UNIT SUMMARY 15 PLANNING CONCEPTS AND RECOMMENDATIONS 20 SOUTH ENTRY CORRIDOR 25 WEST MAIN 27 EAST MAIN/PROSPECT 34 PINE STREET 38 NORTH ENTRY CORRIDOR 41 WOODED ISLAND 42 MAIN STREET MARINA 43 NORTH MARINA 47 MUNICIPAL 49 PROSPECT/VINE 51 COUNTY PARK 53 SOUTH BAY SHORE 55 SOUTHEAST QUADRANT .............. .................. .... . ~ 56 BEADLE ISLAND 57 PIGEON RIVER OXBOW 58 DUTCH TOWN NORTH BAY .............................................. SHORE ......................................... 59 60 �. LIST OF FIGURES VILLAGE OF CASEVILLE Community O . ~ I Plan Page Regional Context 1 Development Issues and Opportunities........................ 4 Planning Uni ts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 Community Development Master Plan........................... 22 Public Project Priorities 23 Implementation Priorities Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Pocket Plaza and Store Facade Enhancements.................. 31 Facade Enhancements-Before and After, Typical Enhancements 32 Village Center - Pocket Plazas, Streetscape Enhancements and Left-turn Lane . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33 ·Prospect Street Commercial and Prospect/Vine Residential .... 37 Pine Street Commercial/Cultural District.................... 40 Pedestrian Walkway Features - Between Marina and Village Center . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 45 Mini-Park at Vehicle Entrance to Marina..................... 46 �. INTRODUCTION VILLAGE OF CASEVILLE Communaty Development Plan Caseville is a coastal village in Huron County, Michigan located on the Saginaw Bay, near the northern tip of the 'Thumb' region. The waterfront community is growing as a year-round vacation destination and resort area. ,. © NORTH REGIONAL CONTEXT In response to tremendous growth pressures; increasing demands on existing natural and physical resources; the desire to control and direct growth and preserve the small-town atmosphere important to residents, the Village and the Huron County Economic Development Corporation initiated this study. Its primary purposes are to understand these pressures, and to actively anticipate change and develop strategies for positive growth and development. The Caseville Community Development Plan describes physical planning projects based on the needs, opportunities and goals identified by the local residents and the planning firm of Harley Ellington Pierce Yee Associates, Inc. (HEPY). Planning projects were identified for seventeen planning units within the Village. October 19, 1989 Page 1 �INTRODUCTION VILLAGE OF CASEVILLE Community Development Plan Each of the units is handled separately. Common and integrated solutions are proposed in order to meet the needs of each unit while creating a cohesive and integrated direction for growth. The Plan is intended to be used as a "living document." The needs and opportunities for each planning unit have been identified, some elements will remain and some will change over time. The Plan should be updated as projects are completed, new opportunities arise and as the resident's needs and demands change. A detailed list of these needs and opportunities, along with the recommendations for action, are given for each of the seventeen planning units. For publicly fundable projects, implementation priorities and funding opportunities have been identified. October 19, 1989 Page 2 �VILLAGE OF CASEVILLE WORKSHOP PUBLIC COMMENTS Community 0.velOpment Plan PLANNING WORKSHOP FOR PUBLIC INPUT: Members of the Harley Ellington Pierce Yee Associates, Inc. (HEPY) Site Planning Department spent three days in Caseville, Michigan during July, 1989. The purpose of the trip was to document the existing conditions and to gain public input into the planning process for the Community Development Plan. HEPY's goals in this effort were threefold: 1. Meet with members of the Village Planning Commission and Michigan Department of Natural Resources (DNR) to learn the project's history, identify issues, and establish goals and objectives. 2. Meet with the residents of the Village of Caseville and Caseville Township to learn their ideas and concerns for the Village. 3. Conduct on-site investigations and observations and photograph existing conditions. A Public Workshop was held for all interested residents. During the workshop, seven issues were identified with residents expressing their concerns and ideas, along with their opinions regarding problems and opportunities for each. (Refer to the Development Issues and Opportunities Plan, p. 4.) The results of the public workshop are summarized below. It is important to note that this was a public brainstorming session and although the ideas are recorded here, all of them may not necessarily be incorporated into the final planning recommendations. Additional formal and informal public meetings were held in August and September, 1989 to present the planning findings and recommendations. Public comments were evaluated and when feasible, incorporated into the final recommendations. The final planning recommendations are covered in the fourth section of this report, beginning on p. 20. A graphic plan of the final recommendations is found on p. 24. October 19, 1989 Page 3 �• Traffic and Parking ~ Pedestrian Circulation and Amenities • Commercial Development ~ Resort and Tourism • Image and Identity • Historic and Natural Resourcea • Recreation ~•--••• "T ' " ' - Ill -· c.oelllloltta ~11C",1"21&. -~it-· .... ,... r 0 r ... V r ~ 4 0 ,L ::, ,: f'-e•1De,.T1,..~ C A&J"-1G••Tu,-,-.'"_;J f . .t VILLAGE OF CASEVILll Carnuily o,,.~f'llli ~~~©~~~mo~~~~~ ®ffiXgJ ©~ffiU~ITTn]~~ •=-:.!_- October 19, 1989 Page 4 �VILLAGE OF CASEVILLE WORKSHOP PUBLIC COMMENTS PLANNING ISSUE: TRAFFIC AND PARKING NEEDS: o Improved automobile circulation through and around the downtown. Driving through Caseville is now very difficult during the summer months, particularly on weekends. o A system to improve left turns from or onto Main Street. All left turns are now difficult and cause congestion and traffic backups, especially left-turns into the new Village marina. o Improved site distances onto Main Street. Visibility around parked cars is poor, particularly for drivers attempting to enter Main Street from a side street. o An alternate river crossing for vehicles. The two-lane Main Street bridge is the only existing route across the Pigeon River. This presents a problem for emergency access to and from Caseville, and also causes congestion when southbound M-25 narrows from four lanes to two at the bridge. o Additional parking in the downtown area and at the marina. OPPORTUNITIES: o Improve circulation and safety in the downtown through: • • • • o Installation of a traffic light Installation of a left turn lane Better law enforcement of the speed limit and use of traffic policemen on key weekends Rebuilding or widening of the bridge Plan for a downtown by-pass via: • • Sturm Road or Gatestone Road (east of town) River Street, with a drawbridge for sailboats o Remove parking from Main Street. o Encourage shop and business own~rs and employees to park in parking lots and leave the parking spaces in front of their businesses for their customers. o Restore parking to Main Street in the off-season. October 19, 1989 Page 5 �VILLAGE OF CASEVILLE . Community Development OPPORTUNITIES: o PLANNING ISSUE: TRAFFIC AND PARKING (con't) Develop off-street parking lots to accomodate relocated and increasing demands for parking. Possibilities include: • • • • • • o Plan WORKSHOP PUBLIC COMMENTS Marina septic field area (when installation of the sanitary sewer is complete) Vacant lot by the IGA School parking lot, with possible need for shuttle service Eastern portion of the county park Existing alleys and adjacent lots Business and church lots during non-business hours Encourage shops and businesses to share in the development of off-street parking. October 19, 1989 Page 6 �VILLAGE OF CASEVILLE WORKSHOP PUBLIC COMMENTS PLANNING ISSUE: PEDESTRIAN CIRCULATION AND AMENITIES NEEDS: o Improved pedestrian safety, particularly for elderly and handicapped residents, when crossing Main Street. o Convenient access to the County Park beach. o A walking route for locals and visitors, with access to the Post Office and marina. OPPORTUNITIES: o Physically designate pedestrian crosswalks in the downtown. o Develop pedestrian and bicycle routes to points of interest. o Develop a waterfront boardwalk. October 19, 1989 Page 7 �VILLAGE OF CASEVILLE WORKSHOP PUBLIC COMMENTS Community Development Plan PLANNING ISSUE: COMMERCIAL DEVELOPMENT NEEDS: o Businesses that are open year-round. Residents estimate that 60-80% of the local businesses remain open for only four months a year. o Planning which accomodates this four month tourist season peak, while considering and respecting the needs of the twelve month resident. o Control of the size and increasing number of signs and billboards. o Control of the location of factories in relation to Main Street and downtown. o Improved views from the marina area to the backside of the buildings. o Input and guidance by the Village into the future of the Wooded Island and surrounding waterfront/wetland. OPPORTUNITIES: o Encourage motels, shops and restaurants to remain open yearround in conjunction with activities which extend the tourist season. o Develop facilities to enable Caseville to serve as a year-round conference center. o Provide housing opportunities for seniors (apartments, condominiums, etc.), and encourage year-round residence. o Provide a physical location and infrastructure for clean, hi-tech industry. o Encourage development of the Wooded Island that is coordinated with the goals of the community. October 19, 1989 Page 8 �VILLAGE OF CASEVILLE WORKSHOP PUBLIC COMMENTS Community Development Plan PLANNING ISSUE: RESORT AND TOURISM NEEDS: o Services and facilities to accomodate the four month peak in tourism. o Year-round recreation and tourism opportunities. o Off-season promotion and town visibility. OPPORTUNITIES: o Plan for facilities and businesses, both indoors and outdoors, to accomodate off-season events. o Provide outdoor winter opportunities that are an alternative to snow and ice-based recreation. o Encourage high quality hotels, shops and restaurants that cater to tourist needs. o Provide parking to meet the tourism demand. October 19, 1989 Page 9 �VILLAGE OF CASEVILLE WORKSHOP PUBLIC COMMENTS Community Developmenl Plan PLANNING ISSUE: IMAGE AND IDENTITY NEEDS: o Enhancement of the existing County Park site. in the county park is an eyesore. The trailer park o A waterfront community park. o Removal of the "junk" (abandoned lumberyard and industrial facilities) that is visible when entering town from the south. o An attractive solution for the open county drain; it is currently an eyesore. OPPORTUNITIES: o Remove the trailers from the County Park and recreate a community park. o Develop indoor and outdoor, large and small scale, cultural arts centers, including a: • • • Performing arts center Amphitheatre Gazebo o Provide facilities for the development of Caseville as a winter paradise and continued development as a resort community. o Rename the village Port Elizabeth; its original name, to reference its water-oriented location and development. October 19, 1989 Page 10 • �VILLAGE OF CASEVILLE WORKSHOP PUBLIC COMMENTS Community Development Plan PLANNING ISSUE: HISTORIC AND NATURAL RESOURCES NEEDS: o Recognition and maximizing of the tremendous natural resources and potential of the Wooded Island. o Sensitive planning for the future of the waterfront and wetland surrounding the Island. o Recognition of the historic resources of Caseville. OPPORTUNITY: o Create marina space in conjunction with the development of the Island. o Work with the developer to create public park space on the Island. o Preserve existing structures of historic interest and importance • .., , October 19, 1989 Page 11 �VILLAGE OF CASEVILLE WORKSHOP PUBLIC COMMENTS Community Oeveloe>IMOI Plan PLANNING ISSUE: RECREATION NEEDS: o Recreation places and activities for youth. o Shade and landscaping for the park near the school. o A Village pedestrian system. o A fish cleaning station. OPPORTUNITY: o Develop a cultural/youth center near the downtown. o Develop a multi-purpose recreation center, with provisions for: • • • Swimming pool Indoor ice rink Convention arena o Develop a bowling alley southwest of downtown, near other commercial recreation. o Convert the trailer park back into a community park. o Develop a waterfront boardwalk that creates and takes advantage of views, the drama of the bluffs, and the ability to get close to the water. o Consider a pedestrian drawbridge to get to the islands. o Maximize the recreation potential of the Pigeon River east of the beach and the Main Street bridge. o Develop cross-county ski trails. o Develop a public fish cleaning station in conjunction with the breakwater/DNR park. October 19, 1989 Page 12 J �WORKSHOP PLANNING GOALS: VILLAGE. OF CASE.VILLE. COMMUNITY DEVELOPMENT PLAN GOALS: At the conclusion of the Public Workshop and meetings with the Village Planning Commission, the following goals were developed for the Community Development project. The goals are derived from concerns expressed by residents and needs and opportunities observed by the HEPY planners. TRAFFIC AND PARKING: o Improve circulation patterns to facilitate safe, efficient travel and minimize congestion in the downtown. o Explore ~lternatives for a M-25 by-pass. o Recommend alternatives and implementation strategies for offstreet parking that is convenient to downtown. PEDESTRIAN CIRCULATION AND AMENITIES: o Recommend street and walk treatments that encourage safe crosswalks and enhanced streetscapes. o Designate a pedestrian walk through the Village and the waterfront. COMMERCIAL DEVELOPMENT: o Develop a comprehensive community plan that encourages a diversified economic base that will provide year-round benefit to the Village. o Provide guidelines for commercial growth that will encourage change in a direction that is in the best interest of the entire community. RESORT AND TOURISM: o Facilitate development that will contribute to a vital, exciting resort climate and will enable Caseville to expand as a year-round vacation destination and paradise . . October 19, 1989 Page 13 �VILLAGE OF CASEVILLE WORKSHOP PLANNING GOALS: Community Development Plan IMAGE AND IDENTITY: o Recommend downtown and Village-wide enhancement guidelines that will enable businesses and the Village to participate in the creation of Caseville as a high-quality place to live and vacation. HISTORIC AND NATURAL RESOURCES: o Take advantage of the tremendous diverse natural resources of the waterfront Village. o Recognize, preserve and enhance the historic resources of Caseville. RECREATION: o Expand and create a broad range of year-round recreation opportunities for the residents and visitors of Caseville. October 19, 1989 Page 14 �VILLAGE OF CASEVILLE PLANNING UNIT SUMMARY Convnunity Development Plan For study purposes, the Village can be divided into seventeen planning units. The units have similar and/or compatible land use needs and opportunities. Each of the units is summarized below and graphically described on the Planning Units Plan, p. 16. SOUTH ENTRY CORRIDOR: The South Entry corridor extends from the Village limit northeast to Kinde Road, along State Highway M-25/Main Street. It includes the U.S. Post Office, a disc golf park, a water slide and pizzeria, a roller rink, a small animal clinic, a lumberyard and other small businesses and undeveloped parcels. The corridor is very visible to US-25 travelers and has potential for conveying the overall Caseville Village image. This potential should be maximized. WEST MAIN: The West Main unit includes the western portion of the Village Center and extends from Kinde Road north to the bridge, and from Main Street west, roughly one block, to the Wooded Island and marina area. It includes downtown offices, restaurants, shops, a movie theatre and several vacant parcels. Within the downtown, street parking is inadequate and "through" traffic is limited to one lane in each direction. The bridge at the north end of downtown is the only existing Pigeon River crossing servicing Caseville through traffic. EAST MAIN/PROSPECT: The East Main/Prospect unit is the eastern portion of the downtown district and parallels the West Main unit. The unit extends from Main Street, east one block, and includes the western side of Prospect. East Main is similar in character to West Main and includes downtown commercial and service businesses. The Caseville Village and Township offices are located at the southern edge of downtown, on Main Street, and the Village Square is a corner park at Main and Pine. Prospect includes limited commercial developments, several churches, residences and vacant parcels. Due to existing land use patterns and its proximity to downtown, the area has great potential for continued downtown commercial development. October 19, 1989 Page 15 �~~., .. ·--·~ ~ ...... ,I - ·-~-- -,. __ _ --~-----= M~!1~·~9·1 p? I G ,· - - - r ,- . -. • " .r ' L October 19, Page 16 1989 ,L �VILLAGE OF CASEVILLE PLANNING UNIT SUMMARY Community Development Plan PINE STREET: The Pine Street corridor extends east from Main Street to the school. The corridor includes a bed and breakfast, a laundromat, single family residences, an adult group home and several vacant parcels. Pine Street has strong potential to link the Village Center commercial area to the Municipal unit on the eastern edge of the Village. NORTH ENTRY CORRIDOR: The North Entry corridor includes State Route M-25/Main Street and extends from the Pigeon River Bridge north to the Village limit. Existing uses include several ice cream and sandwich shops, t-shirt and gift shops, a historic church, the Catholic church, entrances to the County Park and waterfront homes, apartments and undeveloped parcels. WOODED ISLAND: The Wooded Island is located close to the Village Center, adjacent to Main Street and the Caseville Harbor. It is surrounded by an old river channel which is only partially navigable. The DNR has designated a portion of the area for wetland preservation. The designated area is approximately half on the old river channel. (Refer to the Community Development Master Plan, p. 22.) Sole access to the Island is via a land bridge at the Caseville Harbor. The Island is highly visible from the Village Center and the Harbor. The Island is privately owned and currently undeveloped, although the owner has begun planning for development. It has a mature hardwood stand, but a portion has been cleared and stripped for harbor fill material. MAIN STREET MARINA: The Main Street Marina includes the new public Caseville Harbor and privately owned marinas. The public harbor includes a parking lot, but it is inadequate for current and projected parking demands. The area is easily accessed by pedestrians in the Village Center. October 19, 1989 Page 17 . I �VILLAGE OF CASEVILLE -- PLANNING UNIT SUMMARY Community Development Plan NORTH MARINA: The North Marina unit is north of the Pigeon River bridge and includes water frontage on the channel and the Saginaw Bay. It includes privately owned marinas, the Bluffs (a high area overlooking the Bay and the Village), a fish store, a trailer park, single-family homes, a DNR park with parking lot, and the Breakwater. MUNICIPAL: The Municipal unit is located on the eastern edge of the Village. It contains the school with limited outdoor recreation facilities, a Village/Township park, the water treatment plant, and water tower. A portion of the unit is Village land which provides public access to the Pigeon River. The land is currently undeveloped. PROSPECT/VINE: The Prospect/Vine unit lies between the downtown/commercial districts and the Municipal unit. It is within easy walking distance of both units. The unit is primarily single-family residential and vacant parcels. The county drain runs through the unit and empties into the Pigeon River, north of Pine Street. COUNTY PARK: The County Park is currently being used as a trailer park for permanent and transient trailers. The permanent trailers are left in place during the off-season, but are not occupied. There is a sandy swimming beach along the Bay side of the Park. The beach is open to the public, but access is not direct and the destination is not easily found by first-time visitors. This area is important as an image area for those entering Caseville from the north. SOUTH BAY SHORE: The South Bay Shore unit is primarily residential and includes waterfront lots and the senior citizen housing complex. October 19, 1989 Page 18 �VILLAGE OF CASEVILLE PLANNING UNIT SUMMARY Community Development Plan SOUTHEAST QUADRANT: The Southeast Quadrant unit includes several industrial developments, but is primarily undeveloped. Historically, railroad service to Caseville was located in this area. currently, the right of way (R.O.W.) is all that remains of the empty bed. Much on the unit is wooded and/or low with wet soils. BEADLE ISLAND: Beadle Island is a triangular parcel surrounded by the Saginaw Bay on the west, the ice channel on the south and the Pigeon River on the northeast. The Island is primarily single-family residential and includes a yacht club and marina space. Access to the Island is limited to the River Road causeway which floods during highwater. PIGEON RIVER OXBOW: The Oxbow residential unit is located northeast of the Village Center and north of the bridge. It is primarily single-family residential with private riverfront docks. DUTCH TOWN: Dutch Town is in the northeastern portion of the Village. primarily single-family residential. It is NORTH BAY SHORE: The North Bay Shore single family residential unit is located in the northwestern portion of the Village. Lots are long and narrow with frontage on the Saginaw Bay. The area is heavily vegetated and visible from the North Entry corridor and the waterfront. Note: Generally, the residential units (North and South Bay Shore, Beadle Island, Pigeon River Oxbow, and Dutch Town) are stable residential areas which should continue to function as they do today. There is no need for changes in land uses. Infill of high-quality residential should continue. October 19, 1989 Page 19 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Developmenl Plan PLANNING CONCEPTS AND RECOMMENDATIONS: This final section of the Caseville Development Plan examines the seventeen planning units from a physical planning point of view, and incorporates resident comments generated at the public workshop and subsequent meetings. Input from potential funding agencies has also been incorporated. First, Planning Needs and Opportunities for each unit are introduced, followed by specific project recommendations, implementation priorities and possible funding opportunities. The Community Development Master Plan, p. 22, highlights the development concepts and final recommendations to be pursued for positive growth and change in Caseville. The Planning Recommendations are given in response to the project goals and taking advantage of opportunities for economic growth and change. The Project Priorities identify public master planning and development projects with consideration for: 1. The public's needs and opinions as expressed in the workshop and public meetings. 2. The feasibility and logical sequencing of implementing the projects. 3. Possible funding sources and current likelihood of funding. The projects and funding opportunities are graphically depicted on the Public Project Priorities Plan, p. 23. A list of Funding Opportunities is given following the project priority discussion. The following list is a summary of funding opportunities currently available. It is important to understand that grant opportunities are continually changing. Once a project is identified, current funding opportunities should then be explored. Projects should not be identified for development just because funding is currently and readily available. Instead, projects should be developed because they are in accordance with the Village development goals and master plan. It is advisable to remain faithful to the plan and wait for funding grants and loans to become available and to continually explore new and unfamiliar funding possibilities. October 19, 1989 Page 20 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE FUNDING OPPORTUNITIES: (Con't) 1. DNR - Michigan Department of Natural Resources The DNR offers a variety of grants, including monies for: Coastal Zone Management; waterfront recreation and tourism "showcases" (a showcase is a form of recreation that attracts users from a distance of more than thirty miles); user-oriented recreation, as opposed to spectator-oriented recreation; open space acquisition and development; linear parks, trails, and boardwalks, particularly those parks that are a part of a open space recreation network, etc. 2. DOC - Michigan Department of Commerce The DOC also offers a variety of grants, including monies for: site and building acquisition; streetscape enhancement (walks, landscape, lighting, etc.); parking lots; infrastructure; etc. 3. MOOT - Michigan Department of Transportation MOOT offers grants for roadway and safety improvements. 4. TIFA/DDA - Tax Increment Financing Authority TIFA is a local program, established under state-enabling legislation and managed by the Downtown Development Authority (ODA). Downtown economic development projects, such as streetscape enhancements, parking lot development, and infrastructure improvements, can be financed through TIFA. Monies are generated through specialized utilization of tax revenues generated from State Equalized Value (SEV) assessments. 5. Revolving Loan Fund - Local banks agree to give low interest loans to the ODA, and/or to local businesses. Facade enhancements and similar physical improvement projects by business owners could be funded through the revolving loan fund. 6. National Endowment for the Arts - The endowment will finance projects of cultural and historic value. 7. Other - Other funding opportunities include private foundations; donations; developers; local governments, including Huron County and the Drain Commission; the Soil Conservation Service (SCS); and federal housing grants. October 19, 1989 Page 21a �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan FUNDING OPPORTUNITIES: (Can't) Most grants have specific requirements which must be met to qualify for the grant. Various grants from the same departments may also have different requirements. For instance, application filing deadlines may or may not exist; matching funds may require cash and/or donated materials or labor; the percentage of matching funds varies; DOC grants generally require that projects demonstrate the creation of new employment opportunities; and the DNR requires that development projects be on locally controlled land, i.e. the local government must own the land or have a long-term lease. October 19, 1989 Page 21b �...... ,....,.,, 1-tmenta al Juno11n II DNII I.M4 ..,..... .,.......,MclOpe,i ..... Regulated Preaerv1tt1on Land Via,. Maio, ldlnlllloallon and -QI F"!llltl 11111,Ha, ~ .lour loot .TourltVCorr,,-oi.1 F.aolll- :.Audllorlum : i:~~rlQFoO, ~ .Expanded Play Fl1ld1 .Aacroallon F1oillllu .Plcntc AIH .L1ndtc1pe ----.. , '-~J. -" • ) · ·Rl$_ulated ,/ •·' • Preservltiton Land I • I~ ·II •' lmpro,,111'1n11 \ • . Olhor ! t \ I o -wator Tower ) .Super G,-!)hlc11 ; .Now ldonllty llllf lm1g1 w ..:: 0 - - -·· . ,"n:: - · ., ,' / , . $fngle Famn~· .Ao)i~l\llal ~: - ' ~- ...... - ·- :J Hltlooc Pro,..r\,oJlon ,., '!,.·, /·~ •"•\~•.,:~< ., r ~.... / . :,,, , . I ':;t.'/ _I"/.! ' 'c I / .I. ~ ._;.,~,.,.,' ' '. 't-<-t, ~ /,• / L' ,/• .t;-~ . .,!:,~; ,·i / ',·,. { .. ., ,·'>--:, '-,.. ' -..,l , . ·.~ ( ;Y:'.'4'.'\ ', :;I ,:~ ~ (', ;//~-~ ,l .1, -/... d t// . , . ...,_ R_.: ,((-, <o·.. r ! ~ l; ~ ' ..... ' . .. ;. ·-.,:1. ,., . , L . . . \ ~ I; . I I tr '. • ~~~~~JHM •u., ·\ 1 /.~~~ r ·-=~ ~ I ----. - · ·•oa \ !' ' N (1) • 11 light ·1,a""" \ 1on"1trd S1l11y lmproveMtnta lo Pqet Otlloe F~jUty I'd O '-"="a;.-~ lllO ~ , , Q rt \ii . (1) 0 .~•-· N Ralls 10 Tre,Ma Recreallon Loop ~ 'l it ,J . ~ ');' ~ ":~ ..<-. ;--i.~ :~:/. ' / ,. ,,:yrjr./. ,7tl/ . · Tootmotogy p.,k VILLAGE OF CASEVILLE Community Development Plan \ Soptomber 27 . IQBQ • ==-_,,_...,..,._ --....... --,o .. ._ ·. J' :· �1.. -;• L I /. / . ~ At.~__ ..;,_ • .. .... .... ""'-:;" ~ - - -- j '" , -- ;. _ . ~:,,,. I /. County Park .COUNTY .ONR , ; I Breakwater and Pointe Park .Natl. Endowmen1 for the Arts I .DOC · .PRIVATE •• . ; ..__ ./ .ONA .DRAIN COMMISSION .FEDERAL HOUSING .PRIVATE 1 ~· ·' Vil.LAGE. Of CASE.VILLE. Comfflunoly_,.Plan ........, 2,,_ ,}F ... ,t. . :l.. , ..,\__ _ _ \ /· •==------- October 19, 1989 Page 23 �IMPLEMENTATION PRIORITIES VILLAGE OF CASEVILLE Community 0.tllC)Clmefll Plan SUMMARY Priority 1 • • • . Priority 2 Priority 3 PROJECT Marina/Main Street Interface • • • 'FUNDING DNR DOC Revolving Loan Fund Streetscape Enhancement Guidelines • • TIFA DOC Retail/Parking • • DOC Private Community and Cultural Arts Center . • • • DOC DNR TIFA National Endowment for the Arts • Parking • DOC • Streets cape Enhancement Implementation • • • • MDOT TIFA DOC Private • Village Walk Master Plan • • DNR Private • Breakwater and Pointe Park • DNR • Open Space Acquisition • DNR • County Park • • County DNR • Loop Road .• MOOT Local • Linear Park and Senior Citizen Housing • • • • DNR Drain Commission Federal Housing Private October 19, 1989 Page 24 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan SOUTH ENTRY CORRIDOR NEEDS AND OPPORTUNITIES: o Diversified economic base. o Entry/image zone for traffic entering Caseville from the south. o Expanded commercial and off-season recreation facilities. o Retail developments. o Improved circulation at the U.S. Post Office. RECOMMENDATIONS: o Encourage development of additional alternative, year-round recreation opportunities, including: • • Bowling alley Driving range o Encourage commercial developments which are vehicle-oriented and include parking lots with landscape screening. o Implement landscape screening guidelines to buffer parking from views from M-25. o Coordinate building signage with Village-wide guidelines. o Develop restrictions for the quantity, size, location and materials of billboards. o Develop a coordinated automobile circulation system for the Post Office and future developments in the vicinity. Eliminate dead-end parking lots. PUBLIC PROJECT PRIORITIES: o Streetscape Enhancement Guidelines: Priority 1 Develop guidelines for the corridor that detail treatments for signage, billboards, lighting, parking lot buffering, vehicle access and egress points, setbacks, pedestrian circulation, and landscaping. October 19, 1989 Page 25 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan - SOUTH ENTRY CORRIDOR PUBLIC PROJECTS: (Con't) Guidelines developed for this corridor should respond to the vehicle-oriented nature of the businesses. Funding Opportunities: • • o TIFA DOC Streetscape Enhancement Implementation: Priority 2 Implement the guidelines at existing public developments and parks. As private developments occur, the guidelines should also be implemented. Compliance to standards can be reviewed during the site plan review phase of development. Funding Opportunities: • • • • MOOT TIFA DOC Private October 19, 1989 Page 26 �.. PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan WEST MAIN NEEDS AND OPPORTUNITIES: o Parking. o Improved vehicle and pedestrian circulation within and to the downtown. o A direct pedestrian link between the waterfront and the Main Street businesses. o Additional commercial developments to serve both tourists and year-round residents. o Pedestrian amenities/streetscape enhancements. o Visual enhancement guidelines, including select, open views to the marina and waterfront. o Enhancement of the rear (marina) side of existing Main street businesses. RECOMMENDATIONS: (Refer to Sketches of Pocket Plaza and Store Facade Enhancements, p. 31, Facade Enhancements, p. 32, and Village Center, p. 33.) o Locate surface parking lots within the Main Street corridor. Parking should be very accessible, with lots and/or entries being visible from Main Street. o Relocate on-street parking to surface lots within the downtown. o Develop a left-turn lane to extend the length of downtown Main Street. o Plant street trees and annuals as a part of a streetscape enhancement program. Also include pedestrian scale lighting, banners, benches, bold supergraphics (murals) on blank walls, and controlled signage. Encourage businesses to participate in the program through landscaping and painting of their own properties. o Develop the rear and/or sides of existing buildings to function as an inviting, attractive second front door. October 19, 1989 Page 27 �.- .. PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE WEST MAIN RECOMMENDATIONS: {Con't) o Develop second stories as office, residential or roof-top restaurants. o Develop in-fill commercial {shops, restaurants, etc.) to complete and enhance existing commercial. New developments should expand the "two front door" theme and cater to the boating/tourist audience, as well as the twelve-month resident. o Enhance and the boaters marinas o Install screen plantings in the existing IGA parking lot. o Implement a downtown streetscape/parking lot maintenance program in order to continually present Caseville as a clean, attractive, high-quality environment. the visual and physical linkages between the downtown waterfront. Take maximum advantage of the overnight {ie, visitors without cars) and the proximity of the to downtown. PUBLIC PROJECT PRIORITIES: o Streetscape Enhancement Guidelines: Priority 1 Develop guidelines for the downtown commercial area that detail treatments for signage, banners, lighting, benches, planters, landscaping, pedestrian access/handicap ramps, and special paving. Guidelines developed for the downtown should respond to the various vehicle and pedestrian loads on specific streets and zones. The downtown should promote a character that is pedestrian-oriented, while providing for ease of vehicle circulation and parking. Guidelines for Main Street should include widening of sidewalks, removal of on-street parking and the addition of a left-turn lane to extend from Kinde Road to north of the bridge. Funding Opportunities: • • TIFA DOC October 19, 1989 Page 28 �·.. .. PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan WEST MAIN PUBLIC PROJECTS: o (Con't) Streetscape Enhancement Implementation: Priority 2 Implement the guidelines throughout the downtown commercial area, while first concentrating on Main and Pine Streets. Implementation of streetscape enhancements is contingent upon the provision of sufficient off-street parking. Funding Opportunties: • • • • o MOOT TIFA DOC Private Marina/Main Street Interface: Priority 1 Develop Pocket Plazas to accomodate pedestrian access between Plazas should include downtown parks of a character compatible with the Main Street Streetscape Enhancements. Plazas could highlight existing businesses and the potential for side entrances, outdoor sales tables and displays and increased downtown pedestrian traffic. Plazas could also provide shade, seating areas, public information kiosks, lighting, colorful landscaping, and a location for outdoor artists and performers. Main Street and the marina area. Funding Opportunities: • • • o DNR DOC Revolving Loan Fund Retail/Parking: Priority 1 This public/private venture includes the development of a commercial pocket on Main Street. It will include retail and service businesses. The new shops and restaurants will be accompanied by a municipal parking lot. Funding Opportunities: • • DOC Private October 19, 1989 Page 29 . �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan PUBLIC PROJECTS: o WEST MAIN (Con't) Village Walk Master Plan: -Priority 2 The Village Walk will be a network of walks, trails, boardwalks, bridges, and overlooks that wind throughout the Village. The Walk will be developed on public and private land with a system of loops that will accomodate residents and visitors desiring a short walk through the commercial area or a full Village tour, with opportunities to participate in a fitness course or cross-country ski tour. Funding Opportunity: • DNR October 19, 1989 Page 30 �Canopy Trees in plaza to Pedestrian lights and Banners and special paving provide shade and seasonal interest. to define walkways. Also include evergreens, shrubs and potted flowers. Events and Advertising Kiosk Outdoor Display and sales tables under colorful canopies._____ Facade Improvements and Enhancements Include painted accents, canopies, creative slgnage, etc. Pedestrian Street Lights and street trees planted in widened Main St. sidewalks. Utilize and Feature Side Entrances using canopies, signage and color. Seating Area with benches, ~ VILLAOI!. OP CASl!.VILLI!. e o . - , _ ..... special paving and potted !lowers. '"ti 0 '110 \.Q (I) rt tr 0 I..J (I) r-' 11 r-' I.O r-' I.O 0) I.O Pocket Plaza and • ttart.y1111ng1on Store Facade Enhancements.______________________ Pteroe_v_ .._.__...., __ 1no_. September 29. 1989 �• ( I • • • Facade Enhancements - Before Pocket Plaza with pedestrian amenities, Including walkways, shade trees, plantings. drinking fountain, benches, etc. Vehicle/Pedestrian Entry Combine entry tor service Y8hlcles entering the marina area or waterlront busines911S. Minimize entry ooints and collect and concentrate traffic In designated service and parking zones. Enhanoe 1nd ulMiZe upper stories tor restaurants, offices 1nd doM'otown, water oriented r .. ; • '"'1 \ ... I'd 0 '11 0 I.Q rt (l) 0 w (l) tr Feature Side Entries using awnings, using enhanced doorways tor serw:e. deliveries and shoppers. Use controlled slgnage on doorways or awnings. Enlarge and highlight windows tor llisibility and merchandise displays N t-( ....\D .... \D co \D apartments . colorful plantings and easy access. --._____ VIUAOI OP CASf.VILLl Facade Enhancements - After ,.._, ......, ._ Typical Trealments tor Buildings with Flat and Peaked Roofs October II . 1989 �II ~ i ~· ! ~ C ~ j ~ . ~ i f UJ l. 11 t! iiH H !~ ...Si ' in -. g ;; ~8 > (1. October 19, 1989 Page 33 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE EAST MAIN/PROSPECT NEEDS AND OPPORTUNITIES: o o Parking. Improved vehicle and pedestrian circulation within and to the Main Street business district. o A traffic light. o Additional commercial developments to serve tourists and yearround residents. o Pedestrian amenities/streetscape enhancements. o A Village entry/welcome statement at the south end of downtown. o Use of Prospect Street for future commercial/business developments. RECOMMENDATIONS: (Refer to Sketches of Village Center, p. 33, and Prospect Street Commercial and Prospect/Vine Residential, p. 37.) o Develop a system for surface parking and access that combines the existing alleys, empty lots and potential lots (to be donated or purchased). o Provide a direct link between the parking lots, shops, restaurants and the downtown. Include pedestrian amenities such as shade trees, annuals, shrubs, lighting, benches and directional/informational signage. o Develop an open green space on Main Street at the south end of the downtown. The park should serve as a stopping point on the pedestrian route and as a welcome statement for Caseville. o Retain and expand the Village Square at Main and Pine Streets. Include areas for seniors, perennial gardens and a gazebo for summer concerts. o Conduct summer traffic counts on Main Street for potential installation of a traffic light at the intersection of Main Street and Pine Street. October 19, 1989 Page 34 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan EAST MAIN/PROSPECT RECOMMENDATIONS: (Can't) o Encourage additional high-quality commercial developments along Main Street. Shops and offices should enhance the downtown character: high-quality, friendly, people-oriented, relaxing vacation destination. o Encourage commercial development on the west side of Prospect Street. Businesses should enhance the downtown, and facilitate a smooth transition between the downtown commercial and residential areas. o Develop a pedestrian crosswalk at the traffic light. Use special paving to visually and physically identify the area. o Screen parking lots that will remain on Main Street, including the bank, the Country House Restaurant, the fruit market, etc. Parking lots should be easily accessed and visible, yet screened to soften their visual impact. PUBLIC PROJECT PRIORITIES: o Parking: Priority 1 Provide surface parking in a lot between Main and Prospect Streets and south of Pine Street. The lot should be well screened from neighboring residential and commerical users. should be well signed for the convenience of Main Street motorists. It Vehicle access to the municipal lot should be from Pine Street and the existing alley. Attention should be paid to views from the parking lot toward the commercial area. The businesses could accomodate pedestrians through the provision of a second front door and/or pedestrian passage, similar to the Main Street/Marina Interface project. Funding Opportunity: • o DOC Streetscape Enhancement Guidelines: Priority 1 Refer to discussion for West Main Street, p. 28. October 19, 1989 Page 35 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan PUBLIC PROJECTS: EAST/MAIN PROSPECT (Con't) Funding Opportunities: o • TIFA • DOC Streetscape Enhancement Implementation: Priority 2 Refer to discussion for West Main Street, p. 28. East Main will include a new loop road north of Pine Street, to provide an alternative route for vehicles traveling between the marina, downtown and municipal areas. The loop will also provide a link between Prospect _and Main Streets for motorists desiring an alternative to travel through the Village Center. Funding Opportunities: • • • • MOOT TIFA DOC Private October 19, 1989 Page 36 �II ~ i ~- October 19, 1989 Page 37 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE PINE STREET NEEDS AND OPPORTUNITIES: o A strong visual and physical link to the downtown and the school and municipal area. o Development as a commercial, cultural, and public use corridor. o Retention of the historic flavor of the street. RECOMENDATIONS: (Refer to Sketch of Pine Street Commercial/Cultural District, p. 40.) o Encourage development of a scale that is smaller and of a more intimate character than Main Street. Retain and enhance the existing architecture, large building setbacks (lawns, gardens, mature trees), porches, and black iron fences. o Encourage the development of Pine Street as a cultural/ commercial corridor that links the Village Center and the Community and Cultural Arts Center in the Municipal Unit. Pine Street developments could include art galleries, boutiques, outdoor lawn or porch tea rooms and additional bed and breakfasts. o Retain parallel parking on Pine Street. o Provide additional parking in surface lots easily accessed from Main or Pine Streets. PUBLIC PROJECT PRIORITIES: 0 Streetscape Enhancement Guidelines: Priority 1 Refer to discussion for West Main Street, p. 28. . Guidelines for Pine Street should reflect the more intimate character and uses of the corriqor, including existing historic structures, bed and breakfasts, continued provision of parallel parking, and the new Community and Cultural Arts Center at the east end of Pine Street. _; October 19, 1989 Page 38 . , �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE PINE STREET PUBLIC PROJECTS: (Con't) Funding Opportunities: o • TIFA • DOC Streetscape Enhancement Implementation: Priority 2 Refer to discussion for West Main Street, p. 28. Funding Opportunities: • • • • MOOT TIFA DOC Private October 19, 1989 Page 39 �1h1 I11l ,lfi flt!· 1f ti J 11 i'. I t :J l Ii:I!h r-::~ I 1t 1 r •i r 1! Id ~u tit 111 1·1 jilIt ~ ~ •!5 ~ J !;; .! A. October 19, 1989 Page 40 - �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan NORTH ENTRY CORRIDOR ., NEEDS AND OPPORTUNITIES: o Diversified economic base. o Entry/image zone for traffic entering Caseville from the north. o Motels and restaurants. o Professional offices. RECOMMENDATIONS: o Encourage professional office developments such as doctors' offices, accountants, etc. Developments should be highquality, quiet and compatible with adjacent residential areas. Businesses must provide on-site, screened parking. o Encourage the development of high-quality, year-round restaurants and motels, with on-site, screened parking. o Implement landscape screening guidelines to buffer parking from the Main Street/M-25 Highway. o Coordinate signage with Village-wide guidelines. PUBLIC PROJECT PRIORITIES: o Streetscape Enhancement Guidelines: Priority 1 Refer to discussion for South Entry Corridor. Funding Opportunities: o • TIFA • DOC Streetscape Enhancement Implementation: Priority 2 Refer to discussion for South Entry Corridor. Funding Opportunities: • • MOOT TIFA • • DOC Private October 19, 1989 Page 41 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community o.~alcpment Plan WOODED ISLAND NEEDS AND OPPORTUNITIES: o A development master plan for the Island that maximizes the natural resources and the community and commercial potentials of the site. RECOMMENDATIONS: o Develop a year-round hotel and conference facility that harmonizes with the character of the existing woodland, yet maximizes views to the downtown and marina. o Create a park for residents and guests that takes advantage of the marina as a focal point, and the coastal wetland on the east side of the Island. The park could be a destination or stopping point on the Village Walk. o Incorporate boardwalks, overlooks, and the unique proximity of the Island to downtown. o Create additional marina space on the west side of the Island. PUBLIC PROJECT PRIORITIES: o Village Walk Master Plan: Priority 2 Refer to discussion for West Main Street, p. 28. Funding Opportunities: • • DNR Private October 19, 1989 Page 42 �·. PLANNING RECOMMENDATIONS: VILLAGE. OF CASE.VILLE. MAIN STREET MARINA NEEDS AND OPPORTUNITIES: o Additional parking. o Park/marina overlook. o Strong link to Main Street businesses and the Village Center. o Improved vehicle circulation. RECOMMENDATIONS: (Refer to Sketch of Pedestrian Walkway Features, p. 45, and Mini-Park at Vehicle Entrance to Marina, p. 46.) o Purchase empty lots behind the Main Street businesses and develop a comprehensive, unified service, parking and open space plan to benefit the marinas and businesses. Utilize existing septic fields as parking and open spaces once the sanitary sewer is functional. o Utilize similar themes and materials for streetscape enhancements to visually tie together the Marina area and the downtown. o Develop a park and marina overlook on the existing steep slopes between the new Caseville Harbor parking lot and the water's edge at the Marina and wetland. The park should be included on the Village Walk. o The Marina area should appeal to holiday boaters and create a festive waterfront atmosphere through the use of colorful flags, umbrellas, benches, and artwork. o Create a two-way drive through the marina area to simplify circulation to and from Main Street, and create additional vehicle stacking sp&ce, i.e. stacking in both directions, for those waiting to load and unload boats. PUBLIC PROJECT PRIORITIES: o Marina/Main Street Interface: Priority 1 Refer to discussion for West Main Street, p. 28. October 19, 1989 Page 43 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan PUBLIC PROJECTS: HAIN STREET MARINA (Can't) Funding Opportunities: • • • DNR DOC Revolving Loan Fund October 19, 1989 Page 44 �I Primary Pedestrian and Landscape Island-----------.between Main St. and marina as unifying element and passive overlook area for marina viewing. Plant additional landscaping In existing marina parking lot islands to buffer views of parked cars and add color to the area. Building Enhancements to side entrances. visible from plaza. Include canopies and development ol roof deck activities. Landscape Plantings at base of buildings and ·super graphics' on blank walls. Streetscape Enhancements, and parking. Slope Stabilization between parking and marina. Include benches for viewing boats and water activities. between Main St. and marina. include festival elements for identity and interest. Service Zone (parallel or pull-in) at rear ol buildings. Buller from pedestrian zones. Including lighting. banners. street trees and special paving. Main Street Feature to identity pedestrian entrance to marina area. ~ VILLAGE OP CASEVILLE eon.-.,,_,... Pedestrian Walkway Features • Halieyl!:INngton Between Marina and Village Center ______________________________rterce __ '"_A_.._oc._,inc_ .. . September 29, 1989 �( Mini Park as connector between Main St. and marina area. Include pedestrian amenity area for shcppers and tourists, and outdoor sales areas with: lawn, paving, seating, landscaping, drink fountains, lighting, etc. Landscape Planting between vehicle and pedestrian circulation routes. ..___ _ Two-way Traffic between Main St. and marina parking and access/egress for service vehicles to west side ol businesses. ~ ---··-- VILLAO!!. OP CASl!.VILLI!. Mini Park at • ltarteylllln9t0n Vehicle Entrance to Marina _______________________......,. __,.._"-_-_....,_1nc_._ September 29. 1989 ....\0 (X) \0 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan NORTH MARINA NEEDS AND OPPORTUNITIES: o A comprehensive, multi-use development plan that addresses the physical and cultural diversity of the area, including the Bluffs, waterfront, historic church, historic Victorian house (now a funeral home), breakwater, DNR public open space and existing marinas. o A quality waterfront image. o Additional marina, resort, residential and commercial development. o Additional parking. o Improved signage. o Improved vehicle access. o Pedestrian circulation system. o Pedestrian scale lighting and seating on the breakwater. RECOMMENDATIONS: o Develop planning guidelines for the development of a commercial marina district. Include guidelines for signage, architecture, landscaping and pedestrian amenities. o Develop existing waterfront parking areas as marina space. o Convert empty lots, located north of the existing marina, into a single large, efficient marina parking lot. o Landscape the DNR parking lot to visually soften its impact. Incorporate pedestrian amenities and image enhancements such as flags, signage, lighting, gazebos, and boardwalks. o Extend the new DNR image zone to the public Breakwater, while encouraging safe, nighttime use through the installation of pedestrian scale lighting. o Redevelop the funeral home as a restaurant. o Maintain the Church as an attractive, quality piece of architecture, as well as a Village entry statement. October 19, 1989 Page 47 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan RECOMMENDATIONS: NORTH MARINA (Con't) o Provide direct vehicle access from Main Street to the commercial marina area. o Develop sitting and fishing decks on the Breakwater. The decks will extend from the walkway, over and down from the rocks. o Link the North Marina area to the Village Center and beach by including it in the pedestrian Village Walk. PROJECT PRIORITIES: o Village Walk Master Plan: Priority 2 Refer to discussion for West Main Street, p. 28. Funding Opportuni~ies: • • o DNR Private Breakwater and Pointe Park: Priority 2 The Breakwater and wetland open space immediately north of the Breakwater will be developed for public open space and recreation. Enhancements to the Breakwater should include: an identity feature at the end of the Breakwater; pedestrianscale lighting for safety and nighttime use, as well as a nightime feature; the addition of fishing and observation decks which extend over the existing rocks; and a pedestrianscale feature and the juncture of the Breakwater, DNR land and the boardwalk. Enhancements to the Pointe Park wetland area include a boardwalk with overlooks to link the Breakwater and beach; and improvements to the DNR parking lot, including landscaping, signage, and the creation of a high-quality waterfront image. Funding Opportunity: • DNR 19, 1989 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan MUNICIPAL NEEDS AND OPPORTUNITIES: o cultural arts center/school auditorium. o Physical terminus to the Pine Street cultural/commercial corridor. o Year-round recreation facilities. o Indoor pool. o Indoor skating rink. o Link to Pigeon River. o Landscaping and shade at the Village/Township park. o Expanded active and passive recreation. RECOMMENDATIONS: o Develop a Community and Cultural Arts Center at the east end of Pine Street. The Center should visually and physically anchor the cultural/commercial corridor of Pine, yet take advantage of its proximity to and views of the Pigeon River and adjacent natural areas. The Center should include an auditorium and multi-purpose rooms. o Provide sufficient parking to serve the Community and Cultural Arts Center and the new boat launch, and double as overflow parking for the business and marina districts. o Develop year-round public recreation facilities for use by all residents. Facilities will serve students ~uring school hours and the community on weekends and evenings. Facilities could include an indoor pool, an ice rink, additional sportsfields, a picnic area and children's play area. o Install landscaping and a shelter or trellis at the Village/ Township park to provide shade, as well as visual interest, park definition and identity. o Develop a river park and boat livery along the Pigeon River. October 19, 1989 Page 49 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE MUNICIPAL RECOMMENDATIONS: (Con't) o Provide a pedestrian crossing from the river park to the residential units north of the Pigeon River. o Link the various municipal recreation developments through inclusion on the Village Walk. o Create and market the new Caseville waterfront image with · colorful supergraphics on the watertower. PUBLIC PROJECT PRIORITIES: o Community and Cultural Arts Center: Priority 1 The first phase of the project is the completion of a Master Plan with a greater degree of detail. The plan will include the entire Municipal unit, incorporate recommendations given in this report and begin to give physical form to the unit. Phase two of the project is to acquire funding and implement the Master Plan . . Funding Opportunities: • • • • o DOC DNR TIFA National Endowment for the Arts Village Walk Master Plan: Priority 2 Refer to discussion for West Main Street, p. 28. Funding Opportunity: • DNR October 19, 1989 Page 50 �PLANNING RECOMMENDATIONS: , VILLAGE OF CASEVILLE PROSPECT/VINE NEEDS AND OPPORTUNITIES: o Affordable senior citizen housing. o Improved safety, visual quality and usability of the County drain. RECOMMENDATIONS: o Develop housing for senior citizens on the east side of Prospect. Housing should accomodate year-round residents and take advantage of the proximity to downtown activities and services. o Link the Prospect/Vine residential area to the pedestrian route through continued development of the Village Walk and park space that parallel the County drain. o Utilize the County drain for open space and an amenity for the Village, particularly for residents of future Prospect/Vine housing. The corridor is an important component of the Village Walk as it links the senior citizen residential area to the cultural and municipal facilities. Develop Prospect Street so that it can function as an alternative vehicle route to Main Street. o PUBLIC PROJECT PRIORITIES: o Village Walk Master Plan: Priority 2 Refer to discussion for West Main Street, p. 28. Funding Opportunities: • • o DNR Private Linear Park and Senior Citizen Housing: Priority 3 The development of Senior Citizen Housing could be a public and/or private project. It should take advantage of the downtown character of the area, while meeting the unique needs of the year-round elderly resident. October 19, 1989 Page 51 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan PROSPECT/VINE PUBLIC PROJECTS: (Con't) The Linear Park should be developed in conjunction with the housing and provide residents a vital pedestrian link to the new Pine street commercial district and the Community and Cultural Arts Center. A component of the Linear Park plan should study the corridor and determine its best use, whether it is 1) to be maintained as an open drain and water recreation corridor, or 2) better used solely as open space, with the water enclosed in underground pipes. Funding Opportunities: • • • • DNR Drain Commission Federal Housing Private .-- October 19, 1989 Page 52 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan COUNTY PARK NEEDS AND OPPORTUNITIES: o The recapturing of the County Park for public open space and use by all residents and visitors. o Public parking for park and downtown users. o Convenient access. RECOMMENDATIONS: o Develop a park master plan for short and long term actions. o Eliminate permanent trailers from the County Park. o Provide additional space for controlled transient trailer and tent camping. o Develop a picnic park by designating open parkland around the southern edge of the park and from Main Street east to the beach. o Improve the appearance and identity of the southern park entrance area. o Delineate a pedestrian Village Walk and bicycle circulation route. o Link the beach, County Park, Pointe Park and Breakwater with a boardwalk. o Create an activity park which links the campground to the beach. The activity park will include shared facilities such as restrooms, a picnic area, and a playground. o Designate an area for commercial (revenue generating for the county) activities, such as a snack shop, restaurant, motel, boat rentals, etc. o Designate a controlled access point for an - entry gateway and fee station. October 19, 1989 Page 53 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan COUNTY PARK PUBLIC PROJECT PRIORITIES: o Village Walk Master Plan: Priority 2 Refer to discussion for West Main Street, p. 28. Funding Opportunities: • • o DNR County County Park: Priority 3 Develop and implement a Master Plan for the County Park that returns the park to resident users, yet provides for revenuegenerating activities. The Master Plan should provide for day users and short-term, overnight tent and trailer campers. Funding Opportunities: • • county DNR October 19, 1989 Page 54 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community 0.velopmenl Plan SOOTH BAY SHORE NEEDS AND OPPORTUNITIES: o Residential development. RECOMMENDATIONS: o Develop multi-family apartments and condominiums directly west of the Wooded Island. The multi-family resort residential will serve as a transition zone between the commercial developments and the single-family residential. o Retain single-family residential in the majority of the planning unit. o Preserve the waterfront image zone with guidelines for architecture, landscaping and signage. PUBLIC PROJECT PRIORITIES: o Not applicable October 19, 1989 Page 55 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community 0.11elopmenl Plan SOUTHEAST QUADRANT NEEDS AND OPPORTUNITIES: o Diversified economic base. - o Light industry. o Hi-tech industry. RECOMMENDATIONS: o Develop a light industry and technology park and encourage expansion and relocation of new businesses to Caseville. o Adapt abandoned railroad R.O.W.'s following the "Rails to Trails" concept for use in the pedestrian system. PUBLIC PROJECT PRIORITIES: o Village Walk Master Plan: Priority 2 Refer to discussion for West Main Street, p. 28. An important component of the Village Walk is the reuse of the abandoned railroad for a rails to trails recreation loop. The area could accommodate cross country skiing and running and a fitness course. Funding Opportunities: • • DNR Private October 19, 1989 Page 56 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan BEADLE ISLAND NEEDS AND OPPORTUNITIES: o Improved boat access to the Pigeon River and marinas. o A quality waterfront image to encourage new and repeat boat traffic to the Caseville area. o Additional marina space. o Control of sediment, water quality, ice and flooding. RECOMMENDATIONS: o Develop a comprehensive channel, marina and watershed environmental management plan. o Dredge the ice channel and study the feasibility of using this channel as the primary (or alternate) access route to the Bay from the marina and Pigeon River. o Study alternate access routes and bridge locations for service to Beadle Island. o Develop the shoreline and channels as major image areas with guidelines for architecture, landscaping and signage. o Develop additional marina space. o Encourage the development of commercial interests on Beadle Island, particularly in relation to waterfront activities. o Encourage the development of high-quality single and multifamily housing. o Provide a pedestrian Village Walk around the Island with linkages (bridges, boardwalks, etc.) to the entire pedestrian system. o Designate an area(s) for public open space. PUBLIC PROJECT PRIORITIES: o Not applicable October 19, 1989 Page 57 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community Development Plan PIGEON RIVER OXBOW NEEDS AND OPPORTUNITIES: o Residential. o Pedestrian link to downtown. o Control of sediment and water quality. RECOMMENDATIONS: o Retain single-family residential. o Provide a footbridge to link the Oxbow neighborhood to the Pine Street cultural corridor and the municipal/school district. o Link the residential area to the pedestrian route and the downtown by including it on the Village Walk. o Develop a comprehensive watershed environmental management plan. PUBLIC PROJECT PRIORITIES: o Village Walk Master Plan: Priority 2 Refer to discussion for West Main Street, p. 28. The Oxbow segment of the Village Walk will include several pedestrian bridges to link the residential units to the municipal and downtown units. Funding Opportunities: • • o DNR Private Open Space Acquisition: Priority 2 The project would include acquisition of a · flood plain parcel between the Oxbow and Dutch Town residential units and preservation of the parcel for public open space. Funding Opportunity: • DNR October 19, 1989 Page 58 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community 0.velOpmenl Plan DUTCH TOWN NEEDS AND OPPORTUNITIES: o Residential. o Wildlife preserve and open space. o Control of sediment and water quality. o Control of marina and water recreation development. RECOMMENDATIONS: o Retain single-family residential. o Preserve the river edge for wildlife and open space. o Designate an open space/preservation zone along the River at the southeastern tip of Dutch Town. o Develop a comprehensive watershed environmental management plan. o Link the residential area to the pedestrian route and the downtown by including it on the Village Walk. PUBLIC PROJECT PRIORITIES: o Not applicable October 19, 1989 Page 59 �PLANNING RECOMMENDATIONS: VILLAGE OF CASEVILLE Community 0.11eiopmenl Plan NORTH BAY SHORE NEEDS AND OPPORTUNITIES: o Residential development. RECOMMENDATIONS: o Retain single-family residential. o Preserve waterfront image zone with guidelines for architecture, landscaping and signage. o Preserve the natural landscape along M-25. PUBLIC PROJECT PRIORITIES: o Not applicable October 19, 1989 Page 60 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Caseville_Community-Development-Plan_1989 Creator An entity primarily responsible for making the resource Harley Ellington Pierce Yee Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1989-10 Title A name given to the resource Village of Caseville Community Development Plan Description An account of the resource The Village of Caseville Community Development Plan was prepared by Harley Ellington Pierce Yee Associates, Inc. in October 1989 with funding from the Community in Transition Program, Community Development Block Grant, Michigan Department of Commerce. Subject The topic of the resource Community development--Planning Caseville (Mich.) Huron County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/6fdb79c53a60152fa610643d3df716c2.pdf 2ec9aab886779b89ee5245ba4335a003 PDF Text Text . . COMPREHENSIVE PLAN Cannon To~nship Planning Commission •· W\ \~ . �DRAFT Fi ure 1-1 Plannin Process whether it supports the planned future land use pattern in the Township, as set forth in this plan. • Review of land subdivision and lot splits: The subdivision of land and associated lot split activities has a profound impact upon the character of a community and future public service needs and tax burdens. This plan provides policies to assist the Planning Commission and Township Board regarding decisions about the appropriateness of proposed subdivisions and lot splits, and the adequacy of public services to address the increased demands associated with these subdivisions and lot splits. Data Collectlon and Mapping • Township stability: This plan is a very strong and visible statement by the Township and its residents, regarding the intended future character of the community and strategies to assure that character. As a formal and tangible document, this plan instills a sense of stability and direction for township officials, township activities, and township residents. Draft Goals and Objectives Goals and Objectives Refined at Town Meeting Appendix H lists all of the goals, objectives, and policies contained within Chapters 3 - 5 and can be used as a checklist for evaluating applications, proposed public improvements, and associated land use issues. Draft Alternative Development Patterns Town Meeting PLAN PREPARATION Draft Comprehensive Plan The Planning Process The planning process used in developing the Cannon Township Comprehensive Plan included a combination of Planning Commission meetings with attendance by members of the Township Board, computerized mapping, data analysis, development of alternative development schemes, and four town meetings. The planning process is represented graphicallly in Figure 1-1. Public Hearing on Plan At the first "town meeting," an overview of current economic and demographic trends and issues was presented, and a "futuring" session was conducted in which citizens of Cannon Township were asked to visualize Cannon Township 10-20 years in the future as they wanted it to be. This resulted in citizens articulating their vision and desires for their community. The combined results of the futuring session, an analysis of economic and demographic trends, and mapping analysis, were used to determine the key issues to be addressed by the comprehensive plan. Draft goals and objectives were developed from the public vision statements generated at the first town meeting and were presented at the second town meeting. Following refinement of the goals and objectives with input from the local citizens, alternative future land use development patterns were developed for discussion and presented at the third town meeting. Five principal alternatives were presented. The Soils Carrying Capacity alternative proposed a level of development intensity primarily based upon the ability of soils to accommodate septic fields. The Open Space Protection alternative emphasized the preservation of open spaces and farmland. The Town Center alternative proposed a major development center i:1 the Township to encourage and provide opportunities 1-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �DRAFT Figure 2-1 LAND USE BY PARCEL 1930 1966 1983 1989 Reproduced with permission of Rockford Map Publishers, Inc. 2-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �DRAFT Average Density This Comprehensive Plan utilizes the concept of "average density" in the description of intended land use patterns and intensity of development. Average density refers to the overall density of development within a geographic area, such as that area in a community which may be designated for "low density residential" development. Average density is established by dividing the total acreage within the specified area by the number of dwelling units within the same area. Because this Plan is intended to examine land use impacts on a general scale and address broad land use policies, the Plan treats development densities in the same manner, and not on a minimum lot size basis. Within the text of this Plan, references to a particular "average density" of development, such as one dwelling unit per 10 acres, means an overall density of one dwelling unit per 10 acres-it does not mean a minimum lot size of 10 acres. Accordingly, the average density of one residence on 5 acres plus one residence on 15 acres is one dwelling unit per 1O acres. Development density on a parcel by parcel basis is established in the Township's Zoning Ordinance. The illustrations below show the application of the average density concept. Though both patterns of development vary significantly, including their respective lot sizes, the same number of dwelling units exist in each, thereby resulting in the same average density. INDIVIDUAL COMPONENTS OF THE FUTURE LAND USE STRATEGY common natural resources of the Township include its groundwater, its surface water and its air. While these resources should be used to benefit and sustain human activity, they should not be so exploited as to reduce their long term availability, or contaminated so as to present health hazards to Township residents. Special natural resources of the Township include both those resources which are particularly sensitive to degradation from unsound land use and development activities, and those resources which present particularly extreme constraints to land development. Special natural resources include wetlands, floodplains, hydric soils, woodlands, hillsides, and state game areas. Following is a review of the principal components of the Future Land Use Strategy. These components, collectively, formulate the planned future land use pattern in the Township and generally identify the future land use pattern by land use type and include policies regarding each land use type. CONSERVATION OF SPECIAL NATURAL RESOURCES Overview These common and special natural resources r re scattered throughout all areas of the Township and This Plan calls for the preservation of the Township's common and special natural resources. The 4-3 CANNON TOWNSHIP COMPREHENSIVE PLAN �DRAFT Figure 4-1 FUTURE LAND USE 10 Mll~ Nl ..... {) e5 IOD IIT. :•:·· ,:;·!-~:- --- 3 J ......... -,: ..;;-. • ,t.. -· ...::~.'-.· ... ..... . 7 .. -: :· "···· ..:-:........ ·. ·~....· • \ ~..,. 'J. •• ::C .'·.. iG.', MJLI: l'IIJ -~:t: .. :.:::t I ICllruTOI NI . .:S ~ a:Jf ' , ' ~ :.- :·.-· ,.": :.. ,~·--.: ·.... ll-• -···· ... , , ~ • • •• • • - •• •:I > • •• • • ~ ,.; - .•. • • • • .. • : •••• ~ ••• • • ••• >.; • •• ....;•• ~ -. • "... • • • •• • -i· ,. • • • t ....... •• ~ • : • ~ ., .. ~ -- i. :.... • • • ·.a..· . . ... .. . •• . • l'j . . . . . .. . . •;M ..... .. " , . . . . . . ,I· ., . . .... /; ·.: ·... ~ :. _: ·: ... ·:- ·_.;)/·:;:·: .-._.:·. · ·. · .· . - TBN;. F,J10W'; COt--1.S t=-~ VA-n en,..--' ,0... e.E.A A.'1«~~ -Pcv~~el\t 'Del\5.i.½ cir- o?e.t--l :>'P,A,,U:.. . . I PWGll1ni;\ Utu+/zo-"'° (¼.n::.:s ~e..~ \Det--lii t,.,,L,. ,O,..tf:.A A.W-rO.<>j!.., 'D«c.~Mel\+ 'be-1\Sl~ el; \ t)w~~\\~ IJti1\/ Z.-!=,, P.c..T"C-5 L~\<.e.~ '<.ES\DE.1•-.rTlA.L.. J:-.e:.E.A ,._'fe.r-a.~e., ~,c..~tt,-c.,-.+ 'Det\'-i¼ o~ \ "bt.0e\\in13 Ur.,.+/\ A<AG. 4-14 CANNON TOWN SHI P COMPREHENSIVE PLAN ,. . ~- �DRAFT Figure 5-1 PUBLIC SERVICE DISTRICTS 10 IIIJLI Ni I) IS·a --- a ,aan. I s 2 .... c::o 3 . ~ i I MILi N>. q ~ 1 S2 "> IZJ,2Jii,.L • e:, W::.'I It.-e, S § > . SIi S3 0 + (> • . ICJIE\ITUI PIO . 2·:1---==.;.;;;.;...--"22 23 24 0 ..,_ ---- .. . 0 29 . I vj 28 \ 25 P~""tllli-L ~ 1=.C" It. I!:.CS, 11 Mll.E NJ . . ,.j > ,.j > . ~ u UL. ; -:,15.~"'t. .; t; .J .J 32 > t -: es > . ,.j > ·1 34 K u j T8N,A10W 5-2 CANNON TOWNSHIP COMPREHENSIVE PLAN ~ 0 . ~ •. • .J 4 MILi: NJ . !I �CANNON TOWNSHIP COMPREHENSIVE PLAN Prepared by: Cannon Township Planning Commission in Cooperation with the Cannon Township Board of Trustees with the assistance of: Planning & Zoning Center, Inc. 302 S. Waverly Rd. Lansing, Ml 48917 ph. (517) 886-0555 December 1993 This plan was funded in part by the Kent County Community Development Department with an entitlement grant from the United States Department of Housing and Urban Development, Community Development Block Grant Program. �Cannon Township Planning Commission Chuck Bloom, Chairman Robert Mack Joel Gordon James Lilley Genn Carwell Erik Olsen Robert McBrien James LaPeer James Alles Cannon Township Board of Trustees John Weiss, Supervisor Bonnie Shupe, Clerk Daniel Barker, Treasurer George Scott, Trustee Thom Longcore, Trustee James Alles, Trustee Richard Davies, Trustee Associates of the Planning & Zoning Center, Inc. who worked on the Plan: Mark A. Wyckoff, AICP Mark A. Eidelson, AICP Timothy J. McCauley Brenda M. Moore, AICP, PCP John D. Warbach, Ph.D. Support Staff Carolyn A. Freebury Kelley J. Gettle Jeanne Esch Lana Atkins ~, • whodidwa.doc �TABLE OF CONTENTS Chapter .1 INTRODUCTION PLAN PURPOSE .............................................................................................. 1-1 PLAN CONTENTS and HOW TO USE THE PLAN ........................................... 1-1 PLAN PREPARATION ...................................................................................... 1-2 The Planning Process .................................................................................. 1-2 Growth Management Approach ................................................................... 1-3 Chapter 2 COMMUNITY CHARACTER INTRODUCTION ............................................................................................... 2-1 DEMOGRAPHIC SUMMARY ............................................................................ 2-1 OPEN $PACE ................................................................................................... 2-3 NATURAL RESOURCES SUMMARY ............................................................... 2-3 Topography and Watercourses ................................................................... 2-3 Wetlands ...................................................................................................... 2-3 Woodlands ................................................................................................... 2-3 Lakes ........................................................................................................... 2-3 Agricultural Land .......................................................................................... 2-4 BEAR CREEK WATERSHED ............................................................................ 2-4 VISUAL CHARACTER INVENTORY AND ANALYSIS ...................................... 2-4 Overview ........................................................................... :.......................... 2-4 Vegetation ........................ :........................................................................... 2-4 M-44 Corridor................................. :............................................................. 2-6 Scenic Valleys .............................................................................................. 2-6 Scenic Roads ............................................................................................... 2-6 Nodes: Crossroads, Settlements ................................................................. 2-6 Power Transmission Line ............................................................................ 2-7 EXISTING LAND USE PATTERNS ................................................................... 2-7 TRENDS AND CONDITIONS ............................................................................ 2-7 _ Chapter 3 A COMMON VISION: GOALS & OBJECTIVES VISION STATEMENT ........................................................................................ 3-1 DEFINITIONS of GOALS, OBJECTIVES, and POLICIES ................................. 3-1 HOW THE GOALS & OBJECTIVES EVOLVED ................................................ 3-2 GOALS & OBJECTIVES ................................................................................... 3-2 Planning & Land Use Regulation ................................................................. 3-2 Growth Management ................................................................................... 3-2 Community Character, Open Space & Natural Resources .......................... 3-3 Water Resources ......................................................................................... 3-3 Transportation/Roads ............. ~ .................................................................... 3-3 Public Facilities & Services .......................................................................... 3-4 Parks & Recreation ...................................................................................... 3-4 Housing ....................................................................................................,... 3-4 Commercial Development ........................................................................... 3-5 Industrial Development ................................................................................ 3-5 i CANNON TOWNSHIP COMPREHENSIVE Pl.AN �Intergovernmental Cooperation ................................................................... 3-5 Chapter 4 FUTURE LAND USE STRATEGY INTRODUCTION AND PURPOSE .................................................................... 4-1 OVERVIEW OF FUTURE LAND USE STRATEGY .......................................... 4-1 Basis ............................................................................................................ 4-1 Township-Wide Land Use Pattern ............................................................... 4-1 Relationship to Existing Land Use Pattern and Land Uses ......................... 4-2 Relationship to Neighboring Municipalities .................................................. 4-2 INDIVIDUAL COMPONENTS OF THE FUTURE LAND USE STRATEGY ....... 4-3 Conservation of Special Natural Resources ................................................ 4-3 Residential Development ............................................................................. 4-4 COMMERCIAL AND INDUSTRIAL DEVELOPMENT ..................................... 4-1 O PUBLIC LANDS .............................................................................................. 4-11 RECREATION LANDS .................................................................................... 4-12 SPECIAL LAND USES .................................................................................... 4-12 SPECIAL CONSIDERATIONS ........................................................................ 4-12 M-44 and Cannonsburg Road Corridors .................................................... 4-12 Bear Creek Watershed .............................................................................. 4-13 Linkages .................................................................................................... 4-14 Chapter 5 PUBLIC SERVICES STRATEGY INTRODUCTION AND PURPOSE .................................................................... 5-1 OVERVIEW OF PUBLIC SERVICES STRATEGY ............................................ 5-1 Basis ............................................................................................................ 5-1 Township-Wide Public Services Pattern ...................................................... 5-1 INDIVIDUAL COMPONENTS OF THE PUBLIC SERVICES STRATEGY ........ 5-1 Service Districts ........................................................................................... 5-1 Roads and Streets ............. .'......................................................................... 5-4 Sewer and Water ......................................................................................... 5-7 Stormwater Management ............................................................................ 5-9 Support Services and Buildings ................................................................. 5-10 Recreation ................................................................................................. 5-11 Intergovernmental Coordination ................................................................ 5-12 Appendix. A LOCATION AND GEOGRAPHY ............................................................... A-1 , Appendix B HI STORY .................................................................................................. B-1 Appendix C PHYSICAL PROFILE - NATURAL FEATURES ........................................ C-1 CLIMATE ........................................................................................................... C-1 GEOLOGY ........................................................................................................ C-1 TOPOGRAPHY ................................................................................................. C-1 INLAND LAKES ................................................................................................. C-2 DRAINAGE ........................................................................................................ C-2 FLOODPLAINS ................................................................................................. C-3 SOILS ................................................................................................................ C-3 -· --· . ii CANNON TOWNSHIP COMPREHENSIVE PLAN �Limitations for Septic Systems ..................................................................... C-3 Standards for Septic Systems ................................................................ C-4 Basement Limitations ............................................................................. C-4 Hydric Soils ............................................................................................. C-5 Prime Farmland ...................................................................................... C-5 WOODLANDS ............................................................................................. C-5 WETLANDS ................................................................................................. C-5 GROUNDWATER ............... ~ ........................................................................ C-6 Appendix D PHYSICAL PROFILE - MAN-MADE FEATURES ..................................... 0-1 LAND COVER/USE ........................................................................................... 0-1 LAND DIVISION ................................................................................................ 0-1 TRANSPORTATION ......................................................................................... 0-4 DRAINAGE ........................................................................................................ 0-7 POLICE & FIRE ................................................................................................. 0-7 SCHOOLS ......................................................................................................... D-7 COMMUNITY FACILITIES ................................................................................ 0-7 RECREATIONAL FACILITIES & HISTORIC SITES .......................................... 0-7 Appendix E DEMOGRAPHIC PROFILE ...................................................................... E-1 POPULATION CHANGE OVER TIME .............................................................. E-1 RACE ................................................................................................................ E-5 AGE ................................................................................................................... E-5 SCHOOL ENROLLMENT.............................................................:.................... E-7 HOUSEHOLD .................................................................................................... E-9 HOUSING ....................................................................................................... E-11 ECONOMY ...................................................................................................... E-12 Appendix F BUILDOUT ANALYSIS ............................................................................. F-1 Appendix G MAPS .......................................................................................................G-1 OVERVIEW .......................................................................................................G-1 ADVANTAGES OF COMPUTERIZED MAPPING ............................................. G-1 BASE MAPS ....................................... : .............................................................. G-1 ACCURACY ............... :......................................................................................G-1 MAP DESCRIPTIONS .......................................................................................G-1 iii CANNON TOWNSHIP COMPREHENSIVE PLAN �Chapter 1 INTRODUCTION PLAN PURPOSE • to maintain and moderately enhance employment opportunities and tax base of the area; The purpose of this Plan is to guide policy and decision making for all future land and infrastructure development decisions within Cannon Township. Within the Plan, key planning issues are identified; goals, objectives and policies are outlined; future land uses are described and mapped; public facility standards are established; and specific implementation measures are recommended. • to promote an orderly development process which is paced in coordination with the Township's ability to provide services and which permits public officials and citizens an opportunity to monitor change and review proposed development in a reasonable manner; and • to provide information from which to gain a better understanding of the area, its interdependencies and interrelationships and upon which to base future land use and public investment decisions. This Plan is adopted pursuant to the authority of the Township Planning Act, PA 168 of 1959. This Act provides for the preparation of a •basic plan• to promote community health, safety, and welfare through provisions for the use of land and resources and the assurance of adequate public facilities and services. The Cannon Township Comprehensive Plan is a •basic plan.• 1t is prepared as a foundation for, and depends primarily on, the Township's zoning ordinance, subdivision regulations, and capital improvement program for its implementation. Although this Plan states specific land use development policy and proposes specific land use arrangements, it has no regulatory power. PLAN CONTENTS and HOW TO USE THE PLAN There are three critical components to using this plan as a decision making guide. First, are the goals and objectives in Chapter 3. Second, are the policies, future land use map, public facilities plan and associated descriptive information presented in Chapter 4 and Chapter 5. Third, is the supporting documentation found in Appendices A-G which draws directly from previous planning and engineering studies. All proposed future land uses and policies presented in this Plan were developed based on a blending of the natural capability of the land to sustain certain types of development; the important natural functions played by unique land and water resources in the area; the relative future need for residential, commercial, and industrial land uses; the existing land use distribution; the relationship of undeveloped lands to existing community character; and the desires of local residents and public officials as expressed through interviews, town meetings, a citizen opinion survey, and public hearings. This Plan is presented to help all elected and appointed officials to make difficult choices between competing interests and to serve as a guide for decision making. It is anticipated that this plan will be consulted in the following situations: • Review of rezonings, variances, and spacial use permits: Applications for rezonings, variances, or special use permits should be evaluated not only in terms of specific zoning ordinance standards, but also in terms of how well the proposed action would help attain the goals and objectives of this Plan and fulfill its policies. This Plan is intended as support for the achievement of the following public objectives, among others: • Public Improvement projects: All future public improvement projects, including the construction of new facilities, utilities or buildings should first be reviewed by the Planning Commission for consistency with this plan, pursuant to PA 168 of 1959. In particular, such projects shOuld be. reviewed to determine consistency with the goals, objectives and policies in the Plan, and whether it supports the planned future land use • to protect public health, safety and general welfare; • to conserve and protect property values by preventing incompatible uses from locating adjacent to each other; • to protect and preserve the natural resources, unique character, and environmental quality of the area; 1-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �R ura 1-1 Plannin Process pattern in the Township, as set forth in this Plan. • Review of land subdivision and lot splits: The subdivision of land and associated lot split activities has a profound impact upon the character of a community and future public service needs and tax burdens. This Plan provides policies to assist the Planning Commission and Township Board regarding the development of subdivision regulations, decisions about the appropriateness of proposed subdivisions and lot splits, and the adequacy of public services to address the increased demands associated with these subdivisions and lot splits. Data Collection and Mapping • Township stability: This Plan is a very strong and visible statement by the Township and its residents, regarding the intended future character of the community and strategies to assure that character. As a formal and tangible document; this Plan instills a sense of stability and direction for township officials, township activities, and township residents. Draft Goals and Objectives Goals and Objectives Ref lned at Town Meeting Draft Alternative Development Patterns Town Meeting PLAN PREPARATION The Planning Process Draft Comprehensive Plan The planning process used in developing the Cannon Township Comprehensive Plan included a combination of Planning Commission meetings with attendance by members of the Township Board, computerized mapping, data analysis, development of alternative development schemes, a citizen opinion survey, and four town meetings. The planning process is represented graphically in Figure 1-1. Publlc Hearing on Plan At the first "town meeting, • an overview of current economic and demographic trends and issues was presented, and a "futuring• session was conducted in which citizens of Cannon Township were asked to visualize Cannon Township 10-20 years in the future as they wanted it to be. This resulted in citizens articulating their vision and desires for their community. The combined results of the futuring session, an analysis of economic and demographic trends, and mapping analysis, were used to determine the key issues to be addressed by the Comprehensive Plan. Draft goals and objectives were developed from the public vision statements generated at the first town meeting and were presented at the second town meeting. Following refinement of the goals and objectives with input from the local citizens, alternative future land use development patterns were developed for discussion and presented at the third town meeting. Five principal alternatives were presented. The Soils Carrying Capacity alternative proposed a level of development intensity primarily based upon the ability of soils to accommodate septic fields. The Open Space Protection alternative emphasized the preservation of open spaces and farmland. The Town Center alternative proposed a major development center in the Township to encourage and provide op1-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �number of work sessions open to the public. In May of 1992, the draft Plan was presented at a fourth town meeting. A citizen opinion survey was prepared and distributed to all property owners in the Township. Based upon the results of the fourth town meeting, and the citizen opinion survey, the draft Plan was further refined and presented to the public at a public hearing on·October 6th. Additional meetings were held with residents, business owners, and property owners to make other refinements in the Plan. A second public hearing was held in April 1993. portunities for high density residential development as well as commercial and industrial development. The Community Nodes alternative was similar to the Town Center alternative but proposed a number of smaller nodes to accommodate higher density residential and nonresidential development rather than a singular large "town center" area. The Spaced Interior Clustering With Setasldes alternative proposed that nearly all residential development be accommodated in a manner so as to preserve at least an equal area in permanent open space. It was prepared by a citizens group and considered along with the other four alternatives. Growth Management Approach Growth management planning is different from the traditional comprehensive planning approach in that specific implementation measures for guiding future land development and for upgrading or maintaining public facilities are integrated with the future land use plan. Traditionally, a comprehensive plan provides the necessary background information on which to base planning decisions regarding the location, density and type of future land uses. A growth management plan also establishes public policy on the rate, timing and location of new development, so as to insure it proceeds at a pace which does not overwhelm the ability of citizens and the Township to meet the new public service cost obligations and to ensure its compatibility with adjoining uses of land. This involves careful planning and the establishment of a process to ensure new facilities will be available to meet new development needs. Important results of this third town meeting included: 1) the Open Space alternative received the greatest support, but was followed closely by the Community Nodes alternative and Spaced Interior Clustering With Setasides alternative; 2) the primary reasons for support of the Open Space alternative were not as much rooted in farmland preservation as with preservation of open spaces in general and a desire by some, to limit growth and development; and 3) the most important elements of rural character in Cannon Township, identified by residents during an informal survey administered at the town meeting, included woodlands, naturaJ stream and river banks, ravines, bluffs, hillsides, wetlands, and tree-lined roads. Following preparation of the draft Plan in January of 1992, the Planning Commission discussed and refined the Plan over the following months during a :.. •r• ;, . I \, Vt 1-3 CANNON TOWNSHIP COMPREHENSIVE PLAN I ; �Chapter 2 COMMUNITY CHARACTER The Township's population is relatively homogeneous, with 98% of the population being white (1990 Census) and the majority of persons being of English or German decent (according to the 1980 Census). Additionally, most of the households in Cannon are comprised of married-<X>uple families with children. INTRODUCTION Cannon Township is situated on the fringe of the rapidly developing Grand Rapids Metro area. Easy access to the metro area makes the Township attractive for development. Between 1980 and 1990, the Township experienced the highest rate of growth in the County (59%). In addition to its location, Cannon Township has attracted growth because of its natural amenities. Rolling terrain, inland lakes, streams, woodlots and wetlands interspersed with agriculture and open space provides an appealing setting for residentiaJ development. (See Appendix A for more information on location and geography). Median age in the Township is higher than that of the County (32.6 years of age vs. 30.7 years of age). Contrary to state and national trends which generally show increased rates of persons 65 years and over, the Township has witnessed a slight decrease in this age group from 6.4% in 1980 to 6% in 1990. With the high percentage of married baby-boomers in family rearing age (basically persons 30-45 years of age) is a corresponding relatively high number of persons under 18. Enrollments in area schools reflect an increase in school-aged children. Increases in enrollments between 1983 and 1990 ranged from 15% for Lowell schools to 50% for Rockford schools. A substantiaJ amount of residentiaJ development has occurred in Cannon in the last decade. In an eight year period (1982-1990) there were an average of 108 new homes built per year in the Township. State equalized value (SEV) attributed to residential development has increased by 168% in that same time; increasing from $53.3 million to $142.9 miUlon. (See Appendix E, Figure E-12 and Table E-6). Commercial land values (SEV) have increased 92%. As may be expected in rapidly developing areas, the SEV of agricultural lands has fallen 14% between 1982 and 1991 . overall, the Township's SEV increased by 147%. As with state and national trends, households are increasing in Cannon at a faster rate than its population. While the Township's population increased by 59% between 1980 and 1990, the number of households increased 64%. The rise in number of households is due to direct population increases, an increase in the number of single person and single parent households and a decrease in extended family households. Because of the Township's high percentage of families, its household size is larger than the county average (3.1 persons per household vs. 2. 7 persons per household). Since 1970, however, the Township's household size has decreased 17% from 3. 7 persons per household. This reflects state and national trends of smaller families. A growing market for residentiaJ development has spurred a large number of parcel splits in the Township. Average parcel size in the Township in 1930 was 80 acres and over. By 1966 most of the large tracts had been divided and a large number of parcels smaller than 40 acres had appeared. By 1990, large parcels (40 acres and over) are clearly in the minority with 1O acre and smaller parcels dominating the land base. Figure 2-1 on the following page illustrates this evolution as it has occurred in sections 16, 17, 20 and 21. Cannon Township's work force commutes primarily to the Grand Rapids metro area for employment. In 1980, manufacturing provided jobs to 28% of the Township's work force (a lower rate than the County average of 35%). However, a larger percentage of the work force was employed by professional and related service industries (24%) than was found in the County DEMOGRAPHIC SUMMARY Between 1960 and 1990 Cannon Township's population more than tripled, going from 2,525 in 1960 to 7,928 in 1990. Population increases affect density and the rural nature of an area. Density is a function of urbanization and its related increase in demand for services. In 50 years (1940-1990), density in the township increased by over 7 times; going from 29 persons per square mile to 211 persons per square mile. (22%). 2-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �Figure 2-1 LAND USE BY PARCEL 1930 1966 1983 1989 Reproduced with p11nnlsslon of Rockford Map Publishers, Inc. 2-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �The percentage of home ownership in Cannon is very high (91 %) when compared to the County (69.7%) and state (74.4%). This pattern, and the fact that the median value of owner-occupied housing in Cannon Township in 1990 was $97,600 as compared to the County average of $68,200 (1990 U.S. Census figures), suggests that Cannon is a relatively wealthy community. Per capita income estimates also suggest this as the average per capita income of a Cannon Township resident in 1988 ($14,738) was 23% higher than the state average per capita income ($11,973) and 24% higher than the County average ($11,883). OPEN SPACE Open spaces are as much a fundamental part of Cannon Township's character as are the residents of the Township. Extensive open spaces exist throughout all areas of the Township, including wetlands, woodlands, agricultural fields, shrub and herbaceous fields, and rolling hillsides. These define a community character rich in visual pleasure, environmental integrity, and pastoral serenity. Though the Township has grown quickly during the past 30 years, degradation of these open spaces has been generally limited. This is due to the pattern of development, the nature of the new land uses introduced into the Township, and individual property owner commitment to protection of these open spaces. nonsburg Road. The northern 6 sections of the Township also contain an upland area which forms an eastwest ridge sloping into a large flat area at its southeastern edge in Sections 1-3. This ridge also contains the highest elevation in the Township. The eastern 1.5 miles of Cannon Township, and the area near Bostwick Lake and Silver Lake, is relatively flat land containing expanses of wetland and agricultural areas. Wetlands Most of the wetland areas of Cannon Township consist of shrub swamps and low-lying woodlands (see Map C-13). Wetlands are concentrated primarily along Bear Creek and its tributaries, especially in the eastern part of the Township (Sections 1, 12, 13, 24, 25, and 36), and near the smaller lakes (Sunfish, Hyser, Austin, and Ratigan). The wetlands near lakes are covered with water for most of the year, while others may occasionally be dry. Most of the wetlands in Cannon Township are interconnected or contiguous, providing a distinctive network of "natural" areas throughout the community. They also contribute to the natural beauty of the Township's watercourses and small lakes. Woodlands The extensive wooded areas of Cannon Township substantially contribute to the picturesque rural character of the area (see Map C-12) . Most are found on the steepest slopes and hillsides of the Township and in wetland areas, primarily in the upland portions of the Bear Creek watershed. Forest cover is also concentrated in large contiguous areas, rather than in smaller fragments. Hardwoods are the predominant type of forest cover, augmented by areas of aspen, and small areas of pine and other conifers. Large tracts of woodlands provide an essential element to rural character in the less developed portions of Cannon Township. However, if recent trends and local regulations continue, the future of these open spaces is in doubt. The provisions of the Township's current zoning ordinance, including the minimum two acre lot size within the agricultural district (which covers the vast majority of the Township), in conjunction with the unregulated lot splits permitted under the Subdivision Control Act (creation of four lots under 1O acres in size every ten years) and rapid population growth, together permit the insidious conversion of these open spaces. Lakes Cannon Township has numerous lakes ranging in size from less than 1 acre to 217 acres, and totaling over, 850·acres (see Map C-2). All of the larger lakes are locafed in the northern 12 sections of the Township, while most small lakes are found south of Belding Road . (M-44). All of the three larger lakes have small lots . surrounding their shores, with little or no public access. Development around the larger lakes is fairly intensive. As might be expected, the visual character of these lake areas has been significantly altered with the onset and expansion of development. The water quality of these lakes has suffered due to septic field leachate, residential fertilizers, and water activities. Most of the land surrounding the smaller lakes in Cannon Township remain undeveloped. NATURAL RESOURCES SUMMARY Topography and Watercourses Most of Cannon Township is characterized by rolling moraines and steep slopes typical of northern Kent County. Steep slopes are generally concentrated in two areas. Bear Creek, the major watercourse in the Township and which runs east to west through the south central portion of the Township into the Grand River, is surrounded by wooded upland areas which slope abruptly downward towards the narrow floodplain of the main channel. The result is a long and picturesque valley which is evident when traveling Can2-3 CANNON TOWNSHIP COMPREHENSIVE PLAN �Agricultural Land Cannon Township has relatively few areas which are particularly suitable for fanning or have prime fannland soils present (see Map C-10). The larger concentrations of prime fannland are in the far southern corners of the Township, in sections 31-32 and 3536, which are presently in agricultural use. Another large area north of Bostwick Lake in Sections 2 and 11 has some prime fannlands and is also in agricultural use. Although few fannland areas exist in Cannon Township, they lend significantly to the diverse rural character of the area and provide open spaces to complement the area's rolling wooded hills. BEAR CREEK WATERSHED When discussing the natural resources of Cannon Township, special mention must be made of the Bear Creek Watershed. The Bear Creek Watershed, the largest in the Township, drains approximately half of the entire Township, and its topography and associated resources provide outstanding scenic vistas and capture the rural character of the community. Bear Creek begins in the eastern central region of the Township and flows south into the southern third of the Township, where it then flows east to west across the Township. It feeds into the Grand River at the southwest corner of the Township. Stout Creek and Armstrong Creek feed into Bear Creek from the north, and many small intermittent creeks flow into Bear Creek. trails for off-road vehicles and some public and private roads tend to have large exposed soil areas that can contribute significant sedimentation loads through water and wind erosion. Many soils in the watershed are highly wind erodible, and some of the soils being fanned are slightly water erodible. The watershed is scenic, due to its surrounding hills, its rural, wooded character, and limited development. Commercial activities are limited and concentrated in Cannonsburg. Residential development within the watershed comprises an estimated 1,200 acres, and is scattered along country roads. The importance of this watershed to the Township is evidenced by the fact that at the time this Plan was being prepared, the Township was participating is a special Michigan Department of Natural Resources model study program focusing on the impacts of development upon streams, including Bear Creek. Also, the Township has received the support of the Department of Natural Resources for its application for EPA grant monies to identify nonpoint pollution sources in the watershed. The Bear Creek Watershed and other watersheds of Cannon Township are shown on Map C-3. VISUAL CHARACTER INVENTORY AND ANALYSIS There are an estimated 1,000 acres of wetlands in the watershed. These are primarily located adjacent to Bear Creek and its tributaries, and serve to store and filter runoff. The wetlands are primarily lowland forests and shrub swamps. While narrow bands of wetlands are located at the middle and lower end segments of Bear Creek, wetlands are primarily located at the headwaters. The watershed contains over 3,000 acres of woodlands, and these are scattered throughout the watershed. Woodlands are effective in storing rain and snowmelt, helping to prevent flooding. Overview The visual character of Cannon Township is primarily hilly and wooded. There are numerous small lakes, small valleys, one large valley running east-west along Cannonsburg Road in the western part of the Township, and the relatively more developed M-44 corridor running through the northern-most third of the Township in an east-west direction. At various points there are high points from which there are long views. Following is a description of primary elements of the Township's visual character which are also illustrated in Figure 2-2. Agriculture comprises an estimated 3,500 acres of the watershed. Agriculture can be a scenic and productive land cover/use, but it can also lead to increased runoff, sedimentation, and contamination of waterways with fertilizer and pesticides. Much of the agriculture in the watershed is located along Bear Creek. Nearly 3,600 acres of the watershed can be grouped into shrub land , recreation, or other, non-urban land uses. These land covers/uses may not negatively impact water quality although development upon these lands which could result in erosion does present opportunities for water quality degradation. Areas used for recreational skiing, parking lots for athletic fields, Vegetation As noted earlier, Cannon Township is blessed with an abundance of varied vegetation with a strong and aesthetic visual character. Approximately 60% of the Township is characterized by crop vegetation, woodlands, and shrub and herbaceous vegetation . The woods are primarily deciduous. Oak are the dominant trees, especially on the uplands. There are some mixed maple and basswood stands in the lower areas. There are a few pine stands . 2-4 CANNON TOWNSHIP COMPREHENSIVE PLAN �CANNON TOWNSHIP 10 HILE RO () 5 Kent County, 2 BUSH ORIVE KIES ST. Michigan 2-2 VISUAL CHARACTER Broad Open Landscape ....., * .. 18 . Ill > < + HILE RD. Ill + "< .J ::i:-- ..."' II. z :, Isolated Valley 0 "' a:: C --- .J .J 23 24 l&J C "'%< ii= . '' { { , ' '• ,,,, \\_,- \~ 28 25 Zl I !I MILE RD. ,.j PW/24Wf/4kff/4Lpfl/4WK w/4 twJ/40fl¥ lfM/4&/M/4&/4~ > .,< \ 31 ~ \~ Sc.c.-...\c.. 'lA\\~ ,,,,,,,. .; \ \ _..,... , ' I {I ''-'--.- \\ .( .. . IL Scenic Road UUIU\I KREtfTEJ'l RD. ... __, Strip Residential ' r-· /1 Node -- ,.j > C 32 . ., ." ....... J Scale l&J .J ::J C ........ TBN, R10W A 3, 615 7. 230 10, 845 feet C 35 % ::J a: I o ,.j > MILi!: RD . .,"' u< u X 1 inch• 3,615 feet 1: 43,400 Planning & Zoning Center, 302 S. Waverly Rd . Lansing, pn • Michigan 4B917 (II S 7) fte&-0!1115 Inc. N �Figure 2-2 VISUAL CHARACTER INVENTORY 2-5 CANNON TOWNSHIP COMPREHENSIVE PLAN �Along Egypt Valley Road, north of Cannonsburg Road, there is a unique oak woodland, in which mature oaks trees, all of the same species, are scattered across the hills and ravines. In striking contrast, a pine stand crosses the same road, farther up the hill, where the road takes a turn to the west. have a somewhat unnatural skyline , as compared to the surrounding lands, and the recreation area generally is barren of most vegetation. There are other valleys in the Township. Three small valleys form dramatic, open, isolated bowls. One of these is on Egypt Valley Road, just north of Cannonsburg Road. This valley is being developed with larger homes. The other is at the east end of Sunfish Lake. The third surrounds a gravel pit on B.J. Street. Other isolated valleys may exist, but are not obvious because they are filled with vegetation, and are not open. The extensive natural vegetation throughout the Township, including the woodlands and scrublands, is probably the most dominating visual element in the Township. Because it is such a dominating element, disturbances to these areas are that much more noticeable and detrimental to the maintenance of the Township's current character. Scenic Roads While Cannon Township is fortunate to have many miles of roads that are scenic because they are bordered by woods, or have views of lakes, the Township also has segments of road that have special scenic beauty. These roads have special scenic qualities because the vegetation is arranged differently than that along the other natural segments of roads. This usually means that mature trees line the road , through which the driver has views of farmland or natural countryside. In the middle segment on Egypt Valley Road, the combination of unique oak woodland and pine stand makes the segment especially scenic. At the southern end of the same road, it is the passage through a tree plantation and orchards that provides the scenic character. At the west end of Five Mile Road , the segment is uniquely scenic because the road climbs steeply under a canopy of very large trees. Ramsdell Road has scenic segments where the road passes through Townsend Park, and along Pickerel Lake and the wooded, undeveloped shoreline. M-44 Corridor Highway M-44, the backbone of the local roadway network, crosses the Township in an east-west direction, and passes through landscapes of distinct characteristics. From the eastern side of the Township to west of Bostwick Lake there exists a mix of old , new, and historical buildings. The section of M-44 west of Young Road has a prosperous and productive appearance. There are few empty buildings, and undeveloped land is primarily in woodlots. Lake front homes along Silver Lake and Bella Vista Lake are larger and less crowded than around Lake Bostwick. The Bella Vista Lake area is a newer development. The homes cover the hillsides surrounding the lake, and the limited range of architectural styles and materials provide a unified appearance. Wilkinson Road and Wildermere Drive, along the eastern shore of Silver Lake , Bush Drive, and Chauncey Road , in the southwest corner of the Township along the Grand River, have been designated Natural Beauty Roads under P.A. 150 of 1970. From the Bella Vista Lake area to the west side of the Township the landscape is rolling and open. Scenic Valleys Between the community of Cannonsburg and Pettis Avenue lies a scenic valley about three miles long and nearly a mile wide. Bear Creek flows through the valley, but is not visible except at a few points at the bottom of the valley. The valley sides are wooded hills. Single family homes are scattered throughout the valley, but are not an intrusive element. In the middle of the valley there is an area used for recreational skiing, together with an adjacent parking area and an athletic field . These areas provide a popular place for recreation, particularly during the winter months. Many Township residents and those from nearby communities participate in the skiing and other recreational activities available at this location. The skiing area, along with its adjacent parking area and athletic field, does Nodes: Crossroads, Settlements Because of the rural character of the Township, places where there is a concentration of houses or commercial establishments have significance in the landscape as nodes. Nodes help establish the cultural and social pattern of the community and typically include crossroads with one or more stores or other buildings and settlements. Many of the roads do not have nodes of development, separated by farms , woods or less concentrated development, but instead have strip residential development, where the houses are placed on large residential lots, adjacent to each other for a consider- 2-6 CANNON TOWNSHIP COMPREHENSIVE PLAN �If the current rate of growth continues in the coming ten years as it has over the past ten years, the Township could gain an additional 5,000 persons. This increase in population could yield an additional 1,500 dwelling units. Based upon current zoning ordinance provisions, these additional dwelling _units could occupy a total of nearly 3,000 acres if developed as individual lot splits rather than through platted subdivisions. This area is equal to approximately one seventh of the total Township area. This pattern of development could have tremendous negative impacts upon the rural elements of the Township. able distance along the road. The location of strip residential development is located on Figure 2-2. Power Transmission Line A power transmission line with tall towers runs north-south near the east edge of the Township. Although the line passes over one of the highest points in the Township, the area is relatively flat. The impact of the towers is very local, as they can be seen from the adjacent parcels, but not from a distance. EXISTING LAND USE PATTERNS The generaJ land use character of Cannon Township is one of open space and residential development. Just over 80% of the Township area is characterized by some fonn of open space, including woodlands approaching one third of the Township area and agricultural land . uses accounting for approximately one quarter of the Township area. Agriculture in Cannon Township is primarily crop fanning, and principally situated in the Township's northeast quadrant and along its southern and eastern boundaries. The continual lot splits and dispersed development will unnecessarily consume large areas of open spaces and the natural resources associated with these open spaces including woodlands, wetlands, and fields. Current land use policy and subsequent development patterns prompt the conversion of open space, woodlots and agricultural lands into single-family development. Development that does not accommodate unique natural characteristics (e.g., retention of native vegetation, slopes and wetlands) will alter the character of the Township over time. Groomed yards will replace native vegetation and wildlife habitat. Water quality in area lakes will decrease as pesticides, lawn chemicals and other artificially introduced nutrients and/or contaminants reach the water. Those open spaces that may be preserved are apt to be fragmented and be far less functional or visually significant in the environment. Eventually, if current trends continue, the Township will take on the appearance of a more urbanized suburb than a rural Residential land uses are scattered throughout the entire Township, approximately haJf of which are situated on large acreage lots (5 acres or more). Concentrated residential development is present and centered around Silver, Bostwick, and Bella Vista Lakes. Strip residential development exists along many county roads in the Township. Commercial and industrial development is limited within the Township. Commercial land uses exist along M-44 near Bostwick Lake and Bella V~ Lake. lndustriaJ development is situated along M-44 approaching the Township's eastern boundary. area. This pattern of land development can be equally devastating to the Township roadway network. The strip residential development pattern which could dominate will increase the number of residences accessing the primary roadways directly and thereby continually shortening the distance between driveways. The result will be increased congestion, traffic hazards, and travel times and a complete transformation of the visual landscape. The Cannonsburg State Game Area, operated by the Michigan Department of Natural Resources, includes considerable acreage in the far south central region of the Township. Figure D-2 illustrates the existing land use pattern in the Township, and Figure C-6 shows the principal public land use facilities in the Township. TRENDS AND CONDITIONS The population growth of Cannon Township has been steady and, in the past ten years, extremely rapid. Though the growth of the Grand Rapids Metro area can be expected to continue, as well as the attractiveness of the Township as a place to reside, the rate of future growth is in question. The issue is not one of whether the Township will continue to grow but by how much. The increase in density, and lack of public sewer in most areas of the Township, will place greater pressure upon groundwater resources as their vulnerability to contamination through on-site sewage disposal will increase. The introduction of new and expanded services provided by the Township will become a larger issue in the future as the population grows, households increase, and land is further developed. Public protec- 2-7 CANNON TOWNSHIP COMPREHENSIVE PLAN �tion problems (police and fire protection, emergency medical service and transportation management) will become more acute. The expansion of services will most likely be accompanied by an increase in local taxes, as recent studies have begun to show that new development often does not pay its way. These trends will continue as long as encouraged by public policy and permitted by existing regulations. This Plan sets forth a new public policy intended to encourage new development in a way which protects public values associated with a clean environment and scenic open spaces. . 2-8 CANNON TOWNSHIP COMPREHENSIVE PLAN �Chapter 3 A COMMON VISION: GOALS & OBJECTIVES VISION STATEMENT The plaming process followed in the preparation of this Plan identified convnunity attludea regarding the future character ot Camon T ~ and developed a consensus ot ptblic opinion regarding future land use minimized. The permitted intensity of both residential and nonresidential development will be directly related to the presence and type of environmental resources and conditions, with the most environmentally sensitive areas to be developed at the lowest intensities. For M-44 to continue to function as a state highway, offering safe and efficient travel and panoramic vistas of open spaces and rural landscapes, direct access will be severely restricted. Service roads will be used wherever possible to achieve this goal. and community development. This consensus was arrived at through town meetings where the public was given opportunities to identify the preferred future character ot the Township and commen on and shape the evolution of the Plan. Citizens consistentl'f portrayed a common vision for the T ~ ' s fwn which was founded ~ the preservation of the Township's natural resources and current •rura1-1ilce• character. Toe The location of intensive land uses will be linked with adequate public facilities and services to safely accommodate these land uses. Township facilities and services will be expanded in the Township in a well planned, priority based, and coordinated fashion, and in a manner which preserves and reflects the rural components and lifestyle of the Township. Carefully regulated and environmentally sound on-site potable water sources and sewage disposal will predominate and limit the expenditure of- public funds and property taxes for new and expanded public sewer and water. £xpansion of services will occur to the extent that public health, safety, and welfare concerns are adequately addressed, including the accommodation of more intensive residential and nonresidential land uses in limited areas. The development and maintenance of a capital improvement program will assist the Township in providing the desired services in a coordinated and cost-effective manner. following vision statement portrays the prevailing aspirations of Township residents: The rural charactsristics of Cannon Township will continue well into the futurs as woodlands, wetlands, ·open spaces, hillsidss, Jakes, and streams will continue to dominate the /andscapB in the 21st century. These fundamsntaJ community 8/sments will provide for a varied and balanced living snvironmsnt for persons and famillss and will prsvail throughout the Township. The Impact of these resourcss, and the. community character they instill, will be surpassed only by the relentless and coordinated efforts to assure their continued quality and integrity. Growth and development will be accommodated within the Township in a manner which preserves the fundamental characteristics of the Township. Recognition of the Township's natural resources as community-wide assets for an improved living environment will prevail. Residential development will largely consist of single family homes purposefully sited to preserve opsn spaces and the natural resources that abound. In association with this development pattern, a range of housing types and densities will be available, and affordable, to address the housing needs of all individuals and families. Public access to parks and recreation areas will increase and be integrated with residential areas, as will open space corridors, fed by the Township's extensive natural resourcss. Cannon Township government decisions, and the efforts of the public, will reflect a level of land use and growth management which will effectively blend an expanding population and level of development with the special and sensitive natural resources of the community and the needs of both long-time residents and newcomers. This Township-wide vision strongly molded the goals, objectives and policies of the Comprehensive Plan. DEFINITIONS of GOALS, OBJECTIVES, and POLICIES Opportunitiss for limited new commercial and industrial development and redevelopment will be provided in locations where public servicss are adequate to accommodate such development and where adverse impacts upon adjacent land uses will be Goals, objectives, and policies play a fundamental role in the Cannon Township Comprehensive Plan. The goals and objectives chart the Plan's direc- 3-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �Policies to implement the goals and objectives are presented in the next two chapters (Chapter 4 and 5). tion and form, and the policies present key implementation strategies to assure the Plan's direction is followed. The relationship between goals, objectives, and policies is as follows: Although goals and objectives are grouped under several categories, there are numerous interrelationships among them. Some goals and objectives are concurrent, while others must be accomplished in A GOAL is a destination, a final condition which a community seeks to attain. A goal is the most general level of policy and by itself is not very h~lpful to decision makers. It needs further refinement to assist decision makers to reach their selected destination. It is like saying, "/ want to take a vacation." sequence. Planning & Land Use Regulation GOAL: Plan for and guide new development in a manner which preserves open space, protects environmentally sensitive areas, and maintains the rural character of Cannon Township. AN OBJECTIVE is the route which specifies in general terms the way (route) by which the goal (destination) can be reached. An objective indicates the kinds of actions that could be taken to achieve the goal. It is a "means" to the "end". It is like setting aside "$X"by "Y date"to travel to "Z location." - Objective: Prevent fragmentation of open space through a coordinated land use plan and related regulations. A POLICY is a means of achieving an objective and hence a goal. It's a course of action which, if followed, will achieve an objective. It is to our example above, the form of transportation along the route. A policy is more detailed than an objective and can be readily translated into specific action recommendations or design proposals. Policies are presented in Chapter 4 and Chapter 5. Objective: Enact standards for residential, commercial, and industrial development which require site design measures be incorporated to protect environmentally sensitive areas, avoid unnecessary disturbance and destruction of open spaces, and preserve the landscape's natural assets and important open spaces. HOW THE GOALS & OBJECTIVES EVOLVED Objective: Identify the significant historical elements of Cannon Township and adopt a land use program which includes a strong historical preservation theme. The evolution of the goals and objectives for the Cannon Township Comprehensive Plan involved several steps to identify pertinent issues and address those issues. The initial citizen input component included a "futuring session" (Town Meeting #1 ), where participants were asked to visualize Cannon Township twenty years in the future. Before the first draft of goals and objectives was written, the results of the futuring session were tabulated, key issues were extracted. Draft goals and objectives were formulated to address all of the issues identified and provided the impetus for the second town meeting. A final set of goals and objectives was compiled following the second town meeting, after the public scrutinized the first draft version for language and omissions. Based upon the results of the second town meeting, a refined set of goals and objectives was prepared. Citizen opinion to validate the goals was also achieved by means of a citizen opinion survey which demonstrated very high support for key goals in the Plan. Objective: Establish a periodic monitoring and review process for the Cannon Township Comprehensive Plan which incorporates a meaningful element of public participation. Objective: Develop and implement a program of information distribution on planning in Cannon Township to interested citizens and developers, real estate agents, etc. Objective: Periodically review and update the Comprehensive Plan and all related development regulations, at an interval not to exceed five (5) years. Growth Management GOAL: Guide future development in a manner which is consistent with the natural limitations of the land and the planned provision or expansion of necessary public facilities and services. GOALS & OBJECTIVES Following are goals and objectives to accomplish a common vision for the future of Cannon Township. Objective: Guide development in areas where public facilities have adequate capacity to accommo3-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �date growth and where provision of public facilities is cost-effective. harmful effects of intensive and incompatible development through the use of aquifer and watershed management techniques which seek to reduce risks of and quantities of pollution, sedimentation, and flooding. Objective: carefully plan and where necessary limit development in areas not served by ptblic sewer and water facililies, where public roads are inadequate to handle traffic associated with growth, and where prov.sion of pli>lic facilities is not cost-effective. Objective: Identify vulnerable and sensitive arin Cannon Township and limit land division, development densities and land uses in and around them to protect against altering the natural hydrology including the water quality, the intensity and quantity of runoff, and flood control. eas of aquifers and watersheds Objective: Enact a capital improvements plan which specifies timing and cost of providing and expanding public facilities in specif'ic areas of the Township. Objective: Enact a review process for all development in locations identified as sensitive aquifer Objective: Wherever legally pennissible, and other public interests are not of greater significance, local regulations should require that new development pay for both the direct and indirect costs associated therewith, rather ·than having those costs imposed on existing residents. and/or watershed areas. Objective: Maintain protective vegetation strips along rivers, streams, and lakes. Objective: Limit the amount of impervious area (paved surfaces) in sensitive watershed areas. Community Character, Open Space & Natural Resources Objective: Educate the public regarding the Township's fundamental reliance upon groundwater resources for potable water supplies and the potential detrimental effects of land development upon groundwater resources. GOAL: Preserve the rural character and important open spaces of Canr19n Township. Objective:. Document and establish the existing character of the Township to serve as the basis for programs to protect and enhance the positive aspects of that character and rectify the negative aspects. Transportation/Roads GOAL: Develop and maintain a transportation network throughout the Township which moves vehicular traffic in an efficient and safe fashion, functions in a manner consistent with the relative importance of individual roadway segments, and provides safe and functional opportunities for alternative modes of transportation including walking and bicycling. Objective: Identify areas to be preserved as open space. Such areas should consist primarily of farmland, woodlands, wetlands, other environmentally sensitive areas, and land not suitable for development because of limitations on structures or septic systems. · Objective: Evaluate existing speed limits for roadway segments in regard to public health, safety, and welfare, including emergency services, and identify problematic corridors and corrective measures. Objective: Identify and preserve significant historic, archeological, and scenic features. Objective: Ensure that new development protects the naturaJ or aesthetic character of environmentally sensitive areas through responsible and innovative development and site planning techniques. Objective: Identify priority areas for maintenance and improvement and include them in the Township's capital improvements plan. Objective: Encourage clustering of new residen.tial development within a parcel so as to maximize the amount of open space and naturaJ areas preserved. Objective: Adopt regulations which minimize the potential for traffic congestion and safety hazards along adjacent roadways. Objective: Limit the number, size, and shape of new land divisions along county roads to minimize di- Water Resources GOAL: ·Protect the hydrological system, including groundwater, inland lakes, and streams from the 3-3 CANNON TOWNSHIP COMPREHENSIVE PLAN �GOAL: Maintain and improve the Township's fire rect access, using a required review and permitting process. department. Objective: Prevent ·strip• development and control land use intensity along major roads in Cannon Township using land division and access policies and regulations. Objective: Project costs, equipment, labor, and facility needs for future fire fighting capacity, given growth trends over the past 15 years and future projections, and incorporate those elements into the Township's budgetary and capital improvements plans. Objective: Retain the highway functions of M-44 and prevent its conversion to a mini •28th Street. • Parks & Recreation GOAL: Expand and improve the parks and rec- Objective: Develop plans and regulations to expand alternative transportation facilities, including walkways and bicycle trails, and mass transportation (if feasible), to address the varied transportation needs of the Township residents. reation facilities in Cannon Township so area residents can enjoy recreational opportunities presented by the Township's natural features. Objective: Inventory recreational facilities in Cannon Township and identify deficiencies. Objective: Recognize the opportunity for, and encourage, the maintenance of scenic traffic routes through the designation of Natural Beauty Roads where appropriate. Objective: Investigate sources of state and federal funding for parks and recreation facilities and prepare proposals to obtain such funding. Public Facilities & Services GOAL: Expand public sewer and water systems - Objective: Design open space and recreation areas to enhance the character of existing and new in a phased and priority based program. residential areas. Encourage incorporation of such areas into residential development through the use of incentives to developers. Objective: Detennine areas of Cannon Township which are in greatest need of public sewer/water facilities, assign a priority to each site, and determine which routes to serve selected sites are most cost-effective. Objective: Provide for increased public access, to water resources where natural carrying capacity has not been exceeded, through site acquisition, conservation easements and other access tools. Objective: Incorporate sewer/water system expansion areas into the Township's capital improvements plan. Objective: Design and develop a trail system for recreational biking, hiking, walking, and similarly based trail recreational activities. Objective: Explore long range planning considerations associated with alternative public water systems including Township-owned facilities and reliance . on nearby municipal systems. Objective: Coordinate recreation planning efforts with surrounding municipalities and governmental units, including school districts, to provide comprehensive recreation opportunities and minimize unnecessary duplication of services and facilities. Objective: Require any private sewer system serving more than a single family home be designed to easily connect with any Mure public sewer system in the area. Housing GOAL: Provide for a broad range of housing op- GOAL: Maintain excellence of the public school systems serving Cannon Township. portunities which respond to the varying economic, family stage, and lifestyle needs of the community while maintaining high levels of aesthetic and qualitative character. Objective: Project facility needs for future school capacity, given growth trends of the past 15 years and Mure projections, and incorporate those land use needs into the Township's planning program. Objective: Explore measures to assure affordable housing, such as special zoning or other programs in suitable areas of the Township and in concert with related programs in adjoining jurisdictions. 3-4 CANNON TOWNSHIP COMPREHENSIVE PLAN �Objective: Identify land, through land use planning and zoning, for multiple family housing but limit height and overall density, wherever appropriate. Objective: Encourage, where appropriate, the development of commerciaVpublic nodes of an historic and pedestrian scale, or •colonial towns,• as part of the overall land use pattern in the Township. Objective: Identify land, through land use planning and zoning, for single family housing. Industrial Development GOAL: Discourage Industrial development and land uses outside the currently zoned industrial areas in Ught of the lack of appropriate locations in the Objective: Provide provisions In the Township's planning and zoning program which will encourage senior-citizen housing opportunities. Township for such development. Minimize the negative impacts of industrial land uses upon adjacent properties, and the community as a whole. Objective: Integrate open space protection with new housing development though the use of clustering and related techniques. Objective: To the extent that future considerations may warrant the expansion of industrial land uses in the Objective: Ensure while meeting the above objectives that detached, site constructed, single family homes remain the predominant housing type. Township, the M-44/rlffany Road area should receive priorily attention as the most appropriate location for such expansion, but the total area affected should not extend beyond existing parcels industrially zoned. This objective recognizes that if it were not for the existence of some light industrial operations in this area, and the fact that Grattan Township is considering promoting industrial use in this area, 'this objective would not be offered. Plainfleld Township, Ada Township, and Rockford all have availab/8 space in industrial areas much better suited for industrial use than this area. Geographic expansion of this area is fundamentally contrary to protection and promotion of residential uses in the Township. However, if this area were to decline in the quality and appearance of the structures present, that would be a negative influence on the Township, right at its eastern gateway. Thus, to foster improvement of this area, it may be necessary to allow expansion of structures and uses in this area, even without expanding the geographic area the zone encompasses. Commercial Development GOAL: Provide practical and functional locations, patterns, and reguJations of commercial development which maximize the utility of these land uses, and minimize their impact upon adjacent land uses. Objective: Identify a limited number of appropriate locations satisfactory to meet the needs of Township residents for small commercial centers accessed from major roads. Objective: Urnil land division and access along major roads to prevent commercial stl1) development. Objective: Ensure that elements for preservation of the Township's rural character are incorporated into new commercial development by establishing appropriate site design and building standards with a special emphasis on height and size. Objective: Ensure through site design and building standards that development of new industrial land uses, or the redevelopment of existing industrial land uses for new industrial purposes, adequately buffer adjacent properties, preserve important open spaces, and preserve the Township's rural character as experienced from area roadway corridors. Objective: Prevent the premature conversion of land planned for future commercial use so as to ensure its long term viability for commercial use. Objective: Ensure that new commercial development does not adversely impact the normat use and enjoyment of adjoining land uses through appropriate buffering, setbacks, landscaping and other techniques, Objective: Ensure that new industrial land uses have adequate provisions for safe ingress and egress, sewage disposal, stormwater management, potable water, and other critical public health and welfare concerns. Objective: Ensure that commercial land uses have adequate provisions for safe Ingress and egress, sewage disposal, stormwater management, Intergovernmental Cooperation GOAL: Encourage uniform or compatible land use planning and zoning across municipal boundaries by coordinating efforts with the surrounding townships and the potable water, and other critical public health and welfare concerns. 3-5 CANNON TOWNSHIP COMPREHENSIVE PLAN �City of Rockford, as well as with regional governmental units such as Kent County, Grand Rapids, and the Grand Valle-/ Metropolitan Council. Objective: Arrange for periodic joint meetings between Camon T ~ officials and officials from adjoining munq>alities to discuss amn Issues. Objective: Develop and maintain a regular, meaningful communication program whereby Cannon Township and all adjoining municipalities regularly convene to discuss public facilities and services needs, identify common needs, and investigate alternative strategies to address those needs in a mutually beneficiaJ manner. Objective: Provide adjoining municipalities with up-to-date copies of the Cannon Township Comprehensive Plan and the Cannon Township Zoning Ordinance. Summarize key points of both documents that pertain to new development and land use along municipal boundaries. Objective: Develop and maintain a meaningful communication program with the school districts of Forest Hills, Rockford, and Lowell to discuss impacts of area land use and development upon the school districts including economic, capacity, and quality of education considerations. Objective: Coordinate proposed future plan and zoning changes with adjoining jurisdictions with mutual review and comment opportunities before changes are made on lands near the borders. Objective: Develop and maintain a meaningful communication program with the Kent County Road Commission, Kent County Public Health Department and other county agencies to discuss existing and proposed land use and land development projects within the Township in regard to the particular expertise and insights of each agency. GOAL: Enhance the feasibility, coordination, and effectiveness of providing public facilities and services through cooperation and sharing of costs with other municipalities. 3-6 CANNON TOWNSHIP COMPREHENSIVE PLAN �Chapter 4 FUTURE LAND USE STRATEGY tives presented in Chapter 3 are the foundation for the principles on which the Future Land Use Plan is based, including: INTRODUCTION and PURPOSE The growth management program for _Cannon Township consists of coordinated planning and regulatory components. The principal planning components are embodied within the Comprehensive Plan's Future Land Use Strategy, as discussed in this chapter, and the Public Services Strategy described in the following chapter. The Future Land Use Strategy is a plan which identifies the desired pattern of land development throughout the Township through the establishment of land uses and densities for areas with common characteristics. The Future Land Use Strategy also establishes policies regarding the intended character of each land use area. The principal guidelines upon which new land uses can be introduced are specified. • Woodland preservation • Historic preservation • Protection of public health and safety • Conservation of natural resources • Environmental protection • Minimizing public service costs • Insuring compatibility between land uses • Lake and stream preservation. The Public Services Strategy in Chapter 5 specifies policies regarding future infrastructure improvements and decisions to assure future public services are coordinated with the planned future land use pattern in the Township, and that the goals and objectives of this Plan can be achieved. - The future land use pattern was established based upon an analysis of the Township's natural and cultural characteristics, community attitudes, the existing roadway network, soil conditions, existing and nearby public infrastructure, environmentally sensitive areas, neighboring municipal land use conditions, and other associated characteristics. These characteristics, both as individual elements and in a cumulative fashion , present opportunities and constraints toward land uses and land development in each area of the Township. These opportunities and constraints were evaluated within the context of the goals and objectives of Chapter 3 to arrive at a future land use pattern which responds to the principles noted above. The regulatory elements of Cannon Township's growth management program-those elements intended to implement the Comprehensive Plan, including the Future Land Use Strategy-will consist primarily of the regulatory ordinances of the Township including its Zoning Ordinance and Subdivision Regulations. The Township's Zoning Ordinance generally regulates the type, location, bulk, and intensity of land development throughout the Township. The Subdivision Regulations establish the standards under which land in the Township can be subdivided into multiple lots (a plat). Standards regarding street alignments, circulation, utility easements, emergency access, grading, and erosion control are addressed, among others. Other related ordinances and a capital improvement program, may, from time to time, be adopted or amended to further carry out this Plan. Township-Wide Land Use Pattern The text in this Chapter establishes the policies to guide future land use change so as to accomplish the desired geographic land use pattern illustrated in Map 4-1, the Future Land Use Map. The Future Land Use Strategy calls for a land use pattern in the Township characterized by low density residential development and a variety of open spaces including farmland, woodlands, and wetlands. The primary differences between the planned and current land use pattern are founded upon an increased concern for protection of the natural environment and those elements more synonymous with a rural community, retention of significant visual resources, and the provision for denser development in specific and limited areas of the Township. OVERVIEW OF FUTURE LAND USE STRATEGY Basis The Future Land Use Plan establishes the planned future land use pattern throughout the Township for approximately 20 years. The goals and objec4-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �The Future Land Use Strategy calls for the establishment of four principal land use areas in the Township. The Conservation Area is intended to protect the most sensitive natural resources of the Township and those that present the greatest limitations to development. The Open Space Residential Area, which covers the vast majority of the Township, is intended to provide opportunities for residential development in association with significant areas of pennane·ntly protected open spaces. The Lakes Resldentlal Area identifies land use and development policies regarding future development and redevelopment along the Township's numerous lakes. The VIiiage Area identifies those community nodes intended to accommodate the highest densities and intensities of development within the Township and within which public services are, or will be, available to accommodate such development at the time the new intensive land uses become operational. The Village Areas are intended to be comparatively small scale urban community nodes, supportive of the overall character of the Township. intergovernmental coordination, continuity, and compatible land uses. The Future Land Use Strategy in this Plan proposes low to very low density residential and/or conservation (open space) uses along the entire periphery of the Township. This pattern of land use is very compatible with those existing and proposed patterns in neighboring communities. While the abutting land uses may not be identical in nature, their general character and impacts are closely related. Except for a small area at M-44 and Tiffany Avenue which is designated for industrial use, Grattan Township's 1989 Land Use Plan proposes agricultural land uses along the entire eastern boundary of Cannon Township. The area designated for industrial land uses abuts that area in Cannon Township where industrial land uses currently exist. The 1985 Ada Township Comprehensive Plan designates the vast majority of lands abutting the south boundary of Cannon Township as "Rural Preservation" and provides for agricultural land uses and very low density residential development. The limited areas along the southern boundary of Cannon Township which are not included in the Ada Township "Rural Preservation" area consist principally of park and recreation lands and floodplains. Relationship to Existing Land Use Pattern and Land Uses The Future Land Use Strategy calls for a future land use pattern which is generally similar to that which currently exists throughout the Township. The principal differences between the proposed and existing land use pattern are that the Future Land Use Strategy provides for a stronger open space and environmental resource protection program, recognizes the limited long term economic viability of farming in the Township, and consolidates nonresidential development within two Village areas and redevelopment in the existing commercial and industrial areas rather than in the emerging strip pattern along certain segments of M-44. Plainfield Township, to the west of Cannon Township, proposes numerous different land use designations along Cannon Township's western boundary in its 1988 Comprehensive Plan. The majority of Plainfield Township's eastern periphery along Cannon Township is designated for low density residential use, although there does exist a mile of shared boundary which Plainfield Township proposes for residential densities up to 6 dwelling units per acre. The limited area of the City of Rockford which abuts Cannon Township in its northwest comer is planned for office and high density residential use. Courtland Township, to the north of Cannon Township, was in the process of formulating a new Master Plan at the time the Cannon Township Comprehensive Plan was prepared. Draft policies of Courtland Township, at the time the Cannon Township Comprehensive Plan was prepared, proposed low density residential development along its southern boundaries, with the exception of a small neighborhood convenience center at the 1O Mile Road/Myers Lake Road intersection where there is an existing gasoline station/party store. A major emphasis of the Future Land Use Strategy is to limit the previous trend of continuous lot splits and dispersed development which has negatively impacted the rural quality of the Township and the efficiency of the roadway network (see "Trends and Conditions" discussion in Chapter 2). Relationship to Neighboring Mun lei pall ties The Future Land Use Strategy was based, in part, upon existing and proposed land use patterns in those municipalities sharing borders with Cannon Township. Such considerations were fundamental in the interest of 4-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �INDIVIDUAL COMPONENTS OF THE FUTURE LAND USE STRATEGY Privately owned lands within the Cannonsburg State Game Area are classified within the Conservation Area in order to preserve the wildlife and environmental integrity of this resource, and preserve the Game Area's long term viability. The Conservation Area is situated primarily in the south central region of the Township where the Cannonsburg State Game Area, and associated wetlands, are located. The Cannonsburg State Game area is administered by the Michigan Department of Natural Resources for the purpose of managing wildlife resources and providing public hunting recreation opportunities. Increasing residential development within the boundaries of the Game Area will decrease land for wildlife habitats, increase public satety concerns between hunting and residential land uses, and limit the area available for hunting due to expanding buffer zones between designated hunting areas and residences and boundary lines. If because of land use conflicts hunting no longer remains feasible in the Cannonsburg State Game Area, the area could be closed and the public lands sold. The Township would then lose a tremendous open space and wildlife habitat "Jewel" that is central to the ecology and biological diversity of the Bear Creek Watershed. Following is a review of the principal components of the Future Land Use Strategy. These components, collectively, forrrulate the planned future land use pattern in the Township and generally identify the future land use pattern by land use type and include policies regarding each land use type. Conservation Of Special Natural Resources Overview This Plan calls for the preservation of the Township's common and special natural resources. The common natural resources of the Township include its groundwater, its surface water and its air. While these resources should be used to benefit and sustain human activity and wildlife, they should not be so exploited as to reduce their long term availability, or contaminated so as to present health hazards to Township residents. Special natural resources of the Township include both those resources which are· partia.i larty sensitive to degradation from unsound land use and development activities, and those resources which present particularly extreme constraints to land development. Special natural resources include wetlands, floodplains, hydric soils, woodlands, hillsides, and state game areas. - The Conservation Area also includes the many wetlands and hydric soils along the eastern periphery of the Township, along Bear Creek, and the Grand River floodplain area. These areas should only be used for residential and recreation land uses. Development densities within the conservation areas should not exceed one dwelling unit per 5 acres of developable land. This would result in an average density of one dwelling unit per 5-20 acres. Whenever possible, alteration of the natural landscape and development of new roads and structures in these areas should be avoided. These common and special natural resources are scattered throughout all areas of the Township and provide important environmental benefits including habitats for wildlife, flood control, groundwater recharge and discharge, and surface water and air purification. In addition, they provide special opportunities for passive recreation and play a critical role in the Township's rural character so strongly desired to be retained by residents. In addition, lands abutting the Cannonsburg State Game Area, Townshed Park and the new County Park at Pickerel Lake should be carefully developed so as to provide a low intensity buffer area around these public lands. A conscious effort should also be made to retain existing trees and other vegetation as a greenbelt. These measures will help ensure the existing public investment in these lands is protected, that the quality of the resources is preserved, and that existing public uses, including hunting in the State Game Area, are maintained. The Future Land Use Strategy calls for the conservation of all of these natural resources through both designated conservation areas in the Township and through conservation policies linked to other geographic use areas. Conservation Area A Conservation Area is depicted on the Future Land Use Map (Figure 4-1). It includes those areas of the Township characterized by floodplains, wetlands, hydric soils, resource-based County park facilities, and all lands, both publlcly and privately owned, within the boundaries of the Cannonsburg State Game Area. Future land use decisions must recognize the significance of these resources to the Township. Any loss in the quantity or quality of these resources must be considered permanent and, as such, sound and practical land use and site development practices aimed at 4-3 CANNON TOWNSHIP COMPREHENSIVE PLAN �preservation of these resources must prevail. In the alternative, and only when no other practical alternative exists, mitigation measures may be authorized where other public benefits of the land use are great enough. A principal consideration guiding residential development within the Township is the intention to allow for a variety of single family residential housing options, consistent with the character of the Township, in order to better address varying lifestyle preferences, economic considerations, and family orientation options including the elderly and young. Very few properties lie wholly within Conservation areas. In most cases there are significant amounts of upland, or other areas outside of the Conservation Areas. Development should occur on these portions of the property, rather than in Conservation Areas, where the option exists. Open Space Residential Area The Open Space Residential Area covers the vast majority of the Township and provides opportunities for residential development within an open space, rural character setting. An overall low, open spaced-based average development density of one dwelling unit per 2-5 acres will be encouraged throughout the vast majority of the Township due to the lack of extensive public sewer and water, and the generally poor soils for septics in much of the Township. Where open space zoning concepts are employed and large amounts of open space are protected through permanent deed restrictions or conservation easements, development density could increase, provided special zoning standards were met. These standards would focus on protecting the public from potential negative impacts associated with denser development. POLICY; Average development densities should not exceed one dwelling unit per 5 acres of developable land. Alteration of the natural landscape and development of new roads should be avoided. Land development in Conservation Areas should proceed only after receipt of appropriate Township and/or state or federal permits, and according to any mitigation measures required through the administration of federal, state, county or Township ordinances. Land uses requiring state and/or federal permits (especially for wetland or floodplain alterations) should not receive final Township approval until satisfactory evidence has been submitted verifying the acquisition of all other necessary permits. If the land can be reasonably used without alteration of the special natural resources (at densities otherwise permitted by local, state, or federal regulations) then it should be used in this manner. Anticipated average development densities (not necessarily minimum lot sizes) are expected to range from one dwelling unit per 2 to 5 acres, depending upon the particular conditions present and whether, in appropriate cases, the dwelling units (or lots) may be clustered. (See illustrations on next page). For example, where there are extensive woodlands, wetlands, steep slopes and other sensitive environmental features, a development density in the lower range per acre would be suggested . However, with proper site design to protect open space, and clustering of units on the areas without steep slopes, a higher range density could be appropriate. A special emphasis on site design should be placed on development along main roads and especially along M-44 in order to better preserve the rural attributes of this heavily traveled corridor. Residential Development Overview Residential development will continue to be the predominant developed land use throughout the Township. Permitted density of future residential development as established in the zoning ordinance, will be based upon the natural limitations and suitability of - the soils in the area for residential development (as represented by an applicant obtaining the necessary permits from the County Health Department), preservation of special natural resources, preservation of important open spaces, the compatibility with adjacent land uses, and the availability of adequate support services including, but not limited to: safe and convenient access, healthy water and septic waste disposal, and sufficient police and fire protection. The lack of public sewer in most of the Township dictates a low density residential development pattern. That extensive areas of the Township have severe limitations for septic disposal where development occurs on small lots, according to the Kent County Soil Conservation Service, further suggests such a development pattern. The Open Space Residential Area includes those lands in the Township currently being farmed. This Plan recognizes that farming plays an important role in the history and character of Cannon Township. It also recognizes that farming, as an industry, is a particularly difficult challenge in Cannon Township due to the limited extent of prime agricultural soils and the lack of extensive contiguous expanses of those prime soils which do exist. 4-4 CANNON TOWNSHIP COMPREHENSIVE PLAN �Average Density This Comprehensive Plan utilizes the concept of •average density• in the description of future land use patterns and intensity of development. It is a concept establishing a target density for large areas. It is not a regulatory threshold to be applied on a lot by lot basis. Development density at the parcel level is established by the Zoning Ordinance. Average density refers to the overall density of development within a geographic area, such as that area in a community which may be planned for •1ow density residentiar development. Average density is established by dividing the total acreage within the specified area by the number of dwelling units planned for the same area. Because this Plan is intended to examine land use impacts on a general scale and address broad land use policies, the Plan treats development densities in the same manner, and not on a minimum lot size basis. Within the text of this Plan, references to a particular •average density• of development, such as on an average of one dwelling unit per 1O acres, means the density that results by dividing the total acreage of the large area (including many lots) by the number of dwelling units planned for that area--it does not mean a uniform minimum zoning lot size of 1O acres. Many zoning districts may cover the area in question, each with their own density standard. The sum of the permitted dwelling units by zone should generally correspond to the average density targeted in this Plan. That is how the targeted average densities will be achieved. Development density on a parcel by parcel basis is then to be established in the Township's Zoning Ordinance. The illustrations below show the application of the average density concept to a square mile of land. Though both patterns of development vary significantly, including their respective lot sizes, the same number of dwelling units exist in each, thereby resulting in the same average density. Many different zoning patterns could give this result, as illustrated. 40 QCrH --- -- ,'~ L-----------~ s OCt. . 40 acres 40 acres 40 oc,es 40 acres ... . .. . .... .. ...___ ,,,,,,\ .. . .. ... .... ... ... .. . ... . .. . .. .. . ... . .. . .. .... .-. . .... . . .. 10 OCtft ' ' ' ' ' ' - SOClet r - - ~ - 1 0 unil apollfflenl bulldlnQ on 2 ocres OS 5 -4 4-5 CANNON TOWNSHIP COMPREHENSIVE PLAN ;?., UM CondOminU'n devetopment on 00 ocres �This Plan encourages the continuation of all current farming activities irrespective of their location as long as it is economically viable to do so, adequate public services for higher density development are not available, and especially where the land is characterized by prime agricultural soils. All typical farming activities , including the raising of crops and use of stables, silos, and barns, but excluding intensive livestock activities, would be recognized as legitimate land uses provided that they met Department of Agriculture requirements as ''generally accepted agricultural and management practices." Livestock operations of such intensity that the extent of animal waste and odors presents excessive impacts upon adjacent and area land uses and resource systems are not consistent with the current or future residential character of the Township. permitted gross zoning density is one lot per 2 acres) and to make each lot smaller in size, clustered into three to five groups to take advantage of the natural characteristics of the site. This will result in conversion of only 20 to 40 acres, thereby leaving 40 to 60 acres available for agricultural or other nondevelopmental open space use. In some situations, it may be desirable to require development via open space or cluster zoning (such as property exclusively in sensitive environmental areas), but in most cases this would be a voluntary option. The following guidelines are a framework for a new set of subdivision and site development (zoning) regulations for rural clustering for all of the land in the Open Space Residential Area. The intent of this Plan is that the conversion of farmland to residential use occur in a manner which: 1) consumes only portions of the farmland area necessary to accommodate new residential development; 2) provides for the continuance of adjacent farming activities; and 3) maintains a strong pattern of open space previously associated with current farmlands. 1) Disturbing areas adjacent to floodplains, stream buffer areas or wetlands. 2) Developing on steep slopes. 3) Building on hilltops and ridges when development will be highly visible. 4) Placing numerous houses with access drives along local and primary county roads or local collector roads. Open Space or Rural Cluster Zoning Guiding future residential development in an appropriate manner is the primary challenge of successful implementation of the Plan. The strategy proposed is the addition of a new option to both the Township's Zoning Ordinance and Subdivision Ordinance to permit and encourage carefully designed small open space developments to be established anywhere in the residential areas of the Township according to standards established in each ordinance. This will allow the creation of small lots (or alternatively, if done under the Condominium Act, to site new residential - structures) in a cluster, or series of small clusters, leaving the bulk of the property in permanent open space (achieved through a permanent deed restriction) . Careful regulation of development will ensure that the open spaces and other desirable features of the Township are retained. 5) Backing houses directly or visibly onto local and primary county roads or local collector roads. 6) Destroying existing tree stands or hedgerows, especially along rights-of-way and between housing and active agricultural areas. Reguice 1) Substantial buffering and screening for development near all public right-of-way on collectors and arterials. 2) Preservation or enhancement hedgerows and wooded areas. of existing 3) Appropriate setbacks and/or buffering between housing and existing or proposed active agricultural areas. This option would permit, for example, a landowner to create 40 lots from an 80 acre parcel (if the 4-6 CANNON TOWNSHIP COMPREHENSIVE PLAN �Protection and Use of Open Space Created by Clustering Use of open space zoning or cluster zoning in Cannon Township offers a very good opportunity for accommodating residential development while simultaneously preserving the quality of the environment, the natural features of the rural landscape and working agricultural land. However, when an open space zoning development is completed and its permitted density has been exhausted, there remains the question of how best to ensure that the remaining open land is permanently and viably preserved. When clustered lots are recorded, the remaining parcel would be identified on the plat or recorded with the County Register of Deeds as limited to agricultural, recreationaJ or related use. Covenants detailing restrictions on the clustered lots and the remainder could also be recorded at the same time. However, these remainders, permanently stripped of any future development rights, may not legally be the equivalent of the "open space" defined in the Zoning and Subdivision Regulation, although some of their purposes-most notably environmental and landscape protection-may be similar. · 1) The open space created by rural clustering will, in almost all cases, remain private property, whereas "open space" created by subdivision of a parcel is usually dedicated to the public or a homeowner's association and becomes a public responsibility. 2) The size of the open space created by rural clustering will result from application of performance standards to be Included in the zoning ordinance. · 3) The permanent stripping of development rights on the remainders created.by rural clustering means they can never be used for additlonal housing. Such land can be actively famied, used for woodlots, nurseries, pasture, or other uses related to farmland, or it may be used for certain recreation uses described in the Zoning Ordinance. These remainders must be recorded as lots or common lands whose uses do not include future homes, stores, offices, or other buildings unrelated to the principal use of the designated open space. 4) Remainders which meet the qualifications for such programs could be donated to an Agricultural Land Preservation Program, a local Environmental Trust, Historic Trust, or other custodians of environmental and landscape resources. The remainders would then be subject to the restrictions of these programs, giving them an even stronger degree of protection than exists me.rely by the absence of development rights. 5) In some cases the Township might wish to acquire the remainder as part of a public park, greenway or greenbelt. However, the Township is under no obligation to accept as dedicated open space any of the remainders created by rural clustering. Indeed, it is the Township's preference to see these remainders stay privately owned and managed in ways consistent with agricultural preservation and environmental purposes that are the prime reasons for encouraging clustering. 6) Remainders to be designated for local recreation or common green space can be entrusted to the responsibility of a homeowner's association. · 7) Unlike public open space which becomes a permanent responsibility of government agencies, the re- mainders created by rural clustering can be rented, leased or transferred to new owners, but such leases, rentals or sales cannot restore any _development rights. 4-7 CANNON TOWNSHIP COMPREHENSIVE PLAN �4) Safe location and design of common sanitary systems and storm water management structures that do not create nuisances. 5) Homeowner-managed recreation areas and common spaces within larger clusters. 6) Covenants or easements to permanently protect the undeveloped open space areas that remain after clustering is accomplished. land uses could be equally threatening, especially if surface runoff from adjacent areas is laden with pesticides, fertilizers, oils, and other polluting impurities. Reduced development densities are recommended along the lake shore areas as redevelopment occurs to better assure adequate on-site sewage disposal, minimize overuse of and safety hazards on the water, and to limit the disturbance of important aesthetic and ecological landscape elements. The present character of the land surrounding Cannon Township's inland lakes is nearly wholly residential. The Plan encourages the continuation of these uses but in a manner which more effectively recognizes the sensitive environmental qualities embodied in these resources. The Plan provides for future residential development along the remaining undeveloped portions of the Township's inland lakes at average densities not exceeding one dwelling unit per 1/2 acre. Such densities are more compatible with both abutting nonlakefront lands and the sensitive water resources than the development densities of existing lakefront lots. Most of these undeveloped lands are low, in or adjacent to wetlands, or otherwise sensitive to development and not suited for the higher density of existing lakefront lots. The Plan recognizes the higher density of many lots around the Township's inland lakes. It is the intent of the Plan to encourage lower density lakefront development where either: 1) currently vacant land is developed for residential purposes; or 2) existing developed land undergoes redevelopment, such as where several contiguous, developed , lots are purchased and razed, and a new structure constructed. POLICIES: Residential development should be limited by appropriate zoning to an average density of one dwelling unit per 2-5 acres with the variation based upon the extent that special conditions may prevail and the quality of the open space character of the site plan. For example, on flatter, well drained, "perkable" land, development density would not exceed 1 dwelling unit per 2 acres "by right. • Actual permitted lot size would be established in the zoning ordinance based on the presence or lack of sewers, type of road access, number of lots, amount of open space, and related factors. Residential development should not occur on a strip basis and should be appropriately sited, landscaped, and setback from all roadways. Opportunities and incentives should be provided within Township ordinances to encourage residential development according to the open space/cluster ~?nin_g principles discussed in this Plan and as specified m the zoning ordinance. Minimum lot sizes should be adequate to accommodate septic systems (where sewer is not available) as required by the Kent County Public Heafth Department. Residential development within the Open Space Residential Area, should be based upon ordinance provisions which limit the fragmentation of open spaces and Township-wide natural resource systems. The Plan encourages the renovation and/or redevelopment of those lakef rent residential areas which are characterized by deteriorating conditions of both a visual and/or structural nature. These conditions do not support the intended character of the Township, threaten the public health, safety, and welfare, and negatively impact the use, enjoyment and value of surrounding development. Redevelopment of these _acres should be particularly sensitive to the preservation of open spaces, provision of a "naturalized" shoreline, and compatible architectural styles. Wetlands and sensitive natural areas adjacent to the inland lakes should be maintained as part of the natural lake ecosystem. This Plan does not recognize commercial or industrial land uses in excess of those already present as being compatible uses along the shores of the lakes of Cannon Township. Inland Lakes Area Inland lakes in Cannon Township are both natural resources and sensitive areas which present particular challenges in regard to adjacent land use management. Lakes, to a large extent, act as magnets for a variety of land uses, most particularly residential. These highly attractive resources and their aesthetic, environmental, and recreational values are sensitive to degradation through shoreline erosion, septic field leaching, sediment discharge, and excess use of surface waters by water craft. Most of the lakes in the Township are already intensely developed and the carrying capacity of the lakes for safe surface water use and a nondegraded water quality are at risk if the remaining undeveloped adjacent shoreline areas a~e over developed. However, residential development 1s not the only threat to these lakes as both agricultural activities and more intensive commercial or industrial Keyhole , or funnel development, should not be permitted. Keyhole development is the use of a waterfront lot as common open space for waterfront access 4-8 CANNON TOWNSHIP COMPREHENS IVE PLAN �for dwelling units located away from the waterfront. This results in potentially greater lake use than would "normally" occur if the lot were used for its intended use, such as a single family residence. As surface water use increases, so does the potential for shore erosion from speedboats and water-skiers, loss in property values, oil and gas spillage from powerboats, increased noise, conflicts between lake users (sailboats, fisherman, swimmers, etc.), and increased lake maintenance costs. Such threats become that much greater when keyholing occurs with the digging of canals to increase lake frontage access to back lot residences. This form of development should be prohibited in the interest of preserving the water quality of the Township's lakes, protecting the public health, safety, and welfare, and preserving the lake and shoreline character of the Inland Lakes Area. goals and objectives within the Plan, as well as this location does. This area presents a very significant opportunity for quality development. A mixture of residential and limited neighborhood commercial development linked to the public land owned by the Township should be carefully planned. There is an exciting potential for this Village Area to evolve as the community services center of the Township and serve as the focal area for Township public services. Properly done, the Township could have a village center which helped give a clearer identity to the unique area known as Cannon Township. The Cannonsburg Village Area is also proposed to accommodate increased residential development and a small amount of commercial development. However, a greater emphasis will be placed on redevelopment and/or historic rehabilitation rather than the expansion of this existing community node. Expansion of the current limits of the urbanized area of Cannonsburg for residential land uses is not suggested over the next 20 years due to the lack of public sewer and water and the extensive special natural resources surrounding this area, including the Cannonsburg State Game Area and the Townsend Park Facility. Without existing public sewer or water, this node is limited as to the development densities that can be adequately accommodated. Redevelopment densities will be limited to the opportunities presented by area soils for septic systems. Still, the Cannonsburg Village area has established itself, historically, as an important community center, has evolved into a small urban node, and is provided access by three primary county roads. This Plan suggests the continuation of the role this area has adopted and the preservation of its unique historic character. POLICIES: New development and redevelopment along the Township's inland lakes should only be permitted according to development standards which address, at a minimum, consideration of a potable water supply, safe disposal of septage, water and land carrying capacities, water quality protection, preservation of open space, minimal additional intrusion upon the natural environment, and the provision of adequate public access where applicable. Village Area The Future Land Use Strategy establishes two Village Areas to accommodate residential development at average densities greater than those recommended elsewhere in the Township. Though the maximum average density of development within the Village Areas is anticipated not to exceed four dwelling units per acre, maximum net densities permitted will be based upon the adequacy of roads, sewers, water, stormwater, police and fire services. The portion of the Township surrounding Rockford is characterized by higher density residential development. It is the explicit intent of the Plan that this area not become an avenue for the continuous expansion of urbanization from the City of Rockford into the more interior areas of the Township, nor that it be used as a vehicle for annexing Township lands. The locations established for future residential development within the Village Area context include: the area in the vicinity of M-44 and Myers Lake Avenue, and the Cannonsburg community. M-44, a state highway, and Myers Lake Avenue, a county primary road, provides the transportation element necessary to support this higher intensity of residential development and associated emergency services needs. The relative appropriateness of this location for the Village Area is further supported by the current availability of public sewer, limited existence of significant special natural resources, predominance of accommodating soils, and the existence of both higher intensity development in the immediate vicinity and large tracts of undeveloped land. No other location within the Township supports this intensity of development, and the POLICIES: Residential development in village areas should be limited, by appropriate zoning, to an average density not more than 4 dwelling units/acre, provided the public facilities present, are adequate to accommodate the increased public service demands from new development or redevelopment. Specific needs to be considered should be sewer, water, road infrastructure, and emergency services. Paved roads must be present and private, on-site, ''package" sewer 4-9 CANNON TOWNSHIP COMPREHENSIVE PLAN �systems are not an acceptable substitute for public sewer if public sewer is accessible. Residential development within the Village Areas should recognize the current rural-like character of the Township and complement this character through building scale, materials, and style. Buildings and support facilities should be sited and designed to provide a village atmosphere which balances the denser development pattern with a sense of community, human scale, and the rural roots upon which it has evolved. Residential development in the Cannonsburg Village Area should be sensitive to the historic character and elements of the community. New development and land uses should recognize and respond to the particularly extensive natural resources in the area and the physical constraints and opportunities they present. Similarly, new residential development should not interfere with, nor be negatively impacted by, nonresidential activities and patterns in the area. Residential development in the Myers Lake Avenue/M-44 Village Area should recognize the traffic patterns in the area and the high visibility profile associated with traffic flows along M-44 and not exacerbate existing traffic movements. Residential development in the Rockford Village should be compatible with both the City of Rockford's small town character and the more nearby rural areas of the Township. Table 4-1 AVERAGE DENSITIES BY USE AREA AVERAGE DENSITY* USE AREA 1 unit/5-20 acres Conservation 1 unit/2-5 acres Ooen Soace Residential Lakes Residential 1 unit/1/2 acre M-44/Myers Lake Village 4 units/1 acre Area 3 units/1 acre Cannonsburg Village Area • Minimum lot size is established in the Zoning Ordinance and could be substantially less than this average density (see sidebar on page 4-5). COMMERCIAL AND INDUSTRIAL DEVELOPMENT The residents of Cannon Township have clearly voiced their general satisfaction with the limited extent of commercial and industrial facilities within the community and do not care to see indiscriminate expansion. The Village Areas, at the intersection of M-44 and Myers Lake Avenue, and the Cannonsburg commu- nity, are the only areas within which new commercial land uses are encouraged. There are no areas well suited for new industrial development and no areas are proposed . There is only one all-weather highway (M-44). and any industrial development would involve routing heavy trucks across the entire Township, increase the already high congestion level along M-44, and interfere with the intended rural-like character of the M-44 corridor. As discussed previously under "Residential Development," the M-44/Myers Lake Avenue node, and support services available in this location, supports the intensity of development characterized by commercial land uses. The Cannonsburg Village Area is not characterized by the infrastructure and services available to currently support extensive commercial development. This area has evolved within a village environment and establishes a foundation upon which future commercial land uses may be established, provided adequate on-site potable water and sewage disposal facilities are presented. These nonresidential land uses will co-exist with permitted residential development proposed for these Village Areas as well. In addition, new businesses will have to provide for an improved level of stormwater management. Measures should be implemented to address the increased quantity and rate of runoff and its impacts upon area flooding and degradation of the natural environment. Site development must also recognize and respect sensitive environmental areas and impacts on groundwater through measures designed to minimize impacts on these resources. The commercial development within these Village Areas is intended to be of a convenience and neighborhood services character. The symbols on Figure 41 denoting the Village Areas are intended to identify the general areas where nodes would develop, but are not necessarily tied to the exact spot upon which the symbols fall. Nor are they necessarily of the size or shape that may occur. This Plan does not foresee the need for these combined Village Areas to include more than 100,000 square feet of new commercial leasable area within the time frame of this Plan. This Plan calls for the Township's new commercial development to occur within these Village Areas. The Plan does, however, recognize that commercial development has occurred in other areas of the Township, most particularly along M-44 in the Bostwick Lake area, and discourages continuation of this pattern of strip development. While the Plan discourages this pattern of development, it recognizes the significance of this activity center within the Township both for its historic flavor and the resources in- 4-10 CANNON TOWNSHIP COMPREHENSIVE PLAN �vested in many of the commercial establishments. The Future Land Use Strategy supports the continuation of the existing Bostwick Lake area businesses. The Future Land Use Strategy does not support the expansion of exisiting strip commercial development on M-44. The long term continuation of these uses in their particular locations support the undesirable pattern of, and potential expansion of, strip development, as well as jeopardize the function and safety of M-44. POLICY: New commercial development should be permitted only in the identified Village Areas, and the limited existing commercial area just north of M-44 along Bostwick Lake, and where the following conditions exist: 1) there are adequate public services; 2) roads are paved: 3) access is regulated and designed to prevent traffic hazards; and 4) stormwater runoff is adequately controlled as to quantity and quality. Furthermore, it should be linked to public sewer and water where available. Private utility systems may be constructed if they meet all Township, county, state, and federal requirements; can be linked to a future public utility system; and their location does not conflict with the Public Services Strategy as presented in Chapter 5. No commercial development should occur except in commercially zoned districts unless it qualifies as a special land use and meets all requirements therefor in the zoning ordinance. Commercial development within the Village Areas should recognize the current rural-like character of the Township and complement this character through building scale, materials, and style. Buildings and support facilities should be sited and designed to provide a village atmosphere. Critical considerations in this regard should include limiting the height and bulk of buildings, encouraging traditional architectural styles, siting parking facilities - behind (possibly to the side of) building facilities, provision of strong pedestrian amenities and circulation pattern, provision of open spaces or "village squares," and similar fundamental ''village" components. All new commercial development should be designed so as to preserve open space and minimize intrusion upon the natural landscape. It is not the intent of this Plan to increase the commercial area of the Village of Cannonsburg. All industrial development must be sited in an industrially zoned district unless permitted as a designated special land use in another zone in the zoning ordinance (this may be a desired way to regulate future changes to existing nonconforming industrial uses). Public services and roads must be adequate to meet service demands before any existing industrial area could be expanded. New industrial uses must be designed so as to preserve open space and minimize intrusion upon the natural landscape. It is the intent of this plan that no new industrial areas be created beyond those already in use and appropriately zoned. PUBLIC LANDS Acquisition and development of lands for public use is typically a function of the extent to which a community provides its own public services. The provision of public services is dependent upon the availability of land resources from which the services originate, are maintained, and administered. The absence of extensive public services provided by the Towns hip including public sewer (provided by Kent County) and water, minimizes the need for Township-owned land. At present, public lands administered by the Township are limited to three cemeteries, two fire stations, the Cannon Towns hip Center and Historical Society Museum. Except for recreational needs which will be discussed below, this current and limited Township-owned land appears reasonable and adequate at this time. However, this need may change as the Towns hip grows. The Towns hip recognizes that purchase of public lands can involve high acquisition costs, impacts upon adjacent land uses, and public welfare issues associated with providing selected services and infrastructure on a site. POLICIES: The Township should only acquire and develop public lands where the proposed acquisition or development meets the following circumstances: 1) addresses the maintenance or enhancement of the public heahh, safety, and welfare; 2) is based upon the analysis of current and projected conditions and the resulting implications upon the quality of life and welfare of the Township; 3) the site characteristics accommodate the proposed public use; 4) the use will not unreasonably impact adjacent land uses and waters; and 5) measures are taken to minimize negative impacts upon adjacent land uses and waters. RECREATION LANDS Recreational lands in Cannon Towns hip are presently limited to several private facilities including ski areas and a goH course, the Cannonsburg State Game Area, and Townsend Park and Frederick Meijer Pickerel Lake Park, two county facilities. The small and scattered population of the Township creates difficulties for most private recreation facilities from a marketing standpoint, particularly when opportunities may be more promising in the more central areas of the Grand Rapids Metro Area. Local schools provide additional recreation facilities though they are not always as accessible to the public on a day-to-day basis during the school year. 4-11 CANNON TOWNSHIP COMPREHENSIVE PLAN �At the present time the Township does not operate any park or recreation facilities. As the Township and the Grand Rapids Metro Area continues to grow, the demand for recreation opportunities can be expected to grow as well. Such a scenario could have a direct impact upon Cannon Towns hip which is rich in untapped outdoor recreation resources. 1) Assure that the design, construction, operation and maintenance of land uses are in a manner harmonious with the character of adjacent property and the surrounding area. 2) Avoid inappropriate changes to the essential character of the surrounding area. 3) Avoid interference with the general enjoyment of adjacent property. While Cannon Township fully supports the value of having recreation opportunities within the community including the importance of individual and family quality leisure time and community image, the Township also recognizes land used for recreational purposes can impact adjacent and area-wide land uses as significantly (and in some cases more so) as other land uses. As a result, new public or private recreational land uses must be designed and operated so as to minimize negative impacts. 4) Improve the use or character of the property under consideration and the surrounding area in general, yet also be in keeping with the natural environment of the site. 5) Avoid negative impacts upon adjacent property or conditions which will be detrimental to the health, safety, or welfare of persons or property through the excessive production of traffic, noise, smoke, odor, fumes or glare. POLICIES: Cannon Township should strive to provide for increased recreational facilities, as funds may be available, through independent actions and/or through cooperation with the private sector, and adjoining municipalities, where new facilities are compatible with area land uses and the proposed facility is compatible with the natural site characteristics. 6) Assure availability of adequate essential public facilities and services, or evidence that the person responsible for the proposed special land use shall be able to continually provide adequately for the services and facilities deemed essential to the special land use under consideration. 7) Avoid demands on public services and facilities in excess of current capacity. SPECIAL LAND USES There are a growing number of land uses which, though they may be largely residential, commercial, or industrial in character, present unique or special circumstances in regard to land use management. These are typically regulated as special land uses in the zoning ordinance. Special land uses are uses which have characteristics which make them inappropriate in one or more zoning districts without being scrutinized through a review process according to standards to protect the integrity of permitted and adjacent land uses. These unique or special circumstances may be a result of traffic, noise, or visual or operational characteristics, which if unmitigated could result in significant public or private nuisance. Special land uses may include (but are not limited to) such land uses as day care facilities, junkyards, airports, gravel pits, or mobile home parks. Special land uses should be permitted in appropriate locations pursuant to specific standards and review procedures established in the zoning ordinance. Approval should not be indiscriminant and conditions should be imposed to minimize impacts on surrounding lands. These standards should help to accomplish the following: 8) Assure consistency with the intent and purpose of the Comprehensive Plan and Zoning Ordinance. POLICY: Special land uses in Cannon Township should be permitted only as provided for in the appropriate provisions of the zoning ordinance and pursuant to both general standards (like those above) and specific standards unique to that land use. SPECIAL CONSIDERATIONS The Future Land Use Strategy described up to this point establishes policies regarding the planned location of land uses throughout the Township within the planning period of this Plan, and policies regarding conditions upon which site development should occur in support of the proposed future land use pattern. There are, however, several critical considerations, as part of the Future Land Use Strategy, which are not specific to particular land uses but rather to particular areas of the Towns hip: the M-44/Cannonsburg Road corridors, the Bear Creek Watershed, and pedestrian/bicycle linkages. M-44 and Cannonsburg Road Corridors M-44 and Cannonsburg Road are fundamental elements of the Cannon Township fabric. Their signifi- 4-12 CANNON TOWNSHIP COMPREHENSIVE PLAN �cance within the Township is inescapable for four reasons: 1) these transportation corridors are the most heavily traveled roadways within the Township; 2) these corridors will continue to be the most traveled corridors in the Township throughout the time frame of this Plan and most likely well beyond; 3) these corridors, and the landscapes through which they pass, formulate the principal visual image of the Township among Township visitors and nonresident travelers; and 4) the vast majority of residents of the Township use one or both of these corridors on a regular basis. Because of both the critical functional and visual role these corridors play within the Township, the preservation of their rural and scenic qualities is paramount to successful implementation of the Future Land Use Strategy. Future growth and development within the Township must be guided by measures which will assure the efficient movement of traffic in a safe manner. An increase in the number of access points along these corridors, both for individual property access and for intersecting roads, will result in a corresponding increase in the potential for congestion and traffic hazards and interfere with the intended function of these corridors-the safe and efficient movement of traffic between population centers. It would also undermine the significant existing public investment in these roads. Limiting direct access upon these corridors, spacing access points at appropriate distances, and providing acceleration and deceleration lanes will be necessary to insure the functional integrity of these corridors as new land uses are established along these corridors. Similarly, future growth and development within the Township must be guided by measures which will preserve, if not enhance, the landscape's visual quality along - these corridors. To the extent that a sense of rural character is to prevail throughout the Township, it is, in large part, derived from the sense of rural character experienced when traveling along these principal corridors. The transformation of these existing "rural" corridors to urban corridors as a result of a lack of safeguard measures would impact the character of the Township well beyond that which is visible from these roads. Assuring that development along these corridors, to the extent that it may occur, is appropriately set back from the roadway and screened from view, is essential if the present character of these corridors is to be preserved. priate spacing between access points is assured, acceleration and deceleration lanes are provided, structures and parking facilities are screened from view, structures and parking facilities are set back an adequate distance to preserve and enhance the current character of these corridors, and the existing natural landscape along these co"idors is preserved. Bear Creek Watershed Cannon Township is committed to the preservation and enhancement of the integrity of Bear Creek and its associated watershed. As discussed in Chapter 2, the Bear Creek valley is one of the most dramatic features in Cannon Township. The valley embodies all of the special natural resources which capture the rural character of the Township including woodlands, wetlands, streams, hillsides, open spaces and scenic panoramic views. Development within the watershed has the potential to dramatically change the character and appearance of the watershed, including the water quality of Bear Creek and the rolling hillsides which frame this watercourse. Improper development practices can lead to the erosion of hillsides and the deposition of sedimentation into Bear Creek. Increased stormwater runoff can lead to flood conditions and the alteration and degradation of existing ecosystems. Improperly functioning septic fields within the watershed and the increased use of fertilizers and pesticides by new residential and nonresidential uses presents additional serious threats. Degradation of the watershed and Bear Creek is not limited to the effects on new "development" only. Agricultural activities within the watershed pose equally devastating threats as nutrient loading through fertilizers and livestock production can greatly impact the Creek's water quality, as can the use of agricultural pesticides. The value of the Bear Creek Watershed resource to the current and future residents and visitors of the Township is matched only by the Township's unique opportunity to protect the future water quality of the watershed and the ecosystems which exist throughout the valley. The majority of the Bear Creek Watershed area is within the boundaries of Cannon Township and, as such, provides the Township with the means to aggressively protect the future integrity of its components. POLICIES: New development and redevelopment along M-44 and Cannonsburg Road should only be permitted according to development standards which address, at a minimum, conditions whereby direct access onto these roads is limited and controlled, appro- POLICIES: All development within the Bear Creek Watershed, including new residential and nonresidential development and redevelopment, should be permitted only when a proposed project, at a minimum, clearly establishes measures which will: 1) greatly 4-13 CANNON TOWNSHIP COMPREHENSIVE PLAN �minimize erosion of the soils on-site both during and after construction; 2) prohibit increased sedimentation into Bear Creek and its tributaries; 3) preserve or enhance the vegetative cover on the site in accord with the dominant character of the watershed; 4) prohibit any increase in flood potential within the watershed, 5) prohibit changes in hydrological characteristics of the watershed's water courses; 6) prohibit the introduction of fertilizers and pesticides which, due to management practices, would be expected to have a significant, or cumulatively significant, negative impact upon the watershed; 7) preserve the natural vegetative cover along all drainage courses, including permanent and intermittent streams; and 8) prevent any thermal pollution of the creek. Also, the Township should develop regulatory programs to assure the necessary special review of proposed projects in the Bear Creek watershed. Linkages Pedestrian and bicycle linkages within and between residential neighborhoods, activity centers, and recreation facilities are important in fostering a unified community fabric and an atmosphere of cohesiveness and vitality. This is particularly true within Cannon Township where community facilities and population centers are not already situated in a compact fashion. New development within the Township should incorporate pedestrian and bicycle linkages between related land uses in the interest of convenience, enjoyment, energy conservation, and unification of dispersed land uses. These linkages should originate from residential neighborhoods and extend to existing and future recreational facilities as well as to commercial and community services centers. The Kent County Parks and Recreation department is planning to create a linkage between Townsend Park and its new Pickerel Lake facility. Strong consideration should be given to extending this linkage further north to M-44 and the Bostwick Lake area in light of the importance of the Ml-44 corridor and the M-44/Bostwick lake activity area. POLICY: The approval of all new land uses shall be based in part on the provision for pedestrian and bicycle linkages from and to adjacent and area-wide land uses to facilitate convenient and practical access. In addition, the Township will work with other public and private entities to provide other linkages as the opportunities present themselves. 4-14 CANNON TOWNSHIP COMPREHENSIVE PLAN �~~@~ lJ@W~0fX1DfP Kent County, Michigan 6 uu .-r. Figure 4-1 FUTURE LAND USE 0 Conservation ~ Lakes Residential Planning & Zoning Center, Inc. -• Village (Black clrcle1 show / gene,ollzed areas and not fixed boundorle.,) Bear Creek Watershed Boundary Open Space Residential SCALE February, 1994 302 South Wavertv Road 1:55,096 1 Inch • 4590 feet Lanalng. Michigan �Chapter 5 PUBLIC SERVICES STRATEGY INTRODUCTION AND PURPOSE individual public services components in response to existing conditions and anticipated needs. The Future Land Use Strategy discussed in Chapter 4 describes the desired pattern of land development throughout the Township through the establishment of land uses and densities for areas with common characteristics. The Public Services Strategy described in this Chapter identifies the manner and degree to which public infrastructure and services are to be provided within the Township to support the planned future land use pattern. Public services and related infrastructure include sewage disposal and potable water, roads and highways, police and fire protection, recreation, and general government services. Township-Wide Public Services Pattern The Public Services Strategy calls for a future public services pattern not very different than the current pattern in the Township. The vast majority of the Township is proposed to receive limited expansion of those services currently available. The extensive paved roadway network will continue to be the most developed and township-wide public service (though principally operated and administered by the County Road Commission). The Cannonsburg Village Area and the Myers Lake Avenue/M-44 Village Area will be the general focus of future public service improvements, although the entire M-44 corridor will receive future improvements as may be necessary to assure a continued level of service adequate for a state highway. As the character and feasibility of land development is directly impacted by the extent to which urban or public services are available, the Public Services Strategy works hand-in-hand with the Future Land Use Strategy and is a critical element of the Township's growth management program. INDIVIDUAL COMPONENTS OF THE PUBLIC SERVICES STRATEGY OVERVIEW OF PUBLIC SERVICES STRATEGY Following is a review of the principal components of the Public Services Strategy. These components, include both policies regarding services by geographic area and policies which address particular public services. Collectively, they formulate the manner by which, and conditions upon which, future improvements should be made regarding public services. Basis The Public Services Strategy is based on the principle of new development occurring concurrent with or after the public services necessary to serve it are in place. It is the specific intent of the Public Services Strategy to minimize the opportunities for urban sprawl and the leapfrogging of more intensive urban _ development into the areas of the Township planned for less intensive land uses. Service Areas The Public Services Strategy identifies the future limits of urban services, and associated urban development, within the Township at least until 2010. The Township is divided into three service areas, as illustrated on Map 5-1. Each service area prescribes a particular intended level of public services available to land uses within the area. These service areas have the following characteristics: The Public Services Strategy consists of two policy levels. One set of policies identifies, by geographic areas, the relative level of planned new or expanded services. To this end, the Public Services Strategy is based upon the intended future land use pattern in the Township. The expansion or introduction of public services is given greatest priority in those areas of the Township where the intended future land uses are to be of such intensities or densities that the availability of adequate public services is particularly crucial. Three levels of public services are established: 1) primary utility service area; 2) a future utility services area; and 3) a rural services area. 1) The Rural Services Area includes those areas characterized by a lack of public capital facilities (public sewer, water, etc.), which are planned for low density development that doesn't need these public services, and are intended to remain as such. In addition, they provide opportunities for rural and semi-rural living. The Rural Services Area covers the vast majority of the Township. The second level of policies addresses future decisions regarding improvements to the Township's 5-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �• ~~~ lJ@X'fiYJ~[}[] [P Kent County, Michigan 0 6 5 t<C • 4 ST. --c;;. 3 2 0 12 . 18 17 ! 13 16 0 0 <> I + ~u ~½ I\, ~ + ! ii ~ 0 2!CE .... • 24 0 .. -- . · 25 28 29 .30 # 0 ,· 0 0 + 0 ......c "°· t ~ ~ i VI 1; .31 32 ~ t) 33 ~ i 34 i ~ ... ~ N). Paved roads, public seNer. (possibly public water) are generally available or planned in the next five years. Mostly paved roads. possibly a 'package" or plamed by 2010. Planning & Zoning Center. Inc. sewer or water system. may be available Primarily paved country roads. no public sewer or water. Rural Services Area: -- ~ N ~ SCALE 1:55,096 Septemoor. 1993 302 South ~ . , t o ( Rood !ii Figure 5-1 Utility Service Area Future Utlllt~ Services Area: ~ ! TSN,R10 Primary UtUlty Service Area: 36 ~ 35 -- llnc:h•Mi90fMt l.onalng. Michigan �2) The Future Utility Services Area is a transitional area intended to accommodate only a small degree of urban growth and, as such, does not require extensive public capital facilities, and those that are required will be provided as the Township has the ability to do so and as a need for higher density development in this area is evident. The degree of urban growth anticipated within the Future Utility Services Area is not expected to exceed development densities of three dwelling units per acre. As such, development within this Area would not be contingent on the provision of both public sewer and water, although public sewer or a "package" treatment system would most likely be necessary. The Future Utility Services Area is planned to apply only to the area around Cannonsburg. boundary, and might otherwise be considered east of Ramsdell Drive along M-44 to the Township's eastern boundary, the Future Public Services Strategy discourages the extension of the Primary Utility Service Area to the Township boundaries. An intent of the Future Land Use Strategy is to preserve and enhance the rural aspects of the M-44 corridor. As primary entry points into the Township for residents and visitors, the initial M-44 experience, along the eastern and western Township limits, becomes that much more significant. Of course, the lack of designation of these areas as part of the Primary Utility Service Area does not prohibit a landowner from connecting to public sewer infrastructure if such infrastructure is present or were to be expanded. In fact, the Township encourages connection to public sewer. However, densities of development are determined by the respective zoning area. 3) The Primary Utility Service Area contains, or is anticipated to contain, all the necessary public capital facilities to allow opportunities for urban development. Development within the Primary Utility Service Area may be characterized by development densities not exceeding four dwelling units per acre in the Village Area and less elsewhere in the area, but still great enough that public sewer, water, and perhaps stormwater services are necessary. The Primary Utility Service Area is centered at the M44/Myers Lake Avenue intersection in association with the proposed Village Area. Present and future residents in the Rural Services Area can have confidence that it is the intent of this Plan that the rural attributes of their immediate surroundings will not be disrupted by urban type land uses and development densities, and their attendant infrastructure needs, at least during the planning time frame of this Plan. Projects approved via PUD, rural clustering or open space zoning procedures with large open spaces are not considered to be "urban type land uses and development densities" except as noted in the following paragraph. This Plan is premised upon no new development (more intensive than that previously described in the Rural Services Area) requiring any new public infrastructure in the Rural Services Area. Likewise, new development which offers to install and maintain its own on-site sewage treatment or community well on a "package system" or other basis approaching or exceeding levels of treatment achieved by municipal systems is not acceptable in the Rural Services Area. The cumulative impact of such development on roads and the pressure to convert nearby lands to similar more intensive use does not support the goals and objectives of this Plan, nor is it consistent with the intended future land use pattern, and is greater than the Township, County Road Commission, or related service agencies are able to accommodate at the same level of service as is provided to other areas of the Township. Development served by private "package systems" would be considered in the Future Utiltty Services Area if public sewer was not accessible, the "package system" was in compliance with all other policies in the Plan, the project is to be connected to a public sewer if it ever became available, and the development was consistent with zoning regulations of the area in which it is located. The boundaries of the Primary Utility Service Areas and the Future Utility Services Area are based upon a number of considerations. The Primary Utility Services Area boundary is established to include those lands which: 1) are currently characterized by extensive urban development; or 2) are directly adjacent to - extensive urban development and offer opportunities for additional urban development within a compact pattern; or 3) are currently characterized by, or are considered to be priority areas to receive, extensive public services. An intent in the identification of the Primary Utility Service Area boundary was not to include an excess of land which might then encourage urban development at an undesirable and less manageable rate. It is for this reason that the Primary Utility Service Area does not extend to 9 Mile Road to the north. In the northwest corner of the Township the Plan recognizes the current provision of public sewer from the City of Rockford. However, it is not the intent of this Plan to see this area of urbanization extend further into the Township. Though public sewer currently exists west of Blakely Road along M-44 to the Township's western 5-3 CANNON TOWNSHIP COMPREHENSIVE PLAN �It is important to note that the Primary Utility Service Area boundary around the Township's three principal lakes is not nearly as encompassing as the North Kent Sewage Disposal System's (NKSDS) Ultimate Service Area in the Township. The NKSDS's Ultimate Service Area covers the entire north half of the Township while the NKSDS's Initial Service Area corresponds more closely with the Primary Utility Service Area proposed by the Plan in the area of the lakes, though the Primary Utility Service Area is still more limiting. The Plan proposes a Primary Utility Service Area somewhat smaller than the NKSDS's Initial Service Area, and far smaller than the NKSDS's Ultimate Service Area, in order to better control and manage the rate of growth and development in the Township. The unplanned extension of public sewer can lead to tremendous development pressures and create a serious financial burden on the Township. The Plan takes a more conservative approach, knowing the service area boundaries can be amended if and when the need arises. If these circumstances exist, appropriate changes to this Comprehensive Plan should be made first. Such change must be managed so that the rate of land use change does not overtax the ability of the Township and County Road Commission to make the necessary improvements. The Road and Streets component of the Public Services Strategy seeks to assure that land development does not occur in a manner which will sacrifice the public health, safety, and welfare due to inadequate roadway infrastructure. Analysis The present roadway network of Cannon Township is fairly well developed. The roadway network generally follows the traditional section-based grid pattern although there are numerous sections, primarily in the middle third of the Township, which are not bounded by roads on all sides. See Figure D-8 in Appendix. Though the Township's roadway network is fairly well developed, continuous north-south movement across the Township is impossible due to the absence of particular road segments or the presence of water bodies including Silver Lake, Lake Bella Vista, and the Grand River. The Public Services Strategy recognizes the need for new zoning standards to assure that urban land uses located at the periphery of the Primary Utility Service Area provide adequate buffering to preserve the character and integrity of land uses in the adjoining Rural Services Area. M-44, a state highway and also referred to as Belding Road, is the backbone of the Township's roadway network and provides continuous east-west movement across the Township while also serving as a regional corridor. Cannonsburg Road, a county primary corridor, also provides continuous east-west movement across the southern third of the Township. Roads and Streets As growth continues in the Township, the M-44 corridor is particularly vulnerable to the loss of its primary function: the safe and efficient movement of traffic on a state highway. Land development, if not adequately regulated, will increase corridor congestion and safety hazards due to an increasing number of driveways, turning patterns, and associated access issues. These conditions will become exacerbated by the anticipated increases in traffic volumes as a result of growth in Cannon Township and area municipalities. No other road is traveled so heavily in the Township. This corridor, and its associated views and character, is the primary roadway experience for many in the Township and the only insight many travelers have of Cannon Township. Maintaining and enhancing the corridor's current character in the face of Township growth and development is critical. Overview - As the intensity of land development increases, so does a community's need for a roadway network able to accommodate the increased traffic demand. Commercial land uses attract retail and service trade and new high density residential areas house many more individuals and families with daily needs. These impacts are obvious. What is not so obvious is the enormous impact rural residential development has on rural roads. The additional rural residential development anticipated in this Plan, despite its low density, will result in higher traffic levels and will eventually increase the impact on these roads, ultimately requiring some improvements. Roadway infrastructure must accommodate this increased traffic demand at acceptable levels of service or risk congestion, vehicular and pedestrian hazards, and a general decrease in the public's health, safety, and welfare. Conversely, it must be recognized that an improved roadway network may well attract new or expanded intensive land uses which, in turn, place additional demand on the infrastructure network. Of the approximately 100 miles of County roadway within the Township, more than 80% are paved. Of the approximately 16 miles of gravel roadway in the Township, 1O are situated along the south and east Township boundaries. The balance includes mile 5-4 CANNON TOWNSHIP COMPREHENSIVE PLAN �segments throughout the Township, with a concentration in the Cannonsburg State Game Area. These gravel roads are particularly vulnerable to regular and persistent maintenance and repair. They are not intended to accommodate levels of traffic beyond the lowest service levels. The Township has been paving, on average, approximately one mile of gravel roadway per year. If this pattern continues, all public gravel roads within the interior areas of the Towns hip will be paved during the following five to ten years. roadway can accommodate, 10,000 vehicles per day is an often used guideline by the Kent County Road Commission. Thus, there appears to be excess capacity along all of the Township's principal roadway segments. However, merely a doubling of Township dwelling units, in association with an expanding regional population which uses the Township's roadway network, could use up much of this excess capacity. In summary, much of the Township's roadway network appears to be adequate for the current conditions in the Township. As the Township continues to grow and develop, however, additional pressures will be placed upon the roadway network. While many of the Township's roadway segments can easily accommodate this additional demand, other segments are more at risk, including M-44, Myers Lake Road, and Cannonsburg Road. Congestion and public welfare concerns are apt to increase and be further exacerbated by the future land uses proposed in this Plan, unless carefully designed to minimize transportation impacts. All of the paved roads in the Township which were constructed during the past 15 years were paved according to primary county road standards. These road segments include: 1) 1O Mile Road, west of Myers Lake Avenue; 2) Myers Lake Avenue, between M-44 and 1O Mile Road; 3) Cannonsburg Road; and 4) 5 Mile Road. The adequacy of the subgrade conditions of the other paved roadways in the Township is not assured. Aside from routine maintenance, particular concerns of the Kent County Road Commission in regard to future improvements to the roadway network in Cannon Township include: 1) improvements to the M44/Wolverine Boulevard intersection; 2) 10 Mile Road repaving; 3) Cannonsburg Road repaving; and 4) Myers Lake Avenue repaving, between M-44 and Cannonsburg Road. Pollcies The following policies are intended to guide Cannon Township officials on future decisions regarding improvements to the Township's vehicular circulation network and in response to new traffic demands associated with proposed land uses: 1) Cannon Township will strive to improve the Township roadway network, as financial resources become available, based upon the following guidelines: As of 1991 , traffic counts documented by the Kent County Road Commission do not identify road segments in the Township which have excessive counts in relation to the design capacity of the roadways. As might be expected, the most heavily traveled roads are the principal east-west corridors, including Cannonsburg Road, M-44, and 5 Mile Road. Of the northsouth corridors studied, Myers Lake Avenue, Ramsdell - Road, and Blakely Drive receive the largest traffic, with Myers Lake Avenue clearly the most traveled. However, all of the traffic counts taken in the last several years along principal corridors, except for Cannonsburg Road, have yielded traffic counts of approximately 3,000 or less in a 24 hour period . Cannonsburg Road is experiencing traffic counts of 6,000 vehicles per day or greater in some locations. While there are no established standards regarding the maximum preferred number of vehicles a two lane paved rural a. b. c. d. Protecting public safety. Roadway level of service. Functional classification of roads. The degree to which the improvement is needed to protect public health and safety or preserve or achieve full use of existing facilities. e. The degree to which a project represents a logical extension or improvement of existing roadways within an area of the Township according to its fntended use and services level. 5-5 CANNON TOWNSHIP COMPREHENSIVE PLAN �• @ & ~ ~ lJ@W~D{] [P Kent County, Michigan () 5 6 r----,----!i l<•s ST. r l 2 4 10 12 1 ~ 18 ~ 0 16 0 15 <) 1.3 0 3 g ~ + 20 e- • "' 2 0 ~ ICJIC~ .. '90. ""'~ -:- 3 0 22 1(1111[!,Jn:llt "'°· 2.i. ! J 0 .. ,. - 0 + s ~ t RO. :~ 28 27 ..o. 0 i \0 ~ ':l ~ .31 ~ J 29 .30 1: 8 32 ~ ~ .33 ~ .34 ! 35 .3 6 '; il"' T8N,R 10 . . . . . . I[ o------ LOS Unclasstffed • • • Pla"""'O 81 ·zo,,"'<I c-tw, Inc. ' 1 Y\ 'ii "°· Figure 5-2 All roadway segments are classffled as LOS A, except as noted below: - ·r 1 lll ,j ROADWAY LEVELS OF SERVICE LOS B .. - 1: N I - I ! ·.A I I SCA1E • • - Mo,,. 1992 J02 '°"'" ~ ~oad -- 1 1:55.096 nc:n • 4690 fMt ~ . MICNQcn �2) Each roadway segment within the Township shall be classified according to level of service standards, LOS A representing the most preferred condition and LOS F representing the most congested condition (see Figure 5-2). Cannon Township will rely on the most current standards established by the Grand Rapids Environs Transportation Study (GRETS) Long Range Transportation Plan to define individual levels of service. Standards established at the time of this writing are included in Table 5-1. LOS LOS A-C 8) All future structures along M-44 should be setback an appropriate distance from the road right-ofway, as defined in the zoning ordinance, to preserve the Township's rural character as experienced from the Township's primary transportation corridor. 9) All future structures fronting along a county primary or county local road in Cannon Township should be set back an appropriate distance, as defined in the zoning ordinance, from the road right-of-way to preserve the Township's rural character as experienced from these roadways. Table 5-1 LOS STANDARDS V/C Ratio* Characteristics 0 - 0.99 Free flow conditions LOS D 1.00 -1.24 Stable flow, considered acceptable level of congestion LOSE 1.25 - 1.49 Unstable flow, identified as a capacity deficiency LOS F minimize negative impacts of such development including but not limited to poorly sited and/or designed access, too many points of access, and the impact of new development upon the visual character of the roadway corridors. 1.50 + Sewer and Water Overview To a large extent, rural communities rely upon onsite sewage disposal, via septic systems, and private wells where soils are accommodating and groundwater resources are accessible and of adequate quality. Where area soils present significant limitations to onsite sewage disposal, septic systems may still be appropriate when specifically engineered to negate the site limitations or where development densities are minimized. However, improperly operating septic systems can contaminate potable groundwater resources, inland lakes and streams, and pose public health threats to those using the contaminated surface. Saturated, identified as a capacity deficiency 'Number of vehides using road segmentlcapaaty of road segment 3) The maximum recommended levels of traffic for each roadway segment will be based upon the level of traffic which a roadway segment can comfortably accommodate according to LOS C. The Township shall coordinate with the Kent County Road Commission and Grand Rapids and Environs Transportation study to periodically update the level of service applicable to each roadway segment. As land development densities increase, so does the need for public sewer and water. Industrial, commercial, and higher density residential land uses generally have greater sewage disposal and water (potable and otherwise) needs than can often be met by traditional on-site facilities. Failure to provide adequate sewer and water facilities to these land uses can lead to severe health and environmental consequences while the premature provision of these services can lead to land development before other necessary public services are available and in locations where it may be inappropriate. 4) Proposed land uses and site development projects larger than a single family home on an individual lot will be analyzed in regard to traffic impacts and roadway improvements. 5) No new land uses (other than single family homes or individual lots) or site development shall be permitted which will reduce the level of service on adjacent roadways below LOS C, except with regard to State Highway M-44. 6) The Township shall strive to achieve a balanced transportation/land use system which includes an adequate number of roads and streets of appropriate capacity to accommodate land use traffic patterns. The Sewer and Water component of the Public Services Strategy provides policies and standards to guide the use and applicability of on-site sewage disposal and potable water sources and the provision of public sewer and water facilities to selected areas and land uses of the Township in conformance with the Fu- 7) The Township will develop standards to regulate new development along roadway corridors to 5-7 CANNON TOWNSHIP COMPREHENSIVE PLAN �ture Land Use Strategy and in the interest of the community's health, safety, and public welfare. sewage. Of the contracted 2 million gpd, the Township has sold approximately 350,000 gpd to Courtland Township to the north and approximately 450,000 gpd to the Lake Bella Vista development. Of the remaining 1.2 million gpd capacity, approximately 450,000 gpd are placed into the system by area residences and businesses. Based upon a standard of 350 gallons of sewage produced each day by the average residence, the remaining unused capacity balance of approximately 800,00 gpd would accommodate approximately 2,250 new residences with public sewer. This number would be lower to the extent that commercial development were to use some of that capacity. The draft Master Plan for Metropolitan Water and Sewer Services, prepared for the Grand Valley Metro Council in October of 1991, notes that the average 1990 wastewater flow in Cannon Township was approximately 260,000 gpd, suggesting a far greater existing capacity (by contract) to accommodate future development. Analysis According to the Soil Conservation Service, more than 95% of the Township's surficial soils present moderate to severe limitations to septic systems. Those soils which are more supportive of on-site sewage disposal are generally fragmented throughout the Township except for the south central area of the Township where such soils are nearly nonexistent. Despite these natural limitations, if the parcel is large enough, the Health Department can usually find a place that will pass a ''perk" test. Additional engineering measures may be needed on the system design to meet existing standards (such as a mounded system and/or areas for several replacement drainage fields, etc.) . These conditions highlight the critical relationship between land use, development densities, and on-site sewage disposal and potable water. Because of the considerable Township-wide limitations toward septic systems and the Township-wide use of this type of sewage disposal process, the public health, safety, and welfare is always at some degree of risk. - However, while there is considerable contracted sewer capacity, it is uncertain as to the extent which individual sewer lines, and segments of lines, including those in the Myers Lake Avenue/M-44 Village Area, have additional capacity to accommodate future new demands. Similarly, it is not clear what limitations may exist due to the characteristics of the pumping stations in the Township or with the infrastructure in Plainfield Township, through which the sewage from Cannon Township flows on its way to the City of Grand Rapids sewer treatment system. This threat to the public health will only increase as the Township grows and develops unless specific measures are taken. These measures must address the assurance of adequate on-site sewage disposal practices and must extend further to the provision of public sewer and water in certain areas. Public sewer within the Township is primarily situated along M-44 and associated lake residential developments, and Myers Lake Road north of M-44 which provides sewer service to abutting properties and Courtland Township. Most of the Myers Lake Road sewer is a force main. While hooking up to a force main requires special engineering practices, such hook-ups have generally been permitted throughout the County by the Kent County Department of Public Works. Public water service does not exist within the Township. However, in the areas in which higher density residential and commercial development are anticipated, availability of potable water and adequate sewage disposal becomes a principal planning consideration. The potential for higher density development within the Primary Utility Service Area, within which the Myers Lake Avenue Village Area is situated, is fundamentally dependent upon the availability of public sewer and eventually public water. In order to accommodate future development along the existing sewer lines without exceeding contracted for capacity and so as to permit some measure of equity in access to the system, it will be important for Township Engineers to more specifically establish present and excess capacity per line segment of the sewer line. This must be done before any significant development occurs in the Myers Lake Avenue/M-44 Village Area, and depending on the extent of that development, the amount of capacity along other line segments may be diminished. Such an engineering analysis could be done incrementally as each new tapin or project proposal were analyzed, or system-wide in the near future. It should include an inventory of line characteristics and conditions as well. A master inventory of users and excess capacity should be maintained as each new project comes on-line. It would seem most practical that the provision of public water in the Township, within the planning period of this Plan, must evolve from within the Township. Up to this point in time, there have been no discussions between the Township and area municipalities regarding the extension of water service into the Towns hip. Further, Cannon Township is part of the North Kent County Sewage Disposal System and is a service contracted with Kent County, through the Department of Public Works , for up to 2 million gallons per day (gpd) of 5-8 CANNON TOWNSHIP COMPREHENSIVE PLAN �such an extension, possibly from Plainfield Township or the City of Rockford, would be both geographically and perhaps financially impractical as the area of most need is central to the Township-the Myers Lake Avenue/M-44 Village Area. Also, as of 1991, Plainfield Township is operating under a Michigan Department of Public Health moratorium on additional public water system hook-ups. Two private association water wells have been constructed in the general area of the Myers Lake Avenue Village Area (Silver Lake and Lake Bella Vista residential developments) and suggests the appropriateness of this alternative for consideration at the Myers Lake Avenue/M-44 Village Area as well---or perhaps a new public/private water system could be constructed in this area. eluding locational factors, cost considerations, administration, and project phasing. 7) All future proposed developments which are intended to receive public sewer service should not be approved if clear documentation has not been prepared demonstrating adequate capacity, within the infrastructure and Township sewer service contract, to accommodate the increased demand. Stormwater Management Overview As the land surface is covered by buildings, parking lots and other impermeable surfaces, the quantity of stormwater runoff increases. The soils and vegetated landscape which previously absorbed and slowed much of the water associated with storms are gone. Unless specific preventive measures are taken, these conditions encourage increases in runoff flow, soil erosion, sedimentation and pollution of area water resources, and increase flood potential. Though these conditions originate from site-specific circumstances, their impact can extend to the entire community and communities beyond if within the same watershed. Inadequate management of stormwater produced due to land development and urbanization, threaten the public health, safety, and welfare through life threatening flood conditions, contamination of groundwater resources, deterioration of water-based recreation facilities, and damage and loss of property values. In contrast, stormwater management aims to minimize flood conditions, and ensure the quantity and quality of runoff which is collected and ultimately discharged into the watershed system (streams, rivers, wetlands, lakes, etc.) is adequate. Policies Cannon Township will be guided by the following policies in striving to assure adequate sewage disposal and potable water in the Township: 1) All on-site sewage disposal and potable water facilities shall be constructed and maintained in accordance with the requirements and standards of the Kent County Public Health Department and Michigan Public Health Department as well as those of other applicable local, county, state or federal agencies. 2) No land uses or land development projects will be permitted if any applicable regulations regarding on-site sewage disposal and potable water facilities can not be met and public sewer and water services are not available. 3) Private water systems shall be constructed according to applicable Township regulations and ordinances to assure compatibility and minimal inconvenience, with future possible interconnection with a Cannon Township or other municipal system. Analysis Though stormwater management should be a concern of all communities (and increasingly is because of federal and state regulations), Cannon Township presents particular challenges in this regard. Though quite rural in character with limited intensive development, conditions exist which put the Towns hip at a higher stormwater risk than most rural communities. One such condition is the anticipated growth and development to occur in the Township in future years. If the Township were to grow in the next ten years at a rate equal to haH the growth rate it experienced between 1980 and 1990, it will result in an additional 750 dwelling units. This and the additional commercial development which may occur in the coming years has the potential to threaten existing hydrological systems in particular areas of the Towns hip. Alteration of such systems may have public health, 4) All land uses and land development projects within the Primary Utility Service Area must be serviced by public sewer and water infrastructure if the infrastructure is present. 5) The provision of public sewer and water shall be based upon conformance with level of service standards adopted by Cannon Township and/or where adopted by those municipalities individually or jointly providing the service to Cannon Township. 6) Upon adoption of the Comprehensive Plan, the Township should consider a study to determine the preferred option regarding the limited introduction of public water into the Township, in- 5-9 CANNON TOWNSHIP COMPREHENSIVE PLAN �safety, and welfare implications. This is particularty true in the proposed Village Areas of the Township where a more intensive land use pattern is provided for (Primary Utility Service Area) and where there are areas of erodible soils and steep slopes. The generally rolling topography in the Township, while scenic, greatly facilitates soil erosion and sedimentation when soils are exposed. Sedimentation threatens the wetlands and inland lakes in the Township. as the demand for these services increase, so does the need for support services administration and capital and the need for property and buildings from which these services are administered. The Support Services and Buildings component of the Public Services Plan is intended to assure that fire and police protection services, and associated land and buildings, are available to provide for both the existing and future welfare of residents and property within Cannon Township. Policies The following policies will guide the Township in adequately controlling the quality and quantity of stormwater runoff associated with the introduction of new land uses. 1) Proposed land uses will not be permitted if and where the level of service currently provided by existing stormwater management infrastructure and/or existing drainage patterns is decreased (increased threat of flooding, erosion, etc.) unless necessary improvements to such infrastructure or satisfactory alternatives are first made. 2) The current level of service may vary from one site to another but will be generally defined as the rate, total volume, and quality of redevelopment stormwater runoff. 3) All new and existing land uses must comply with all local, county, state, and federal regulations regarding stormwater management and soil erosion, including those regulations of and administered by the Kent County Drain Commission. Support Services and Buildings Overview Support services, as referred to within this Plan, includes all the public services a community may provide to its residents above and beyond sewer, water, roads and streets. In particular, these services include police and fire protection and general government services such as tax assessment, cemetery care, and governance services. The reference to these services as support services is not intended to suggest that they are of secondary importance but simply that they are of a different type than sewer, water, and roadway services. As community growth and land development increases, so does the demand for support services. In particular, police and fire protection must be extended to more individuals, families, and properties. Similarly, Analysis Cannon Township currently relies on the Kent County Sheriff's Department and the State Police for police protection. As the Township relies on other agencies for police protection, the Township itself does not maintain any land or capital facilities for these purposes. The extent to which the Township can rely on the Sheriff's Department and State Police for adequate police protection in the future will be dependent upon the Township's future growth. In light of the close proximity between the existing fire stations and the proposed population centers, as part of the Future Land Use Strategy, additional fire stations do not appear necessary. However, due to lack of public water in the Township, additional pumper/tanker vehicles may be needed to provide for an improved fire rating and increased public health, safety, and welfare. Future growth in the Township may jeopardize current levels of service as emergency conditions will arise more frequently, placing additional demand on the offices and agencies providing these services. However, there are actions the Township can take to better assure adequate future police and fire protection. For the population size and density of Cannon Township, existing levels of service for fire protectior:i are substandard for some areas of the Township. The exception is the Lake Bella Vista and Silver Lake Condominium areas. A special effort should be made to increase level of service for fire protection particularly in the rest of the Primary Utility Service Area as new development occurs. Better service to the more rural areas should also be a priority. Policies The following policies will guide the Township in its pursuit of maintaining, and as necessary, improving 5-10 CANNON TOWNSHIP COMPREHENSIVE PLAN �the level of service for general government, police, fire and emergency services: crease with population growth and available land resources for recreation decrease as residential and other land uses consume greater amounts of what was previously open space and potential outdoor recreation land. Recreational lands must be purposefully pursued and planned for, as with any other principal land use, if these uses are to be appropriately located within the community and provide the services in demand. 1) All new public and private water systems should be constructed according to standards adopted by Township resolutions and/or regulations to assure that fire protection infrastructure is provided and designed according to a uniform set of standards to assure ease of use of such infrastructure during emergency conditions. 2) The Township should ensure through new public facilities and/or regulations that future project approvals in the Primary Utility Service Area (and especially in the proposed Myers Lake A venue/M-44 Village Area) receive fire protection services at least at the ISO fire rating 5 level or better. 3) The Township should consider the development of a system of wells, water storage facilities, and additional fire fighting equipment to improve the current fire rating in the Rural Services Area areas of the Township. 4) The Township should continue to monitor police protection needs and service provided by the County Sheriffs Department, and State Police and if necessary, explore the development of a service agreement with one or more area police protection agencies for a higher level of service. 5) The Township should continue to monitor other emergency services needs, such as ambulance assistance, and explore the development of a service agreement with one or more area agencies for a higher level of service. The Recreation component of this Comprehensive Plan charts a basic strategy for identifying and addressing the recreation needs of the Township. This strategy becomes the tool for identifying future recreation lands and the recreation services associated with these lands. However, it is recognized a more detailed analysis and plan is necessary to qualify for state or federal assistance with future recreational facility development. Analysis Cannon Township is limited in the area of varied recreational resources within its municipal limits. Townsend Park, a County facility of approximately 150 acres, is the only free, year-round, public facility in the Towns hip that otters a range of activities to area residents and visitors. While recreation facilities within the Township include the Cannonsburg State Game Area, a private golf course, and commercial ski facilities, there are no public recreation lands administered by the Township for the particular needs of area residents. Township residents do have limited access to the most fundamental of public recreational facilities, school recreation facilities. 6) The Township should continue to meet the basic governance needs of its citizens in existing facilities, until there is a demonstrated need for more service or a larger meeting facility, and adequate financial resources are available to meet that need. Recreation Overview Cannon Towns hip recognizes that the health of its residents is, in part, impacted by the quality of opportunities available for spending available leisure time. The Township further recognizes that a critical consideration in this regard is the type of recreational facilities nearby and their availability to the residents of the Township. Demands for recreational opportunities in- While the extent of recreational facilities in the Township is limited, the degree to which the lack of these facilities reflects a condition of inadequacy is unclear at this time. The reason for this lack of clarity is that adequacy is, in part, determined by the attitudes of the Township residents in regard to their particular recreation needs and likes. Up to this time, a survey of resident attitudes on the amount of recreation opportunity in the Township has not been pursued. The Michigan Department of Natural Resources has developed standards which identify the minimum number of suggested recreation facilities, by facility type, based upon a community's population. These standards are presented as guidelines and not as absolute "hard and fast rules." Standards applicable to a community the size of Cannon Township suggest that, on a Township-wide basis the recreation opportunities in the Township are generally adequate for the current population, the amount of local park land acreage is 5-11 CANNON TOWNSHIP COMPREHENSIVE PLAN �far below what is recommended; 1O acres of local park land for every 1,000 people. This standard suggests the need for approximately 80 acres of local park land for the Township's current population. While the Township includes two County park facilities, they are programmed for natural resource based passive activities and do not necessarily meet the day-to-day needs typically addressed by locally administered park lands (playgrounds, ball fields, basketball courts, tennis courts, etc.) particular recreation needs expressed by its residents. 3) To the extent that specific recreation needs are identified, the Township should pursue the development of a MDNR-approved five year action plan which will provide a specific action plan aimed at expanding needed Township recreation facilities and enable the Township to compete for state and federal recreation development monies. The Township should apply for state and federal recreation grant monies provided the Township has the necessary funds to maintain such facilities after their construction. While these standards suggest inadequacies, the public's view is not clear. The rural character of the Township may address recreational needs at individual homes, or many current needs may be met through Grand Rapids Metro Area recreation programs. However, not all Township residents live or have access to large land parcels, woodlots, and similar potential outdoor recreational opportunities. What is most clear is the difficulty in accessing facilities in the Township. Townsend Park, the facility offering the widest range of year-round opportunities, is far from the principal population centers in the Township. Access to this facility is not convenient for the majority of Township residents; either a vehicle is required or bike transportation on nondesignated bike routes (roads without proper bike transportation facilities) is required. The major recreation issue facing Cannon Township today may well be one of accessibility, or "close to home" facilities, rather than the scope of facility types available. Of course, as the Township continues to grow, the latter concern will also become more of an issue. 4) The Township should adopt incentives to encourage the provision of open space and recreation areas within future development projects. 5) The Township should consider, as part of its recreational needs program, the development of a system of pedestrian trails and walkways, and bicycle paths, to link various recreation and residential areas. 6) The Township should encourage ease of access to future recreation facilities though the pursuit of a linked open space system, siting recreation lands with recognition of existing and future primary population centers, and facilitating movement to and within future recreation facilities for motorists, bicyclists, pedestrians, and the physically disabled. 7) The Township should improve and coordinate recreation efforts with all levels of government (especially schools), with the quasi-public sector, and the private sector to provide expanded and coordinated recreational opportunities. On the whole, the Township may not be meeting a significant degree of its citizens recreational needs and actions should be initiated to find out, and, if so, to identify opportunities available to the Towns hip to ad- dress the condition. Policies Intergovernmental Coordination The following policies will guide the Township in its pursuit of an improved recreational environment: Overview 1) The Township should develop a recreation needs program designed to identify the recreation needs of the community, based upon a number of considerations including public input by area residents, anticipated population growth and population centers, and recreation planning standards. 2) The Township should strive to provide recreation facilities in a manner which recognizes the recreation standards of the MDNR and the One-hundred years ago, travel between communities took several days by stagecoach. The activities of one community had little impact upon the quality of life of other communities. In contrast, we now live in an environment of microcomputers, vehicular and mass transit, telecommunications, and urban sprawl. We often live in one community, work in a second, shop in a third, and our children attend school in still a fourth (and we travel between these places all in the same day). Roadway corridors, employment centers, and retail trade centers link the activities of one community to the next and beyond . Similarly, the growth and de- 5-12 CANNON TOWNSHIP COMPREHENSIVE PLAN �velopment patterns of an individual community can easily and directly impact growth and development in adjoining and nearby communities. As a result of this regional pattern of daily life and interconnected activities, a community does not exist unto itself but is intrinsically linked with the activities of communities beyond its borders. This dictates the need for communities to cooperate and coordinate community planning and public service endeavors if maximum benefits are to be realized. Community planning is a public service and the Intergovernmental Coordination component of the Comprehensive Plan establishes the framework within which Cannon Township will realize the benefits of coordination with area municipalities and agencies as part of its day-to day and long range planning efforts. Plainfield Township, one of the most urbanized townships in the County. 6) Numerous day-to-day activities of the Township are directly impacted by non-township offices including the Kent County Road Commission, Drain Commission, and Public Health Department. Policies Analysis While intergovernmental coordination should be a goal of all communities, this is particularly true for Cannon Township. Due to the Township's geographic location, the Township exists within a web of regional forces which must be recognized and addressed through coordinated planning with area municipalities and agencies. The following circumstances illustrate the regional forces and implications which face the Township: 1) Cannon Township is within the Grand Rapids Metro Area and is directly impacted by Area patterns of transportation, employment, and housing. 2) Cannon Township is a bedroom community, relying on area urban centers for employment and retail services. 3) Cannon Township is directly in the path of expanding urban sprawl from the Grand Rapids Metro Area. 4) The rapid Metro Area growth and inter dependencies between city and suburb have spawned the state's first and very innovative Metropolitan Council to address these issues and to help ensure the entire Metro Area remains strong. 5) Cannon Township is surrounded by communities experiencing strong growth, including 1) Cannon Township should develop a program whereby all adjacent communities and the County are provided the opportunity to comment on amendments to the Township's Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, capital improvements plan, and related ordinances and programs of the Township which may have impacts on services or land use decisions of adjoining jurisdictions. 2) Cannon Township should provide the opportunity for comment by adjoining jurisdictions on any development project within one half mile of the edge of the Township and should formally request area municipalities to permit Township comment on any development project within one half mile of their borders. 3) Cannon Township should pursue the development of a intergovernmental coordination committee, composed of area municipalities and county agencies, aimed at addressing comprehensive planning issues including the impacts of land development and coordinating planning and zoning programs. 4) Cannon Township should pursue the coordination of public serves to serve the Township and surrounding areas in the most practical and economically feasible fashion and in accord with the policies previously set forth. 5) Cannon Township should continue to monitor the development of Grand Valley Metropolitan Council and should assist with information sharing on any of its planning projects and formally consider membership as its role and function are more clearly identified. 5-13 CANNON TOWNSHIP COMPREHENSIVE PLAN �Appendix A LOCATION AND GEOGRAPHY Cannon Township is located in Kent County, Michigan on the northeast fringe of the Grand Rapids metro area. Plainfield Township lies to the west, Ada Township to the south, Grattan Township to the east, and Courtland Township to the north. In addition, the City of Rockford abuts the northwest comer of Cannon (see Figure A-1 and A-2). Figure A-2 The Township is typified by rolling and wooded terrain interspersed with open, agricultural areas and surface water resources. Bella Vista, Silver, and Bostwick Lakes are popular residential and recreational areas. A large portion of Cannonsburg State Game area is located in the south-central portion of the Township. Bear Creek traverses the Township in a generally east/west direction, providing a natural greenway through sections 20 and 27-30. The Grand River cuts across the southwest portion of the Township in sections 30 and 31 (see Figure A-3). Residents of Cannon have relatively easy access to the Grand Rapids metro area, where much of the work force finds its employment. Highway M44 runs east\west and nearly cuts the Township in half before it turns southwest toward Plainfield Avenue which runs into the heart of the metro area. U.S. 131 lies approximately 3 miles from the Township's northwest comer. Figure A-3 Figure A-1 A-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �Appendix B HISTORY Note: The following information is derived directly from the Cannon Township's Historical_ Society publication, Cannon Township: 1837-1983. again secretly buried, and to this day has not been found. In 1889, fire struck Cannonsburg Village. Despite valiant efforts from residents, almost the entire village was destroyed. The fire was believed to have started in a faulty chimney, then it quickly spread through the wooden structures of the day. Because the village was isolated (no telegraph or train) and far from Grand Rapids, no help was available from neighboring communities until it was too late. The majority of historic Cannonsburg Village was destroyed by this ·oevil fire. • Prior to the influx of Caucasians into Cannon Township, the area was populated with Chippewa and Ottawa native Americans. Even then, the area's natural amenities-woodlands, rolling terrain and water resources-were a great attraction, as evidenced by the abundance of native American artifacts and trails in the area. In addition to natural amenities, local waters were thought to have mystical power. Native American legends tell of magical healing powers in the springs which are the headwaters of Bearcreek. Another small settlement in the Township centered around Bear Creek and the Imperial flouring mills in the southwest comer of section 30. This area was called Buena Vista and had its own post office (Chauricey). Because of fires and its relative isolation, however, Buena Vista never developed into a village. As with many communities in Michigan, Cannon Township was settled by hardy travelers migrating west in search of fertile land and abundant natural resources. Earty settlers gathered near Silver and Bostwick Lakes for fishing, planted orchards on the rolling terrain, and tilled fertile soils for row crops. The first formally recorded farm was entered in the books by Andrew Watson in 1837. In 1850, the Township boasted churches; a store; grist, carding, saw and cider mills; cooper shop; two wagon shops; three blacksmith shops; and a hotel. By 1861, a two-story school building was in place, employing two teachers. By 1876, a cattle dealer, lumber dealer, shoe and boot stores, hardware and two doctors were added to the complement of Village businesses. Despite economic activity and the aspirations of the community, land surveyed and platted in the area for a railroad never developed as such. Instead, the railroad line went through Ada Township. Cannon Township was originally part of Plainfield Township but sought separation in 1845. The first official town meeting was held in 1846. Residents formally adopted the name Cannon in honor of its priricipal village. The legislature needed to be corrected, however, because they thought of the area as Churchtown Township. Earty on, the land provided timber for the developing Township. Homes, bridges, roads, schools and businesses began to assemble into the village of Cannons-burgh (Cannonsburg), founded in 1842 by L.G. Cannon. New development centered around the main thoroughfare which was previously a native American trail. Development would come to Cannon despite the loss of the railroad line. Resort development around Silver and Bostwick Lakes began around 1915 and eventually evolved into significant year-round residential neighborhoods. Agriculture remained as a major element of township life. Most of the earty settlements existed primarily to serve farmers, each having their own feed mill or country store. Farming in the early 1900's was still done with oxen and horses until the introduction of tractors in the early 1930's. When the Village was dedicated, its namesake conferred a cannon to the town's people. The cannon was frequently used during celebrations until village fathers decided to lay it to rest, secretly burying it. A group of young men, though, insistent that it be used again, found the cannon and brought it to the next traditional 4th of July celebration. When its use resulted in a tragic accidental death, the cannon was Industrial automation effected the development of Cannon Township, as it did with nearty every other community in the nation. By the late 1950's, agriculture was almost completely automated, small farms of the late 1800's and earty 1900's consolidated to larger 8-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �operations. Services were provided to the area at a more centralized location (Cannonsburg) and residents of Cannon Township became less economically and geographically isolated from the Grand Rapids area. lation grew like never before from migration into the area by people seeking country living. In 1950, the Township's population was 1,600; made up primarily of people involved in agriculture, or serving agriculture. In 1990, the population was 7,928; made up primarily of persons who lived in the township, but worked elsewhere. The last of the rural school districts closed around 1951 when the current school districts took over educational services. Cannon Township has a rich history tied to its churches, farms and businesses. More detailed historical accounts of specific families, businesses and farms can be found in the Historical Society's 112page document. As time passed, improved transportation routes and outward development of the Grand Rapids metro area spurred growth in Cannon Township. The popu- B-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �Appendix C PHYSICAL PROFILE - NATURAL FEATURES croppings of bedrock. The proximity of the bedrock to the surface of the ground does not impose limitations for normal excavating or construction. CLIMATE The effect of the Great Lakes on weather in Kent County is considerable and more noticeable than in most other parts of Michigan. Parts of the County receive significantly more snowfall than the central and southeastern parts of the state. Snowfall averages 76 inches per year. Precipitation averages 36.37 inches per year, and 58 percent of the annual total is received during the April-September period. Cloudiness is most prevalent in the fall and early winter months, and is least during the late spring and summer. Average daily maximum temperatures range from 28.8 degrees in January to 82.8 degrees in July. Below in Table C-1 is temperature and precipitation information for Kent County. The surface geology of Cannon Township resulted from glaciation. When glacial retreat was uniform, rocks were deposited in an even fashion across the landscape. Gently rolling till plains, which make up most of the Township, was the general landform produced by that process. Three more distinct landforms resulting from glaciers are moraines, outwash channels, and kettles. Moraines are hills which divide the drainage basins, or watershed areas, of Cannon Township. In addition to defining drainage patterns, moraines are highly porous and provide natural intake points for water to percolate into the groundwater table. Table C-1 - Climatic Information Temcerature Month Januarv FAhruarv March Anril MM, June Julv Aunust Seot October November December YEAR Avenqa Daily Maximum t• Fl 28.8 30.7 41 .8 56.5 69.3 78.5 82.8 80.6 72.7 Average Daily Minimum 1• Fl 14.4 14.3 24.7 35.3 45.3 55.1 59.8 57.7 60.0 50.8 39.8 45.6 33.5 58.I 30.9 20.4 37.4 Preci citation Average Monthly Total llncheal 2.03 1.39 2.79 3.68 2.88 4.33 3.11 3.49 3.46 2.75 3.26 3.12 31.37 Average Outwash channels were once watercourses resulting from glacial meltwater. The valley along Bear Creek is an example of an outwash channel. Snowfall (lnchn) 22.8 10.9 12.0 3.4 0 0 0 0 0 0.7 Following glacial retreat, large blocks of ice occasionally broke from the glacier and became embedded in the depositional debris. As those ice blocks melted, depressions called kettles were formed. Kettles which form small lakes are natural reservoirs for the containment of surface water. Because they are usually shallow water bodies, they are easily susceptible to water pollution caused by development adjacent to their shores. Cannon Township has numerous small kettle lakes. 8.8 . 17.6 7fl.O TOPOGRAPHY GEOLOGY The relative elevation of an area has an impact upon drainage patterns, private costs of development, and public costs. Substantial areas of Cannon Township have slopes of 12 percent or more. These slopes place limitations on development. Generally, slopes exceeding 7% should not be developed intensively. while slopes of 12% or more should not be developed at all because of increased soil erosion and surface water sedimentation. Careless hillside development can also lead to increased costs for providing various public utilities and services. Roads, sewers, and water lines require special engineering and construction in such areas. Cannon Township is located on the boundaries of two bedrock formations; Marshall, and Michigan; which are the first to be encountered beneath glacial deposits. Approximately half of the Township (northeast) is underlain by the Michigan formation, while the remainder (southeast) is undertain primarily by the Saginaw formation. The Michigan formation appears again under Section 36 in the southeast comer of the Townsh~. The thickness of glacial deposits overlaying the sandstone and shale bedrock ranges from 50 feet in the southwestern comer of the Township, to 375 feet in the northeastern comer. Glacial deposit thickness increases from southwest to northeast across the entire Township. There are no outC-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �The absolute topographic relief in Cannon Township varies from a maximum elevation of 1,000 feet in Section 1 to a minimum of 605 feet in Sections 30 and 31, at the Grand River. Preservation of the existing character of steep sloped areas in Cannon Township is especiaJly important because of the proximity of those areas to watercourses, especially Bear Creek. Excavation and removal of vegetation for development would significantly increase runoff and sedimentation of lakes and streams and woukf ultimately undermine the attractive and distinctive character of the Township. Steep sloped areas are shown in Map C-1. conveniences such as garbage disposals, clothes washers, and detergents were introduced. In addition, lawns were fertilized and mowed, and more roads and driveways were built near the lakes, exposing bare ground surfaces. Use of detergents, removal of vegetation from the landscape, use of fertilizers, and increased densities near lakes has ultimately resulted in diminished lake water quality. Most inland lake water quality problems are largely the result of inappropriate land use practices. Dense lakefront development often results in contamination of groundwater from · septic systems located in high water table areas, which are commonly found on the shores of lakes. This groundwater often migrates into the surface water, resulting in an acceleration of aquatic weed and algae growth. Though the three biggest, and most populated, lakes in the Township are characterized by public sewer service, the numerous smaller lakes are particularly susceptible to this type of degradation. Lakes that have steep slopes adjacent to them usually have problems with erosion and sedimentation on their shores rather than problems associated with high water table. INLAND LAKES A list of the lakes of 5 acres or more in size in Cannon Township appears in Table C-3. The combined surface area of these 9 lakes is nearly 780 acres. The largest lakes are found in the northern portion of the Township. Bostwick Lake, which covers 217 acres, is the largest lake within the Township. Inland lakes in Cannon Township are shown on Map C-2. Table C3 - Lakes 5 Acres or Larger I.aka Locaaon Ara (acreel Bostwicl< Lake Silver Lake . Lake Bella Vista Pickerel Lake Ratlaan Lake Sunfish Lake Hvser Lake Little Bostwicl< Austin Lake Sections 11 14 Sections 9 10 Sec:tlons8 9 Section 14 Section 38 Section 15 Sections 28 33 Section 14 Section 34 Dredging and filling activities along most lakeshores are regulated by the Department of Natural Resources through the Inland Lakes and Streams Act of 1972. The County Drain Commissioner, through the provisions of the Soil Erosion and Sedimentation Control Act of 1972, has authority to review land development and land uses regarding soil erosion and sedimentation issues, and prescribed conditions, to minimize such conditions. 217 215 203 56.9 56.0 10.6 8.5 8.8 5.0 The shores of lakes, especially in Kent County, are very popular for land development. They attract new development more than any other natural feature and often have a very high market value. Consequently. lakefront development is often built at a high density. Many lake lots in Cannon Township were created decades ago and are less than 50 feet wide. Faulty septic system siting and storm water runoff are major concerns because small and shallow lakes are susceptible to pollution from runoff and migrating groundwater that has been contaminated. DRAINAGE Cannon Township lies entirely within the major drainage basin of the Grand River. Within this area are several smaller sub-watersheds including Bear Creek, Rum Creek, Barkley Creek, Egypt Creek, Seely Creek, and Waddell Creek. Watershed boundaries are shown in Map C-3. Two areas of the Township do not contribute to stream watersheds except in periods of heavy rainfall. One area drains into Bostwick, Little Bostwick, and Pickerel Lakes. The other drains into Hyser and Austin Lakes. The lakes in these non-contributing areas are very susceptible to deteriorating water quality resulting from intensive development. This applies to development in the entire non-contributing area and not merely to activities along the lake shorelines. The cumulative effects of lakeshore development have intensified state-wide since the 1950's. Lakeshore homes previously were used only for weekends and vacations. After interstate highways were built, the lakes became more accessible and lakeshore homes became desirable as permanent homes. Significant wetland areas can be found along Bear Creek in the eastern part of the Township. Bear Creek Along with new lakefront homes and existing lakefront homes being converted to permanent residences, C-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �would likely be profoundly impacted by alteration of the associated wetland areas. The ability of the wetlands to store floodwaters and filter sediments is critical to maintaining water quality and minimizing flood damage along this stream. Each soil type has unique characteristics which pose opportunities for some uses and limitations for others. The most important characteristics making the soil suitable or unsuitable for development are limitations on dweUings with basements, limitations on septic tank absorption fields, and suitability for farming. The degree of soil limitations reflects the hardship and expense of developing the land. Soil limitations can be classified into three categories: Natural drainage systems perform important drainage and water storage functions that would otherwise have to be provided by costly public works projects, and thus they should be preserved. Streams and watersheds having flow characteristics that have been adversely altered can also contribute to flooding or flow problems downstream. Additionally, increased runoff and sedimentation from adjacent development can cause irregular flow and choke a watercourse's connection with groundwater formations, adversely affecting groundwater resources. Slight: Relatively free of limitations or limitations are easily overcome. Moderate: Limitations need to be considered, but can be overcome with good management and careful design. Severe: Limitations are severe enough to make use questionable. A modern soil survey was completed for Kent County by the USDA Soil Conservation Service in 1983. The soil types present in Cannon Township are shown on map C-5 and Table C-4. Soil types found in Cannon Township are essentially glacial deposits acted upon by soil formation processes such as wind and water. As a result of glaciation, soil types vary substantially from site to site in Cannon Township. This, coupled with the fact that soil depths on soils maps in the USDA soil survey range on the average of 3-5 feet, make conclusive and accurate delineation of areas with severe limitations difficult. FLOODPLAINS Areas adjacent to creeks, streams and rivers are susceptible to periodic flooding that can cause extensive damage to buildings and can pose a substantial threat to public health and satety. The Federal Flood Insurance Program has established guidelines for use and development of floodplain areas. Those regulations indicate that development in floodplains should be restricted to open space, recreationa_l or agricultural uses. Installation of public utilities and permanent construction for residential, commercial or industrial uses should not occur in floodplain areas. Limitations for Septic Systems 100 year flood boundaries have been mapped for Cannon Township by the National Flood Insurance Program. Those boundaries are denoted by the shaded areas on Map C-4. Those areas would likely be inundated during an Intermediate Regional Flood (100 year flood}. The floodplain areas in Cannon Township are relatively small because the Township is not traversed by any major watercourses, and has hilly terrain which facilitates runoff drainage. According to the USDA Soil Survey of Kent County, substantial portions of Cannon Township have surficial soils that impose severe limitations on septic tank absorption fields. These soils are generally concentrated in large groups, with some smaller units scattered, and comprise 54% of the Township's total land area. Soils with moderate limitations for septic systems comprise 34% of the Township's land area, and soils with slight limitations cover 8%. Soils pose severe limitations for a variety of reasons, including steep slopes, wetness, and slow or excessive permeability. SOILS The resource use or development capacity of a specific parcel of land is largely dependent upon the characteristics of the soils present on the site. This is especially true of an area such as Cannon Township. The Township was initially a sparsely populated agricultural community and is now a rural residential community which relies upon groundwater and on-site wastewater treatment-public sewers service only a portion of the Township . Substantial areas of soils in Cannon Township have severe limitations for residential and urban development. Some parts of Cannon Township that are likely to experience future growth, especially south of Belding Road, have moderate to severe limitations for on-site septic systems. Map C-6 shows the septic system limitation areas for the Township. This map suggests that municipal sewers are necessary to accommodate intensive development in certain portions of the Township. Surficial soils with moderate and slight limitations also appear on Map C-6. C-3 CANNON TOWNSHIP COMPREHENSIVE PLAN �The degree of soil limitations reflects the hardship and expense of developing that land for a particular use. Those soils classified as severe have varying degrees of development potential based on the nature of the limitation. Soila with severe limitations for septic systems can be broken down into the following cate- to prevent wastes from reaching water supplies. For most soil types that means densities of more than one and one-half dwellings per acre. With less dense development and soils without extreme limitations for septic systems, sewage can be disposed of safely by individual private systems. gories: Standards for Septic Systems A. Sandy, moderate to rapid penneability. The Kent County Health Department has established standards for septic systems. These standards apply somewhat different site characteristics when determining the degree of limitations for septic systems, compared to the Soil Conservation Service approach, which focuses on soil types and slope. Applications for a septic permit will be rejected by the Kent County Health Department if: B. Rapid permeability, wetness and high water table. C. Wet, ponding, heavier (clay) soils, slow permeability. 0. Very wet soils, organics, wetlands, floodplains, unable to support septic fields. • The estimated percolation rate is less than 60 minutes per inch of fall. Soila in categories B, C and D are not able to support septic fields because of extreme wetness. Soils in category A are classified as seYere by the Soil Conservation Service, but in most cases, sites with these soils can be modified to make septic systems feasible, depending on specific local conditions. • Where there exists less than 4 fe·et of soil from the bottom of the system to the seasonally high water table. Variances may be granted for existing structures where sewage disposal system repairs, corrections, and/or alterations are necessary (in the opinion of a Health Officer). Because of the diversity of soils found within most areas in Cannon Township, conditions on a particular site may be completely different from what the soil maps indicate. Even though the site may appear to have severe limitations for development, there may be small areas where development is suitable because the soils with severe limitations are undertain by suitable soils within 12 feet of the ground surface. Such an occurrence would be an important consideration in determining site suitability for an on--site wastewater disposal system. Therefore, the limitations maps are meant to serve only as a guide, and on-site inspection will be necessary in most cases to establish site-specific information. Where the upper soil profile is considered unsuitable for the installation of a sewage disposal system, a •deep excavation• or •cutcJown system• may be acceptable if: • Permeable soils encountered are within 12 feet of the ground surface and are not confined to an area less than 2400 square feet, except when the site is oth~rwise unsuitable. • Water-bearing formations found within the 12 foot range are not artesian. Some densely developed areas of Cannon Township have experienced problems resulting from soil characteristics. Densely populated lakeshore developments pose some very difficult problems for on-site wastewater treatment systems. In some cases, soils have high permeability and groundwater levels, so human waste does not have adequate filtering prior to contact with surface and groundwater sources. Other lakeshore developments have been built on low, poorly drained soils rich in organic materials. Bostwick, Silver, and Bella Vista, and Sunfish Lakes are served by public sewers, but other smaller lakes in Cannon Township are not. • There is sufficient information to substantiate that contamination of existing or future water wells will not occur. • No less than 3 feet of permeable soils exist below the unsuitable soils. • The unsuitable soils above the permeable soils are not saturated (muck, peat, marl, etc.). Basement Limitations Limitations for dwellings with basements are shown on Map C-7. Some surficial soils are rated by the Soil Conservation Service as having severe limitations on basements because of excessive Municipal sewer systems are necessary when residential densities exceed the inherent ability of soils C-4 CANNON TOWNSHIP COMPREHENSIVE PLAN �wetness, low strength, excessive sk>pe, or shrink-swell potential. Severe limitations are not concentrated in any particular areas, but are scattered throughout the Township. Soils unsuitable for construction of dwellings with basements cover 38% of the total land area of the Township. the question as to the appropriateness of stringent farmland preservation measures. WOODLANDS The wooded areas of Cannon Township are predominantly hardwoods, with several large areas of aspen and birch, and some small areas of conifers. There are .several large (800-2000 acres) contiguous tracts of woods in the Township, particularly along the uplands surrounding Bear Creek. In addition, wooded areas are scattered throughout the Township in patches of 150 acres or less. Woodlands are shown in Map C-12. The most suitable surflciaJ soils for development, with respect to both septic system and basement limitations, are depicted in Map C-8. Hydric Soils Hydric soils are another limitation on development. They are very poorly drained, saturate easily and retain large quantities of water. They are generally unsuitable for structures. The Soil Conservation Service defines hydric soils as : The importance attached to woodlands is a function of their demonstrated ability to stabilize slopes, retard erosion, conserve water quality and quantity, maintain local micro-climates, filter the atmosphere, decrease noise· levels and provide wildlife habitats. Mature trees represent a valuable resource in maintaining the aesthetic character of Cannon Township. Future development should recognize the importance of existing tree . cover. Wooded areas in Cannon Township should be managed to insure their long term existence and t_o help preserve the rural character of the Township. •A soil that is saturated, flooded, or ponded long enough during the growing season to develop anaerobic conditions in the upper part.• If artificially drained, hydric soils can be suitable for farmland use. Map C-9 shows where these soils are. In Cannon Township, most of the hydric soils are found near watercourses and conespond to present or former wetlands. Hydric soils represent 13. 7% of the Township's total land area. Residential, commercial and industrial development in areas containing hydric soils should be discouraged. WETLANDS _ Prime Farmland Prime farmland soil types have been identified by the Soil Conservation Service as those best suited for food production; they require minimal soil enhancement measures such as irrigation and fertilizer. Some soils are considered prime farmland only if they are drained. Unique farmlands are based on certain soil types as well as other factors, such as landscape position (proximity to water supply, orientation to sunlight, slope, etc.), moisture supply, and present management practices. Prime. farmland soils are shown on Map C-10. Unique farmland and lands enrolled in the Farmland and Open Space Preservation Program (PA 116 of 1974) as of August, 1991 , are depicted on Map · C-11. A total of 1,054 acres in Cannon Township is enrolled in the PA 116 program. Prime farmland soils comprise approximately 15% of the area of Cannon Township, and they exist in several large contiguous areas as well as in small pieces. Though they are concentrated in several areas of the Township, expansive and contiguous areas of prime farmland soils do not generally _exist and raises Wetlands include marshes, swamps, and the areas between dry land and open water. These are areas typified by poor drainage and standing water. They are important community resources for several reasons. Wetlands provide a filter to keep inorganic materials out of the water supply, act as a sponge to retain water during dry periods and hold water during floods. One acre of marsh is capable of absorbing 300,000 gallons of water. Wetlands provide this holding capacity inexpensively. If destroyed they can be replaced only with expensive structural public improvements. Wetlands also function as critical wildlife habitats. A small portion of Cannon Township (8.7%) can b4tt characterized as wetland. These wetland areas are primarily associated with the river channels and lakes located within the Township. Some of the wetlands exist in a relatively large, contiguous area along Bear Creek in the eastern mile of the Township. The remainder are found in small areas. Some wetlands, such as fens or meadows, do not look very wet and may not be wet a large part of the year. Most of these areas are seasonally flooded-usually in the spring and fall, and in the summer they are often without standing water, although the organic soil usually stays near saturation. · C-5 CANNON TOWNSHIP COMPREHENSIVE PLAN �Because wetlands are a valuable natural resource, they are protected by Public Act 203 of 1979, the Goemaere Anderson Wetland Protection Act. PA 203 requires that permits be acquired from the Michigan Department of NaturaJ Resources (DNR) prior to altering or filling a regulated wetland. The Wetland Protection Act defines wetlands as: •land characterized by the presence of water at a frequency and duration sufficient to support and that under normal circumstances does support wetland vegetation or aquatic life and is commonly refe"ed to as a bog, swamp, or marsh and "is contiguous to the Great Lakes, an inland Jake or pond, or a river or confined glacial drift aquifer, which is separated from the ground surface by a ·confining• layer of clay or rock. Some wells draw from the unconfined aquifer, which is more vulnerable to contamination from the ground surface. Map C-14 identifies water well locations and the static water level of unconfined glacial draft aquifers. The static water level is the distance (in feet) below the ground at which the acquifer begins (the bottom of the acquifer). Map C-15 identifies the relative risk of groundwater contamination throughout the Township. The numbers representing the relative risks were derived from the Aquipro groundwater model developed at Western Michigan University. Vulnerable areas do not seem to be concentrated in any one location, but are scattered throughout the Township. stream.• Groundwater is an unseen resource and is therefore particularly vulnerable to mismanagement and contamination. Prior to the 1980's, little was known about groundwater contamination in Michigan, and some important facts have recently been revealed. Regulated wetlands include all wetland areas greater than 5 acres or those of any size contiguous to waterways. Wetlands which are hydrologically connected (I.e., via groundwater) to waterways are also regulated. Activities exempted from the provisions of the Act include farming, grazing of animals, farm or stock ponds, lumbering, maintenance of existing nonconforming structures, maintenance or improvement of existing roads and streets within existing rights-of-way, maintenance or operation of pipelines less than six inches in diameter, and maintenance or operation of electric transmission and distribution power lines. The leading causes of groundwater contamination in Michigan are from small businesses and agriculture. More than 50% of all contamination comes from small businesses that use organic solvents, such as benzene, toluene and xylene, and heavy metals, such as lead, chromium, and zinc. The origin of the problem stems from careless storage and handling of hazardous substances. On paved surfaces where hazardous materials are stored, substances can seep through or flow off the edge of the pavement. Materials can also get into floor drains which may discharge to soils, wetlands or watercourses. Permits will not be issued if a feasible or prudent alternative to developing a wetland exists. A map of wetlands based on the DNR's land uselcover inventory are illustrated on Map C-13. Some areas of hydric soils not shown as wetlands would likely be classified as wetlands if they were not artificially drained. Many common materials used by homeowners are highly toxic and can also contaminate groundwater supplies, even when used in small quantities. Groundwater protection is everyone's responsibility, and prevention of contamination is the most effective way to protect groundwater supplies. GROUNDWATER Wells within Cannon Township supply all of the water for residential, commercial and industrial uses in Cannon Township. Most of these wells draw from the C-6 CANNON TOWNSHIP COMPREHENSIVE PLAN �CANNON TOWNSHIP Kent County, Michigan STEEP SLOPES • • Over C-1 127. slope 6-12" slope Data Source: USDA Soil Survey of Kent county, Michigan August, N Scale 1: 43, 400 1 inch ... 3, 615 feet Planning & Zoning Center , 302 S . Waverly Ad . Lansing, Michigan 48917 11n . 111171 aae-o!!ae I nc. 1991 �MAP C-1 STEEP SLOPES Explanation and Key Points: Areas in gray are ve_ ry steep hillsides (over 12% slope) which pose substantial limitations to safe development and typically should not be built upon or exposed because of extremely high erosion potential and high public service costs. They represent a significant portion of the Township's land area. Substantial concentrations of steep slopes are found near Bear Creek, where upland areas slope down towards the channel. The patterned areas are hillsides with moderate slope (612%). These areas also pose moderate to severe limitations on buildings, septic systems, and public services. Some of these areas provide visually attractive sites for residential development, however development should occur only when adequate measures are taken to protect the hillsides from erosion and other negative effects of development. Both slope types shown on Map C-1 combined comprise approximately half of Cannon Township's total land area. Methodology: The Soil Survey of Kent County contains a table, listing each soil type in the County and its slope. Using a computerized mapping system and a digital USDA soil survey map of Cannon Township, soil map units defined as having steep slopes were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Kent County, Michigan Digital UDSA Soil Survey map of Cannon Township �MAP C-3 WATERSHEDS Explanation and Key Points: _ A watershed is an area which drains into a particular river, lake, or stream. Thus the Bear Creek watershed is the area where ail rain falling within its bounds ultimately flows into Bear Creek. The boundaries between different waters~eds are called divides, and typically fall on ridges or high points. Map C-3 shows that Cannon Township is dominated by the Bear Creek watershed. There is also an area in the northeast quadrant of the Township, containing Bostwick, Little Bostwick, and Pickerel Lakes, which does not drain into any river or creek watersheds except in periods of high water. This area is called a non-contributing area because most of the water it receives remains within its boundaries. This is especially significant because all runoff produced in this area from rainfall, fertilizers, parking lots, farms, or businesses will go into the lakes. The water quality of lakes in this area is thus highly dependent on land use and development. Methodology: Planning consultants met with personnel from the Michigan Department of Natural Resources (MONA). The Lakes and Streams Unit, Land and Water Management Division, maintains a file of watershed areas in the state. Following a brief discussion of the watersheds in the Township, the information was transferred to a computerized mapping system and a pattern-filled map was generated. Source: Michigan Department of Natural Resources, Land and Water Management Division, Lakes and Streams Unit �) + CANNON TOWNSHIP Kent County, Michigan C-3 WATERSHEDS + + 0 18 17 15 ,-- ,/ + ,,,,," I I ,-' 2011:!.,...........,. . . . ( ,~ ' 2f',,., '' ',,......... I I \ \0 I I ___ , ' - I I •~ • • •~ Bear Creek Barkley Creek Rum Creek Seely Creek Grand River Egypt Creek ~ Waddell Creek m Non-Contributing - ---,... ' ... ... 3CI I I 29 •,,.. . ,--:. ,-, I ',,\ - ~-\,, _____ ,_ , I I I ',.._, __ .. -t - I I I I '• ;28 ''"---, I I I I ,,' I ,' '\ i,-, I ~~ ' ,_ ', + ~~ ~ -~ """ ~ - ' ' __, -- ------... ,, .., "" """" -.. \ ~:>OOOC ,A, ~ I (".)( ~ ~ .r.,r,.. 'VYY 0 >< )0( ,Y ' :)0 ·~ """ :)0 (J ">('l,j ~ I I A.1') w 26 '• ··-.,·, I I ,I I I I I I . I ~ + ~-, ' ,• ,-, ,.... :,""'' """tl -......... J I I ' ~t:::) ,/ 38 :_ I + --... , .. Cata Source: Michigan Department of Natural Resources pW/4W/4¥r;w/4¾MlffNM/4W'd4PtMt ~HHUHUHH&/4'/4~ o 3. 615 7, 230 10, 845 feet { \ + Scale 1 inch• 3,615 feet 1: 43, 400 Planning & Zoning Center, 302 S. Waverly Ad. Lansing, ph. Michigan 48917 (817) 888-0SM Inc. August, N 1991 �CANNON TOWNSHIP 10 MILE All [) .... , ... , 4 Kent County, 1 2 BLISH DRIVE Michigan I I I C-4 FLOODPLAINS '---, '- ... , ' \ 9 MILE RD. I I 0 I \ ,.j > < Q I ~ I J co ...>IC n '-, ',I ... 10 9 .,. \ > < • Area inundated year flood by 100 ,. 'I • I ,1 I I I :,, ,' 118,) :,,,,' I 16 17 I Ill > < . ,,--- ,,,,,,- Ill , ,,, I "' J I ]: Ill i t----------• 22 , ,-' 20/L,----,,, ,.,.,""(./' KREUTER RO. ... I KREUTER RO. 23 I 24 I I 'O I I I I ---...---,.-, I I 29 ',, ', --:. ,_ I '', \ I - ', ... ~ a.. I I I I ' I r -,_ ............ -- -, I I !I MILE ...... _---- ..... ·- RD. } . ... ' 1 _, ... - ... ,_,.. __ > < :I< 32 > ~ Data Source: I I ",-. -,'........ I I . ' i 35 Ill I I ., : > > .............. .. '· 33 z ~ "'w -- .................. _. National Flood Insurance Program , : I : ... : ~ 1 ., ,I II• , ,' 4 MILE RO. '• 36 I : : ', u g - p*W///J ¼#4 ,-,_"tl ___ _ ,,, I ~ ,,,, , / <[ .. TBN, R10W FEMA, August, I I •Ill I ,, ) --- ... ,_ I I Ill E ... /28 ,,' I &i/24 o Scale fM4@¾ ~ 41/4Wl#AfMMw/4'#/4'/4'//4 7, 230 3, 615 1 inch= 3,615 feet 1: 43, 400 Planning & Zoning Center, 302 S. Waverly Rd. Lansing, Michigan 48917 ph. 10, 845 feet (!117) 8811--0!la!I Inc. N 1991 �MAP C-4 FLOODPLAINS Explanation and Key Points: The shaded regions on Map C-4 are floodplain areas associated with rivers, streams, and lakes. These regions represent areas that would be inundated by a 100 year flood (happens approximately every 100 years). The map shows that Cannon Township has very little floodplain area beyond the shorelines of water bodies. However, some areas west of the shoreline of Silver Lake and west of the shoreline of Bostwick Lake are subject to flooding, as well as areas along Bear Creek. Methodology: The floodplains in Cannon Township are mapped by the Federal Flood Insurance Program. A map was obtained from the Federal Emergency Management Agency, the information was transferred to a computerized mapping system (digitized), and the pattern filled map was generated. Source: Federal Emergency Management Agency (FEMA) �MAP C-5 SOIL NAMES BY TYPE Map s I I oll Soil name I I I 2B 3B 4B 5 6 7 9B 10 llB llC 12B l2C 13A 14 15 16 17B l7C 17D l7E 18B l8C 19A 19B 20 22B. 22C 23A 24A 25B 25C 25D 25E 26 27B 28 29B 29C 29D 29E 30B 30C 30D 31 32 36B 36C 36D 36E 36F 37B 38 39B 39C 40B 41B 42B 43 44 45B 45C 45D 45E 45F 46B 47 !Oakville fine sand, moderately wet, 0 to 4 percent slopes-------------------------lCovert sand, 0 to 4 percent slopes------------------------------------------------lPerrin gravelly loamy sand, 0 to 4 percent slopes---------------------------------~lgansee loamy fine sand----------------------------------------------------------J-Glendora loamy sand---------------------------------------------------------------lCohoctah loam---------------------------------------------------------------------!Rimer loamy fine sand, 0 to 4 percent slopes--------------------------------------,Landes loam-----------------------------------------------------------------------lOwosso-Marlette sandy loams, 2 to 6 percent slopes--------------------------------lOwosso-Marlette sandy loams, 6 to 12 percent slopes-------------------------------lTustin loamy fine sand, 2 to 6 percent slopes-------------------------------------lTustin loamy fine sand, 6 to 12 percent slopes------------------------------------lMetamora sandy loam, 0 to 3 percent slopes----------------------------------------lShoals loam-----------------------------------------------------------------------lSloan loam------------------------------------------------------------------------lCeresco loam----------------------------------------------------------------------lChelsea loamy fine sand, 0 to 6 percent slopes------------------------------------lChelsea loamy fine sand, 6 to 12 percent slopes-----------------------------------lCbelsea loamy fine sand, 12 to 18 percent slopes----------------------------------!~~;!!~~l~=.f~n~osr~r~=n~os!~~::~~=-~~~~~~::::::::::::::::::::::::::::::::::: lGlynwood loam, 6 to 12 percent slopes---------------------------------------------lBlount loam, 0 to 2 percent slopes------------------------------------------------lBlount loam, 2 to 6 percent slopes------------------------------------------------lHoughton muck---------------------------------------------------------------------lOshtemo sandy loam, 0 to 6 percent slopes-----------------------------------------lOshtemo sandy loam, 6 to 12 percent slopes----------------------------------------lThetford loamy sand, 0 to 3 percent slopes----------------------------------------lAbscota loamy .s and, 0 to 3 percent slopes-----------------------------------------lOakville fine sand, 0 to 6 percent slopes-------------------------~---------------IOakville fine sand, 6 to 12 percent slopes----------------------------------------lOakville fine sand, 12 to 18 percent slopes---------------------------------------lOakville fine sand, 18 to 45 percent slopes---------------------------------------lAdrian muck-----------------------------------------------------------------------lWasepi loamy sand, 0 to 4 percent slopes------------------------------------------lGilford fine sandy loam-----------------------------------------------------------lPlainfield sand, 0 to 6 percent slopes--------------------------------------------lPlainfield sand, 6 to 12 percent slopes-------------------------------------------lPlainfield sand, 12 to 18-percent slopes------------------------------------------lPlainfield sand, 18 to 45 percent slopes------------------------------------------lSpinks loamy sand, 0 to 6 percent slopes------------------------------------------1S,Pinks loamy sand, 6 to 12 percent slopes-----------------------------------------/'Spinks loamy sand, 12 to 18 percent slopes----------------------------------------1-Wallkill silt loam----------------------------------------------------------------lPalms muck------------------------------------------------------------------------lMarlette loam, 2 to 6 percent slopes----------------------------------------------iMarlette loam, 6 to 12 percent slopes---------------------------------------------iMarlette loam, 12 to 18 percent slopes--------------------------------------------lMarlette loam, IS to 25 percent slopes--------------------------------------------!Marlette loam, 25 to 45 percent slopes--------------------------------------------(capac loam, 0 to 4 percent slopes-------------------------------------------------lParkhill loam---------------------------------------------------------------------lArkport loamy very fine sand, 1 to 6 percent slopes-------------------------------lArkport loamy very fine sand, 6 to 12 percent slopes------------------------------lMatherton loam, 0 to 4 percent slopes------------ ---------------------------------lKibbie loam, 0 to 4 percent slopes------------------------------------------------t'l'edrow loamy fine sand, 0 to 4 percent slopes-------------- -----------------------rGranby loamy fine sand------------------------------------------------------------iEdwards muck----------------------------------------------------------------------iPerrinton loam, 2 to 6 percent slopes---------------------------------------------iPerrinton loam, 6 to 12 percent slopes--------------------------------------------lPerrinton loam, 12 to 18 percent slopes-------------------------------------------iPerrinton loam, 18 to 25 percent slopes-------------------------------------------iPerrinton loam, 25 to 40 percent slopes-------------------------------------------i'Ithaca loam, l to 6 percent slopes------------------------------------------------iPewamo loam-----------------------------------------------------------------------1 I �.J ) S~il Map Units Southern 1/2 C-5 �Soil Map Units Northern 1/2 C-5 14 I 2~C �MAP C-5 SOIL NAMES BY TYPE Continued Map s I I Soil name 01: I I 488 48C 480 49B SOB soc SOD 518 SlC 52 548 54C 568 56C 560 58 598 59C 590 62A 62B 62C 620 62E 63 648 64C 668 66C 660 66E 678 67C 670 688 68C 69 73 74 75 76 77 78 79 80 818 81C 810 828 82C 820 838 848 85 868 87B 89E I iMetea loamy sand, 2 to 6 .percent slopes-------------------------------------------lMetea loamy sand, 6 to 12 percent slopes------------------------------------------lMetea loamy sand, 12 to 18 percent slopes-----------------------------------------lSelfridge loamy sand, 0 to 4 percent slopes---------------------------------------iWoodbeck silt loam, 2 to 6 percent slopes------------------------------------~----iWoodbeck silt loam, 6 to 12 percent slopes----------------------------------------lWoodbeck silt loam, ·12 to 18 percent slopes---------------------------------------iOakville fine sand, loamy substratum, Oto 6 percent slopes-----------------------lOakville fine sand, loamy substratum, 6 to 12 percent slopes----------------------l8elleville loamy sand-------------------------------------------------------------iTuscola silt loam, 2 to 6 percent slopes------------------------------------------iTuscola silt loam, 6 to 12 percent slopes-----------------------------------------:scalley sandy loam, 2 to 6 percent slopes-----------------------------------------:scalley sandy loam, 6 to 12 percent slopes----------------------------------------jScalley sandy loam, 12 to 18 percent slopes---------------------------------------iNapoleon muck---------------------------------------------------------------------lOkee loamy fine sand, 1 to 6 percent slopes---------------------------------------lOkee loamy fine sand, 6 to 12 percent slopes--------------------------------------iOkee loamy fine sand, 12 to 18 percent slopes-------------------------------------lTekenink fine sandy loam, 0 to 2 percent slopes-----------------------------------iTekenink fine sandy loam, 2 to 6 percent slopes--------------------------------~--lTekenink fine sandy loam, 6 to 12 percent slopes----------------------------------lTekeninlt fine sandy loam, 12 to 18 percent slopes---------------------------------'Tekenink fine sandy loam, 18 to 40 percent slopes---------------------------------!urban land-Cohoctah complex-------------------------------------------------------lGrattan sand, 0 to 6 percent slopes-----------------------------------------------iGrattan sand, 6 to 12 percent slopes----------------------------------------------iBoyer loamy sand, 0 to 6 percent slopes-------------------------------------------iBoyer loamy sand, 6 to 12 percent slopes------------------------------------------lBoyer loamy sand, 12 to 18 percent slopes-----------------------------------------lBoyer loamy sand, 18 to 40 percent slopes-----------------------------------------lKalamazoo loam, 1 to 6 percent slopes---------------------------------------------lKalamazoo loam, 6 to 12 percent slopes--------------------------------------------iKalamazoo loam, 12 to 18 percent slopes-------------------------------------------:saylesville silt loam, 2 to 6 percent slopes--------------------------------------lSaylesville silt loam, 6 to 12 percent slopes-------------------------------------!Colwood silt loam----------------------------------------------------------------lSebewa loam-----------------------------------------------------------------------lDumps-----------------------------------------------------------------------------IUdorthents, loamy-----------------------------------------------------------------lUdipsamments, nearly level to steep-----------------------------------------------lPits, gravel----------------------------------------------------------------------lUrban land------------------------------------------------------------------------rHoughton muck, ponded-------------------------------------------------------------lUdorthents, nearly level to steep-------------------------------------------------lUrban land-Spinks complex, 0 to 8 percent slopes----------------------------------iUrban land-Spinks complex, 8 to 15 percent slopes---------------------------------iUrban land-Spinks complex, 15 to 25 percent slopes--------------------------------lUrban land-Perrinton complex, 0 to 8 percent slopes-------------------------------iUrban land-Perrinton complex, 8 to 15 percent slopes------------------------------lUrban land-Perrinton complex, 15 to 25 percent slopes-----------------------------lMarlette loam, moderately vet, 1 to 5 percent slopes------------------------------lDixboro loamy fine sand, 0 to 4 percent slopes------------------------------------iLaason fine sandy loam------------------------------------------------------------iTeasdale fine sandy loam, 0 to 4 percent slopes-----------------------------------lPipestone sand, 0 to 4 percent slopes---------------------------------------------lMarlette-oaJtville-Boyer complex, 15 to 60 percent slopes--------------------------1 Water, less than 40 acres in size--------------------------------------------1 Water, greater than 40 acres-------------------------------------------------1 I I I I Total-------------------------------------------------------------------- I * Less than 0.1 percent. Source: Soil Survey of Kent County, Michigan �MAP C-6 LIMITATIONS FOR SEPTIC SYSTEMS Explanation and Key Points: The map graphically represents soil limitations for residential septic systems. Limitations from slight to severe are shown, with severe limitations having the darkest pattern (heavy grid pattern) and slight limitations having no pattern (white). Lakes are shown in black. Areas with severe limitations for septic systems comprise approximately haJf of the Township's land area. These areas are considered to have severe limitations because of high water table, excessive slope, wetness, very high penneability, or very slow penneability. As a result, significant portions of Cannon Township may be unsuitable for development on parcels smaller than one and a half acres without public sewer systems. Areas shown as having moderate or slight limitations are suitable for devetopment at somewhat higher densities without public sewer systems. Methodology: The UDSA Soil Survey of Kent County contains a table, listing each soil type in the County and its limitations for septic tank absorption fields. The soil survey table was used directly, although local health department policies for issuing septic system permits vary considerably within Michigan. The USDA soil survey is only used for general purposes by the Kent County Health Department. The soil survey has some serious drawbacks for specific applications; first, being that it only accounts for the soil that is within the top five (5) feet of ground surface. The Kent County Sanitary Code, which is very similar to the regulations of the Michigan Department of Public Health, allow for more flexibility; soils as deep as twenty (20) feet can be utilized. An example of this is a recent development near the intersection of Young Avenue and 1O Mile Road. The map has this area designated with severe limitations, but on-site field evaluations revealed the area to have sand at fourteen to fifteen feet, which meets the requirements for on-site sewage disposal. For an overall picture of the Township, use of the USDA Soil Survey can be helpful, along with any other applicable infonnation. However, when it comes to specifics, each lot needs to be evaluated on a case by case basis. Using a computerized mapping system and a digital USDA soil survey map of Cannon Township, soil map units defined as having slight, moderate, and severe limitations for septic systems, with respect to the classifications in the soil survey, were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Kent County, Michigan Digital UOSA Soil Survey map of Cannon Township Kent County Health Department �CANNON TOWNSHIP Kent County, Michigan LIMITATIONS FOR SEPTIC SYSTEMS D Slight B • • C-6 limitations Moderate limitations Severe limitations Unclassified Water Data Source: USDA Soil Survey of Kent County, Michigan ~m% 7w'dfWmL tW/4 4fml#/4wMWK *ff#ll,M'lll?Mlw~ o Scale 3, 615 7, 230 1: 43, 400 1 inch - Planning & Zoning Center, 302 S. Waverly Rd. Lansing, Michigan 48917 pll . (!117) 885-0= 10, 845 feet 3, 615 feet Inc. August, N 1991 �CANNON TOWNSHIP Kent County, Michigan LIMITATIONS FOR BASEMENTS D • • • C-7 Slight limitations Moderate If mitations Severe limitations Unclassified Water Cata Source: USDA Soil Survey of Kent County, Michigan August, N Scale 1: 43, 400 1 inch - 3, 615 feet Planning & Zoning Center , 302 S. Waverly Rd . Lansing, Michigan 48917 pn. !:t17l sse--o= I nc. 1991 �MAP C-7 LIMITATIONS FOR BASEMENTS Explanation and Key Points: Map C-7 graphicaJly represents soil limitations for basements. Limitations from slight to severe are shown, with severe limitations having the darkest (heavy grid) pattern and slight limitations having the lightest pattern (white), and lakes are shown in black. Areas with severe limitations for dwellings with basements COl11)rise a significant portion (approximately 38%) of the Township's land area . These areas are considered to have severe limitations because of high water table, excessive slope, wetness, shrink-swell potential, and the tendency of the soils to cave in. In the case of Cannon Township, soils with severe limitations for dwellings with basements are found primarily in steep sloped areas, with others in wetland areas. The latter could be considered generally unsuitable for development. As limitations increase, so do construction costs. Methodology: The Soil Survey of Kent County contains a table, listing each soil type in the County and its limitations for dwellings with basements. Using a computerized mapping system and a digital USDA soil survey map of Cannon Township, soil map units defined as having slight, moderate, and severe limitations for basements were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Kent County, Michigan Digital UDSA Soil Survey map of Cannon Township �MAP C-8 MOST SUITABLE SOILS Explanation and Key Points: Shaded areas on Map C-8 represent areas most suitable for residential development with respect to limitations for basements and limitations for septic systems. The areas represented are places where limitations for both septic systems and dwellings with basements are considered moderate or slight. These "suitable" soils comprise approximately 40% of the Township's total land area. See Map Descriptions for Maps C-6 and C-7 for more detail. Methodology: Using a computerized mapping system and a digital USDA soil survey map of Cannon Township, soil map units defined previously as having moderate or slight limitations for both septic systems and dwellings with basements were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Kent County, Michigan Digital UDSA Soil Survey map of Cannon Township �CANNON TOWNSHIP Kent County, Michigan C-8 MOST SUITABLE SOILS • ~ ~ ~ Oeta Source: ~ ~ ~ W i 31 ~~ ) Soils most suitable development ~ ~ . ~ "... .; . > .J ~ ~ ~ ~~LE AD . Michigan P&14w,f)X~Ay#M'tfM~llm'/4'/4ffflltf/4 W/4 wWdW4 ~ o 3, 615 7, 230 10,845 feet ~ a • co l&J ~ ~ USDA Soil Survey of Kent County, for .." ~ ~ ~ I"' j? k~ Scale 1: 43,400 1 inch• 3,615 feet Planning & Zoning Center, 302 S. Waverly Rd. Lansing, M1cn1gan 48917 pn . (817) ee&-oaaa Inc. August, N 1991 �10 MIL! All CANNON TOWNSHIP Kent County, Michigan " ~~ill---a:--J~~~ ~r iS • f HYDRIC SOILS II , -''--,, ,,,' • _,a' .,tott ', C-9 Hydric soils Water I I ,/ 17 I 29 8 MILE RD • Ill > • .......---- ..., -. • eta Source: USDA Soil Survey f 32 33 , __ I ,,' I :,, I Michigan W///7//////A E I Kent County, pw/4tW%Wff/4W'@fe&Hnr ~tw/4'HdwH4W#e~ a, ~ of -- .....-.... Ill > •:z 0 "' ~ Scale 3. 615 7, 230 10, 845 feet ::J 1: 43,400 1 inch - Planning & Zoning Center, TBN, 302 S. Lansing, pr,. Waverly Rd. Michigan 48917 (817) 888-0M!I 3,615 feet Inc. August, N 1991 �MAP C-9 HYDRIC SOILS Explanation and Kay Points: Shaded regions on Map C-9 represent areas covered by hydric soils. Hydric soils are very wet organic soils which in their natural state are poorly drained, saturate easily, and retain large quantities of water. In Cannon Township, these soils are found near watercourses and wetlands. Hydric soils always have severe limitations for both basements and septic systems. They are generally unsuitable for any type of structural use. Areas with hydric soils are often a home for wildlife and may have a variety of recreational uses. If properly drained, they can be suitable for fanning. Methodology: The USDA Soil Conservation Service publishes a list of all hydric soils in Michigan. Hydric soils in Cannon Township were identified from that list and input into the digital soil map of the Township. Using a computerized mapping system and the digital USDA soil survey map of Cannon Township, soil map units designated as hydric soils were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Kent County, .Michigan Digital UDSA Soil Survey map of Cannon Township USDA Soil Conservation Service Michigan hydric soils list �MAP C-10 PRIME FARMLAND SOILS Explanation and Key Points: Shaded areas on Map C-1 0 represent two types of prime farmland soils. The lighter of the two patterns is prime farmland soils, while the darker pattem represents areas that are considered prime farmland only if drained. Area$ not requiring drainage comprise approximately 20% of all prime farmland soils in Cannon Township. Prime farmland soils cover a small portion of Cannon township; approximately 5-10% of the total land area. Concentrations of prime farmland soils are found in the southeast part of the Township, in Sections 25, 35, and 36, and in the southwest area in Sections 30, 31 . and 32. Except for those areas, prime farmland soils are often discontinuous and are not well related to parcel boundaries. This reduces the likelihood of profitable farming activities. Methodology: The UDSA Soil Survey of Kent County contains a table, listing each soil type in the County and its ranking as prime farmland . Using a computerized mapping system and a digital USDA soil survey map of Cannon Township, soil map units defined as being prime farmland were automatically located and filled with the appropriate patterns and printed. Source: UDSA Soil Survey of Kent County, Michigan Digital UDSA Soil Survey map of Cannon Township �CANNON TOWNSHIP 10 MILE RQ [) Kent County, Michigan _,MixvE PRIME FARMLAND SOILS C-10 9 MILE RO . ~ ~~ ~~ ~ ~ 0 ~ II. II. H 13 0 • • Prime farmlands Prime farmlands , if drained ~ 1. ~ ~4 ,,_ 1'£ ~" IP 0, KREUTER RO . 24,-~~;__ _ 20e, it- . _J 22 0 ~ 0 29 ~ ~ - !I ,. 0 MILE RO. 0 28 ~ Cate Source: !:I MILE~ USOA Soil S urvey of Kent County, August, Michigan t%?MWAW1"1"@?2?,:I wMIfWH///////A p&@ffHH#/2¼~ ~w,f,L l 3f"\ 111 :, i. > 33 z ::, ID a: a \ ~ O 10, 845 feet 7 • 230 3, 615 < Scale 1: . 43, 400 1 inch - 3,615 feet Planning & Zoning Center 302 S. :,; Lansing, pn. Waverly Ad. Michigan 48917 (!117) BB!I-OS!le • I nC • N 199i �CANNON TOWNSHIP Kent County, Michigan PA 116 FARMLANDS • Land enrolled C-11 •,n PA 116 August, Data Source: Kent County EQualization Department pWef W4f W/4L ~ / / Awu&fa'@lf"M##/////4'#/H/4~ .VP/4f o Scale 3, 615 7, 230 1 inch - 1: 43, 400 Planning & Zoning Center. 302 S . Waverly Rd. Lansing, Michigan 48917 I ph . (!11 7) 885-0S!I!! 10,845 feet 3,615 feet Inc . N 1991 �MAP C-11 PA 116 FARMLANDS Explanation and Key Points: Tois map shows land enrolled in the Farmland and Open Space Preservation Program (PA 116 of 1974), managed by the Michigan Department of Commerce. Methodology: Tax parcel maps were obtained from the Kent County Equalization Department and entered into a computer mapping system. In addition, each parcel was labeled with its tax number. Following input of parcel boundaries and numbers, information from the Township's tax roll .was added using database management software. Parcel numbers served as the link between the digital map and the remaining tax roll information. The end result is a "geo-database"; a map with all tax parcel information attached to each parcel. Data for parcels enrolled in the Farmland and Open Space Preservation Program was obtained from the Michigan Department of Commerce and verified by Township officials. Using a computerized mapping system and the digital tax-parcel map, a map was automatically generated using the parcel numbers for PA 116 land and printed. Source: Livingston Kent Equalization Department Michigan Department of Commerce �MAP C-12 WOODLANDS Explanation and Key Points: The shaded regions on Map C-12 represent six different types of wooded areas. The three general types of woodland cover are hardwoods (broadleaf trees), Aspen/Birch, and conifers (needle-leaf trees). Most of the woodlands in Cannon Township are hardwoods, some of which exist in very large contiguous areas along with Aspen and Birch. Conifers are found in small patches scattered throughout the Township, often contiguous with large tracts of hardwoods. The large tracts of woodlands tend to be located in upland areas on both sides of Bear Creek and surrounding Pickerel Lake. Methodology: The Michigan Department of Natural Resources maintains the Michigan Resource Inventory Program, which contains land cover/use information for the entire state. The land use/cover information is based on interpretations of color infrared aerial imagery taken in 1978. The land use/cover inventory for Cannon Township was revised by the consultant based on 1989 aerial photographs from the Kent County Equalization Department. · Each polygon area on the land/use cover inventory map has a unit label. This label is a three or four digit number which corresponds to the State's land use/cover classification system. To generate the map, a digital map was "downloaded" into a computerized mapping system from the MDNR's computer. All map units with woodland numbers were automatically l9eated, filled with patterns, and printed. Source: Michigan Department of Natural Resources, Michigan Resource Inventory Program 1989 aerial photographs of Cannon Township �w~·~ /, ~ CANNON TOWNSHIP Kent County, Michigan 5 KIES ST. WOODLANDS C-12 ~ Upland hardwoods lillllll Aspen/Birch flj Lowland hardwoods Ill Pine/Conifer mm Lowland con if er ) Christmas tree plantation Data Source: MDNR, Michigan Resource Inventory Program ~WA WMW/1/4wff/4 ~ ~ 4U&&My¥/4&¥'ffff//HUl/4 o Scale 3, 615 1: 43,400 10, 845 feet 7, 230 1 inch a Planning & Zoning Center, 302 S . Waverly Rd . ) Lansing, pn . Michigan 48917 sse-oses (Si7l 3,615 feet Inc. August, N 1991 �CANNON TOWNSHIP 10 MILE RQ --- -, , ........ \ KIES ST. --- I I 1 -- -- Kent County, './• 4 Michigan 2 C-13 WETLANDS -- ..,.....,, I ~/~ \ II Lowland woodlands ~ Wooded swamp ~ Shrub swamp ,,· ' I ,, I ,' \\ 18 I I ,, ' -- -,, • • ', I I i I , ,' . . > < >< < .J .... :,: ca 5 KREUTER RD. ,-~=.:.::.:...:::::~-_J 22 t!J~-1 I I 1 1 1 $ t Emergent Aquatic Bed Water ,,,~ I I I I ' ', \ ,,,--' I I I , '-,, -......... I I I 29 I I 1 I 1 I I ,/28 I 1 '1I I I 1 ,I 1 \ '' -, I ', 1 II MILE RD. ...... _---- ... , __ , I I ?:] 1 I ', '\ . ,, .' --- ------- -~ ~ ,' ~ . _,,-__ _ li: ' . August, ' I :l>< •c:, MONA, Michigan Reeource Inventory Program N I i>✓~ • 32 Cate Source: I 33 35 ~~ v~~~✓-~✓ I , -, ' 1 ,, 1 1 I ) ---, ' -, 1 < a, a. - ,_ > ? .t: . ,' ,' l1 TBN, A10jj ..,. u u ,,•' -4 MILE RO. X Scale 1 inch =- 3,615 feet 1: 43, 400 P1anning & Zoning 302 s. Waverly Lansing, pn. Center Ad . Michigan 48Si 7 11117) sse-o~ee ' Inc· 1991 �MAP C-13 WETLANDS Explanation and Key Points: The shaded regions on Map C-13 represent wetlands. There are a variety of wetland types found in Cannon Township, including surface waters, swamps, and lowland woodlands. All of the areas shown on Map C-13 are wetlands, based on vegetative cover. It is likely that they are protected by the Wetlands Protection Act of 1979, provided they are larger than five acres in size or are contiguous to an inland lake or stream. Most of the wetlands in the Township are greater than five acres in size and are found near watercourses. The largest wetlands in the Township are located in Sections 1, 12, 13, and 23, east of Bostwick and Pickerel Lakes and along both sides of Bear Creek. Methodology: The Michigan Department of Natural Resources maintains the Michigan Resource Inventory Program, which contains land cover/use information for the entire state. The land use/cover information is based on interpretations of color infrared aerial imagery taken in 1978. The land use/cover inventory for·cannon Township was revised by the consultant based on 1989 aerial photographs from the Kent County Equalization Department. Each polygon area on the land/use cover inventory map has a unit label. This label is a three or four digit number which corresponds to the State's land use/cover classification system. To generate the map, a digital map was "downloaded" into a computerized mapping system from the MDNR's computer. All map units with wetland numbers were automatically located, filled with patterns, and printed. Source: Michigan Department of Natural Resources, Michigan Resource Inventory Program 1989 aerial photographs of Cannon Township �Appendix D PHYSICAL PROFILE-MAN-MADE FEATURES 2,000 additional acres, or approximately three square miles, of residential land. Much of this reduction in other classifications is due primarily to single family home development. Land classified as recreational increased because holdings of recreational properties increased since 1978. LAND COVER/USE Cannon has a typical Michigan township_ configuration of 36 square sections. The Township is 36.95 square miles (23,650 acres), the majority of which retains a certain level of rural character. General categories of land cover/use for the Township are as follows: The relative amount of urbanization in a community (i.e., number of acres devoted to urban uses) can be deceptive in that a relatively small amount of acreage devoted to a use can still have significant impacts on the character of an area (e.g., strip commercial development or an abandoned gravel pit that was not properly reclaimed after operations ceased). Placement, design and timing of development can greatly affect visual quality, accessibility, cost of service delivery, perceived, and real quality of life. • 32.2% forest cover (7,614.1 acres). This includes upland and lowland hardwoods, upland and lowland conifers, and Christmas tree plantations. • 25.8% agriculture (6,090.3 acres) devoted to agricultural operations like cropland, orchards, confined feedlots and pasture. • 20.2% in open shrub or herbaceous areas (4,765.6 acres). Concentrated residential development in Cannon Township is centered around Silver, Bostwick and Bella Vista Lakes. More dispersed "strip" residential development is located throughout the Township along county roads among agricultural uses. Agricultural uses are located primarily in the northeast corner and in sections 30-36 (southern third) of the Township. The amount of land devoted to traditional commercial uses is small and located along M-44 south of Bostwick Lake and Lake Bella Vista .. Recreational uses include a golf course, sportsman's club and ski area. Note that the state land is classified as woodland and open land for the purposes of land cover information. • 14.0% in residential uses including single family, multi-family and mobile home parks (3,302.5 acres). • 3.4% in surface water (818.7 acres). • 2.7% in wetlands (642.6 acres). This includes forested, shrub, aquatic bed and emergent wetlands. • 1.1% recreation (261.1 acres). • 0.38% open pit extraction (91.5 acres). • 0.26% commercial, institutional or industrial development (63 acres). Figure 0-3 presents parcels according to their tax classification. Note that while the golf course and ski area are land cover/use classified as recreational, they are taxed as commercial. The majority of land in the Township is taxed as residential. In 1991, Cannon Township had a total State Equalized Value (SEV) of $156,447,200 (this figure includes real and personal property). Commercial development accounted for 2.3% of total SEV; industrial, 0.1 %; residential, 91.4%; and agriculture, 1.9%; the remaining SEV can be attributed to personal property. See Figure 0-1 . A more detailed account of specific land uses can be found in Table 0-1 and Figure 0-2. Figure 0-2 illustrates existing land use and cover according to the geographic boundaries of the uses/covers and is not specific to parcel boundaries or the principal use of a parcel. Analysis of natural features such as slopes, woodlands, wetlands, prime farmland, soils and other soil limitations can be found in Appendix C. Between 1978 and 1990, the most significant change in land use was in the residential land use classifications. Land devoted to single family use increased over 150%, while most other land use/cover classifications had small losses. The rapid growth of the Township in the 1980's resulted in approximately LAND DIVISION In 1930, large tracts of land primarily devoted to agricultural use prevailed in Cannon Township. By 1966, many of these large parcels had been subdivided into smaller parcels for residential uses. In 1983, parcels of 3-10 acres were the dominant parcel 0-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �manage these uses on small parcels. Further, this lot split pattern impedes the efficient use of the Township's land areas as well as increases congestion and traffic hazards along area roadways . size and, in 1990, very few large tracts remained. The result of land divisions like this are that land uses requiring large areas of land (agriculture and forestry) are virtually squeezed out because it is not feasible to Figure D-1 TOTAL LAND USE COVER CANNON TOWNSHIP 1990 Im Residential ~ Open 1111 Water []] Recreation ITllD • §§ Forest Ill Wetlands Commercial Agriculture D Extractive Source: Michigan Resource Information System, Land & Water Management Division, DNR D-2 CANNON TOWNSHIP COMPREHENSIVE PLAN �Table 0-1 TOTAL LAND USE COVER CANNON TOWNSHIP 1978 Acres 1990 Acres % Chanae High Rise Multi-Family Low Rise Multi-Family Single Family Mobile Home Park Commercial Services Central Business District Shopping Center, Mall Strip Commercial Institutional Open Pit Extractive Underground Extractrive Wells Outdoor Recreation Cemeteries 0.00 10.38 1284.16 10.72 0.00 0.00 0.00 22.47 36.60 54.92 0.00 111.09 123.23 3.96 0 28.1 3263.7 10.7 0 0 0 22.4 40.6 91.5 0 0 257.2 3.8 0.00 170.71 154.2 -0.19 0.00 0.00 0.00 -0.31 10.93 66.61 0.00 -100.00 108.66 -4.04 Cropland Orchard, Ornamental Confined Feeding Permanent Pasture 6307.4 319.57 5.1 306.48 5452.1 343.9 10.8 283.5 -13.56 7.61 111.76 -7.50 Herbaceous Shrub 1959.12 3439.65 1778.6 2987 -9.21 -14.03 Upland Timber Harvest Upland Hardwood (North Zone) Upland Hardwood (Central Zone) Aspen, Birch Lowland Tree Plantation Pine Other Upland Conifers Lowland Conifers Christmas Tree Plantation - 0 0 4371.5 1462.23 1356.95 906.6 0 43.44 111.23 0 0 4051.6 1347.1 1274.6 815.6 0 43.4 81.8 0.00 0.00 -7.32 -7.87 -6.01 -10.04 0.00 -0.09 -26.46 River Lake 56.58 752.48 56.5 762.1 -0.14 1.28 35.64 510.94 12.58 82.44 23697.46 35.4 511.6 12.4 83.2 23649.2 -0.67 0.13 -1.43 0.92 -0.20 URBAN AGRICULTURE OPEN FOREST WATER WETLANDS Forested Shrub Aquatic Bed Emeraent TOTAL AREA "1990 data derived by PZC staff via modem aerial photography. Source: Michigan Resource Info System, MDNR 1978 0-3 CANNON TOWNSHIP COMPREHENSIVE PLAN �TRANSPORTATION Michigan Department of Transportation classifies roads in Michigan communities for the purposes of state funding . M-44 (Belding Road) is classified as a state trunkline. Primary roads in the Township include: • Wolverine Blvd. on the northwestern edge of the Township • 10 Mile Road on the Township's northern boundary. • Cannonsburg Road, which runs generally easvwest until it heads south towards 5 Mile Road. • Myers Lake Road, which runs north of Cannonsburg Road. • Ramsdell Road, which runs generally northeast from Cannonsburg Road. • Honey Creek Avenue, which runs south of Cannonsburg Road • Pettis Road, also running south of Cannonsburg Road. All other roads in the Township are classified as local. Figure D-4 identifies Act 51 roads. PA 51 of 1951 provides for the classification of all public roads, streets and highways for the purpose -of managing the motor vehicle highway fund. Funding is provided to counties, cities and villages for street maintenance and construction based on the number of miles of streets by class, within each community. Most roads in the Township are managed by the Kent County Road Commission. - The Kent County Road Commission has performed 24-hour traffic counts along most of the principal corridors in the Township and are listed in Table D2. Table D-2 identifies, for each principal intersection in the Township, the following information: 1) the street name where the count was taken and the associated cross road; 2) the date the count was taken; 3) the number of cars counted over a 24-hour period traveling in each direction; 4) the maximum recommended capacity of each road at the intersection (LOS C); 5) the ratio of vehicles counted to the LOS C capacity (V/C); 6) the designated LOS for each road ; and 7) road classification (minor arterial, regional arterial, arterial, collector). Levels of service (LOS) may range from A to F; "A" represents the most preferred traffic flow condition, "F" represents the most congested condition. Level of service C represents the maximum recommended capacity for rural roads. Cannonsburg Road and M-44 are the two most heavily traveled east-west corridors while Myers Lake Avenue is the most heavily traveled north-south corridor. There are only approximately six miles of gravel roadway dispersed throughout the interior of the Township, three miles of which is situated within or adjacent to the Cannonsburg State Game Area. However, Tiffany Road, along the Township's eastern bounds, and 4 mile Road, along the Township's southern bounds, are all gravel. The vast majority of County Road rights-of-way are 66 feet. However, platted subdivisions along county roads must provide for a 120 foot right-of-way along primary roads and 86 foot right-of-way for local roads. Roads within platted subdivisions must have a minimum right-of-way of 66 feet. Where the Kent County Road Commission purchases land for new roadways, a 100-foot wide area is purchased. Although easVwest and north/south routes through Cannon wander to a certain extent, access is relatively good throughout the Township. A proposed project in Plainfield Township-the development of a new bridge across the Grand River-may increase access opportunities to the Township. Transportation access, patterns and frequency of use greatly impact land uses in a community. In fact, they often drive land use decisions. An issue that is getting increased attention in the Township is that of private roads. Private roads that are not properly marked or constructed can cause serious problems in emergency situations. If a drive is too narrow, not properly maintained or marked, then emergency vehicles (ambulance, fire trucks) may not be able to find and/or properly access properties in need of assistance. School bus service can also be greatly effected by private road development. At the time of writing, no major road improvements were scheduled within the Township aside from routine maintenance and the probable paving of one mile of gravel road per year, as has been the general schedule in past years. Though not formally scheduled as future projects, the Kent County Road commission is giving increasing consideration to improvements at the M-44/Wolverine Boulevard intersection and the repaving of Cannonsburg Road and portions of Myers Lake Avenue and 1O Mile Road. . D-4 CANNON TOWNSHIP COMPREHENSIVE PLAN �Table D-2 TRAFFIC COUNTS - EAST/WEST STREETS - STREET NAME 10MILE 10MILE 10MILE 4MILE 4MILE 4MILE 4 MILE 4MILE 4MILE SMILE SMILE SMILE SMILE SMILE 5 MILE 5 MILE 6 MILE 6 MILE 6 MILE 7MILE 7MILE 9MILE 9MILE 9 MILE 9MILE 9MILE 9 MILE BELDING /M-44 BELDING /M-44 BELDING /M-44 BELDING /M-44 BELDING /M-44 BELDING /M-44 BELDING /M-44 BELDING /M-44 BELDING /M-44 BELDING /M-44 BUSH CANNONSBURG CANNONSBURG CANNONSBURG CANNONSBURG CANNONS BURG CANNONSBURG CANNONSBURG CANNONSBURG ELDRED KIES KIES KIES KREUTER KREUTER KREUTER RAMSDELL CROSS ROAD TIFFANY BUSH YOUNG EGYPT VALLEY GILES PETTIS HONEY CREEK MCCABE DURSUM HONEY CREEK MCCABE DURSUM TIFFANY GILES PETTIS EGYPT VALLEY TIFFANY GILES RAMSDELL BLAKELY DUNN RAMSDELL YOUNG BLAKELY MYERS LAKE WILKINSON NORTH PORT MYERS LAKE COURTLAND TIFFANY RAMSDELL EGYPT VALLEY YOUNG SUNFISH LAKE BLAKELY KITSON WOLVERINE YOUNG JOYCE SUNFISH LAKE MYERS LAKE EGYPT VALLEY HONEY CREEK PETTIS RAMSDELL B.J. YOUNG COURTLAND BLAKELY MYERS LAKE SUNFISH LAKE RAMSDELL GREELEY GREELEY DATE TAKEN 01-Aug-91 05-Aug-91 01-See:88 14-Jun-89 26-Jun-90 26-Jun-90 12-0ct-88 09-Jun-89 01-Aug-91 16-Aug-90 16-Aug:90 16-Aug-90 15-A~-90 15-Jul-87 14-Jul-87 26-0ct-89 15-Aug-90 30-0ct-89 26-0ct-89 20-Jun-91 15-Aug-90 28-Mar-89 05-Dec-88 30-Nov-88 05-Dec-88 08-Aug-90 09-Aug-90 03-Aug-90 31-Jul-91 07-Aug-90 07-Aug-90 01-Aug-91 03-Aug-90 03-Aug-90 03-Aug-90 07-Aug-90 08-Aug-90 10-Aug-90 26-Aer-88 15-Jul-87 10-Aug-90 28-Mar-89 10-Jul-87 01-Nov-89 15-Aug-90 07-Aug-90 30-Nov-88 30-Nov-88 09-Jul-87 10-Aug-90 09-Aug-90 09-Aug-90 07-Aug-90 EAST COUNT 1,930 4,050 1,650 258 84 76 192 60 138 902 3,152 104 2,897 2 2n 491 178 111 212 941 268 74 0 370 696 767 411 567 0 0 0 0 0 0 0 0 0 0 0 4,432 4,473 4 815 5,950 3938 6648 907 2,185 381 1 469 456 0 0 417 237 272 WEST COUNT 1,880 3,436 2,170 59 65 0 212 83 190 152 2,909 106 2,903 2 272 141 269 119 210 207 436 132 412 334 0 469 724 666 0 0 0 0 0 0 0 0 0 0 190 4,869 4,364 5915 6,443 0 6671 2,019 2,190 0 0 1 469 537 179 0 276 0 CAPAC. LOS C 8,500 8,500 8,500 8,500 8500 8500 8500 8500 8,500 0 1500 8,500 8,500 8,500 8 500 8500 EAST VIC 0.227 0.476 0.194 0.030 0.010 0.009 0.023 0.007 0.016 0.106 0.371 0.012 0.341 0.268 0.058 0.021 0.013 0.025 8,500 8 500 0.111 8500 0.032 0.009 8,500 8 500 0.000 0.044 8 500 8500 0.082 0.090 8,500 0.048 8,500 0,soo 0.067 0.000 9,000 9000 0.000 0.000 9,000 0.000 9,000 0.000 9,000 0.000 9,000 0.000 9,000 0.000 9,000 0.000 9,000 9000 0.000 0.000 8,500 9,000 · 0.492 0.497 9,000 9000 0.535 0.661 9,000 9000 0.438 9000 0.739 0.101 9,000 0.243 9,000 8 1500 0.045 8 500 0.173 8 500 0.054 8500 0.000 0.000 8,500 0.049 8,500 0.028 8,500 0.032 8,500 8 500 8,500 0-5 CANNON TOWNSHIP COMPREHENSIVE PLAN WEST VIC 0.221 0.404 0.255 0.007 0.008 0.000 0.025 0.010 0.022 0.018 0.342 0.012 0.342 0.267 0.017 0.032 0.014 0.025 0.024 0.051 0.016 0.048 0.039 0.000 0.055 0.085 0.078 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.000 0.022 0.541 0.485 0.657 0.716 0.000 0.741 0.224 0.243 0.000 0.000 0.173 0.063 0.021 0.000 0.032 0.000 EAST LOS A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A B B A B A A A A A A A A A A WEST LOS A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A B A B B A B A A A A A A A A A A ROAD CLASS MIN. ART. MIN. ART. MIN. ART. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. REG. ART. REG. ART. REG. ART. REG. ART. REG. ART. REG. ART. REG. ART. REG. ART. REG. ART. REG. ART. COLL. • ART. ART. ART. ART. ART. ART. ART. ART. COLL. COLL. COLL. COLL. COLL. COLL. COLL. C'OLL. �Table D-2 TRAFFIC COUNTS - NORTH/SOUTH STREETS STREET NAME BLAKELY BLAKELY BLAKELY BLAKELY B.J. BUSH COURTLAND COURTLAND DUNN DURSUM DURSUM EGYPT VALLEY EGYPT VALLEY EGYPT VALLEY EGYPT VALLEY GILES GILES GILES GREELEY GREELEY HONEY CREEK HONEY CREEK HONEY CREEK JOYCE KITSON MCCABE MCCABE MYERS LAKE MYERS LAKE MYERS LAKE MYERS LAKE NORTH PORT PETTIS PETTIS PETTIS RAMSDELL RAMSDELL RAMSDELL RAMSDELL RAMSDELL SUNFISH LAKE SUNFISH LAKE SUNFISH LAKE TIFFANY TIFFANY TIFFANY TIFFANY WILKINSON WOLVERINE YOUNG YOUNG YOUNG YOUNG YOUNG CROSS ROAD 7MILE 9MILE BELDING /M-44 KIES CANNONSBURG 10 MILE BELDING /M-44 KIES 7MILE 4MILE SMILE 4MILE SMILE BELDING /M-44 CANNONSBURG 4MILE 5 MILE SMILE KREUTER RAMSDELL 4MILE SMILE CANNONS BURG CANNONS BURG BELDING /M-44 4MILE 5 MILE 9 MILE BELDING /M-44 CANNONSBURG KIES 9MILE 4MILE 5 MILE CANNONSBURG 6 MILE 9MILE BELDING /M-44 CANNONSBURG KREUTER BELDING /M-44 CANNONSBURG KREUTER 10MILE SMILE SMILE BELDING /M-44 9MILE BELDING /M-44 10 MILE 9MILE BELDING /M-44 BUSH ELDRED DATE TAKEN 20-Jun-91 30-Nov-88 03-Aug-90 30-Nov-88 15-Aug-90 05-Aug-91 31-Jul-91 30-Nov-88 15-Aug-90 01-Aug-91 16-Aug-90 14-Jun-89 26-0ct-89 01-Aug-91 10-Aug-90 26-Jun-90 15-Jul-87 30-0ct-89 09-Aug-90 07-Aug-90 12-0ct-88 16-Aug-90 28-Mar-89 10-Aug-90 07-Aug-90 09-Jun-89 16-Aug-90 05-Dec-88 03-Aug-90 15-Jul-87 09-Jul-87 09-Aug-90 26-Jun-90 14-Jul-87 10-Jul-87 26-0ct-89 28-Mar-89 07-Aug-90 01-Nov-89 09-Aug-90 03-Aug-90 26-Apr-88 10-Aug-90 01-Aug-91 15-Aug-90 15-Aug-90 07-Aug-90 08-Aug-90 01-Sep-88 05-Dec-88 03-Aug-90 08-Aug-90 07-Aug-90 NORTH SOUTH COUNT COUNT 316 259 1 445 995 306 2,448 o· 1 445 0. 220 0 278 812 0 1 282 620 0 89 240 0 0 22 118 232 251 262 685 0 0 590 24 32 56 239 175 76 256 0 11TT4 1.730 1.783 1.783 1.752 2.282 0 1,340 367 0 879 0 302 305 699 0 2,807 3.085 1,987 4.281 493 0 3 360 3 256 0 227 1 746 1 645 1 320 1 281 0 1 410 1,913 2,339 715 833 3,945 1,588 1 023 0 2,247 2,092 0 587 870 0 651 678 0 130 0 205 173 156 246 238 0 488 0 0 453 638 698 756 426 1.734 700 ns 855 1,162 DAILY CAPAC. 01000 8000 01000 8000 8,000 0,000 01000 8000 01000 01000 01000 8000 01000 0 1000 0 1000 8000 8 000 8 000 0,000 01000 01000 8,000 8,000 8,000 01000 01000 8.000 01000 0,000 8 000 8 000 8,000 8000 8000 8000 8,000 8000 8,000 8 000 8,000 8,000 01000 01000 8.000 8.000 8.000 8.000 8,000 8000 01000 8000 8.000 8,000 8.000 NORTH VIC 0.032 0.181 0.306 0.000 0.028 0.000 0.000 0.160 0.000 0.030 0.000 0.015 0.031 0.000 0.074 0.004 0.030 0.022 0.032 0.222 0.223 0.219 0.000 0.046 0.110 0.038 0.000 0.351 0.535 0.062 0.420 0.000 0.218 0.165 0.000 0.239 0.089 0.199 0.128 0.262 0.000 0.109 0.085 · 0.000 0.026 0.022 0.031 0.000 0.000 0.057 0.087 0.217 0.087 0.107 SOUTH NORTH V/C LOS 0.040 A 0.124 A 0.038 A 0.181 A 0.000 A 0.035 A 0.102 A o.on A 0.011 A 0.000 A 0.003 A 0.029 A 0.033 A 0.086 A 0.000 A 0.003 A 0.007 A 0.009 A 0.000 A 0.216 A 0.223 A 0.285 A 0.168 A 0.000 A 0.000 A 0.038 A 0.087 A 0.386 A 0.248 B 0.000 A 0.407 A 0.028 A 0.206 A 0.160 A 0.176 A 0.292 A 0.104 A 0.493 A 0.000 A 0.281 A 0.073 A 0.000 A 0.081 A 0.016 A 0.000 A 0.019 A 0.030 A 0.061 A 0.000 A 0.080 A 0.095 A 0.053 A 0.097 A 0.145 A Source: Grand Rapids and Environs Transportation Study (GRETS) D-6 CANNON TOWNSHIP COMPREHENSIVE PLAN SOUTH LOS A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A A ROAD CLASS COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. COLL. �DRAINAGE The County drainage system in Cannon is relatively small, consisting of six short drains. Four are located on lakes: Bella Vista (Grass Lake Drain, a lake level drain established in 1970, and East Bella Vista Shores Drain, established in 1989), Silver Lake (Silver Lake Drain, also a lake level drain, established in 1974), and Bostwick Lake (Northport Drain, established in 1975). The other two county drains (Bowen Drain, established in 1938, and Cannonsburg Drain, established in 1907) are in the southern half of the Township near Bear Creek. See Figure D-5. As of 1991 , no additional drains are pending. Since activities to upgrade or repair existing drains and develop new drains must come from a petition to the County Drain Commissioner, it is difficult to determine future activities of the County Drain Commission in Cannon. Although Cannon is served by three public school districts (Lowell, Forest Hills and Rockford), Rockford Schools serve the vast majority of Township residents. See Figure D-7. Three Rockford elementary schools are located in Cannon: Lakes School near Young and Belding; Crestwood on Courtland Drive; and Cannonsburg on Cannonsburg Road near the Village. POLICE & FIRE COMMUNITY FACILITIES Cannon Township gets fire protection from a volunteer fire department. There are two stations located in the Township, one on Belding road and one on Cannonsburg Road. See Figure D-6. Police protection is provided by the County Sheriff's Department and the Michigan State Police. The nearest state police post is located in the City of Rockford. There are three cemeteries in Cannon, all operated by the Township. They are located on Belding Road (2.12 acres), Ramsdell Drive (1.85 acres), and Sunfish Lake Avenue (3.6 acres). The Belding and Sunfish cemeteries are still taking interments. Other public buildings include the Township halls-the new facility on Belding Road and the old hall, now a museum on Cannonsburg Road. See Figure D-6. Also depicted on Figure D-6 are private recreational facilities open to the public. Fire protection is provided by the Township's volunteer fire department which includes a station in Cannonsburg and one at the Township Hall on M-44. The fire department currently includes a part time paid fire chief and assistant chief and 15 Hon cal/H volunteer fire fighters, all of whom are Michigan certified fire fighters. - surance agencies then use these evaluations, or ratings, to establish fire insurance protection rates. ISO has rated all of Cannon Township a "9," on a scale of 1 (best) to 1O (worst), except for the Lake Bella Vista and Silver Lake condominiums areas, which have been rated a HS." The lack of easily available water for fire protection in the majority of the Township is the principal condition resulting in the 9 rating. SCHOOLS The Township is currently served by sanitary sewer along Belding Road, which serves developed areas around the Lakes. See Figure D-8. Except for two private water towers owned and operated by condominium associations (at Silver Lake and Lake Bella Vista), residents rely on private wells for water. Many of the private wells in Cannon are relatively shallow (less than 40 feet deep). This should be a critical consideration in planning efforts. High density development or residential development near commercial or industrial land uses can lead to contamination of shallow wells. The Cannonsburg Station includes: 1) a 1985 pumper/tanker with a 2,000 gallon storage tank and 1,000 gallon per minute pumper; 2) a 1977 pumper/tanker with a 1,000 gallon storage tank.and 1,000 gallon per minute pump; and 3) a 1984 four-wheel drive grass rig with a 250 gallon storage tank and 100 gallon per minute pumper. The Township Hall station includes: 1) an 1988 pumper/tanker with a 1,000 gallon storage tank and 1,000 gallon per minute pumper; 2) a 1973 pumper/tanker with a 750 gallon tank and 750 gallon per minute pumper; 3) a 1963 pumper/tanker with a 1,250 gallon tank and a 250 gallon per minute pump; and 4) two 4-wheel drive grass rig pumper/tankers, one including a 100 gallon tank and the other a 200 gallon tank. RECREATIONAL FACILITIES & HISTORIC SITES Cannon Township has impressive public holdings for recreation. The Michigan Department of Natural Resources manages 864 acres of land in southern Cannon Township as part of Cannonsburg State Game area. The MONA acreage that falls in Cannon alone was valued at over a half-million dollars in 1991. Townsend Park is a large county facility (144 acres) located at Ramsdell and 6 Mile Road. The county has recently acquired a 235-acre marsh and wooded site, which includes Pick~rel Lake, and intends to program The Insurance Services Organization (ISO) evaluates communities with regard to fire protection and inD-7 CANNON TOWNSHIP COMPREHENSIVE PLAN �the facility for passive outdoor recreation activities such as hiking an cross-country skiing. Cannon also holds several small easements and lots around the lakes which are supposed to provide access for back lot holders. Currently, these holdings are the source of controversy as adjoining property owners try to lirr,it access and erect fences. In turn, back lot holders still expect access. • Pando Ski Area, southwest of Bostwick Lake in Sec. 14 • Cannonsburg Ski Area, Sec. 28 • Sportsman's Club, Sec. 18 (82 acres) • Camp Rogers (a Christian youth camp) southwest of Bostwick Lake in Sec. 14 (154.4 acres). While Cannon Township has several historic resources (see Appendix B), only one site appears on the state register of historic sites-the old Township Hall at 8045 Cannonsburg Road. Private recreational facilities in the Township include: • Silver Lake Country Club, east of Silver Lake in Sec. 10 0-8 CANNON TOWNSHIP COMPREHENSIVE PLAN �HI§ I I~. ~ I I I 10 MILE A• ·I ~ ,,, ~ ~m ... !Il ,- II -Jfi -- '"= CANNON TOWNSHIP Kent County, Michigan ~ r IS =l LAND USE/COVER D-2 Ji Residential Commercial Ill • ~ --: ~IW • .~ 0 ~ ;lii I Agricultural ~ Institutional ~ Recreational • .,,~ Industrial/Extractive Wetlands lll] Woodlands iii Open Data Sourc~ pit§ J u @ -I:~ C--~ MON~ land Michigan Resource Inventory Program ~¥4WY4WIL w'/4j"!Pi'c:f1"/4pf&/4&¥1'M¾ w>JPdwf ~ o Sea le 3. 615 7, 230 1: 43, 400 1 inch - Planning & Zoning Center, 302 S. Waverly Rd. Lansing, Michigan 48917 pr,. (!U 7) 88&-0~!!.!I 10,845 feet 3,615 feet Inc. August, N 1991 �MAP D-2 LAND USE/COVER Explanatlon and Key Points: The land use/cover map shows land use according to the Michigan Resource Inventory Program, managed by the Michigan Department of Natural Resources (MDNR). Detailed land use/cover classifications have been generalized for Map D-2 into agricultural, commercial, residential, etc. Methodology: The Michigan Department of Natural Resources maintains the Michigan Resource Inventory Program, which contains land use/cover information for the entire state. The land use/cover information is based on interpretations of color infrared aerial imagery taken in 1978. The land use/cover inventory for Cannon Township was revised based on aerial photographs of the Township taken in the spring of 1989 by the Kent County Equalization Department. Each polygon area on the land/use cover inventory map has a unit label. This label is a three or four digit number which corresponds to the State's land use/cover classification system. To generate the map, a digital map was "downloaded" into a computerized mapping system from the MDNR's computer. All map units were automatically located, filled with patterns, and printed. Sources: Michigan Department of Natural Resources, Michigan Resource Inventory Program, and 1989 aerial photographs of Cannon Township �MAP D-3 LAND USE BY PARCEL - TAX CLASS Explanation and Key Points: Toe land use by parcel map shows land use according to how parcels are taxed in Cannon Township. It is evident from the map that most of the land in the Township is taxed for residential use. There are also significant areas jn agricultural and developmental categories. Most of the acreage taxed as commercial consists of commercial recreational uses (Cannonsburg Ski Area, Pando Ski Area, Silver Lake Country Club, Sportsmen's Club). Approximately half of the land taxed for commercial use is located along M-44. The Cannonsburg State Game Area consists of 864 acres of land not taxed by Cannon Township. Methodology: Tax parcel maps were obtained from the Kent County Equalization Department and entered into a computer mapping system. In addition, each parcel was labeled with its tax number. Following input of parcel boundaries and numbers, information from the Township's tax roll was added using database management software. Parcel numbers served as the link between the digital map and the remaining tax roll information. The end result is a "gee-database": map with all tax parcel information attached to each parcel. a Contained in the tax roll information is a code which specifies how (for which use) the parcel is taxed. Using a computerized mapping system and the digital tax-parcel map, a map was automatically generated using the land use/tax_code and printed. Source: Kent County Equalization Department �CANNON · TOWNSHIP 10 MILE All Kent County, • Michigan 2 KIES ST, LAND USE BY PARCEL 9 MILE RO. D D-3 Residential Commercial ., + >C < J ., X ~ Agricultural ~ H ~ :::, 20 19 Industrial • 16 17 11111 Developmental Institutional 1111 State /,I/ • ~ 8 RO. , , Land Water ~ • eta :::=::!I MILi!: RO. -~ • ~ 1111 111111 August. source: Kant County EQuelizetion Depertmant ~ N > < . ~ a: u ., •., . > z < 0 :r: D 36 Scale 1: 43, 400 Planning & 1 inch - Zoning Center. 302 S. Waverly Rd. Lansing. Michigan 48917 RD . Ph . 111171 ee&-o!lee 3,615 feet Inc. 1991 �Appendix E DEMOGRAPHIC PROFILE East Grand Rapids to a gain of 40.2% in Gaines Township (the second fastest growing community in Kent County). Changes in population in neighboring community's are not nearly as great as the change experienced in Cannon. In the same 1o year period, population increases for surrounding communities were: Grand Rapids Township, +15.8%; Plainfield Township +21%; Ada Township, + 17.1%; Grattan Township, + 11 .7%; Courtland Township, +20.7%; and the City of Rockford, +12.8%. The County experienced a 12.6% increase in its population while the state only gained 0.3%. See Figures E-1 through E-3 and Table E-1. POPULATION CHANGE OVER TIME In the last four decades, the Township has experienced significant growth. From 1950 to 1960, the population rose 58%; from 1960 to 1970, 46%; from 1970 to 1980, 35%; and from 1980 to 1990, 59.1 %. The most recent increase is the largest and becomes more significant when you consider that as population grows, it takes proportionately a larger numerical increase to affect the base population. Exclusive of Cannon Township, between 1980 and 1990 percentages of change in population within the County ranged from a loss of 0.98% in Figure E-1 POPULATION GROWTH TREND FOR SELECT KENT COUNTY COMMUNITIES 8,000 7,000 0 1960 • 1970 ~ 1980 6,000 [TI 1990 5,000 4,000 3,000 1,000 0 Camon Algoma Twp. Twp. Cour11and Twp. Grattan Oakfield Twp. Twp. Source: Decennial Census E-1 CANNON TOWNSHIP COMPREHENSIVE PLAN City of Rockford �Figure E-2 POPULATION GROWTH TREND FOR KENT COUNTY Kent County 600000 500000 C 0 400000 ~ 0 "'3 Q. 300000 0 a.. 200000 100000 0 1960 1980 1970 Source: Decennial Cansua E-2 CANNON TOWNSHIP COMPREHENSIVE PLAN 1990 �Figure E-3 PERCENT POPULATION INCREASE 1980-1990 FOR SELECT COMMUNITIES AND KENT COUNTY cannon Twp. Algoma Twp. Ccutland Twp. Grattan Twp. City of Rockford Grand Rapids Twp. Ada Twp. Source: o.c.nnia/ Census E-3 CANNON TOWNSHIP COMPREHENSIVE PLAN Oakfield Twp. Kent County �Table E-1 POPULATION GROWTH TRENDS CANNON AND AREA COMMUNITIES Cannon Twp. Alaoma Twp. Courtland Twp. Grattan Two. Oakfield Twp. City of Rockford Plalnflald Twp. Kant County 1960 1970 1980 1990 2525 2887 1 555 1346 1 471 2074 11 680 363187 3,690 4,479 2.196 1 893 2,159 2,428 16,935 411.044 4983 6472 3.272 2.575 2,983 3,324 20611 444 506 7928 5496 3950 2 876 3842 3750 24957 500 631 Plainfield Township's was approximately 211 persons per square mile in the mid-1950's. Although Cannon Township is generally considered rural, it has urbanized significantly since 1960. See Figure E-4 and Table E-2. Density (the number of persons per square mile) in Cannon Township as of 1990 was over 7 times what it was 50 years a99. In 1940, there was an average of 29 people per square mile; by 1990, this figure had grown to an average of 211.4 persons per square mile. For the sake of perspective, Figure E-4 CANNON TOWNSHIP POPULATION DENSITY 250 -·e ~ 200 ...cu 0 ::::, r:::r 150 ......... C: en .2 0 "5 a. 0 100 ~ .?:·.;; C: cu CJ 50 0 1940 1950 SOUIC9: Population ffgun,•; 1960 1970 1980 1990 cannon Township 1978 t:;ompre/H,nsivtl Plan, and Decennial Censuses. Density dMivtld by PZC staff. E-4 CANNON TOWNSHIP COMPREHENSIVE PLAN �RACE Table E-2 CANNON TOWNSHIP HISTORIC POPULATION & DENSITY Year Population 1 088 1940 1600 1950 1960 2 525 3690 1970 4983 1980 1990 7928 • persons per square mile With respect to race, Cannon Township is relatively homogeneous, with 98.4% of its population being white. In the last decade, small minority populations have become a smaller percentage of the total population. In 1980, 60 blacks represented 1.2 % of the population. By 1990, 55 blacks represented 0. 7% of the population. likewise, in 1980, 47 Asians represented almost 1% of the population and by 1990, 48 Asians represented 0.6% of the population. American Indian/Eskimo/Aleuts represented 0.2% of the populations in 1990 (14 persons), doubling in number from 1980. This may be due to the trend of persons of Native American decent identifying with that group more readily than in the past. Density* · 29 42.7 67.3 98.4 132.9 211.4 Source: Population ffgurN; CMnon To'Mlahlp 1978 Comprehensive Plan, and Dec»nnitlJ CMl.uses. Density derived by PZC 81116. AGE While population projections are somewhat speculative due to a multitude of unpredictable variables, they can provide valuable insight. Numerous projection techniques can be used which lead to a range in projected growth, and this range can be most useful. The age structure of Cannon Township suggests a high percentage of families with children, and a relatively low percentage of persons 65 years and over. As of 1990, nearly one-third (32.8%) of the population (2,597 persons) was 18 years or younger. The County's percentage of persons 18 years and younger was 28.3%. The percentage of persons 65 years and over in the County was 10.8%. Cannon Township's percentage of persons 65 years and over was less at 6%. Additionally, median age of the Township (32.6 years of age) is slightly higher than that of the County (30. 7 years of age), which suggests the presence of "baby boomers• who are now raising families that pull up the median age vs. an increase in the number of persons over 65 years of age. If Cannon Township's growth were to continue at the rate of growth it experienced between 1980 and 1990 (59.1%), its population in years 2000 and 2010 wouJd approximate 12,613 and 20,067, respectively. This is an exceptionally high rate, and it is questionable as to whether this high rate will continue. However, if the Township's growth rate over the next 20 years were to reflect the historical rate of Township growth, say over the past 30 years, its growth would still be strong (46.6% every ten years), and populations in years 2000 and 2010 would approximate 11 ,622 and 17,037, respectively. Age/sex pyramids present a more detailed profile of a community's age structure. See Figures E-5 , E- 6 and E-7. The average of these two projection techniques yields an approximate population in year 2000 of 12,117 persons and 18,552 persons in year 2010. At the time of this update, neither the State of Michigan, county or regional planning agencies had prepared population projections for the Township based on the 1990 Census data. E-5 CANNON TOWNSHIP COMPREHENSIVE PLAN �Figure E-5 CANNON TOWNSHIP AGE/SEX DISTRIBUTION 1960 PERCENT OF POPULATION • Female [ill Male -10 -20 -30 20 10 0 30 Source: o.cennia/ Census Figure E-6 CANNON TOWNSHIP AGE/SEX DISTRIBUTION 1980 PERCENT OF POPULATION • Female (] Male -25 -20 -15 -10 -5 0 5 Source: o.cennia/ Census E-6 CANNON TOWNSHIP COMPREHENSIVE PLAN 10 15 20 �Figure E-7 CANNON TOWNSHIP AGE/SEX DISTRIBUTION 1990 PERCENT OF POPULATION :-:•·•:•:•:•:• :•···•:•:•:•···•:•:•·•:•:•:•: -15 -10 .5 0 5 10 15 Source: Decsnnia/ Cansus In 1960, the single largest age group in the Township was represented by people 5-14 years of age; while those 15-24 and 25-34 years of age comprised a comparatively smaJI percentage of the overall population. It can be sunnised that in 1960, Cannon Township had a relatively large number of families in its population. with state and national trends that show an aging population. • An increase in percentage of those under 5 years of age (from 8.1 % of tne population in 1980 to 8.8% of the population in 1990). • An increase in percentage of persons 25 to 44 years of age (from 31.4% to 37.1%) · The 1980 age/sex pyramid displays a tighter range in age distributions. The percentage of persons 514 is still quite high, but the number of persons in the 15-24 and 25-34 age groups have increased (those previously in younger age groups moving through the pyramid). • A small decrease in the percentage of persons 5-17 years of age (from 25.4% to 23.9%). SCHOOL ENROLLMENT Three school districts serve Cannon Township: Lowell, Rockford and Forest Hills. All three school districts are experiencing increases in enrollment. Generally, high school enrollments decreased during the mid-1980's but have begun to rise in recent years for Forest Hilis and Rockford Schools. The majority of new enrollment has been experienced at the elementary level. Between 1983 and 1990, enrollment for elementary grades had increased 75.1 % for Rockford Schools, 39.0% for Forest Hills and 34.2o/e for Lowell Schools. Rockford Schools serve the vast majority of Township residents. Note that the data source for Rockford schools does not present data specifically for the middle school. See Figures E-8 through E-1 O and Table E-3. By 1990 the middle of the pyramid has grow ( •baby-boomers• moving through time) and the lower and higher age brackets represent a smaller portion of the population overall. The pyramid still suggests many families in the Township, but they are smaller than in previous decades. Some of the more significant trends between 1980 and 1990-for Cannon Township include: • A decrease in the percentage of persons 65 years and over (dropping from 6.4% to 6%) which is opposite of state an national trends that show and increase in persons 65 years and older over the last 20 years. • An increase in median age (29.4 years of age to 32.6 years of age). This is consistent E-7 CANNON TOWNSHIP COMPREHENSIVE PLAN �Flgure-E-8 SCHOOL ENROLLMENTS 1981-1990 ROCKFORD PUBLIC SCHOOLS 6000 5000 4000 3000 2000 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 Source: Rockford Public Schools Figure E-9 SCHOOL ENROLLMENTS 1981-1990 FOREST HILLS PUBLIC SCHOOLS [I] 9-12 • 6-8 §I K-5 6000 5000 "' ·ga.. 3000 2000 1000 0 1~1~1~1*1~1~1ffl1~1~1~ So/JICII: Forest HIiis Public Schools 1, ,st E-8 CANNON TOWNSHIP COMPREHENSIVE PLAN �Figure E-10 SCHOOL ENROLLMENTS 1981-1990 LOWELL PUBLIC SCHOOLS rm 9-12 • s-a 51 K-6 3000 ..!!l ·a. 1500 ~ 1000 500 O~iiiiii=iii 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 Sourr:e: Lowell Publlc Schools Table E-3 SCHOOL ENROLLMENTS 1981-1990 LOWELL Year 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 K-6 6-8 9-12 1192 1137 1138 1176 1235 1309 1375 1458 1511 1527 670 654 625 573 575 604 559 566 585 670 861 828 843 873 871 868 872 802 836 788 ROCKFORD K-6 7-12 1839 1844 1787 1873 2043 2252 2505 2703 2964 3129 1905 1792 1799 1816 1856 1964 2018 2049 2120 2249 FORESTHIUS K-5 6-8 9-12 2007 1925 1910 1964 2063 2184 2339 2449 2569 2654 1246 1200 1185 1110 1066 1055 1110 1157 1209 1238 1621 1504 1601 1649 1640 1709 1666 1595 1551 1584 Source: Lowell, Rockford, rOffltlt Hills Public Schools national trend of increases in single-person and single parent households, in addition to a general decrease in the size of households. See Figure E11 and Table E-4. HOUSEHOLDS In the 1980's, Cannon Township's population increased 59.1%. The number of households increased by 63.8%. Households are increasing faster than the population because of a state and E-9 CANNON TOWNSHIP COMPREHENSIVE PLAN �Figure E-11 CANNON TOWNSHIP NUMBER OF HOUSEHOLDS 3000 2500 en 2000 ~ 0 = en <U ::::, 0 1500 ~ 1000 500 0 1960 1970 1980 1990 Source: Decennial Census tween 1980 and 1990, while the Township re- Table E-4 CANNON TOWNSHIP NUMBER OF HOUSEHOLDS Year 1960 1970 1980 1990 mained stable. # of Households 676 986 1.562 2558 Married-couple families represent 79.1 % of all households in the Township (this was also the case in 1980). This is significantly higher than County and state percentages of 56.8% and 55.1 %, respectively. Further, the percentage of marriedcouple families fell for the state and County be- As would be expected, because of the high percentage of married couples and families in the Township, the number of persons per household is higher than state and County averages. In 1990, the County average number of persons per household was 2.69; Cannon Township's average number of persons per household was 3.10. State and national trends of smaller households have effected Cannon, however, in that the average household size has decreased (1970: 3. 73; 1980: 3.16). The decrease of 0.06 between 1980 and 1990, however, is marginal. See Figure E-12 and Tab1e e~s. E-10 CANNON TOWNSHIP COMPREHENSIVE PLAN �Figure E-12 CANNON TOWNSHIP PERSONS PER HOUSEHOLDS 4 3.5 -.:::, 0 .J: [] 1970 3 Cl> ::::, 2.5 "' 0 :c ... Cl> Q,. 2 1.5 C "' ... ~ Cl> a. 1 0.5 0 Cannon Twp. Kent County SOUl'Cfl: State c.nsu• Bureau Source: C.nsua Bureau Table E-5 HOUSING CANNON TOWNSHIP PERSONS PER HOUSEHOLD Year 1970 1980 1990 Cannon Twp. Kent Countv State 3.73 3.16 3.1 3.32 2.86 2.69 Source: C.nsua Bureau 3.35 2.45 2.4 Between 1980 and 1990, the number of housing units in Cannon Township increased from 1,754 to 2,769. Over the last several years (1982-1990) , the Township has had an average of 108 new single-family homes built per year. See Rgure E-13 and Table E-6. Only 38 multifamily units were recorded in building permit records in the same 9year period. The Township also averaged 2 demolitions per year in that time. The 1990 Census reinforces the building boom in Cannon reflecting that 41 % of all housing units in the township werebuilt between 1980 and March of 1990. Further, almost 60% of all housing units in the township were built after 1970. ,I E-11 CANNON TOWNSHIP COMPREHENSIVE PLAN �Figure E-13 SINGLE FAMILY RESIDENTIAL BUILDING ACTIVITY IN CANNON TOWNSHIP 160 'i 140 -~ 120 8cn 100 en C = C :) ti cCD :2 en CD a: 0 z 1982 1983 1984 1985 1986 1987 1988 1989 1990 Soclce: Michigan Housing development authority Table E-6 SINGLE FAMILY RESIDENTIAL BUILDING ACTIVITY CANNON TOWNSHIP Year 1982 1983 1984 1985 1986 1987 1988 1989 1990 ECONOMY The Cannon Township work force is, for the most part, a commuting work force, as indicated by the 1980 Census statistic that the average travel time to work for Cannon Township residents is 24.8 minutes. The majority of the work force at that time also indicated that they worked in Kent County, reporting to employment centers in the Grand Rapids metro area. The 1990 mean travel time to work was very close to the 1980 figure at 23.9 minutes. It is evident that the majority of Cannon Township's work force continues to report to work in and around Grand Rapids. # of Permits 37 113 156 99 131 112 133 109 82 As d the 1990 Census, 97.3% d all oc:c~ied housing l.llits in the T were single-family homes. Of aJI th9 housing units in the Townsll.,, 91% were owner~ied. This is meaningful considering County and state averages d home at the ownsh., ownersh., same time. Michigan has a home ownership rcita of 74.4%, the County 69.7%. Median value of ownerocct4)ied housing in Cannon was $97,600. Comparatively, mecfsan value of owner~ied housing in the County was $68,200. The number of vehicles available for use is another indicator of the population's mobility. In 1990, of all occupied housing units, 60% had two cars: another 27% had 3 or more cars. So, 87% of all housing units in the Township had multiple cars available. Of the 13% without multiple cars, only 33 housing units had no car, the remainder had one car. The percentage of persons employed in manufacturing in Kent County decreased considerably between 1980 and 1990. In 1990 manufacturing (of both durable and nondurable goods) followed the service industry in terms of the number of jobs provided in the county. In 1980, 35.2% of all E-12 CANNON TOWNSHIP COMPREHENSIVE PLAN �tor. On a percentage basis, the county has about four times as many people employed in agriculture, forestry, fisheries and mining than the Township does. Cannon has higher percentages of its workers employed in the finance, insurance and real estate, and construction sectors than the county. See Figures E-14 and E-15 and Table E-7. employed persons worked in manufacturing, by 1990 the percentage dropped to 26.2%. The number of workers employed by the service industry increased from 21.7o/o in 1980 to 29.7% in 1990. Cannon Township 1990 employment by industry closely parallels the county figures. The largest differences are found in the agriculture, forestry, fisheries and mining sector, and the construction sec- Figure E-14 PERCENT OF TOTAL EMPLOYMENT BY INDUSTRY KENT COUNTY 1990 Public Administration Services Finance, Insurance & Real Estate Wholesale Trade Retail Trade Transportation, Commw,ication & Public Manufacturing Construction Agriculture, Forestry, Fisheries &· Mining 0 5 10 15 20 Sourt»: County Busineu Psttem~. Bureau Of. Cllnsus 1980 ·lL!lOB1 -lol te ; "9orm, 1 •. E-13 CANNON TOWNSHIP COMPREHENSIVE PLAN 25 30 �Figure E-15 PERCENT OF TOTAL EMPLOYMENT BY INDUSTRY CANNON TOWNSHIP 1990 Public Administration Services Finance, Insurance & Real Estate Wholesale Trade Retail Trade Transportation, Communication & Public Manufacturing Construction Agriculture, Forestry, Fisheries & Mining 0 5 10 15 20 Source: County Business Patterns, Bureau Of Census 1980 E-14 CANNON TOWNSHIP COMPREHENSIVE PLAN 25· 30 �Table E-7 PERCENT OF TOTAL EMPLOYMENT BY INDUSTRY 1990 Kent Cannon Countv TownshiD INDUSTRY Agriculture. Forestrv. Ftsheries & Mining Construction Manufacturing Transportation, Communication & Public Utllltln Retail Trade .. Wholesale Trade Ftnance. Insurance & Real Estate Service• Public Administration numbers may not total 1.4 4.8 26.2 4.7 0.36 6.9 26.8 4.5 19 6 5.9 29.7 2.3 16.9 5.7 5.8 30 3.1 100% due to rounding Soun:a: 1990 CMsus ~ In 1980, the percentage of Cannon Township's work force employed in manufacturing was 28.4%, by 1990 it dropped to 28.6%. In 1980, Cannon had 23.9% of its work force in the services sector. By 1990 this sector provided employment for 30% of Cannori's work force. · · In 1980, the Township's ~ rate was higher than the County's. Regardless, Kent County and Cannon Township consistently have a lower - -= . - unemployment rate than the state. Since the Michigan En1>1ovment Security Commission calculates subsequent employment figures from the 1980 census ratio, this trend is reported for remaining years in the decade. Because the Township grew so rapidly between 1980 and 1990, MESC expects that when they recalculated unemployment rates based on 1990 data, this trend might in fact have reversed because of underestimations in the Township's labor force. See FtgUr& E-16 and Table E-8. E•15 CANNON TOWNSHIP COMPREHENSIVE PLAN �\ Figure E-16 UNEMPLOYMENT RATES CANNON TOWNSHIP, KENT COUNTY AND STATE ~ Cannon Twp. -----------1 • 16 0 14 -M ~ g a: Kent County State 12 10 8 6 4 2 0 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 Soc#m: Michigan Employment Security Commission Table E-8 UNEMPLOYMENT RATES CANNON TOWNSHIP AND KENT COUNTY Year Cannon Twp. Kent Countv State 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 199iJ 9.7 10.4 12.9 12.9 10.4 9.7 8.3 7 6.1 5.8 8.9 9.4 12.3 11.9 9.6 9 7.6 6.5 5.6 5.3 6.1 12.4 12.3 15.5 14.2 11 .2 9.9 6.7 . a.a . 8.2 7.6 7.1 7.5 Source: Michigan Employment Security Commission Cannon To~ nship has a relatr. et hlg per · capita income. Betwesn 1979 and 19 ,1 the Township's per capita ir.come ioo:-sased 127 o (as opposed to an increase of 84. % for th state overall). Sincli per capita income flgu: ,· are derived by taking tvtal income and d iding- it by every adult and child, it is esp0c:'" I · ign ~nt that Cannon's per capita income remains high, because of a higher than average median house · Id~size. Note: adjustments are currently being made to Census data with rasped ti0 p· r capita Income. Cannon's per capita lnc:10mG flgur :!las not been ftnallzad, although st ta nd- ettumy figures have. See Figure E- 7 and Tab ,,e~ i .. -5 '-1 E-16 CANNON TOWNSHIP COMPREHENSIVE PL.AN -~ =-·- ~) �diploma or higher (i.e., some college, but not a bachelors degree) the county's figure was approximately 80%. As might be expected, Cannon Township residents have a relatively high education level. Nearty 26% of all person 25 years and over have a bachelor's degree or higher (the county's figure is about 21 %) and about 89% have high school Figure-E-17 PER CAPITA INCOMES 1979 & 1989 [J 1979 25,000 -- • 20,000 1989 Q) ..,0E 15,000 .E 0 .-t:: c.. 0 10,000 ... (..) Q) a_ 5,000 0 Cannon Twp. Kent County Rockford State Source: U.S. CM1sus Bureau Table E-9 PER CAPITA INCOME 1979 & 1987 Cannan Rockford Kent County State Twp. 1979 1989 8.824 20013 7397 12,987 7522 14,378 7688 14,154 Source: U.S. Cansus Bureau By looking at Cannon's State Equalized Value . portiona~ely industrial development accounts for (SEV) OV8f time, its suburban "bedroom• com~uonly~. small portion of Cannon's SEV. The Townnity image is reinforced. A bedroom community is .. ·~hip presently has limited services to support large characterized by limited commercial and industrial scale commercial and industrial development. development with residential development being ...... comparatively dominant. Residents of a bedroom In the same time period, the value of the agri;;.':!: ,. community tend to work and shop outside the ~.. c~ltural classification fluctuated, but decreased in ~.:w community proper. , ·, value overall by 11.9%. A portion of this decrease ?; rH,. ·· . be attributed to an economic downturn in the _r,,y;..,,;:. In just a 9-year period, residential development agricultural economy in the earty 1980's. Another Jo in•-Cannon Township increased in value by 168%, factor contributing to the decline in agricultural vtouwbile commercial and industrial development in- '. we>rth ~Jhe 9onversion of agricultural lands to resicfeased 92.1 % and 7 .1 %, respectively (see Table dential development. E-10 and Figures E-17 and E-18). Note that pro- may -..--~. E-17 CANNON TOWNSHIP COMPREHENSIVE PLAN �Table E-10 STATE EQUALIZED VALUE BY CLASS FOR SELECT YEARS CANNON TOWNSHIP Year 1982 1984 1986 1988 1991 Total% ChanQe Industrial 156100 167600 173600 146300 167 200 · Commercial 1 912.700 2 030.300 2 271 300 2.474600 3,675 200 Residential 53361.800 62 535 800 75 861 800 95.940 700 142.921 600 7.1% 92.1% 168% Source: Mlchiglln Dept. Agriculture 3 366,250 -3 529 750 . ··3 309 100 ~···~ 2 587100 2 965 600 of Treasury Annual Reports, 1982, 1984, 1986, 1988 & 1991 Figure E-18 PERCENT CHANGE IN SEV CANNON TOWNSHIP 1982-1991 180.00% 160.00% . •,. ::: 140.00% 120.00% 100.00% 80.00% 60.00% 1111111111111111111 ·111111 40.00% 20.00% 0.00%4-~==11:m:;:1...a:.;.;;==....-::;==1==:,;,.;,.;.a:::::;::~ Industrial Commercial Residential Agriculture Source: Michigan Dept. of treasury Annual Reports, 1982, 1984, 1986, 1988 & 1991 E-18 CANNON 70WNSHIP COMPREHENSIVE PLAN -11 .9% .. ' �Figure E-19 STATE EQUALIZED VALUES BY CLASS - .... • '"' ·- f ., . ,. 160,000,000 t""'-::::-··-, . ~--=-----.. ·;___ _ ! •--:::-.. l '--· ~ I Industrial IIIII Commercial . _ .......... I • 140,000,000 ~ Residential 120,000,000 D Agriculture 100,000,000 80,000,000 60,000,000 40,000,000 20,000,000 1982 1984 1986 1991 1988 Soun»: Michigan Dept. of Treasury Annual Reports, 1982, 1984, 1986, 1988 & 1991 ;: . -~-- .:. :: •..: _... ··--· -:, -·-·---~- ··-·- - -- · _.,. __ --- -· ...... .,,..... ., . ,· '1p,1 ·~-~,~;. ' ?! . ~, ··t· ,' y.._ • -~- - ' , ,---------.----~----------~:----~:----~--------E-19 CANNOI'\! TOWNSHIP COMPREHENSIVE PLAN �Appendix F BUILDOUT ANALYSIS A build out analysis involves caJculatlng the total number of dwelling units that could be built in the Township, based on it's current zoning. The purpose of this analysis is to estimate what the population of the tgwnship would be if it became fully developed under present zoning policies. Lands that are •unbuildabJe• because of such things as environmental limitations or dedicated easements and/or roadways are not included in build out calculations. Once unbvildable lands are removed, the number of remaining acres open for development, by land use Zone R-1 Low 1,016· - R-2 Med. '' R-3 High Lot size 15,000 sq ft (.34 acres) 1/2 unit 10/12,000 sq ft (.23 & .27 acres) 3 or more units 20,000 (.46 acres) 80.2 density Aaricultural PUD The following table provides an explanation of Cannon Township's buildable acreage by residential zone. Acres of land available in the Zone densltv density zone are determined. Existing developed land is assumed to be built at pennitted ordinance densities since more detailed information on land use is not readily available. Of course, if the density of existing development is higher, then the overall population permitted will also be higher. - 2 acres 2 acres 16.503 443 TOTAL UNITS AT BUILDOUT (w/o PUO densities) • less 20% for road right-of-way - presently, no land is zoned for this district - based on the largest lot size and an average of six units per site If the number of persons per household where to remain stable (persons per household in 1990 Census was 3.10), Cannon Township's build out population would be 35,380. Of course, if existing land was developed at a higher density than undeveloped land, then the population could be higher. This number may seem large, but it is lower than many suburban township buildouts are; primarily because of the Township's larger unbuildable areas held in st.1rface water or public lands. How quickly buildout may come to pass is the most difficult issue. In the Number of Units at buildout 2,988 174 8.251 11,413 past decade growth has been rapid in the Township. The Township has averaged over 100 new housing units per year since 1980. When reviewing historical plat maps it can be seen that there is a rapid increase the division of large parcels of land (40/80/120 acres) into smaller divisions of land (2/4/5/1 O acres). This proliferation of smaller divisions of land promotes sprawt, creates access and transportation problems, increases the cost of community services (e.g., police patrol and fire service) and can undermine the rural . character of an area. Planning efforts can be designed to address these and many related issues. F-1 CANNON TOWNSHIP COMPREHENSIVE PLAN �Appendix G MAPS PVEAVIEW different sources. All of the land cover and use information is keyed to the DNR/USGS base map. All of the soils related data Is keyed to the soils base map. The existing land use (by parcel) and sewer line maps are keyed to the parcel boundaries base map. Except as otherwise noted, al of the full page maps 1)1'868flted in this Plan were produced. using C- Map sottware. C-Map is a PC based computer program developed by William Enslin and his staff at the Center fot Remote Sensing, Michigan State University. Many Of \he maps were digitized by Tim McCauley at the Planning & Zoning Center, inc. Others were A transparent copy of the DNR/USGS base map and the lot line base map follow. These can be overlaid on any of the maps in this Plan, but the fit will be best when overlaying infonnation that it was used as the base for. A transparency can easily be made by photocopying any of the maps in the plan in order to overlay several levels of information. Using C-Map on a color monitor, up to twenty levels of inforrnc;ltion can be overlaid on the screen at once, including zooming in on -any area (e.g., as would be desirable when examining a specific parcel). downloaded from the Michigan Resource Inventory Program (MRIP) database maintained by the Michigan Department of Natural Resources, Land and Water Management Division, or were obtained from the Water Resou~es Institute at Grand Valley State Univer·sity. ADVANTAGES OF COMPUTERIZED MAPPING Several advantages are realized by computerizing maps. Usually, geographic infonnatlon for a community ,is only available on assorted maps at widely varying scales, making difficult the comparison of various data,sets for planning purposes. With C-Map, all of the maps can be viewed and printed at any scale via a variety of different media (color plotter, laser or ink jet printer, or dot matrix printer). lnfonnatlon can also be combined (or overlaid) so that composite maps can be created and compared in a fraction of the time and expense nonnally required to obtain the same results. Another major advantage of computer mapping is the ability to update maps quickly and continuously, so that an up-to-date map is always available. ACCURACY While the accuracy of this data is satisfactory for land use planning purposes (especially when contrasted with traditional techniques), none of it is sufficiently detailed to be absolutely reliable at the parcel level. As a result, detailed site analyses of soils, topography, drainage, etc. are still necessary any time specific site designs are being prepared. All computerized data is on file locally and accessible via C-Map for local use and updating. Contact the zoning administrator or clerk for further information. MAP DESCRIPTIONS BASE MAPS Some of the maps in the various sections of the Cannon Township Comprehensive Plan are acCOl"rl)anied by text on the back of the map. This text provides an overview of the respective map, along with information on how the map was made, the data source, the manner and methodology in which the data was interpreted, and key points which the map co~eys. Maps without description pages · ·are explained in the text of the Plan. Three different base maps have been used in mapping the infonnation for cannon Township: 1) a ~ ~ prepared by the Michigan Department of -~t_iµat. Resources which was digitized from the United SW~ ·.Geological Survey (USGS) topographic map setjes •!91' the area; 2) a parcel boundary map created by ::~git_lzing the parcels used for assesalng purposes ini~ e Township; and 3) a soils base map derived from t~_l/JSOA Soil Survey of Kent County. None of these ~ -maps are exactly identical as they originate from G-1 }..I'•,.. . CANNON TOWNSHIP COMPREHENSIVE PLAN � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Cannon-Twp_Comprehensive-Plan_1993 Creator An entity primarily responsible for making the resource Cannon Township Planning Commission, Cannon Township, Date A point or period of time associated with an event in the lifecycle of the resource 1993-12 Title A name given to the resource Cannon Township Comprehensive Plan Description An account of the resource The Cannon Township Comprehensive Plan was prepared by the Cannon Township Planning Commission in cooperation with the Cannon Township Board of Trustees with the assistance of the Planning & Zoning Center, Inc. in December 1993. Includes earlier draft excerpts. Contributor An entity responsible for making contributions to the resource Cannon Township Board of Trustees (consultant) Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Cannon Township (Mich.) Kent County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/3e9f7adb52e545f2e56893c8f967fda8.pdf 619d893efdad97423af64845095dcd0c PDF Text Text �COMPREHENSIVE DEVELOPMENT PLAN CANNON TOWNSHIP KENT COUNTY, MICHIGAN DECEMBER 6, 1978 PREIN . & NEWHOF. . ENGINEERS - PLANNERS �TABLE OF CONTENTS PAGE INTRODUCTION 1 OP INION SURVEY 7 BACKGROUND STUDIES The Environment Population Population Characteristics Existing Land Use Transportation Community Facilities Utilities Financial Resources ANALYSIS Cannon Township Planning Goals The Environment Population Land Use Transportation Community Facilities Multiple Family Housing Financial Resources 15 15 17 23 30 31 34 39 41 43 43 43 45 50 54 55 57 58 THE COMPREHENSIVE DEVELOPMENT PLAN 59 IMPLEMENTATION 61 Zoning Ordinance Revisions Township Review Restrictive Covenants Review And Uodate The Plan Financial Assistance 61 61 61 61 62 �LIST OF TABLES PAGE 1. Population Growth Trends For Selected Geographical Areas 22 Number of Families By Family Income, Cannon Township, Kent County, Michigan 1970 23 Employed Persons, 16 Years Old And Over By Industry And Sex, Cannon Township, 1970 24 Years Of School Completed, 1970, Cannon Township, Kent County, Michigan 26 Percent Persons By Age Group And Sex, 1970, Cannon Township, Kent County, Michigan 26 Occupied And Vacant Year-Round Housing Units By Year Structure Built, 1970 27 Occupied And Vacant Year-Round Housing Units By Source Of Water, Cannon Township, Kent County, Michigan, 1970 27 Occupied And Vacant Year-Round Housing Units By Type Of Sewage Disposal, Cannon Township, Kent County, Michigan, 1970 28 Occupied Units By Number Of Automobiles Available, 1970, Cannon Township, Kent County, Michigan 28 10. Existing Land Use, Cannon Township, 1977 31 11. Summary Of Roads In Cannon Township, 1977 33 12. Area Schools And Their Capacities 37 13. Housings Units In Cannon Township, 1970, By Value 42 14. Payment From 1976 Tax Collections, Cannon Township, (Dec. l, 1976 - March l, 1977) . 42 15. Population Projections For Cannon Township Using Selected Forecasting Methods 49 2. 3. 4. 5. 6. 7. 8. '· 9. �LIST OF FIGURES PAGE 1. Regional Location 2 2. Erosion Potential 16 3. Aquatic Systems 18 4. Generalized Soils 19 5. Prime Woodlands 20 6. Population Growth 1960-1970 For Cannon Township And Neighboring Townships 22 7. Persons By Age And Sex, 1970, Cannon Township, Kent County, Michigan 25 8. Existing Land Use 32 9. Road System 35 10. Community Facilities 36 11. School Districts 38 12. Existing And Proposed Sanitary Sewer System 40 13. Residential Suitability 46 14. Agricultural Suitability 47 15. Comprehensive Development Plan 60 �INTRODUCTION �INTRODUCTION Cannon Township, located in northeastern Kent County, is situated northeast of the City of Grand Rapids in west central Michigan. The rolling topography of the Township is characterized by the excellent loamy soils so well suited to grazing and farming. This quiet rural Township is jeweled with nine named lakes and numerous small streams, including Bear Creek, ribbon the rolling hills. The first entree of land in the Township was made in 1835, by James F. Potter, . for Sections 30 and 31. The settling of the Township started shortly there- . after with the first settlers arriving in the Township area in 1840. These first inhabitants located on Zebulon and Mariette Roads. ·~ Activities in the Township are recorded beginning on April 6, 1846. The legislature organized the town under the name of Cirktown in the spring of 1846. At the time of this reorganization, the population of the Township had grown to 290. Actually, Cannon Township was originally a part of Plainfield Township which lies immediately to the west. Cannonsburg was platted on December 1, 1848, for LeGrande Cannon of Troy, New York. B. B. Bostwick was commissioned to purchase land in the Township for Mr. Cannon, thereby establishing the Village of Cannonsburg. The rolling terrain, soils, and the Grand River combined to guide the Township's destiny in the early years. The rolling hills and fertile l �, . -c -. I c) D 9 COURTLAND SPARTA co 0 ~~ OAKFIELD cc0 J> __I ·· "\ . ✓ 0 C) 0 S3 ~ C::::::S GRATTAN o!J O ALPINE o VERGENNES FIGURE LOCATION CANNON TOWNSHIP COMPREHENSIVE KENT COUNTY DEVELOPMENT PLAN MICHIGAN MAP MILES ~ 0 ll'lltt"'•"'WMOI' I 2 ] t ..... [ltS .,.A--« .. �soils combined to create a situation highly conducive to agriculture. The Grand River presented a barrier between the Township and the developing industrial area of Grand Rapids further shaping the community as agriculturally dependent. In the southwestern portion of the Township, the Grand River also provided rich flood plain soils for the agricultural community. Because of the strong agricultural development, Cannon Township has continued to rely on agriculture as its primary activity until recently. Affluence and the automobile have provided the impetus behind the modern trend of a rural residence and urban employment community referred to as 11 bedroom communities 11 • A 11 bedroom community 11 is one in which the residents are employed and do their major purchasing in a different geographic location. The 11 bedroom community 11 is typified by a move to a quiet rural area to live while still working and shopping in the City. Cannon Township is a prime target for this activity due to its close proximity to the cities of Grand Rapids and Rockford. Although still predominantly agricultural in land use, Cannon Township has grown 46.l percent from a population of 2,525 in 1960 to 3,690 in 1970. · Estimates for the 1977 population (~ased on the 1977 land use survey and building permits since 1970) show the population in excess of 4600. In addition to the general exodus to the rural areas of the county, affluence has allowed families to purchase second homes. Thus, we see the rapid development of Silver Lake and Bostwick Lake. tinued affluence combined with the improved transportation routes and 3 Con- �increasing attraction of rural lakeside living has caused many of the second home residents to remodel or rebuild and become permanent residents. Thus, we see the presently increasing development of Lake Bella Vista. Planning Process Every individual or group plans their future to some extent, some more extensively than others. Individuals plan their budgets, insurance programs, education goals, retirement, and daily activities. their vacations, or whether to add a room to the house. Families plan Businesses plan their inventories, sales promotions, and investments. Communities must plan their future also. Planning is necessary to deter- mine the wisest use of the community resources, both physical and human, in order to reach established goals and objectives. Comprehensive plan- ning is a process which considers a broad range of community characteristics in establishing a strategy for future development. One of the primary objectives of this plan is the attainment and maintenance of a quiet, rural, efficient, and safe living environment for the residents of Cannon Township. To be efficient and effective, the Township needs a guide for growth and development. The plan will provide the framework for many daily decisions on zoning, public services, residential development, and human needs. 4 �This comprehensive land use, or development plan is designed to promote the public health and safety of Cannon Township residents as well as promote the quiet rural character of the Township. The further purposes of the plan are:. • To encourge the use of lands in accordance with their natural characteristics and capabilities and to limit the improper usage of land to prevent the destruction or loss of the valuable character of the Township; • To provide adequate open space; • To provide adequate recreational opportunities for the Township residents; o To avoid increased traffic congestion or major alteration of traffic patterns; • To avoid hazards to health and property; • To facilitate future provisions for a system of transportation, sewage disposal, safe and adequate water supply, education, recreation, fire protection, and other public requirements; • To conserve the expenditure of funds for public improvements and services to conform with the most advantageous · uses of land, reso~rces and properties; • To conserve property values and natural resources; and, • To insure a desirable trend and character of the land, resources, and population development of the Township. Planning is a continuing dynamic process. The Cannon Township Comprehensive Development Plan is the result of a planning process involving five basic steps: (1) an opinion survey to develop the problems, trends, and potential 5 �of the Township and its residents; (2) a series of background studies to develop a firm foundation of background informational data to determine the existing situati.on; (.3} analysis of the opinion survey and background studies to formulate short and long term goals, and policies of the community; (4) a plan, which is a written and graphic presentation of the scope and direction of future development designed to achieve the goals and sustain the policies stated; and (5} implementation of the plan proposals and periodic updating and re-evaluation. The chart which follows, illustrates the process. PROFILE OF PLANNING PROCESS - __Qpi ni on Survey Background Studies Public Opinion Problems & Needs Goals The Plan Implementation Existing Environment Objectives Graphic Methods History of Community Policies Written Financing Potential Capabilities of the land Principles The ongoing nature of the planning process should be emphasized, as should the active participation of community residents. After completion of the initial plan, public hearings, acceptance and adoption; there is a need for constant review and, when necessary, modification of the plan to reflect changing community desires and needs. 6 �OPINION SURVEY �OPINION SURVEY A Community Opinion Survey was conducted during the months of November and December of 1976. A total of 662 questionnaires were returned. number, 639 were answered, most of them completely. Of that With approximately 1230 households in Cannon Township, there was a return from this survey of about 52 percent. The following is a summary of the survey results: Characteristics Of The Population o The survey showed a very young population in the Township. Approximately 56 percent of the population is 30 years old and under. Another 26 percent of the population is in the age group of 31-50. • Income levels in Cannon Township indicate a typical middle income community with 77 percent of the residents earning an income in excess of $10,000. Twenty-nine percent of the population has an income above $20,000, while 48 percent of the population has an income between $10,000 and $20,000. o The survey showed that 86 percent of those responding were married couples while other minor categories included divorced, single, or widowed. • In addition to the population being quite young, the survey found that 43 percent of the residents have been living in Cannon Township for less than five years, and 59 percent less than ten years. Forty-one percent of the residents have been living in the Township over ten years. In addition, it was found that only 13 percent of the residents were born and raised in Cannon Township. The survey found further that 67 percent of the residents had previously lived in western Michigan with 49 percent actually coming from the Grand Rapids area. This would indicate less mobility and more stability of the residents. • The survey found that 95 percent .of the residents are homeowners with 81 percent living in single family homes and 17 percent in farm residences. Reasons For Moving To Cannon Township The residents of the Township feel very strongly about maintaining the rural atmosphere. In fact, 45 percent of the people responding to the questionnaire indicated the rural atmosphere as the primary reason for locating in the 7 �Township. However, other significant reasons were the need for more land, and the pleasantness of the neighborhoods. The residents placed the appear- ance of the ne i ghborhood, rural surroundings, and nearness to schools as the three major factors in selecting a home in the area. Other significant factors, but less important, were the availability of recreational facilities, the closeness to work and shopping, closeness to friends and family, and close proximity to their place of worship. Seventy-six percent of the residents answering the questionnaire felt that it would be desirable to be within walking distance of nature areas. Shopping • Convenience Goods - It was found that about 48 percent of the residents use Rockford for the purchase of convenience goods, while 26 percent use the North Kent Mall area as well as the general Plainfield Avenue area. • Comparison Goods - There was a wider spread of areas shopped for comparison goods. Many of the residents said that they would shop most anywhere in the area for the best price. However, 30 percent of the residents indicated the North Kent Ma11, 20 percent Woodland Mall, 17 percent downtown Grand Rapids, and 16 percent, City of Rockford for the purchase of comparison goods. Transportation • Survey results show that 76 percent of the residents have two or more automobiles licensed at their place of residence. Approximately 22 percent have one car registered. • Eighty-seven percent of the residents had two or more licensed drivers per household. The survey shows further that the majority of residents do not travel more than 30 minutes by car to work (64 percent). In addition, it was found that 15 percent of the residents travel between 31 and 45 minutes and 12 percent travel less than ten minutes to work. Most residents (79 percent) drive by themselves to work with only 13 percent having one passenger. 8 �• A substantial number of miles are driven by households in Cannon Township. Approximately one third of the residents drive over 25,000 miles per year, while 49 percent drive between 12,000 and 25,000 miles per year. These figures are not surprising because of the rural atmosphere of Cannon Township and the distances required to shopping areas and places of work from the Township area. Opinions From The Residents • Residents expressed strong opposition to any public transportation in the area (78 percent), while 73 percent of the population would not consider using public transportation even if it was available. • The population expressed strong satisfaction with the appearance of Cannon Township, as well as the schools, police, and fire protection, recreational facilities, sewage system,' and refuse collection. In addition, over half of the residents responding to the questionnaire were satisfied with water, street conditions, and street lighting. Almost 70 percent of the residents felt that the local township government was responsive to th~ir needs. . • While 94 percent of the residents felt agricultural land should be preserved, almost 40 percent felt the township should encourage new development. • For those who responded to the type of residential development desired, 63 percent favored single family development. In addition, 70 percent of the residents would not encourage industrial development, and 62 percent were against any new commercial development. • The residents of Cannon Township do not feel the need for sewer and water facilities. In fact, 44 percent of the residents placed the availability of utilities as a very low priority in selecting a home site. • Forty-two percent of the residents felt that recreation was lacking in the northeast portion of the Township. '-- Boating and fishing were the most popular recreational activities with nature areas, swimming and hunting as the next most important. Skiing was not a strong element in the Township even with Cannonsburg and Pando located in the area. · • The residents expressed very decisive opinions on mobile homes. Seventy-six percent of the residents feel that mobile homes should be located in mobile home parks, while 90 percent feel there should be restrictions on mobile homes as to location. 9 �Cone l us i ans: The following is a list of general conclusions which can be used as a basis for planning in Cannon Township: • The residents feel that the Township should remain a rural Township. Most people move to Cannon Township because of the rural environment. • Many of the residents expressed a strong desire to have the Township cleaned up of litter-junk cars, trash, garbage, etc. • Many commented on high taxes. But at the same time, they do not want any new development and they desire a high level of services. This presents a potential conflict in priorities. • The residents want the roads paved and/or improved. Some mentiooQe--s-t.-~ghting as a need. The extensive use of autos in the Township points oat ttfe need for these ·mp-re¥ements. • Most of the people who commented, felt that some industry and commercial development was desirable if done on a controlled basis. These people realized the necessity for broadening the tax base in order to keep taxes at moderate levels. • Many residents .commented on the need for r bi eye) e tra i l..s..-and some suggested setting aside land for snowmobile trails. • Boating and fishing were listed as the most desirable type of recreation activity with nature areas and hunting also considered important. In addition, other recreational activities such as picnicing, camping, swimming, and bicycling were all considered as important activities to residents. Therefore, in planning for the community's recreational needs, consideration should be given for these recreational uses. 10 �FINAL COMPOSITE TALLY COMMUNITY OPINION SURVEY For Residents of Cannon Township Kent County, Michigan PLEASE CHECK APPROPRIATE ANSWER AND FILL IN BLANKS WHERE REQUIRED: 1. On what street do you live? 2. How long have you lived there? Less than two years 114 3 - 5 years 145 6 - 10 years 102 More than 10 years 249 . 3. ' .. . , •'' ------------------- ' What. are the ages of those in your family? Ages 0-18 19-30 3]-40 41-50 5]-64 Males 1120 193 . 152 136 138 Females418 187 16 3 109 110 65 & 61 over 68 4. Before you lived in Cannon Township, where did you live? Out of S t a t e ~ Western Michigan__lli_ Born & raised in Cannon Townshipfil_ Elsewhere in Grand Rapids--3l.2 Michigan-81._ 5. How long did you liv~ there? Less than two years-5.5..__ 3 - 5 years .ll.9_ 6 - 10 years J5Q_ Over 10 years L12 Do you Own your home Rent your home 6. 7. 8. NOTE: Do you live in A farm residence 1lQ_ A single family home 5.J.L A duplex _]_ An apartment __ 1_ A mobile home_]_ Choose the most appropriate reason why you moved to your pre~ent location. Lower taxes _i_ Changed jobs -5lL_ Better schoolslill_ Wanted more land -92._· Closer to work.2..6__ Liked the rural atmosphere3..6J_ Like the neighborhood 1Q2._ .Other 1~0~2- 662 Forms were returned 639 Forms were answered completely or ·in part Therefore, with 1230 households in the township, there was a return of about 52 percent. 11 �COMMUNITY OPINION SURVEY - continued 9. Are you satisfied with the following in your area-Overall appearance School system Police protection Fire protection Water supply (if applicable) Sewage system Condition of streets Street ligl}ting Recreation facilities Refuse disposal Responsive Township Government Yes 552 Yes~ Yes"T;f6 Yes7.i68 No 62 No 73 No 6 0 No 57 No No No No Opinion ·17 Opinion -- 29 Opinion 35 Opinion 28 Yes 224 Yes~ Yes43]°" YesTsz Yes~ Y·es 447 No 61 No 54 No145 No 766 No 54 No _.2L No No No No No No Opinion 46 Opinion38 Opinion_1_4_ Opinion4) Opinion2] Opinion 30 Yes~ No No Opinion ~ 88 ·10. Do you feel that agriculture will continue to play an important role in Cannon Township in the next twenty years? Yes.!J]j___ N o ~ 11. Do you feel that agricultural lands should be preserved? Y e s ~ No_]]__ 12. Should the Township encourage new development? 13. If your answer to the above question was yes, should the Township encourage the following: Apartments .!±.L_ Condominiums 22._ Yes...12l_ No___lfilL · Mobile homes 45 Single family homes 258 14. Should all mobile homes be located in mobile home parks? Yes 480 No 148 15·. Should there be restrictions on mobile home parks as t"o location? Yes 569 No 61 16. Would you consider your place of residence to be - Urban 112 Rural 459 17. Indicate in the spaces below the level of importance which you place on the following items in selecting a home: Nearness to good schools Availability of recreational facilities Closeness to work Closeness to shopping area Closeness to friends and family Rural surroundings Closeness to church Availability of Utilities (water & sewer) Appearance of neighborhood 12 Medium 186 Low 269 164 l.7_Q_ ill_ ~ 287 343 ~ 283 137 282 148 246 138 .lL -1L ill_ �COMMUNITY OPINION SURVEY - continued 19. Would you desire to be within walking distanct to (answer only~): School_JJ_ Shopping _2.L Church 20 Natural areas 440 Work ...12_ Playground _1_6_ 20. Where do you shop for convenience goods (groceries, drugs, etc.)? Woodland Mall _1L_ Eastbrook Mall 22 Rockford 406 Grattan 7 North Kent Mall 217 Downtown Grand Rapids 40 Other 123--- 21. Where do you shop for comparison goods (furniture, autorr_tobiles, clothing, etc.)? Woodland Mall 180 Eastbrook Mall 71 Rockford 140 6 North Kent Mall 270 Downtown Grand Rapids 154 Grattan Other 80-- 22. If you were to divide the Township into four areas, where do you feel there is the greatest need for recreational facilities? . Northeast 124 Northwest 86 Southeast 46 Southwest 42 23. What types of recreation does your family prefer? listed 1 - 5) See attached sheet. 24. Check the number of minutes you presently spend traveling to work each day. Less than 10 minutes 72 11 to 20 minutes 173 2l·to 30 minutes ___!_2§_ 31.to 45 minutes~ 46 to 60 minutes 30 more than 1 hour 18 25. Check the appropriate box indicating how you travel to work. Drive by yourself fil_ Drive ·w ith one passenger 75 Go to work as a passenger 10 I am in .a car pool2T Public transportation (Bus~c.) :.:__ Other 12 - 26. Should there· be public transportation in Cannon Township? Yes_~UL No__ltl.J_ 27. If adequate public transportation were available, would you use it? Yes -16..L No_lli 28. How many licensed cars and trucks are owned or leased by members of your family living at home? One _ill_ Two .3.5._5_ Three or more J...!!.L_ None 11 13 (rate those �COMMUNITY OPINION SURVEY - continued 29. How many members of your family living at home are licensed drivers? One 79 Two 419 Three or more 16 7 None 8 30. What is the approximate total number of mi1es driven by members of your family each year? Less than 12,000 miles 114 12,000 to 25,000 miles 316 Over 25,000 miles 214-- 31. What is the type of occupation for the primary wage earned in the family? Farming 15 Trucking & Transportation 39 Construction & Building 60 Operator or Assembler for Industry 103 Professional · 142 Business & Clerical _____!lZ Teacher-Educational 44 Retired 100 32. What is your approximate annual family income? Less than $5,000 43 $5,000 to $10,000 68 $10,000 to $15,000 122 $15,ooo"to $20,000 106 $20,000 to $25,000 63 Over $25,000 -1!!_ 33. Marital Status: Single _1_9_ Married .~ Widowed~ 34. Would you encourage the development of industry in Cannon Township? Y e s ~ No _lli_ 35. Should we encourage the development of commercial enterprises in Cannon Township? Yes --11§_ No 3-85 36. Do you believe a public sanitary sewage system is needed in your area? Yes .!1L_ No ~ 37. Do you believe a storm sewer system is needed in your area? Yes -2.L No __5.!i5__ 38. Do you believe public water service is needed in your area? Yes _El_ No _5-5.1... 39. Are there some ~dditional comments you wish to make concerning the Township and/or your neighborhood? (If more space is needed, please use the back of the sheet.) 14 . Separated or Divorced 26 �BACKGROUND STUDIES �BACKGROUND STUDIES The Environment Topography - The general rolling topography of Cannon Township is typical of the moraihic glacial deposits Qf northern Kent County. There are extensive areas of steep slopes naturally associated with these deposits and these steep slopes are highly susceptible to erosion. There are slight and moderate slope areas in Sections 30 and 31 in the southwestern corner of the Township on the Grand River flood plain and in Sections 8, 9, 10, 11, 14, and 36 adjacent to the lakes. The topography is one of the major controlling factors involved with the land use characteristics of the lands of Cannon Township, mandating construction and farming techniques as well as drainage. Figure 2 shows erosion potential, which will be discussed in a later section, based on slope. Aquatic Systems - Cannon Township is blessed with an abundance of water courses and lakes. The existing land use survey shows 766 acres in lakes within the Township. In addition to the main lakes (Bostwick, Silver, and Bella Vista), and minor lakes of Sunfish, Pickerel, and Ratigan, the most significant aquatic system within Cannon Township is Bear Creek. Bear Creek (and its tribu- taries) is a beautiful spring fed stream which runs through 23 .sections of Cannon Township. Much discussion and concern has been expressed for this unique stream regarding its preservation. 15 �N A D D TOWNSHIP TOWNSHIP A FIGURE t:2J LESS THAN 3 PERCENT SLOPE EJ:[J 3 mm 8 c=J - SLIGHT 8 MODERATE 13 SEVERE MORE THAN 13 PERCENT 2 VERY EROSION POTENTIAL SEVERE SOURCE: WEST MICHIGAN REGIONAL PLANNING COMMISSION CANNON TOWNSHIP KENT COUNTY COMPREHENSIVE DEVELOPMENT PLAN MICHIGAN PAEIN 8 NEWt+OF ENGINEERS · PUNNffll �As a result of the availability of this unique natural resource, care should be given in the planning for the future growth and development of the area. Other areas within the Township which affect growth are the low lying wetlands. Most of these areas are located at the headwaters of Bear Creek and adjacent to other less significant water courses in the Township. Figure 3 shows the aquatic systems of Cannon Township. Soils Characteristics - The predominate soils in Cannon Township consist of sand and sandy loam (a mixture of sand and clay, but a high sand content). Loam soils (primarily moistened clay with varying amounts of sand) are found mainly in the southwest (Sections 23, 30, 31, 32), southeast (Sections 35 and 36) and the north central portions (Sections 9, 10, 16, and 17). Figure 4 shows a generalized soils map for Cannon Township. Prime Woodland Areas Prime woodland areas in Cannon Township are widely scattered throughout the area. However, major concentrations are found in the south central area, western and eastern portion of the Township, but mainly in Sections 13, 14, 17, 18, 19, 20, and 23. are noted in Figure 5: Two categories Prime woodland that must be protected and good woodland which should be protected. Population Population trends and the characteristics of population are two important ingredients in any planning program. It is vital that we look at an area 17 �'N D N S H I P 4\ I .. '\ -P' ,/ - , L_ I . ~!!! - 21 7 J ' ,~: . I •' ,; I I ~ I j _J i A D A T O W N S H I P F : GURE ,.......,. I LAKES ~ STREAMS - CREE:t<s · c:::;;;:] WETLANDS CANNON AQUATIC TOWNSHIP KENT COUNTY COMPREHENSIVE DEVELOPMENT PLAN MICHIGAN SYSTEMS q,,, 1111 ,..,._.,.,.,__ ti PflE IH a NEWHOfl' - I CNOINHNI • 1'1.ANNIM �FIGURE SANDY 4 LOAM [=:l LOAM (:-:-:-::::] SAND Im ORGANIC CANNON GENERALIZED SOILS TOWNSHIP KENT COUNTY COMPREHENSIVE DEVELOPMENT PLAN 'fY•,__; - = MICHIGAN PREIN ft NEWKOF Jill I ENGINEERS · PLANNUtl �L_> l I D A 0 W N S GOOD WOODLAND AREA, MUST BE PROTECTED WOODLAND AREA, SHOULD BE \ > H FIGURE PRIME \ 5 PRIME PROTECTED WOODLAND AREAS CANNON TOWNSHIP KENT COUNTY COMPREHENSIVE DEVELOPMENT PLAN MICHIGAN PREIN 8N£WHOfl' ENIINEUII · ,u.101u11 �in terms of its changing character. Failure to assess the impact of changing conditions will mean inadequate solutions to existing and future problems both in terms of supplying services and the provision for proper land development. Trends - The population in Cannon Township has grown substantially since 1940. The residents in the Township have increased 239 percent from 1940 to 1970. In addition, the period of 1970 to 1977, is once again a signi- ficant growth period for the area. Based on building permit information from 1970 through July of 1977, 310 building permits have been issued for new housing construction. This would suggest a continuation of the population growth trends in the area. In comparing the growth of other related geographical areas, Cannon Township continued to grow at a rate far in excess of the City of Rockford, City of Grand Rapids, Kent County, and the State of Michigan. the growth of these areas: Table 1 compares (See next page) From 1960 to 1970, Cannon Township was one of the fastest growing areas in Kent County. Ada, Alpine, Cascade, Oakfield, and Vergennes Townships were the only areas exceeding Cannon Township's rate of growth. the areas adjacent to Cannon Township, Figure 6 In comparing shows also the rapid growth experienceq by each of the Township areas between 1960-1970. 21 �TABLE 1 POPULATION GROWTH TRENDS FOR SELECTED GEOGRAPHICAL AREAS 1940 State of Michigan 1950 %Ch. 5,256,106 %Ch. 1960 %Ch. 246,338 288,292 17.0 363,187 City of Grand Rapids 164,292 176,515 177,313 7.4 City of Rockford 1,088 411,044 13 . .2 0.5 197,649 l l.5 . 1,600 2,428 17. 1 2,525 47 58 3,690 46 us Census of Populatio~ FIGURE 6 POPULATION GROWTH 1960-1970 FOR CANNON TOWNSHIP AND NEIGHBORING TOWNSHIPS ALGOMA +24.3% OAKFIELD COURTLAND +46.8% +41 .2% .. PLAINFIELD +45.0% GRAND RAPIDS -59.2% - ------·--. -- --- +40.6% +46.1% - - - -- ·- --·--··· VERGENNES ADA +55. 1% US Census of Population, 1970 22 --- -- GRATTAN CANNON -· Source: 26 2,074 Cannon Twp. %Ch. 6,371,766 21. 2 7,823,194 22.8 8,875,083 13.4 Kent County Source: 1970 +48.1% -· . �Population Characteristics In addition to the previous information from the opinion survey, the following tables are shown and provide important characteristics of the population in Cannon Township: Additional socio economic data is presented in the following Tables and Figures: TABLE 2 NUMBER OF FAMILIES BY FAMILY INCOME CANNON TOWNSHIP, KENT COUNTY, MICHIGAN, 1970 Earnings Number of Families Under $1,000 17 $1,000-$1,999 7 $2,000-$2,999 21 $3,000-$3,999 25 $4,000-$4,999 13 $5,000-$5,999 37 $6,000-$6,999 15 $7_,000-$7, 999 62 $8,000-$8,999 72 $9,000-$9,999 85 $10,000-$11,999 143 $12,000-$14,999 157 $15,000-$24,999 190 $25,000-$49,999 35 $50,000 and over Source 9 U.S. Census, 1970 23 �TABLE 3 EMPLOYED PERSONS 16 YEARS OLD &OVER BY INDUSTRY &SEX, CANNON TOWNSHIP, 1970 TOTAL Agriculture, Forestry, & Fisheries Mining Construction Furniture & Lumber &Wood Products Primary Metal Industries Fabricated Metal Industries Machinery, Except Electrical Electrical Machinery, Equip. & Supplies Motor Vehicles &Other Transportation Equip. Other Durable Goods Food & Kindred Products Textil e Mill & Other Fabricated Textile Prod. Printing, Publishing, &Allied Industries Chemical &Allied Products Other Nondurable Goods Railroads & Railway Express Service Trucking Service & Warehousing Other Transportation Communications Utilities &Sanitary Services Wholesale Trade Food, Bakery, & Dairy Stores Eating & Drinking Places General Merchandise Retailing Motor Vehicles Retailing &Service Stations Other Retail Trade Banking & Credit Agencies Insurance, Real Estate, & Other Finance Business Services Repair Services Private Households Other Personal Services Entertainment & Recreation Services Hospitals Medical & Other Health Service Except Hosp. Elementary &Secondary Schools & Colleges Government Private Other Education & Kindred Services Welfare, Religious, & Nonprofit Membership Organizations Legal, Engineering, &Misc. Professional Serv. Public Administration 0 TOTALS MALE FEMALE 41 31 10 5 5 71 31 71 14 50 46 37 63 25 17 27 14 4 31 19 41 27 5 10 51 25 12 24 17 14 10 28 17 11 17 80 29 8 9 50 30 29 28 28 19 13 8 18 66 61 34 25 17 47 5 64 6 8 18 57 27 19 9 34 15 18 17 22 7 13 26 13 18 15 9 25 5 38 3 9 9 9 18 9 50 10 40 18 96 43 53 20 11 9 3 3 14 9 6 4 54 50 10 4 1,310 885 425 27 18 3 ----------------------------- Source: US Census Of Population, 1970 24 �FIGURE 7 PERSONS BY AGE AND SEX, 1970, CANNON TOWNSHIP, KENT COUNTY, MICHIGAN MALE I I I I I I I I I I. I I I I I I 400 Source: I I FEMALE I UndE r 5 I I I II l .I I I I I ·I I I I I I 200 I I I I I ·1 5 - 13 I 14 18 19 29 I . l I I I I I I I I I 30 49 50 59 I I 6+ I I I 60 I I I 200 400 fiS I I I nvPr ~ 0 U.S. Census, 1970 25 I I I I �TABLE 4 YEARS OF SCHOOL COMPLETED, 1970, CANNON TOWNSHIP, KENT COUNTY, MICHIGAN Males Age 20-49 Less than High School Females Age 15-44 Total 80 79 159 High School 1-3 years 4 years 120 223 238 361 358 584 College (1 year or more) 196 95 291 TOTALS Source: 1,392 U.S. Census of Population, 1970 TABLE 5 PERCENT PERSONS BY AGE GROUP AND SEX, 1970 CANNON TOWNSHIP, KENT _COUNTY, MICHIGAN Age Groups Under 5 Male Female 8 8 5 - 13 24 23 14 - 18 13 14 19 - 29 10 11 30 - 49 26 25 50 - 59 10 11 60 - 64 4 2 65 and over 5 6 Source: U.S. Census, 1970 26 �TABLE 6 OCCUPIED AND VACANT YEAR-ROUND HOUSING UNITS BY YEAR STRUCTURE BUILT, 1970 Renter Owner Total Occupied & Total Occupied Occupied Occupied Vacant Year-Round 1969 - 1970 11 11 11 0 1965 - 1968 113 108 96 12 1960 - 1964 236 225 207 18 1950 - 1959 152 152 152 0 1940 - 1949 139 135 118 17 1939 or earlier 376 355 315 40 Source: US Census of Housing, 1970 TABLE 7 1. OCCUPIED AND VACANT YEAR-ROUND HOUSING UNITS BY SOURCE OF WATER, CANNON TO\•INSH IP, KENT COUNTY, MI CHI GAN, 1970 Total Occupied & Total Owner Renter Vacant Year-Round Occupied Occupied Occupied Public System Or Private Campany 136 129 120 9 Individual Well 878 851 773 78 6 6 6 0 l, 020 986 899 87 Other Sources (Spring, Creek, etc.) TOTALS Source: US Census of Housing, 1970 27 �TABLE 8 OCCUPIED AND VACANT YEAR-ROUND HOUSING UNITS BY TYPE OF SEWAGE DISPOSAL, CANNON TOWNSHIP, KENT COUNTY, MICHIGAN Owner Renter Total Occupied & Total Occupied Occupied Occupied Vacant Year-Round Public Sewer 131 124 115 9 Septic Tank Or Cesspool 875 848 770 78 14 14 14 0 OthP.r Means Source: us Census of Housing, 1970 TABLE 9 . OCCUPIED UNITS BY NUMBER OF AUTOMOBILES AVAILABLE, 1970, CANNON TOWNSHIP, KENT COUNTY, MICHIGAN Owner Occupied Total Occupied Renter Occupied 20 20 0 l Automobile 343 299 44 2 Automobiles 535 492 43 88 88 0 None 3 Automobiles or more Source: US Census of Housing, 1970 Tables 2 through 9 provide the following information about Cannon Township's population for planning purposes: Education--1970 11 percent of the males (20-40) and females (15-44) have less than a high school education. 26 percent have one to three years of high school. 42 percent have four years of high school. 21 pertent have one year or more of college. 28 �Incomes--1970 40 percent of wage earners earned less than $10,000/year. 55 percent earned between $10,000 and $24,999. 5 percent earned $25,000 and over. Employment--1970 20 percent of the work force in Cannon Township are professionals, managers, and admini~trators. 52 percent of work force are engaged primarily in clerical, operatives, and craftsmen. 1 percent are farmers and farm managers. 2 percent are farm laborers and foremen. Age Of Population 55 percent of the male population is under 30 years of age. 56 percent of the female population is under 30 years of age. 5 percent of the male population is over 65 years of age. 6 percent of the female population is over 65 years of age. Housing--1970 13 percent of occupied and vacant units had water service from a public a~d/or private source. 13 percent of all occupied and vacant units had public sewer service. 35 percent of all housing units have been constructed since 1960. 37 percent of all housing units were constructed since 1939 or earlier. 96 percent of all housing units were occupied. 91 percent of all occupied housing units were owned uni ts. 63 percent of all occupied housing units maintained one or more autos. 29 �Existing Land Use A land use survey was conducted in the summer of 1977. In addition to deter- mining a more accurate count of residents in Cannon Township, the survey has determined the general distribution of existing land use that is vital in planning for future growth. Existing land use categories are broken down as follows: • • • • • Residential - Single family residential, two family Multiple family residential Mobile home parks Commercial - Business (retail and wholesale), selected services Services - Includes muhicipal facilities (other. than parks), public utility lands, churches, and schools • • • Recreation - Public and private recreation facilities Roads - All paved and unpaved dedicated roads I Agriculture - Farming, orchards, nurserys, and pasture 0 Open Space - All land which is undeveloped, open and/or wooded • Water Areas - All lakes and pohds The land use survey has shown the following: • Total land area in Cannon Township is approximately 23,482 acres or 36.7 square miles. • Only 22 percent of the township land is developed. • Of the developed land, 57 percent is devoted to residential use, 26 percent for recreation, 14 percent for roads and minor amounts for commercial, public, and semi-public uses. • Of the total land area, 13 percent is residential, 6 percent recreation, 3 percent is roads, 31 percent is farming, 2 percent is productive orchards, 3 percent is water areas and 42 percent is unproductive land or open space. 30 �The survey points out quite clearly, the rur~l character of the . Township as well as the vast areas of undeveloped land -- 78 percent of all Township land or 18,233 areas (28.5 square miles). Figure 8 shows existing land use in Cannon Township. Table 10 summarizes existing land use characteristics: TABLE 10 EXISTING LAND USE, CANNON TOWNSHIP, 1977 Land Use Category Acres % Developed Land % Total Land Area. Residential 3,011 57 13 Commercial 47 1 Less than 1% Services {publicsemi-public) 97 2 Less than 1% l, 352 26 6 742 14 3 5,249 100~; 22% Recreation Roads TOTAL Developed Agriculture Farming Orchards Nurserys Land 31 · 2 Less than 1% 7,269 539 75 766 3 9,584 42 TOTAL Undeveloped Land 18,233 78% TOTAL LAND AREA 23,482 100% Water Areas Open Space SOURCE: Prein & Newhof, Land Use Survey, Summer, 1977 Transportation Cannon To\'mship's road system consists of the Kent County Primary Road System made up of Ten Mile Road, Belding Road (M-44), Cannonsburg Road in an east- 31 �/· ."' .,' . l . 0 • >-..: -.., _, .'-~r,:r~r:~~ 1----il..._.J I---'...... .. ·.•·~j ·t, .. ~··~:!:-t:·".\ - - -- J A O r A O WNSH / P FIGURE RESIDENTIAL MOBILE HOME 8 AGRICULTURE PARK OPEN PUBLIC COMMERCIAL EXISTING SPACE ANO SEMI LANO PUBLIC USE RECREATION CANNON TOWNSHIP KENT COUNTY COMPREHENSIVE DEVELOPMENT PLAN MICHIGAN ,._.._.,- . . . 111 1 0 PREIN 8 NEWHOf' I l':00 ENGINEERS · PI..ANNEfll �west direction, and Pettis Avenue, Meyers Lake Avenue, Honey Creek Avenue, and Ramsdell Drive in a north-south direction. The remaining road system in Cannon Township, while maintained by the Kent County Road Commission, is primarily the financial responsibility of the Township. The physical differences which generate the road classification within the Township are primarily of pavement and/or grade types. fication is self-explanatory. The unpaved classi- The county primary roads, including State highway M-44, are primarily all weather roads consisting of an asphalt base with an all weather asphalt surface while the secondary roads can consist of a gravel base with an asphalt surface. The prime physical difference is in traffic volumes with the primary system carrying the main traffic load. stems from financial responsibility. The primary difference in classification Kent County is responsible for the maintenance and improvement of the primary roads while Cannon Township is financially responsible for the secondary and unpaved road system. Kent County does the maintenance and improvements on the secondary and unpaved roads and is reimbursed by the Township. Estimates show Cannon Township with 93.6 miles of road. This is broken down as follows: TABLE 11 SUMMARY OF ROADS IN CANNON TOWNSHIP, 1977 County Primary Roads (Paved) 30.9 Miles County Secondary Roads Paved · Unpaved 37.1 Miles 25.6 Miles TOTAL ROADS 96.6 Miles Source: Prein &Newhof 33 �Figure 9 entitled 11 Road System indicates primary and secondary roads as 11 well as unpaved roads throughout the Township. Because of the connection of the primary roads and their collectors with Northland Drive (old US-131), the major shopping area on Plainfield Avenue is less than 30 minutes from the residential areas of the Township. primary and collector systems The also enhance the close proximity of the metro Grand Rapids and Rockford industrial and commercial areas. Community Facilities Community facilities in Cannon Township consist of recreational facilities and service-type public facilities. The recreational facilities consist of public recreation, private recreation, and commercial recreation facilities. Service functions include churches, schools, and utilities. In Cannon Township, recreational facilities include the massive area of the Cannonsburg State Game Area, and Townsend Park. Private recreational ·facilities include the Sportsman Club and the Silver Lake Country Club. Commercial recreation facilities include the Cannonsburg and Pando Ski Areas, and religious, utility, and public facilities. (See Figure 12, Community Facilities). In addition to the recreation facilities already mentioned, Cannon Township benefits from Egypt Valley Trail, which is a winter hiking, and cross country skiing trail. This trail ties in Townsend Park, Cannonsburg State Game Area, and Seidman Park in Ada Township, providing for an unusual winter sports activity. Cannon Township is serviced by three school districts; Rockford Community Schools, Lowell Community Schools, and Forest Hills School System . . (See 34 �_,. N 0 ~ r owN S HIP 7 I ...:xa~' ...........,.--------------. _ ~ ----• 347 A O A TO WN S H IP FIGURE COUNTY PRIMARY COUNTY MAINTAINED UNPAVED ROADS* AVERAGE DAILY 111. FINANCIAL CANNON 9 ROADS SECONDARY TRAFFIC RESPONSIBILITY IS ROADS* ROAD SYSTEM VOLUME PR I MARILY TOWNSHIP COMPREHENSIVE TOWNSHIP KENT COUNTY DEVELOPMENT PLAN ,., ,...... ,..,..., ~Yw ,u i I MICHIGAN PREIN 8 NEWHOF ENGINEERS • PLANNERS �--- -- - ' - 7 r' ) ( I \ A D TOWNSHIP A FIGURE EGYPT VALLEY ~ PUBLIC ~ PRIVATE ~ COMMERCIAL (==:J SERVICES TRAIL (WINTER 10 HIKING ANO CROSS COUNTRY SKIING) RECREATION COMMUNITY RECREATION CANNON FACILITIES RECREATION TOWNSHIP COMPREHENSIVE KENT COUNTY DEVELOPMENT PLAN 1 MICHIGAN a - """ ,._•••-- itll PREIN a NEWMOfl' ,oe,o I ENGINEERS· PLANN[JIS �Figure 11 School Districts). Rockford Community Schools encompass the vast majority of the Township along with the major residential areas. Lowell and Forest Hills schools serves a small portion of the southern portion of the Township. The entire Rockford School System is at, near, or over capacity including the schools which serve Cannon Township. The Forest Hills and Lowell systems are under capacity and can accommodate approximately 100 new students each. (See Table 12 Area Schools And Their Capacities). TABLE 12 AREA SCHOOLS AND THEIR CAPACITIES, CANNON TOWNSHIP 1976-77 Present Enrollment Capacity Enrollment Lakes (K-5) Crestwood (K-5) Moffit Hills (K-2) Cannonsburg (3-5) 394 209 30 48 400 225 50 75 Rockford Secondary Rockford HS (9-12) 1479 1200 Lmvell Elementary Bushnell (K-6) 564 650 Lowell Secondary Lowell Middle &HS (7-12) Forest Hills Elem. Ada (K-5) Forest Hills Sec. Northern Hills (6-8) Northern HS (9-12) School System School Rockford Elementary Source: Under Capacity 540 640 Under Capacity Under Capacity Area School Systems Cannon Township is served by a volunteer fire department with the equipment house located next to the Township Hall on Cannonsburg Road. Police protection is provided by the Kent County Sheriff's Department located in northeastern Grand Rapids and the Michigan State Police Department located in Rockford. Because of the primary county roads, the Cannon Township roads are patrolled regularly by both enforcement agencies. 37 �f 5 H I P .~· I ,r• I ~ A 1 O A ro W NSHIP FIGURE (23 FOREST HILLS COMMUNI TY LOWELL COMMUN IT Y II SCHOOLS SCHOOL SCHOOL S DISTRICTS ROCKFORD COMMUNITY CANNON SCH OOLS TOWNSHIP KENT COUNTY COMPREHENSIVE OEVELOPMENT PLAN MICHIGAN 0 IOO 000 ~y~ PREIN Ill N[WHOf" hi$ - I - - ·l'UIIWM ' �Utilities Presently, Cannon Township is being served by sanitary sewer facilities on Belding Road (M-44) which connects with the North Kent Sewage System in Plainfield Township. This service extends to Lake Bella Vista, Silver Lake, and Bostwick Lake. In 1976, a Facility Plan (provided by Section 201 of the Federal Water Pollution Act) was prepared which analyzed the sanitary sewer and related facility needs for Cannon Township during the next twenty years. In that plan, the engineers recommended a trunk sewer line generally following Bear Creek from west to east. If and when development demands sanitary sewer facilities along Cannonsburg Road, this appears to be the most likely method for servicing the area. At public hearings, residents expressed a desire to discourage growth in the aren. Thus, a 11 no action 11 alternate was recommended in the plan. Figure 12 shows existing sewers and proposed sewer improvements when and if development is warranted. The geologic forces that created the many lakes and the rolling terrain of Cannon Township also created many varying groundwater supplies. The avail- ability of fresh natural water is one of the attractive features of the Township. The residents expressed this view in the preliminary opinion survey questionnaire. The residents feel that the natural water supply enhances the rural natural setting of the Township. 39 �./- - - -...... .,,,J . ', j C TOWNSHIP 0 \ ' ~j ...,, I~ , Q A PROPOSED SANITARY ••••••• • ·FORCE CANNON rQWNSHIP A EXISTING SANITARY SEWER ................ MAIN PUMPING O • STATION TOWNSHIP COMPREHENSIVE FORCE FIGURE SEWER EXISTING a PROPOSED SANITARY SEWER SYSTEM MAIN PUMPING •'. STATION KENT COUNTY DEVELOPMENT 12 PLAN MICHIGAN ,v••-- II PREIN Ii NEWHO, - """ 1111 lallll I ENGINEERS · PLANNvtl ' ; �The Township is served by private wells and there are no plans for a community water system in the future. The people of the Township take pride in their pure natural tasting water. Many of the private wells in the Township are relatively shallow (less than 40 feet deep). Any high density development in the future could lead to contamination of these shallow wells. High density development not only represents a hazard to the rural character of the Township, but to the health of the residents and the quality of their water supply. Financial Resources Due to the very small percentage of commercial and industrial land use and the large percentage of agricultural and vacant land, the Township relies almost entirely on residential land use for its tax base. This discontinuity in tax base distribution puts a burden on both the Township and the individual homeowner. distribution for the Township. Table 13 shows the 1970 housing value Many homes in the upper categories have been built since then and the existing home values have been increasing due to the high inflation factor in the housing market. The Township relies heavily on the County and area school systems for services. Therefore, a major portion of the revenue collected goes to Kent County, Rockford Public Schools, Lowell. area Schools, Forest Hills Public Schools, and Intermediate/Special Education. Of the small per- centage, the Township receives, the majority goes to highway use and fire protection; essential services provided by the Township. Table 14 is the expenditures from 1976 tax collections for a three month period. 41 �TABLE 13 HOUSING UNITS IN CANNON TOWNSHIP, BY VALUE, 1970 Less than $5,000 26 5,000 - 7,499 28 7,500 - 9,999 30 10,000 - 12,499 61 12,500 - 19,999 64 15,000 - 17,499 60 17,499 - 19,999 54 20,000 - 24,999 154 25,000 - 34,999 143 35,000 - 49,999 15 50,000 - or more 0 Source: US Census of Housing, 1970 TABLE 14 PAYMENT FROM 1976 TAX COLLECTIONS (Dec. 1, 1976 - Mar. 1, 1977) Schools Rockford Public Schools . Lowell Area Schools Forest Hills Public Schools Intermediate/Special Education $621,751.78 21,033.69 3,293.75 52,432.11 Kent County $ 99,672.26 856.00 5,507.40 County County (Dog Licenses) Drain Commission (Silver lake Drain) $ 43,821.35 Cannon Township Collection Fee Street Lights Debt Retirement Fund (Delinquent Installments) Maintenance & Operation (Delinquent Charges) Refunds $864,119.69 TOTAL PAYMENTS Source: 8,527.17 2,127.38 4,427.81 . 293.92 375.07 Township Treasurers Office 42 �ANALYSIS �ANALYSIS Cannon Township Planning Goals • Protection of prime agricultural lands to the greatest extent possible. • Protect and enhance the rural atmosphere of the Township. • Minimize commercial and industrial development except where concentrations exist. • Encourage residential development but of low density character. • Protect and enhance the natural and recreational areas of the Township through restricting development in these areas. The Environment Land use planning is more than merely locating various new developments in compatibility with each other. If the plan is to be truly rational, it should _first recognize the physical capability of the land to accept development. The constraints placed upon development by the environment are real and can become a key for decision making and land use location judgments. It is presumed that certain lands have higher environmental and economic costs if developed. To the extent that these can be mapped, the remaining lands available for development will become known. 1. Areas to avoid include: Lands with severe or very severe erosion potential, which may suffer erosion problems if developed. 2. Wetlands and marshes, which aid in the recharge and purification of groundwater, and which are often wildlife habitat areas. 43 �3. Woodlands, which if developed, should be carefully managed to protect their aesthetic, as well as drainage characteristics. 4. Lands with poorly drained soils, which are not conducive to development without public sewers; which may be costly to construct, yet without sewers could pollute surface or subsurface waters. 5. La.nds with high agricultural suitability, which should be protected from development and preserved for agricultural use. Erosion Potential - Due to the extensive areas of steep slope, the erosion potential for much of the Township is very high. (See Figure 2) ~Jhile much of the area shown as moderate requires special construction technique for development, those areas with severe or very severe erosion potential should not be developed. Generally, the economics of developing such steeply sloped -areas precludes their development. Wetlands - The many wetlands and marshes (See Figure 3) in the Township are essential to the inhabitants as there is no water supply system. The wetlands and marshes are essential to the recharge and purification of the various community water sources. Woodlands - The wooded area of the Township is fairly extensive. 5). These areas should be protected from development. (See Figure They usually fall within the severe or very severe erosion potential categories and therefore are doubly important. · 44 �Septic Suitability - The drainage of the soil, when combined with slope, produces the septic system suitability of the soil. Because of the con- tamination of surface and subsurface waters that could occur, the drainage property is the predominant controlling factor. Figure 13 shows the septic system suitability of the lands in Cannon Township. Agricultural Suitability - The agricultural land should be preserved to protect the resource as well as to continue the quiet rural setting of the Township. Figure 14 shows the agricultural suitability of the lands in the Township. Most of the areas considered suitable to agriculture are presently being used as such. Residential Suitability - The residential suitability (See Figure 13) of the land is based on the erosion potential, the septic system suitability, · and agricultural suitability of the land. In essence, the residential suitability pinpoints those areas where development would be environmentally sound. The residential suitability is combined with the socio-economic and land use factors to create the development plan. Population By using the past population trends, we can project the future population of the Township. There are a variety of methods for projecting population as follows: • Population as a percent of Kent County - Using reliable projections for Kent County, the population can be projected as a constant percent of the County population. 45 �0 W N S <--------.-J - - ~"":' ~-; I' ,, ' al ' . ,t I - 32 I -, I It' N S H FIGURE ~ INTENSIVE CJ HOUSING PERMITTED WITH SEWER ONLY, SEPTIC (:!::::::::j HOUSING PERMITTED WITH SEPTIC, E::::::::::{:'j HOUSING PERMITTED, SLIGHT PROBLEMS IZ::) WETLANDS, DEVELOPMENT 13 RESIDENTIAL DEVELOPMENT NOT RECOMMENDED CANNON MODERATE NOT RECOMMENDED PROBLEMS RESIDENTIAL SUITABILITY NOT AECOM MENDED TOWNSHIP KENT COUNTY COMPREHENSIVE DEVELOPMENT PLAN MICHIGAN ~ - """" fY••--- iifl PRtlN a NtWHOfl' """'I tNCNNE[ftS · ,LANN[ft:I �C 0 • 0 I ' .) 0 • If N S H FIGURE PRIME AGRICULTURAL LANO I 14 AGRICULTURAL SUITABILITY CANNON TOWNSHIP KENT COUNTY COMPREHENSIVE DEVELOPMENT PLAN MICHIGAN ENQINEUII • ~AMNUtl �• Population projections - Using the 1940-1970 period as typical growth rate. • Geometric projections - Using the 1950-1970 average population change per year, projections are made into the future. • Building Permits or Land Use Survey Data - This data can update earlier census counts, thereby establishing more realistic trends and current years. Straightline projection or a projection based on percent increase per decade is used to project base population data. • Averaging high and low figures - Once various methods have been used, an average between the high and low figures can be established. • Utilization of projections - Prepared by other agencies such as the West Michigan Regional Planning Commission, and the Michigan Department of Commerce. Tablel5 shows the results of these projections: Perhaps the most realistic projection for the short term (5 to 10 years) would be the use of building permits. In addition, we have established growth trends 48 �TABLE 15 POPULATION PROJECTIONS FOR CANNON TOWNSHIP USING SELECTED FORECASTING METHODS 1977 1982 1987 1992 1997 Percent of Kent County 3,990 4,145 4,303 4,457 4,607 1940-70 Growth Rate 4,887 5,742 6,597 7,452 8,307 . 1950-70 Geometric Projection 5,367 6,566 7,766' 9,589 12,344 Bldg. Permits (1970-77) 1950-70 trends 4,655 5,289 5,989 6,692 7,397 Average of High & Low Figures 4,679 5,355 6,035 7,023 8,476 Forecasting Methods SOURCE: Prein & Newhof of 47 percent from 1940 to 1950; 58 percent from 1950 to 1960; and 46 percent from 1960 to 1970. Assuming 3.73 persons per unit (the average occupancy per unit in Cannon Townshi-p in 1970), and using the vacancy rate of 15 percent (also 1970 figure), the population has grown by 965 persons from 1970 to the middle of 1977 for a total of 4,655. If this trend continues to 1980, the population will be slightly over 5,000 or an increase of approximately 36 percent. This is a decreasing rate of increase since 1950 and should be taken into consideration when projecting the population figures. · Important economic factors will influence the way in which people choose housing locations in the future. Certainly, the energy problems and the in- creasing cost of virtually everything as a result of inflation will influence housing locations of the future. The question of how long the era of affluence will last before taxes and the cost of living can catch up, is a difficult question to answer. 49 �The idea of self sufficiency on a large piece of land could also be an important factor to protect in Cannon Township. If we look at the trends in strict terms, the population will increase by 28 percent from 1980 to 1990 leaving a population of 6,413 by 1990. Land Use The primary future need of land in Cannon Township is for residential development. At the present ratio of 3.73 persons per housing unit, the 1,334 additional population of the Township by 1987 will need 357 additional housing units. A density of one unit per two acres should be used in planning low density residential development to protect the groundwater from pollution and allow for on site placement based on suitability. At two acres per unit, the 357 units would require 714 acres for new residential development. Al- though a two acre area may be generally unsuited due to slope, drainage, or woodland suitability, a suitable housing site may be found within the larger land area. Commercial - With the relatively close proximity of major comparison goods commercial centers in metropolitan Grand Rapids and Rockford, there is no potential for compari?on commercial development in Cannon Township at present or in the future. There is a need and future potential for convenience com- mercial development, however. The major residential development area is the lakes area. lacking in convenience goods commercial service. This area is New development will increase the need for these types of commercial facilities. The Lake Bella Vista development has designated a small commercial area. 50 Additional �commercial development will be of the convenience type; fast food resturants, grocery stores, .service stations, and commercial recreation facilities. These should be promoted in the area between Lake Bella Vista and Myers Lake Avenue north of M-44. The residential demand necessitates development of convenience commercial services in close proximity to the major residential concentrations. The proposed commercial development area, as well as being adjacent to the density populated lakes area, is centrally located in the Township with easy access via primary connector roads. As well as convenience development potential, there exists a pressing need for youth oriented commercial development. Other than the existing ski facilities, the nearest youth recreational areas are located on Plainfield Avenue in Grand Rapids and in Rockford. This lack of centrally located youth facilities creates a safety hazard as the young people of the community utilize the roadways to walk from one area to another within the Township. A disproportionate pedestrian accident rate has resulted. The promotion of youth oriented development in the designated area will alleviate some of the safety hazards. Industrial - Although some small light industry presently exists in Cannon Township, there is essentially no attraction for industrial interests to develop. If any future need for industrial development arises, the area immediately adjacent to the existing industrial establishments is most suitable. Residential - Utilizing the suitability maps, a number of areas are shown to be suitable for potential development: 51 �Cannonsburg Road Area - The area along Seven Mile Road and along Blakely between Seven Mile and Cannonsburg Road combines with the area along Cannonsburg Road from the western boundary of the Township east to Myers Lake Avenue to form one area suitable for potential development. There is a minimum of prime agricultural land in the area although substantial prime woodland area lies to the north of Cannonsburg Road. There are extensive areas of very severe erosion potential, however, these areas coincide with the prime woodland areas. however. Individual housing sites may exist in these areas, There is a small segment of soil unsuitable for septic systems in the south western corner of the area. Myers Lake Avenue Area - The area along Myers Lake Avenue from M-44 north to 10 Mile Road will increase in development potential when the Courtland Township sewer connector is completed. Many of the soils along Myers Lake Avenue are unsuited to septic systems and, therefore, were not developable. With the availability of sewer service, this area will become highly attractive to residential development. The easy access and close proximity to major transportation corridors (Myers Lake Road, 10 Mile Road, and M-44) will •induce a very high residential development potential. Honey Creek - Sunfish Lake Area - The area along Sunfish Lake Avenue between Sunfish Lake and Cannonsburg Road and along Honey Creek Avenue south from Cannonsburg Road to just south of Five Mile Road comprises another potential development area. There is a minimum of prime agricultural land in the area primarily west of Sunfish Lake Avenue, south of Sunfish Lake, and east of Honey Creek Avenue near Five Mile Road. There are some severe slope areas. 52 �The severe slope areas are already somewhat developed, however. some prime woodland areas. There are In addition, some of the area north of Cannonsburg Road is not recommended for septic systems. Bostwick Lake Area - The area surrounding Bostwick Lake is already highly residential with moderate to high density. There is some prime woodland south of M-44 south of Bostwick Lake and west of Ramsdell Road. agricul_tural land exists north of the lake. Some prime The slopes in the area range from slight to severe with the severe slopes in the prime woodland areas. Except for the wetland areas, the area around Bostwick Lake is suitable for septic systems. Silver Lake - Lake Bella Vista Area - Because the area around Silver Lake and Lake Bella Vista is not recommended for septic systems although already residentially developed, a sewage disposal system serves the area. There is an extensive area of prime agricultural land north and east of Lake Bella Vista. There is a minimum of prime woodlands, however. When combined with the Bostwick Lake area, the lake areas are the largest residential area of the Township. Lake Bella Vista is a planned residential community that is slowly developing . . With the future development of Lake Bella Vista and the present residential character of the area, any future commercial development in the Township is recommended in the area north of M-44 between Lake Bella Vista and Myers Lake Avenue. Access to the commercial area should be off Myers Lake Avenue to prevent' the increased traffic and safety problems associated with "strip development''. Because of the intense traffic associated with convenience commercial development, access through the Lake Bella Vista road system would create a hazardous situation for the residents, children in particular. 53 �Ramsdell Road And Ten Mile Road Area - The area around Ten Mile Road and Ramsdell Road is suitable for septic systems although many severe slope areas exist. While some prime agricultural land exists west of Ramsdell Road, over half of the are~ is prime woodland. There is some potential for residential development, however. Ten Mile Road, Bush Drive, And Young Avenue Area - The area along Ten Mile Road, between Bush Drive and Young Avenue, and the areas along Bush Drive and Young Avenue are somewhat developed at present. Although the southern half of the area is prime agricultural land and the northern half is prime woodland area, there · are some individual potential residential development sites. Care must be taken in development as there are many wetlands and areas not recommended for septic systems north of Nine Mile Road and east of Young Avenue. Courtland And Ten Mile Road Area - In the area around Ten Mile Road and Courtland Drive, there is only a small area of prime agricultural land and no prime woodland area. However, the slopes are steep and there is an area around Kies where septic systems are not recommended. Again, there are individual potential development sites that are suitable. Transportation Although there is the extensive county primary road system discussed earlier, the Township is responsible for the secondary paved and unpaved 54 �collectors to the primary system. In the 1976 fiscal year, the Township ~llocated 1.1 mils ($22,954.00) to highway maintenance and improvements. There are still many unsurfaced roads in the Township. At a projected cost of $60,000 - $80,000 per mile to surface the roads, the Township allocation goes primarily to maintenance of existing roads. Since the potential development areas are all on or very near the county primary roads, there should be no additional burden to the Township from the projected growth. The primary system is quite capable of servicing the increase in traffic associated with the projected growth. Some im- provements may become necessary with increased population such as pavement widening. However, these imprqvements would be the financial responsibility of the County. With the energy situation as it is, it is recommended that a car pool parking area be established near the commercial area at M-44 and Myers Lake Avenue. This type of area is easily incorporated with commercial development. Community Facilities Service - The increase in population and the distance between the development areas and the present fire equipment facility may necessitate a second site located in or near the lakes area. The 1976 l mil allocation to the fire department amounted to $20,867.30. Although new development will broaden the tax base, an additional millage allocation may be necessary to continue adequate fire protection in the future. 55 �No change in police protection is foreseen as this protection is provided by the County and State. The Township population will remain in roughly the same proportion to the County population as it is now. The increase of 357 households projected will mean an increase to the education systems serving the Township. Thirty-seven percent of the population are school age children, on the average. Using this figure, there will be 493 additional school age children in the Township by 1987. Of these 493 children, 313 will be in the 5-13 age group and 180 will be in the 14-18 age group. Although the Lowell and Forest Hills School Systems are under capacity, they do not serve the potential development areas. The Rockford Community Schools, which serve the potential develop- ment areas, will receive the major burden of the projected growth. Already over capacity-, the Rockford School System will have to expand to adequately accommodate the increased enrollment. Recreation - The previously mentioned recreational areas are an integral factor in the rural character of the Township. To continue this attractive feature of the Township, these areas must be protected and preserved. It has been found that recreational opportunities are a necessity to a healthy, human environment. The recreational facilities present significantly contribute to the environment of Cannon Township. As much as financially possible, care should be taken to preserve the .existing facilities and provide additional facilities for future generations of Cannon Township residents. 56 �Pickerel Lake and the surrounding property is one of the last natural undeveloped areas in the Township. As the property is entirely under single ownership, it presents an ideal opportunity for the Township to set aside and preserve a unique natural setting for present and future enjoyment of the Township residents. Pickerel Lake may well be the last opportunity for many Township residents to enjoy the pristine setting of an undeveloped lake. If possible, the Township should acquire the land and designate it as a Township wildlife sanctuary or natural area to be used for passive recreation. Although many recreational opportunities, both commercial and public, exist in the Township, there are no areas designated exclusively for passive recreation. In light of the recent user conflicts between passive and active recreation in the Cannonsburg State Game Area, it is in the best interests of the residents for the Township to establish the Pickerel Lake Natural Area . . (See Figure 14 for Community Facilities) Multiple Family Housing With todays economy, many present and future township residents cannot affort the purchase of single family housing. Multiple family units are a viable alternative to the traditional, but increasingly expensive, single family residence. There are potentially, some major disadvantages to multiple family housing. They are not generally compatible with single family housing when immediately adjacent to lower density residential unless buffered or of a more compatible density themselves; septic systems are generally not acceptable for waste disposal for multiple family housing, and generally, the occupants are transient. However, some areas should be allocated for this type of housing to provide a proper housing mix in the Township. In addition, Cannon Township can realize tax revenue in excess of the costs to service these areas. 57 �Lake Bella Vista has designated multiple family housing along the eastern portion of the development. Because of the isolation from single family development areas and sewage disposal availability, the area east of Lake Bella Vista and north of the commercial development area along M-44 has been designated as a multiple family development area. This by no means limits the use of this area to multiple family housing; however, it does control the multiple housing development in the Township by promoting development in those areas best suited for multiple family housing. Proper screening together with carefully planned densities will minimize any negative impact imposed by multiple family housing in these areas. Financial Resources The tax base generated by residential development does not keep up with the increased financial burden generated by these same developments. As the Township has very little potential for major industrial development, care should be taken to control the residential growth. Uncontrolled development would necessitate increased tax millage to sustain the Township services .. By utilizing planned land use and development, the Township can hold tax millage to a minimum. The major area of financial burden will be in education. Some small industrial development in the existing industrial area would broaden the tax base and ease some of the financial burden of the projected growth. A monitored and controlled encouragement of development in that area is recommended. In addition, commercial uses as previously discussed should· be encouraged to develop along planned development guidelines. 58 �THE DEVELOPMENT PLAN �THE COMPREHENSIVE DEVELOPMENT PLAN Figure 15, the Comprehensive Development Plan, is a graphical presentation generated from the analysis of the previously presented goals and resources of Cannon Township. The residential development areas are basically extentions of the existing residential areas based on the land capabilities. The potential development areas far exceed the 714 acres projected to accommodate the population growth. This will help to insure the low density residential character of the Township. Those areas of prime woodland, and recreational lands have been protected and discouraged from development. By restricting development to those areas suitable for development, the Development Plan protects and enhances the quiet rural character of the Township. The possibility of commercial and industrial development has been recognized and adequate areas have been provided as suitable for this development. Because any successful commercial de- velopment will be convenience oriented, the designated development area is centrally located in the extensive residential area of Bostwick Lqke, Silver Lake, and Lake Bella Vista. The designated industrial development area is situated on a major transportation corridor (M-44) while it is kept isolated from major residential areas. 59 �; c o uil_' L A N r 0 O II w N S II .•• •• I • ~ :• ! .: .• ... ~ • ,--! • I 1...! .... ...... " \ - COUNTY t::::::::::=::::I MUL T 11-Lt. f:- ::::::::::1 ~ ii ii , SINGLE PRIMARY RO A DS FAMILY RESIDENTIAL 0 , T O WN SHI P CO. MAINTAINED SECONDARY ROAD S 111111 UNPAVED ROADS PUBLIC 6 AGRICULTURE SEMI-PUBLIC 1.¥ ~•!.f,; l RECREAT ION tNDUSTRIAL MOBILE HOME PARk. ~ WILDLIFE OPEN SPACE COMMERCIAL ~ SCHOOL F.:.MIL) RESIDENTIAL CANNON TOWNSHIP REFUGE KENT COUNTY C·. MPREH EI\JSIVE DE:. VELOPMENT PLAN FIG . 15 COMPREHENSIVE DEVELOPMENT PLAN MICHIGAN PREIN 8 NEWHOf' ENGINEERS · PLANNERS �IMPLEMENTATION �IMPLEMENTATION After the initial steps of acceptance and adoption, there are various measures available to implement the Development Plan and maintain its functional nature: Zoning Ordinance Revision The ordinance should be revised to incorporate the development areas delineated in the Comprehensive Plan. Township Review A review of development by the Township should be included in the Zoning Ordinance. This individual site review as to compliance with the Development Plan can be financed by a review fee charged to the developer. Restrictive Covenants Along with the restrictions imposed by the land capabilities, a subdivision code and building code revision should be adopted pertinent to density, privacy considerations, site compatibility, and adjacent architectural compatibility. Review And Update The Plan The Development Plan is designed to be an ongoing dynamic working tool and, in that respect, needs ·continuous update and review to reflect changing needs and desires. By reviewing the land capabilities as well as the com- munity needs; individual development areas can be expanded or restricted without jeopardizing the overall integrity of the Development Plan. 61 �Financial Assistance Financial assistance is available from many areas. As well as the previously mentioned review fee, development and construction fees can be levied. Various areas of State and Federal governmental funding are available. There is Federal and State funding for park and recreational land development. pool parking area funding is available from the State. Car If the proposed land use bill is passed and adopted by the State of Michigan, there will be State funding available for review and update of the Plan. The Plan itself allows the Township to apply for some Federal funding where a development plan is required for application. There may be some financial assistance from the Department of Agriculture for agricultural land preservation. In addition, the Economic Development Administration, Farmers Home Administration and the Environmental Protection Agency have ongoing programs which may provide sources for funding of important development projects. The Township must recognize its role in the region and Kent County and with the Cities of Rockford and Grand Rapids, and continue to cooperate with oth~r governments conducting programs affecting Township residents. To this end, these governments and agencies should be provided with copies of the Plan. Perhaps the greatest _potential short coming in Cannon Township will be its ability to deal ·with urban problems which will continue to plague the Township as it develops. The Township's statuary limitations concerning taxation immediately pose a critical problem as far as obtaining the necessary funds to deal with these problems. It is for this reason, that the development plan and resultant policies must be proposed with care and discression. The Township cannot afford to grow at an accelerated rate without first determining its ability to service this growth. 62 �Fortunately, major development will not occur unless basic utilities are provided. This will be a controlling factor to some extent. But Cannon Township is a beautiful area and will feel pressures for expansion. If the Township officials and its residents are sincere in achieving the objective of maintaining a rural atmosphere, development proposals must be dealt with in a restrained manner. 63 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Cannon-Twp_Comprehensive-Development-Plan_1978 Creator An entity primarily responsible for making the resource Prein & Newhof Date A point or period of time associated with an event in the lifecycle of the resource 1978-12-06 Title A name given to the resource Cannon Township Comprehensive Development Plan Description An account of the resource The Cannon Township Comprehensive Development Plan was prepared by Prein & Newhof and completed on December 6, 1978. Subject The topic of the resource Comprehensive plan publications Cannon Township (Mich.) Kent County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/6a4df70ed4e379eae0e48a6dbab4aa7f.pdf 7690d4a49dc3c122b91343699119c52e PDF Text Text L ANDPLAN _ _ "'P~f:- Rl=-1tJ~ ~c:i: - - INCORPORATED----- MARK EIDELSON RECREATION PLANNING LANO USE PLANNING • ZONING PO BOX 747 OKEMOS, MICHIGAN 48805 15171349-8370 �Section Two A PROFILE OF BURNSIDE TOWNSHIP A practical and effective land use plan must respond to the specific characteristic of the community it is addressing. The plan must respond to the particular needs of the community through the understanding of the various elements which make the community unique unto itself. For this reason, a fundamental element in the development of the Burnside Township Master Land Use Plan is the collection of Township and related data which has ramifications upon area land use needs. This data can be divided into two principal categories, cultural and natural features, and are discussed in the following two chapters. Chapter Two CULTURAL FEATURES Probably the most unique characteristic or resource of any community is the individuals and families which provide the fundamental fabric of the community. Their characteristics and attitudes play a major role in the development of a land use plan which is sensitive to the people it is to serve. But cultural features include more than people themselves and extend to those community elements which exist as a result of the community's presence such as roads, land use, utilities and similarly related items. All of these elements can present opportunities & constraints toward growth & development. 6 �REGIONAL LOCATION Burnside Township is located in the northeast corner of Lapeer County which is situated in the southeastern portion of Michigan in what is commonly referred to as the Thumb Area of the state. ( Figure 1) . Burnside Township is unique in that its size is considerably larger than most townships which are typically six miles square an contain 36 one mile square sections. Burnside Township is approximately six miles wide, nine miles long, and contains 54 sections. Burnside Township is bounded by the Sanilac County townships of Marlette, Flynn, and Maple Valley along its northern and eastern bounds. Moving in a clockwise direction from its southern bounds, Burnside Township is Bounded by the townships of Goodland, Arcadia, north Branch, and Burlington. Brown City, a community of approximately 1,250 persons, abuts the Township along its central eastern limits. The City of Lapeer, with a population of approximately 6,500 and situated approximately 15 miles away, is the nearest city to the Township with a population greater than 5,000. Other significant urban centers in the general area of Burnside Township and their distances, are as follows: Flint (35 miles), Saginaw ( 45 miles), Bay City ( 50 miles), Detroit ( 60 miles), and Lansing (60 miles). CURRENT POPULATION CHARACTERISTICS The 1980 U.S. Census provides the most recent population profile of Burnside Township and is the basis for the information presented below. Though this data is nearly ten years old, this data is none-the-less the most accurate and reasonably accessible for a community such as Burnside Township. The age of this data becomes less of an issue as the Township has not been experiencing significant changes in it's population profile over the past ten years. Agricultural communities, particularly townships, tend to reflect a fairly homogeneous population and this is the case with Burnside Township. More than 99% of the population is white, the small remaining balance of which is principally of Spanish and American Indian background. Though the Township is fairly homogeneous by race, considerable variation exists in the ancestry of the population. While a good portion of the Township residents have a multiple ancestry background, approximately half of residents have single ancestry backgrounds and reflect more than 13 different groups. Most significant of these groups, by size within the Township, are those of German descent (approximately 13%) and English descent (approximately 10%). 7 �FIGURE 1 - REGIONAL LOCATION Lapeer County �There are approximately 508 households in the Township, 90% of which are families (blood-related). The average household size is approximately 3.5 persons. Approximately 70% of the population 15 years and older is married, 6% separated, divorced, or widowed, and 24% single (never married). Of those persons 25 years and older, . almost 50% have completed 4 years of high school and approximately 15% have had some degree of college training. The Township population is distributed fairly evenly by age with roughly one third of the population falling within each of the age categories of 0-14, 15-34, and 35 and older. The Township does, however, have a relatively small percentage of residents age 65 or older (7%). Approximately 90% of the Township residents were born within the State of Michigan. This is not surprising as 60% of the respondents to the landowner questionnaire (discussed later in this chapter) noted that they have resided in the Township for more than 20 years. POPULATION TRENDS AND PROJECTIONS Population trends refer to .the historical direction a community has followed in respect to its population counts while population projections refer to the direction a community is anticipated to follow in future years. The 1988 estimated population for Burnside Township, according to the U.S. Census Bureau, is 1,720. The Township has followed an interesting trend over the past 60 years in reaching its current population, as illustrated in Table 1. Between 1930 and 1950, the Township's population decreased slightly but continued to grow considerably from 1950 to 1970 reaching a high of 1,772 in 1980. The U.S. Census Bureau estimates a drop in population by 52 persons between 1980 and 1988. Lapeer County, on the other hand, has shown consistent growth over the past 60 years and exceptional growth rates during the sixties and seventies. While burnside Township has grown by 36.2% since 1930, Lapeer County has grown by more than 160%. Accordingly, Burnside Township's estimated share of the total county population has decreased from 4.5% to 2.3% between 1930 and 1988. 8 �Table 1 Population Trends of Burnside Township and Lapeer County Burnside Township 1930 1940 1950 1960 1970 1980 1988* 1,263 1,235 1,227 1,322 1,506 1,772 1,720 % Township Increase -2.2 -0.6 7.7 13.9 17.7 -2.9 % of County Population 4.5 3.8 3.4 3.2 2.9 2.5 2.3 Lapeer Co. Population % County Increase 28,348 32,116 35,794 41,926 52,317 70,038 74,500 13.3 11.5 17.1 24.8 33.9 6.4 * Population estimate, non-census year Source: U.S. Bureau of the Census Table 2 provides data on recent growth trends of those communities in immediate proximity to Burnside Township. As can be seen, Burnside Township has followed a trend reflective of the immediate area within which it lies. Nearly all communities experienced considerable growth between 1970 and 1980 with Burnside Township's 17.7% growth being close to average in comparison. 9 �Table 2 Population Trends & Estimates of Adjacent Selected and Nearby Communities 1970-1980 1980 1970 Census Census Population Population Change ' Sanilac County Marlette Twp. Flynn Twp. Maple Valley Twp. Marlette, Village Brown City 3,564 828 895 1,706 1,142 Lapeer County Burnside Twp. Goodland Twp. Arcadia Twp. N.Branch Twp. Burlington Twp. N.Branch,Village Clifford,Village 1;506 1,261 1,666 2,277 1,423 932 472 2,029 963 1,009 1,761 1,158 -43.1 16.3 12.7 3.2 1.4 1,772 1,534 2,347 2,721 1,562 896 406 17.7 21.6 40.9 19.5 9.8 -3.9 -14.0 1988 Estimated Population 1980-1988 Estimated % Change 1,940 880 1,060 1,650 1,220 5.1 -6.3 1,720 1,490 -2.9 -4.4 -8.6 5.4 -2.9 2,440 4.0 2,850 1,530 870 380 4.7 -2.0 -2.9 -6.4 Similarly, nearly all communities experienced reduced on negative growth between 1980 and 1988 (accordingly to U.S. Bureau of Census, 1988 estimates) with Burnside Township's -2.9% growth, again, being close to average in comparison. POPULATION PROJECTIONS Estimating future population counts in the Township is critical in order to better determine the future land use needs of the community. Projecting the growth of a community's population over 10 �FIGURE 2 HISTORICAL and PROJECTED BURNSIDE TOWNSHIP POPULATION 2,100 , I I I I I 2,000 I I I I , HISTORICAL TRENDI I " ,,, ,. I I 1,900 ,,, I I I ,>' I I I I I , 1 1' RATIO TREND I I 1,800 / , • ,I ,' I, z 1,700 ' ... ... ... ... 0 ~ ..J :::, D. 0 D. .... ... ... CURRENT T~END ' ' , .. 1,600 1,500 1,400 " 1,300 U.S. CENSUS • U.S. CENSUS BUREAU ESTIMATE, 1988 • POPULATION PROJECTION 1,200 1950 1960 1970 1980 YEAR 1990 2000 2010 �a prescribed period of time is not an exact science. The multitude of unpredictable variables which can affect growth make any set of projections somewhat speculative. On the other hand, projections do provide valuable planning guidelines when based upon sound demographic principles. By using several projection techniques, one is able to generate a range of growth estimates and this is most useful. Figure 2 illustrates several population projections for Burnside Township. The current trend approach assumes the Township will continue to grow at a rate similar to that of the past ten years. The historical trend approach assumes the Township will grow at a rate reflective of the overall rate during the past 30 years. The ratio trend projection assumes the Township will continue to capture that portion of the county population which is reflective of recent trends and is based upon county projections prepared by the U.S. Census Bureau. These projections result in a range in population from 1,656 to 1,909 in year 2000 and from 1,607 to 2,082 in year 2010. EMPLOYMENT AND INCOME According to the 1980 U.S. Census, Township employment is heavily based within the agricultural related and manufacturing industries. This is somewhat to be expected as one travels throughout the Township and is surrounded by seemingly endless farms and open spaces and several concentrations of sand and gravel extraction operations. The manufacturing employment is reflective of the large industrial region within which the Township lies although industrial employment within the Township is limited. The fact that the 1980 U.S. Census reported the average travel time to work for Township residents of 32 minutes further suggests that most of the Township residents earn their income outside of the Township. The manufacturing industries, along with the agricultural, forestry, fisheries, and mining industries comprise nearly 62% of the Township employment. Nearly 60% of the employed Township residents are employed in one of three principal occupation area: operators, fabricators and laborers (25%), farming, forestry, and fishing (19%), and precision production, craft and repair (15%). The vast majority of paid works within the Township, 73%, receive their income from private parties or individuals while approximately 7% are either federal, state, or local government workers. The remaining 20% are self-employed. Estimated per capita income in 1979 was $5,140 and rose to $6,719 in 1987 (Bureau of Census). 11 �FIGURE 2 HISTORICAL and PROJECTED BURNSIDE TOWNSHIP POPULATION , 2,100 I I I I I 2,000 I I I HISTORICAL TREND I I ,I I I I I I I / / I 1,800 '/... I // ,/ I I I I / I I " / RATIO TREND " I I / I, z ... ... 1,700 Q ~ ··• ....·..,J:. -. ~ .... .... .... .... -----,""~ ~ -=·- ··· .... :) 0 0.. - .J . ; ..J 0.. / I I 1,900 • , I . .... .... CURRENT TREND 1,600 ... ..... 1,500 1,300 • U.S. CENSUS • U.S. CENSUS BUREAU ESTIMATE, 1988 • POPULATION PROJECTION 1,200 1950 1960 1970 1980 YEAR 1990 2000 2010 �COMMUNITY ATTITUDES The most unique element of Burnside Township is the residents. It · is the residents of the community which provide the vitality and soul that moves the community forward and instills the human character upon the physical landscape. It is for this reason, and the fact that a land use plan is intended to respond to the needs and aspirations of the community it addresses, that the identification of Burnside Township residents' attitudes toward land use issues is critical in the development of this plan. To facilitate this endeavor, all land owners within the Township were provided a questionnaire (see Appendix B) addressing various land use and land development issues within the Township. Of the questionnaires distributed, 193 questionnaires were collected resulting in a ___ % response rate. Such a response rate for a questionnaire of this nature is excellent and is a tribute to the awareness, concern, and interest of the Township residents toward their community. Below is a summary of the principal findings from the questionnaire: 1) The most important item which the respondents enjoy about living in the Township is the rural atmosphere. 2) The vast majority of the respondents do not care to see increased development within the Township. The support that does exist for development is geared toward nonresidential development as 20% to 30% of the respondents supported one or more of the following: 1) recreation facilities; 2) small scale shopping facilities; and 3) small industrial facilities. If residential growth is to occur, the respondents most strongly supported low intensive residential development such as single family homes. 3) The vast majority of respondents felt that if commercial development is to occur, it should be guided into one or several particular areas as opposed to all throughout the community. Conversely, the respondents were more divided as to whether residential development should be guided in the same manner. 4) The vast majority of the respondents believe the Township should try to protect special natural areas from development (swamps, flood plains, rivers, streams, woodlands, etc.). 5) Just over half of the respondents feel that agricultural lands within the Township are being threatened while the vast majority of respondents feel the preservation of 12 �prime agricultural lands should consideration in land development. be a primary 6) The vast majority of respondents believe the operation of gravel pits and similar extraction operations should be regulated by the Township. 7) 90% of the respondents feel the quality of life is good in the Township although: 1) 50% feel the area has become less tranquil; 2) 80% feel traffic levels have increased: and 3) 63% feel the roadway network is not in good condition. It is through an understanding of the Township's character, including the community attitudes as discussed above and the cultural and natural characteristics, that enables key Township land use needs and issues to be identified. LAND USE.AND HOUSING As Table 3 and Figure 3 illustrate, Burnside Township is nearly wholly agricultural in land use. Agriculture accounts for approximately 80% of all the land area within the Township and the remaining balance is principally composed of natural areas including wooded and wetland areas. The more intensive land uses within the Township, including residential,commercial, extractive, and institutional, comprise approximately 1½% of the total Township area. Table (Source: 3 LAND USE WITHIN BURNSIDE TOWNSHIP Michigan Department of Natural Resources) Land Use Acres Agriculture 27,968.23 Natural Areas 6,109.81 (forested, non-forested, wetlands) Extractive 233.00 Residential 169.42 Commercial 55.30 Institutional 52.34 Cemeteries 13.35 Water s.so Outdoor Recreation o.oo 13 -'80.79 17.64 0.67 0.49 0.16 0.15 0.04 0.02 o.oo �• • • MOtHGOMEnY no . • * ; V> 0 z -= . ..... . . -=---. D 0 - - -==-· ..... . BARNES RO . .................... ............. ...... . co- ~ z 1 __ V> n :,: 0 n ::::::::::::: ::::::: J----M_A_Y_N_ A_R.;.. O_R_, D_ . --.,-:-1 ~ iiiii:::::::: ::::::: D 0 ··~ ,..0 .. ?D .·~· ::::::::::::: ::::::: ; "'.rll ~ STILE S RD ,:l: . . i= ~ -~ D 0 0 . ·.=.. :l: ·=· 'D 0 BROOKS RO . * 90 l: )> ·--- D V> 1-:-:- C :: . m ~-... D D 0 • • BURNSIDE RO . =· • a, • • -~- :,: 1 ·- ·*· 901-,,.:,-.;..__ • lJ 0 ....,._....,.~----'"1"'\ _.__ _ _ __.__ _ _ _ _ BURNSIDE RO . .. ·-·= / ;a z 0 -< "'"' ; ~ - lJ . . • ' . , • t-=-- • . ' ,' ' .. o· ~ :=.- :l: z• -.-. .. Q, ...-<· ==· 0 0 .. • CD ll lJ ll .. - .... ll 0 •---;---' • -- , t .::;. WILCOX RO . MARTUS RO, ' * .... I ·== ' • n ::t C D n:,: -~ , ll 0 V> nJ: , • -•. ~. m ,..,)> - -= . lJ 0 n)> 0 m ll 0 _, -- . -== .-= .-::• FIGURE 3 BURNSIDE TOWNSHIP MASTER LAND USE PLAN EXISTING LAND USE and LAND COVER LANDPLAN - - - - - INCO~PORATEO - - - - - - - - - - - - LANO USE PLANNING o ZONING • RECREATION PLA NNING f'Q nnx 1111 ()l((MOS ~rn:1ur./\N•H1nn~, m111J111JO'.Ht1 • • • ~ AGRICULTURE / RESIDENTIAL IDI WETLANDS AGRICULTURE , P.A. 116 § SCRUBLANDS COMMERCIAL • WOODLANDS INDUSTRIAL IT I I*I EXTRACTIVE SCALE IN FEET PUBLIC / SEMI-PUBLIC 0 2,000 I 4,000 �A review of some of the more significant aspects of local land uses is provided. Agriculture Nearly all of the agricultural lands within Burnside Township are used as croplands, with the most common crops harvested being corn, wheat, and soybeans. The most significant portion of those lands not used for crops serve as permanent pasture and comprise about 3% of all agricultural lands. According to the U.S. Department of Agriculture, the vast portion of the Township is classified as prime agricultural lands. Commercial Nearly all commercial enterprises within the Township are situated along Burnside Road (M-90) or Van Dyke Road (M-53). These facilities are generally small in size and include such facilities as gas and convenience stores, motels, restaurants and bars, auto repair and sales, drive in theater, and farm equipment sales. Waste Disposal The Lapeer County Landfill, operated by the Sexton Corporation, was originally opened in 1976 and approximately 23 acres have been landfilled to date. The site is currently awaiting · approval by the Michigan Department of Natural Resources to expand the facility by an additional 25 acres. The expansion would extend the facilities lifetime by at least seven years. Landfilling would occur in sequential phases with each phase consisting of a cell covering four to six acres. The remaining acreage of this total 80 acre facility is to serve as buffer area. This facility is classified as a Type II facility (typical community trash and garbage) and is the only facility of its kind in the County. Residential development within the Township is restricted to those areas immediately adjacent to the roadway network. Platted subdivisions have yet to occur within the Township. This fact, along with the agricultural nature of the area and the predominance of large lots, tend to limit development of more interior lands and encourages strip development. Few lots within the Township are less than five acres in size while some of the larger parcels approach more than 225 acres in size. Average lot sizes probably range from 75 to 100 acres. The majority of the smaller residential lots are found in the extreme southern areas of the Township. According to the U.S. Census, there were 554 housing units within the Township in 1980, approximately 20% of which were renter occupied. The vast majority of those units (83%) were singlefamily detached structures. The balance of the units were comprised of multi-family units (7%) and mobile homes or trailers (10%). Nearly 75% of the multi-family units were located within two-unit structures. Approximately 8% of the housing units in 1980 were unoccupied. All of the uni ts within the Township were between one and three stories high. Approximately 45% of the housing units 14 �were constructed prior to 1940 and 28% were constructed between 1970 - and 1980. According - to Township records, approximately 72 residential building permits were approved from 1981 to June of 1990, half of which were for mobile homes. Some of these structures were not built as of June, 1990 and some were built to replace existing structures. UTILITIES Given the rural nature of Burnside Township, the most extensive utility service is that of electricity and is provided by Detroit Edison to all area of the Township. Conversely, except for a handful of structures which receive utility services from Brown City, all structures within the Township rely on non-public sources for potable water and sewage disposal. Approximately 95% of the housing units rely on septic fields or cesspools for sewage disposal while wells account for potable water supplies for all but a handful of units. CIRCULATION The road network of Burnside Township is generally limited to the Township section lines as is often the case in very rural communities. State highway route 53 serves as the backbone of the Township's roadway network as well as being the principal thoroughfare for those coming from the Detroit area and I-69 and heading toward the central and northern thumb area of the state. Though not as heavily traveled, state highway route 90 serves as the principal east-west thoroughfare as it crosses through the middle of the Township providing direct access to Brown City. These two principal thoroughfares are supported by a few paved county primary roads including Route 36 along the norther regions of the Township, Route 39 in the west-central portion of the Township, Route 44 along the southern boundary of the Township, and Route 4 in the southeast portion of the Township, the only paved County primary road providing north-south flow. All other roads within the Township are classified as local county roads and have a gravel surface. According to the Lapeer County Road Commission, 15 traffic levels �along all of the thoroughfares in the Township are generally low and there are currently no planned improvements to the roadway network in the near future. It is of interest to note, however, that the following roads have experienced the most increase in traffic over the past five years: 30% - 40% Increase - Brooks Rd. (from M-53 to Carson City) Gosline Rd. (from County Route 36 to Montgomery Rd.) Barnes Rd. (from M-53 to western Township boundary) Burnside Rd. (from M-53 to western Township boundary) More Than 40% Increase - Clear Lake Rd. (from M-53 to Summers Rd.) The Township is experiencing an increased safety threat, as well as congestion, in the southern portions of the Township due to the sand and gravel operations and resulting truck movement. There currently exists no passenger rail service within the Township, although Chesapeake and Ohio Railroad operates a freight line in the northeast region of the Township. 16 �Chapter Three NATURAL RESOURCES Possibly the greatest influence upon an area's appropriateness for a particular land use is the area's natural characteristics including such elements as soils, topography, and vegetation. These and other natural characteristics can present both opportunities and constraints toward selected land uses and can have profound effects upon land development feasibility and cost, agricultural value, environmental stability, and similar land use considerations. The following discussion reviews the principal natural resources of the Township. TOPOGRAPHY and WATER RESOURCES The majority of Burnside Township is comprised of nearly level to gently rolling land. Except for the northeast corner of the Township, the northern two thirds of the Township exhibit vast expanses of nearly level lands with slopes rarely exceeding 3%. However, as one moves through the southern third of the Township, the land reflects more of a rolling character. While nearly level lands may still dominate, slopes of 5% and more are far more prevalent and reach as high as 10% or more in the south central region of the Township (Figure 2). Elevations within the Township range from approximately 785 feet to 1,000 feet above sea level. The highest elevations are generally in the south central region of the Township while the lowest elevations are found in the far northeast corner of the Township. The majority of the Township falls within the 820-870 elevation range. Burnside Township is characterized by a multitude of small watercourses which act to carry runoff to other principal waterways which then carry the runoff beyond the Township limits. Except for Cedar Creek in the southwest corner of the Township,all of the principal waterways are open county drains and under the jurisdiction of the Lapeer County Drain Commissioner. Due to the network of secondary and principal waterways, the Township is ultimately drained by three or four key drainage courses. Cedar Creek and the Elm Creek Drain collect the majority of runoff within the western portion of the Township. These two waterways 17 �' ' ··-- /·"--=~·~ . . -.. I ... :, - ··•! ~ DRAIN ...._ .. , •·• ✓ 0 .., MONTG OMER Y AO, ' ~"!"rT_ _ _ _ _ _ _ _ _ _ s ..._R_ NE_,S,_Ro_. ---1-----_...'!" ,_ ,._ - ..... 1' - - . - ... 53 ; \ __ ,-- .. _( ' " ) -' ( ) 'r-' ,,, , ' ,~ . '-- J \ BUR NSIDE RD. - . .I - ~ ' ~:. ,--.\ _ j': J "',J ;i: z ··~• '\ ·•: -~ ., ,-~· , , .. . ' \ . _ U-~NSIDE RD. / 9o }--,,---;,r__.,... __ __,__...,.._ _\ _ _ _ _ _ _-+-( '9o >-------"'"'4 .. . _ !~ } ...... --- ~ l~:L::Y! I: ;·---~ l ~ ' ' I ( WEAVER,.) DRAIN "' J) ,. 0 ~ J) ' .-· _J ), \ ; / ' ~ - -,-_ ~ ~ -_ -_ ~ :;, -\·-- ~ - - -- - - z n ::. -< J) ~,"' - ..... __ _;- - -. '' --- :'' , 'I l ' ____ .. ' WILCOX RD ,I ' I I I ); ---, . ,' I ••: :.• llllr~:-"n'-ni,..,-"""-f----rtCll' • 1 • • • • • ~ . • • • ..' , , .. - • ' 1 • • 1 l l I . =••,1"' .. ---- \, \ \ I • ••• ; _,,," 1 1 • •• ri.. • • • I ••••• \ : ,,,' .I • \,-- .·.·. I •:,•:• ,' ' r"' ---' -, ' '..... _,, ... - - ... I ' I '-~ ' ··.....::-.·•:.· ' .. ' .·:........ .....:.... • • ' ~ '- , 1 (') ·••-;,• ·.·.:' :•.·. ::, :::·:::,1 .... . ..·...,•,. ·.::::" .·. •...... '• ' t I • ... ···::.: ~ ·.::. ,' ... ,CEDAR \ CREE K I 1 1 • - '• • • • • • • ~ /.,,,,:'', • : 1 • '' . ~-·.... , ".•• · · · ····'=··. :: .. ~... :... ....',, ..•: , .-- _, ...... •'•· I ,,,. 1 11 ' •,;:•·•• , '. 1• :•;1 ,t •,•:\ ._,, =••. ,' ' __ ,-- l : ....I ' ' . _· ! : ~: - _,,' .., -..,_ CL EA R LAK E RD. FIGURE 4 BURNSIDE TOWNSHIP MASTER LAND USE PLAN SOIL LIMITATIONS, WATER COURSES, and TOPOGRAPHY LIMITATIONS TOWARD SEPTIC FIELDS • l•/::·1 • MODERATE TOPOGRAPHY [Ill] AREAS EXHIBITING HIGH DEGREE OF GRADES NEARING 10 % OR GREATER MODERATELY SEVERE SE VERE AND EXTREMELY SEVERE SOURCE: L A PEER CO. DR AIN CO MMISSI O NER , LA PER CO. PUBLIC HEALTH DEP T., U.S. QUADR AN GLE M APS WATER COURSES LANDPLAN ,_, ,/ 11 COUNTY DRAIN LANO USE PLANNING 6 - - - - INCOAPQAATEO - - - - - - - - - PO BOX 747 o ZONING • RECR EATION PLANNING OKEMOS. MICHIGAN 4800S 1~171349,8370 SCALE IN FEET NATURAL I 4,000 �converge west of the Township where they form the Flint River which ultimately flows into the Saginaw River and Saginaw Bay. The majority of the eastern half and northern reaches of the Township are ultimately drained by the Weaver Drain and Peters Drain respectively, which converge in the northeast corner of the Township to form the Cass River Drain which also flows to the Saginaw River. There are numerous pockets of wetlands though limited in size. There are no natural lakes of any significant size within the Township although there do exist numerous small water bodies of five acres or less in size. GEOLOGY AND SOILS The bedrock geology of Burnside Township is nearly wholly sandstone. The far south portion of the Township exhibits pockets of shale as well. Depths to the bedrock vary from approximately 100 to 175 feet and generally increase in a northwestwardly direction across the Township. According to the U.S. Department of Agriculture, the vast majority of Burnside Township is characterized by soils of reasonable similarity in that the soils are somewhat to poorly drained and characterized by a loam type subsoil. The subsoil varies from sandy loam to silt loam to clay loam although the majority of the subsoils are sandy loam and clay loam. That area of the Township which reflects a significantly different soil characteristics is limited to the far southwestern and south central third of the Township. This area is characterized by moderately to well drained soils with a subsoil ranging from sandy loam to clay loam to sandy clay loam to loamy sand. The exception to this profile is the peat and muck soils which predominate along the Cedar Creek and Madison Drain corridors. Given the rural character of the Township, a review of the area soils is particularly relevant in relation to their contribution toward prime agricultural lands and ability to accommodate on site sewage disposal adequately ( septic fields) • Though the USDA considers a number of variables when determining prime agricultural lands, it is soil characteristics and topography which plays the strongest role in most situations including Burnside Township. According to the USDA, more than three quarters of the Township is considered prime agricultural land (Figure 3). Ultimate determination of a soil's ability to accommodate septic fields must be based upon on-site investigations. However, the Lapeer County Public Heal th Department has prepared maps which provide insight into the general soil capability patterns in the 18 �MONTGOMERY RD. BARNES RO . cl I STILES RO. SOMEWHAT POORLY AND POORLY D \ SANDY LOAM TO CLAY LOAM SUB BURNSIDE RD . LINCK ROY> MODERATELY WELL ORAi ED , 0 CLAY LOA.,/ SUB OIL Y"' /, ' FIGURE 5 BURNSIDE TOWNSHIP MASTER LAND USE PLAN GENERAL SOILS and PRIME AGRICULTURAL LAND LANDPLAN ----tNCOAPOAATCD GENERAL SOILS AGRICULTURAL LANDS A MCBRIDE-MARLETTE ASSOCIATION D B CAPAC-BLOUNT-KISSIE ASSOCIATION LLJ C BOYER-MONTCALM-MCBRIDE ASSOCIATION D E F ~ CARLISLE-LUPTON-TAWAS ASSOCIATION PRIME AGRICULTURAL LANDS NON-PRIME AGRICULTURAL LANDS SOURCE: U.S. DEPT . OF AGRICULTURE, SOIL CONSERVAT ION SERVICE FABIUS-WASEPI-MUSSEY-GILFORD ASSOCIATION CAPAC-BELDING-BROOKSTON ASSOCIATION SCALE IN FEET LAND USE PLANNING PO 80)( 747 o ZONING• RECREATION PLANNING OICEMQS. MICHIGAN '10805 1:5171 349 8370 0 2,000 4,000 �Township based upon USDA soil survey maps and are very useful in land use planning endeavors. The vast majority of the Township is c l assified as offering severe or extremely severe limitations toward the construction and operation of septic fields. Those regions where soils are more supportive of septic fields are concentrated within the southern regions of the Township. VEGETATION • The fact that so much of Burnside Township is devoted to agriculture precludes the existence of vast expanses of vegetative cover beyond that of agricultural fields and lawn areas around residences and other structures. As the Township is characterized by a limited degree of intensive development, that land that is not in agricultural use is of a predominantly open space character. Of a l l non-agricultural lands, nearly 92% consist of woodland, wetland, or open shrub land. • According to the Michigan Department of Natural Resources, al.most 10% of the Township is covered by forest lands, the vast majority o f which are deciduous in character. Nearly 7% of the Township is covered by herbaceous and shrub lands and less than 2% of the Township is comprised of wetlands. • As Figure 3 illustrates, the majority of these natural areas occur in the northern and southern thirds of the Township. The largest expanse of woodlands occurs along the Cedar Creek corridor and covers approximately 500 acres . • • • • • �• • Section Three • ESTABLISHING A FRAMEWORK • Bef ore a particular. strategy can be developed to guide Burnside Township into the future in respect to its land resources, a framework must be established which relates the current character of the Township with the direction considered most appropriate for the Township to follow into the future. This framework involves the identification of key land use issues and needs facing the community and the goals and objectives adopted by the Township to address these issues and needs • • • • • • �Chapter Four ANALYSIS and NEEDS ASSESSMENT Having developed a profile of the physical and cultural character of Burnside Township, it becomes possible to gain insight into the land use needs and issues facing the Township and the development of the Plan. The following summarizes these key land use issues. It should be noted that though this discussion addresses each particular issue, the issues are not necessarily inseparable but overlap and relate to one another in varying degrees. PRESERVATION of AGRICULTURAL LANDS Certainly, one of the most dominant issues which this Plan must address and provide for is the preservation of agricultural lands. A significan~ portion of the residents of Burnside Township rely on farming and related operations as their principal source of income and financial stability. Most successful farming operations require vast amounts of contiguous land masses and the loss of farmland parcels, even on a limited basis, can potentially threaten the viability of continued successful farming efforts by local families and operators. These agricultural lands are of great value not only to the farm owners but to the geographic region within which they operate for the food stuffs which these enterprise provide. It should be understood, however, that preservation of all agricultural lands within a community can be difficult depending upon local development and growth trends. It becomes critical then that preservation of agricultural lands within Burnside Township be viewed as one of many concerns of the Township, and addressing all concerns may require a degree of flexibility. The most important issue here is that if agricultural lands must be lost to accommodate other land uses, those agricultural lands considered prime or most productive be regarded with the highest of preservation concerns. 20 �PRESERVATION of RURAL CHARACTER and SPECIAL NATURAL RESOURCES The rural character of Burnside Township is a fundamental thread in the Township fabric and is highly valued, by the Township. Whether it is the way of life which is typically associated with a rural community, or the visual images which are often attributed to rural communities, or a combination of both and more, the rural character of the Township is the foundation for the quality of life desired by the residents. An element of the Township's rural character is its special natural resources including hillsides, woodlands, waterways, and bottomlands. Their value, both to the area residents, wildlife, and associated ecosystems, is considered a conservation must. A second and larger element of the rural character is the almost continuous stretches of landscape void of expansive parking lots, paving,concentrations of buildings and similar more urban characteristics. It is important to note here that vast agricultural acreage in a community does not, in it of itself, define a rural setting. Communities may be rural and contain no agricultural lands. The phrase "rural character" is more synonymous with the lack of intensive development than existence of agricultural lands. If growth and development is to occur within the Township, and the rural character is to be preserved and special natural resources conserved, specific and aggressive measures must be taken including, but not necessarily limited to; 1) limiting development to acceptable intensities; 2) adequate landscaping and buffering of more intensive land uses; and 3) locating development areas least apt to impinge on area wide rural character. 21 �PROVISION for EXPANSION of NON-RESIDENTIAL LAND USES There is clearly a significant portion of Burnside Township residents who wish to see increased non-residential growth such as commercial and industrial land uses. As discussed above, concern for preserving the rural character and agricultural lands of the area are priorities and must not be forgotten. Accordingly, the Plan must set the foundation for allowing such growth and development to occur in a healthy and appropriately timed fashion. The Township must recognize the economic and public benefits which non-residential development brings to the Township. Similarly, the Plan must provide the guidance to minimize the less-advantageous affects such development can have on a rural community. RESIDENTIAL GROWTH noted earlier, projecting population growth is less than an exact science. Yet, when viewed from within the proper perspective, population projections must be considered when planning for future land use.. Though the U.S. Census Bureau estimates a loss of SO residents in the Township between 1980 and 1988, the Township has generally experienced continual growth in the previous four or five decades. While the 1990 Census may reveal that growth in the Township slowed or even declined during the previous ten years, current conditions suggest that the Township is apt to continue to grow, rather than decline, in the coming ten years and beyond. The fact that Lapeer County is experiencing growth and current plans exist for the extension of M-53 northward form the Detroit area suggests that Burnside Township is more apt to experience residential growth in the future than not. Based upon an estimated increase in population from 1990 to 2000 of 1810 persons (approximate average of projections) or approximately 520 households ( 3. 5 persons per household), as discussed in Chapter Two, the additional residential acreage required is noted below: As Average Lot Size 1 Acre 2½ Acres 5 Acres Total Acres Required 520 1,300 2,600 22 �The Plan must provide for the identification of how this residential growth can best be located and incorporated within the Township in the most harmonious manner. PROVISION for SPECIAL LAND USES The recent controversy over plans for the County landfill's expansion and growing concern over the day to day operation of local sand and gravel extraction operations highlights the need for the Township to provide guidance in the location of and regulation of special land uses. The Township must recognize the economic benefit of the area sand and gravel resources to both the Township and extraction operators. Still, such activities can have a debilitating effect upon a community and nearby residential areas due to congestion, maintenance, and safety hazards along the roadway network, noise, dust, potential for permanent scarring of the landscape, and other effects. The Township must not lose sight of the fundamental issue however. The real issue is not necessarily the sand and gravel operations as they are only a symptom of the bigger problem; the lack of appropriate guidance and regulation of unique or special land uses including junkyards, auto service facilities, outdoor auto sales facilities, mobile home parks, and others. While the scope of this plan is not intended to identify detail~d regulatory programs for special land uses, it is intended to identify the existing need for such programs and establish the foundation for such programs. DEVELOPMENT SENSITIVE to NATURAL CONSTRAINTS To the degree that growth and land development occur in Burnside Township over the coming years, guidelines must be established to assure that such growth and development recognizes and respects the natural constraints present in the Township facing growth and development. Most critical of these constraints is the limitations 23 �presented by the soils in nearly all areas of the Township toward on-site sewage disposal.This condition presents direct ramifications upon the cost and intensity of development on a given site and the allowable intensity of development throughout regions of the Township. The Plan must provide guidance in correlating allowable development intensity with the natural constraints present. At the sam time, the Plan must recognize the potential for utilization of alternative waste disposal systems and their effect upon allowable development intensity. SEWAGE DISPOSAL, POTABLE WATER and PUBLIC HEALTH As noted above, Burnside Township is dominated by soils which present severe limitations to septic fields. To many, this condition may be viewed as a blessing as it will undoubtedly limit the intensity of development within the Township. However, this condition should not let the Township fall into a false sense of calm about on-site sewage disposal and public health. The Township should always maintain a level of concern and planning foresight for maintaining adequate sewage disposal and a reliable potable water supply. Contamination of groundwater is always a potential and heightened by septic fields on poor soils. · Accordingly, the Township must maintain a watchful eye on the degree of growth and development in the coming years and, if necessary, examine the feasibility of more advanced sewage disposal systems (lagoons, etc). Such systems require considerable monies and planning and should be studied long before an immediate crisis occurs. Similarly the Plan must address this issue through regulating the rate and intensity of development. 24 �Chapter Five LAND USE GOALS AND POLICIES Based upon the data previously -presented in this document, and the assessment of needs and issues presented in the previous chapter, the Burnside Township Planning Commission established a set of goals and planning policy statements to guide future land use in the Township in a manner responsive to the needs and concerns identified. Within this context, "goals" serve as end-products which the master land use plan is aimed at providing while the "planning policies" are the means to which these goals are reached. The benefit of these policies is considerable and reaches beyond their ability to support a desired goal or product. adopted policies aid the public in understanding the intent of master land use plan, instill efficiency in decision-making ensure consistency of criteria and guidelines used as a basis decision-making. far The the and for These goals and policy statements form the rationale and basis of the proposed master land use plan for Burnside Township. Careful analysis of the physical and cultural characteristics of the Township and the application of these development principles will result in an understandable and defensible land use plan. BURNSIDE TOWNSHIP MASTER LAND USE PLAN To provide a land use plan that is flexible, reasonable and adequate to meet the needs and desires of Township residents and to insure the continued health, safety, and general welfare of the Township and its residents. Planning Policies 1. Burnside Township will adopt a master land use plan, indicating areas into which general land uses should be directed. The purpose of such a plan is to guide the decisions of the Planning Commission and Township Board on matters of growth, development and land usage. 25 �2. The Burnside Township Ordinances shall be continually reviewed and revised in light of an adopted master land use plan, and any subsequent changes to the plan, to reflect the proposals contained in the plan and enforce its land use policies. LAND USE/GROWTH MANAGEMENT Goal To provide for an appropriately balanced pattern of both residential and non-residential land uses in a fashion which will maintain the strong rural character and quality of the life environment in Burnside Township and be capable of meeting present and future community needs in an efficient, economical and environmentally practical fashion. Planning Policies 1. Encourage natural, heal thy growth in Burnside Township; growth that consists of orderly, planned development which protects against incompatible land uses. 2. Growth should be regulated as to its rate and intensity through specific districts, consistent with predetermined, desired characteristics. 3. The location and intensity of future development must respond to the natural and cultural constraints present, including the lack of public sewer and water facilities and limiting ability of soils to accommodate septic fields. 4. Growth should be managed to the extent that it is a function of overall carrying capacity, not only of the physical (land) resource, but also including elements of public costs and the provision of public roads, services and utilities. 5. Development shall be orderly, to reduce the energy and cost inefficiencies of discontinuous development patterns. Unmanaged sprawl and "leapfrog" development indicate an unplanned, inefficient approach to land use and should be prevented. AGRICULTURE Goal Preservation of the agricultural industry in Burnside Township must be pursued as this industry provides a foundation upon which the Township relies for economic and social welfare. 26 �Planning Policies 1. Preserve for agricultural use those lands in Burnside Township that are best suited for agricultural use. 2. Limit the development of non-agricultural uses on designated agricultural soils. Such development impairs efficient agricultural practices, removes forever the best agricultural fields from production, and could result in future conflicts between rural homeowners and farmers. 3. Limit the extension of utilities or other public improvements into designated agricultural areas that are not compatible with an agricultural-use district or that would otherwise jeopardize the integrity of these districts. 4. Identify those active agricultural areas which, by virtue of their relationship to parcels currently undergoing development or designated for low intensity development, could be best utilized as "transitional" or "holding" districts, providing options for accommodating growth and yet implementing the other policies suggested herein. THE NATURAL ENVIRONMENT The natural environment is of paramount importance to the residents of Burnside Township due to the many ways it shapes the health, safety, and welfare of the Township and must be preserved to the greatest degree feasible. Planning Policies 1. Woodlands, marshy areas and wetlands provide important resource functions, including the storage of flood waters, replenishment of the ground water supply, and provision of habitat and cover for a variety of wildlife species. The protection of these resources from disruption and destruction, to the greatest extent possible, is critical. 2. Development along water courses and in flood plains will be carefully regulated in order to protect unwary land purchasers, as well as the general public, from development practices which may cause pollution of waters, or compound potential flooding, or generally increase the threat of harm to property, individuals, and the Township. 27 �3. The natural environment fully supports the rural character of the Township which residents hold so dear and those most visible natural environmental elements should be preserved accordingly. RESIDENTIAL DEVELOPMENT Burnside Township desires to encourage adequate housing for all segments of the population in a healthful, safe, convenient and attractive living environment. Planning Policies 1. Provide a balanced range of housing types to accommodate a range of income and age groups, household sizes, location and style preference. 2. Residential development should reflect land capabilities, both in location and site development. 3. Future "group housing," be it as mobile home parks, multiple family development or even single family subdivisions, will be carefully regulated so as to blend with the existing low intensity character of the community or the character of a given area. 4. Future subdivisions will be encouraged as a unified approach to residential land use where feasible; however, such subdivisions should be located adjacent to existing areas of similar development or where residential growth will logically occur if the carrying capacity of the land permits. 5. Encourage the adoption of subdivision regulations to guide the quality of new residential development in Burnside Township. 6. Discourage extensive "strip" residential development along roadways in the township. Such development is an inefficient use of land which often commits the future use of road frontage to shallow lots, increases vehicular congestion and safety hazards, and inhibits access to interior portions of larger acreage. 28 �7. Protect residential areas from activities excessive noise, dirt; odors or traffic. that produce 8. Residential development shall be guided so as to minimize public utility costs and maximize anticipated and constructed public facilities. NON-RESIDENTIAL DEVELOPMENT To provide opportunities for limited commercial, industrial and other forms of non-residential land use in a manner which reflects sensitivity to surrounding land uses, the natural environment, and particular site characteristics. Planning Policies 1. Encourage the development of selected, non-residential development to the extent that it addresses needs of the Township without substantially sacrificing the existing character of the Township or intended character of the site. 2. Recognize that "strip" commercial development (commercial facilities that may evolve in an unplanned fashion, usually in a narrow configuration along major roadways) is not in the best interest of public health, safety and welfare, as it may result in numerous curb cuts along the roadway ( promoting confusion over turning movements, safety hazards, congestion), and conflicts with adjoining residential areas. 3. Discourage the introduction of new commercial areas which, by their location and method of development, may encourage the creation of new "strip" commercial zones. 4. All non-residential development within the township shall be of such a nature that the natural environment is free from the hazards of toxic wastes and other environmentaily unsafe products and elements possibly associated with non-residential development. S. Establish locations and measures to ensure the incorporation of special or unique land uses within the Township in a manner which protects the health, safety and welfare of the community and minimizes day to day disturbances to the community. Such measures shall address industrial land uses including mineral and related extraction operations. · 29 �PUBLIC SERVICES AND FACILITIES To provide public services and facilities in the most efficient manner possible to meet existing and future needs of township residents. Planning Policies 1. Recognize that public services and facilities should be sensitive to the needs of township residents and, therefore, be expanded or revised when necessary to more effectively serve local residents. 2. Where possible, public services should be coordinated on a cooperative basis between Burnside Township and adjacent units of government. 3. Recognize the need for long-range planning to ensure safe, high quality potable water, protection of surface water quality and safe disposal of residential, commercial, and industrial sewage. Promote the use of stringent controls over on-site wastewater disposal through tile fields and septic tanks and the utilization of alternative facilities where necessary to accomplish the above mentioned water quality goals. 4. Recognize the need for continued long-range planning to meet solid waste disposal needs, an issue that should be approached on a regional basis with no individual community necessarily bearing the full burden of waste disposal. COMMUNITY AESTHETICS To guide all physical growth or development in Burnside Township in such a manner to ensure a pleasant, attractive and desirable community in which to live, work and play. 30 �Planning Policies 1. Encourage all non-residential establishments to maintain a visual appearance that contributes in a positive manner to the image of their surroundings and the community as a whole. 2. Efforts should be made by the township to preserve and protect those areas of scenic significance and the natural beauty of the community. �( ( Section Four DEVELOPIN_G THE FUTURE ·c C The principal land use issues and needs of Burnside Township have been identified as have the goals and planning policies to address these issues and needs. The final step in the development of this master land use plan is the use of the goals and planning policies to arrive at a practical strategy for land use within the Township and the identification of alternative methods to implement the strategy. ( , C 31 C �Chapter Six A STRATEGY FOR FUTURE LAND USE The strategy for future land use presented in the following pages evolved as a result of the elements and issues previously reviewed and discussed including: 1) physical and social Township characteristics; 2) community trends; 3) community needs, concerns, and attitudes; and 4) adopted land use planning goals and policies. The overall direction of the strategy is to provide the opportunity for healthy residential and non-residential growth within the Township while preserving agricultural lands to the greatest degree feasible and maintaining the overall rural character of the area. The strategy consists of three principal elements which are intended to operate in an integrated fashion and thereby provide a comprehensive approach toward planning for the community's future well being. These three elements include the Land Use Zones Plan, Transportation Plan and the Public Utilities Plan. LAND USE ZONES PLAN The Land Use Zones Plan involves the establishment of six ( 6) principal land use categories within which the Township is divided into. Each land use category, or district, delineates the primary land use or uses intended to occupy that zone. The following pages describe each of these land use zones including their intent and location rational and are accompanied by a graphic illustration of the strategy ( Figure 5) • The determination of the district locations is based upon various practical considerations specific to each district. Throughout the development of the Land Use Plan, the intent of the district locations is to address these considerations to the greatest extent feasible. Two points should be kept in mind as one reviews the land use zone descriptions and boundaries. First, it is not the intent of this plan to suggest that existing land uses which do not comply with the intent of the zone they are currently situated in (Figure 6) are in jeopardy of continuing their current operations. While the location of some of these "non-conforming" uses may not be in the best interest of the Township, the Township is sensitive to the resources invested in those facilities. This sensitivity does not, however, preclude the Township from establishing regulations 32 �addressing the expansion, reconstruction, or other activities which may act to extend the lffetime of these less than desireably located land uses. Second, the zone boundaries illustrated (Figure 6) are purposeful and based upon a number of considerations, as noted in the following pages. This plan is, none-the-less, intended to be flexible and those boundaries are not necessarily etched in stone. However, the Township will generally not consider exceptions to these boundaries unless among other considerations, the proposed exception ( s) involve parcels in the immediate proximity to the boundary under question and the proposed land use is considered compatible with the surrounding area. AG RI CULTURAL ZONE INTENT: Agriculture is the foundation upon which the general welfare of Burnside Township rests including economic, social and environmental well being. The AGRICULTURAL ZONE is intended to recognize, preserve, and protect those agricultural areas considered most valuable toward supporting the agricultural stability of the Township. Introduction of other land uses within this zone could pose considerable threat to the agricultural productivity and stability of the individual parcels, and the community in general, and as such are deemed generally inappropriate. LOCATION CONSIDERATIONS: Principle considerations in the location of the AGRICULTURAL ZONE include: 1) 2) 3) 4) Protection of prime agricultural lands Encompass active crop and pasture lands Encompass lands within the P.A. 116 program Encompass parcel sizes more compatible with successful farming operations and overall production The AGRICULTURAL ZONE recognizes the fact that, generally, successful farming increases with the size of parcels farmed. Accordingly, parcels within the Township which reflect the location considerations noted above but are of limited acreage are not included within the AGRICULTURAL ZONE. The vast majority of the Township is contained within the AGRICULTURAL ZONE although the majority of land in this zone is in the central and northern regions of the Township. RURAL-RESIDENTIAL ZONE INTENT: The intent of the RURAL-RESIDENTIAL ZONE is to provide the opportunity for residential growth and development of a more rural character than that typically associated with urbanized areas and associated residential subdivisions and similarly, without the 33 �reliance on public sewer and water facilities. Further, that this opportunity be provided in a manner which does not conflict with the principle agricultural areas of the community. This zone responds to the Township's desire to provide housing opportunities to individuals and families unable or uninterested in pursuing commercial farming endeavors yet wish to reside on lots more reflective of a rural community. However, the intent of this zone is not to prohibit existing farming activities. Further, new future farming activities will be allowed in this zone, but shall be operated in a manner which minimizes conflict with nearby residential development. Maximum development densities within this zone will ultimately be based upon on-site sewage disposal requirements and other natural conditions which may be present. The intent of this zone is to minimize potential traffic congestion and safety hazards by limiting strip residential development along section roadways and encourage non-road frontage development. LOCATION CONSIDERATIONS: Principle considerations in the location of the RURAL-RESIDENTIAL ZONE include: 1) 2) 3) 4) 5) Minimize threat to prime agricultural lands Be relatively economical to develop Be protected from traffic and incompatible land uses Minimize environmental limitations toward on-site sewage disposal Allow for a range of residential densities This zone is principally located in the south central region of the Township. However, also included within this zone are all residential or agricultural lots ten (10) acres in size or less. Numerous sand and gravel extraction operations currently exist within the RURAL-RESIDENTIAL ZONE. This land use must be recognized as a temporary condition in that such a use can only exist as long as the mineral resources are present and accessible within the framework of applicable ordinances and statutes. Use of sand and gravel pits for residential development, upon termination of the extraction operation, is common and such developments can be highly marketable. URBAN-RESIDENTIAL INTENT: The URBAN-RESIDENTIAL ZONE is intended to provide housing opportunities of a more urban character in respect to development densities as well as, on a more limited basis, commercial services to meet the needs of the immediate area. Such development is feasible only to the extent that public utilities are available. The intent of the Plan is not to currently encourage the provision of public utilities to this zone but to designate that area of the 34 �Township most appropriate to absorb such infrastructure improvements and residential development should the need or opportunity for urban housing alternatives arise. LOCATION CONSIDERATIONS: Principle considerations in the location . of the URBAN-RESIDENTIAL ZONE include: 1) 2) 3) Nearby to existing or anticipated public utility systems Nearby to primary transportation corridors Convenient location to basic services The URBAN-RESIDENTIAL ZONE is situated along the western bounds of Brown City. COMMERCIAL INTENT: The intent of the COMMERCIAL ZONE is to provide an opportunity for commercial services and development within the Township while minimizing the potential for disruption of the current Township character. The COMMERCIAL ZONE provides the opportunity for redevelopment of existing commercial areas as well as expansion of existing and new commercial facilities. The principal commercial development anticipated to occur within the Township is typically referred to as "neighborhood services" and typically provide convenience items and personal services such as hardware stores, gas stations, small grocery stores, and similar establishments. It can be assumed that local needs for commercial facilities offering expanded selections of goods, particularly durable goods or goods typically associated with major department stores, can best be addressed by current and future commercial development in nearby urban areas including Flint, Lapeer, and Imlay City. LOCATION CONSIDERATIONS: Principle considerations in the location of the COMMERCIAL ZONE include: 1) 2) 3) 4) 5) Adjacency to adequate roadway infrastructure. Adjoin principal traffic flows. Minimize threat to agricultural lands and special environmental areas. Conveniently located to population centers. Recognize existing and anticipated land use patterns to minimize incompatible circumstances. The COMMERCIAL ZONE is situated in the area Burnside Road intersection. of the M-53 and COMMERCIAL -INDUSTRIAL ZONE INTENT: The intent of the COMMERICAL - INDUSTRIAL ZONE is to recognize that area of the Township which is presently 35 �characterized by a mixture of commercial and industrial land uses ( as wel 1 as agricultural) and provide the opportunity for this existing land use pattern to continue in a reasonably compact fashion. This area has exhibited a mixed land use pattern for some time and clearly reflects a manufacturing and service area character. Because of this area's existing character, adjacency to important transporations corridors (which commercial and industrial facilities rely on), and limited residential development, the plan recommends this area continue to absorb commercial and/or industrial growth as the need may arise. However, the plan also recommends the establishment of regulations to insure proper buffer zones and safeguards to minimize potential negative impacts between adjacent land uses. PARK and OPEN SPACE ZONE INTENT: The intent of the PARK and OPEN SPACE ZONE is twofold; 1) to protect those natural resources within the Township which have particular environmental value to the Township due to the role these resources play toward maintaining the welfare of the Township and 2) to provide opportunities for public recreation facilities and programs. "To protect" refers to the limiting of development within this zone which is apt to adversely effect the environmental resources contained within. By the act of limiting development within this zone, and the natural characteristics of these land areas, lands contained within are particularly suitable for passive recreation facilities. LOCATION CONSIDERATIONS: Principle considerations in the location of the PARK and OPEN SPACE ZONE include: 1) Wetland areas 2) Expanses of woodlands 3) Flood prone areas 4) Natural water courses 5) Proximity to existing or potential population centers At present the PARK and OPEN SPACE ZONE consists of privately owned lands in the area of Cedar Creek and nearby woodlands and wetlands as well as several other land areas toward the central and northern regions of the Township. This fact raises an important issue; the Township owns no lands currently programmed for or proposed to be programmed for recreation use. Traditional recreation standards recommend ten acres of parkland for every 1,000 population. This would equate to approximately 20 acres of parkland to serve the current population of Burnside Township and provide basic recreation facilities including playgrounds. While the survey revealed support for increased recreation opportunities within the Township, this support was not reflected by the majority of respondents. 36 �!~ _/, , I ) AGRICULTURE \ .\ I I "'--- STILES RD . '\( /\ -·-, ·---~--~ ...._____.___ - - -~ - ( 90 ~ I V ----.__ - - - - / l! ••• ···c, \ ··, < \ BROOKS RD. ' ;c J> D V, I I J: D "' l 90 \ ' ~ 39 \ .......... __. ....... BURNSIDE RD. '~--- ,_ fGRICULTURE / JP, and j ~ . -...../ \ RK / LiJ D I \ ,111RTUS RD - LINCK RO . ;c ;c m ll .I (.· < 9 ~ WILCOX RD ~ V> D 0 ,go )_,,--_ _ ____ I D 0 ~P.1E URBAN-fs10ENTIA7' \i m V, C OPEN 90 _ _ _ _ _. . . . __ _ _ _ _ e u R_N SI_D E _RD. _ _ coMMI Rc1AL _, AGRICULTURAL -• / -• ~D- ~ ~ ..llllliliiillii-!R EANVILLE RO . I J> (") " V, ' (") 0 ll z m ll AGRICULTURE ) RURAL-RESIDENTIAL - I WILLIS RD. ' \ 0 PAR~ and OPEN SPACE m J> z ll "' ! \ I ~·~·--------~-,,.---------1• ------... L:LtAH . AKt HU . i-.-) __________, FIGURE 6 BURNSIDE TOWNSHIP MASTER LAND USE PLAN LAND USE ZONES LANDPLAN _ _ - - INCOFIPOFIATEO------ SCALE IN FEE T LANO USE PLANNING PQ 80)( 7,t7 o ZONING • RECREATION PLANNING Ql((MQS M1CM1GAN40005 15171J'49 ,8J70 I 4,00 0 �It is critical that the Township maintain a close watch on the recreation needs and attitudes of the community. While private recreation facilities may meet some of the future recreation needs of the community, such facilities are not accessible to all. The Township must take responsibility for assuring basic recreation needs of the community are met. Sound recreation planning begins before conditions become extreme and drastic inadequacies arise. As the Township grows, so should the community's commitment to assuring adequate parkland and programs, appropriately located, for the individuals and families of the area. TRANSPORTATION PLAN Land use is intrinsically related to circulation and, in particular, vehicular access. The automobile plays a dominant role in our society today. Industrial facilities require adequate roadways to accommodate the relatively high volumes of traffic requiring access to such facilities, and residential neighborhoods require adequate roadways to facilitate the day to day patterns of area household. In addition, all land parcels require adequate roadways to facilitate emergency services. With this in mind, it becomes imperative that the Township's circulation system meet the land use needs of the community today, tomorrow, and into the future. Similarly, it is imperative that land uses are not introduced within the Township unless an adequate circulation system exists (or is anticipated, depending upon the circumstance) to meet the apparent land use needs. Assuming that the proper balance between roadway infrastructures and land use needs can come about only through a specific plan. As part of the Burnside Township Master Land Use Plan, the following actions are established to form the transportation plan: Action #1 CONTINUAL MONITORING and PLANNING The Township shall continually monitor traffic flows and roadway conditions to identify existing and potential conflict areas. The intent of this action is to enable the Township to identify existing and anticipated circulation conflicts so as to plan for their solution before circumstances become extreme, hazardous, or generally in conflict with the health, safety and welfare of the community. 37 �Action #2 PRIORITIZED IMPROVEMENTS Improvements to the roadway network shall be based upon an orderly and prioritized approach. Improvements shall be based upon substantiated data highlighting the need for such improvements and priority shall be given to those improvements addressing immediate hazardous conditions and/or increasingly hazardous circumstances where high or increasing traffic flows are present. Action #3 COMMUNICATION and COOPERATION The Township shall regularly communicate with the Lapeer County Road Commission to assure that each of these governmental units is aware of current efforts, concerns, and needs held by each other and that improvements are planned in an organized and cooperative fashion. This communication and cooperative approach shall be extended to all area municipalities with the understanding that poor roadway conditions and resulting improvements can have regional ramifications and must, therefore, be planned collectively. Action #4 SITE IMPROVEMENTS As land is developed for commercial, industrial, and residential purposes, traffic flows in the area of these increases as do the demands on the local roadway network. The increased traffic flows and demands upon the roadway network can create localized hazardous and congested conditions due to vehicles accessing and exiting facilities and neighborhoods. The Township shall examine proposed land development projects in relation to its effect upon adjoining roadways including conflicting or inappropriate traffic turning patterns, congestion due to limited road width or lanes, inappropriately positioned driveways, and related concerns. PUBLIC UTILITIES PLAN At present, public sewer or water service does not exist in Burnside Township. Further, the general soil characteristics in the area are not particularly supportive of septic fields for sewage disposal. Many would consider these features to be an asset of the community. The soil characteristics and lack of public services act, to a degree, to preserve the rural character of the area by limiting intensive development. However, it is the same features which put Burnside Township in a potentially vulnerable position in terms of adequate sewage 38 �disposal and potable water supply. Improperly designed and constructed septic systems, over-intensive development of residential areas, and unmonitored and mismanaged earthmoving and excavation operations can have potentially disastrous effects upon a community's potable water supply and general health, safety and welfare. Health permits must be approved by the Lapeer County health Department before land parcels can be developed within the township. It is the responsibility of the health department to assure safe and adequate on-site sewage disposal and potable water systems are designed and constructed for properties to be developed. The Township should encourage open lines of communication with the health department for advisory purposes and the exchange of pertinent information regarding proposed projects, adequate water and sewer facilities, effects of land development projects upon nearby septic fields and potable water sources, and any other issues which may be deemed pertinent in the review of proposed projects. The development of public sewer and water services requires substantial time and financial resources including feasibility studies, design, and construction. Though these services may not be necessary at present or in the foreseeable future, the Township recognizes the fact that, like all other communities, a situation may arise where the provision of these services to a particular area of the community may become essential. Accordingly, the Township shall monitor development trends and their effect upon potable water quality, on-site sewage dis9osal, and related issues. This monitoring activity, with the assistance of the county health department, should help to minimize emergency large-scale water and sewage disposal circumstances and maximize the community's ability to properly plan for public services if and when the need arises. Any plans for increased public services should recognize existing sources of sewer and water services in the region and the potential to tap into these existing infrastructures. 39 �Chapter Seven IMPLEMENTATION The overall intent of this master plan is to identify and develop the most appropriate land use strategies for meeting the land use needs of the township in a manner which supports the health, safety and welfare of the current and future township residents. These strategies are embodied within this plan, both graphically and in text. However, without the implementation of these strategies, this master land use plan becomes nothing more than a document upon a shelf. A master land use plan is a statement of policy and is ineffective unless acted upon. There are a number of avenues which the township can follow to implement this land use plan. Before implementation can occur, it is critical the appropriate township governmental bodies recognize, support and adopt this master land use plan. According to current Michigan statutes, once this plan is adopted by the Planning Commission, it is considered official and used by the Commission as a guide for future planning and resolving of conflicts. It is the Township Board, however, that has the actual authority and power to implement the master land use plan thLough the passage of ordinances, decisions on zoning and rezoning permits, and expenditure of public funds. As such, it is critical for the Board to review and officially adopt the master plan as well. Upon adoption of the plan by both township bodies, implementation activities can be initiated. LAND USE CONTROLS There are a variety of techniques available to assist in implementing an adopted land use plan. The most important of these techniques involves legal land use control ordinances and programs of which zoning is a part of. ZONING Zoning is certainly the most effective manner of implementing the township master land use plan. In 1943, the State of Michigan passed the Township Zoning Act (P.A. 184 of 1943, as amended) which vests the legislative authority to enact or amend a zoning ordinance within the Township Board. 40 �The Michigan Acts include a statement defining the purpose of zoning, a portion of which reads as follows: " . • . to meet the needs . • . for food, fiber, energy, and other natural resources, places of residence, recreation, trade, and service . . . to assure that the use of land (is) situated in appropriate locations and relationships; to limit the inappropriate overcrowding of land and congestion of population . to facilitate adequate and efficient provision for transportation systems, sewage disposal, water, energy, education, recreation, and other public service and facility 11 requirements . . The Zoning Ordinance is based upon and reflects the policies contained in the Master Land Use Plan. In meeting this end, a zoning ordinance typically prescribes and controls the use of land through the establishment of land use zones. Each zone is based upon various land development characteristics including lot sizes, development intensity, building uses, and building locations, heights, and bulk. Though the Burnside Township currently has a zoning ordinance in effect, this ordinance should be revised and updated to reflect the policies of the Master Land Use Plan and current conditions and trends within the Township. In fact, zoning ordinances are intended to serve for approximately five-year periods before being completely reviewed and revised in accordance with evolving conditions within the township. Aspects of the zoning ordinance can be revised at any time, however, based upon legally pre~cribed procedures. SUBDIVISION CONTROL ORDINANCE A township may enact a Subdivision Ordinance through the authority of the Subdivision Control Act, P.A. 288 of 1967. The Subdivision Control Act permits townships and other municipalities to enact ordinances with the intent of controlling the properness and degree of land subdividing and improvement to the land, including sanitary sewer, water supply and streets. FARMLAND and OPEN SPACE PRESERVATION PROGRAM Another local method of land use control with an emphasis on the environment is the Farmland and Open Space Preservation Program established by Act 116 of 1976. As noted earlier, much of the Township is already covered by this program. The Act under which this program is administered was originally designed to alleviate 41 �the rapid conversion of agricultural land within the state to more intensive uses which were taking place at the time. The Act also provided for the preservation of privately owned open space land. The Act defines open space land as land that conserves natural or scenic resources, enhances recreational opportunities, preserves historic sites and idle potential farmland of not less than 40 acres in size. Act 116 enables individual land owners of such open space land to enter into a development rights easement with the unit of government in whose jurisdiction the property is located. The easement is designed to ensure that the land remains in a particular use for an agreed-upon minimum period of ten years. The easement may be perpetual. In return for the restrictive covenant, the land owner is entitled to certain property tax benefits. To enroll in the program, the property owner must file an application with the township. Upon approval, the township prepares an appropriate easement which, after signing by the land owner, is subsequently recorded with the register of deeds of the country. Property owners should become familiar with all conditions associated with such an easement before entering into an agreement. MICHIGAN WETLANDS PROTECTION ACT The Michigan Wetland Protection Act (Act 203) of 1979 was passed to regulated activities in Michigan wetlands. No dredging, filling or construction can take place in wetland areas without a permit from the Michigan Department of Natural Resources. Wetland under the Act is land "characterized by the presence of water of a frequency and duration sufficient to support and that, under normal conditions, does support wetland vegetation." The Michigan statute applies to all wetlands contiguous to inland lakes, ponds, streams and rivers. They also include the wetlands of five acres or more in size that are not contiguous to surface water bodies and located in counties with populations of 100,000 or more. Noncontiguous wetlands cannot be regulated in a county of less than 100,000 population unless a wetland inventory is completed. Act 203 was designed to protect rather than preserve wetland, and controls provided for by the Act serve to regulate wetland alteration. Regulatory objectives of the Michigan statute include the protection of wildlife habitats, duck nesting areas, aquifer recharge areas, and the function of wetlands as nutrient and sediment traps for the protection of lakes and streams. The Act's regulatory program is designed to prohibit or control by permit all fill, excavation and structural development in wetlands. 42 �PURCHASE OF PROPERTY The greatest single action a township can take to guide land use is through the purchase of private property. In this fashion, the township can control the type of development to occur should the township sell a given parcel and, in the same fashion, preserve areas for open space and nondevelopment. Unfortunately, this option can be quite expensive and cost prohibitive. LOCAL GOVERNMENT PROGRAMS Constant references to this Master Land Use Plan by Township staff when making decisions and resolving conflicts is a more passive, yet very effective manner of implementing the plan. This plan must be used as a tool of reference and valued for the insight it provides. Realizing this plan's value and its utilitarian quality for local planning efforts is the easiest method of implementation. On a local and more active level is the development and utilization of a Capital Improvements Program. In essence, the program is a budget for municipal expenditures extending five years or so into the future. Using this document and the Master Land Use Plan, the Township Board may gain insight into its financial needs over the coming years and areas where public funds might best be spent. Within the framework of local government planning, it is critical that Burnside Township work closely with all other local municipal governments in a cooperative manner so that each municipality might better reach its land use goals and support one another through their individual and mutual planning efforts. CITIZEN INVOLVEMENT This Master Land Use Plan has been developed specifically for Burnside Township and though it may be adopted by both the Township Planning Commission and the Burnside Township Board, it will never be fully effective if not backed by the local public with their support and involvement. It is the residents of Burnside Township who will make it, in large part, such a unique township and their participation in the planning process is critical and should always be encouraged. Accordingly, all pertinent planning data available 43 �to the Planning Commission and Township Board should be available to the general public as well so that they may be well informed an capable of providing valuable input into the planning process based upon actual information. Similarly, the Township should utilize all facets of communication including newspapers and radio to notify residents of particular issues and provide factual insight into these issues. Finally, well orchestrated opportunities must be established for the public to voice their concerns, attitudes and insights into and about the issues facing Burnside Township today, tomorrow and the future. 44 �BURNSIDE TOWNSHIP MASTER LAND USE PLAN Landowner Questionnaire Results (Rounded to nearest percent) 1. Please check the two most important things which you enjoy about living in Burnside Township. Particular characteristics of your home and property 32% Relatively low taxes 8% 45% 2% 12% 1% 2. Rural atmosphere Employment opportunities within the Township School system Other Please check those things which you would like to see more of within Burnside Township. 20% Recreation facilities 20% Shopping facilities development) a small scale (no malls or similar large Shopping facilities of a larger scale, such as malls 9% 16% Restaurants 29% Small industrial facilities which might provide increased employment opportunities Residential growth 7% 3. of Non-residential land development is most often attracted to major thoroughfares. If increased development is to occur along M-53 and M-90, how should this development be guided? (Check one please) a. 71% Development should be guided toward one or several key intersections b. 29% Development should be allowed to occur all along these thoroughfares Please check the response which most closely describes your feelings toward the following statements. Unsure 4. The Township should try to 87\ protect special natural areas from development (swamps, floodplains, rivers and streams, woodlands, etc.) s. Commercial facilities should be allowed to locate within the Township as they wish. 6. Residential growth in the Township should be guided into one or several primary areas instead of being allowed to occur throughout all areas of the Township. Disagree 7% 6% 13\ 14' 73% 45\ 19% 36% �Disagree Unsure 7. I prefer to drive 30 miles or more to do my shopping rather than increase shopping facilities within the Township and possibly threaten the current Township atmosphere. 51\ 17\ 32\ 8. If land development is to increase within the Township, it should be allowed to do so in a random pattern. 26\ 20\ 53\ 9. 15\ Gravel pits and similar extraction operations should be allowed to operate within the Township without interference by the Township in regard to location, operation practices, etc. 16\ 69\ 10. 85\ Where feasible, prime agricultural lands should be protected from land development. 8\ 7\ 11. How do you feel about living in the Burnside Township? Unsure a. Quality of life is good? b. Shopping facilities are adequate and convenient? c. The area has generally become less tranquil? d. Roadway network is in good condition? e. Agricultural lands are being threatened? f. Additional roads are not needed? g. Traffic levels are increasing? 12. By law, a community must allow for housing types of all kinds. Which of the following housing styles do you feel the Township should allow for more of? (Check as many as you wish) a. ...l.l!_ Duplexes (2-family units) b. _§,!!.._ Single family homes c. ...11!_ Mobile home parks d. ..ML Multi-family structures 12\ �13. If growth and land development is to increase within the Township, following circumstances would you prefer? a . ....§1!_ Intensive development occurs in several selected areas, thereby maintaining the current township character in most all other areas. 14. which of the b . ~ Development occurs throughout all areas of the township-;--i:>ut at a less intensive nature. If shopping/commercial facilities were to increase in Burnside Township, which of the following locations would be best for the Township as a whole? (Check one please) a. .!ll..._ Along M-53 d. !il..._ Around intersection of Burnside Road and M-53 b. _ll_ Along Burnside Road e. llL_ Near Brown City c. i l l _ Along both M-53 & Burnside Road f. ....Q.!_ other (Please specify) 15. Which of the following items should have the strongest consideration in locating higher density residential growth? (Check one only) a . ~ Major thoroughfare nearby b. ~ Compatible soils c. ~ Similar residential growth nearby d. __&.§.L Non-threatening to agricultural lands 16. How long have you lived in Burnside Township? a . ...§!__ 0-2 years c • ....§.!__ 5-10 years b_. ...1!_ 3-5 years d. ll!._ 10-20 years 17. e. 60\ more than 20 years Does the majority of your household income come from agriculturally related work? . b. -1l,!_, No 18. Does the majority of your household income come from work performed within the Township? a • ...ll!._ 19. Yes b • ...11!_ No Do you support the Township in its efforts to prepare itself ·for growth and development pressures through the development of a land use plan? a . ~ Yes b. _J1_!_ No �20. Please use the space below to note any comments you may have regarding land use concerns within the Township. Total of 65 comments submitted. 38\ addressed concern over landfill and its expansion 32\ addressed need to keep agricultural land natural and undisturbed 9\ addressed need for road repair and dust control THANK YOU FOR YOUR EFFORT AND TIME, A REPRESENTATIVE OF THE TOWNSHIP WILL STOP BY TO PICK UP YOUR COMPLETED SURVEY IN SEVERAL DAYS. � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Burnside-Twp_Master-Land-Use-Plan_1980s Creator An entity primarily responsible for making the resource Burnside Township Planning Commission, Burnside Township, Lapeer County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource circa 1988 Title A name given to the resource Burnside Township Master Land Use Plan Description An account of the resource The Burnside Township Master Land Use Plan was prepared by the Burnside Township Planning Commission circa 1988. Subject The topic of the resource Land Use--planning Burnside Township (Mich.) Lapeer County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives