38 24 26018 https://digitalcollections.library.gvsu.edu/files/original/2213db81397ee2eb4cf7e0e23c3168f0.pdf 8dc7095808548125a92dbb644e0233cd PDF Text Text • §~@@~l?3 §[b[g) tf@W ~@[}:{] 0~ 'OB RY OF1 RO VI "\"Ht. \.I ' \ 1 i' 1 \fH3t I \:;r: �- • j - - - · - ~ ~@@ ~ [?2 •I~ lb [Q) lJ@W ~@C=O •~ �) B R O O MF I E L D T O WN S H I P MA S T E R P L AN Isabella County, Michigan Public Review Draft September 1986 Official Adoption January 1987 Prepared by EAST CENTRAL MICHIGAN PLANNING AND DEVELOPMENT REGION and the BROOMFIELD TOWNSHIP PLANNING COMMISSION l Cf90 �B R O O MF I E L D T O WN S H I P B O A R D Donald Wagester, Supervisor Doris Ratcliffe, Clerk Margie McArthur, Treasurer Charles Anderson, Trustee Harris Diehl, Trustee B R u O MF I E L D T O WN S H I P P L AN N I NG Pete Ratcliffe, Chairman Steven Woodruff, Secretary Ray Ferrigan Maynard Strong Donald Wages ter C O MMI S S I O N �B R O O MF 1 E L D T O WN S H 1 P T A B L E 1. 11. 111. IV. V. VI. VII. Vlll. 0 F MA S T E R P L AN CONTENTS INTRODUCTION A. Purpose and Enabling Legislation B. Administrative Structure C. Townsnip History PHYSICAL AND SOCIAL CHARACTERISTICS A. Regional Setting B. Existing Land Use C. Population Characteristics D. Housing E. Local Economy F. Transportation l 2 4 7 9 9 14 16 16 19 ENVIRONMENTAL CONSIDERATIONS A. Topography and Surface Features B. Soils C. Climate U. Surface Water Resources E. Groundwater Resources 22 COMMUNITY FACILITIES 35 TOWNSHIP DEVELOPMENT GOALS A. Community Attitudes B. Goals and Objectives 38 40 TOWNSHIP DEVELOPMENT PLAN A. General Concepts tl. Land Use Plan C. Community Facilities D. Transportation Plan 45 46 47 50 52 IMPLEMENTATION A. General Considerations B. Farmland and Open Space Preservation C. Light Industrial Development D. Wastewater Treatment Facilities E. Legal Implementation Tools f. Shor t•Terri1 Action Recommendations G. Continued Planning 55 56 57 58 APPENDIX A. Plan ~eview and Adoption B. Community Survey 62 23 23 29 29 30 39 59 59 60 61 �I. A. Purpose ~ INTRODUCTION Enabling Legislation The purpose of this planning study for Broomfield Township is to prepare a master plan that is consistent with the following goals: 1. Meet the requirements for a Township master plan pursuant to the Township Planning Act, Act 168 of 1959 as amended. The Act requires that a plan ' ' . include: a. A land use plan classifying and allocating land for agricultural, residential, commercial, industrial, and other uses; b. General location of roads, waterways, flood prevention structures, public works and public utilities; c. Recommendations for rehabilitation of blighted districts and changes in ways, grounds, open space, and other facilities; and d. Recommendations for implementation. 2. Provide a means for Broomfield Township residents to participate in the planning process. 3. Provide the Township's decision-makers with a broad framework that will assist them in making routine decisions and that will identify both the limitations and opportunities facing the Township. 4. Develop an understanding of citizen desires and community conditions to be reflected in the Township's long-term development goals. 5. Identify potentially innovative and sound ways for improving the environment of Broomfield Township in a manner cons is tent with community goals. 6. Prepare a plan that, in the future, could serve as a legal basis for a Township zoning ordinance pursuant to Act 184 of 1945, as amended, the Township Rural Zoning Act. That act provides for a plan that aims to: - Promote the public health, safety and general welfare; - Encourage use of lands in accordance with their character; - Limit improper use of land; - Conserve na tura 1 resource; - Meet needs for food, fiber, natural resources, residences, recreation, industry, trade, service, and other uses of land; 1 .__ .-~ -~ . ; �- Insure land uses in appropriate locations and relationships; - Avoid overcrowding of population; - Provide adequate light and air; - Lessen congestion on public roads and streets; - Reduce hazards to life and property; - Facilitate provisions for 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 uses of land, resources, and properties. B. Administrative Structure The basic administrative structure for Broomfield Township planning functions is depicted in Figure 1-1. As specified by the Township Planning Act (Act 168 of 1959), an appointed five-member Planning Commission acts as an advisory body to the elected Township Board. Broomfield Township does not currently have its own zoning, but is instead under the jurisdiction of the Isabella County Zcming Ordinance with administration by Isabella County personnel. 2 �Figure I-1 ADMINISTRATIVE STRUCTURE FOR BROOMFIELD TOWNSHIP PLANNING AND ZONING Board of Trustees Supervisor+ 4 members elected Township Planning Commission Isabella County 5 members appointed _ _ _ __ Planning Commission I I I I Township C o u n t y - - - - - - - - County Master Plan Zoning Ordinance 3 Zoning Administrator �C. Township History The first white settlers to arrive in what is now Broom.field Township were John Hutchinson and William Broom.field. Apparently, these two men met in Detroit shortly after coming to the United States. They then moved on to establish homesteads in the western part of the township. As an interesting note, historical accounts indicate that William Broom.field's family name was originally spelled "Bruim.feln," but apparently this was changed to the current spelling very shortly after he arrived in the U.S. Broomfield Township was originally organized by the Michigan Legislature in 1866. At this time, Broom.field and Hutchinson drew straws to decide on a supervisor and a name for the new township. The results of this early "election" are obvious. Economic development of the township probably started in the early 1860's after these first settlers arrived. Like many other Michigan communities, lumbering and farming were the major industries of the period. During this time, a large sawmill was built at Bundy on the Chippewa River, and timber was floated downstream. However, the mill lasted but a few years. When the mill was abandoned, the early village of Bundy disappeared from the map. The mill produced about 75 million feet of logs during its brief existence. In the other aspects of early community life, the first schoolhouse was built in Section 31, and Betsy Ruxton became the first teacher. The first quarterly meeting was held at this schoolhouse by Rev. F. B. Bangs in 1866. The first sermon was preached by a Rev. Aldrich at William Broom.field's house. The first marriage that took place in the township was between Ithel Eldred and Mary Parrot. During the early development of the township, the Houghton Lake and Ionia State Road ran north and south through the western part of the township. 4 This �was the main (and only) road that the settlers relied on to travel to Ionia, about SO miles south, to get their mail and supplies. Portions of the old road grade can still be seen in some farmers' fields. The Big Rapids and Mt. Pleasant road extended east and west across the northern portion of the township. This route is now known as River Road. Broomfield Township was also served by a railroad at one time, extending from Remus in Mecosta County, across Bundy, and over to Weidman. That track was abandened in the early 1940's. Some of the earliest public improvements that took place in the township were directed toward construction of a cemetery. Land in Section 15 was cleared for this purpose by C. G. Quinn in 1884. The first township hall, measuring 24 by 40 feet, was built on the southwest corner of the cemetery in 1898. The cemetery vault was added much later, in 1936. During 1916-17, a bridge was built on the road connecting Section 2 of Broomfield Township and Section 35 of Sherman Township for $2,720. Today, Lake Isabella covers the old roadway. In 1948, the township purchased land on the west side of Hall's Lake for $2,000 to develop a public park. Other improvements, such as restrooms, fencing, and a well, were added in 1955 and 1957. Following a special election in 1949, it was decided to build a basement and move the old township hall onto it. Highway Department widened M-20. In the early 1970's, the State This made it necessary to tear down the old township hall and . build the present structure. Another community building in the township that has remained stable over the years is the Lutheran Church. The old church building that stood in Section 11 was torn down in 1971 when the present structure was built in Section 13. However, the cemetery in Section 11 is still maintained, as is another small cemetery in Section 26. 5 �It is also of historical interest to note the elected supervisors who have served Broomfield Township over the years. These officials and their terms of offices are listed below: William Broomfield L. C. Griffith William Broomfield L. C. Griffith John Hutchinson William Broomfield Henry D. Wright Harry P. Wilcox William Hummel George W. Ruthruff F. S. Maxon William Hummel H. D. Wright E. E. Wolfe H. D. Wright Theodore Hummel William Sellers Fred Woodruff John Hutchinson Russell Galer Harold Lapham Don Woodruff Roger Galer Ralph Strong Wayne Cole Elmer Frazier Don Wagester 1868-76 1877-78 1879 1880 1881 1882-84 1893-95 1895-97 1897-1900 1900-01 1901-03 1903-07 1907-12 1912-15 1915-21 1921-24 1924-33 1933-42 1942-47 1947-57 1957 1957-61 1961-68 1968-72 1972 1973-1976 1977-present Broomfield Township has continued to grow and change over the years. The township now includes a large mobile home park, the Lake Isabella development, Randell Manufacturing Company, and several large farms. These more recent developments along with other aspects of current conditions in the township are detailed in the following chapter. Note: The Broomfield Township Planning Commission wishes to thank Mr. Dan Mitchell for his assistance in preparing the preceding historical information. 6 �l- et: ....J 0... V) 0... ct: -....J :CIV) :z: ct: 3>- 011-Z ::::, O'I 0 r--.u CX) r-1 ct: ....J W....J :c LiJ t- ca ct: LL.. V) oz LiJ 0:C -1- t- u~ ::::,o Cl CX: 0 LL.. 0::: 0... 0... LiJ ct: 0::: ::E �B R O O MF I E L D II. T O WN S H I P MA S T E R PHYSICAL AND SOCIAL CHARACTERISTICS 7 P LAN �. : : • 0 H I ••,. •• •;•,. •••,. • 0 ,..J ~c., ~w ...... I •• • •! • •. ~ •. t5 H Pr. .•• '! ~ u H H 1• .. •• • ..... . ••. .• •I • a •• •• • ,• •••• ~I .. .••• • .,...... • .•i . i I ~ •. 6 •. ••I ..,,-t ! !: • • .... • .. . • .•• I I j I ·:i~ .- .... ••• I I • !O •.• : • • -; •. lo .• .•.•.. ••! \ • . •. •••· I ! C • C Q Q . •• •• .~_;:.._µ~4-~-t,1-•?r·: . . . . I ! •• ! • I I ••I • • .•. . . .•. .. ~ I ~-lJ • I I I ~ • ~-u • · I ,I .. ~ ~ ; . •.. I . • i •:! u •Q I le 18 h• •• I ~;-i ... •• 0 . .:; I •• l 0 12-· • ,; •.• ~~.•• :I ,. •! . •.' • •. ! • . 0 ,. • • NIDOIM ;: I . i I I I !l ..... .. .• ••• •. • .. • .i • : l • ; I 0 I I I - ._._,_.. • • I a I : I ; ! •• �A. Regional Setting Broomfield Township (Figure II-1) is a rural community located in westernmost Isabella County. It is bounded by Sherman Township to the north, Rolland Township to the sou th, Deerfield Township to the east, and Mecosta County to the west. A major east-west highway, M-20, bisects the township. The nearest major trade centers are Mt. Pleasant (12 miles east) and Big Rapids (25 miles west). This location places the township 160 miles from Detroit, 70 miles from Grand Rapids, and 80 miles from Lansing. The township possesses a scenic rural environment that ranges from gently rolling farmlands to steep, wooded hills. Agricultural and forested areas dominate the landscape, but several major lakes and streams are present as well. The largest water body is Lake Isabella, which is surrounded by a planned residential and resort development. Existing development in the township cons is ts uiainly of cultivated agricultural lands, and dispersed residential housing. However, more intensive residential development has occurred in the Lake Isabella area and in a mobile home park. In addition, a light industrial firm, Randell Manufacturing, is located within the township. These features, along with other aspects of current land use and development, are discussed in the following section. B. Existing !:!!!!. ~ The general composition and pat tern of land uses as they exist in Broomfield Township today is shown in Figure II-2. land use categories are provided in Table II-1. Tabulations of the various From the existing land use map, it may be readily seen that agricultural and wooded lands dominate the township. The land use map and tabulations in this section will provide a source of useful information for residents, govermnent officials, private 9 �business, and others interested in the development of Broomfield Township. Land uses have been divided into the following major categories for discussion purposes: l. Forested Lands make up nearly 40 percent of the township's total acreage. This category includes both managed and unmanaged wooded areas that are used for recreation, wildlife habitat, and timber production. The township's forested lands also provide attractive sites for residences on large lo ts. 2. Agricultural Lands are those areas with existing farming operations for food and fiber production. Farmlands account for over 9,000 acres, just slightly more than 39 percent, of the township's land area. 3. Intensive Residential uses are areas where housing is clustered in some manner with homes placed on lots generally less than one acre in size. In Broomfield Township, intensive residential uses are presently limited to the Lake Isabella development and the mobile home park in Section 24. These uses occupy just slightly more than one percent of the township. 4. Rural Residential development cons is ts of single-family ho,nes that occur in a dispersed fashion throughout the township, generally on large lots along section-line roads. These uses claim about one percent of the township. 5. Industrial land use in the township is presently limited to the Randell Manufacturing facility in Section 1. 6. Water bodies include the lakes and streams within the township, and occupy about 800 acres. These include Lake Isabella, Hall's Lake, Woodruff Lake, Big and Little Eldred Lakes, and Long Pond. township are Squaw Creek and Pony Creek. The major streams in the Small portions of Indian Creek and the South Branch of the Chippewa River also flow through the township. 10 �7. • -i Roads~ Rights-of-Way consist of M-20 and the county roads sening the township. These land uses devoted to transportation make up 575 acres, or 2.5 percent, of the total acreage. 8. Public~ Quasi-Public. Public lands and facilities include the Township Hall, parks, and cemetery. Land areas and buildings which are used by a limited number of persons but are not specifically commercial are termed "quasi-public" uses. These include churches, cemeteries, civic and fraternal organizations, and similar activities. Public and quasi-public uses now occupy about 20 acres in the township. 9. Vacant Lands include non-cultivated fields and abandoned farms. Areas in this category comprise about 11.6 percent, or 2,657 acres of the township. 10. Other minor uses include all land uses not otherwise classified in one of the previous categories. These include oil and brine wells, similar extractive operations, and barren land. located in the township. Gas storage fields are also These offer the potential for future development in meeting the state's demand for energy resources. Oil and gas fields in Broomfield Township and the surrounding area are shown in Figure II-2B. Areas classified as "minor uses" make up only about one percent of the township. 11 �FIGURE r II-2 • THIS MAP SHOWS THE MAJOR LAND USES IN GENERAL FORM ONLY. IT DOES NOT ATTE~T TO SHOW THE LOCATION OF EVERY PARCEL 0~ LAND USE IN THE TOWNSHIP. AGRICULTURAL LAND---------1111 NON-AGRICULTURAL FIEWS and ABANDONED FARM LAND m FORESTED L A N D - - - - - - - - ~ ~ WETLANDS------------JU LAKES RIVERS and STREAMS~ BARREN or EXTRACTIVE (includes J5cioa oil and brine wells) -----t2£.21 SUBDIVIDED L A N D - - - - - - - - ~ ... TOWNSHIP PROPERTY--------JE] CEMETARY---------.....;rn TRAILER PARK----------~ •~ INDUSTRIAL-----------+- BRCXMFIELD TOWNSHIP ISABELLA COUNIY �..,._ I 0 +,, \ - ~ o;._, \ ?; ~,4 r a \ -H-:---h-~~~,.,.,~-t--H,i"l\'!~rl---=:;-t-..--,--, iV j ! Ii •f I ; I -I ., t 'I I. t;) i~ J-· ~---~-~--.l~o--+-•--.--1~}-~ ~- U) \-0- h - - - + - ~ " ' - T - - t - - -~t - z -~------'-.~-= _,,__._-t i co N - ~ -. - + - • ,•• ~ h -..--~-~ I"' !• 1 i l-· • 1 0 0 I ..... ..... l. '2 - ~ 1 ~ 4- i -~ -..:. J. '< '9 4'"< ~.,,;, '3 ~ -:t.J ..:.:. ~ 9 ""t' ~ ~ ~ '2 ~:S - ~ V\ ..J \) (i_ 1 I .. . .\ ,. G. �TABLE II-1 Broomfield Township Existing Land _!!!! Land Use Acres Percent of Total Forested 9,158 39.7% Agricultural 9,047 39 .3% Vacant 2,667 11. 6% Water 800 3.5¾ Roads 57 5 2.5% Intensive Residential 300 1.3% Rural Residential 240 1.0% Public/Quasi-Public 20 0.09% Indus trial 12 0.05% 221 1.0% 0 ther Minor Uses 23,040 TOTAL 13 100% �C. Population Characteristics Historical population data for Broomfield Township is shown in Table 11-2. The trends show that the townships experienced very little significant change in population size during 1940-70, and even showed a moderate decline during 1940-50 when the overall Isabella County population was growing steadily. This trend is commonly seen in rural areas with agriculture as their principal economic activity. Considered in terms of the trends for larger farms and the general urbanization of the United States through the 1960's, there was no real opportunity for major population growth in the township. It was 1970 before the township could roughly match its 1940 population of slightly over 700. This changed dramatically from 1970-80 when the township population gre\,1 by over 70 percent, Isabella County growth~• ~ ~ three times the overall The main reason for this is the movement of former urban dwellers to rural areas like Broomfield Township. The population projections shown in Table 11-2 indicate that the township can expect fairly strong population growth over the next 20 to 25 years. These figures show the population expanding by almost 32 percent during 1985-2010. In contrast, Isabella County as a whole is expected to grow by only about 10 percent during the same period, and growth in the City of Mt. Pleasant is expected to negligible. As part of a national trend, more growth will continue to shift to rural areas like Broomfield Township where people will commute into urban areas such as Mt. Pleasant and Big Rapids for employment. The detailed population characteristics (Table II-3) indicate that Broomfield Township has a larger proportion of school-age and younger children than the county and state averages. As a whole, the township residents are a 14 �Table II-2 His tori cal Population Data Broomfield Township City of l'1 t. Pleasant Isabella County 1940 1950 1960 1970 1980 738 8,413 25,982 616 11,393 28,964 672 14,875 35,348 727 20,524 44,594 1,246 23,746 54,110 -Population Projections Broomfield Township City of Mt. Pleasant Isabella County Sources: 1985 1990 1995 2000 2005 · 2010 1,292 23,047 59,702 1,384 23,204 57,300 1,551 21,677 59,899 1,625 22,333 62,399 1,669 22,801 64,200 1,703 23,111 65,599 Historical data from U.S. Census Bureau Projections developed by ECMPOR staff and Michigan Department of Management and Budget 15 �bit younger in comparison to the rest of the state and neighboring townships such as Sherman. The lower median age for Isabella County is mainly a re f lection of the large student population in Mt. Pleasant. The median income data show that township resident~ are a bit less af f luent when compared to the rest of the county and state. However, these income levels are very strong in comparison to neighboring townships such as Sherman or Rolland. These latter comparisons probably give a better indication of local conditions in western Isabella County. D. Housing An adequate and structurally sound housing stock is essential to a growing community. Table 11-4. Housing data for Broomfield Township is summarized in This information shows the dramatic increase in housing stock that took place during 1970-80 concurrently with the township's population grow th. The median housing value of $37,700 is strong both by Isabella County and statewide standards. In addition, housing values in the township follow a fa i rly narrow range. Only about 5 percent of the units are valued below $20 ,000 and only 7 percent exceed $50,000. Thus, the median value provides a good representation of typical housing value. The data also show that most homes (85 percent) in the township are owner-occupied. The housing stock is generally in good condition with only about 19 percent of the existing units built before 1939. Units lacking complete plumbing or experiencing overcrowding are quite scarce. ~. Local Economy Employment within the township is mainly associated with agriculture, small private businesses, and Randell Manufacturing, the single light 16 �Table II-3 Population Characteristics~~ Age!_ Under 5 18 yrs. & older 65 yrs. & older Median age Females Michigan 7.4 70.3 9.8 28.8 yrs. 51.2 Isabella Co. 6.6 75.2 7.1 22.7 yrs. 51.8 Race Isabella Co. White Non-white Spanish origin* 52,326 1,332 662 Broomfield ~ Sherman~ 9.6 65.9 7.1 26. 3 yrs. 50.7 6.8 68.0 12.0 30.9 yrs. 49.6 Broomfield ~ l, 225 21 6 *recorded as white Income Median (household) Median ( faini ly) Source: Michigan Isabel la Co. Broomfield Twp. Sherman ~ $ 19,224 $ 15,002 $ 14,492 $ l3 ,068 22,108 18,318 16,217 14,128 Bureau of the Census, 1980 Census 17 �Table 11-4 Housing Characteristics Housing Uni ts 1970 1980 Increase Median Value 21.4% $ 39,500 Michigan Isabella Co. 12,447 16,167 46.0% 37,500 252 489 73.4% 37,700 Broomfield Twp. Occupied Uni ts Owner Renter Median Rent Michigan Isabel la Co. Persons/Household $197 2.8 10,752 5,292 179 2.9 349 64 147 3.0 Broomfield Twp. Other Occupied Unit Characteristics Broomfield Township Number of Uni ts % of Uni ts 5 1. 27. Overcrowding (more than a person per room) 19 4.6% Houses less than $20,000 value 21 5.1% Houses ~50,00U or more value 29 7.0¼ Built 1939 or earlier 80 19 .4:7. 232 56. 2% Lacking Complete Plumbing Built 1970-1980 18 �') industry. In a survey of township residents conducted by the Planning Commission, 47 percent of the respondents worked in Mt. Pleasant and 11 percent worked in the township. The remainder of the residents who were surveyed commuted to Midland, Alma, Big Rapids, Lansing, Shepherd, or elsewhere for employment. F. Transportation Broomfield Township's existing road systems and classifications are shown in Figures II-3 and II-4. The township is served by 19 miles of paved roads, 14 miles of primary gravel roads, and 34 miles of secondary gravel roads. The major access route is State Highway M-20, which runs east and west through the center of the township. The major north-south route is Coldwater Road, which provides access to the rural community of Weidman and other major paved local roads. Local public bus service is provided by the Isabella County Transportation Commission. No railroads presently serve the township. The closest general aviation airport is located in Mt. Pleasant. The Tri-City Airport, in Saginaw County, is the nearest passenger airport. There is also one private airstrip in Section 36, located off Millbrook Road in the southeast corner of the township. Another private airport serving the Lake Isabella development is located just north of the township in neighboring Sherman Township. A proposed expansion of this airport would extend the facility into the northeast part of Broomfield Township. 19 �ll4 Cl) ~ ~ l""I C E-4 I H H ..:l ~ CJ) ),I 1-1 Cl) ; I I + i a I ~~ ! H ~ ••••••••••••• • •• • •• •• • I I I.I.I ..J l ,.. ~ ~ I ,c •,.. ,.. ~"' "li1 N 0 ~... ~ ~~ •"' •"' g t; C..'l 0 .. !. .• I •• ............... •• ••: ••• •• • ....... .. ...• • • •• ci .... w 0 •• • •• •• •• I I I -············: L .• I : I ··i···~·~l : I i• l �B R O O M F I E L D T O WN S H I P MA S T E R III. ENVIRONMENTAL CONSIDERATIONS 22 P L AN �flllIHAlllr PAVED JIOADS- - - - SIPJCONDAJllr PAVED JIOADS _ __ HIJWllr GllAVEL JIOADS; _ __ S!CONDAJllr c.RAVEL JIOADS=m=;:q PIUVATE a0ADS ..... ,_.,--.._.. a TOWNSHIP BOOIIOARlr-----. I I &UIIDIVIDED wrs 3'F~\•;,_{,,,;,,·.,.,t,J IM>OSTRJ ~ GOLF COIIRSII K>LH ~ I s'I 11 FIGURE II-4 I lAKE ISABELIA BROO\fFIELD TOWNSHIP ISABELLA COUNIY �A. Topography~ Surface Features The surface features of Broomfield Township are of glacial origin and the entire township is deeply covered with glacial drift materials. There is considerable variation in relief with elevations rangin~ from 890 feet to over 1200 feet. Bundy Hill, located in Section 8, is the highest point in the Township (and in Isabella County) at 1270 feet above sea level. variable topography includes many hills, valleys, and plains. The highly Most of the land is fairly level but, in contrast, several very high, isolated hills such as Bundy Hill are found. rolling. The slope of the land varies from gently to strongly Internal drainage is predominantly good because water moves freely through the light textured soils and sub-surface materials. In the context of planning, slope must be considered as a potentially serious constraint to land development. Even though Broomfield Township has a highly variable topography, the vast majority of the township is free from developmental constraints due to steep slopes. Major ridge lines are shown on the general Environmental Features map, Figure III-5. B. Soils The Isabella County Soil Conservation Service has developed detailed soils data for all of Isabella County. This information was published as a County Soil Survey in November, 1985. It should be noted that for detailed site planning of any kind, on-site investigation and testing of soil conditions is necessary prior to any development or construction. l. Major~ Associations There are three major soil associations in Broomfield Township (Figure III-1). A description of these three soil associations follows: Remus-Spinks Association: Nearly level to gently rolling, well drained loamy . 23 �and sandy soils; on moraines and outwash plains. association are used mainly as cropland. pasture and woodland. The soils in this They are also well suited for use as The soils in this association have high potential for use as septic tank absorption fields and building sites. Coloma-Pinnebog Association: Nearly level to hilly, somewhat excessively drained and very poorly drained sandy and mucky soils; on outwash plains and in upland drains and depressions. In most areas, the soils in this association have a cover of natural vegetation, commonly trees. used mainly as recreation areas and as wildlife habitat. used as cropland and pastureland. residences and hunting camps. The soils are In places, they are Additional uses in the Township include The Coloma soils have limited potential for septic tank absorption fields due to their poor filtering capacity. soils do, however, have good potential for use as building sites. Coloma The Pinnebog soils have low potential for both these uses due to ponding, wetness and low strength. Coloma-Remus Association: Nearly level to steep, somewhat excessively drained and well drained sandy and loamy soils; on moraines, till plains and kames. In most areas the soils in this association have a cover of natural vegetation, commonly trees. These soils are used mainly as recreation areas and wildlife habitat, and for residences. In places they are used as cropland with corn being the most commonly grown crop. as pasture. These soils are suited for use Poor filtering capacity of the Coloma soils may limit the use of these soils for septic tank absorption fields in some areas. Areas of this association where slope is less than 18 percent are well suited for building sites. 24 �2. Prime Farmland Soils Prime farmland is one of several kinds of important farmland defined by the U.S. Department of Agriculture. It is of major importance in meeting the nation's short and long-range needs for food and fiber. The availability of high-quality farmland is limited, and the wise use of prime farmland must be encouraged. Prime farmland soils are defined by the USDA as those best suited to producing food, feed, forage, fiber, and oilseed crops. Such soils have properties that are favorable for the economic production of sustained high yields of crops. These soils need only to be trea t 'e d and managed using acceptable farming methods. The moisture supply must be adequate, and the growing season must be sufficiently long. Prime farmland soils produce the highest yields with minimal inputs of energy and economic resources, and farming these soils results in the least damage to the environment. Prime farmland soils may presen_tly be in use as cropland, pasture, or woodland, or they may be in other uses. They are either used for producing food or fiber, or they are available for these uses. Urban or built-up land and water areas cannot be considered prime farmland. The Soil Conservation Service has identified the soils that make up potentially prime farmland in Broomfield Township (Figure 111-2). More precise locations of these are shown on the detailed soil maps in the County Soil Survey previously mentioned. The detailed Soil Survey data supplements the more generalized soils information contained in this document. Therefore, the Isabella County Soil Survey (USDA, 1985) is incorporated as part of the Broomfield Township Master Plan by this reference. The suitability of the soil for various land uses and development activities will be a key issue in the formulation of a long-range land use 25 �plan for the township. In this context, the soil survey data will again be addressed in subsequent sections of this plan. 26 �FIGURE Source: III~l B~OOMFIELD GENERAL SOILS )iAP USDA Soil Conservation Service. TOWNSHIP Isabella County, Michigan Jo 1 l Remus-Spinks Association: Nearly level to gently rolling, well drained loamy and sandy soils; on moraines and outwash plaina. 10 Coloma-Pinnebog Association: Nearly level to hilly, somewhat excessively drained and very poorly drained sandy and mucky soils; on outwash plains and in upland drains and depressions. 11 Coloma-Remus Association: Nearly level to steep, somewhat excessively drained and well drained sandy and loamy soils; on moraines, till plains, and kames. �-i E'l!I ~ 0 ,-J ~ N I H H H i H ~ 0 ~ 8 H it 0 ex: ~ • I'.&, 'f f - .............. . • • •• • • •• • • • •• • I .•• • • �0 C. Climate The inland location of Broomfield Township, away from the Great Lakes, substantially reduces the lake influence on this area's climate. The most notable lake influence occurs when the prevailing southwesterly winds bring increassed cloudiness during the fall and winter, moderating temperatures during cold outbreaks. The prevailing wind is southwesterly at 11 miles per hour. The following climatic data have been collected from Mt. Pleasant, 11 miles .to the east. Temperature data show that January is the coldest month with an average daily maximum of 29.S'F, while July is the warmest with an average daily maximum of 83.6'F. Precipitation is generally well distributed throughout the year with the crop season, May-October, receiving an average of 18.3 inches or 61 percent of the average annual total. September, with 3.34 inches is the wettest month while February, with a 1.2 inch average is the driest. The average snowfal 1 at Mt. Pleasant is 33 .1 inches. Mt. Pleasant averages 81 days per season with one inch or more of snow on the ground, but this varies greatly from year to year. Local observations indicate that Broomfield Township, because of its higher elevation, experiences slightly different climatic conditions than does Mt. Pleasant. Tempera tu res tend to be cooler, snow stays later in the spring, and accumulations are greater during the winter. D. Surface Water Resources Major water bodies are shown in Figure III-5. con ta ins portions of two major drainage basins. Broomfield Township Roughly the northeast quarter of the township, including the Lake Isabella area, drains to the South Branch of the Chippewa River. within this basin. Two tributaries, Indian Creek and Squaw Creek are The remainder of the township drains to the Pine River via its tributary of Pony Creek. 29 �As previously mentioned, Broomfield Township also contains several lakes. The largest of these is Lake Isabella, occupying about 750 surface acres in parts of both Broomfield and neighboring Sherman Township. The lake occupies a natural basin surrounded by a wide area of sandy soils. The impoundment was developed by construction of a 3,000 foot wide dam on the South Branch of the Chippewa River. The other major lake from a recreational standpoint is Hall's Lake, consisting of 56 acres in the southwest part of the township. Other small water bodies include Big and Little Eldred Lakes, Woodruff Lake, and Long Pond. Overall, the quality of Broomfield Township's surface water resources is quite good. However, it must be noted that any land-disturbing activities and intensive land uses have the potential for water quality degradation through erosion, sedimentation, and nutrient enrichment. Therefore, attention must be given to siting future development so that the high quality of the township's lakes and streams is maintained. These concerns will be addressed in the overall context of preparing a long-range land use plan for the township. E. Groundwater Resources Groundwater is a significant and sensitive natural resource. About half the population of the United States depends on groundwater for part or all of its drinking water supply. In Broomfield Township, the population is served by individual residential wells. Identification of the general availability and quality of groundwater may be broken down into two areas: in glacial deposits. 1) groundwater in bedrock, and 2) groundwater To address the first area, the general availability and quality of groundwater in the bedrock strata for Isabella County and the East Central Region is illustrated in Figure 111-3. 30 �Well yields from bedrock units can vary greatly within the county due to changes in permeability, thickness, lateral extent, and recharge potential. General availability is highest in sandstone bedrock units and lowest in shale uni ts. Groundwater in glacial deposits also varies greatly with depth and areal distribution. The general availability is illustrated in Figure III-4. It may be seen that the largest groundwater supplies are found in the glacial outwash and moraine areas in the western portions of the county including Broomfield Township, where wells are capable of producing more than 500 gallons perminute (gpm). The quality of groundwater in surface deposits is variable and subject to con taraina tion from surface and bedrock sources. Mining activities in the Township, such as oil and gas well drilling, can allow vertical migration of brine water from bedrock into surface deposits. Surface activities can also cause local occurrences of groundwater contamination. For example, the disposal or storage of solid and hazardous waste, filling stations, and various industries all have the potential for degrading groundwater supplies in glacial deposits. Due to the widespread nature of groundwater contamination problems, some couimunities have recently started developing local regulations for groundwater protection. Some of these regulations have been put into effect through zoning; others have taken the form of more specialized ordinances. In general, all the existing approaches use fairly straight forward land use, health, and police power regulations. The effectiveness of the controls is largely untested as yet, but it is likely that the next few years will see the development of more sophisticated and comprehensive programs as more communities recognize the need for action at the local level. 31 �GENERAL AVAILABILITY AND QUALITY OF GROUNO'NATER IN THE BEDROCK @ L.EGEND • rn lmJ WELL WELL YIELD L.ESS THAN IC GPM l"iT1 WELL YIELD FROM 10 TO IC OGPM ~ I WITH WELL DIAMETER GR~ATER ~ WATER IN THE BEDROCK USUALLY THAN 6 INCHES • NOT[ THAT 1.OCAI. l[DIIOC• A''[CTING IOTM wAT[II ,oo YIELD FROM' 100 TO GPM WITH WELL DIAMETER ~REATtA THAN &INCHES ~":i HAS A DISSOLVED SOLIDS CONTENT GREATER THAN 1000 PPM CONDI IONS CAN VAIIT Tl(l.0 ANO OUAI.ITT . o, SOUIICI: G[NIIIAI. AVAIi.Aili.i TY AN') OUAI.ITT GIIOUNOWAT[Jt IN THI HDIIOC• O[POSITS AICHIGAN l'T , . 11 . TW(NTE:11, WATlll IIUOUIICU DIVISION, U $ . Gf:O1.OGICAI.- SUIIV['T. o, FIGURE III-3 �GENERAL AVAILABILITY OF GROUNDWATER IN THE GLACIAL DEPOSITS --,----~ r----r-- ! m 1 •osco••o• i l_l__ -----1 N I I I AIIENAC l_ _f \ r---- I I _..s I L-- I _ __l LEGEND • WELL YIELD FROM 100 TO 500 GPM WITH WELL DIAMETER GREATER THAN 8 INCHES WELL YIELD LESS THAN IOGPM WELL YIELD FROM 10 TO IOOGPM WITH WELL DIAMETER GREATER THAN 6 INCHES • WELL YIELD GREATER THAN 500 GPM WITH WELL DIAMETER GREATER THAN IQ INCHES NOTt TH&~ LOC&l.1.Y HIGHf;lt Yltl.DS M&T H OIT&INED AND TM&T THIS 1.EGENO IIEPRCSENTS ONI.T THE GENElt&I. TIICNO W&TElt Tl[LD IN THE GL&C:IAI. Dt,OSITS. o, o, SOU"CE: OENtll&I. AV&IU.IIUTY GIIOUNDW&T[II IN THE GL&C:IAL 0[,0SITS IN UIC:HIGAN IY , . 11. TWtNfflt, WATtlt RtSOUltCU DIVISION, U.I. ltOLOGICAL SUIIVtY. FIGURE 111-4 �C/l .; ~i II . A ~ H E-4 ~z ~ ~ ~ •UI w ei ... i ... .. 2! -i ~~ !!Q ~ 13 H • 0 u, I H H H ~c.., H ~ > ~ :• I • ••; ••• .s.:.· ~J : I : I : ••• •• .. • +·· l I I I L_ ..i .. •• ..:••··~··· ..• ...... , • • ~• I I I -~,A I l I I �B R O O M F I E L D T O WN S H I P M A S T E R IV. COMMUNITY FACILITIES 35 P L AN �Co,amuni ty facilities in Broomfield Township are presently minima 1 due to the rural, low-density nature of the population and the proximity of larger cities such as Mt. Pleasant and Big Rapids, and smaller rural towns such as Weidman and Remus. IV-1. Existing facilities and service areas are shown in Figure The dominant facility is the Broomfield Township Hall at the corner of M-20 and Rolland Road. The building is used for township government functions as well as for 4-H meetings and as a pre-school facility. Largely as a result of the major school district consolidations that took place during the l960's, there are no public school facilities operating in the township. Most of the township is served by the Chippewa Hills Districts, while a small portion of the southernmost part of the township is included in the Montabella District. Police protection is provided to township residents through the Isabella County Sheriff Department and a Township Constable. three fire departments. The township is served by The Sherman-Nottawa Fire Department serves roughly the northeast quarter of the township, the Wheatland-Remus F.D. serves the northwest quarter, and the Blanchard -Millbrook F.D. covers the southern half. Two township parks comprise the other physical facilities that are available to residents. public lake access. A park at Hall's Lake provides a picnic area and The other park, adjacent to the Township Hall, offers a picnic area, ball field, and playground equipment. There are no public water or sewer systems in the township. Residents and existing industry are now served by individual wells and septic systems, and these arrangements currently appear to be adequate. However, if expansion of residential development, commerce, and industry is desired by the township, some public utilities may be necessary in the future. These needs will be addressed in formulating the township's long-range development plan. 36 �. BROO MF\EL D \. l4 N.-R 6 ·u··· JJ.a W. ,~,,~ FIRE PROTECTION DISTRICT BOUNDAIUES: BROOMFIELD TWP. COMMUNITY FACILITIES •••••••••••• l WHEATLAND-REMUS FD 2 SHEBMAN-NOTTAWA FD 3 BLANCHAllD-ROLLAND FD FIGURE IV-1 SCHOOL DISTRICT BOUNDARY 111111111111111111111111u11• �B R O O M F I E L D T O WN S H I P MA S T E R V. P LAN TOWNSHIP DEVELOPMENT GOALS Prepared by the East Central Michigan Planning and Development Region and the Broomfield Township Planning Commission 38 �V. A. TOWNSHIP DEVELOPMENT GOALS Community Attitudes Determining the desires and concerns of Broomfield Township's residents is perhaps the most important part of the planning process. If a plan is to be successful, then it must reflect the current desires of the citizens so that they can help realize its implementation. required for obtaining input from the community. Therefore, some mechanism is This can be accomplished through public meetings, scientific surveys, newspaper response forms, or q ues tionna. ires. In September 1985, the Planning Commission distributed questionnaires to 300 households in the Township, or about 73 percent of all the households according to the 1980 Census. There were 276 responses, representing about 67 percent of the Township and providing a 92 percent response rate for the survey. The questionnaire form and the distribution of responses are shown in the Appendix. The intent of this section of the plan is to . highlight the more significant aspects of the survey. The very high response rate should provide a good indication of community attitutes regarding future development and related planning issues. A brief profile of the responses reveals the fol lowing at ti tu des and cha rac te ris tics: 1. Nearly 89 percent of the respondents were homeowners, and a majority of these viewed their neighborhoods as predominantly farming areas. 2. The respondents felt very positively about the quality of life in Broomfield Town~hip. Nearly all felt tnat the Township is a desirable place to live, that it is safe, and that it is a good place to raise children. In addition, the gr-eat majority of respondents (90 to 94 percent) felt that the Township is a good place to retire, that their neighborhoods are attractive and peaceful, and that there is a spirit of neighborliness in the community. 3. Nearly all of the respondents thought that it is desirable to maintain the rural atmosphere of the Township and that agricultural lands should be preserved. 39 �4. Almost 78 percent of those surveyed thought that light industry in the Township should be expanded. 5. In general, development development respondents 6. In regard to various public services, most residents felt that the present levels of general road maintenance, snow removal, stormwater drainage, police, and fire protection are good to adequate. 7. Of the various additional comments provided, needs for road improvements and more recreation facilities were mentioned most frequently. 8. Some citizens also expressed their concerns regarding the storage of junk cars, general property maintenance arid esthetics, and commercial signs. most residents are in favor of of the Township in the future, must be carefully controlled. indicated support for Township some additional growth and but also feel that any new Specifically, 84 percent of the zoning. In summary, Broomfield Township's residents have indicated that they are generally quite satisfied with the quality of life in their community, and they want to preserve the qualities that make the Township an attractive place to live. The residents are willing to accomodate additional growth, but they want future development to occur in a logical and orderly manner. This Master Plan is in te oded to ac comp lis h just that. B. Goa ls ~ Objectives This section presents the goals and objectives that have been prepared to serve as a guide for the future development of Broomfield Township within a long-range (10 to 15 year) planning context. about future conditions in the Township. The goals are broad state1nents In a sense, their genera 1 nature represents little more than an overall attitude toward growth and development. The objectives suggest more specific courses of action that should be taken to accomplish the goals. The Township Planning Commission, as appointed representatives of the community, has the responsibility to prepare and adopt a set of goals that reflect the values and desires of the residents. The following goals and objectives have been prepared by the Planning Commission as a statement of the direction the Township should take as the 40 �Master Plan is implemented. These goals will also serve as a guide for the Township Board and Planning Co1umission as they evaluate development proposals, land use issues, and public improvement projects. In the absence of specific statements in the plan regarding a particular situation, the Township Board and Planning Commission should always ask: "Is the proposed action consistent with the adopted goals and objectives of the Township?" I. General Development Goal: To maintain the present rural atmosphere of the Township to the maximum extent possible. Objectives: 11. A. Preserve the "neighborly" feeling and "quiet living" qualities desired by Township residents. B. Preserve the qualities that make Broomfield Township an attractive place to live while also adequately providing for the future expansion of residential, commercial, and industrial development. Natural Resources and the Environment Goal: To provide for the wise use of the Township's land and water resources to maintain a high quality environment for all residents. Objectives: A. Provide for sound management and adequate protection of the Township's lakes, streams, and wetlands to maintain and improve the quality of the Township's water resources. B. Manage the Township's wooded areas for timber production, recreation, wildlife habitat, erosion control, and noise and dust mitigation. C. Provide visual relief in the form of natural settings and landscapes. D. Prevent the indiscriminate development of fragile environmental areas. E. Prevent groundwater contamination and overuse by giving careful at tent ion to the siting of ind us trial, commercial, and residential development. 41 �III. Agricultural Lands Goal: To preserve the Township's important farmlands for food and fiber production Objectives: IV. A. Maintain the agricultural sector of the local economy in a healthy and productive condition. B. Protect important farmlands from residential encroachment and conversion to non-farm uses. Residential Development Goal: To provide for residential development in such a manner that both the housing and the neighborhoods are safe, healthy, and attractive, while also providing a wide choice and adequate supply of dwelling units. 0 bj e c V. ti ve s : A. Reserve sufficient land for dispersed and more intensive residential uses in convenient, economical, and environmentally sound locations. B. Direct residential growth in a manner that will conserve land, prevent p~tterns of incompatible land uses, and develop a harmonious bl~nd of housing types. C. Uirect future intensive residential growth into logical neighborhood units that will permit the timely and economical development of utilities, road improvements, and other public services in a manner consistent with the Township's financial resources. Commercial Development Goal: To encourage sound commercial development in convenient and logical locations. Objectives: A. Encourage the development of a functional commercial use cluster, as opposed to strip development. B. Provide convenient and attractive shopping opportunities with adequate access and off-street parking. C. Maintain opportunities for commercial ventures with a reasonable assurance of economic stability. 42 �VI. Industrial Development Goal: To promote orderly light industrial development and expansion. Objectives: VI I. A. Increase local industrial employment opportunities. B. Develop a more stable and diversified economic base. C. Increase the industrial tax base of the Township. D. Encourage the development of an industrial park in a convenient, efficient, and fully improved location that provides good access and prevents conflicts with incompatible uses. E. Cooperate with existing industries in expansion plans to the maximum extent possible. F. Cooperate with county and regional industrial development agencies in promoting industrial development in the area. Transportation Goal: To develop a safe and efficient transportation system for all users. Objectives: VI II. A. Uevelop a coordinated and economical plan for improving local roads. B. Reduce conflicts among motor vehicles, non-motorized vehicles, and pedestrians. C. Utilize local roads and road improvements to direct future development into designated growth areas. Government~ Planning Goal: The Township should strive to improve the quality and efficiency of its services, and to promote cooperation and coordination with other uni ts of government. Objectives: A. Provide services at the lowest possible cost to the maximum number of residents. B. Continually monitor development trends and conditions to maintain a healthy and pleasant community. 43 �C. Periodically update and amend the Township Master Plan as conditions warrant. D. Develop and adopt additional land use controls, as necessary, which serve to improve the quality of life in Broomfield Township. 44 �... B R O O M F I E L D T O WN S H I P VI. MA S T E R P L AN TOWNSHIP DEVELOPMENT PLAN Prepared by the East Central Michigan Planning and Development Region and the Broomfield Township Planning Commission 45 �VI. A. TOWNSHIP DEVELOPMENT PLAN General Concepts The Broomfield Township Master Plan is a general plan for future development. It is intended to guide future growth into a development pattern that is logical, economical, esthetically pleasing, and environmentally sound. The basic concept that has directed the Plan's development is the desire to retain the rural atmosphere and natural resources that make Broomfield Township an attractive place to live while, at the same time, adequately providing for future growth. The Plan is designed to encourage a reasonable amount of new residential, commercial, and industrial development in a flexible, but controlled manner. Before the Township's long-range plan is presented in detail, the major concepts involved are outlined as follows: 1. A projected population of 1,700 is used for long-range planning purposes. This figure is a reasonable estimate of what the Township population will be within a reasonable time period. 2. The Plan advocates the preservation of the Township's farmlands for food and fiber production, and discourages the conversion of these lands to non-farm uses. 3. The Plan also seeks to retain much of the Township's wooded areas and natural features for recreation, forestry, wildlife, and esthetics. 4. Intensive residential development will be directed into designated growth areas so that public utilities and other services can be provided in a cost-effective manner. 5. Additional dispersed rural residential development will also be accommodated in a manner that is attractive, environmentally sound, and compatible with other land uses. 6. The Plan encourages the orderly growth of light industry in Section l near the existing Randell Manufacturing facility. 7. The Plan envisions the development of wastewater treatment facilities that will serve the intensive residential and light industrial growth areas. 8. So~e additional small-scale retail and service trade businesses might be desirable if they are developed in a manner consistent with the Township Development Goals (Section V). Also, there is the potential for development of recreationally oriented commercial enterprises that would 46 �capitalize on the Township's land and water resources. 9. Transportation will rely on M-20 for east-west traffic, while Coldwater Road will be the major north-south route. With these general planning concepts providing the framework, the Broomfield Township Master Plan is now presented in detail as it addresses the following elements: B. Land Use, Community Facilities, and Transportation. Land Use Plan The future directions for Broomfield Township's land use and environment are mainly shaped by the need to preserve existing farmlands and significant natural features, and by the Township's desire to retain a rural character. Beyond this, it is necessary to define the major land use categories and identify potential locations for residential, commercial, and industrial uses. The major land uses anticipated by this plan are described in the following discussion. Appropriate locations for these uses are shown on the Future Land Use Map (Figure V1- l) • l. Agricultural Areas These are areas of the Township which will be reserved primarily for farms and farming operations. As shown in the Future Land Use Map, these areas essentially include all the existing farmlands. In addition, these areas will accommodate limited single-family home development on relatively large lots (one acre or more) with frontage on section-line roads. It is the intention of the Plan that this type of rural residential development will occur in a dispersed fashion on soils that are not being farmed, or that are not well-suited to farming. The Agricultural Areas will provide for a controlled mixture of farms and country home sites where supporting services and facilities will not be required. The development policy implication of this land use category 47 �is that families desiring rural living can have that option, but not at ) the eocpense of farmland or farming operations. ~he Township expects the agricultural industry to dominate the character of these areae for the forseeable future. 2. Conservation Areas include much of the Township's forested lands, wetlands, and scenic natural features. The major uses envisioned for these areas are forestry and wood lot management, farming, recreation, and wildlife habitat. Hunting clubs and other recreation/conservation uses requiring large acreages will be included i~ this categor,-. areas will al30 accommodate rt The Consenaticn limited amount of dispersed, rural residential development on l~rge lots and with frontage on public roads. This type of development will ~ot require utilities or othar urban. services. Ey the action of the Connty Zoning Commission, they have zoned an area in cur towr.ship presviously designated as ~G-1 in the Master Plan to AG-2. F~ture zoning should consider this to remain AG-1 or~ aes1gnation that wil l refl~ct the forest co~servation area that it is, wit11 revisions to reflect current changes i n that ar~a eince 1986. 3. i ntensive Residential Areas will provide locations where compact residential forme such as plar.ned uni t developments, clustered housing, subdivisions, and mobile home J arks can be built. ~he main areas intended for this designation are the platted lots within the Lake Isabella project. Public util ities, especially wasterwater treatment, will be required for this type of development because of smaller lot sizes and higher densities. ~dditional uses will include parks, playgrounds, and related lake resort• oriented recreation f acilities. Tourist accomodations represent another potential use. By the action of the County Zoning Commission, they have zoned it to a Lake Residential (LR) wit h recent variance requirements in Broomfield Township only before building permits will be issued. 4. RESIDENTIAL CORRIDOR AREAS provide for dispersed residential development �on large lots with frontage on the Township's main paved roads. The areas specifically designated for this type of ·development are the Coldwater Road corridor and M-20 east of Coldwater Road. The Residential Corridor category acknowledges development patterns that are currently established in the Township end provides for their controlled expansion within a limited growth area. Futthermore, this category provides a transition zone between the I ntensive Residential areas and the areas designated for Agriculture end Conservation. 5. Light Industrial Area Il: keeping with the Township's D~velopmed Goals, ~n area has been designated f or future expan6io~ of light industry. The logical l ocation for additional industry is in Section 1, adjacent to the Rand•ll Manufacturir.g facility. acce s s to the site. Coldwater Road, a : ounty primary road, provides paved In addition, this area is in th~ vici:1ity of the pro- posed int~r.sive residential areas. This will permit an economical tie-in with anticipated wastewater treatment facilities. The Township's overall direction is toward the development of a full improved industrial park with convenient access and adequate utilities. By the action of the County Zoning Commission, they have classified a 15 acr~ parcel in Section 36 from AG-3 to I-1. They also changed the East 1/2 of Section 36 to an R-1 zoning and le f t the balance of the Section as AG-3. 6. Col!IITlercial Areas. Commercial development in Broomfield Township is presently very limited, consisiting of som~ small parcels near the Intersection of H-20 and Coldwater Road in Section 24. The exisiting businesses include an eating 'llld drinking t>6tablishment, and a convenience store. I n the future, some additional small, neighborhood-scale retail and service business could be accommodated in this general area since it provides a central location and good road access. Major shopping, however, .,_,ill continue to be done outside the township due to its proximity to a major trade center i n Mt. Pleasant. An alternative location for new commercial development is proposed in the vicinity of the intensiYe resider.tial area at Lake Isabella. :49= �Co1111ereial establishments in this area should provide convenience shopping and services to the neighborhood. Additional commercial opportunities might exist in this ar@a for businesses int ended to serve wat~r-baaed recreation activities, such as boating and fishing. Tourist aceo1111odations represent yet another busir.ess opportunity. C. Community Facilitieso The dellB.Ild for libraries, churches, medical clinics, and other community facilities cannot be precisely estimated. However, they are the types of facilities and services a community needs in order to offer a ufe and well-balanced place to live. As such, new facilities should be accommodated in a permissive, but controlled manner. Specifically, they should be conveniently located close to the intensive residential neighborhood areas. Gommunity facilities are not extensively developed in Broomfield Township. In the future, many facilities are services are expected to continue to be based outside the ·l 'ownehip. A major exception to this approach is the need for wastewater•·treatment facilities that has been previously meutioned. Thia issue will be discussed in morta detail in subseqeent sectione of this report. In general, this Master Plan er.visions the availability of community facilities as described in the following discussiono Existing and planned facilities are shown in Figure VI-2. 1. Health Services will continue to be located outside the township. Central Michigan Community Hospital will be the major inpatient and acute care facility. 2. POLICE and FIRE protection will continue to be provided by departments based outside the Township. As noted in the discussionof community attitudes (Section V), residents are generally satisfied with the present levels of services, and there is no strong support for creating police or fire departments within the Township. 3. Public School facilities will likewise be found outside the Township in the Chippewa Hills and Montabella districtso It is unlikely that Broomfield Township will acquire a subbicient number of school-age children within the -50- �planning period to justify an elementary school, especially considering the current trends toward smaller families and declining- school enrollllents. 4. Public Facilities include the Township Hall, parks, !lild cemetery. changes are expected in these !or the planning period. No major The closest public library is located in Weidman, and this arrangement is expected to ccntinue. Quasi-public facilitits in the Township include the Zion Lutheran Church ai:.d cemetery, and these are expected to remain stable for the long range period. By the action of the County Zoning Commission, they classifieti property surrounding Hall's Lake to LR (Lake Residential), it was pr~viously zoLed nG-3. This zoning extends !or 660 1 outward from the ordinary high water marks around the lake. ihere is a further cha~ge to R-1 zoning of land that joins the LR l a 1d en all four sides. This zoning of land that j0ins tr.e LR land on all four sides, this designation seems to ignore the existing AG-3 and \Jetlands. 5. r ublic Water and Sewer facilities are currently unavailable in the Township,. however, the lack of a co11111ur.ity wasterwater treatment system limits the high density resicential develof ment planned for the Lake Isabella area. Clear)y,, creative \,atewater treatment and disposal sy15te11s muet be studied to accomodate the desires of the cc~ity. Erooafield Town~hip i~ in a faTorable position t o proTide waetewater t~~atment in the near fUture. As preTiously ~entioned, a wasterwater system should logically be designed to service both the designated int dnsive residential and llght i~dustrial growth areas. Along these lines, construction of two stabilization lagoon cells intended to serve the Lake Isabella area began in Section I in the mid-19?0's. The facility was issued a discharge permit by the Michigan Department oi Natural Resources, but the syst~m never becuie operationalo However, there is now the opportunity to complete this system with the cooperation of Broomfield :ownship, Sherman Township, Isabella County, ana 'lhe priTate aector. This will be discussed in the "implemantation'' section of this plan. Since the completion o! the Macter plan in 1986, both Broomfield Township and the Connty Pla.,ning Commission have approved the zoning of the Lake Isabella industrial district as a Planned Unit District (PUD). -51- �D. Transportation Plan Broomfield To~nehip's Transportation system will continue to rely upon the etate and county roadsl. Major corridors will be M-20 for east-wwet access, a.l'ld Cold\Jater Road for the North-South traffic. Data obtained by the Michigan Department of Transportation in 1985 show average daily traffic volumee of 4,4oo 9 for M-20 near Wyman Road. Traffic counts for local roads are not currently available, but are expected to be obtained in the near tuture by the Isabella. Count:, Road Colllllli&Bion. Improvement of the Township road syetem is a goal stated earlier (section V). certain roads. As development occurs, it well be -necessary to upgrade These improvements will allow development to occur in a coordinated, controlled and less congested • annero Several recommended road improTements are listed below and shown in Figure VI-2. 1. Coldwater Road: Widening in the wicinity of Lake Isabella and t~e light industrial area to provide acceleration ar.d deceleration lanes. 2. Rolland Road: Extend pavement north to River Road. 3. River Road: Extend pavement ....-est to Roalland Road. In other as,ects ,)f transportation systems, public bus service is expe cted to continue to be provided to the Township through the Isabella County Transpcrtation Commission. Two priv~te air strips are presently located i"l. +:he Township, one in s~ctior. 1 and the othel" i i . .Saction :-;6. tfo chsnges arf: currently planned in either of these facilities. 52 �•• • •• •• •• • • •••••• •• I •• • • • • • •• I BROOMFIELD TOWNSHIP FUTURE LAND USE MAP D AGRICULTURAL AND RURAL RESIDENTIAL ~ CDNSERVATION -..... .-~,.• INTENSIVE RESIDENTIAL COMMERCIAL W;@'A LIGHT INDUSTRIAL B RESIDENTIAL CORRIDOR •• •• • • • • • • • • • ••• •• : • • fl • • • • • • • • •• •• •• • •• •• •• •• .....••·····••1. ····· .' ·:• ........ ~~ • • .• .• :• •• •••• •• • • • • • • ••• •• • • •• • • • • • • 1:• j J I _____ .......i____ _ I~ U ~-F: J M~-~-.:-------- E FIGURE VI-1 �BROOMFlfLD ·u· .. ~ BROOMFIELD TOWNSHIP COMM!JNITY FACILITIES AND TRANSPORTATION MAP FIGUP..E VI-2 W. \. 14 -N.-R E, /5'4,tH\t C ~ • PROPOSED WA8TEWA'fER FACILITY F1ll PROTECTION DISTRICT BOUNDARIES: ••••••••••••FD l WEATLANI>-REMUS 2 SHEBMAN-NOTTAYA FD 3 ~~~\tOLLAND FD •--_,. •- MA.JOB. ACCESS CORRIDORS --- PROPOSED ROAD IMPROVEMENTS �B R O O M F I E L D T O WN S H I P M A S T E R VII. IMPLEMENTATION 55 P L AN �VII. A. IMPLEMENTATION General Considerations To successfully implement any plan, it is essential that the plan itself be a realistic reflection of te character and aspirations of the community. If a plan has these characteristics, then it has already become part of the implementation process because it describes a future environment that is realistically available. Broomfield Township's plan does not envision dramatic change. In fact, the plan seeks to protect the resources and character that are associated with the Township's quality of life, while also adequately providing for future growth and development. The preparation and adoption of this Master Plan places Broomfield Township in a good position to direct future development. The plan is intended to be a viable working document that provides Township decision makers with a clearly stated set of goals and objectives for the Township's future. Therefore, the text and accompanying maps in this document should be consulted whenever a land use issue needs to be resolved. however, the plan retains a high degree of flexibility. At the same time, Furthermore, the plan avoids any attempt to portray the future in narrow terms. As such, the Broomfield Township Plan is written to anticipate change. However, simply having a plan is not enough - it must be put into effect. In this regard, the key consideration is public education. It is essential that the Township Board, Planning Commission, and the public understand the objectives of this plan. Plan implementation requires the continuous efforts of the Township's decision makers and the support of the public. Toward this end, the Planning Commission should take the initiative for promoting its activities to government bodies and the public. 56 �Beyond these broad considerations, there are a number of specific steps that need to be taken to successfully implement this plan. These are discussed in the following sections. B. Farmland~ Open Space Preservation It is a goal of the Township to preserve its important farmlands for food and fiber production, and to discourage the conversion of prime agricultural lands to non-farm uses. To complement this policy, agricultural property owners should be encouraged to enroll their land in the state's Farmland and Open Space Preservation Program, commonly referred to as Act 116. This program provides property owners with tax advantages for agreeing to continue to use their property for agriculture for a given period of time. To be eligible for the program, a farm must be a minimum size of 40 acres. Farms between 5 and 40 acres may also qualify, provided that they have a gross annual income of $200 per tillable acres. Specialty farms which meet the requirements of the Michigan Department of Agriculture may also qualify if their gross income is $2,000 or more. Agreements under the program run for a minimum of ten years and entitle the landowner to several benefits. Parcels enrolled in the Act 116 progralll are exempted from special assessments for sewers, water, or street lights. Property owners may also claim the amount by which property taxes on the enrolled acreage exceed seven percent of their household income on their state income tax. Statewide, the Act 116 program has been a fairly successful tool for minimizing farmland conversion. Since the program's inception in 1974, 17,500 property owners have enrolled approximately 3,550,000 acres. In Broomfield Township, only a very small portion - about 8 percent - of the total farmland acreage is currently enrolled under Act 116. 57 Farmland �preservation goals would be greatly enhanced if a substantially greater proportion of the Township's agricultural lands were enrolled in the program. It is not necessary for all farmlands to be enrolled to achieve the agricultural preservation goal. For example, other planning studies have found that enrollment of roughly 50 percent of the total farmland in a township effectively prevents most non-farm development pressure on adjacent lands. In a similar manner, lands may be enrolled under the "Open Space" portion of the Act 116 program to preserve natural and scenic resources. Designation under this status would be appropriate for some of the Township's prime forest lands and other significant natural features. c. Light Industrial Development Industries have rather unique location and design requirements in the sense that capital outlays for plants and equipment easily run into the millions of dollars. For this reason alone, industrial firms want reasonable guarantees that their investments will be justified. The community that can offer these assurances will have a head start in attracting new firms and expanding existing ones. Broomfield Township has already taken positive steps in this direction by clearly stating its industrial development policies and by designating a logical service area for future industrial growth. Additional efforts to enhance industrial development opportunities will involve community infrastructure improvements, such as roads and sewers. Also, the Township should work closely with agencies such as Middle Michigan Development Corporation to actively ·promote the Township's assets and attract new industry to the area. 58 �D. Wastewater Treatment Facilities As previously stated, Broolllfield Township has designated the Lake Isabella area for future intensive residential development. However, on-site wastewater treatment techniques (septic systems) will not alone support the total growth desired for this area. Other means of wastewater treatment must be introduced to the community if development is to take place as envisioned by the Township. Broomfield Township now has the opportunity to move forward to the construction of a wastewater stabilization lagoon facility to serve the Lake Isabella residential area and the proposed light industrial site. The proposed service area would also include the rest of the Lake Isabella project that is located in Sherman Township. Engineering studies were being conducted for the facility as this Master Plan was being prepared. The successful completion of this project will require the cooperative efforts of Broomfield Township, Sherman Township, Isabella county, and private development interests. E. Legal Implementation Tools Zoning is the primary legal tool for plan implementation. While a master plan provides the guiding policies and concepts, a zoning ordinance spec i fically regulates the use of land and buildings. In short, zoning translates the plan into legally enforceable regulations. Broomfield Township does not presently have its own zoning ordinance, but is instead under the jurisdiction of the Isabella County Zoning Ordinance. County zoning has a number of advantages in its favor. For example, county zoning tends to consolidate ordinance administration and enforcement along with the closely related functions of building inspection and building code enforcement. County zoning has the added benefit of providing the services of 59 �the County Prosecutor's office in matters of zoning violations or litigation. On the other hand, a township zoning ordinance could be more specifically tailored to plan implementation and local needs. In the survey of community attitudes conducted by the Broomfield Township Planning Commission, 84 percent of the respondents indicated support for township zoning. Local zoning would, however, shift the responsibility for administration and enforcement to the Township. These factors will need to be weighed by the Township officials before any decision is made. The preparation and adoption of a local zoning ordinance will, however, remain an option that is open to Broomfield Township, depending on local needs and preferences. F. Short-Term Action Recommendations There are a number of actions that the Planning Commission, Township Board, and interested citizens can initiate immediately. and can be accomplished rather quickly. Some are short-range Others, may take much longer to complete or should be done on a continual basis. However, all these steps should be started now in order to accomplish the long-range objectives of the Master Plan. 1. The Planning Commission should begin a comprehensive review and analysis of the Isabella County Zoning Ordinance as it pertains to Broomfield Township. Special attention should be given to identifying ways the ordinance may help implement this Plan and areas where there may be conflicts. 2. The Planning Commission should carefully review all proposed Township zoning changes that are presented to the Isabella County Planning Commission. 3. The Township should pursue sewer system grants and other appropriate funding sources for the construction of needed facilities. 4. The Township should initiate a detailed study of commercial needs, including seasonal tourist-oriented and year-round investment potentials. S. The Township should prepare and implement a Capital Improvement Program, including a schedule for mprovements to the road system and other community infrastructure. 60 �F. Continued Planning The completion of this Master Plan does not signal the end of the planning process; in fact, it is the beginning. This plan is a set of guidelines for Township officials and the public to use in directing and regulating future growth. Due to the changing nature of the marketplace and society in general, future growth may take many forms that no one can accurately predict. To keep pace with changing development trends, the Planning Commission should thoroughly review the Master Plan every ~ree to five years and make changes a$ necessary to keep the Plan current and viable. Planning provides a rational problem-solving approach to the complex issues that face communities. In this respect, it must be emphasized that it is the regular activity of planning, not the resulting documents, that is most important. As a continuation of this Master Plan, t~ere will be a need for other functional plans and studies. The Township should draft and adopt plans and policies for parks and recreation, public facilities, and other areas of capital improvements. These plans will, in turn, expand the scope of this Master Plan and help keep Broomfield Township a healthy and attractive place to live. 61 � 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 Broomfield-Twp_Master-Plan_1987 Creator An entity primarily responsible for making the resource East Central Michigan Planning and Development Region Date A point or period of time associated with an event in the lifecycle of the resource 1987-01 Title A name given to the resource Broomfield Township Master Plan Description An account of the resource The Broomfield Township Master Plan was prepared by the East Central Michigan Planning and Development Region and the Broomfield Township Planning Commission and was adopted in January 1987. Contributor An entity responsible for making contributions to the resource Broomfield Township Planning Commission (consultant) Subject The topic of the resource Master plan reports Broomfield Township (Mich.) Isabella County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/b8b21efd2774c2ed2aea97b704aaaa18.pdf 57d76787a78f1fce6c66698db93eb906 PDF Text Text COMPREHENSIVE DEVELOPMENT PLAN -'J'IYP. �C , ; LIST OF TOWNSHIP OFFICIALS 'l BOARD OF TRUSTEES Supervisor Clerk Treasurer Trustees Mel Paunovich Carla T. Chapman Margaret Wenzel Nancy Rosso Patrick Gladney James Kovitz Gus Mitsopoulos -, I i l .1 I PLANNING COMMISSION Chairman Vice Chairman Secretary Member and Township Board Liaison Member and Zoning Board of Appeals Liaison Member Member Cover: Property Map circa 1915 Erik Smith William Thompson Wayne Murphy Mel Paunovich Dawayne Nelson Paul McElligatt Nannette P. Stoller �TO\NNSHIP OF BRIGHTON 4363 BUNO ROAD• BRIGHTON, MICHIGAN 48116-9298 January 3, 1992 SUPERVISOR MELVIN L. PAUNOVICH 229-0559 TRUSTEE Mark A. Wyckoff Workshop Coordinator Michigan Society of Planning Officials P. o. Box 18187 Lansing, Michigan 48901 PATRICK 0. GLADNEY TRUSTEE Dear Mark: JAMES S. KOVITZ TRUSTEE C . GUS M ITSOPOULOS As requested in your letter of December 17, 1991, enclosed is a copy of our recently adopted Comprehensive Development Plan. Sincerely, ~~ () J/\ ,,_ .\ Carla T. Chap":a.~tl----Clerk Enclosure "Heart of Michigan's Water Wonderland" �• J .... COMPREHENSIVE DEVELOPMENT PLAN UPDATE I • ,..., ' . ,--~ BRIGHTON TOWNSHIP .I LMNGSTON COUN1Y MICIIlGAN June 1991 l i Public Hearing held by Planning Commission ......................................... . Adoption by Planning Commission ............................................................ . ,; Brandon M. Rogers & Associates, P.C., Planning Consultant May 28, 1991 June 25, 1991 �TABLE OF CONTENTS Subject Title Page .................................................... . .J Table of Contents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ii List of Tables . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iv List of Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . vu List of Charts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . vu IN'fRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Vlll EXISTING LAND USE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Land Use Classification ..................................... . 4 Land Use Survey Analysis .................................... . 7 Potential Land Use Problems and Other Considerations . . . . . . . . . . . . . . 10 ENVIRONMENTAL LlMITATIONS TO DEVELOPMENT................ _ 13 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Natural Limitations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13 Man-Made Factors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 BRIGHTON TOWNSHIP COMMUNITY SURVEY . . . . . . . . . . . . . . . . . . . . . . 19 Summary................................................. 19 Survey Preparation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 Profile of Respondents . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 Opinions and Perspectives on Planning . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 SOCIO-ECONOMIC STIJDY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Regional Setting . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28 Socio-Economic Characteristics of Brighton Township Residents. . . . . . . . . 33 Livingston County Population Trends . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37 Population and Housing Trends in Brighton Township . . . . . . . . . . . . . . . . 44 Future Commercial Land Use Potential. . . . . . . . . . . . . . . . . . . . . . . . . . . 55 Future Industrial Land Use Potential . . . . . . . . . . . . . . . . . . . . . . . . . . . . 58 GOAI..S AND OBJECTIVES....................................... 60 LAND USE PLAN............................................... 67 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 67 (continued) 11 �TABLE OF CONTENTS (cont.) Urban :Land Demand........................................ 67 Planning Principles . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 70 :Land Use Proposals . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 72 Conclusion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 83 'fR.AFFICWAY PIAN....... . .................................. . . 86 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86 Existing Transportation Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 86 Trafficway Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 89 Rail and Air Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96 Traf:ficway Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 96 Planning Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 100 Conclusions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 103 COMMUNITY FACILITIES PIAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 104 Facility Service Area ............................ _. . . . . . . . . . . . 104 School Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 106 Library Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 112 Governmental Administrative Offices . . . . . . . . . . . . . . . . . . . . . . . . . . . . 116 Police Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 118 Fire Protection . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 120 Recreation Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 124 Conclusion . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 132 PIAN EXECUTION AND REVIEW . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . 133 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 133 Plan Adoption . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 133 Codes and Ordinances . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 134 Public Improvements . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 135 Public Relations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 136 APPEND IX A . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Brighton Township Community Survey . . . . . . . . . . . . . . . . . . . . . . . . . . . 138 138 Summary Tabulations iii �LIST OF TABLES l ., Number l~ r • ~ .Iilk 1 Existing Land Use, 1989 Brighton Township 3 2 Land Use Comparison, 1979 and 1989 Brighton Township 3 3 Existing Land Use Comparison, 1989 5 4 Average Annual Civilian Labor Force and Unemployment Rate, Livingston County and Localities, 1985-1990 30 5 Trends in Private Sector Employment and Civilian Labor Force, Livingston County, Michigan, Selected Years 1977-1987 31 6 1980 Commuter Destinations Among Persons Reporting their Place of Work, Livingston County and Localities 32 7 Coefficient of Specialization, Employed Residents of Brighton Township, 1980 35 8 1985 Per Capita Income Level and 1980 Median Family Income Level, Local Municipalities in Livingston County 36 9 1989 and 1990 Housing Sale Price 38 10 Historical Population Profile, Local Units of Government in Livingston County, 1840-1980 39 11 State Equalized Value (SEV) for Real and Personal Property 42 12 Real Property State Equalized Valuations, 1990, Selected Livingston County and Oakland County Localities 43 13 Real Property State Equalized Valuations, 1990, Brighton Township 40 i i ' I ., I • J ..__ (continued) iv �LIST OF TABLES (cont.) ~ Number ~ 14 Population Trends, Brighton Township, 1970-1990 45 15 Births and Deaths Attributable to Residents of Brighton Township, City of Brighton and Livingston County, 1980-1989 46 16 Dwelling Unit and Permits for New Structures by Community: 1990 47 17 Residential Building Permit Trends, Brighton Township, 1978-1990 49 18 Comparison of Various Population Projections for Brighton Township, 1990-2010 51 19 Population Forecast by Community 52 20 Population and Occupied Housing Unit Projections, Brighton Township, 1990-2010 54 21 Population Projections by Age Category, Brighton Township, 1980-2010 55 22 Urban Land Projection Brighton Township, 2010 68 23 Urban Land Absorption by Five Year Increments, Brighton Township, 1989-2010 69 24 Comprehensive Development Plan - 2010, Brighton Township, 73 25 Township Road Inventory Brighton Township, Livingston County 1990 90 26 Intersectional Accident Incidence Brighton Township, 1989 92 (continued) V �-LIST OF TABLES (cont.) ,...., ;~ • Number Tok 27 Average Daily Traffic (ADT) Counts ..>' I 28 Existing Public School Facilities Available to Brighton Township Residents 109 29 Recommended School Standards, Brighton Township 110 30 Types and Characteristics of Libraries 115 31 Relationship Between Book Volume and Population Size for Library Service 115 32 Minimum Standard Library Space Requirements 116 33 General Police Facility Location Standards 119 34 Fire Fighting Equipment, Brighton Township 123 35 Fire Company Distribution Standards 36 Boat Launching Ramps, Vicinity of Brighton Township 127 37 Desirable Recreation Standards 131 • ..J '.,_ i I ~ J 93 Brighton Township, 1978-1989 ~ ..,, Pa~e .123 '. vi �LIST OF MAPS Follows Pa~e Number 1 Existing Land Use 2 Environmental Limitations To Urban Development 3 Brighton Township Area School District Map 107 4 Regional Recreation Facilities 129 5 Comprehensive Development Plan 137 1 13 LIST OF CHARTS Number 1 Recommended Road Cross Section Standards, Brighton Township, Michigan 97 vu �INTRODUCTION r. :I •' The Comprehensive Development Plan for the Township of Brighton, Livingston County represents two years of research, analysis and planning by the Township Planning Commission and the Planning Consultant, accompanied by excellent cooperation of the I~ I ' ' . ,_ Livingston County Planning Department. This period has been spent on a detailed examination of the physical, social, and economic aspects of the Township and environs. The trends, as determined from studying these various components of the community, have been projected into the future. As a result of these basic studies, specific recommendations and plans for land use, thoroughfares, and community facilities are proposed for the Township for Year 2010. Each of these elements is then further interrelated in the form of a Comprehensive Development Plan. The Plan will serve as a reasonable guide to the future development, both public and private, of the Brighton Township. The implementation of the Comprehensive Development Plan assumes as important a position as the Plan itself and becomes an integral part of this report. I .'J Brighton Township is a growing residential community with an emerging industrial/ commercial base. On rolling land it is blessed with many lakes, environmentally sensitive lands~ major recreational facilities within or nearby the Township, and accessibility, via 1-96 and U.S. 23 Freeway which intersect in Township, to nearby places of employment and shopping. Considerable land remains for new development guided by Township Ordinances and policies intended to reserve land for a variety of uses and housing densities while preserving wetland and woodlands wherever possible. vm �EXISTING LAND USE An analysis of existing land use data enables the determination of current concentrations of land use, character of developed areas and expected growth trends. From this, public service demands, expected traffic flow and other relevant considerations can be anticipated. The location of urban development impacts the viability of natural areas. It is r' L important to determine various natural limitations which might affect the location of urban development. The Township's numerous natural resources, including rolling topography, numerous woodlands and wetlands, over 20 bodies of water, as well as over 400 acres of public recreation and conservation space, is a great asset to the community. r • Using the 1979 Existing Land Use Survey for the Township 1 as a working base and l - Township records to locate new subdivision and roadways, a driving field survey was conducted in October 1989 for the purpose of gathering existing land use data. Field survey allows every individual home site to be located, as well as identifying vacant lots between home sites. The results of the updated survey are presented on Map 1, Existing land Use, as well as Table 1. Comparison of the 1979 Land Use Survey with the 1989 Land Use Survey is shown in Table 2. Comparison of land usage in the Township of Brighton with surrounding communities was done using the results of the Livingston County Land Cover Data. 2 The land use classifications for this system are similar to those used for the 1989 Land Use Survey for the Township of Brighton, but some classifications do vary. This information was compiled from 1979 and 1985 aerial photography. l As aerial interpretation allows for • identification of existing land use parcels or 2.5 to 5 acres of land area, it has certain limitations. Land having less intensive use located in the midst of more intensive use such as residential, commercial and industrial, are generally included within the more intensive use. Therefore, the acreage of intensive use may be higher using aerial interpretation than by an actual field survey. In communities where intensive uses are not back to back such 1 Comprehensive Development Plan, Brighton Township, Parkins, Rogers & Associates, Inc. 1979, Map 1979. 2Livingston County Land Cover, MIRIS: Michigan Resource Information System, Land and Water Management Division, Department of Natural Resources, April, 1989. 1 �as in the Township of Brighton this seems to be the case. The results of this comparison are illustrated in Table 3. Land Use Classifications Classification of land uses is necessary to insure a common understanding of material presented. Land uses can generally be grouped into major categories including residential, commercial, industrial, public and other. The following is a more detailed description of the various land uses classifications used in the survey of the Township of Brighton. Single-Family Residential - These are areas in which single-family dwelling units are located. Generally the unit density for this classification is an average gross density of no more than six dwelling units per acre. Lawns, driveways and associated structures such as garages are included in this category. Undeveloped lands surrounding the home sites are not included. Duplexes are also included in this category. Multi-Family Residential - Multiple family residential use includes locations where there are three or more dwellings per residential structure or lot. This includes apartment houses, cooperative housing and townhouses. Mobile Home Park - Groupings of three or more mobile homes and related service structures and recreational spaces belong in this category. Convenience Commercial - These areas are composed of relatively compact groups of stores, usually located on major streets and surrounded by noncommercial uses. Specialty and party stores are typical examples of this land use. Comparison Commercial - This is usually a structure or closely developed group of structures that contain a large amount of floor space and a variety of commercial and service establishments. Shopping centers and malls are typical examples of this land use. General Commercial - Commercial uses not within a central business district that are neither convenience or comparison commercial fall under this classification. 4 ..., �CITY I~.., L. EXISTING LAND USE INDUSTRIAL RESIDENTIAL SINGLE FAMILY ( 113) LIGHT (135,136) MULTIPLE FAMILY. (111,112) HEAVY (131-134 inc.) MOBILE HOME PARK (115) PROVING GROUND (1449) EXTRACTIVE (1711,1712) COMMERCIAL Al RPO RT ( 1412) CONVENIENCE (124) OPEN AND OTHER (190) COMPARISON (122) GENERAL ( 123) WATER BODIES (522-526inc.,512) OFFICE ( 1212) {L?c;c·~c-~<-~."- E'1m~ PUBLIC (19,146, 1213-1214 inc.,1216-1218 inc.) SEMI-PUBLIC (1213-1215inc.,193) UPDATED: Fleld Survey, November 1989 Tovtnshlp Records, 1989 SOURCE: SEMCOG Aerial Photographs, 1975 1 Field Survey, November 1979; Townsh ip Records, 1979. NOTE : Numbers in Parentheses refer to Michigan Land Use /Cover Classification System, DNR, 1976 . ~ Brandon Rogers & Associates/ PC Planning Consultant 0 SCALE 800 l600 NOVEMBER 1989 TO\NNSHIP OF BRIGHTON 2400 3200 FEET LIVINGSTON COUNTY, MICHIGAN 1 �TABLE 3 EXISTING LAND ~E <XHIARISOO, 1989 LIVINGS'IUf OOMJ'Y, HIClUGAN Brighton Tovnshlp Acres Percent Land Use City of Brighton Area Percent Genoa Tololl\Shlp Acres Percent Green oak Township Area Percent Hartland Township Acres Percent ------------------------------------------------------------------------------------------------------------------------·-------------------------------· 2,040 8.6 2,661 11.2 20,7 576 4,530 2,885 12.4 Be§ ldeatlal Single-Fa1ally Hultlple-Fanilly Nobile Ho111e Park Connerclal Central Business Shopping Center Strip Co111111ercial Instltutlonal 4,502 17 341 20.6 0.08 0.05 1.5 3 190 148 0,01 0.8 0.6 465 108 3 286 48 29 106 10] 2045 9.3 97 658 3.0 340 Pub}lc &u1ellblv/ Outdo2r Begeatloo ee~terles Water 11 25.2 20,3 4.7 0.1 12.5 2.1 1.3 4.6 4.5 2,630 8 247 238 11.3 0.03 1.1 1.0 2,572 10.8 62 0.3 0.1 24 251 1.1 2,008 32 8.4 0.1 206 0.9 20 78 108 0.1 0.3 0.5 158 80 0.7 0,3 62 189 0.J 0.8 4.2 211 0.9 226 1.0 11 J.J 404 l. 7 290 1.2 245 1.0 1.6 41 1.8 37 0.2 952 4.0 17 0.07 158 0.7 38 1.1 803 3.4 259 1.1 342 1.4 986 4,5 107 4.7 1,468 6.3 1,532 6.5 908 3.8 ~D and other 12.162 58 1 5 1.221 53,5 17,276 17,292 72.J 20,092 84.2 'IUl'AL 21,820 Industrial • Tran§portatioa ~D flt Excavation • 2,284 23,322 74 23,714 23,850 -------------------------------------------------------------------------------------------------------------------------------------------------------• Source: Llvlngston County Land Cover Data, HIRIS: Hlchigan Resource Infoniatlon System. Land and Water Hilnage111ent Dlvlslon, Departllent of Natural Resources, April, 1989. I Includes roadways, rallroad ease111ents, alrport:.s, ard cOOU11unlcations. Rlghts-of-vay are not included . Road •lands areofincluded parklards which are comprised of forest, water, wetland and barren ln the Open and Other classlflcation. Areas o.. I I �Office - This use includes business, financial, professional and repair services. Governmental offices are included in the Public land use classification. ..' Li~ht Industrial - These are industries focused on design. assembly, finishing and packaging of products. Light industries are often found directly in contact with urban areas but may be found on open country sites. Heavv Industrial - These industries are those which use raw materials such as iron ore, lumber or coal. Included are steel mills, pulp or lumber mills, oil refineries, and tank farms, chemical plants and brick making plants. Stockpiles of raw materials, large power sources, and waste product disposal areas are usually visible, along with transponation facilities capable of handling heavy materials. Provin~ Ground - This category includes road and track facilities located within the General Motors Proving Ground utilized for the testing of automobiles and related transportation vehicles and equipment. Extractive - Quarries for sand, gravel, clay and rock excavation are found under this classification. Airport This category includes all facilities directly connected with air transportation. Runways, terminals, service buildings, hangers, navigational aids, fuel storage areas, parking and the airport's buffer area are included. Public ~ This includes lands and structures held for public use, such as parks, public schools and graveyards. Semi-Public - This includes cultural facilities such as churches and private clubs, private hospitals and well as utility and communication facilities. Riihts-of-Wav - Public roadways and their rights-of-way fall under this classification. For the purpose of calculation of the total rights-of-way area, an average right-of-way of 300 fee t for freeways, 120 feet for major roadways, and 66 feet for secondary roads is assumed. 6 �Open and Other - Agricultural and vacant lands fall under this classification. This would include land areas used for crop land, permanent pasture land, and land lying fallow along as well as land not used for any purpose heretofore listed. Water Bodies - This category includes all areas which are predominately or persistently water covered. Land Use Analysis Sin~le-Family Residential - Single family residential land use presently occupies approximately 2,682 acres of land which accounts for about 12.3 percent of the total land area of the Township. In comparison with the Existing Land Use Study of 1979 the single family residential use category shows an increase of over 100 percent, or about 1,363 acres. Residential use is generally located along major roads, around the lake areas, in subdivisions or on large lots. The single family homes located on large lots as well as those located in the subdivisions within the Township create an estate-like atmosphere, an example of this is the homes in the southeast of the Township off of Larkins Road and Pleasant Valley Road. The residential development surrounding many of the lakes is generally characterized by small lots sizes. An example of this is the lots surrounding School Lake. Multiple Family Residential - Such dwellings account for about 32 acres of land in the Township, accounting for less than 0.2 percent of the total land area. This land use has not increased since the 1979 Study. These dwelling units, which consist primarily of apartment units, are found along Grand River Avenue, south of Woodruff Lake and northeast of Woodland Lake. Two motels are also included within this classification. Although this housing type is not prevalent within the Township at present, it is an expanding land use within many of the surrounding communities. Particularly prevalent are increasing numbers of condominiums, both of the attached and detached type. Mobile Home Park - Approximately 44 acres, or 0.2 percent of the total land area within the Township is used for mobile home park purposes. The mobile homes are found in two parks located in the west central portion of the Township adjacent to Woodland 7 �Lake. These two developments existed before the 1979 Study and are at 100 percent occupancy. Convenience Commercial - There is approximately 10 acres of commercial land use in the Township consisting of convenience establishments. A variety of gift, specialty and party stores are found mixed in with the commercial uses. This land use has seen a slight increase since the 1979 Study from six acres. '--;' Comparison Commercial - This land use is not found to any extent within the Township. The proximity of such major commercial establishments within the City of Brighton tends to serve the Township residents. General Commercial - The majority of commercial usage in the Township is general commercial comprising about 114 acres, or 0.5 percent of the Township area. Included in this classificatio~ are several automobile dealerships and a variety of eating and drinking establishments as well as miscellaneous other uses. These uses occur along the Township's major traffic routes, mixed in with other commercial uses. Office - There are 45 acres of the Township area devoted to office use. The majority of these offices are professional quarters for doctors, dentists, contractors and other services. Most of these are small in size intermixed with other business and commercial establishments. There are a few small office buildings recently developed within the Township. Li~ht Industrial - Light industrial accounts for approximately 42 acres in the Township. Light industries are concentrated along Grand River Avenue near U.S. 23 and along Old U.S. 23. This land use has had a moderate increase since the 1979 Study. Heavy Industrial - There is approximately 26 acres of heavy industrial use in the Township. Heavy industrial uses are found in two areas, along Grand River Avenue near the I-96 Freeway and along Grand River Avenue adjacent to U.S. 23 Freeway. 8 �General Motors Provin2 Ground - Approximately 2.337 acres of the General Motors Proving Ground is located in the northwest comer of the Township, the balance being in Milford Charter Township. Berming and screening with plant materials provide an effective green buffer and privacy screen around the complex. Extractive - The Township's geological past has produced areas of sand and gravel significant enough to attract the aggregate industry. Over 350 acres are utilized for gravel extraction. This land use has seen limited expansion since the 1979 Study. Additional lands are held by the extractive companies which are not presently under permit for extraction. Lands, where properly planned and controlled, can be mined to their full economic potential and be returned to a usable condition suitable for residential, commercial, or industrial purposes. Airport - Approximately 49 acres of the Township, or 0.2 percent of total land use area, is occupied by Hynes Field, a private airport located along Hyne Road in the northwestern portion of the Township. The airport is surrounded by single family homes and subdivisions. Public - Of the 416 acres in public use, two percent of the Township's land area, approximately 340 acres, is utilized by Kensington Metro Park, operated by Huron-Clinton Metropolitan Authority. The remainder of the acreage is utilized by a few parks, the Michigan Department of Transportation, the Michigan State Police Post, the Secretary of State branch, Spencer Elementary School and the Township offices. Semi-Public - This land use accounts for 59.6 acres of land in the Township. Included in this category are several churches, a church recreation area, Brighton Hospital, and a gun club. Ri~hts-of-Way - The transportation network of the Township is composed of 12 miles of freeways (U.S.~ and 1-96), 63 miles of primary roadways, 45 miles of secondary roadways and numerous private roads. This network accounts for 1,692 acres of right-ofway, or 7.7 percent of the total land area. Rights-of-way land has increased since 1979 by 163 acres, new subdivision roads accounting for this increase. 9 �Open and Other - The majority of Brighton Township, some 12.988.1 acres, or 59.5 percent of the total land area, is classified as being in Open and Other use. This amount includes undeveloped property, agricultural lands, and woodlands and reflects the relatively non-urbanized character of the Township. There is a decrease of 1,762.9 acres in this classification, or eight percent. The decrease can be accounted for by the urbanization of rural land with subdivisions, individual home sites, and commercial uses. Water Bodies - Brighton Township has many small lakes and creeks consisting in total area of approximately 928 acres, or 4.3 percent. Lake sizes vary from approximately 255 acres to less than four acres. , i - Potential Land Use Problems and Other Considerations In the process of setting forth the proposed land use policies for Brighton Township, a number of land use considerations which have potential development problems should be explained. Therefore, an analysis of land use problems which are found within the community is needed. l • Relationship to Existin2 Zonin2 The relationship of existing land use to the existing zoning detennines the number of nonconforming land uses within a community. The amount of nonconforming land uses has decreased since the 1979 Study. The majority of nonconforming land uses occur along Grand River Avenue and Old U.S. 23. Along both of these roads many single residences are located in ·B-1, Local Business; B-2, Community Business; B-3, General Business; and · L-1, Light Industrial Districts. In addition , commercial uses occur within the 1-2 zoning along Old U.S. 23 south of 1-96. Besides these nonconfonnities a few commercial businesses occur within residential zoning. Land Use Conflicts The identification of nonconforming land uses often points to conflicting land uses which generate a certain degree of adverse impact on the community. A conflict occurs in 10 �the northwest of the Township where gravel extraction occurs adjacent to single family areas. Not only does this impact the homes directly adjacent to the homes due to the lack of screening and buffering, but it impacts the residents along the truck transportation routes in and out of the extraction facility. Another issue is that of scattering of residential, commercial and industrial uses in a random pattern. These areas lack transition and screening, resulting in a linear or strip development with frequent curb cuts on abutting roads. "Frozen" Lands The Township contains two major "fixed" land uses. These are the General Motors Proving Ground and the Kensington Metropolitan Park which together total 2,678 acres, or over 12 percent of Brighton Township's land area. Due to this significant amount of the Township's total land cover, land use analysis must consider the economic, traffic and social impact of these lands on the rest of the Township. City Nucleus The City of Brighton serves the Township residents as a center of trade, education. utility, and community services. The City is a separate political entity and therefore is not under jurisdiction of Township planning and zoning policies. Freeways The existence of two major freeways, U.S. 23 and 1-96, with their direct access and regional transportation function, is a major consideration for the Township. The proximity of these two freeways has aided in the increase of residential development within the Township. Large scale commercial and residential development may be expected to cluster near the freeway interchanges as well as freeway-oriented business services. Interchange areas can either be an asset or a problem depending on their planning and development. There are few interchanges, however, in the Township. None exist along U.S. 23 north of 1-96. Limited interchange design is found along 1-96 at Pleasant Valley Road. 11 �Limited Access There are several dirt roads in the outskirts of the Township which have limited access and are not heavily traveled. Due to the remoteness of these roads they are not be well maintained. These roads may become impassible after bad weather. Another potential problem of these roads is that of illegal dumping. As landfills close and dumping fees increase, illegal dumping is becoming more of a problem throughout southeastern Michigan. Lot Size Trends ! - The present trend of moderate to large lot single family detached home development is expected to continue. Cluster developments, multiple housing condominiums, detached single family home site condos, and other more intense developments may occur but only at housing densities recommended in the Township's Zoning Ordinance. The affordability and availability of home mortgages is likely to spur on single family home subdivisions and site condominiums. 12 �ENVIRONMENTAL LIMITATIONS TO DEVELOPMENT Introduction It is important to identify the land most suitable for development in that it would require the least development costs and provide maximum amenities without having adverse impact on existing natural systems. Since the location of development can have an adverse impact on the viability of natural areas it is equally imponant to identify lands more suitable for recreation-conservation areas and natural "wildlife" habitats. Therefore, the following physical man-made and natural features have been analyzed and interpreted: ,_ urban development, proposed sewer districts, hydrology, topography, vegetation, soils, and agriculture potential. An updated Environmental Limitations To Urban Development Map (Map 2) was created using the 1979 Environmental Limitations Map as a base map by field survey conducted October 1989. Natural Limitations Hydrolo~ Water, from both surface and underground sources, is a very important resource. Surface waters sustain certain forms of wildlife such as fish and water fowl, as well as storing excess flood waters. This surface water may also be a source of domestic and industrial water needs. Surface water is also an asset to recreational development, as illustrated by Wildwing Lake in Kensington Metro Park. Underground water is also a major source of water through the use of wells. It is also the major source of moisture for vegetation. Surface Water - Brighton Township contains many small bodies of water within four drainage basins. From these basins three creeks channel into the Huron River Watershed 3 • According to the Livingston County Drain Commission there are no floodplains delineated for Brighton Township. However, there is a fair amount of muck soils within the Township McNamee, Poner and Seely, Re~onal Wastewater Management Plan for Livingston County. December 1975, Ann Arbor, Michigan. 3 .., 13 �which are usually associated with floodplains. These muck soils are also associated with wetlands. In addition, flood prone areas contiguous to surface waters which experience periodic flooding also need to be retained due to their flood control and water retention functions. Under~ound Water - Underground water resources in Brighton Township are found in glacial deposits and bedrock4. Most of the Township's glacial deposits are underlain by the Coldwater Shale bedrock which is not generally a good groundwater producer. Berea Sandstone underlays glacial deposits in the southwest corner of the Township. This bedrock formation tends to provide a higher quantity and quality of water. Due to the limited area of this type of deposit, the supply of water in the Township is generally limited. Water therefore, is an important natural resource for the Township. Efforts to preserve and improve its quality should be encouraged. The recent drought has illustrated the importance of water preservation and conservation efforts. The water is of a good chemical quality but as is typical in this part of the country is high in mineral content, particularly salt and iron. Wetlands Wetlands are those areas where the water table is at, near or above land surface for a major part of a typical year5 • These areas are found between terrestrial and aquatic systems. There are approximately 1,166 acres of wetlands, forested, shrub and emergent, within the Township. Leaving these wetlands in their natural state is strongly recommended due to their water retention capabilities, flood control, surface water purification and plant and animal conservation. Encroachment by development into these areas should be controlled. Wetlands five acres or greater, or contiguous to any open water course, open body of water one acre or greater, or any wetland within 500 feet of a lake or stream is subject to federal wetlands regulation (Goemaere-Anderson Wetland Protection Act, Act 203, P.A 1979). 4 F. R. Twenter, Southeastern Michi~an Water Resource Study. 1975, Department of the Interior, U.S. Army Corps. of Engineers. 5 MIR.IS, op. cit. 15 �• I I f 1, I II I ' • • ENVIRONMENTAL LIMITATIONS TO URBAN DEVELOPMENT I - SOIL LIMITATIONS - SEVERE fi'' ;;:;{X'/iJ SOIL LIMITATIONS - SENSITIVE l~I 1••···•1 I ~I ~ - - TOPOGRAPHY - STEEP ( GREATER THAN 25%) WOODLAND I~ TOPOGRAPHY - MODERATELY STEEP ( 15% - 25%) AGRICULTURAL LAND-CAPABILITY CLASS TI 11i====rr HIGHWAYS EXISTING URBAN DEVELOPMENT I --------- 1 PROPOSED SEWER SERVICE AREA (PHASE I a II) 1-·-1 1--- I - SURFACE WATER AREA RAILROAD KENSINGTON -METRO PARK GENERAL MOTORS PROVING · GROUND NOVEMBER 1989 ~ Brandon Rogers & Associates/ PC Planning Consultant 0 SCALE 800 l600 TO\NNSHIP OF BRIGHTON 2400 3200 FEET LIVINGSTON COUNTY, MICHIGAN 2 �Vegetation Nearly all of the original deciduous forest which once covered Livingston County has been cut. Most of the original woodlands of the Township has been cleared by cultivation and urban expansion6 • The majority of the areas shown on the Environmental Limitations Map are populated by second growth, mixed hardwoods. Oak - Hickory woodlands dominated the upland areas, while wetlands species such as red maple, elm, white cedar and willow dominate the low land areas. Vegetative areas present limitations to urban development due to development costs and potential loss of natural amenities. Wooded areas add significantly to the visual assets of the Township, a good example of this being the wooded area along McClements Road north of Clark Lake. Woodlands, provide a natural habitat for wildlife. Trees, especially large areas of woodlands provide direct benefits in cooling and heating, both within their canopies as well as by channeling winds that effect large adjacent areas. They influence water quality by transpiration, reduction of evaporation from soils, increasing humidity, filtering rainwater and groundwater those preventing runoff and soil erosion. They also provide very effective noise and wind screens as well as buffers between various land uses. Mature trees and woodlands have been shown to generally increase property values7 • Sensitive use of and minimal intrusion into these wooded areas is suggested. The value of preserving woodlands has led many communities to adopt tree and woodland protection ordinances. Soils represent significant limitations to urban development in Brighton Township. Whenever soils have good percolation or drainage, septic tanks are generally an acceptable means of treating waste water when the population density is not excessive. A greater limitation is caused when soils have poor bearing capacity. Two levels of soil limitations are shown on Map 2, Severe and Sensitive. The Severe limitations category includes those areas having mainly organic soils. These soils have limitations severe enough to make urban development questionable. They are characterized by slow permeability and high water holding capacity. They exhibit very 6 U.S. Department of Agriculture, Livingston County Soil Survey. 1981. Michigan Planning, "Woodlands / Tree Protection Ordinances," Linda C. Lemke, RI.A. ASI.A. July/August 1989, Vol. 2, No. 4, pages 8-11. 7 16 �poor bearing capacity and are highly compressive. The soils represented in the Severe classification include: Carlisle muck, Edwards muck, Linwood muck, Rifle muck and Tawas muck8• As previously mentioned, muck soils typical of the Severe classification are typical of wetlands and flood prone areas. The Sensitive limitations category are those soils with somewhat better ratings for permeability, water holding and compression. However, their sensitivity to development should be recognized. Urban development should be dependent upon a thorough investigation of the exact area. The use of septic tanks on these soils are still questionable. This classification includes such soils as Gilford sandy loam, Tawas muck, and Wasepi sandy loam9• It must be remembered that these soil interpretations are general in nature and does not eliminate the need for on-site study, testing and planning of specific sites for specific uses. Agricultural Land Soils are a prime consideration in agriculture. However, little farming is conducted in Brighton Township as land is under continuing urbanizing pressures and assessment reevaluation. Soils having good potential for agriculture are separated into Capability Class 10, Class I having the greatest potential. The best Capability Classes within the Towns hip are Class II and III. Topoiu:aphy The topography of the Township is generally rolling to hilly with a few steep areas 11 • This attractive topography has attracted excavation to the Township due to substantial sand and gravel deposits. Areas of gradient of 15 percent or greater occur throughout the Township. These steep areas present possibilities for sensitive development, however, this type of development results in substantially greater costs. 8 U.S. Department of Agriculture, op. cit. 9 U.S. Department of Agriculture, op. cit. 10 U.S. Department of Agriculture, op. cit. 11 U.S. Geological Survey Map, 1975. 17 �Steep and moderately steep topography are noted on the Environmental Limitations Map. The moderately steep areas gradients range from 15 to 25 percent while the gradient of the steep category is greater than 25 percent. Development should be avoided in the steep areas. Moderately steep areas require cautions development. Man-Made Factors Urban Development Urban development has taken place along the lakeshores, creek borders, major '--,, roads, and in large lot subdivisions. New development, primarily subdivisions, continues to occur in areas previously not developed. but near to major roads. The urban growth has expanded since the 1979 Study and is expected to continue in the Township. Sanitazy Sewers Currently, the Township is not serviced by any sanitary sewer. Septic tanks and tile fields are the major source of waste disposal. In 1975 a Regional Wastewater Management Plan was done for the eastern portion for Livingston County by McNamee, Porter and Seely, Engineers 12• This plan includes most of Brighton Township. The study found high density areas which exhibit existing and potential pollution problems in Brighton Township. The limiting of mfoimal lot sizes for certain residential zoning districts helps to reduce the danger of pollution. However, areas of dense development do occur within the Township around many of the lakes and along areas of Grand River Avenue and Old U.S. 23. These areas include: Bitten Lake, Clark Lake, Fonda Lake, Hope Lake, Lyons Lake, Moraine Lake, School Lake, Woodland Lake, and Woodruff Lake. The 1975 study proposed a two phase wastewater plan for the Township. These phases are shown on the Environmental Limitations To Urban Development Map. As of this date, there are no immediate plans to establish sanitary sewer service within the Township 13• As development continues the immediate danger of pollution and the need for sewerage treatment increases. The areas of dense development with the greatest danger of pollution are along Grand River Avenue and Woodland Lake. 12 McNamee, Porter and Seely, op. cit. 13Donald Long, McNamee, Porter and Seely, November 20, 1989. 18 �BRIGHTON TOWNSHIP COMMUNI1Y SURVEY Summazy The Brighton Township Community Survey undertaken in 1989 was designed to obtain information about Township residents' preferences for growth and development of the Township and also to elicit comments concerning present day problems and characteristics of the Township. This information would inform the public, Township officials and the Township's Planning Consultant, Brandon M. Rogers & Associates, P.C., about needs and potentials in the Township during the current period when a new \ . ,-, i Comprehensive Development Plan is being prepared for the Township. A similar survey was done in 1980. Certain comparisons with survey results between the two surveys is presented. (Refer to Appendix A for detailed tabulation data.) Toe survey results reveal residents' attitudes on why they came to or stayed in the Township, their ideas on how to improve living conditions, their thoughts on how existing problems can be solved in land and facility development by new future planning strategies and planning programs. The Community Survey was carefully designed to the characteristics of the community. Toe first part was prepared so as to provide information about the residents' demographic characteristics - where they live and shop, their age groups, and working patterns. Toe second part of the questionnaire was developed to obtain residents' opinions and perspectives on future planning direction for the Township. Even though there is considerable variation in age groups, family size and commuting pattern to work and shopping, there was considerable consistency among respondents in commenting on basic features, shortcomings and potentials of the Township that exist today and which should be considered in the future. Toe means to achieve these desires, however, was not always the same and this will be the challenge of the planning program to develop policies, plans and budgets which will be acceptable to the different interest groups. Toe survey also identified areas of mutual agreement concerning development goals and where there were differences of opinion or lack of response because of insufficient knowledge of the issues. The Community Survey is essentially an advisory product which will provide general guidelines for the Brighton Township Planning Commission, Township Board and Township 19 �Planning Consultant in preparing the long-range Comprehensive Development Plan. It has provided citizens an opportunity to toss in "their two cents" worth that many respondents appreciated by their comments in the returned questionnaires. The voluntary mail-back response of approximately 36 percent vs. 38 percent in 1980 evidences an excellent return and demonstrated interest by residents in all pans of the Township to participate in the planning process. Survey Preparation The Township Planning Consultant initially evaluated, by field inspection and review of published data, the characteristics of the Township and the various areas of population concentration, the previous Township Comprehensive Development Plan prepared in 19791980, survey results and related documents, and information from the Consultant's independent research of market trends, financial analysis, construction, and other data. Several workshop meetings were held with the Township Planning Commission and Township Board to review and discuss the scope and format of the questionnaire, and desirable questions to be asked in the Survey. As a result, a questionnaire Qf 37 questions was prepared for mailing to each household of the Township from addresses obtained from the Livingston County Equalization Department. Because of the unique characteristics of the Township, it being a developing community in a fast growth county where the predominant development is residential homes, with limited shopping and employment opportunities, effort was made to include questions to find out where people go for shopping and services and goods .and for employment. Also, because of the predominant low density residential development existing in the Township, in a day when costs of homes, home sites and energy outlays are significant, questions were developed to determine if residents wanted to continue that general type and quality of housing. Furthermore, questions were included on the desirability of encouraging certain types of non-residential development in the Township, such as commercial and light industrial parks, particularly those having limited environmental impact. With no public or mass transportation available, questions were included on vehicular traffic control, road improvements, and improved access to and from freeways and local roads. The last major concern included in the survey were questions to see if residents would be willing to pay additional property taxes for various specified public 20 �._ .,•I . improvements such as road improvements, additional fire and police protection. a recycling r-"' ' . ;_ center, and garbage and waste collection. The survey was mailed to every residential dwelling unit in November 1989, including therein a return addressed, stamped envelope. Within the allotted time, nearly 2,000 of the 5,480 questionnaires were received back, most of which indicated, by code designation. in which of 10 geographic areas the respondent lived. There was an "Other" category for outof-Township respondents who own property in Township. ,,.,.. i I Table A-1 in Appendix statistically presents responses to the questions for all Township respondents as a whole and '. by the geographic subareas. A copy of the Questionnaire itself, with answers summarized for all Township respondents, is also appended. (' 1 I. Profile of Respondents I i , The response the survey was, as noted earlier, excellent and indicated the desire of ' residents to participate in the planning process. J l. I , : ' Background information about the respondents and their families indicated that, as a whole, the population is relatively young, living predominantly in single family homes of relatively short tenure in the Township. · Most heads of household or spouses are employed, few are retired. Information Concemin~ Type of Residential Unit Information from the survey reveal that of all respondents, over 99 percent live in I I a single-family house, the balance residing in multiple dwellings or mobile homes. This ! 'J I ' dominance of single-family home occupancy is evident in each geographic subarea of the Township. About 39 percent of all respondents have moved into their present residences in the last five years and 26 percent have lived in their present dwelling for more than 10 years. In 1980 these groups represented 56 percent and 20 percent respectively, reflecting the maturing residency in the Township. These families who have moved into the Township predominantly came from Livingston, Wayne and Oakland Counties. Two percent came from out of state. If the respondents were to move, there was a very strong preference (95%) to buy another single family detached home. Of this group, 72 percent stated they would buy a home in Brighton Township. ' . '1., ,. 21 �Household Information The population is generally young with the 65.8 percent of the population under 45 years of age. There were relatively few senior citizens (6.8 percent of the respondents) of 65 years of age or older. Nearly 16 percent of the population is in the preschool and elementary school age brackets which can be expected to move into high school in the next few years. In the 1980 Survey, while there were comparable percentages in the under 45 year group, and school age groups, the percent of the respondents over 65 years in age increased from the four percent figure in that year. Of the respondent households, nearly all heads of household and many spouses were indicated as being employed, of whom 64 were self-employed. Township residents worked principally in South.field, the Brighton area, Dearborn, Detroit, Farmington Hills, Livonia, Ann Arbor, Plymouth and Wixom in that order. As might be expected some variations existed in residents' place of work because of a subarea's geographic proximity to such employment centers. In the 1980 Survey the leading work places were the Brighton area, Detroit, Southfield, Livonia and Dearborn. Concerning places of shopping for services and goods, among all respondents the City of Brighton ranked strongest in eight categories, ranking first in preference for groceries, drugs, take-out and fast-food restaurant products, auto service, banking, dry cleaning, dinner out and movies and plays' attendance. The next most patronized shopping area was in the Novi area. The 1980 ranking for the City of Detroit as second highest preference for furniture and appliance goods shopping, dinner out, movies and plays' attendance disappeared in the new Survey in favor of other communities nearer the Township. About 77 percent of the respondents indicated a satisfaction with the availability and location of these services and business establishments versus 58 percent in 1980. This trend reflects the establishment of such businesses in the general Township area which followed the housing boom in the 1970"s. Opinions and Perspectives on Planning This portion of the Community Survey was designed to find out how the residents of the Township feel about present conditions in the Township, general future planning objectives, and the means to achieve the objectives. Strong support throughout the 22 �Township was again evidenced for maintaining the rural atmosphere and good schools in the Township, with also an interest for keeping taxes low. Among the aspects of the Township which are listed in Survey as possible priority issues, Rural Atmosphere was '7 ranked of highest priority by 445 percent of all respondents (also first by respondents in each geographic subarea), Good Schools was ranked highest priority by 42.1 percent, Low Taxes was ranked highest priority by 30 percent, Large Home Sites was highest priority by 28.3 percent, and Security was ranked highest priority by 27.3 percent. Similar preferences were substantially evidenced in each geographic subarea. Over 78 percent agreed strongly or agreed somewhat that the Township should try to maintain this low density, rural r atmosphere. L I Concerning public services, 62.5 percent of all respondents felt strongly that there ~ is a need for a full-time police department in the Township, 72.6 percent felt strongly that there should be an improved volunteer fire department, and 65.8 percent felt strongly that there should be area-wide garbage collection. Over 69 percent of the respondents felt th2.t adequate public services are more important than low taxes, versus about 36 percent in the 1980 Survey. These results in 1989 generally paralleled geographic subarea results. Sixty percent of all respondents disagreed that more opportunities for apartments or to··.· ~lhouses should be provided in the Township, with only about 28 percent agreeing either somewhat or strongly that such housing type should be provided. This result contrasts with the 1980 Survey when 14 percent of the respondents felt there was a need for such housing ' - types. The strongest interest of respondents for future land development strategies was evidenced in 1,392 ( 46 percent) responses favoring reservation of land having unique or special natural value, and 1,611 responses (39.7 percent) supporting single-family residential development. · Preferred density by respondents was for moderate size lots (2.5 acres) 39.4 percent, followed closely by large parcels (over five acres) 33.5 percent, and thirdly, average size lots (one-two acres) 25.1 percent. These preferences are generally similar in all subareas, and are comparable to the 1980 Survey results when 58 percent of respondents desired moderate size lots, and 30 percent desired large parcels (over five acres). About 60 percent of the respondents felt that there should be a low density rural estate area (5- 10 acre parcel size) in some portions of Township versus 52.5 percent of respondents who felt this way in 1980. Nearly 38 percent of respondents saw a need for senior citizen housing with 23 �individual living accommodations and about 52 percent felt there was a need for housing units with support services. (i.e., semi-skilled care, congregate dining). In 1980, over 50 percent of respondents agreed there was a need for housing for moderate income families and senior citizens. Forty six percent of respondents believed housing for moderate income families and senior citizens should be privately sponsored as contrast to 68 percent of respondents who felt this way in 1980. Nearly 38 percent of respondents saw a need for senior citizen housing with individual living accommodations and about 52 percent felt there was a need for housing units with support services. (i.e., semi-skilled care, congregate dining). In 1980, over 50 percent of respondents agreed there was a need for housing for moderate income families and senior citizens. Forty-six percent of respondents believed housing for moderate income families and senior citizens should be privately sponsored as contrast to 68 percent of respondents who felt this way in 1980. About 45 percent of the respondents feel that there is a need for a balanced tax and employment base in the Township supported by commercial/office/light industrial uses. This compares to 53 percent of respondents in 1980. Approximately 51 percent of respondents agreed that the commercial buildings built or being built in Township are attractive, (46 percent so stated in 1980). Concerning roads and highways in the Township, there was a strong indication (over 80 percent) that traffic controls should be improved along Grand River Avenue, and 81 percent felt that similar improvements in traffic control should be introduced along Old U.S. 23. In 1980, 71 percent and 54 percent of respondents felt so. A very large percentage of respondents felt that local Township roads need improvement (81%), compared to 78% of respondents in 1980. Private roads were desired by 51 percent of the respondents to require approval by the Township, down from 60 percent in 1980. In reference to new freeway interchanges desired in the Township, keeping in mind that there is no local access existing directly to U.S. 23 Freeway in its six miles of route in the Township, respondents desired interchanges at Hilton Road (33.9%), Hyne Road (18.8%) and Spencer Road (14%). Just under 16 percent of all respondents felt no new interchanges are needed, down from 46 percent of respondents in 1980 survey. Concerning other road improvements, the predominant feeling was that local Township roads and County roads are just not adequately maintained and most need improvement. On a geographic subarea basis there was fairly even disagreement throughout the Township on the calibre of local road 24 �-. . maintenance and improvement. Nearly every principal road was cited for its inadequate condition. Respondents by subarea felt the principal roads that need design and/ or traffic control improvement in order of priority were: Area A: Grand River Avenue, McClements Road, Taylor Road Area B: Old U.S. 23, Taylor Road, Grand River Avenue, Parklawn Road Area C: Taylor Road, Hyne Road, Pleasant Valley Road Area D: Taylor Road, Hyne Road, Old U.S. 23 Area E: Grand River Avenue, Old U.S. 23, Spencer Road Area F: Grand River Avenue, Old U.S. 23, Buno Road Area G: Grand River Avenue, Old U.S. 23, Spencer Road, Pleasant Valley Road ,__ J Area H: Grand River Avenue, Buno Road, Larkins Road Area I: Grand River Avenue, Old U.S. 23 Area J: Grand River Avenue, Larkins Road, Culver Road, Old U.S. 23 Some concerns of specific roads and intersections were from respondents some distance away from the road locations, reflecting in all likelihood concerns over commuting routes to work or shop. Specific write in concerns included very strong objections to the ,• Spencer/Old U.S. 23 off-set intersections (traffic lights, pavement/lane widening, street lighting), the curve problem at Spencer and Pleasant Valley, lower speed limits on various roads, left turn lanes of Grand River Avenue, curb and sidewalk improvements on Grand River Avenue east of City of Brighton, and street lighting on Old U.S. 23. These were substantially same concerns as in the 1980 Survey. On the -question of community facilities, 61 percent of the respondents felt that there were no police protection problems in the Township which would warrant expanded services. This compared to 43 percent in the 1980 Survey. Regarding fire protection, 62 percent of respondents did not feel there are problems which would warrant expanded services. To the question of whether Township should be progressive and initiate a recycling program and center, over 52 percent of respondents agreed strongly, eight percent agreeing somewhat. Over 81 percent agreed strongly or agreed somewhat that emergency health care facilities are needed in the Township area versus a 60 percent response in 1980 Survey. 25 �Concerning specific recreational facilities desired, the greatest interest by far was for nature trails, bridle trails and bikeways (43.15), followed by parks and picnic areas (37.25) 'I ' J and playgrounds (8.5%), the same ordering as in the 1980 Survey. Only 1.4 percent of respondents felt no recreational facilities needed to be developed or improved in Township. This result sharply differed from a 30 percent response in the 1980 Survey. Residents were asked to show a preference to certain identified public services and facilities which should be improved in the Township. The strongest interest, based upon highest priority rating, was a desire for the improvement of local roads, followed in order by a desire for garbage and waste collection, water and sewer services, a recycling center, additional police protection and additional fire protection. These results reflect a change in attitudes from the 1980 Survey when additional police and fire protection ranked second and third in highest priority ratings. When asked if they would be willing to pay additional taxes for the services for new public services, nearly 75- percent of the respondents said yes, a substantial change from the 40 percent who so answered in the 1980 Smvey. Concerning resident participation in organizations that work to improve conditions in the Township over 80 percent of respondents said they belong to such an organization, again a dramatic change from 25 percent in the 1980 Survey. Seventy-eight percent of respondents indicated that they had tried to get Township officials to do something about features they do not like in the Township (versus only 41 percent in the 1980 Survey), with a wide expression of positive and negative answers as to the results of their effort. In summary, from the overall survey responses it can be demonstrated that residents prefer to maintain the present predominant low density residential character of the Township, with preservation of land having unique or special natural resource value. A large percentage of respondents appear to be satisfied with shopping and employment opportunities even though commuting to out-of-Township locations is generally required. Better road improvements stand out as the major desire along with preservation of the natural resources. It might be noted here that there could be confusion on the part of some respondents as to which governmental agency is responsible for road improvements and maintenance, a function largely that of the Livingston County Road Commission and the State Department of Transportation (Grand River Avenue, U.S. 23 and 1-96 Freeways). The introduction of nature trails and preservation of the low density residential pattern keep coming through as key development interests. These underlying desires reaffirm those expressed in the 1980 Survey. For certain, based upon the expected population growth and 26 �-~ in-migration into the Township, there is an opportunity in the current Township planning I program to continue to guide growth into planned areas of Township and save parts of the 'I ', -- ' r~ t l~ Township for natural resource development. To do otherwise will cause premature, spotty development and costly demands for site infrastructure, (i.e., water · and sewer systems, road improvements). As a result to the responses to the Community Survey, these issues I , and others have been examined and will be considered in the Township's Comprehensive Development Plan. Further citizen input in this process will be encouraged. ' J I l, ( . l. 27 �SOCIO-ECONOMIC STUDY Introduction As part of the process of updating the Brighton Township Comprehensive Development Plan, this study analyzes the social and economic trends which are affecting the Township's growth and development. The conclusions arrived at herein can be utilized as a basis for planning decisions relating to the residential, commercial and industrial land use elements of the forthcoµling plan. In some instances 1980 Census data was utilized as these were the latest available data which documented certain socio-economic aspects of the Township's population. Specific data from the recent 1990 Census will become available in the 1991-1993 period. (' ' Re~onal Settin~ Brighton Township is located in the eastern most tier of townships in Livingston County adjacent to the developing townships to the east in Oakland Country. In recent years Livingston County has recorded a substantial rate of growth as evidenced by the fact that the County population increased from 38,233 in 1960 to 58,967 in 1970, and to 100,289 in 1980. In 1990, population is 114,517. By Year 2010 a total of 169,421 people is expected to be living in the County. 14 One major reason for this surge in development was the completion in the 1960's of the 1-96 Freeway which connected the Brighton area to the Detroit Metropolitan Area on the east and to the Lansing area on the west. As a result of the presence of this freeway, people for the first time could reside in Livingston County and be within a reasonable commuting distance of the major Detroit area employment centers in Oakland County and in the City of Detroit. Growth also began emanating into Livingston County '· north of the 1-96 Freeway along M-59 as development moved in a westward direction out of the City of Pontiac along this growth corridor into Livingston County. Additionally, growth in the southern portion of Livingston County began to occur as a development spilled northward out of Ann Arbor area along the U.S. 23 Freeway corridor and leap frogged into Livingston County. Upon the completion in 1989 of 1-696 through Oakland 1990 Adjusted Census Count, January 1991; Year 2010 population estimate from Livingston County Databook, March 1991. 14 28 �. 9 County, a major crosstown freeway now connects Llvingston County with Macomb County and Oakland County. With the emergence of these growth corridors, Llvingston County is now recognized as one of the major growth counties in the State. In this context, as will be documented in more detail later, Brighton Township recorded the sixth highest level of growth among the 20 local municipalities in Llvingston County during the decade of 1980-1990, experiencing an increase of 3,593 persons (32%), far ahead of the 1,765 population increase in Hamburg Township, the_second highest ranking community in Llvingston County in terms of an increase in population. Employment Trends in Livin~ston County The employment trends within Llvingston County indicate that the County has generally experienced healthy economic conditions during the years 1981-1990. As documented in Tables 4 and 5 the rate of unemployment of Llvingston County residents has dropped from a high of 7.2 percent in 1985 to 5.9 percent in 1990. Additionally, employment jobs within the County increased by 16.9 percent during this six year period from 47,700 to 55,775 employees. 15 It is evident that employment opportunities in the County have increased faster than the County's labor force since that time. Therefore, although Llvingston County is now primarily a bedroom community, if these trends continue it is quite possible that in the future there will be a balance between employment positions within the County and the number of County residents who are employed. Work - Travel Patterns In 1980 Llvingston County was primarily a bedroom community. That is, a significant number of Country residents were employed elsewhere and commuted outside of the County for purposes of employment. Reflective of this fact is that in 1980, a total of 53.8 percent of the employed residents of Llvingston County worked in another County, up from 41.1 percent in 1970. Data in Table 6 present the county of employment of the employed residents of Llvingston County in 1980. These commuting patterns document some noteworthy trends. A net total of 19,866 Livingston County residents worked outside of the County of the 36,926 County 15 Michigan Employment Security Commission, February 1991. 29 �L - - C, .) C.7 I. ' ... .: ============================================== AVERAGE ANNUAL CIVILIAN LABOR FORCE NUMBER AND UNEMPLOYMENT RATE =============================================================================================================================================== Labor Force 1985 Uneq:>l Rate 1986 Labor Uneq>l force Rate 1987 Labor Uneq>l Force Rate 1988 Labor Uneq:>l Force Rate Labor force 1989 Unenpl Rate Labor force 1990 Uneq>l Rate =============================================================================================================s================================= TO,jNSHIPS Brighton 5550 1050 Cohoctah Conway 825 Deerfield 1100 Genoa 4400 Green Oak 5100 Hantiurg 5750 Handy 2025 Hartland 2850 Howell 1775 Iosco 700 2025 Marion 2050 Oceola 2700 Putnam Tyrone 2825 Unadilla 1300 -. - --- -------- . - -...... CITIES Brighton City 2300 3400 Howell City 6.2X 10.7" 9.8X 8.1X 8.4X 7.0X 5.5X 11.3X 5.0X 6.0X 8.3X 7.6X 6.8X 7.4X 6.2X 8.4¾ 5775 1075 850 1150 4575 5300 6000 2100 2950 1850 725 2125 2150 2800 2925 1350 5.4" 9.3" 8.4" 7.0X 7.2X 6.1X 4.8X 9.8X 4.3X 5.2X 7.2X 6.5X 5.8X 6.4X 5.4X 7.2X 5975 1125 875 1175 4725 5475 6225 2175 3075 1900 750 2200 2225 2900 3025 1375 5.2X 8.9X 8.1X 6.8X 6.9X 5.8X 4.6X 9.4X 4.2X 5.0X 6.9X 6.3X 5.6X 6. lX 5. lX 6.9X 6275 1175 925 1250 4975 5750 6525 2275 3225 2000 800 2300 2325 3050 3200 1450 4.9l 8.4X 7.7" 6.4X 6.6X 5.5X 4.3X 8.9X 3.9X 4.7" 6.6X 5.9X 5.3X 5.8X 4.9X 6.5X 6575 1225 975 1300 5175 6000 6825 2375 3375 2100 825 2400 2425 3175 3325 1525 4.3" 7.5X 6.8X 5.6X 5.8X 4.9X 3.8X 7.9X 3.5X 4.2X 5.8X 5.3% 4.7" 5. 2X 4.3% 5.8X 6500 1225 975 1275 5150 5950 6750 2350 3325 2075 825 2375 2400 3150 3300 1500 5.1l 8.8X 8.0X 6.7" 6.9X 5.8X 4.5X 9.3X 4.1X 5.0X 6.8X 6.2X 5.5X 6.1X 5.1X 6.8X 6.0X 8.7" 2400 3525 5.2X 7.5X 2475 3650 5.0X 7.2X 2600 3825 4.7" 6.8X 2725 4000 4.2X 6.1X 2700 3975 4.9X 7.1X 7.2X 49575 6.2X 51350 5.9X 53925 5.6X 56325 5.0X 55TT5 5.9X ·- -- ---- . - .. - .. ---- --- .. --- ..... --- . - -- -- .. - -- --- .... -- --- -- -- -.. -- - ---- -- --- -- --- --- ··-- -- ---- -- ... -- --- -- -- -- --------- ...... -- --- --- -- - COUNTY TOTAL 47700 ======-----------==-----=====--==--===================-===========-==-=---===-================================================================= SOURCE: Michigan Enployment Security Coomlsslon, 2/91. g ~ ~ �TABLE 5 TRENDS IN PRIVATE SECTOR EMPLOYMENT AND CIVIl..IAN LABOR FORCE LIVINGSTON COUNTY, MICIDGAN, SELECTED YEARS 1977 - 1987• 1977 1987 Civilian Labor Force 24,875 51,350 Employment 23,250 48,320 6.5 5.9 12,154 23,861 3,911 6,421 Construction (Contract) 568 1,731 Transportation, Communication and Utilities 290 363 Wholesale Trade 424 1,366 3,394 5,583 838 1,716 2,540 6,461 189 37 Rate of Unemployment Total Private Sector Employment Manufacturing Retail Trade Finance, Insurance and Real Estate Services Other Industries • Data for Civilian Labor Force, Employment and Rate of Unemployment is by Country of residence. Data source is Michigan Employment Security Commission. Data documenting private sector employment is by County of employment. Data source is U.S,. Bureau of the Census, County Business Patterns (1977 and 1987 editions). 31 �1960 Cc»iHUTER DESTINATIONS AHONG PERSONS IIEPORJING THEIR PLACE Of UORK REPOlllED ~K PLACES OUlSIDE LIV. COUNlY 1960 1960 LABOR fOIICE REPOlllED WRK PLACES I BY COUNlY Of DESTINATION IN LIV. COUNJY OUJSIDE LIV. COUNTY I LABOR IREPOIIJING WRK PLACES I Other Hacoob llashtenaw Geneaee Oakland llayne X FORCE I Reported No Report I I I •=•caaa:aaa~:a::a:&::aa=a••========•:;;::a:::aaaaa::•==•===================•=====================•=•==•====•===•==============•=====••====••=•••acaa• a•• lWNSHIPS l.1X 17.5X 1.71 4681 271] 40.2X 1.8X lrlghton 206 1852 41.41 l5.9X 4475 61.11 l0.6X 4.lX 6. 1X 1]80 o.ox Cohoctah I Conway 66.4X 21.6X 1511 916 510 37.0X 35.5X 111 Conway (&ee Cohocteh) 5.9X 28.71 4.51 266] ]1.6X O.lX Deerfield I Oceola 2509 29.0X 154 1414 57.21 1159 46.2X 0,6X ]69] ]]98 19.1X 4.8X Genoa JO.OX 1.2X 295 1712 50.4X 1567 46.1X 44.2X 30.5X o.ox 2.4X Green Oak 1.ll 4260 3985 l2.9X 2918 28.11 37.71 275 1111 71.71 0,8X .0.5X 1.ax ]].OX 61.71 Harilurg 11.5x 4892 4]4 2860 2l.6X 4458 1472 64.2X o.ox 2.4X 19.lX 162] 2l.8X 5.2X Handy I fowlervllle VII. 1294 85.lX 420 14.lX 1517 106 27.71 5.lX 2.9X o.ox 7.71 51.9X Hartland 2411 2150 820 l8.1X l2.1X 281 1127 52.4X o.ox 4.9X o.ox 18.BX 35.5X 40.71 Howell 1510 1472 18 1027 69.8X 425 28.9X 0.5X 44.9X 0.71 27.71 lo1co I Unadilla 1647 20.0X 6.2X 1475 1a.ax 817 56.71 172 5n o.ox 28.71 o.ox Marlon 1678 7.2X 857 586 4l.8X 21.0X 1118 140 64.1X 4l.2X Ocaola (1ea Deerfield) Putnam I Pinckney Vil. 2268 o.ox n.ox 1.2X 1.lX 2158 110 677 :u.4x 1468 68.0X n.5X 7.0X ]1] Tyrone 22]6 58.8X 2'11 18]1 2l.2X 1.7X 2.71 2.lX 14.0X 175 81.9X 11.4X Unadilla (1e1 Iosco) , , CIJ IES C. of Brighton C. of Howell LIVINGSTON CCONIY • lotala do not w IUII 2001 2812 1 1 1707 2668 294 I 164 1 909 2097 51.lX 78.6X 821 582 40101 I 36926 1115 I 17264 46.8X 19866 to 100X due to the 5&"'11• designs used by the Bureau of the Census 1-JSOJRCE: U.S. Bureau of the Census 6/86 I I 1.2X 26.ll 1.2X 27.71 1.2X o.ox 18.6X 1.2X 6.71 1.2X 20.ax 5l.8X I '26.5X 26.1X 1.0X 27.6X 8.lX 5,IIX 48.2X 21.BX 1.2X ~ ~ °' �residents who were reported employed. The primary counties of employment of the 19,866 employed Livingston County residents who worked outside of their County of residence were Washtenaw County (27.6%), Wayne County (26.5%), Oakland County (26.1 %), Genesee County (8.3%) and Macomb County (1.0%). It is evident that many persons moved into Livingston County and maintained their place of employment in their previous county of residence. This situation would suggest that many people are willing to reside within Livingston County and generally commute further to work rather than move and live closer to their place of work in another county. Thus, Livingston County has established itself as a desirable area in which to reside. There is a distinct trend of workers with middle and upper incomes to want to live in a rural, country style environment. Comparable statistics available for Brighton Township, reveals that in 1980 there were 4,475 reported employed residents in the Township of whom 2,733 (61.1 % ) worked outside Livingston County, principally in Oakland County (40.2%), .Wayne County (35.9%), Washtenaw County (17.5%), Macomb County (1.8%), and Genesee Country (1.7%). It is clear that the employed residents of Brighton Township are not solely dependent upon employment opportunities within Livingston County and will migrate into Brighton Township for a place of residence even though a greater commuting distance to their place of employment may be required. Socio-Economic Characteristics of Brighton Township Residents Industry of Employment The residents of Brighton Township are heavily reliant upon employment within the manufacturing sector, even more so than the State labor force which is dominated by the automotive industry. In 1980, 31.6 percent of the Brighton Township residents were employed in manufacturing industries compared to 32.1 percent in Livingston County and 30.1 percent in the State of Michigan. 16 A further analysis of the employment patterns of the Township residents can be undertaken by computing the Coefficient of Specialization which compares the proportion of the Township residents employed within specific industries with the proportion of the Bureau of the Census, 1980 Census of Population., Michigan. General Social and Economic Characteristics. (1980 edition). 16 U.S. 33 �-. State of Michigan labor force which is employed within the same industry. Mathematically, the Coefficient of Specialization is defined as follows: ~ s ~ = .Ei Et Where: S = Coefficient of Specialization ei = Number of Brighton Township residents employed in a certain industry. et = Total number of Brighton Township residents who are employed. Ei = State employment in the ith industry. Et = Total employment throughout the State. If S is greater than 1.00 then the proportion of the Brighton Township residents who are employed within that specific industry is greater than the proportion employed in the same industry throughout the state. Similarly, if S is less than 1.00 then the proportion of Brighton Township residents who are employed within that specific industry is less than the proportion who are so employed throughout the state. The Coefficients of Specialization for the employed residents of Brighton Township in 1980 are documented in Table 7. As indicated, the Coefficient of Specialization for the Construction and Wholesale Trade Industries was high, being 2.17 and 1.92 respectively in 1980. This means a higher percentage of Township residents are employed in those categories than residents of the State of Michigan as a whole. In all other industries, except the Transponation, Communication and Utilities Industry and Public Administration sector, the Coefficient of Specialization for Brighton Township residents was less than 1.00. Level of Income Probably the most imponant criteria of the economic well-being of the residents of a community is the level of income. Data in Table 8 document the level of per capita income in 1985 and the 1980 level of median family income, the latest year for which such data are available, for the local units of government in Livingston County. Based upon available data, the 1985 per capita income level for Brighton Township residents of $14,368 (up from $5,240 in 1970) was highest of any locality in the County and substantially greater than the County-wide per capita income level of $11,760. In terms, of the median family income, Brighton Township also ranked highest among all local municipalities with a median family income level of $31,830 in 1980 (up from $12,666 in 1970). The Livingston County median family income in the same year was $26,339, substantially less than the level in Brighton Township. 34 �One reason for the relatively high level of income of the Brighton Township residents is the fact that 27.7 percent of those who were employed were in the highest paying occupations of Managerial and Professional Specialty Occupations compared to 23.8 percent throughout Livingston County. In 1970, the respective percentages were 25.0 and 20.6. Thus, even though there is a heavy reliance upon the manufacturing industries for Brighton Township residents it is evident that those who are employed therein generally work in the higher paying, white-collar positions. Table 7 COEFFICIENT OF SPECIALIZATION EMPLOYED RESIDENTS OF BRIGIITON TOWNSHIP, 1980* Industzy Construction Number of Employees a Coefficient of Specialization 280 2.17 1,530 1.04 Transportation, Communication and Utilities 190 0.68 Wholesale Trade 336 1.92 Retail Trade 882 1.11 1,909 1.39 Finance, Insurance and Real Estate 315 1.33 Public Administration 116 0.56 Manufacturing Services Other Industries b _ill Total 4,845 7.0 • Analysis by Brandon M. Rogers & Associates, P.C., April 1990, based upon comparison of proportion of Brighton Township labor force in various industries compared to the proportion of the national labor force employed within the same industries. a. U.S. Census Bureau of the Census, Census of Population. General Social and Economic Characteristics, 1980 Edition. b. Other industries include agricultural and related industries, and mining industries. 35 �TABLE 8 1985 PER CAPITA INCOME LEVEL AND 1980 MEDIAN FAMILY INCO:ME LEVEL LOCAL MUNICIPALITIES IN UVINGSTON COUNfY Local Municipalitv 1980 Median Familv Incomeb $ 23,429 Village of Fowlerville 8,776 17,128 City of Howell 11,457 21,905 9,533 22,404 14,368 31,830 Cohoctah Township 9,410 23,886 Conway Township 9,832 24,420 Deerfield Township 10,584 24,271 Genoa Township 12,908 27,171 Green Oak Township 11,174 26,853 Hamburg Township 12,714 26,652 Handy Township 8,998 22,095 Hartland Township 12,657 30,905 Howell Township 10,214 25,669 Iosco Township 10,686 26,507 Marion Township 9,922 27,624 Oceola Township 10,709 25,669 Putnam Township 10,546 23,488 Tyrone Township 13,155 30,281 Unadilla Township 9,849 22,723 Livingston County 11,760 26,339 Village of Pinckney I t . a 12,317 City of Brighton , ..,, 1985 Per Capita Income BRIGHTON TOWNSHIP $ a. U.S. Bureau of the Census, Population Estimates and Projections, Series P-25 (January, 1989). b. U.S. Bureau of the Census, 1980 Census of Population and Housin~. Census Tract Data for Detroit, Michigan SMSA (1980 edition). 36 �Housin~ Values As would be expected, there is a strong correlation between housing values and the level of income in a community. This is evidenced by the fact that the 1990 median value of owner-occupied housing units in the Southeast portion of Livingston County (i.e., Brighton Township, City of Brighton, Green Oak Township, and east 1/2 of Genoa and Hamburg Townships of $117,000 (up from $110,500 in 1979) also was significantly higher than the 1990 Livingston County median value of $103,000. Again, in this criteria, as in those measuring income, Brighton Township ranked among the first among local municipalities in the County. (See Table 9) Thus, it is apparent that the residents of Brighton Township are characterized by having relatively high incomes and living in higher valued homes when compared to other local municipalities in Livingston County. For planning purposes such a situation would suggest that such an area would be likely to attract additional new housing as it is easier to sell new homes in areas which have an established patterns of high quality development than in other areas in which no such trend has been established or in areas of lower valued homes. It is noted that as home prices escalate, there may be a gap created with expected family income levels, and households with lower incomes will be limited to buying ~xisting homes or be priced out of the market completely. 17 Livin~ston Countzy Population Trends In addition to the residents of Brighton Township having the highest levels of income and the highest valued homes of any local municipality in Livingston County, the Township has also been the fastest growing community in terms of population increase in Livingston County since 1970. Data in Table 10 document the population trends of local municipalities in Livingston County during the years 1840-1990. During the 20 year period. 1970-1990, the population increase of 8,933 persons in Brighton Township ranked it second highest in real growth among all units of government in the County. Hamburg Township grew by 7,602 persons during this period. Brighton Township's population increase of 3,593 persons from 1980 to 1990 again represented the second largest (next to Hamburg The Relationship of Housing Sale Price and Household Income in Livingston Countv, Livingston County Planning Department, Working Paper, March 1990, p. 21. 17 37 �-. TABLE 9 1989 AND 1990 HOUSING SALE PRICE CHANGE: IN J.£DlAN AND AVER.AGE: VALIJES co .......- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - , 120 r • I ,_ ;• - o- no Q~ -c 0 ~ Median •• 11 je ... 100 90 Central Median <=----------------1 80 ~.- - - - - - - - - ~ - - - - - - - - - - - - : - - - - - - - - - - 1989 1990 1989 SAMPIL 1990 TOTAL SAL£S ----- 1989 AHO 1990 SALE PRlC; C:O.AllSON ---- , COJNTY AVERAGc COJNTT MEDIAN NU!BEJI Of SALES SQJTHE.AST AVERAGE MEDIAM NUIBEll Of SAL!S 9 L.C.P.C. 1/91 , •1989 aw --1990 S105 ,600 629 S114,ZZ2 S103,000 1222 S91,2S0 sa1,000 NA sa1,000 261 $96,000 CSITRAL AVERAGE Cl:!ITRAL M£D 1AM NUMBER Of SAL!S SQJTHE.AST -- S119, 000 S110,500 NA WWWFd"P'F--===zsm-zm ffl,680 S12S,.330 S117, 000 -5n Central Livings:on • The City of Howell, H-ll Twp, Marion TIOp, The East 1n of Conoct.an Twp, The \lest 1n of Onrlield, Oceola, ' - Twps. Southeast Livingston • The City of Brighton, Brighton TIOp, The East 1/2 of GeN1a and Halilurg TIOp&. (inen 0alt Twp, SOJRC;: LIVINGSTON COJNTT IIJLTl·LlSTINGS DATA L!MITATl011S: Don not include sales !lade thr-oug/1 non-participating rHl tors or i na!vicaials. Does not incl I.de uiles by rHl tors outside of Livingston Cou,ty. 38 �========-------============================== HISTORICAL POPULATION PROFILE BY COHHUNITY ===========================================================================================================================================---------------====1840 1850 1860 1870 1874 1880 1884 1890 1894 1900 1904 1910 1920 1930 1940 1950 1960 1970 1980 **1990 =============----=-===================================================================================== =========================-----------------------=---=TOUNSHIPS Brighton Cohoctah Conway Oeerf ield Genoa Green Oak Hanburg Handy Hartland Howell Iosco Harion Oceola Putna11 Tyrone Unadilla 786 247 141 440 504 764 602 158 570 321 395 345 523 597 394 643 1015 544 460 882 754 941 895 484 996 1155 645 873 960 977 867 1027 1186 857 764 1017 878 944 996 905 1206 1063 770 682 1128 1215 1144 1117 1439 1177 1019 1128 991 994 907 1306 1159 2563 904 1111 1013 1361 1222 1041 1737 1144 1029 1043 921 938 887 2144 1105 2813 943 1162 1018 1213 1166 1066 1793 1276 1344 1152 1008 1002 919 2301 1250 3250 1018 1255 1022 1294 1273 1094 1788 1244 1341 1086 1001 957 945 2225 1171 3194 916 1218 973 1326 1148 1035 935 1286 1298 1072 916 817 918 2103 1049 1001 947 1146 914 793 1076 1010 837 1283 1264 1025 912 831 870 1121 1021 970 894 1055 879 716 970 940 724 1340 1206 898 843 770 876 1023 969 937 908 1018 865 701 911 930 681 1203 1121 859 793 677 840 1042 897 832 805 947 803 671 829 923 1402 1152 1104 816 762 691 701 1849 830 784 753 940 758 1118 829 909 1337 1113 931 771 682 692 641 1921 760 738 668 1071 752 922 737 835 654 1057 929 695 746 674 662 891 856 774 581 1315 785 495 823 861 927 976 965 789 901 1049 901 941 733 728 663 1396 790 602 920 907 1645 1015 899 919 1066 1837 1713 963 1098 984 662 1572 1030 830 1039 1078 2875 1160 978 1149 2402 4631 3189 1216 1436 1540 705 1740 1453 1471 1523 1216 5882 11222 1454 2436 1160 1722 1734 2611 4800 9261 7598 10802 5481 11318 1578 2392 2630 6034 2426 3999 817 1436 2668 4754 2496 4175 2433 4253 3437 6077 1793 2874 14815 2693 1818 3000 10820 11604 13083 2840 6860 4298 1567 4918 4825 4580 6854 2949 --------------------------------------------------------------------------------------------------------------------------------------------------------------· CITIES I VILLAGES c. of Brighton v. of fowlervll le c. of Howell v. of Pinckney • • • • • • • 757 • • • • • • • • • • • • • • • • • • 741 • • 2387 449 • 812 971 2562 504 781 946 2518 500 777 1014 2450 485 • • • 2338 2951 • • • 1287 1141 3615 433 1353 1118 3748 456 1861 1466 4353 695 2282 1674 4861 732 2457 1978 5224 921 4268 2289 6976 1390 5686 2648 8184 1603 --------------------------------------------------------------------------------------------------------------------------------------------------------------LIVINGSTON COUNTY 7430 13475 16629 19335 20329 22251 21568 20858 20437 19664 18649 17736 17522 19274 20863 26725 38233 58967 100289 115645 =================-=====================================================================================================================•======================= • Date not available. **1990 Preliminary Pre-Adjusted Census Counts, January 1991 SOURCE: U.S. Bureau of the Census State of Hlchlgan Census ~ s;; .... 0 �Township's 1,765 growth) of any local municipality in Livingston County during this nine year period. By comparison, to the east in Oakland County, Milford Charter Township added 1,451 persons in the 1980-90 period, reflecting a 28 percent increase. 18 State Equalized Valuation t 1 There has been substantial growth in State Equalized Valuation (SEV) in Brighton Township. In 1990, the Township ranked first out the of 18 Livingston County localities with a SEV for real and personal of $322,864,100. For comparison, City of Brighton's SEV was $124,308,800, and Hamburg Township, the second highest, was $240,186,700. (See Table I ' l ., 11) For comparison Table 12 reflects 1990 SEV by class of~ property for the Township and ·nearby communities. As a percent of total real property tax base, Table 13 indicates data for Brighton Township. TABLE 13 REAL PROPERTY STATE EQUALIZED VALUATIONS, 1990 BRIGHTON TOWNSHIP* , .. Land Use Type Township SEV Township Percent of Total Livingston County Percent of Total I' Agricultural $ 1,350,500 0.5 5.0 Commercial 20,532,128 6.9 8.9 Industrial 21,020,000 7.0 4.0 256,283,598 85.5 81.9 392,800 0.1 0.1 100.0 100.0 Residential Developmental Total $ 299,579,026 *Livingston County Equalization Department, March 1991. 18 1980 and 1990 U.S. Decennial Censuses. 40 �============-=-============================= SfATE EQUALIZED VALUE (S.E.V.) FOR REAL ANO PERSONAL PROPERTY IN THOUSANDS Of DOLLARS ================================================================================================a==========•====~= TOI.INSHIPS Brighton Cohoctah Conway Deerfield Genoa Green Oak Hanwrg Handy Hartland Howell Iosco Harlon Oceola Putna111 Tyrone Unadilla 1985 1986 1987 $184,546.6 U0,350.8 120,622.0 Sl7,330.4 $130,554.0 1125, 180.6 $154,552.3 145,486.6 184,412.7 $54,983.1 121,404.7 157,753.4 145,193.6 166,038.9 179,960.4 127,950.2 $189,627.6 130,407.6 120,706.5 137,587.4 1132,708.3 1131,520.9 1155,889.1 S45,670.3 $89,408.1 S56,604.1 S21,496.9 156,575.6 $45,6'4.9 167,614.4 183,333.0 128,729.2 1205,237.6 '31,466.5 120,143.9 137,397.5 1146,070.7 $140,662.9 1162,079.8 S46,929.9 S93,344.8 157,579.2 121,603.9 160,696.4 $46,249.1 $69,571.5 $87,545.5 $28,666.7 1988 1231,239.1 '33,314.9 121,371.7 142,663.8 1163,662.7 $157,201.7 $181,854.9 149,648.2 $102,320.1 160,370.3 $22,743.9 167,320.3 S54,264.1 $74,387.0 194,181.1 $30,845.8 1989 1262,264.1 Sl6, 135.6 123,011.9 143,801.6 1189,423.6 $182,503.7 $206,184.9 156,772.9 $120,044.9 168,115.6 $23,677.0 $75,008.2 $62,361.6 182,128.3 1108, 117 .1 $33,358.7 1990 '322,864.1 '38,844.2 124,411.1 149,018.2 1223,009.8 1230,952.0 1240,186.7 165,205.5 1139, 175.5 $77,752.7 $26,852.6 185,197.0 $70,306.7 191,153.2 $115,414.7 $36,188.6 Total Change in Value 85·90 1138,317.5 18,493.4 Sl,789.1 $11,687.8 192,455.8 $105,771.4 185,634.4 $19,718.9 $54,762.8 122,769.6 $5,448.1 127,443.6 $25,113.1 $25,114.3 '35,454.3 18,238.4 Percent Change In Value 85·90 74.9X 28.0X 18.4X 31.3X 70.8X 84.SX 55.4X 43.4X 64.9X 41.4X 25.SX 47.SX 55.6X 38.0X 44.3X 29.SX ---···-------------------·---------------·---·-·--·-·------------------------------------·-------------·-····-···CITIES Brighton City Howell City 172,934.0 177,030.1 S78,217.4 S81,470.2 $85,964.7 188,224.5 194,029.3 $97,020.9 $107,320.4 1106,753.6 $124,308.8 $120,328.5 $51,374.8 S43,298.4 70.4X 56.2X -----------------------------····-··-·-····-·-------------------------··-·--·-·---····-···-···-·····-·-···-------County Total S1,316,284.4 11,355,411.5 Sl,431,455.1 S1,576,640.0 Sl,786,984.4 S2,081,170.0 S764,885.6 58. IX ----------------------------•----------------------a--------------------------=.-----=-----•---------•-••--=-•==-~ Assessed value is 50X of market value. SOJRCE: Livingston County Equalization Department, 1/91. ~ 1--.> ~ ~ ........ �.. l '. TABLE 12 REAL PROPERTY STATE EQUALIZED VALUATIONS, 1990 SELECTED LIVINGSTON COUNTY AND OAKLAND LOCALITIES• Locality Brighton Twp. Agricultural $ 1,350,500 City of Brighton Industrial Residential $20,532,128 $ 21,020,000 $256,283,598 41,546,100 8,908,500 60,484,200 Commercial Developmental $ 392,800 Total $ 299,579,026 I 10,938,800 524,500 207,271,056 Genoa Twp . 3,692,200 20,686,928 7,658,500 174,708,928 Green Oak Twp. 3,406,0 IO 7,322,216 15,305,676 189,273,547 215,307,449 Hartland Twp. 5,737,700 12,800, I 00 728,800 113,913,000 133,179,600 Milford Twp. 8,875,600 22,628,700 23,066,900 176,315,125 230,986,325 • Livingston County Equalization Department, March 1991; Pat Haney, Oakland County Equalization Department, March 1991. a. Refers to land expected to be developed in near future. �It may be observed that the nonresidential tax base comprises only 13.3 percent of total SEV as compared to 36.2 percent for Livingston County as a whole. Clearly the residential base at 86.0 percent is reflective of the predominant land use pattern in the Township. Based upon the foregoing facts and past trends it is clear that the Township will continue to attract high quality residential development. If the Township is to depend on this country style of low-density residential development, it will require careful land use planning to wisely apportion limited Township revenues for needed infrastructure. Urban Land Institute's often quoted standard that is desirable to have a least one third of a community's real estate tax base in non-residential uses does not appear for the Township a required or desired objective to achieve. There are several well planned communities in the region with a residential emphasis (i.e., West Bloomfield Township, Bloomfield Township). It will, however, take effort to maintain the Township's present characteristics and development goals in the future with the obvious urban growth trends of the surrounding region, trends which will require corresponding infrastructure improvements. Population and Housin~ Trends in Bri~hton Township Components of Population Chan~e in Bri~hton Township Before projections of a local municipality's population can be undertaken it is important to analyze the variables of births, deaths, and net-migration which have affected the community's growth in the past. The excess of births_ over deaths over a specified time period is termed the natural increase in population while the differential between the natural increase in population and the total population change in a community during the same time period is the net-migration into or out of the community. Data in T_able 14 document trends in the population of Brighton Township during the 1970-1980 decade which increased dramatically from 5,882 in 1970 to 11,222 in 1980, and to 14,815 in 1990. This increase of 8,933 persons computes to a growth rate of 152 percent during this 20 year period. 44 �·-· TABLE 14 POPULATION TRENDS, BRIGHTON TOWNSHIP 1970-1990 Population ,_-, , ~ I ! •-' 1970 5,882 1980 11,222 1990a 14,815 f''i I, I , , a. Final 1990 U.S. Census count, January 1991. . I Births and Deaths.--The births and deaths attributable to the residents of Brighton Township during the 1979-1989 period are documented in Table 15. Also presented therein are the births and deaths attributable to the residents of the City of Brighton and all the residents of Livingston County, for comparison purposes. During this time period it is computed that the natural increase in population, of binhs minus deaths, in Brighton Township was 975 persons (as compared to 1,422 persons during the 1970-1980 decade). Using this natural increase in population and the previously computed 1980 Township population of 11,222, it is calculated that 3,593 persons moved into Brighton Township r • during the 1980-1990 decade (as compared to 3,875 persons during the 1970-1980 decade). This net migration was computed thusly: 1980 Brighton Township population Natural increase in Brighton Township population 1979-1988 11,222 975 1990 Brighton Township population 14,815 Net migration into Brighton Township 1980-1990 (14,815 minus 11,222 and 975) 3,593 45 �TABLE 15 BIRTIIS AND DEATIIS ATTRIBUTABLE TO RESIDENTS OF BRIGHTON TOWNSHIP, CITY OF BRIGHTON AND UVINGSTON COUNTY, 1979-1989• Year 1979 Briihton T ownshil) Births Deaths 138 52 Ci~ oi'. Brfahton Births Deaths 49 145 Liviniston CQJ.m~ Births Deaths 1,463 541 1980 146 35 113 49 1,462 588 1981 124 36 135 43 1,437 566 1982 130 50 132 41 1,341 570 1983 105 36 133 44 1,337 590 1984 143 44 139 42 1,443 602 1985 110 61 156 58 1,414 676 1986 147 59 136 44 1,469 641 1987 162 61 140 43 1,567 754 1988 139 39 165 45 1,499 643 1989 163 59 182 56 1,578 626 Total 1,507 532 1,576 514 16,010 6,797 • Michigan Department of Public Health, Statistical Services Section, Office of the State Registrar, March 1991. Residential Construction Trends Data in Table 16 document the trends in new dwelling unit construction for the local units of government in Livingston County in 1990. It is evident from these data that the building permits issued for the construction of new housing units in Brighton Township was highest in County. Even though there was a downturn in the number of units as compared with the 1986-89 period when Brighton Township it is expected the Township will continue to be a leader. If conditions conducive to new residential construction continue, such as low interest rates and a strong resale market for existing homes, it can be anticipated that the rate of building activity in Brighton Township will increase over the 1989 level. As of March 1990, seven residential developments totaling 119 dwelling units are under 46 �===================================================---------========= DUELLING UNITS AND PERMITS FOR NEU STRUCTURES BY Cc»IHUNITY: 1990 ==============================================================================================-======== I I 1990 RESIDENTIAL PERMITS ··-------··-·-·-···········l··············· · ········-··············-·····················-·I COMMERCIAL PERMITS I ONE MULTI MANUF. 1990 CENSUS • I·····-····· I FAMILY FAMILY Hc»IES DEMOLITIONS UNITS PERMITS I 1990 ===-=----=--=============== c============================================================== =========== *1990 CENSUS TOUNSHIPS Brighton Cohoctah Conway Deerfield Genoa Green Oalr. Hanburg Handy Hartland Howell Iosco Marion Oceola Putnam Tyrone Unadi Ila 4867 862 581 1053 4033 4242 5079 925 2331 1359 509 1627 1574 1178 2350 1095 175 33 31 42 85 154 160 77 79 36 40 69 67 35 99 39 0 0 0 0 26 0 0 0 0 6 0 0 0 0 0 0 4 0 3 2 0 0 0 48 0 1 N/A 0 0 3 N/A 3 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 176 33 34 44 111 154 160 125 79 43 41 68 67 35 102 39 5043 895 615 1097 4144 4396 5239 1050 2410 1402 550 1695 1641 1213 2452 1134 34 0 0 0 11 32 4 2 4 4 0 0 0 1 3 0 ··----···-·····························-·······················I··-········ CITIES & VILLAGES I I 0 4 C. of Brighton 2533 I 51 0 58 2591 I 7 V. of Fowlerville 0 140 0 147 1162 2 1015 I 7 I N/A C. of Howell 3405 I 176 0 186 3591 12 2 I 0 V. of Pinckney 0 0 0 2 544 I 542 I 2 ·····-····· ·-·-······················-·-·······-····-··········-················-·-········I·---·-·--·· 1704 101 LIVINGSTON COUNTY 41160 I 259 202 6 42864 I 1249 ==============================================================================L============I=========== --···-············-··-····- * 1990 Census figures are preliminary. Individual townships do not add up to total because of census tract discrepancies. Source: Livingston County Building Department, Southeast Michigan Council of Goverrments ~ ~ ~ ~ �construction in Brighton Township, and 10 other developments totaling 259 units are pending site plan approval. 19 A more detailed and current analysis of the type of housing units built in Brighton Township during the years 1980-1990 is presented in Table 17. It should be noted that none of the 1,902 new homes from which building permits were issued were for multiplefamily developments. There were six permits for two family units. The Township housing industry has recovered from the 1980-82 recession, however there bas been a decline from the 1988 peak year owing to the 1990-1991 recessionary period. It should also be noted that in today's housing market there is a demand for detached home site condominiums. Site condominiums have become popular because they offer the tax advantages of home ownership as well as a hedge against inflation. However, they are usually less costly to purchase than single-family detached homes and development costs are less than for a conventional plot. As will be noted in the Future Land Use Plan there are certain areas of Brighton Township in which multiple-family housing units could be built and not be in conflict with the surrounding land use patterns. At present there are two mobile home parks in the Township: Pine Lodge Trailer Park at 8191 Woodland Shore Drive (46 sites) and Woodland Lake Mobile Court at 8005 W. Grand River Avenue (65 sites). Population Projections The previous analyses indicated that Livingston County experienced significant population increases in recent years, especially during the 1970-1980 decade. Additionally, population projections indicate that the numerical population increases in Livingston County are anticipated to continue to increase during the next 20 years as documented by the fact that the County's population is projected to increase from an estimated 100,289 in 1980 to 140,454 and 169,421, respectively, in the Years 2000 and 2010.20 Since there is a substantial amount of vacant land available to accommodate new residential development in Brighton 9Data from Livingston County Planning Department, March 19, 1990. 1 SEMCOG, Regional Development Forecast: Population, Households and Employment, Communities in Livingston County, June 8, 1990. 20 48 �TABLE 17 RESIDENTIAL BUILDING PERMIT TRENDS BRIGHTON TOWNSHIP, 1978 - 1990• -. .r - ' . l [ ~ . ' Detached Single Family Two Family Multi Family Gross Year JJ.ni1s J.lniis JJ.ni1s Total 1978 248 0 0 248 2 246 1979 183 0 0 183 1 182 1980 48 0 0 48 1 47 1981 21 0 0 21 0 21 1982 8 0 0 8 2 6 1983 30 0 0 30 2 28 1984 44 0 0 44 1 43 1985 110 0 0 110 2 108 1986 204 2 0 206 2 204 1987 291 0 0 291 2 289 1988 320 2 0 322 11 311 1989 223 0 0 223 0 223 1990 166 2 0 168 3 165 1,896 6 0 1,902 0.5 0 146 TOTAL , __ Total (1978-1990) Average 146 • Less Demolitions 29 2.2 Net Total 1,873 144 SEMCOG Annual Reports, 1978-1990, Brighton Township Building Department . February 1991. 49 �• Township and since this community has experienced significant growth in the past, it is evident that the Township can anticipate a substantial increase in population in future years. In communities which have registered steady population trends over a long period of time forecasts of population are rather predictable if no significant changes are anticipated to affect the variables which determine the community's growth trends. However, in the case of Brighton Township it is difficult to determine if the Township will follow the past trends or perhaps experience in growth as is projected for Livingston County. Therefore, several alternative population projections for the Township will be presented, along with the basis for each. Documented in Table 18 are five different sets of population projections for Brighton Township for the time period 1990 to 2010 based upon different premises. The highest population projection for the Township in the Year 2000 resulted when the geometric method was employed. That is, when the Township's percentage increase in population during the 1980-1990 decade was applied to the 1970 Township population and the resultant projection of 23,548 persons in the Year 2010 was derived. The lowest projection for Brighton Township resulted when the same numerical increase in the Brighton Township population which occurred during the 1980-1990 decade (297 per year) was utilized as a basis to project the population growth in the Township during the two following decades. The resultant figure was a population of 21,797 for Brighton Township in the Year 2010. When Brighton Township's population for the Year 2010 is projected on the basis that the Township will have the same proportion of the Livingston County population in the ensuing years as in 1990 (12.42 percent), a projection of 20,916 persons is computed for the Township in the Year 2010. (See also Table 19 for other projections by•Livingston County Planning Commission.) The SEMCOG population projection methodology is based upon an increase of 3,466 housing units during the 20 year period 1990-2010 and a declining household size from 3.07 persons in 1990 to 2.64 persons per occupied housing unit in the Year 2010. This average out to 173 new housing units a year compared to an average annual increase of 123 a year during the 1980 to 1990 decade. The decreasing family size reflects a declining birth rate and the fact that there is usually a lower household size in multiple-family housing units, which can be anticipated to be built in the Township during the next 20 years. 50 �( ' ,.. - . ·--~-. : --- -~ •J • - -.1 TABLE 18 COMPARISON OF VARIOUS POPULATION PROJECTIONS FOR BRIGHTON TOWNSHIP, 1990-2010 Projection Method 1980 1990 e 1995 2000 2005 2010 SEMCOG a 11,222 14,815 15,622 17,845 19,445 21,351 Geometric (Based upon years 1980 - 1990) 11 , 222 14 , 815 16,698 18,649 21,117 23,584 Arilhmalic (Based upon 1980-1990 lime period) b Constant Proportion of Livingston County population 11,222 14,815 16,510 18,272 20,035 21,797 I 1,222 14,815 15,442 17,362 19,006 20,916 11,222 14,815 16,732 19,202 22,262 25,232 11,222 14,815 15,292 17,241 20,039 Consultant Estimate C Livingston County Planning Commission a. d SEMCOG, Regional Development Forecast : Revised June 8, 1990 . Population. Households and Employment, by Minor Civil Division, b . Livingston County Planning Commission, 1990 Livingston County Data Book, February 1991, page I. c. Based upon lhe same proportion of the 1990 Livingston County population . d. Based upon a declining household size and an average annual increase in occupied housing as were built in Brighton Township during lhe years 1980 - 1989. e. Final 1990 U .S. Census count, January 1991. ~- J �=================================== POPULATION FORECAST BY COHHUNITY =================================================================================-=--=============================================z===============------------PERCENT CHANGE IN POPULATION PERCENT Of C<XJNTY POPULATION PRELIH. CENSUS CENSUS* 1980 TO 1990 TO 1995 TO 2000 TO 2005 TO 1980 1990 1995 2000 2005 2010 1980 1990 1995 2000 2005 2010 1990 1995 2000 2005 2010 ====================================2=================2===================================================================================----------==---2s---TOUNSHIPS 11222 32.0X 5.4X 9.8X 11.2X 12.8X 12.5X 12.7" 12.6X 12.6X 14815 15622 17845 19445 21351 14.2X 9.0X Brighton 2436 2693 2804 10.6X 4.1X 11.5X 2.4X 2.3X 2.2X 2.2X 2.lX 2.lX 3153 3481 1885 12.4X 10.5X Cohoctah 2280 5.6X 12.7" 1.7" 1.6X 1.6X 1.6X 1.6X 1.6X 1722 1818 2049 2493 2755 11.lX 9.lX 10.5X Conway 2611 3000 2.6X 2.6X 2.4X 2.lX 2.lX 2.3X 2949 3266 3568 3921 14.9X ·1. 7X 10.7" 9.9X Deerfield 9.2X 9261 10820 11243 12987 14508 16184 16.8X 3.9X 15.5X 11.6X 9.2X 9.4X 9.0X 9.2X 9.4X 9.6X Genoa 11.7" 10.8X 10.0X 11.lX 11.0X 10.8X 10.5X 10802 11604 14109 15489 16582 7.4X 21.6X 7.5X Green Oak 17829 9.8X 7.1X 11318 13083 13690 15552 17006 Hanilurg 18502 15.6X 4.6X 13.6X 8.8X 11.lX 11.lX 11.0X 11.1X 11.0X 10.9X 9.3X 2192 2840 2971 1329 4033 18.7" 4.6X 11.0X 2.4X 2.5X 2.4X 2.4X 2.4X 2.4X Handy 1612 12.0X 9.1X 6860 ,iV' 7469 6034 6.0X 5.9X 6.0X 6.lX 6.5X 6.8X Hartland 8817 10070 11600 13.7" 8.9X 18.0X 14.2X 15.2X 3999 4298 4784 501 6010 6744 7.5X 11.lX 11.8X 4.0X 3.7" 3.8X 3.9X 3.9X 4.0X Howell 1l.5X 11.0X 1416 1567 1861 2140 2404 2746 9.1X 18.8X 15.0X 1.4X 1.4X 1.5X t.sx 1.6X 1.6X Iosco 12.3X 14.2X 4754 4918 5738 6599 7408 8401 3.4X 16.7" 4.7" 4.3X 4.6X 4.7" 4.8X 5.0X Marlon 15.0X 12.3X 13.4X 4175 4825 5277 6040 7602 15.6X 9.4X Oceola 6737 14.SX 11.5X 12.8X 4.2X 4.2X 4.2X 4.JX 4.4X 4.5X 4253 4580 4940 6985 Putna111 5634 6264 7.7" 7.9X 14.0X 11.5X 4.2X 4.0X 4.0X 4.0X 4.1X 4.1X 11.2X Tyrone 6077 6854 7493 11281 12.8X 8729 9877 9.lX 16.5X 14.2X 6.1X 5.9X 6.0X 6.2X 6.4X 6.7" 1l.2X 2874 Unadilla 2949 1069 3443 3812 4211 2.6X 4.1X 12.2X 10.7" 11.0X 2.9X 2.6X 2.5X 2.5X 2.5X 2.5X ~ ~ to ----·-------·-------------------------------------------------------------------------------------------------------------------------------------------------CITIES AND VILLAGES 4268 c. of Brighton v. of Fowlerville 2289 6976 c. of Howell 1390 V. of Pinckney 5686 2648 8184 1603 5983 2588 8708 1476 6316 2637 9144 1623 6499 2703 9621 1763 6675 2769 10025 1900 ll.2X 15.7" 17.lX 15.3X 5.2X -2.lX 6.4X ·7.9X 5.6X 1.9X 5.0X 10.0X 2.9X 2.5X 5.2X 8.6X 2.7" 2.4X 4.2X 7.8X 4.3X 2.lX 7.0X 1.4X 4.9X 2.3X 7.1X 1.4X 4.8X 2.1X 7.0X 1.2X 4.5X 1.9X 6.5X 1.2X 4.2X 1.8X 6.lX 1.1X l.9X 1.6X 5.9X 1.1X --------------------------------------------------------------------------------------------------------------------------------------------------------------LIVINGSTON CWNTY 100289 115645 124823 140454 153907 169421 15.lX 7.9X 12.5X 10. lX 9.6~ 100.0X 100.0X 100.0X 100.0X 100.0X 100.0X -------------------------------------------------===-===--==-==--=-----------============================--===========-===-----------------=--------a-~---22--- • 1990 Preliminary Pre-Adjusted Census Counts, January 1991. 8:4COG Sma 11 Area forecast, Version 90. N •• �The Consultant's estimate is based upon an average annual increase of 200 new housing units a year during the 1990-2000 decade, up from the rate which prevailed during the 1978-1990 period (144/year) but less than the 217 /year rate during the 1985I , 1990 period, and then an increase to a rate of 225 housing units per year during the 2000-2010. The declining family size as projected by SEMCOG through the Year 2010 was also used. This methodology yielded a population projection of 23,942 persons , \ compared to SEMCOG's projection of 21,351 persons in the Year 2010. (See also Table 20 for a housing unit projection based upon the Consultant's population estimate.) Thus, the population projection utilized in this study is primarily based upon the 1980-geometric trends within the Township. The SEMCOG projection can be considered a moderate projection. That is, Brighton Township's population is projected to be 23,942 persons in the Year 2010, but if lower, not be expected to be less than l - 21,351. It should also be reiterated that SEMCOG's Small Area Forecast, Version 90 foresees a growth of 21,351 population for Brighton Township by Year 2010. One other consideration should be examined in relation to Brighton Township's population projection. As noted, the Year 2010 projection is based upon a decrease in the household size from 3.07 persons in 1990 to 2.64 persons per household. in the year 2010. Also, the average household size throughout Livingston County in 1990 was 2.88 persons per occupied housing units, down from 3.15 persons per occupied housing unit in 1980. These data clearly indicate a declining household size throughout Livingston ! ' I L. County during 1980-1990 decade. However, if the ratio of persons per occupied housing unit in Brighton Township remained at 3.07 persons until the Year 2010 instead of declining to 2.64 persons per occupied housing unit, as projected, the Township's population based upon the Consultant's estimate would be 29,343 persons instead of 25,233 persons, i.e., there would be 4,110 more persons who would be residing in the same number of housing units. A~e Cohort Projections.--Projections of the number of Brighton Township ',~ residents in the various age categories are represented in Table 21. These projections are based upon a declining family size and a general aging of the Township population as average life expectancy continues to increase. Additionally, the proportion of the Township's population in the school age categories of 5 years to 19 years of age is projected to gradually decline, along with the decrease in the average family size. However, the number of school age children is 53 �projected to increase due to the population growth projected for Brighton Township during the next 20 years. TABLE 20 POPULATION AND OCCUPIED HOUSING UNIT PROJECTIONS BRIGHTON TOWNSHIP, 1990-2010• Person Per Year Population Occupied Housin~ Units Occupied Housin~ Unit 1980 11,222 3,375 3.33 1990 14,192 a 4,600 3.09 1995 15,622 5,332 2.93 2000 17,845 6,269 2.85 2005 19,445 7,127 2.73 2010 21,351 8,066 2.65 • Population per housing unit ratios from SEMCOG, Version 90, Re~onal Development Forecast: Preliminazy Estimates of Population. Households and Employment. Communities in Livin~ston County, June 8, 1990. Forecasts by Livingston County Planning Commission, 1990 Livin~ston County Databoo~ March 1991. a. Final U.S. Census count (January 1991) was 14,815. 54 �• TABLE 21 ~ POPULATION PROJECTIONS BY AGE CATEGORY BRIGHTON TOWNSHIP, 1980-2010• ··111 ,,.,,.., Age Category 198(f 1990 1995 2000 2005 2010 835 1,007 1,087 1,210 1,358 1,489 ~ l Less than 5 years r • ' I_; 5 - 13 years 2,161 2,637 2,727 3,034 3,384 3,734 , ~. 14 - 20 years 1,533 1,881 2,025 2,247 2,493 2,750 21 - 34 years 2,318 3,064 3,463 3,975 4,608 5,223 35 - 44 years 1,938 2,727 3,229 3,783 4,519 5,173 45 - 64 years 1,888 2,654 3,147 3,686 4,364 5,046 65 + 549 845 1,054 1,267 1,536 1,817 Total 11,222 14,815 16,732 19,202 22,262 25,232 ,.., • a. Projections by Brandon M. Rogers & Associates, P.C., February 1991. U.S. Bureau of the Census, Census of Population, 1980. '' Future Commercial Land Use Potential Comparison Shoppin~ Comparison shopping goods are those that are not purchased on a regular basis as necessities are, and include such retail categories as Furniture and Appliance Stores, l . Apparel Stores and General Merchandise Stores. Establishments of these types are usually found in concentrated clusters, central business districts, or shopping centers as they then provide the potential buyer with a selection of goods of a similar type via a one stop shopping trip. There are only a few comparison shopping establishments in Brighton Township, primarily located on Grand River Avenue and Old U.S. 23. However, the major shopping complex in Livingston County, the Brighton Mall and a 55 �new Meijers Thrifty Acres facility are located a short distance away in the City of Brighton. Also the new Boardwalk center at Grand River Avenue and Old U.S. 23 provides convenient shopping, having an Acco Hardware, Arbor Drug, New York Carpet and bank facilities. Also residents commute outside of the County to the Briarwood Mall in Ann Arbor or the Twelve Oaks Mall, West Oaks Shopping Center and Novi Town Center in City of Novi. Based upon the 1989 Township Community Survey, residents indicated that the Novi Area was most frequented, followed by the City of Brighton. In Livingston County there is no comparison shopping center of this type, with Sears Roebuck Store, J. L. Hudson Store, or Penney's Store as its primary tenant. However, it would take more than 200,000 persons, more than the projected Livingston County population of 174,298 in Year 2005, to support one full-line department store of this type with approximately 180,000 square feet of retail floor area. 21 Furthermore, most of the shopping centers of this type are located near major freeway interchanges to provide easy access as draw from a substantial market area. The U.S. 23 Freeway does traverse the entirety of Brighton Township, although there is presently no interchange in the northern portion of the Township. Even if there was, whether a comparison shopping center would locate at such an interchange is questionable. Therefore, based upon a limited market and no prime site, it is the Consultant's conclusion, as it was in 1980 at the time of the previous Plan, that there is no potential for comparison shopping of this type in Brighton Township, and the Township's Future Land Use Plan should reflect this situation. Referring again to the Township Community Survey, over 77 percent of respondents were satisfied with availability of shopping services. There are only a few high quality shopping centers in the Detroit Metropolitan Region. The ·most prestigious and largest is Somerset Mall in the City of Troy. Other shopping centers which sell relatively high quality goods are located in the Rochester area, the Grosse Pointes, in the City of Birmingham and in the City of Livonia. Some have Jacobson's store as their major tenant but others have no key tenants. It is evident by the distribution of these shopping centers that their number is limited and they are located in areas with a substantial concentration of higher income families. While the 21 Based upon expenditure patterns in 1987 and 1987 income levels of the resident population of Livingston County. 56 �. -, level of income of the residents of Brighton Township is relatively high, there are not sufficient dollar expenditures on these types of goods in Livingston County to support a shopping center of this type. Therefore, there appears to be no market for a high quality shopping center in Livingston County. Based upon these trends it is the Consultant's recommendation that no comparison shopping center should be planned for in Brighton Township. The Township residents can meet their comparison shopping needs at the present shopping centers in the County or in nearby areas, as they do today. \ J ! ' I l ~ Convenience Shoppin~ Centers Convenience shopping goods are necessities and, as opposed to comparison shopping goods which are purchased less frequently, are bought on a regular basis, usually weekly. The major tenant in a Convenience Shopping Center is usually a supermarket although sometimes a hardware store or a drug store is the key tenant. This analysis will focus upon the market potential for a convenience shopping center which has a supermarket as its key tenant. Presently, based upon the 1989 Township Community Survey, Brighton Township residents primarily purchase their convenience goods in the City of Brighton, followed in order by the Novi Area; along Grand River Avenue west of the City of Brighton, and along Grand River Avenue east of the City of Brighton. Referring again to the Survey, over 77 percent were satisfied with such services. Convenience Shopping Centers have a drawing radius of about three-fourths of a mile in built-up areas. However, this market area extends further in less densely populated areas such as Brighton Township. Today, it talces from 3,500 to 4,000 families to support a full line supermarket with a l .. retail floor area of approximately 25,000 square feet. 22 In this context, it should be noted that by the Year 2010 the Consultant projected that there will be 9,558 households in Brighton Township, an increase of approximately 4,935 households from the 1990 household level of 4,623. The projection indicates that there will be a sufficient market in Brighton Township itself to support two convenience shopping 22This analysis is based upon the income levels of the residents of Brighton Township, statewide expenditure patterns and dollar sales per square foot of retail floor area in 1987. 57 �centers by the Year 2010. The new growth projected for the 20 year period 1990-2010 is sufficient to support such shopping centers. Therefore, the maximum number of convenience shopping center which should be planned for in the Township's Plan is two. However, the entire total dollar expenditures of the Township residents would be necessary for both of them to be economically feasible. Undoubtedly, some of these potential dollar sales from the Brighton Township residents would be lost to competing establishments in other communities, offset by the influx of dollar sales into Brighton Township. Future Industrial Land Use Potential In 1989, there were approximately 68 acres of land devoted to industrial uses in Brighton Township, 42 acres in light industrial and 26 acres in heavy industrial (this excludes 2,337 acres of the G.M. Proving Ground and 356 acres in the extractive uses in Brighton Township). 23 Most of these industrial firms are also located along Grand River Avenue and Old U.S. 23. There has an increasing amount of industrial development of this type in the Township in recent years. It is concluded that there is potential for industrial growth in Brighton Township if it is the desire of Township officials to encourage this type of development. There has also been industrial development in the adjacent City of Brighton and in Green Oak Township in recent years. It is evident that there is also potential for future industrial development in Livingston County, however, where it will be located is dependent upon many factors. These variables include a proper site size on industrial zoned land, the availability of the necessary utilities and the possibility of assistance under the various industrial development acts in the State of Michigan. Based upon past trends Brighton Township can anticipate continued industrial development in the future. The Township could also seek to develop a market for research and development firms, light manufacturing and testing laboratories and office parks similar to development in and near the City of Ann Arbor. The Township has strategic, visible vacant industrial and office zoned sites along U.S. 23 and I-96 Freeways which are reserved exclusively for such purposed ( e.g., prohibition of residential and ~ownship Existing Land Use/Environ.mental Survey, November 1989. 58 �retail business uses), and could add attractive tax and employment base producing businesses to the Township. From the 1989 Township Community Survey about 45 percent of respondents agreed strongly or agreed somewhat that there is a need for a balanced tax and employment base in the Township supported by commercial, office and light industrial uses. ,' ( ,· il ' ~ .J f' 'I L '·• J ' - 59 �GOALS AND OBJECTIVES Introduction Before a community designs a plan it must first set certain goals and objectives that would define the parameters of its needs and aspirations, and thus establish a basis for plan development. These goals and objectives must reflect the type of community desired and the kind of lifestyle its citizens want to follow, given the economic and social constraints. The primary contributor to gathering information regarding the living patters of Township residents and their attitudes toward present and possible future Township policies \ , is the Community Survey. These findings are incorporated in terms of wants and needs into f "'· general Township goals. Since they influence the nature of plans, their establishment l_, coupled with more specific development objectives, will be an important step to achieving ' the plans themselves. To provide the necessary focus of long range policies and operational statements for action programs a set of goals and specific objectives have be.en determined and are described as follows: Overall Growth and Development Goal: To provide for the orderly and efficient growth and development of land, transportation. and public and private services and facilities in the community. Objectives: 1. Restrict urban development in areas which are not served by public service cost, waste land or are beyond the carrying capacity of the land. 2. Recognize and protect the considerable environmental attractions of the Township of Brighton for enjoyment and utilization of the population. 3. Locate and cause the removal of blight and deterioration. 4. Safeguard sound developed areas from intrusion of land uses and activities of noncompatible character. 5. Periodically update the Township's Comprehensive Development Plan. 6. Provide and enforce up-to-date codes, ordinances and development controls to achieve desired land development. 7. Develop an effective circulation system between and within land use 60 �activities to produce optimum movement of people and goods and utilization of land. 8. Create an awareness of the importance of good design by emphasizing development and performance standards in Township codes and ordinances. 9. Develop and use techniques which symbolize Brighton Township as a desirable community with a separate character. Agriculture Goal: To retain, wherever possible, prime agricultural lands in the Township by protecting them from urban development through the concentration of urban growth. Objectives: 1. Recognize agriculture as an essential economic activity. 2. Maintain agriculture as an environmental asset as well as an important economic resource of the Township through endorsement of existing legislative tools as the Farmland and Open Space Preservation Act and others as made available. 3. Avoid rural-urban land use conflicts by encouraging only very low density, dispersed, residential uses in agricultural areas. 4. Study areas to be retained permanently as productive agricultural lands, and not necessarily as a holding bank for future urbanization. Residential Goal: To provide and preserve adequate and suitable housing, and a desirable residential environment for all Township residents. Objectives: 1. Provide a range of acceptable housing units for all levels of income, variations in lifestyle, and different family sizes. 2. Promote the maintenance and rehabilitation of older housing areas and encourage neighborhood improvement and "in-filling" of unused ares. 3. Encourage the removal of conflicting or undesirable land uses from residential areas. 4. Limit the volume and character of traffic on residential streets. 5. Improve the environmental quality of all residential areas. 61 .l . _)I �6. Preserve residential areas in sound condition. and encourage rehabilitation and renovation of deficient structures. 7. Develop residential density patterns which relate to natural and man-made environmental features. 8. Promote higher densities in areas which are or may be served by public , -' utilities and service investments, such as schools, parks, sewer and water facilities, and reduce wasteful spread and sprawl random development. 9. Discourage strip residential development and recognize the desirability of controlled access to the primary road system. 10. Provide facilities and services designed to stabilize and improve residential areas, including a level of public, semi-public and community facilities consistent with the needs of the residents. 11. Develop incentives to encourage new energy efficient housing construction and other private capital investments in the Township. 12. Improve living amenities in all residential neighborhoods through high standards of housing design and construction. increased privacy and quiet, and access to usable and convenient open space. I '- ~> Commercial Goal: ... The supply of commercial facilities, including office should correspond closely with the demand for such facilities, and the commercial enterprises so located and grouped to efficiently service the needs and desires of the Township residents while at the same time strengthening the Township's tax and employment base. Objectives: 1. Promote and allow the type and amount of commercial operations proved by market analysis, historical performance and consumer desires to be in demand by the population and an overall asse_t_to the community. 2. Encourage the rehabilitation or replacement of obsolete commercial buildings. 3. Encourage variety in commercial product to facilitate optimum customer selection. and competitive, reasonable prices. 4. Improve traffic and pedestrian circulation patterns within and servicing commercial areas. 62 �5. Provide general areas for commercial expansion based on market demand, commercial location standards and effect on surrounding land usage. 6. Remove underutilized, undesirable strip commercial areas from the business zoning classification. 7. Promote the design of commercial areas in compatibility with the primary function of the commercial areas and the particular characteristics of the uses therein. 8. Provide appropriate services to the commercial areas to facilitate their sound development and operation. 9. Enforce strict land use and zoning policies which limit the expansion of harmful strip commercial and control the unplanned location of isolated retail activities. 10. Provide sufficient land for commercial uses based upon a rational plan for commercial development and in accordance with contemporary design standards. 11. Consolidate development between existing commercial centers. Industrial Goal: Encourage the development of industrial areas to provide attractive sites to industrial enterprises which will strengthen the ta.x base and provide a place of employment for area residents. Objectives: 1. Provide climate of economic incentives for new, light industrial establishments. 2. Relocate nonconforming uses out of industrial areas and replan the areas for industrial usage. 3. Provide adequate development and operations controls to insure industrial firm compatibility both within and adjoining the industrial uses. 4. Provide appropriate services to the industrial areas to facilitate their sound development and operation. 5. Provide opportunity for industrial growth and rejuvenation. 6. Designate sufficient land for industrial development to allow a variety of parcel sizes and locations, and to offer firms a range of choice. 63 �7. Encourage well planned and adequately developed industrial areas which ! I provide sites meeting long-term functional needs of industry in an attractive 1..: industrial setting. t··~; 8. Encourage existing industry located in industrially designated areas to I u remain and expand on their present or expanded sites. i"' 9. Encourage the development of new types of industries and those that are ,_• I economically associated with the existing industrial base. ,~ 10. Develop area plans to guide and encourage solutions to problems created by obsolete platting which results in underdeveloped industrial usage or conflicts between adjacent industrial and residential propenies. r .. I Public/Semi-Public Goal: Provide for use public and semi-public areas offering a variety of opportunities for human fulfillment in locations appropriate for their development and utilization. Objectives: 1. Provide public and encourage private community facilities in size, character, function and location suitable to their users. 2. Encourage citizen participation and utilize professional expertise to r. l , .. determine needed and desired public and semi-public improvements. 3. Research methods and manners of providing public and semi-public r ·• l services and choose those most conducive to citizen needs and desires, considering sound budgetary practices. 4. Maintain Township administrative services in efficient, central locations. 5. For Township provided facilities, plan, locate, and provide public areas based on a long range general plan, short range project plans and capital improvements programming. r 6. Assist and guide semi-public and citizen groups in their efforts of providing needed community facilities. c •• Recreation-Conservation Goal: To maintain and preserve sufficient open space and recreation facilities to satisfy the needs of Township residents. 64 �Objectives: 1. Plan a system of active and passive recreational resources for Township residents maximizing use of State, HCMA and local recreational facilities. 2. Employ zoning, subdivision and site plan review regulations to protect the open character of lands unsuitable for development and to encourage residential developers to provide usable open space for property owners or tenants. 3. Encourage the preservation and/or restoration of areas of special natural features, such as trees, forests, natural drainage areas and nature trails. 4. Encourage the development of recreation facilities by private sources, nonprofit organizations and clubs. 5. Encourage good design priorities in the development of all private and public buildings and sites, through site plan review. Transportation Goal: Promote an effective transportation and circulation network within and through the Township. Objectives: 1. Provide an overall plan of thoroughfares to effectively allow the safe movement of vehicles to any area within the Township in the minimum amount of time. 2. Develop a functional system of roadway classifications and standards, consistent with those of the Livingston County Road Commission, to provide sufficient rights-of-way to accommodate the varied modes of travel which are expected to be present in and through the Township in future years. 3. Encourage the separation of through and local traffic in residential neighborhoods and in planned commercial and industrial areas. 4. Provide for the separation of vehicular and pedestrian traffic in shopping areas and places of assembly in the Township. 5. Provide adequate and aesthetically attractive off-street parking areas to serve commercial, industrial and recreation centers in the Township. 6. Encourage improved levels of road construction and maintenance in the Township from the State Department of Transportation. County Road Commission, developers and local resources. 65 �~• r The proposed goals and objectives for Brighton Township are guidelines for the future development of the Township. If the planning program is to be more than a confusion of varied opinions, then it is essential that these goals and objectives be seriously considered. They will help insure an orderly, prosperous and attractive development for Brighton Township. These goals and objectives are suggested as a starting point for Township officials. As the planning process progresses, the goals and objectives may be altered and new ones formed. Thus, the goals and objectives of Brighton Township are flexible and need constant attention. L ,, ··• ' ' 66 �....., ,- • . .. LAND USE PLAN Introduction Many problems which are facing communities today are the result of unregulated r, I • t. .... growth in the past. People were allowed to build on their land as they wished without i~ I • { _; regard for those uses adjacent to them. This has resulted in a mixing of incompatible land uses, wasting of scarce natural resources, and either a lack of services or their provision at high cost. There are locations in Brighton Township where commercial or industrial development are suitable. However, due to the present low residential density in the Township, incompatible land uses are generally spaced at a great enough distance so as not ,~ to be troublesome. As densities begin to increase within the Township, problems could I arise with incompatible land uses. Also, demand has begun to be generated for a public r- sewer system, due to the inadequacy of present septic tanks. However, sewer systems are ! very costly for developing communities having scattered low density population. Future development in Brighton Township, therefore, requires a basic framework in which to grow. .. Urban Land Demand I In order to provide an adequate picture of urban land demand for Brighton l. Township, an analysis of existing land use was undertaken. (See Existing Land Use Study) I. By examining past increases in urban land, or land which bas become developed, projections .,. for the amount of additional vacant land which may become absorbed into the urban land ' classification by Year 2010 can be made. In this manner, the total supply of land for urban uses could be controlled to equal the demand for this land in the Township. This is known as "land market equilibrium." By ensuring that supply meets demand, orderly growth can be achieved, while at the same time maintaining property values. If too much developable land is recommended, urban sprawl and haphazard development could occur with adverse affect on property values. ' ' Urban Land Projections Existing land use acreage for 1967, 1979, and 1989 were available as the result of field surveys. Table 22 provides the figures necessary to project urban land use to Year 2010. Inherent in these calculations is an assumption that the land use trends in the 67 �Township over the recent years can be reasonably expected to occur through the Year 2010. Inasmuch as the years 1967-1989 represents a period of relatively high population growth for Brighton Township, such an assumption would be reasonable. TABLE 22 URBAN LAND PROJECTION, BRIGHTON TOWNSHIP, 2010• Land Use a 1967 Land Use (Acres) b 1979 Land Use (Acres) C 1989 Land Use <Acres) 1989-2010 1967-1989 Land-Use Land Use Change-Acres Increase (Acres) <Per Year) Total 2010 Land Use (Acres) Residential 793 1,319 2,758 1,965 89 1,869 4,627 Commercial 74 138 170 96 4 84 254 Industrial d 271 308 424 153 7 147 571 Public/Semi Public 485 509 473 Rights-of-Way 1,388 1,529 1,692 304 14 294 1,986 Urban Land Total 3,011 3,803 5,517 2,506 114 2,394 7,911 Non-Urban Land Total 18,895 18,017 16,303 2,592 Township Total 21,820e 21,820 (86) 21,906 (12) 473 (0.5) 13,909 (4) 21,820 • Analysis by Brandon M. Rogers & Associates, P.C., June 1990. a. b. c. d. e. Existing Land Use Inventory, Vilican-Leman and Associates, Inc., December 1967. Land Use Survey, Parkins, Rogers & Associates, Inc., December 1979. Land Use Survey, Brandon M. Rogers & Associates, P.C., August 1989. Excludes General Motors Proving Ground property. Reflects annexation of part of Township by City of Brighton. During the last 22 years it should be noted that land used for residential purposes increased by 1,965 acres, or 89 acres per year. This amounted to an 148 percent increase over what was committed to this land use in 1967. Commercial acreage during this same period expanded by 96 acres or about four acres per year, which amounted to nearly 130 percent increase. For industrial, some 153 acres, or seven acres per year in new growth occurred resulting in a 56 percent increase. Public and semi-public land use experienced a net lost of 12 acres. Finally, rights-of-way increased during this 22 year period by 304 acres, or 14 acres per year. This represents a 22 percent increase in the land use category. 68 �• In total, urban land grew by 2,507 acres, or 114 acres per year over this same time period which was an increase of 83 percent from that in 1967. Using the rate of growth cited above, residential land use can be reasonably expected to increase in Year 2010 by 1,869 acres over what it was in 1989. The commercial land projected increase is anticipated to be 84 acres while that for industrial land increase is expected to be 147 acres during this period. Public and semi-public would reasonably experience a modest increase, while rights-of-way could be expected to grow by 294 acres. Urban land is expected to increase by 2,394 or 43 percent over this 21 year period. Thus, by the Year 2010, it can be anticipated that at minimum 7,911 acres or about 12.4 square miles of urban land will be needed (36 percent of Township area). This figure with land I ' . use breakdowns represent the foundation or basis for land use plan development. Urban Land Absorption As a result of the urban land projections for Brighton Township, land use absorption capacity was calculated in five year increments as shown in Table 23. These figures are based on the assumption that the land use in the Township would grow in proportion to what is has over the last 22 years. It also assumes that no new significant factors will influence growth during this period. These figures were also prepared with an awareness of marketing trends present in the Socio-Economic Study. TABLE 23 URBAN LAND ABSORPTION BY FIVE YEAR INCREMENTS BRIGHTON TOWNSHIP, 1989-2010• Use .lW .1225 .2QQQ 2005 2QlQ 2,758 3,292 3,737 4,182 4,627 Commercial 170 194 214 234 254 Industrial 424 466 501 536 571 Public/Semi-Public 473 473 473 473 473 Rights-of-Way 1,692 1,776 1,846 1,916 1,986 TOTAL 5,517 6,201 6,771 7,341 7,911 Land Residential ( - • Analysis by Brandon M. Rogers & Associates, P.C., June 1990. Table based on data in Table 1. 69 �This data can be uses as a "measuring stick" by local officials in determining the progression of Township growth over the next 20 years. These figures also provide a more reference source upon which to base future rezoning decisions for upcoming land use proposals. These figures will also furnish assistance to capital improvements programming by indicating the distribution of land types over a shorter period of time. Plannin~ Principles The Land Use Plan is designed to serve as a guide for future development. To achieve this objective the basic characteristics of a Land Use Plan are: Long-Range - Planning for land development for the next 20 years. Comprehensive - Considering all major types of land use. Generalized - Based upon broad principles of land use allocations and relationships. Flexible - Able to accept changes which do not affect the integrity of the total Plan. Regional -- Encourage coordinated regional development rather than planning in a vacuum. The Brighton Township Land Use Plan is a plan for the Year 2010. The Land Use Plan is also comprehensive. Consideration is given to all major types of land use, such as residential, commercial, industrial, public and semi-public uses, thereby establishing the general character of the area. The Plan is generalized. There is no attempt to design the specific properties as this must await the more detailed analysis associated with an actual development project. The Plan is also flexible. Flexibility is important because economic, social and political influences change community policy. Therefore, the Land Use Plan should be periodically reviewed and updated so as to keep current with change. The Land Use Plan is regional in nature. Brighton Township is the leading growth area within Livingston County. The Brighton Township Land Use Plan has been developed to recognize trends in the region and the Township's particular role in the region. The Land Use Plan must also consider existing development trends in the area, the emerging land use development pattern and other significant landform concepts which will impact upon the choice and arrangement of the land use elements. 70 �• , -;, Brighton Township lies within the "morainal belt" of southeastern Michigan. The topography consist of rolling hills, small lakes, and swamp land. This type of landscape is very desirable from a recreation and residential point of view. With the introduction of new transportation patterns in southeastern Michigan (e.g., completion of 1-696), Brighton Township has achieved a higher degree of regional accessibility. This can only mean added growth for the Township in the future. The City of Brighton was a former part of Brighton Township. Growth and development that is attracted to the City naturally affects the Township. Since the City is mostly built up at the present time, those developers attracted to the area are generally required to look to the adjacent communities. As a result, development is expected to overflow into the Township. Thus, added growth and expansion into Brighton Township , ' is even more imminent. However, particular care must be taken to ensure that the total supply of urban land is controlled, orderly growth can be achieved, and urban sprawl contained. The preliminary sanitary sewer service area (Township area of south of I-96) may dictate certain development patterns for uses not able or desirous of using a septic system or of building a package treatment plant meeting State and County regulations. A general land use pattern is developing in the Township. There are a number of , ·. low density residential uses (single-family dwellings on large lots) in the northern, central ", and eastern areas of the Township. Land subdivision for residential purposes is scattered throughout the Township. Commercial establishments are developing along the Old U.S. 23 and Grand River Averiue corridors. Industrial uses are primarily concentrated south of the 1-96 Freeway and between Old U.S. 23 and U.S. 23 Freeway north of I-96. Future planning efforts must recognize this evolving land pattern. The high concentration of freeways and roadways that traverse back and forth through the center and southern section of the Township create many odd-shaped parcels of land that encourage intensive uses. For example, multiple family, research and development establishments or industrial sites can be planned to take advantage of frontage along the roadways and accessibility and visibility they provide. Another significant landform located in the southeastern corner of the Township is the regional recreational area of Kensington Metropolitan Park which generally encompasses the Huron River and adjacent lands. The new headquarters of the HuronClinton Metropolitan Authority is located here in the Township. Other areas of the Township also lend themse:lve~ to recreation purposes due to unsuitability for development. 71 �Sizable existing uses of land, such as the General Motors Proving Ground, also represent a landform that will influence land planning decisions. Its total acreage is so large a consumer of Township land that it should be recognized as a separate land use planning category to ensure its compatibility as a member of an optimum community environment. Commercial areas should be available to serve the Township's potential population. These commercial uses should be coordinated with existing retail facilities to meet the shopping needs of future consumers. There is an apparent need from the results of the Community Survey for improved shopping facilities such as a department store, more supermarket and family restaurants, and medical services. Some convenient shopping areas should especially be available to the expected concentrations of people in medium and high density residential districts. There are 18 land use classifications proposed in Brighton Township. Each land use is next discussed along with its special locational requirements which provide a rational basis for the Land Use Plan. Land Use Proposals As a result of the analysis, the various proposed land uses have been portrayed on Map 5 (following Page 137) and in Table 24 for each classification. The objective of this analysis is to examine and compare the general characteristics of the various land uses to serve as a basis for future planning implementation. In addition, a comparative reference to Zoning Map district classifications is shown on Table 24. Residential The Land Use Plan is based on an anticipated population in Brighton Township of 25,232 by Year 2010. Residential areas have been delineated to accommodate this population based upon existing lot sizes in already developed residential areas of the community, physical features of the land, likelihood of community sewer and water systems, anticipated range of dwelling types and density of development plus the projected pace of residential development. Seven categories of residential land uses have been proposed which include Country Estate, Country Residential, Rural Estate, Suburban Residential. Single Family Small Estate, Single Family Residential. Multiple Family Residential and Mobile Home Residential. 72 �TABLE 24 ' LAND USE PLAN - 2010 BRIGHTON TOWNSHIP• J Land Use Area (Acres) Percent of Total Zoning District Reference ..J f , 12,440 Residential Country Estate (5 acre) 4,561 Country Residential (2-1/2 acre) 997 Rural Estate (70,000 sq. ft.) 1,091 Suburban Residential (40,000 sq. ft.) 4,494 Single Family Small Estate (1/2 acre) 829 Single Family (15,000 sq. ft.) 282 Multiple Family 68 Mobile Home 118 Commercial Convenience General Office Commercial Industrial Research and Development General Specialized (GM Proving Ground) 57.0 20.9 4.6 5.0 20.6 3.8 1.3 0.3 0.5 CE a CR R-1 R-2 R-3b R-4c RM-1, RT RMH 1.7 366 19 201 146 2,582 0.1 1.0 0.7 B-1 B-2,B-3,B-4~ OS,RO,B-1 0.2 0.9 10.7 SR & D 1-1,NR 1-1 11.8 43 201 2,338 490 2.2 PSP Recreation/ Conservation 3,165 14.5 PSP Rights-of-Way 1,849 8.5 Water Bodies _m 4.3 TOTAL 21,820 100.0 Public/Semi-Public * a. b. c. d. Computations by Brandon M. Rogers & Associates, P.C., June 1991. Proposed new zoning classification to require 5 acre minimum lot size. Presently R-3 District provides for 9,600 sq. ft. minimum lot size if public sanitary sewer and water systems are available, otherwise 15,000 sq. ft. subject to perc test. R-3 District is proposed to be increased to 21,780 sq. ft. minimum lot size. If public sanitary sewer and water systems are available, lot sizes may be 7,800 sq. ft. or larger. Might also accommodate certain office related local business uses. 73 �Country Estate - This land use is composed of those areas of the Township where the principal use is recommended to be farming and residence for those people desiring to live in a farm-like residential atmosphere. The intended purpose of this land extends beyond simple consideration of farmhouses and high quality soils. Providing agricultural land acts as a preservation program meeting a variety of national, state, regional and local objectives. Preservation of farmland conserves energy. Prime soils require less energy to farm than do other soils, and when such lands are maintained near their markets (urban areas), energy is reduced in conserving transportation costs. Furnishing areas for agricultural pr(?duction prevents urban encroachment into rural areas while promoting compact urban development. Sprawl costs money; in saving farmland, sprawl may be contained and cost for the provision of urban services minimized. Farmland preservation also results in the maintenance of open space and natural systems necessary for adequate aquifer recharge areas and wildlife habitats. Agricultural lands can also add to the community's economic vitality. Generally, the tax returns to the community from farms are greater than the service and facility outlays they require. In addition, farming is most always an exporter of goods and importer of income to the community while supporting a variety of related business. Lastly, promoting compact urban development and preserving local agricultural areas contribute to the maintenance of agricultural reserves. Without agricultural land preservation, many farmers would be forced to turn marginal land into production, such action would force the loss of other important resources as woodlots and wetlands. Minimum farm size would be 10 acres; minimum non-farm residential lot size would be five acres. In effect, this land use category is much more than just saving a piece of land or providing a district where agricultural activity is merely tolerated. It is an endorsement and appreciation of the necessity of farming and related activities. In recognizing this land use, it supports compact versus spread and sprawl development, enhancing the local economic base, containing the cost of public services and preserving the quality of the local environment. A total of 4,561 acres, or 20.9 percent of the Township has been allocated to this category. Further, this category provides spacious home sites for residents appreciating country- style living, a desire strongly expressed in the Community Survey. 74 �Areas proposed for the Country Estate category involve the majority of land north of Hyne Road east of U.S. 23 Freeway; and north of McClements west of Old U.S. 23; east of Kensington Road between GM Proving Ground and I-96, and between Hyne Road and Newman Road, westerly of Pleasant Valley Road. To implement this land use recommendation, a new zoning district classification is necessary, i.e., Country Estate District. Countrv Residential - Closely related to the Country Estate residential category is the Country Residential land use category. Objectives of preserving rural atmosphere and farming are observed. However minimum residential lot size is 2-1/2 acre. (CR District zoning) A total of 997 acres, or 4.6 percent of Township is planned for this use. Designated areas are between Hyne Road and McClements Road, between Hunter Road (extended) and west Township limits; along east side of Corlett Road, between Hyne Road and Newman Road; the area at southwest corner of Newman Road and Pleasant Valley Road; and between Newman Road and Spencer Road, Pleasant Valley Road and Kensington Road. Rural Estate - This land is intended for occupancy by those people desiring to live in a semi-rural atmosphere. Again, there is a clear need from the results of the Community Survey for low density, large lot residential development. The Rural Estate category would encourage this type of living. Minimum lot size would be 70.000 square feet or 1.6 acres, or .62 units/acre. (R-1 District zoning) Approximately, 1,091 acres or five percent of the Townships's total land area is allocated for this land classification. This category would also act as a transition zone between the low density residential agricultural land designated in the Township's northern and eastern areas and the Suburban Residential category with its higher residential density. Two areas are proposed for the Rural Residential category. One area incorporates those lands generally located south of Newman Road, north of Skeman Road and east of Pleasant Vallev Road, while the remaining Rural Estate area is found north of Hyne Road between Hunter Road and U.S. ..,,., _.:,_ Suburban Residential - The Suburban Residential classification is intended primarily for single-family homes on large lots which do no need urban services such as community sewer or water. The minimum lot size proposed is 40,000 square feet or .91 dwelling units per acre. (R-1 District zoning) About 4,494 acres, or 20.6 percent of Township is set aside for Suburban Residential land use. 75 �Residents of Brighton Township also indicated a strong desire for preservation of a low density suburban environment in the Community Survey as a planning objective to be pursued. The Suburban Estate category would encourage this type of living. This classification would also be utilized to conserve land from more intensive usage in a manner consistent with the existing and desired residential character of the Township. Brighton Township is not anticipated to have any substantive central sewer or water facilities within the time frame of this plan except for possible service in area south of I96. Normally, lot sizes of less than one acre are not recommended in this instance because individual septic tanks and wells on small lots often do not function efficiently. The low density residential areas proposed incorporate the majority of the existing subdivisions in the Township which are proximate to major roads and the City of Brighton. These areas have also been oriented around feasible future community sanitary sewer service areas. Sin~le-Familv Small Estate - To accommodate a need for an intermediate size residential home site between that recommended for the Suburban Estate and Single Family categories, the Single Family Small Estate category is recommended. Just as concerns expressed for the Single Family category re. septic tank acceptability, this category providing for one half acre minimum home sites is possible only on sites able to provide adequate percolation or which can be feasibly served by a sanitary sewerage system. Areas so designated are located on nonh side of Spencer Road between I-96 and Old U.S. 23 Freeway nonherly of Hilton Road (as extended); and on nonh side of Hilton Road, westerly of Old U.S. 23. Such constitute 829 acres, or 3.8 percent of the Township area. To implement this land use recommendation it is recommended the Township's present R3 District classification be amended to require a minimum lot size of 21,780 sq. ft. Sin~le-Familv - This land use is intended for single-family residential development of relatively small lots of a more urban nature. Minimum lot sizes would be 7,800 square feet with utilities, and 15,000 square feet without utilities. (R-4 District zoning) Space allocated for this use is 282 acres, or 1.3 percent of the Township. Single-Family Residential areas are planned for the southwestern corner of the Township adjacent to Old U.S. 23 near the Brighton City limits and along Grand River Avenue along west edge of the Township. Similarly, it is planned for the central ponion of the Township around School Lake. In the case of the single-family development in the Township, care must be taken to 76 �....--.... determine the precise suitability of the soils for septic tank use. As indicted in the Chapter on Environmental Resources, portions of this area contain some of the Township's poorer soil conditions. Adequate percolation must be established by the County Health Department before any ·urban type development is approved. Although a significant amount of the Township is planned for single-family residential land use, there is no reason why single-family development need be dull and unimaginative. For example, designing single-family units in small groups or clusters reduces lot sizes and increases common open space. The land area gained through the decrease in lot size can be used collectively for a park area available to residents of that subdivision. Another concept which adds flavor to single family neighborhoods is planned unit development. This incorporates a mixture of land uses such as single family housing, multiple-family housing, and common open spaces. This could create a slightly higher '. density than proposed for low density residential and at the same time establish an area with a variety of housing types. These new concepts should be encouraged in future single family development. Multiple-Family - 68 acres, 0.3 percent of the Township area, is proposed for MultipleFamily Residential development. This classification is designed to accommodate higher density residential land uses such as townhouses and garden apartments. An area where Multiple-Family Residential is proposed is south of Grand River Avenue around Pickerel Lake and Woodruff Lake. Development of this area is dependent upon adequate percolation for higher density housing units if a community sewer system is unfeasible. As mentioned previously, the Township's housing inventory should correspond to the needs of its present and potential residents. Certain segments of the population, such as the newly married and retired, find townhouses or garden apartment living most suited to their current needs. therefore, selected areas of the Township are proposed for MultipleFamily Residential development. The area of the Township which is recommended for Multiple-Family Residential is adjacent to existing or proposed intensive land uses of arterials for optimum traffic movement. It is imperative that only economically sound and attractive developments of multiple-family residential housing be allowed to locate within the Township. Brighton Township can exercise numerous land development controls to ensure that development of this type will be an asset to the community. One device is site plan review contained in 77 �the Zoning Ordinance which can be instrumental in controlling the quality of development. This type of review can be conducive to upgrading and increasing property values not only to Brighton Township but also to the developer. Mobile Home Residential - Mobile Home Residential land use, located around Woodland Lake, is also included on the Land Use Plan. One site is found southwest of the Lake, while the majority of designated land is northwest of the Lake. Other sites are at southeast quadrant of 1-96 and U.S. 23 Freeways (a Consent Degree site still vacant), and on north side of Grand River Avenue, westerly of Pleasant Valley Road. These areas, containing approximately 118 acres, are intended to accommodate existing mobile home park development and provide space for some increase of such land use in the Township. These sites are well suited to mobile home residential development. Access to this area is provided off a major thoroughfare - Hacker Road. It is also supported by the fact that there were very limited areas in which mobile home residential development would correspond to the existing character of the general area. Proximity to Woodland Lake further enhances development potential for such land use. Commercial As population increases in Brighton Township, so will the demand for commercial establishments. There will also be commercial growth in the community owing to the convenient access via the freeways and other major roads in the Township. Planning for commercial development must be based on an understanding of the different types of establishments, their locational requirements and the varying needs of their customers. The location of commercial land uses is an important consideration in the Land Use Plan because of their economic importance and their effect on traffic and neighboring land uses. Businesses should be grouped at planned locations in the Township in order to eliminate strip commercial activities. Linear strip commercial developments are outmoded and inappropriate, particularly in a community such as Brighton Township that has attracted many residents due to the rural and open space nature of the area. Strip commercial uses often result in shallow lot development which restricts the amount of desirable parking and loading area and requires shoppers to drive from one store to another, thus adding to the friction produced by traffic movement on the roads, as well as creating problems through increased interfacing with residential land uses. Furthermore, 78 �strip commercial development causes fluctuation in property values along highways because J of its speculative nature, and it also effects the aesthetic value of surrounding development. The Land Use Plan recognizes the need to distinguish between the characteristics of various commercial activities. Commercial land areas are located, therefore, according to their function. Consideration is also given to existing development, but with the intention of discouraging further strip commercial development. About 366 acres are proposed for , -, commercial use on the Land Use Plan. Space is thus provided for some of the diversified, competitive businesses and services sought by the residents as evidenced in the Community t .J Survey. Convenience Commercial - Convenience Commercial shopping is for the daily shopping ( .. needs of residents who live close to the stores. A convenience shopping area is usually anchored by a supermarket and contains a drugstore, laundromat, party store or other similar businesses. A convenience shopping area is proposed along Old U.S. 23 at Hyne Road. Another convenience center is proposed at the intersection of Old U.S. 23 and Spencer Roads. These centers, combined with services provided by the City of Brighton, will serve the convenience shopping needs of residents throughout the Township through the Year 2010. Communitv Shoppin~ - A second type of commercial development normally recognized by the Land Use Plan is a community shopping center. This type of shopping facility generally has a department store of general merchandise store with a cluster of smaller businesses. A community shopping center requires a larger population to serve and good highway access. However, as indicated in the Socio-Economic Chapter, these shopping needs are presently met, are within relatively convenient driving distance, and are anticipated to be met through the Year 2010 by services provided in the City of Brighton, City of Novi and other centers. General Commercial - These businesses serve passing motorists. Such uses include automobile service stations, and drive-in facilities, such as restaurants and car washes, motels and similar uses. The largest concentrations of General Commercial development are proposed along Grand River Avenue and Old U.S. 23. There is already substantial General Commercial development in these areas. 79 �Grand River Avenue, north of Hilton Road, also provides desirable sites for General Commercial development. Motorists wishing automobile service, motel rooms, eating places or other services will be attracted to such locations due to the drawing power of the City of Brighton and its proximity to an interchange with the I-96 Freeway. Office Commercial - The Office Commercial classification is intended to facilitate planned locations for grouped office facilities in an activity area of the Township. This is a preferred method of accommodating the potential need for office space instead of permitting such uses randomly throughout the Township. This classification, however, would permit commercial uses that are compatible with and related to office development subject to site plan review. One area is identified on the Plan for such use, that being located south of Spencer Road, east of Old U.S. 23. Office Commercial development need not have adverse effect on abutting residential uses. Because of this, such uses can be used as a transition between residential and general commercial uses, and between major thoroughfares and residential areas. Industrial Industry requires many special considerations on the part of the community before it will develop into a stable and sound land use. Among the most important prerequisites are utilities, good highways, abundant labor supply, availability of suitable land and proximity to markets. Brighton Township is in a good position to attract industrial expansion. The factors contributing to this are as follows: Fast and easy access via the I-96 and U.S. 23 Freeways for truck transportation, especially if improved interchange access is provided. - Presence of such major roads as Grand River Avenue and Old U.S. 23 traversing the industrial areas. - Availability of suitable land for industrial development. - Expanding labor force through an increase in population. - Proximity to industries in Livingston, Oakland, Genesee, Washtenaw and Wayne Counties. Three types of industrial areas are proposed m Brighton Township: Research and Development, General, and Specialized Industrial development. For the most part, the proposed industrial areas of the Township lie in the southern and south central portions of 80 7 �the community. r .•, r ..., ' Research and Development and Li~ht Industrial - There are 43 acres or about 0.2 percent of the Township consigned to this category. Industrial uses in this context are thought of as "clean" industry of a light, pleasant and nuisance free character. These are typified by small parts fabrication, research and development testing firms, laboratories or electronic firms. The physical appearance of these facilities is characterized by generous front and side yards, attractively designed buildings, landscaping and an overall neat, clean, unobtrusive appearance. These developments have high performance standards and may be clustered in industrial park type settings. Research and Development and Light Industrial land use is planned for the southern portion of the Township on the south side of 1-96 Freeway. In anticipation of an additional freeway interchange with U.S. 23, a second area for Research and Development and Light Industrial is proposed south of Hyne ( . Road, on the east side of Old U.S. 23. Other Research and Development and Light I Industrial areas are along north side of Grand River Avenue between Kensington Road and U.S. 23 Freeway. '; General Industrial - The proposed General Industrial area is primarily located in the southern portion of the Township, south of 1-96, and along Old U.S. 23 between Spencer !. and Hilton Roads. There are 201 acres, or 0.9 percent of Township recommended for this use. Access to the 1-96 and U.S. 23 Freeways is available through several major roads (Pleasant Valley and Spencer Roads) and it lies within easy commuting distance of the Ford Wixom Plant and other industrial uses. It is expected that automobile related industries and suppliers (e.g., Cars & Concepts) will tend to locate in Brighton Township and other outlying areas. Those industries that produce undesirable side effects should be strictly controlled by Brighton Township through use of industrial performance standards. Specialized Industrial - The General Motors Proving Ground (an automobile testing facility) presently occupies roughly 2,338 acres in the northeast portion of Brighton Township, extending to the east into Milford Charter Township in Oakland County. The nature of automotive testing is not such as to be a major income and employment generator -- rather it is a space consuming, specialized type of industrial activity with a very light "urbanizing" influence upon the community. So long as this use remains as such, only a 81 �limited amount of personnel in relation to its large area will be stationed or visiting the site, thus restricting potential in such areas as local service needs and income production. In its present form, the General Motors facility in Brighton township represents a rather stable but limited economic force. Public/Semi-Public For this category, containing approximately 490 acres, the majority of land is already occupied. The Public and Semi-Public uses will be discussed in the Community Facilities Plan Chapter. Public uses include Township offices, parks and schools. Future acreage needs and locations for semi-public land uses cannot be anticipated as these decisions are made by private groups each utilizing their own locational criteria. Certain semi-public uses like churches and cemeteries are shown as they also represent uses commonly included within this category and as their land use implications are generally related to nearby parcels. Recreation /Conservation If Brighton Township is to fulfill its increasing role as an optimum community environment with a full range of community services, recreation facilities are of utmost importance. Identification and preservation is of special importance since Brighton Township is endowed with natural recreational opportunities. The Land Use Plan incorporates an open space network- the Recreation/Conservation classification. It is necessary for a township to have lands available for recreational use, but it is also necessary to have land remain in its natural state untouched by any type of development. The value to the public of certain open areas of the Township is represented in their natural, undeveloped or unbuilt condition. It is recognized that the principal use of certain open areas is and ought to be the preservation. management an utilization of the natural resource base possessed by these areas. In order that this value may be maintained and this use encouraged, the Land Use Plan has established a district designed to regulate the density and location of buildings and structures and the use of parcels and lots, in order to protect and enhance the Township. Such assets are the Township's natural resources, natural amenities, natural habitats of wildlife, watershed and reservoir areas, public recreation areas, and the public health, safety and welfare. In do doing the Township may see a reduction of hardships and financial burdens imposed upon the Township through the 82 �wanton destruction of resources, the improper and wasteful use of open land, wooded areas and the periodic flooding and overflow of creeks and streams. Recreation Conservation areas are of extreme importance to a growing community. Not only do they meet the increasing opportunities afforded by increasing leisure time and are a source of health and pleasure, but also serve as a reminder that man can never put his natural habitat back. Approximately 3,185 acres or 14.6 percent of the Township's total land area is devoted to this category. , ' Rights-of-Way In Brighton Township, 1,849 acres of land were committed to this land use type. Such rights-of-way consist of the U.S. 23 Freeway and 1-96 Freeway, County and local roads, Hyne Airfield, and anticipated additional need of space for rights-of-way generated by future land development. It is recommended, however, that if Hyne Airfield is no longer I ' utilized as an airfield in future years, that it be developed along the lines of Suburban Residential use. Further discussion of future rights-of-way will be presented in the Trafficway Plan. Water Bodies Brighton Township contains many small lakes and various water courses consisting in r .• '·· total area of approximately 928 acres or 4.3 percent of the Township's overall land area. These figures are anticipated to remain relatively constant throughout the time span of the Land Use Plan. Conclusion Several basic influences have guided the development of the Plan: the existing land use pattern, the highway network, the feasibility of utility service areas, urban sprawl containment objectives, environmental limitations, land use proposals of adjacent municipalities and market dictates. However, as indicated in Table 21, more urban land beyond that projected as necessary through the urban land projection technique was provided. This technique is based on the premise of an ideal situation shielded from political, economic and environmental constraints. Its use lies in its function of projecting the minimum amount of land that can reasonably be anticipated to develop over a given period of time. Yet, other factors must be considered in land use plan development which 83 �will influence the amount of land provided. These factors as they penain to Brighton Township include the following: 1. Flexibilit,r. -- Ideally, when locating residential development in a land use plan, the amount of such proposed land use should closely correlate with anticipated population growth. However, it must also be understood that the ideals of land use planning do not necessarily correlate with the realities of zoning. For example, if several vacant areas appear to be competitive for future growth, because of such factors as potentially available utilities, proximity of existing development or good major road access, it is often infeasible from a zoning standpoint (i.e., considering the legal implications to limit growth to one of the areas just because population projections suggest that there will be sufficient land in that area alone to accommodate all future growth. Therefore, additional 2. acreage is necessary to provide a degree of flexibility in future land development. ' Neiihborhood Plannini, - Where appropriate and feasible, the Land Use Plan should encourage neighborhood-size residential developments. The neighborhood unit is an area which has all of the public facilities, services and other amenities required for family living. It is generally characterized by an elementary school or a park as a center. Ideally, no through traffic enters the area. It is thought of as an environment in which children and their parents ( or other age groups in some cases) can move freely and in safety without barriers to their activities. Anticipating sufficient acreage to accommodate viable neighborhood units may increase the amount of urban land provided. 3. Larie-Lot Residential Development. - Much of Brighton Township is suitable for only large-lot residential development so long as septic tanks provide the only means of sewage disposal which requires a larger land area. The Township also has significant areas of great natural beauty which can provide an excellent setting for this type of development. Moreover, an increasing number of families desire and can afford and appear to accept the expense of building and maintaining estate-type homes in semi-rural settings even considering building, land and energy costs. The Land Use Plan reserves specific areas for this type of development. 4. Natural Beauty and Recreation Areas. - Areas of natural beauty should be preserved wherever possible; and areas suitable for recreation should be 84 �,_.,_. _; -~ ' protected and intense development restricted. Development of such areas and adjacent areas should be controlled to reinforce the preservation of their natural character. Such a controlling device is providing additional acreage for development elsewhere in the Township. 5. Communitv Promotion. - to effectively service the needs and desires of Township residents while at the same time strengthening the Township's tax and employment base requires the promotion of a well planned and diversified economy. Often a community will attempt to attract additional commercial or industrial development if it finds itself lacking in this type of land use. This is I , I. done by providing more acreage for a particular use than it can reasonably expect to obtain. In this manner, a community can "advertise" that it desires a particular type of development and offers alternate sites for such development. f The foregoing Land Use Plan has suggested bow Brighton Township could develop. I l- This type of development and use of lands will not occur, however, if there are no guiding forces. Several methods may be used in conjunction to accomplish the basic measures of the Land Use Plan. These methods include: official adoption of the Land Use Plan, ,· Zoning Ordinance revisions, updated subdivision regulations, a capital improvements program, renewal of older areas, coordination of plans with other governmental agencies and the State, a program of public relations in order to make the general public aware of ( i • ·-~ the goals for Brighton Township, and encouragement to developers in the Township to adhere to the principles and objectives of the Land Use Plan. '· ~ 85 �-. TRAFFICWAY PLAN Introduction Highway systems and road patterns are developed to provide a fast and efficient means for the movement of people and goods within and through a community. Adequate transportation facilities are therefore a major consideration in a community's development. r ., Accessibility to other parts of a region is vital to the growth and development of all communities. As population increases and automobiles likewise increase, traffic problems j related to congestion and inadequate road design become apparent. Roadways are also a large land consumer. About 1,700 acres of Township land are used by rights-of-way. 24 It is of paramount importance that careful planning provide for the safe, congestion-free movement of people and goods. l , This study will examine existing highways, road patterns, air and rail facilities found in Brighton Township and the surrounding areas. Traffic volumes and traffic accident counts will be studied in order to determine the adequacy of the existing road systems and the location of any traffic hazards. Next, a future plan for transportation facilities is prepared to relate to proposed future land uses and the traffic generated from such ~ses. Existin~ Transportation Facilities Re~onal Settinfl Brighton Township is located in southeastern Livingston County. A significant amount of through traffic traverses the Township. Residents of municipalities west of Brighton Township traverse the Township when going into the Detroit Metropolitan Area. Regional traffic, between the Cities of Lansing, Howell, Ann Arbor and Flint also passes through the Township. Two freeways extending through Brighton Township, the 1-96 Freeway to Detroit and Lansing and the U.S. 23 Freeway to Flint and Toledo, are the principal carriers of this regional traffic. An interchange of the 1-96 and U.S. 23 Freeways is located within the southwestern part of the Township. 24 See Existing Land Use Analysis, Table 1, page 3. 86 �In addition. traffic also originates and has its destination within Brighton Township. Nearly 15,000 persons reside in the Township in 1990. In addition, there are numerous traffic generators in the Township, including: 7 . - Substantial residential development - Commercial and industrial uses developing along Grand River Avenue and Old U.S. 23 - Regional recreation facilities in Kensington Metropark Thus, not all roads provide the same function for carrying traffic. Motorists with their destination origins outside the Township 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 with the Township are considered as County Primary roads. Roads which provide access to abutting property are considered local roads. Re~onal Hiihways There are two regional freeways which traverse the Township, Interstate 96 and U.S. 23 Freeways. These major arterials provide quick access to other areas in the State. The I-96 Freeway connects the City of Detroit with the Cities of Lansing, Grand Rapids and Muskegon. The only U.S. trunk line route passing through Brighton Township is the U.S. 23 Freeway which connects the entire south central portion of the State with other regions via the freeway system. More specifically, the U.S. 23 Freeway connects Brighton Township directly with such population centers as Ann Arbor, Toledo and Flint. Approximately 5.8 miles of I-96 Freeway and 6.5 miles of U.S. 23 Freeway exist within Brighton Township (see Table 25). The traffic pattern in the Township is not limited to any major directional flow. Traffic evidence on these regional highways demonstrate heavy use in both north-south and east-west movements. There is one problem relating to regional highways in Brighton Township. This problem is one of accessibility to these arterials by Township residents. At present, local access to Brighton Township from I-96 is provided at Kensington Road, Pleasant Valley and Brighton Road (Main Street), and Grand River Avenue. However, there are no access points along that portion of U.S. 23 located in Brighton Township. One interchange is found north of the Township at M-59. The nearest junction south of Brighton Township 87 �is found in Green Oak Township at Lee Road. For a distance of approximately nine miles there are no interchanges. Thus, passenger or commercial vehicles destined for Brighton Township via U.S. 23 Freeway are without a direct means of entering the Township. This • I could impinge upon future business needing regional access from locating in the Township, r • the leading population and economic center of Livingston County. I ' Countv Primarv Roads The designation of a County Primary Road is made by using two criteria. The first I \.•., ,.., 1• is location ( e.g., they serve as connecting links between regional thoroughfares as well as other communities). A second criteria relates to the amount of traffic volume that may be carried by the road. r· The transportation network of any township would be adversely affected if it were without an adequate County Primary road system. The County Primary road system is established by the Livingston County Road Commission after approval by the Michigan Department of Transportation. By designating a road as part of the County I ' . Primary road system, the County can obtain Federal and State highway funds to help maintain said road. Table 25 lists County Primary roads. Taking an overall view of the County Primary road system in Brighton Township, a problem is the lack of unifonn road distribution and continuity. This is largely due to the Township's topography. The many lakes, pockets of muck soils and areas of steep slopes have produced circulation difficulties not evident in most southeastern ~1ichigan communities. These natural features impede straight-line road construction between traffic generators. Therefore, the typical grid street system, based on Section Line roads, is not possible. Few roads in Brighton Township continually follows any Section Line for any great distance. With the exception on Old U.S. 23 and Grand River Avenue, there are no direct north-south or east-west roads in the Township. Considerable meandering is required for anyone traveling in either direction. To some residents this discontinuity is an asset since through, transient traffic is reduced. Besides the topographic barriers to traffic movement evidenced in the Township, man-made barriers also present problems. Large land uses within the Township also prevent through traffic movement. In particular, Kensington Metropark and the General \1otors Proving Ground, located in the southeast and northeast portions of the Township respectively, are barriers to traffic movement. These two large land users also prevent an equal distribution of County Primary roads through the Township. Further, U.S. 23 88 �Freeway virtually divides the Township in half, thus preventing through traffic movement. County Local Roads Under the Michigan Highway Law, Act 51 of 1951, as amended, all roads under County jurisdiction other than Primary roads are considered County local roads. The County local roads are perhaps a more vital link in the transportation network than might be imagined. Obviously, if the local roads are in such poor condition as to impede good accessibility to the Primary roads, then the Primary roads and indeed the regional highways themselves are of reduced utility to the Township resident wishing to gain access to them. There are about 37.9 miles of County local roads in Brighton Township. As with the County Primary roads in the Township, their basic highway design problem is concerned· with road distribution and continuity. Trafficwav Characteristics The nature and effectiveness of any road system is governed by a number of factors, such as the condition of the road surface, traffic volumes and traffic accidents. All these factors are related when considering the adequacy of a road system. Surface Condition As noted above, there are roughly 12.3 miles of regional highways in the Township. The Constitution and statutes of the State of Michigan charge the Michigan Depanment of Transportation with the responsibility for planning, designing, and maintaining highway facilities within these rights-of-way. Data in Table 25 indicate the surface type of all County Primary and local roads in the Township. All together there are 31.5 miles of Primary Hardtop, eight miles of local hardtop and 29.9 miles of local gravel roads. There are no Primary Gravel roads in the Township. According to the Township's 1989 Community Survey results, nearly 81 percent of all the respondents felt that Township roads need improvement. Continual improvement and maintenance of the_County road network in Brighton Township is now and will be increasingly important as a greater traffic volume is experienced. 89 �... ' ' ' TABLE 2S ROAD INVENTORY BRIGHTON TOWNSHIP• ,-· . I - Road Designation '- Interstate Route Road Name 1-96 5.8 U.S. 23 TOTAL Primarv Hardtop I-~ I Commerce Grand River Hacker Hyne Jacoby Kensington Old U.S. 23 Pleasant Valley Spencer Stobart TOTAL Primarv Gravel None Local Hardtop Buno Culver Flint Hilton Legion Drive Pleasant Valley '. ' ' TOTAL Local Gravel Road Length (Miles) Buno Clark Lake Commerce Corlett Ford Hunter Labadie Larkins Mayfield McClements Muir Newman Pleasant Valley Seitz Skeman Spencer Taylor Van Amberg TOTAL TOTAL MILEAGE ~ 12.3 1.5 4.0 13 5.0 0.8 4.0 6.3 4.2 2.7 ...Ll 31.5 0.6 2.5 1.0 2.1 0.3 _Ll 8.0 3.8 0.8 1.4 1.0 0.3 2.3 2.2 1.7 1.8 2.2 1.1 1.5 1.8 0.4 0.6 2.4 13 ...1J '.!9.9 81.7 • Livingston County Road Commission, Livingston County Official Road Map, 1978. 90 �Traffic Accidents Large traffic volumes on paved or gravel roads do not necessarily mean such roads will become greater traffic hazards. The ability of any road to carry larger volumes of traffic is related to engineering design of the road, number of moving lanes, and number of ingress and egress points along the highway. However, larger volumes of traffic tend to accentuate traffic hazards. Table 26 shows the location of multiple accidents at road intersections during 1989.25 In the entire calendar year, there were 203 injury and/ or property damage accidents. There were no fatality accidents. Traffic accidents on the County road system within the Township also correspond closely to traffic volumes. Grand River Avenue, Old U.S. 23, Spencer Road, Pleasant Valley Road and ramps between U.S. 23 and 1-96 Freeways were most cited. The majority of the County road accidents which took place in the Township were rear-end collisions or vehicles which could not negotiate turns along bends in the road. Further, the greatest number of accidents occurred during periods of bad weather where slick or icy roads were evident. Traffic Volumes Traffic volume data for Brighton Township roads, where such data is available, is presented in Table 27. The most recent average daily traffic (ADT) counts during recent years for these roads are presented. All ADT data for 1-96 and U.S. 23 are as of 1979. As may be expected, 1-96 and U.S. 23 Freeways in Brighton Township carry the greatest volumes of traffic. Most County roads in Brighton Township are two-lane facilities. A significant question is how great must the traffic be on these roads to justify more than two lanes. Each road should be individually studied to accurately answer this question. Typically, however, a road that presently handles over 12,000 vehicles per day should be considered for expansion to four lanes. As evidenced by data in Table 26, Grand River Avenue is well above this level (and appropriately portions of Grand River are four lanes). Old U.S. 23 has reached this traffic volume plateau in vicinity of Grand River Avenue. Spencer Road also carries a significant amount of traffic. These roads should be given special attention in the Trafficway Plan. 25 Data from Livingston County Road Commission, October 1990. 91 �TABLE 26 INTERSECTIONAL ACCIDENT INCIDENCE BRIGHTON TOWNSHIP, 1989• INTERSECTION ' , L. FATALITY A~~IDENTS PROPERTY INJURY DAMAGE TOTAL Grand River /Hilton 0 7 23 30 Old U.S. 23/Grand River 0 4 14 18 Grand River/WB Ramp I-96 0 4 17 21 Hyne/Old U.S. 23 0 6 7 13 Grand River/Hacker 0 4 8 u Grand River /Pleasant Valley 0 2 2 4 SB U.S. 23/EB I-96 0 1 9 10 Spencer /Buno 0 l 8 9 SB U.S. 23/WB I-96 0 4 5 9 Grand River /Herbst 0 2 6 8 Old U.S. 23/Hilton 0 1 6 7 Grand River /Leland 0 3 4 7 WB I-96/NB U.S. 23 0 3 3 6 Spencer/Van Amberg 0 1 5 6 Old U.S. 23/Spencer 0 1 6 Old U .S. 23/Taylor 0 2 5 4 6 EB I-96/Pleasant Valley 0 3 3 6 NB U.S. 23/WB 1-96 0 1 4 5 SB U.S. 23/EB I,96 0 2 3 5 WB 1-96/SB U.S. 23 0 2 3 5 Old U.S . 23/Webber 0 0 5 5 Grand River/Pine Ranch 0 2 3 5 Total 0 147 203 (in Brighton Township) j \ .. I - t ' ~ 56 • ~ichael Gory!, Livingston County Road Commission, November 1990. Accidents as of Year 1989. 92 �TABLE 27 AVERAGE DAILY TRAFFIC (ADT) COUNTS BRIGHTON TOWNSHIP, 1978-1989• COUNTY PRIMARY ROADS AND STATE TRUNKLINES ROAD a Bend.ix Bend.ix Buno Commerce Commerce Commerce Culver Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Grand River Hacker Road Hacker Road Hilton Road Hilton Road Hilton Road Hilton Road Hilton Road Hilton Road Hilton Road Hunter Road Hunter Road Hunter Road Hyne Road Hyne Road Hyne Road Hyne Road Hyne Road Hyne Road Hyne Road I-96 1-90 [-96 !-96 1-96 1-96 1-96 INTERSECTION CROSS ROAD 24 HR TRAFFIC YEAR SOURCE East West North West Of Grand River Of Hacker Of Spencer Of Pleasant Valley County Line · Of Pleasant Valley Of Spencer Of Hacker Of Herbst Of Herbst Of Hilton Of Hilton Of 1-96 Of Kensington Of Kensington Of Kinvon Of Ola' U.S. 23 Of Old U.S. 23 Of Pleasant Valley Of Pleasant Valley Of Grand River Of Hvne Of Flint Of Flint Of Grand River Of Hunter Of Hunter Of Legion Of Old U.S. 23 Of Christine Of Hilton Of Hvne Of Corlett Of Hacker Of Hunter Of Hunter Of Old U.S. 23 Of Old U.S. 23 Of Pleasant Valley Of Grand River Of Kensington Of Pleasant Valley Of Spencer Of U.S. 23 Of U.S. 23 Of Spencer 1979 1979 1988 1989 1979 1979 1988 1986 1989 1989 1989 1986 1983 1989 1987 1986 1986 1988 1987 1987 1989 1989 1989 1980 1989 1989 1989 1979 1989 1988 1989 1988 1978 1979 1983 1987 1989 1989 1979 1986 1984 1989 1989 1989 1989 1989 Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission MDOT Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission MOOT MDOT MOOT MOOT MOOT MOOT MOOT At East South South East West North South North East West West East West East West North North West East East East West West West North North South West East East North East West West East East East West East West East 1761 1443 1509 364 910 771 2959 31687 22402 23832 24033 30862 8093 4869 3605 16103 14722 18088 7874 10968 7239 2166 6863 3706 6955 6276 7173 6896 6513 963 2650 1016 1301 1950 1759 2821 2372 3238 1113 44753 42900 75519 65556 70637 56786 32778 . Livingston County Planning Commission. September 1990 a. County Primary Roads and State Trunklines 93 �. -' I ' TABLE 27 (Continued) AVERAGE DAILY TRAFFIC (ADT) COUNTS BRIGHTON TOWNSHIP, 1978-1989• , ..... 1-i --~ COUNTY PRIMARY ROADS AND STATE TRUNKLINES .. I : ' ) ,~ ,..., I I ' I ,-I ' l I ' • - ROAD a INTERSECTION CROSS ROAD 24 HR TRAFFIC YEAR SOURCE 1-96 L On Ramp 1-96 L On Ramp I-96 Off Loop I-96 Off Loop I-96 Off Loop I-96 Off Ramp I-96 Off Ramp I-96 Off Ramp 1-96 Off Ramp I-96 Off Ramp 1-96 Off Ramp I-96 Off Ramp I-96 Off Ramp I-96 On Ramp 1-96 On Ramp I-96 On Ramp I-96 On Ramp 1-96 On Ramp I-96 On Ramp 1-96 On Ramp 1-96 On Ramp I-96 On Ramp Jacoby Jacoby Kensington Kensington Kensington Kensington Kensington Kensington Kensington Kensington Kensington Kensington Kinyon Lee McClements Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Old U.S. 23 Northbound From Southbound From Eastbound To Westbound To Southbound To Eastbound To Westbound To Eastbound To Westbound To Westbound To Northbound To Northbound To Southbound To Eastbound From Westbound From Eastbound From Westbound From Eastbound From Eastbound From Westbound From Northbound From Southbound From West East North South Over North South North North North North South South East West North South North South North South North Between North South South U.S. 23 U.S. 23 Spencer Spencer U.S. 23 Grand River Grand River Kensington Kensington Pleasant Valley U.S. 23 U.S. 23 U.S. 23 Grand River Grand River Kensington Kensington Pleasant Valley Spencer Spencer U.S. 23 U.S. 23 Of Kensington Of Pleasant Valley Of Grand River Of Grand River 1-96 Of Jacoby Of Jacoby Of Kensington Park Of Larkins Of Spencer Of Stobart Of Stobart Of Grand River Of Rickett Of Old U.S. 23 Of Grand River Of Grand River Of Hilton Of Hilton Of Hyne Of Hyne Of McClements Spencer Of Spencer Of Spencer Of Taylor 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1989 1898 1989 1898 1989 1983 1989 1982 1982 1989 1989 1982 1979 1979 1986 1986 1986 1989 1986 1988 1988 1989 1989 1989 1989 1986 1986 1989 1989 1978 MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT MDOT Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission 9135 9003 2007 4762 4442 3720 6943 2221 3313 2789 1146 9627 9000 6556 3331 3618 2001 2228 4591 1985 4050 1192 1561 1095 9716 1400 3934 3663 4077 2889 4894 4345 1513 4502 1m 7230 421 12218 15340 11162 11036 7979 7986 6622 11907 11201 10965 3440 94 �TABLE 27 (Continued) AVERAGE DAILY TRAFFIC (ADT) COUNTS BRIGHTON TOWNSHIP, 1978-1989• COUNTY PRIMARY ROADS AND STATE TRUNK.LINES ROAD a INTERSECTION CROSS ROAD 24 HR TRAFFIC YEAR SOURCE Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Pleasant Valley Seventh Seventh Skeman Spencer Spencer Spencer Spencer Spencer Spencer Spencer Spencer Stobart Stobart Stobart Taylor U.S. 23 Whitmore Lake North South South North North South North South North South North South North South North South East East East West East East West East West West East West North South South Of Buno OfBuno Of Commerce Of Grand River Of Hyne Of Hyne Of 1-96 Of 1-96 Entrance Of Jacoby Of Jacoby Of Larkins Of Newman Of Spencer Of Spencer Of Brighton Of Brighton Of Old U .S. 23 Of Culver Of Kenicott Of Kenicott Of Old U.S. 23 Of Old U.S. 23 Of Old U.S. 23 Of Pleasant Valley Of Pleasant Valley Of County Line Of Kensington Of Labadie Of Hyne Of 1-96 Of Grand River 1980 1980 1989 1987 1979 1979 1987 1987 1986 1983 1981 1986 1982 1982 1989 1989 1986 1988 1985 1985 1989 1987 1989 1982 1982 1983 1986 1979 1989 1989 1979 Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission Road Commission MDOT Road Commission 1605 1859 1569 4059 1010 1181 3129 4254 642 2958 1794 381 2072 1525 299 2611 544 8119 3927 4862 10300 9430 11605 400 2438 1689 3474 2125 432 22493 10544 95 �Rail and Air Facilities Rail Facilities There is one rail facility serving Township property located in the extreme southwestern section of the Township. This line, under the direction of the CSX Railroad, bas approximately one mile of track in the Township. From a major junction point in Plymouth, Michigan. this line travels through the Township towards the City of Lansing and the City of Grand Rapids. CSX, through its subsidiary lines, serves much of the State of Michigan. Ohio, Indiana, Illinois, Kentucky, Virginia and West Virginia. Via a line across southern Ontario, CSX also has connections at Buffalo, New York and the East Coast. Air Facilities r , There are currently no public airport facilities in Brighton Township. One small private airfield is located in the Township. Hyne Field, containing approximately 49 acres, is located in the northwestern portion of the Township proximate to Hyne and Hunter Roads. The airfield is surrounded by single-family homes and several large subdivisions. Trafficwav Plan The purpose of the Transportation Plan is to develop a system of trafficways that \\,ill adequately provide for Trafficway needs of residents of Brighton Township. Because of its permanent character, the existing road system must form the base for the future highway network and be based upon a set of recognized road standards. However, consideration must also be given to future land use patterns, the amount and type of traffic that will be generated by the land uses, correction of existing traffic hazards, and plans to the Michigan Department of Transportation, Livingston County Road Commission and road priorities set by the Township. A discussion of the elements outlined above follow. Standards The standards for the various types of roads correspond to those established by the Livingston County Road Commission. Chart 1 indicates the recommended road crosssection standards for Brighton Township. 96 �•• CHART 1 RECOMMENDED ROAD CROSS-SECITON STANDARDS BRIGHTON TOWNSHIP, LIVINGSTON COUNTY* r 16 1 -17' ~.I 33, 12 1 :t 12 1 16 1 -17 1 33 1 I Roads with curbs shall have 30' pavement face to face curb. LOCAL STREET 26 1 26 1 · (Parking Prohibited) MAJOR THOROUGHFARE 30 1 ~o· la' I 12' 12' I~ 30 1 50' (Parking Prohibited) SECONDARY THOROUGHFARE 86' k[,,· 1,,· o' 30' I,,· I,,· 1~ 0 . (Parking Prohibited) LIMITED ACCESS FREEWAY • Livingston County Road Commission, October 1990; Brandon M. Rogers & Associates, P.C., October 1990. 97 �The Livingston County Road Commission has established a policy of requiring at least 120 feet of road right-of-way width on all County Primary Roads. A 120 feet of road rightof-way width is also required on some County Local roads. 26 Culver, Bu.no, Larkin, Muir, Taylor and parts of Hunter Road have a right-of-way width of 100 feet. All subdivision streets are required to have a 66 foot right-of-way. The Livingston County Road < ......, Commission is requiring these road rights-of-ways so that when traffic increases and a I ~ County road must become multiple lane, a public right-of-way will exist. Brighton Township should require building setbacks that will coincide with these present County requirements. r .. Near Future Plans Commensurate with identifying existing trafficway characteristics and recommending road cross section standards is a need to define potential alterations to the existing road ) system. By incorporating future road improvements into the Trafficway Plan, Brighton Township may better program a Year 2010 road network in a coordinated and comprehensive manner. An assessment of future road improvements desired for Brighton Township is discussed below. Michigan Department of Transportation - The Michigan Department of Transportation (MOOT) has scheduled certain road construction projects for Livingston County which are to commence in 1991. The only improvement in the Township will be resurfacing of U.S. 23 Freeway between a point south of 1-96 north to M-59, a distance of 8.2 miles. In MDOT's 1990-1998 Long Range Highway Program to improve and expand roads, the only projects in or near Brighton Township are: ' ' 1. Resurfacing 1-96 Business Loop east of City of Howell to 1-96. (1991) 2. Intersection improvements at 1-96 Business Loop and Latson Road. (1991) 3. Protective purchase of right of way for future 4-lane boulevard for M-59 between 1-96 and U.S. 23 Freeways. (12.3 miles) 4. Widening (to 6 lanes) and resurfacing of 1-96 from Dorr Road to U.S. 23 interchange (6 miles). These roads include Labadie, part of Spencer, part of Van Amberg, Corlett, Maxfield, part of Hunter and McClements Roads. 26 98 �• • 5. Reconstruction of interchange at 1-96 and Milford Road. 27 MDOT, in association with the Southeast Michigan Council of Governments (SEMCOG), is continuing to evaluate merits of a new interchange and bridge improvements ,. ; along U.S. 23 Freeway. As far back as 1976 when the then Inter-County Highway Commission of Southeastern Michigan, in cooperation with the Livingston County Road Commission and Brighton Township, requested MDOT to consider a new interchange at the Hilton/Jacoby location, there has been continued interest. Most recently in 1989, MDOT asked SEMCOG to create and calibrate a traffic model using updated traffic counts from the Livingston County Road Commission. This work was completed and accepted by MDOT on March 23, 1989.28 Options being considered for freeway improvements include an interchange at Hyne Road and U.S. 23 Freeway, an interchange at Hilton Road with extension of Hilton Road from Old U.S. 23 to Jacoby Road, a full interchange being built at 1-96/Pleasant Valley Road, and a grade separation for Hilton Road_over U.S. 23 Freeway with a new 2-lane road from Old U.S. 23 to Van Amberg Road. Some right-of-way has been acquired at the Hilton/Jacoby location. MOOT expects to shortly meet with the Township to develop plans in greater detail. It is hoped that one or more of these improvements can be incorporated into MDOTs 10 year long range program. Livingston County Road Commission - The Livingston County Road Commission schedules future road improvements based upon available funding and priorities. No specific improvement schedule is available for Brighton Township at this time. Brighton Township - According to the Brighton Township 1989 Community Survey, the predominant feeling was that local Township roads and County roads are just not adequately maintained and most need improvement. Whereas the selection of County Primary roads for improvements or construction is primarily the choice of County government (with solicitation of opinions from local units government and with public hearings held under Act 150, P.A 1976 at which time a person has a chance to input on 27 Marsha Small, Community Coordination and Federal Compliance Section, MDOT, Nov. 13, 1990; 1990-1998 Long Range Highway Program - Improve/Expand Core Projects, MDOT, May 17, 1990. 28 William D. Swanson, Project and Plan Development Section, Bureau of Transportation Planning, MDOT, November 1990. 99 • 1 �_: any proposed project), the selection of local roads for construction is primarily the choice of the Township government. Livingston County Road Commission policy for local road construction requires the Township to provide 100 percent of the funding. Primary road construction is financed from Livingston County Road Commission funds. B r i g h t o n Township does not have specific road and intersection priorities that are in need of improvement. Virtually all of the Township's major roads require improvement . ..... Plannini: Recommendations The Brighton Township Trafficway Plan was developed to handle the transponation needs of the Township in the Year 2010. The planning recommendations contained herein , ,, are designed to reflect plans of the Livingston County Road Commission and the Michigan Department of Transponation where available. The planning recommendations are shown on Map 5 (following Page 137). A discussion on the plan components are discussed below. Freeways Freeways are pan of a nationwide system of limited access highways designed to carry transient traffic around, through or between urban centers with a minimum of conflict with local traffic. They have one function - to carry large volumes of traffic at maximum speeds. ,. They are multilaned and do not provide direct access to abutting propenies. The few intersections that are provided are generally grade separations that allow traffic to flow without interruption from other traffic control systems. The Freeway is perhaps the most desirable method of moving inter-regional traffic. However, traffic volumes in many instances will not warrant the expense of providing this type of facility. Therefore, some inter-regional .traffic must use major thoroughfares for travel. Brighton Township benefits by the presence of the U.S. 23 Freeway and the I-96 Freeway. The Trafficway Plan does not recommend any changes or improvements for either the U.S. 23 Freeway or 1-96 Freeway other than interchange improvements. The Plan recommends that a Hilton/Jacobv Road interchani:e be constructed in companion with the Jacoby Road extension (see Major Thoroughfare section below). Over two thirds of the respondents to the 1989 Community Survey desired an interchange with the U.S. 23 Freeway at various spots along its length located in the Township, 33% of total desiring an interchange at the Hilton/Jacoby alignment, 18.8 percent at Hyne Road. The proposed 100 �intersection location was chosen for several reasons. Such a location is proximate to the existin ~ major residential and business community base in Brighton Township and would be convenient in serving this area. Secondly, interchanges frequently act as a catalyst to intensive land use development. The proposed Comprehensive Development Plan demonstrates the intent of the Township to confine most of the land development towards the southwestern quadrant. Land use proposals for the northern area of the Township are categorized for agricultural and low density residential development. Installing an interchange near these areas will tend to act against preserving these less intensive land uses. In sum, the proposed site is desireable.29 The existing Pleasant Valley Road/1-96 interchange is also proposed for improvement. Presently, westbound 1-96 traffic may exist at Pleasant Valley Road, while this junction permits only Pleasant Valley traffic to exist east onto 1-96. It is recommended that this interchange also provide a westbound exit onto 1-96 and eastbound entrance ramp onto Pleasant Valley Road from 1-96. Major Thorou~hfares A Major Thoroughfare is often multilaned to provide for large volumes of traffic. Their main function is to carry large volumes of traffic between major land uses in the County, such as traffic between residential homes and industrial (employment) areas. They also provide access to the freeways and often augment the freeway when traffic volumes bern:een regions are not heavy enough to warrant a freeway. Route continuity is an important factor. Access to abutting land uses should be by means of a frontage or marginal access roads. The Major Thoroughfare designation on the Trafficway Plan is generally consistent with the major arterials recommended by the Livingston County Road Com.mission. There are presently three existing Major Thoroughfares with an east-west orientation; Grand River Avenue, Spencer Road and Hyne Road. Jacoby (Hilton) Road should also become a major thoroughfare due to its proposed interchange with the U.S. 23 Freeway. In addition, at present there is no direct continual east-west Major Thoroughfare near the The Hilton/ Jacoby Road interchange recommendation is also founded on the construction and extension of Jacoby Road between Pleasant Valley Road and Old U.S. 23. Should this not occur, alternative sites for interchange development with the U.S. 23 Freeway should be evaluated. Future possibilities for interchange development include Spencer Road to the south and Hyne Road in the north. 29 101 I I .l �• • center of the Township. Vehicles must either travel north to Hyne Road or south to Spencer Road for this purpose. Extending Jacoby Road across to.join Hilton Road would serve this end and help to reduce north-south traffic volumes on such roads as Pleasant Valley, Spencer and Old U.S. 23. Five routes are designated to act as Major Thoroughfares in a north-south orientation. They include Kensington Road, Pleasant Valley Road, Van Amberg/Maxfield Roads, Old U.S. 23 and Flint/Hunter Roads. No major thoroughfare additions are proposed for these ' ... ,... roads. Seconda:r:y Thorou~hfares Secondary Thoroughfares move traffic on a Township-wide basis and act as principal feeder routes to the Major Thoroughfares. Their main function is to carry large volumes of traffic and as a secondary function to provide access to abutting properties. There are two roads provided as Secondary Thoroughfares. Buno Road, Culver Road, Labadie Road and Spencer Road (between Kensington and Labadie Roads) are illustrated on Map 5 as the only Secondary Thoroughfares. These roads will facilitate east-west travel for the residents of the agricultural areas south of the General Motors Proving Ground property and residential areas south of Jacoby, as extended, and west of Van Amberg Road. ,., Collectors These roads are short in length and collect traffic within residential neighborhoods and channel it to the Major and Secondary Thoroughfares. Local property access should be only a secondary function of Collector streets. The roads proposed as Collectors include Muir Road, a segment of Van Amberg Road, Taylor Road, Larkins Road and that portion of Hunter Road between Hyne and McClements Roads. These roads will experience greater traffic volumes than other local roads. Taylor Road is shO\\'Il with a realigned configuration at its junction with Hyne Road. This is reflective of the current thinking of the Livingston County Road Commission. The remainder of the existing and future road systems would be designated as local streets to provide direct access to abutting property. The movement of traffic is a secondary function and through traffic should be discouraged from using these streets. 102 �Conclusion The Trafficway Plan shows an efficient system of roads by function and recommends .J several route relocations which, if substantially accomplished, will allow for greater ease of movement of people and goods within and through Brighton Township. The Plan is practical, being based on the existing transportation system and on proposals of State and regional agencies having the power to plan new roads. It is hoped that the agencies will give consideration to the Brighton Township's Comprehensive Development Plan when making decisions affecting traffic movement in or near the Township. 103 �COMMUNI1Y FACILITIES PLAN Introduction .-- A developing community bas recurring needs for new and improved community facilities and services. Community facilities are those facilities in public or private ownership which are provided for the benefit of community residents. As vital components ' .. \ ' ~ of the urban structure, community facilities add to the quality of life. Some facilities such as schools and police and fire protection are necessities while others, such as higher education institutions and cultural facilities (i.e., libraries, museums), are important and contribute to the desirability of the community as a place to live. Regardless of type, proper location and size of these facilities results in cost savings and optimum utilization. Thus, in order to insure that available resources are best utilized to the benefit of the taxpayer and the municipality alike, it is necessary to develop a well planned program for the development of services and facilities for public officials involved in the decision-making t. . process. This study is an analysis of basic data concerning the existing facilities serving Brighton Township. Community facilities analyzed include schools, police and fire protection, government administrative offices and libraries. A recreation inventory of indoor and outdoor facilities is also provided with identification of the facilities in and accessible to the Township. These facilities are reviewed as to their location and adequacy based on recommended standards developed by national agencies. These standards have been modified, wherever necessary, to more closely reflect the needs of Brighton Township. The Community Facilities Plan is coordinated conjunction with the Land Use Plan and Socio-Economic Study as future needs are estimated not only from existing population and development, but also according to future land use proposals and future estimates of population. Based on the analysis in this study, the Community Facilities Plan discusses the ability of these facilities to meet current needs and also recommendations relative to satisfying the Year 2010 needs of the Township residents. Facility Service Areas Within this study it will be necessary to evaluate each type of community facility in terms of its optimum size service area. This procedure will determine if a facility is adequate to meet future needs and what the magnitude of the future need will be. If a 104 �•• facility is currently serving that area, it must be detetmined how adequately the facility is currently servicing that area, and what the future need of that area will be. Two primary levels of service will be utilized in this study: the neighborhood and the Township, each of which is described below. The Nei2hborhood Every family understands to some extent the importance of the physical setting of its homes. However, the housing environment comprises an area greater in size than just the physical confines of the dwelling unit. It extends into area within which residents may all share common services, activities and facilities required in the vicinity of the dwelling. The geographic unit which includes those community facilities and conditions is the neighborhood. The size of a neighborhood is governed by the area required for its land use components; by the population required to support necessary community facilities and services; by the accessibility of such facilities and by the existence of suitable physical boundaries. The area and population which can be served by an elementary school form a reasonable basis for the size of a neighborhood. The neighborhood population will usually fall within a range of 2,000 (in rural areas) to 8,000 (in developed areas) persons. The geographic size of the neighborhood is limited by accessibility to the elementary school. Ideally, in urban areas, schools should be within one-half mile walking distance of each dwelling. This distance criterion does not hold true in suburban and rural areas of low density where school buses are used to service a greater geographic area. The existence of viable neighborhoods is a strong force for the development of individual and family life. Its acceptance implies that adequate housing does not solely consist of individual homes no matter how well planned or located. The neighborhood should be a self-contained residential area including the elements which comprise the housing environment. In addition to residential facilities these may include the following features: 1. Elementary School 2. Neighborhood Recreation (often shared with the elementary school site). 3. Local Streets (to discourage through traffic). In addition to these services usually provided on the neighborhood level, there has been a trend in recent years in urban areas toward orienting public facilities traditionally provided on a community-wide basis to the neighborhood level such as social service centers 105 �and neighborhood "municipal halls." However, in an existing suburban setting such as Brighton Township, the sparsity of development and accompanying low population densities negate the necessity of these services. The Township The Township unit is the other service area of community facilities. It is the unit of analysis for community facilities which serve all residents of the Township and which have to be evaluated in terms of their present service. Future facilities designed to serve Township residents should be planned so that they will provide for the maximum level of service to each resident. School Facilities Four school districts share jurisdiction over Brighton Township. These school districts and schools contained therein proximate to Brighton Township are shown on Map 4, Brighton Township Area School District Map. They are: Brighton Area Schools, Huron Valley Schools, Howell Public Schools and Hartland Consolidated Schools . . The Brighton Area School District incorporates roughly the southern two-thirds of Brighton Township's land area. The Howell Public School District encompasses land proximate to Clark Lake and Woodland Lake. Hartland Community School District primarily contains acreage north of Newman Road, east of Hunter Road. The Huron Valley School District includes only a small portion of non-residential land north of Stobart Road, east of Kensington Road which is part of the General Motors Proving Ground property. Since 1980, when the last Township Plan was prepared, there have been some district boundary changes as follows: 1. Property transfer to provide that all of north half of Section 6 to be in the Hartland Consolidated School District, and all of south half of Section 6 to be in the Howell Public School District. (Effective January 1989) 2. Property transfer to provide certain land north of Greenbrier, between Old. U.S. 23 and U.S. 23 Freeway to be in the Hartland Consolidated School District rather than in the Brighton Area School District. (Effective August 1989) Within Brighton Township itself are four school plants. Spencer Elementary School, located in the vicinity of Spencer and Van Amberg Road and the new Hilton Road elementary school on Hilton Road west of Old U.S. 23 are under the control of Brighton 106 �. I Area School District, whereas Lakes Elementary School and the Farms Middle School, both situated on Taylor Road south of Bitten Lake, are under the jurisdiction of Hanland Consolidated School District. Community planners are basically concerned with physical aspects of the school system. These include the location of schools, site size, student capacity and structural adequacy. Evaluation of the public schools within the service area of Township students will be made on the basis of these physical aspects. The importance of schools in the community was reflected in the Community Survey in 1989 when respondents stated that good schools were the most important aspects of Brighton Township based upon the two highest priority choices. 30 Existing Conditions Table 28 describes existing public school facilities available to Township residents and conditions of each. Map 3 shows those schools located in the Township. Data presented in Table 28 are discussed below. Grade Structure - There are variations which exist between different school districts. Among them is the organization of the school system which ( excluding kindergarten) may be divided into an 8-4, 6-3-3 or 5-3-4 grade system, or even a 6-3-3-2 system in which a junior college program is introduced into the traditional 12-grade organization. The grade structure systems offered to Brighton Township residents illustrate the variations. Brighton Area Schools utilize a 5-3-4 format which provides for the elementary school (K-5), middle school (6-8) and high school (9-12) organization. Howell Public Schools utilize the K-5, 6-8, 9-12 grade structure system. Hartland Community Schools use a 5-3-4 grade structure system which provides for an elementary school (K-5), a middle school (6-8) and high school (9-12). Regardless of grade structure type, a desirable criteria for any particular school is that it contain all the grades intended for that type of school. As indicated in Table 28, the Latson Road Elementary School, does not meet this criterion. Also, only grades 1-5 are available at Lakes Elementary School. However, beginning with the 1990-1991 school year, it will offer grades 1-6 instruction. 30 Brighton Township Community Survey. Question 11, November 1989. 107 �• BRIGHTON TOWNSHIP AREA SCHOOL DISTRICT MAP ,1. ! • I 1_; '· J ,i I ;·· I I_, \ __ N Brandon M. Rogers &Associates,P.C. ffi 0 ½ 1 January 1991 2 ---MILES 3 \l.\P 3 �_, Age of Structure/Structural Condition - Age is one indicator of the structural quality of a school structure. As a school ages, it facilities become run-down or obsolete and may eventually warrant replacement. As data in Table 28 demonstrate, most of the school buildings were constructed or renovated during the last decade. Several school plants have original construction dates prior to this time period but have had additions thereafter. With a $4.8 million bond issue approved in 1987 the Brighton Area School District upgraded all of its schools to code. By the Year 2010, those schools, or portions thereof, constructed before or in the early 1950's will be approximately 60 years old. It is important that the condition of those school structures in particular, as well as the others be constantly evaluated and, as is warranted, be replaced. At present, all school buildings are reported as being in sound condition. Existing Enrollments and Capacities - Enrollments and capacities play a crucial role in the determination of the adequacy of existing school facilities. It is undesirable to have the enrollment of the school exceed the capacity of the school at which it can efficiently operate. At the same time, it is not only inefficient for a school to operate far below capacity but it is uneconomical as well because of the fixed costs involved. Data in Table 28 reveals that four elementary schools serving Brighton Township children are over capacity (Horning, Lindbom and Spencer Elementaries in Brighton Area School District, and La.tson Road Elementary in Howell Public School District). One middle school is over capacity, McPherson Middle School in the Howell District. The three high schools serving Township children are all under capacity. School Standards The ability of existing school facilities to handle future enrollment can be evaluated through the application of school standards in conjunction with the criteria and judgments of School District officials. School standards set forth the minimum desirable requirements which school facilities and sites should meet to assure maximum operational efficiency and quality educational services to students. These standards indicate optimum enrollment sizes for schools, desirable site sizes, and the maximum service area for elementary schools, where bussing is not desirable. 108 _J l J �.. l ,. .. TABLE 18 EXISTING PUBLIC SCHOOL FACILITIES AVAILABLE TO BRIGHTON TOWNSHIP RESIDENTS. 1990- 9/ 0 ~ ll.BlG.HTQt:1. ARE.i SCHQQLSb } . Homw,g Road Eltmmtary 1. Ha111ki11s E/ememary 1. li11dbom Elementary 4. Spencer Elememary 5. Hilto11 Road E/eme11tary 6. Mil/tr Killdergartt11 Center 7. Scranto,, Middle School 8. Maltby Middle S chool 9. Brighton High S chool GradtJ l'ear Built 1- 5 J- 5 1- 5 1- 5 1- 5 Pre- School, K. A- Educ. 5- Bc 1977 1959, 1968 /950, 1968, 1987 Structural Co11ditio11 Academic Classrooms Sitt Si:t E11rol/me11ta 16 16 16 16 591 50/ 5/J 571 11 50 597 57/ 667 1,519 Capacity 1Mm1 1951. 1987 /910 , /9./0, 1950. 1968 1978 1961, 1971, 199/ Sow,d Sow1d Sow,d Sound Sow,d Sound Sow,d Sow,d Sow,d JOO lf.AR[LAND COti..SQLID.~[EQ S.C.fi.QQLSd K- 5 10. lakes Elementary 6- 8 II. Farms Middle School 9- 11 /1. Hartland High School 1977, 1990 1977, 1990 1971, 1990 Sow,d So,md Sound 16 474 516 11 J9 717 945 849 45 45 1,040 40 lf.QWEU. PUBLK. Kli.QQL~ JJ. Latso11 Road Elementary 14. McPherso,, Middlt School 15. Howell High School 19S0 196./, 1971 1980 Sound So,u,d Sow,d 10 51 JOO 601 754 1,615 600 700 1.000 10 15 146 6-8 9- /1 K- 41 5- 8 9- 11 /974 /991 u 14 550 550 500 550 500 600 615 765 1,100 10 40 10 JO 11 /0 JO 10 75 HURON VALLEY SCHOQLs_l Qoes 1101 jnd11dt Rrsidt11tial Artas of Brieli1Q11 [owmlrio witlri11 Qistrict bmmdarin • Compila1io11 by Brandon M . Rogers & Associates, P.C.. January 1991. •rourth Friday Coun1s, Septemb~r 1990 b Data from Marilyn Goodsman, Director of Communications & Partnerships, Brighton Area Schools, January 1991; also Application for Preliminary Qualification of Bonds, Brighton Area Sch, November 22, 1989. '51h Grade 10 be moved out'of Middle School when new elementary school is built on High School site in 1992. "Data from Scoll Bacon, Assistant S11perin1endent, Hartland Consolidated Sc hools, December 1990. 'Data from Richard Terres, Assis1ant Superintendent, llowell Public Schools, Jan. 1991. 51h Grade 10 be established in 1992. 1 glnformation from Pat Donahue, Assis1an1 Superintendent, Huron Valley Schools, December 1990. �.. l •. • TABLE 18 EXISTING PUBLIC SCHOOL FACILITIES AVAILABLE TO BRIGHTON TOWNSHIP RESIDENTS. 1990-91• GradtJ l'ear Built StruClural Co11ditio11 1-5 1-5 J-5 1-5 J-5 Prt-School, K, A-Educ. 5-Sc 1977 1959, 1968 1950, 1968, 1987 1974 1991 1952, 1987 1910. 1940, 1950, 1968 1978 /96J, J97J, 1991 Sow,d Sow,d Sow,d Sow,d Sow,d Sou11d Sowrd Sow,d Sow,d 16 16 16 16 591 501 5/J 572 11 50 J4 JOO tf.AR[LAt:!..D CO/::!_S.QLID.ffEQ S.ClJ..QQl,.Sd K- 5 JO. Lakts.Eltmmtary 6-8 II . Farms Middlt School 9- 11 11. Hartland High School /977, 1990 1977, /990 1971, 1990 Sowrd So1u1d Sound tJ.QIVf;_Ll,. PUB{,.[<; KliQQLst H. Latso11 Road Eltme11tarJ• U . McPherson Middlt School JS. Ho111tll High School 19S0 196-1, 1971 1980 Sou11d Sound Sow,d 51 ~ fJ.Rl(i.HTQt:!.. ARE.~ SCHQQLS.b I. Homwrg Road Eltmt11tary 1. Ha111ki11s Eltme11tary J. Lindbom Eltmtlllary 4. Spt11cer Eleme111ary 5. Hi/1011 Road Elemeutary 6. Mil/tr Ki11dtrgar1t11 Ct11ter 7. Scranto11 Middlt School 8. Maltby Middlt Sc/root 9. Brighto11 High School 6 -8 9- 11 K- 41 5-8 9- 11 Academic Classrooms Sitt Si:t E11rollme111a Capacity .lliilll 20 40 10 /0 597 571 667 J,5J9 550 550 500 550 500 600 6JS 765 1,100 JO JO 10 75 16 J1 J9 474 717 945 5J6 849 1,040 45 45 40 10 601 754 1,615 600 700 1,000 15 U6 u JOO 21 10 HURON VALLEY S.CHOQLSI Drrs 1101 j11c{11dr Residential Arras of Briel,1n11 Township wi1hi11 District bo1111darin • Compila1io11 by Bra11do11 M. Rogers & Auociates, P.C .. January 1991. •rounh Friday Counu, Sep1embu 1990 b Da1a from Marilyn Goodsman, Direc1or of Communications & Partnerships, Brighton Area Schools, January 1991; also Application for Preliminary Qualification of Bonds, Brighton Area Sch, November 22, 1989. '51h Grade 10 be moved out' of Middle School when new elemenlary school is built on lligh School site in 1992. ~Da1a from Scon Bacon, Assisrant Superin1endent, lianland Consolidated Schools, December 1990. 'Da1a from Richard Terres, Assis1an1 Superintendcnl, llowell Public Schools, Jan . 1991. 51h Grade 10 be es1ablished in 1992. 1 GJnforma1ion from Pat Donahue, Assis1an1 Superin1enden1, liuron Valley Schools, December 1990. �Table 29 presents recommended school standards for Brighton Township. These standards have been adapted from nationally recognized school standards and tailored to suit Brighton Township's individual needs. Not all space standards will be achievable due to natural limitations of the site or the ability of land, but where possible, minimum standards should be satisfied. Further, upon evaluation by the appropriate School District, some standards may be modified to meet particular educational goals and policies. TABLE 29 RECOMMENDED SCHOOL STANDARDS BRIGHTON TOWNSHIP• Enrollment Ca12aci!l'. Size Preferred a Site Size (acres) Minimum b Desirable C Site Size Service Radius (miles) (acres) Elementary (K-5) 400-800 9-13 5 .5 Middle School (6-8) 700-1,200 17-22 10 1.5 High School (9-12) 1,000-2,000 30-40 15 2.0 • Adapted by Brandon M. Rogers & Associates, Inc. from standards Education Association, April. 1980. by the National a Based on standards of five acres plus one acre per 100 students in elementary schools and ten acres plus one acre per hundred pupils in middle schools and 20 acres plus one acre per hundred pupils in high schools. b Assures desirable recreation space. c Desirable service radius standards do not apply in areas where students are bused to their respective schools. Three types of standards are presented in Table 29: enrollment size, site size and service radius. Optimum enrollment size indicates the capacity range at which school facilities are believed to operate most efficiently. Facilities which are too large may have a negative effect on the quality of education instruction the students receive, while facilities which have too small a capacity are uneconomical to operate. The school site includes not only the structure itself, but off-street parking and recreation as well. On elementary and middle school sites, only parking for teachers and 110 �supporting staff is provided. At the senior high school, parking also must be considered for students and the public attending school-sponsored activities. Site size standards are thus based upon the provision of space for these above described facilities. Site size requirements are often the hardest to meet where areas surrounding the school site are built-up, and the cost of acquiring propeny for expansion purposes may be prohibitive. Comparing the statistics in Table 28 to the standards outlined in Table 29, it becomes evident that all schools comply with the preferred capacity, size and service radius l , standards. In instances .where this distance is exceeded, students are bussed to their \,,., respective schools. n i; i,.,,; The Brighton Area School District recently passed a $59.8 million bond issue, the largest ever passed in State. In addition to the new Hilton Road Elementary School in Brighton Township, the District plans a new elementary school and bus garage in Green Oak Township. The said bond issue would partially remodel and re-equip existing elementary school facilities, build a new middle school, add to and remodel the Maltby ' - Middle School, Scranton Middle School and Brighton High School, improve the bus maintenance facility, as well as undernTite the new Hilton Road school. The existing Scranton Middle School would be convened to an administration building and community { ' education center when the new middle school is built in 1992-93 (at a site likely in Green Oak Township. The former Miller Elementary School, closed in 1984, was reopened in 1987 as a multi-faceted Kindergarten, pre-school, day-care and adult education/senior citizen facility. The District is in the process of redistricting attendance areas now that the new Hilton Road Elementary School will likely open in August 1991 for the 1991-92 school year. By such redistricting it is expected that all elementary schools will be under the desired 500 pupil enrollment level. f - The Howell Public School District passed a $25,040,000 bond issue in 1990. The former old Birkenstock Elementary School on Grand River Avenue west of Hacker Road, which previously served that part of Brighton Township generally west of Hunter Road, northerly of Hilton Road, has been sold owing to declining enrollments. Township school children now attend the Latson Road Elementary School on Grand River Avenue and Latson Road. Further, the Michigan Avenue Middle School has been closed and the former Howell High School has been convened to be the McPherson Middle SchooL About $3.5 million will be spend in the 1991-92 period to renovate this schooL When a new elementary school is built on the Howell High School site by 1992, the 5th grade will 111 �be moved out of the Middle School and placed in the Latson Road Elementary School and other elementary schools. Redistricting will also occur to relieve overcrowding at the McPherson Middle and other schools and eliminate need for portable classrooms. It is concluded that ample land and facilities for the foreseeable future will then exist for the Howell Public School District. For the Hartland Consolidated School District, future expansion plans, authorized by a $13,475,000 bond issue approved in March 1990, include adding four new classrooms onto the Lakes Elementary School, adding six new classrooms to the Farm Middle School, adding a new 700-900 seat auditorium, an auxiliary gymnasium, an expanded media center, six new classrooms to the Hartland High School, and purchasing land for a new elementary school and possible new middle school in Hartland Township as part of a 200 acre land purchase program. This site has been acquired at corner of Hartland Road and Dunham Road. The Hartland Village School, once a kindergarten facility, will continue to serve as a community education, day care, and latch key center for the District and will be serving that part of District in Brighton Township. Librazy Facilities A high standard of library facilities is important to providing an environment for social and cultural communication and achievement which is increasingly important in a rapidly changing technical and professional world. Because of this, library facilities should rank high on any community facilities program. The purpose of this analysis is to study the present library systems serving Brighton Township by measuring its quality and determining deficiencies to meet future needs. Existing Facilities At present there are no libraries located in Brighton Township. The nearest library available to the Township is located in the City of Brighton at 200 N. Main Street in the City's Civic Center. This facility contains about 20,000 volumes, occupying 2,900 square feet. Additional space and book volume is needed to meet the growing needs of the Brighton Area residents estimated in 1991 as being 25,000 to 30,000 persons. About 42 per cent of library users live in Brighton Township. The Brighton Library is part of the Huron Valley Library System which encompasses 112 . ) �both Livingston and Washtenaw Counties. The Library is open for 49.5 hours per week. Monday through Thursday the Library open during the hours of 9:30 a.m. and 8:00 p.m., and is closed on Friday. It is open on Saturday from 9:30 a.m. to 5:00 p.m. The Library also conducts special programs of interest to the local community. ~ Included is the Story Hour Program geared to preschool children. An infant and mother program directed towards child development is also conducted by the Library. The Library is supported by the City of Brighton's General Fund with some lesser amounts from Genoa Township and Brighton Township, and from State aid and County penal fines. 31 Also nearby and available to all Brighton Township residents is the Cromaine Library, located at 3688 North Hartland Road in Hartland. The Hartland Consolidated School District Boards acts as its operating agent and allocates separately voted millage to the Library which also receives allocation of County penal fines. I This facility is open for 53 hours per week. Monday, Wednesday and Friday it is • ' open during the hours of 10:00 a.m. and 6:00 p.m. Tuesday and Thursday hours are 10:00 a.m. to 9:00 p.m. Saturday hours are between 10:00 a.m. and 5:00 p.m. The Cromaine Library contains approximately 35,000 volumes in a 12,500 square feet building. A 9,400 square foot addition opened in September 1980. The library conducts I • numerous programs of interest including video cassette and audio cassette service, a preschool storytime program, cultural and educational programs for all age groups, and a 200 magazine library. A lot of the Library's service is generated from Brighton Township (26% of service area's population). 32 In addition to the above, library facilities are available to Brighton Township residents through the public school system. Every school in the Hartland Consolidated School District maintains a student library. After school hours are not available. In similar fashion, all schools in the Brighton Area School District have libraries with the Brighton High School library reserving evening hours during the school year. Howell Public Schools similarly have libraries in their elementary, middle and high school buildings. 31 Information from Clara Bohrer, Librarian, Brighton Library, January 1991. 32 Information from Sandra Scherba, Director/Librarian, Cromaine Library. 113 �Library Standards 7 I library standards have been developed by the American library Association which . j provide a basis for determining future library needs within a community. These standards ., indicate number of volumes required, service areas, amount of floor space needed, and I I desirable location criteria. Tables 30 and 31 provide more detailed information in regards to service area and library stock as they relate to population. Data in Table 32 indicate standard libra0 5pace requirements in relation to volume size. General site requirements are perhaps the most important to consider in library planning. Requirements for branch libraries may be cited as follows: Easily accessible Preferably on a major thoroughfare Located in or near a commercial or community center. Ease of parking is advantageous. A minimum of 20 years expansion of service and community growth should be possible. During the next 20 years there is a need for the Brighton library to expand services. With a present service population of upwards of 30,000 population, expected to substantially increase by Year 2010 (e.g., 40,000 - 45,000), there is a need for a library of at least 20,000 square feet and a book volume of at least 60,000 - 70,000. Based upon Act 24, P.A 1989, the concept of "district library" for the geographic area of the Brighton Area School District (See Map 4) is being considered. Under this Act a district library can levy its own taxes and issue voter approved bonds to cover its operating and capital improvement costs. The Howell library operates under this authorization. The Cromaine library, underwritten by a separately voted millage through the Hartland Consolidated School District, needs to be expanded since adult area space is crowded. There may not be sufficient space at the present library site and an alternate site for a branch may be necessary. The library has investigated the feasibility of convening to a district library under Act 24, however such action does not seem worthwhile since the relationship v.1th the School District is satisfactory. Yet if development does not continue to occur in the Hartland Consolidated School District to increase SEY (upon which the Library's one mill levy is based), then financial shortages could occur. 114 - I �TABLE 30 TYPES AND CHARACT'ERISTICS OF LIBRARIES• Area Served ' ' Recommended Population Served Miscellaneous Central Whole City or Municipality No Limit & Varies Should be within a block or two of main business and shopping area and convenient to main traffic and transportation aneries. Branch 1 to 1-1/2 miles 25,000 people Should be accessible. Sub-Branch Detached Areas and Smaller Cities Varies Not usually open every day or housed in a library-owned building. Can be in community buildings or schools or rented quarters. easily • American Library Association TABLE 31 RELATIONSHIP BE1WEEN BOOK VOLUME AND POPULATION SIZE FOR LIBRARY SERVICE• Population of Library Area Minimum Maximum 6,000 10,000 10,000 35,000 35,000 100,000 100,000 200,000 Volumes per Capita 3.00 2.50 2.00 1.75 Up to Volumes 25,000 70,000 175,000 300,000 • American Library Association NOTE: The minimum book stock of any library, as an independent unit, should be 6,000 volumes regardless of population served. 115 �TABLE 32 MINIMUM STANDARD LIBRARY SPACE REQUIREMENTS* Amount Floor Space (sq_. ft.) 5,000 + 1 sq. ft. for every 10 volumes over 5,000 Reader Space (sq_. ft.) 3 seats per 1,000 population@ 30 sq. ft. per seat Staff Work Space Csq. ft.) Estimated Additional Space (sq.ft.) Total Floor Space (sq_. ft.) 1,500 sq. ft. + 150 sq. ft. for each full-time staff member over 13 5,250 15,000 minimum • American Library Association Governmental Administrative Offices Community growth brings with it the need to increase the level of public sen,ices and consequently public employment. _A corresponding increase in employment \\!ill be necessary to administer the conduct of the typical municipal office. Analysis of future requirements is necessary to insure uninterrupted continuance of required public administrative services to meet increased demand for effective and efficient government. Existing Conditions Government administrative offices of Brighton Township are located in the Township Hall on Buno Road, north of Spencer Road. Located in this building are the offices of the Supervisor, Assessor, Treasurer, Clerk, Building Inspector and general office secretary. Public meeting rooms are also available at this site. There are approximately 5,520 square feet of floor space in this facility with a staff of 14 full-time and four part-time employees. 33 The Township Hall was built in 1985 to replace old facilities to the east at Buno Road, west of Pleasant Valley Road. The facility will need to be expanded to meet increasing service needs. 33 Information from Carla Chapman, Township Clerk, January 1991. Includes Township Supervisor, Township Oerk and Township Treasurer. One temporary secretarial position is classified as a full-time job. 116 �Standards The determination of standards for administrative offices depends a great deal on the particular community. Elements to consider include the structural adequacy and space requirements. Although it may be easy to see that the existing accommodation is overcrowded and/or structurally deficient to warrant replacement, it is more difficult to anticipate space requirements for the next 20 years as this involves projecting future positions and the space needs of personnel, equipment and storage. Other criteria to consider are future activities and functions to be housed by administrative offices. Ample area for new departments and agencies or simply for expansion must be provided. As a new building may have to serve for many years, space needs should not be underestimated. . Beyond the considerations discussed above, a general principle of administrative ; office planning may be outlined. In areas of small population or low density, all offices should be located proximate to each other centrally located and easily reached by the residents of the community. Local governmental offices should be accessible to the people who use them. Locating different departments at varied locations in the Township would prove inconvenient to those who need different services. In addition, municipal departments also require proximity among themselves, as the function of one may be in part dependent upon the work of another. Analysis of the operations of governmental agencies show that certain agencies have frequent contact, and administrative costs can be r, significantly lowered and efficiency increased when offices are close together. Recommendation As the population of the Township increases, so will the level and range of public services required. It will be necessary to increase the municipal office space of the Township. On a long range basis, space within the present Brighton Township facility will not be sufficient nor functionally adequate. As noted above, of primary importance to government administrative office planning is general accessibility to the public. In a community the size projected for Brighton Township with a population that is widely distributed throughout. it is desirable to group administrative functions in one area, commonly called a civic or community center development. Some of the benefits of a community center have already been mentioned. The grouping of public buildings is convenient to both governmental agencies and the 117 �Standards The determination of standards for administrative offices depends a great deal on the particular community. Elements to consider include the structural adequacy and space requirements. Although it may be easy to see that the existing accommodation is overcrowded and/or structurally deficient to warrant replacement, it is more difficult to anticipate space requirements for the next 20 years as this involves projecting future positions and the space needs of personnel, equipment and storage. Other criteria to consider are future activities and functions to be housed by administrative offices. Ample area for new departments and agencies or simply for expansion must be provided. As a new building may have to serve for many years, space needs should not be underestimated. ...' . ( I • , Beyond the considerations discussed above, a general principle of administrative office planning may be outlined. In areas of small population or low density, all offices should be located proximate to each other centrally located and easily reached by the residents of the community. Local governmental offices should be accessible to the people who use them. Locating different departments at varied locations in the Township would prove inconvenient to those who need different services. In addition, municipal departments also require proximity among themselves, as the function of one may be in part dependent upon the work of another. Analysis of the operations of governmental agencies show that certain agencies have frequent contact, and administrative costs can be (. significantly lowered and efficiency increased when offices are close together. I., Recommendation As the population of the Township increases, so will the level and range of public services required. It will be necessary to increase the municipal office space of the Township. On a long range basis, space within the present Brighton Township facility will not be sufficient nor functionally adequate. As noted above, of primary importance to government administrative office planning is general accessibility to the public. In a community the size projected for Brighton Township with a population that is widely distributed throughout, it is desirable to group administrative functions in one area, commonly called a civic or community center development. Some of the benefits of a community center have already been mentioned. The grouping of public buildings is convenient to both governmental agencies and the 117 �public in conducting business that r~quires visits to various departments. Development of this type also makes it possible to use joint parking facilities, janitorial services, and reference library facilities. The location of the existing municipal offices is shown on Map 3 on Buno Road, northerly of Spencer Road. Community centers are typically located on the fringe of more intensive development to take advantage of lower land values and also to prevent the interruption of any possible future business expansion. Its location should also be situated along a major thoroughfare and near the center of anticipated residential development. The existing location of the Township Offices complies with these requirements. Important decisions will have to be made about the size, shape and arrangement of buildings and their relationship in terms of circulation and appearance over the long term. The present site perm.its expansion on an accessible, visible site suitable over the next 20 years. Police Protection Police protection and law enforcement is a vital service that government must provide. As recorded in the Brighton Township Community Survey, 62 percent of the respondents agreed strongly or agreed somewhat that there were no police protection problems in the Township which would warrant expanded police services.34 The need for police protection arises from the number of crimes committed and reported. citizen relations with the department, and department relations with other aspects of community government. It is of great importance that adequate police protection be available in a community, especially if that community has valuable residential neighborhoods and industrial and commercial establishments requiring protection, and highways carrying high volumes of traffic that must be patrolled. Existing Conditions Brighton Township presently relies upon the services of the Michigan State Police, with a branch headquarters on east side of Old U.S. 23 between Spencer Road and I-96. During times of emergency they promptly respond. Contracted services v.ith the Livingston County Sheriffs Patrol ended in 1984 at which ti.me annual cost was $35,000, with a 34 Brighton Township Community Survey, op. cit., Question 29. 118 �weekend service option for an additional $30,000/year. However, while the County Sheriffs Patrols are not under contract for added services, the Sheriff's Patrol provides surveillance o County Roads. The concept of establishing a Township police department has been deferred owing to high cost. Standards Since no two communities are alike, specific standards for police equipment and facilities are not available. Because of the high number of variables that affect a police department (e.g., crime rates, department work load, relationship to county and state law enforcement bodies, type of areas to be patrolled), only broad outlines can be discussed. These standards are presented in Table 33. I \ - Generally, contact with the public is of secondary importance to police facility location. The location of stations is primarily determined by the characteristics of the area to be serviced and by the speed and efficiency of moving personnel and equipment into the service areas. Service areas in commercial areas and close-in densely populated areas are usually small and patrolled on a beat system whereas outlying districts comparable to Brighton Township are larger and covered by patrol cruisers. As noted in Table 33, the location should also be convenient to major streets in an area unbroken by natural or manmade barriers. TABLE 33 GENERAL POLICE FACILITY LOCATION STA.""IDARDS• I• \. 1. Should be near the geographic center of the service area near concentrations of commercial and industrial land uses. 2. Location should be convenient to major streets in an area unbroken by impassable barriers as freeways, railroads or rivers. 3. In smaller areas of population, facility should occupy one section of the municipal building or civic center. 4. Preferable to have police facility in separate building to insure that police business does not interfere with other government operations. 5. If facility is to be located within municipal building with other departments, location must be separate from other departments so public may have access to other depanments without passing through the police area. • Adapted from William I. Goodman and Eric C. Freund, Principles and Practice of Urban Plannin~. International City Managers Association, Fourth Edition, 1968. 119 �Police Protection Recommendation Brighton Township presently does not maintain an independent law enforcement department. By the Year 2010, due to the expected influence of high value residential, commercial and industrial development and concomitant population of about 24,000 persons, the Township might consider establishing a 24-hour on-line police depanment of its own. No set standards exists for the number of police employees required for adequate service and protection. However, recent U.S. Department of Justice figures indicate that communities containing a population of 10,000 -24,999 persons located in the East-North Central United States employ an average of 1.8 police employees per 1,000 population. 35 In the interim, the Township should attempt to increase the level of service provided by the State Police. Fire Protection The protection of life and propeny through the provision of a fire protection agency is a necessary municipal responsibility with the quality and sophistication of the agency being directly related to its facilities, fire fighting equipment and personnel training. In addition, the fire protection agency cannot be expected to accomplish its task unless it has the capacity to fight fires of more than minimal duration. Since fire protection facilities are major capital improvements, they should be carefully planned and located. Adequate coverage of every area of the Township is required as is quick response time to calls. The number and location of fire stations required in a community depends upon several factors including: the size and layout of the community, type and density of development in the community, age and condition of housing, type of building materials common to the community and the topography of the community among others. Natural and man-made barriers must also be considered. The overall quality of the fire department is rated on the adequacy of all the aforementioned fire fighting characteristics. This rating is transposed into insurance rates ( on a scale of 1 to 10) by various insuring agencies. A municipality with a low rating (high quality of fire protection services) will benefit its propeny owners with lower insurance costs U.S. Depanment of Justice, FBI Uniform Crime Repons, Crime in the United States. 1978, U.S. Government Printing Office, Washington, D.C. 1978, Table 55, pg. 232. Employment figure includes both clerical and professional positions. 35 120 �-~ . while a municipality with a high rating (low quality of fire protection services) will be adversely affected in this regard. At present, according to the Insurance Services Office, ,.. Brighton Township is rated 8, 9 and 10. The 10 rating indicates when a fire station is -. located more than 5 miles from any location. The 9 rating denotes when the location is 5 miles or less plus when a fire hydrant (on an approved water system) is within 1,000 feet. In the absence of a regional approach to fire protection services, each municipality must have the manpower and equipment to adequately afford protection to its residents and businesses from loss of life and property. To insure such protection, it is recommended that each community should have the ability to handle two fires simultaneously. r~ l '., Responses to the 1989 Township Community Survey reflected that about 61 percent of respondents agreed strongly or agreed somewhat that there are no fire protection problems in the Township which would warrant expanded services. 36 ; I ' Existin~ Conditions Prior to 1973, the Township of Brighton contracted for fire fighting services with the City of Brighton. Since that time, the Township has maintained an on-call volunteer fire fighting force. l ' The volunteer force consists of 42-49 people as of December 1990. As required by I ' the State of Michigan Fire Fighting Training Council, each member of the volunteer force has successfully completed 66 hours of course work in fire fighting. Additional training is I• provided through attendance in various training seminars. There are currently two fire stations which serve Brighton Township. They include the North Station located at Hyne Road and Old U.S. 23 and the South Station found at Webber Road near Old U.S. 23. The fire fighting equipment located at each is described in Table 34. The location of each station is shown on Map 3 following Page 79. The fire responsibility area for the North Station is primarily that area north of ' ;, Hilton Road as extended, whereas the South Station's area of coverage is considered to be '" _.: south of Hilton Road. Each station will, however, broaden their service area upon special circumstance. It should be recognized that the South Station is responsible for the Township's commercial core and is also responsible for the 1-96/U.S. 23 cloverleaf. Efforts to maintain the South Station at or near its present location is therefore of utmost 36 Brighton Township Community Survey, QJ!..G, Question 30. 121 �importance. Mutual aid pacts exist with the City of Brighton, Green Oak Township and Hartland _I Township. Fire Station While standards exist which indicate the desirable number of stations required, equipment and personnel needs, and optimum service areas, fire station needs should also be determined in relation to the layout of the Township, the location of various land uses, and the street system. The better the street system, the faster the fire equipment can reach its destination, and thus, the larger the area the station can serve. The standards in Table 35 indicate generally recommended service radii for various districts. Those districts with higher value uses such as commercial and industrial should be within 3/4 to 1-1/2 miles from a fire station, while residential uses may be from 1 to 4 miles from a station, depending upon the intensity of development. Fire Protection Recommendations It is anticipated that the existing fire station located at Hyne Road at Old U.S. 23 will be adequate to serve the Year 2010 population and businesses in the north and west central areas of the Township. Expansion and renovation of this station is being considered by the Township, with its replacement anticipated as the north part of the Tov.nship develops further. The South Station. intended to predominately serve those single-family residential areas south of Hilton Road and be readily accessible to higher density multiplefamily, commercial and industrial uses found proximate to Spencer Road and Old U.S. 23 and south of the I-96 Freeway, should also be continued. However, with additional high value district -development scheduled to continue in this area (i.e., office and multiplefamily areas designated on the Township's Land Use Plan proximate to Old U.S. 23 and Grand River Avenue), additional equipment may be necessary to insure sufficient coverage. Such is planned in 1992-1993 by the anticipated addition of a new 55 foot telesquirt truck and a combination rescue/grass rig. 37 One new 2-bay station is proposed to be constructed and equipped in the east area of the Township at northwest corner of Pleasant Valley Road and Buno Road. This facility 37 Information from Roger Young, Deputy Fire Chief, January 1991. 122 �TABLE 34 FIRE FIGIITING EQUIPMENT BRIGIITON TOWNSHIP* Station North I.' \ (, r~ i ! ' ', South Quantity Description Year 1 1,250 gallon/minute pumper with 1,500 gallon tank 1991 1 350/gallon minute pumper with 1,250 gallon tank 1975 1 Rescue rig 1985 1 Four wheel drive grass fire fighting unit 1979 1 1,250 gallon/minute pumper with 1,500 gallon tank 1991 1 350 gallon/minute pumper with 1,250 gallon tank 1979 1 Four wheel drive grass fire fighting unit 1962 i - • Interview with Roger Young, Deputy Fire Chief, January 1991. TABLE 35 FIRE COMPANY DISTRIBUTION STANDARDS• ,- i -. \ District and Required Fire Flow Optimum Service Radius in Miles from Engine, Hose or Engine-Ladder Companv High-Value District (Commercial, Industrial Institutional) 3/4 - 1-1/2 Residential District: Where there are buildings in the district three or more stories in height, including tenement houses, apartments or hotels. 1-1/2 ' - Same as above, but where the life hazard is above normal. 1 For buildings having an average separation of less than 100 feet. 2 For buildings having an average separation 100 feet or more. 4 • American Insurance Association, Fire Department Standards Distribution of Companies and Response to Alarms, Special Interest Bulletin No. 315, January, 1963. U3 • .J �is intended to serve those single-family residential areas east of U.S. 23, south of Newman Road and be readily accessible to more intensive development proximate Grand River Avenue. Toe location is shown on Map 5 (following Page 137). Such a location would conform to the recommended standards stated above. Equipment expected to be housed in this facility will be a 750 gallon/minute pumper with a 750 gallon tank, and a combination rescue/grass rig. Recreation Facilities Recreation facilities are one of a municipality's most utilized yet often unrecognized resources. Toe trend of more leisure time and rising incomes has generally created a greater demand for recreation facilities. Toe demand for recreation space varies between units of government. Generally, it is accepted that the demand for recreation space in urban areas is greater than that for rural, because more of the total land area in an urban setting is developed. Thus, they often have the least capacity for such facilities. In suburban areas, such as Brighton Township, the demand for recreation at both the neighborhood and community level may be less. This is essentially due to the low density and undeveloped characteristic of the Township. In the 1989 Township Community Survey predominant strong interest was expressed for having nature trails, bridle trails and bikeways (43 percent of all responses), and for parks and picnic areas (37 percent of all responses). 38 As Brighton Township continues to develop, the recreation needs of the Township will become more important. Development pressures will remove more and more land from the inventory of undeveloped acreage the Township presently maintains. Thus, the amount of land which could be utilized in meeting future recreation needs will diminish. Ultimately, to adequately address the future recreation needs of the Township requires that local officials develop a continuing program for meeting both present and anticipated recreation claims. It is the purpose of this section to survey the present recreational facilities the Township presently enjoys and suggest general recommendations on meeting future needs. 38 Brighton Township Community Survey, op. cit., Question 33. 124 �Inventmy and Analysis j l Brighton Township is unique in that it is proximate to a vast array of recreational lands and opportunities. Of particular importance are the regional parklands. The residents of Brighton Township find their recreational needs satisfied much more readily than residents of other municipalities due to their close proximity to thes~ facilities. Also many recreation and leisure time activities are often part of a homeowner's own property and there is little need to seek other areas. This is particularly true of the owners of lake property. The recreation facilities accessible to Brighton Township are next described. Re~onal Recreation Facilities - Regional recreation facilities afford residents of Brighton Township numerous recreational opportunities. ,-, I • Within the seven county SEMCOG region (i.e., Wayne, Oakland, Macomb, Washtenaw, Livingston, St. Clair and I ( Monroe Counties), there are over 50 regional recreation facilities containing over 80,000 fi acres divided among County, State and Huron-Clinton Metropolitan Park Authority ( J r .• :' I. J (HCMA) properties. (See Map 4) Of particular importance to Brighton Township is Kensington Metropolitan Park whic? occupies approximately 340 acres of Township land in the extreme southeastern section of the Township and extends easterly into Milford Charter Township. This HCMA park is accessible to Township residents and is anticipated to continue to function as a primary recreation activity center for Township residents in '' years ahead. The HCMA headquarters are located in this area of the Township at 196 /Kensington Road interchange. Commensurate with providing areas of recreational land is a need to provide in ! . those lands recreational activities desired by those seeking recreational opportunities -whether providing additional snowmobile trails in the Island Lake State Recreation Area or extra ball diamonds at Kensington Metropolitan Park. In this manner, the needs of the sportsperson will be met while assuring utilization of the parks themselves. A variety of recreational activities and facilities should be provided since each age group has its own special interests. The provision of recreational activities should also be based upon the anticipated demand or desire for certain types of activities. Inasmuch as most recreational ,__ , activities are undertaken during the summer months, it becomes important to plan for those activities which are anticipated to grow the fastest during the summer season to adequately meet future demand. As denoted in the Community Survey, there is a significant interest in development of nature trails bridle trails and bikeways. Thus, any further planning of 125 �recreation resources should include these items as well. In addition, Brighton Township is central to general boat launching ramps. Data in Table 36 that there are several such facilities available to Brighton Township residents within easy driving time. The magnificent recreation park facilities proximate to Township residents are depicted on Map 5. Township Parks - Second to the recreational benefits obtained through regional parks, are those provided at the local level. Table 37 indicates the different types of desirable recreational facilities and for whom they are intended which are typically provided at the local level. Included are playgrounds, playfields and community park. Playground facilities are presently provided at school sites by both the Brighton Area School District and the Hartland Consolidated School District for public use within the Township. Playgrounds exist at Spencer Elementary School, Lakes Elementary School and the new Hilton Road Elementary School (pending). However, it must be recognized that those persons residing in that area west of U.S. 23 and south of Spencer Road could utilize the playground existing at Miller Elementary School located in the vicinity of Spencer Road and Grand River Avenue in the City of Brighton. In addition, additional open space exists at Lakes Elementary, Spencer Elementary and the new Hilton Road Elementary areas. Continued effort by Brighton Township officials is important in securing easily accessible playground areas for the "under 12" age group. One such tool available to Brighton Township in acquiring recreation areas is through dedication of open space requirements as part of the Township's Subdivision Regulation Ordinance. Currently, this Ordinance through Section 403 (Subdivision Open Space Plan) provides an optional method of subdividing property to encourage the provision of open space and development of recreation facilities. Promotion of this technique to prospective developers of large subdivisions could result in a more desirable and efficient use of land and added recreational space to the Township's land use inventory. Further, under the new cluster housing option in the Zoning Ordinance, adopted in 1990, there is an opportunity to reserve open space for local residents' use. Playfield area within the Township is located adjacent to the Farms Middle School site and includes four ball diamonds and an open field area of over 20 acres. The Spencer Elementary School site also contains approximately 10 acres of land area which may be included under this category inasmuch the site presently contains a lighted ball diamond utilized by summer softball leagues. Ball diamond facilities are also found behind the U6 �TABLE 36 BOAT LAUNCHING RAMPS VICINITY OF BRIGHTON TOWNSHIP* YES 24 1,2,4,6 321 RO 2N SE 10 NO 18 1,4 252 RO 2N SE 22 YES YES 30 1,2,4,6 290 RO 2N SE 19 YES YES 50 1,2,4,6 sn RO 1N SE 32 4 NO 20 12 WO 1N 4E 9 M 12 2 YES 20 5 119 S? 1N SE 3 3 mi Not Lakeland M 12 2 YES 10 5 56 SP 1N SE 3 4 mi NE ol Pinckney M 12 3 NO 10 5 29 SP 1N SE 6 47-10 Chilson Pond (Brighton R.A.) 4 mi Nol Lakeland M 12 3 NO 2 5 100 F SP 2N SE 33 47•11 Hiland Lake (Pinckney R.A.) Hell M 12 3 NO 8 5 123 F SP 1N 4E 32 47-12 Goaling Lake (Pinckney R.A.) Hell M 12 3 NO 8 5 12 SP 1N 4E 32 LIVINGSTON COUNTY SIie No. ......,_ SHe Na,M & 9ocly of Water ol SIie r • i State .._ ,.._, Cew1ny ~-c.- 47•1 Lak• Ch•mun; 4 m, NW of Brighton L 12 47•2 EHi Crook•d Lak• 6 mi N of Lolkeland M 12 (ill 47.3 Woodland Lak• 1 mi Not Brighton L 12 47-4 Whltmor• L.ak• 3 mo SE or Hamburg M 12 2 47-6 Duck Lake (Gregory S.G.A.) 3 m, N of Hell M 12 47.7 Bishop Lake Campground (Brighton RA) 3mi N of Lakeland 47-8 Appleton Lake (Brighton R.A.) 47.9 Chenango Lake (Brighton RA) ~ YES 3 Sit~ '1Wlec• '81'1Uftf 1'ulN ...... Wet- w.,.,.. en• Co""°' a Ad,nl". ..... ._._ WASHTENAW COUNTY 81-1 Bruin Lake (PineM*Y R.A.) 1 mi SEol Unadilla M 12 2 YES 8 5 145 SP 1S 3E 2 81-2 Half-Moon Lak• (Pinckney R.A.; 1 mi Sol Hell M 12 2 YES 3,4 5 244 SP 1S 4E 6 81-3 Sugarloaf Lake (Waterloo R.A.) 1 mi SEol Waterloo M 12 2 YES 6 5 205 SP 1S 3E 31 Ford Lake 1 mi SEol Ypsilanti M 12 YES 50 6 1,050 JYRO 3S 7E 23 1 miSWof Unadilla M 12 2 NO 14 5 180 SP 1S 3E 3 YES 10 5 200 SP lS ,e 18 YES 57 6 261 CITY 2S 6E «6 SP 1S 3E 10 (ffl 81-" Joann L•k• (Pinckney R,,A 81-6 North Lake (Pinckney R.A.) 3 m, Sol Hell M 12 2 81·8 Gedde• Pond Huron Rover 3mi Eof Ann Arllor M 12 2 81·9 South Lake (PiMCM*Y RA) 2mi Sol Unadilla M 12 2 YES ' 5 193 2 mi SE ol Waterlco M 12 2 YES e 5 113 SP 2S 3E 6 1S 3E 29 i 81-10 Crooked Lake (Waterloo R.A.) 81-11 I ' , ..... , F 81·5 !- 1 I• YES Wlnnewenna lmpoundment 2 mi Eof Waterloo (Waterloo R.A.) YES B M 12 3 NO 15 5 500 SP s 24 SP 1S 4E 8 203 co 1S SE 11&12 SP 2S 3E 5 81-12 Plckaraf L:ake (Pinckney R.A.) 2 mi SEol Hell M 12 4 NO 12 81-13 Independence Lake 3miSWof Whitmore I.aka M 12 2 YES 10 81-14 Mill Lake (Waterloo R.A.) 3 mi Wot Chelsea M 12 3 YES 12 5 142 81-15 Cedar Lake (Waterloo R.A.) 3MIWof Chelsea M 12 2 NO 8 5 76 SP 2S 3E 9 81-16 Green Lake (Waterloo R.A.) 3 m, E of Waterloo M 12 3 NO 10 5 95 SP 1S 3E 27 81-17 Coyle Lake (Waterloo R.A.J 3 mlWof Chelsea M 12 4 NO 6 5 18 SP 2S 3E 9 81-19 Four MIi• Lake (Chelsea S.G.A.J 2 mi E of Chelsea M 12 3 NO 15 256 WO 2S 4E ' YES 25 RD 1S 4E 81-20 Portage Lake 4 mi SE of M 12 YES 2,4 ,6 644 F F Pinckney • Adopted from Michigan Boat Launching DirectOQ'., 1989-90. Michigan Department of Natural Resources. Footnotes and coding on Page 129. U7 �TABLE 36 (cont.) OAKLAND COUNTY ••• .... [El 63-1 Sn• N-Wfte, loilyOf ...., ..... L-llon St.te Map "-'tp Caut,Ny c-,. !tier Coot,ainete Tolloto,_ - - --- ·-· .... ..... F """· -14 RO 2N RO 2N F RO 3N 8E 13 F RO 2N aE 22 RO 3N 7E 13 RO 4N 10E 2 RO 4N 8E 28 144 RO 2N ae 6 90 RO 3N 9E Orchard Lake Orchard Lake L 13 YES YES 64 1,2,4,6 788 63-2 Union Lake Union Lake L 13 YES YES 32 1,2,4,6 445 6~ TacklH Drive Pontiac Lake 3 mi Nor Union Lake L 13 YES 20 1,4 640 63-5 Wolverine Lake 2 mi Nor Walled Lal<e L13 NO 15 1,4 241 ~ White Lake 3 mi NE or Highland L 13 YES YES 14 1,2,4,6 540 YES YES 34 1,2,4,6 soe YES 15 1,4 200 YES 15 1.2.4,6 NO 8 4 Croft 9E 8E 63-7 Lake Orlon Lal<e Orion L 13 SH Big Lake 2mlSEol Davisburg L 13 63-9 Long Lake 1 mi Wot Union Lal<e L 13 63-11 Crescent Lake 2mi s or Drayton Plains L13 63-12 Loon Lake Drayton Plains L 13 YES YES 10 1,2,4,6 234 0 RO 3N 9E 11 63-13 Squaw Lake 2 mi Wot Oxford L 13 YES YES 45 1,4 133 F RO SN 10E 29 F RO SN 11E 27 RO 3N 9E 7 AO 3N 8E 27 RO 4N 7E 30 63-14 Lakeville Lake 3 YES 3 F 21 Lakeville L 13 YES YES 29 1,2,4,6 460 3miWor Drayton Plains L 13 YES YES 18 1,2,4,6 419 63-17 c.dar Island Lake 7mi Eol Highland L 13 NO 6 1,4 134 63-18 Tlpalco Lake 4miWof Rose Center L 12 YES 15 1,2,4,6 301 63-20 Dodge Bros. Slate Pane 4 mi Eof L 13 YES 50 s 1.280 F SP 2N 9E 3 YES 80 5 640 F SP 3N 9E 18 (E] 63-16 Maceday Lake YES F No.4 Cass Lal<• Union Lal<e Pontiac Lake 4mi Nor Union Lal<e L 13 63-22 Alderman Lake (Highland A.A.) 2 mi NEol Highland L 12 4 YES 15 s 40 SP 3N 7E 23 63-23 Moore Lake (Highland A.A.) 1 m, Sor Highland L 12 4 NO ,o 5 92 SP 3N 7E 34 63-24 Lower Pettibone Lake (Highland A.A.) 1 m, Sol Highland L 12 3 NO 15 s 89 SP 3N 7E 34 63-25 Tffple Lake (Highland A.A.) 3 mi Eol Highland L13 3 NO 30 s 49 SP 3N 8E 30 63-26 Middle Straight.a Lake 3miWol Orchard Lake L 13 3 YES 10 6 171 TWP 2N 9E 18 63-27 Proud Lake (Proud Lake A.A.) 4 mi SE or Milford L13 YES 25 s 104 SP 2N 8E 20 63-28 Heron Lake (Holly A.A.) Sm, Eal Holly L13 YES 48 s 132 SP SN 8E 28 63-29 Crotch• Lake (Holly A.A.) 2 mi NE or Hoity L 12 3 YES 10 s 14 SP SN iE 23 63-30 Crystal Lake (Holly A.A.) 2mi Eof Holly L 12 3 YES 10 s 12 SP SN 7E 25 63-31 3 ml NEol Hoity L 12 4 NO 10 5 16 SP SN 7E 14 63-32 WIidwood-Vaiiey Lakes (Holly A.A.) 6 m, E or Holly L 13 2 YES 20 s 84 SP SN 8E 28 63-33 Graham LakH, South (Bald Mountain A.A.) 63-34 Trout Lake (Bald Mountain A.A.) 2 m, E of Lal<• Onon 3 mi Sor we Orion L 13 4 NO 25 5 18 SP 4N 11E s 16 s 3 F SP 4N 10E 24 63-35 Big Seven Lake (Seven Lakas SP) 3 mi NW or Hoity L 12 YES 12 5 170 F SP SN 7E 30 63-36 Dlcklnaon LM• (Seven LakN SP) 2 mi NWol Holly L 12 NO 20 5 44 F SP 5N 7E 29 63-21 (Pon~ac Lake A.A.) Holdredge Lake (Holly A.A,) YES L 13 F A F 128 �TABLE 36 (cont.) WAYNE COUNTY 82-1 Reid Memorlal Ramp Oelroit River Oetroil M 14 82-2 Huron River Mouth (Lake Erie Accoss) (Pt. Mouille S.G.A.) Belleville Lake 4 mi Sor Gibraltar N 13 1 mi NE or Belleville 82 Ecorse Munrcrpal Ramp Detroit -River Ecorse 82-5 Wyandotte Municipal Ramp Wyandotte Oetroil River 82-9 Ellubeth Perk Oetroil River 82-3 • (E] 82-7 ,-,, I \ i_. 82-8 , mi Sor Trenton Hamson Ave Riverfront Parl< Trenton Detroit River Riverside Park Detroil River Detroit Ambassador Brid;e NIA F CITY 2S 13E 6 N/A B WO 5S 10E 25 2,4,6 1,270 F RO 3S 8E 22 so 6 NIA F CITY 3S 11E 16 YES 59 6 NIA F CITY 3S 11E 20 YES YES 215 6 NIA F co 4S 11E 19 N 13 YES YES 34 6 NIA F CITY 4S 11E 18 M 13 YES YES 125 6 NIA F CITY YES YES 252 YES YES 60 M 13 YES YES 120 M 13 YES YES M 13 YES N 13 2 6 ' ,..... Using This Directory I, l l. This boal launching direc:tory is cosigned 10 aid usors or lrailarabie bo.lls. car-lop bo.lls, and c:anoos in locallng pJ.lcos 10 iaundl lhoir crall. ii lisls information conceming each launch ramp and rolalod raciUlies. such as parking, loilols, ale. II shoukl bo usod w,lh a Michigan ollicial transpor• tation map Gnd/or county maps as a guido. This directory inc:tudu boal launching lacililios oporatod by the Oepartmont ol Nalwal Rosourcos and thoso oporatocJ by counlio:, cilia: and olhor govommonta.l .igoncios which woro bulll with assistanco lrom lho Oepartmonl or Natur.if Rcsourcos. Not .ill 01 Michigan's boat launching racililies ara listed in lhe dlroctory. For example, many ol Iha boat ramps available within Nauonal Forests and al counly and city parl<s are nol lislod. Also commercial boal landings operated as businesses on private property are nol - listed. ..... • Stato Map lndox-Usod to loc.te Iha gonor.if vicinity of Iha silo on a Michigan official transportation map. Refers 10 index along the edgos of tho Slalo map. Ramp Cod-This number tella what 1ypo ol launching ramp tho :ilo usor can oxpocl lo linll al tho acco:: silo. It should bo nolod 1"'11 shoaling or obslructions may bo prosenl at any loc.l· tion. and boators should carefully evaluate ail waler depths before :aunching. The numbers mean: 1. A hatd-aurfaced ramp with sufficiont wale, deplh 10 acconvnodate roost trailerableboela. 2. A llanHurfacod ramp, in aroas of limited watw deplh, where launching and relri9ving of largosl boals may be dillicull. 3. A gravel-eur1aced ramp. 4. A ~ launching aroa. Sita Explanation of Column Headings l.., miles In a straight Uno, and dlreclion 10 lhe site lrom the noarost town. In some cases, you will hava to ask directions from the local townspeople 10 find lhe silo, or refor to counly maps available rrom Iha Oepartmenl of Nawral Resources. Also. wateh for Department of Natural R• sources signs indicaiing the direction and disWlc:e 10 an access site. ONR SIio No.-When contacting lhe Oapartmont ill>Out any ol Iha faciUiios hstod in this directory, ploaso make relorenco lo both lho s,te namo and ONA Sito Number. The symbol [E] In lronl ol s1Ie number dosignatas a barner-rroe rac11iIy. Site Name and Body of WaterSilos arc usually namod allor the lako or body ol water they ser,,o. In some c::isos, !hoy are named in honor of parsons contnbullng to tho recreational boaling program or physical iandmar ks, in wrllch case tho namo of lhc wator 1s tll.:;o g1von. n the ramp is located W1lh1n a Slalo Park (SP), Slato RccroaI10n Aroa (RA), SL.Ito Garno Aroa (SGA), or Wi1411lo A/ea (WA), tho name ol lhal unit ia alSo gtv,an. l.ocaliol>-lndicaloa the numbor of does not have an improvod ramp and is suila.ble for launching car-lop boats and ~ only. Courtesy Pier-An elavalod walk or platform (catwalk) for loading and unloading passengers. etc.. at lhe boat launc/llng ramp. Parking-This is tho number of at lho accoss s,to. Some boat ramps in Slate Parks and Slate Forest Campground$ are lor tho uso ol carnpors only and no park· ing is availablo lor non-<:amp!rlg boaters. panung placos available SIio Rul-To prevent ffllSuse or boat launching faciliU1s, it has boon necessary to make and enlorce rules to insww that faci~ties are usod ror lheir intended purposo. Tho coae lot lheso rules is as lollows: 2. Feo charged for use of a pubfte 3. 4. 5. 6. access site administered by Recrea• lion Division. Camping allowed. Sile closed to all swimming, wading and balhing. Stale Parl< ndes apply. A Slate Park entrance permit Is required. Special rules apply, suc:11 as spedal Closing hours, rules against consumption of alcoholic beverages, or others. Also, lhis dosignation is usod whoro lhe silo rulos aro established by an agency other than the Department of Natural Resources. Water Acres-This is the size of the lake in acres of surface area al the inland lake or lmpoundmenl NIA means not applicable and indicates siles on Great Lakes. rivers and streams. A lake lhal is round and 1/2 milo across is approximately 125 acres in sizo. Local Waterc:rall Controls-In addition to the general boating regulauons of Michigan. ii hu been necessary to make rulN 10 control certain boating activities on some bodin of water. The who has responsibilily for mainlaming and operating the boat launching s1Ie. Inquiries shoUld be directed to the appropriale administering unit listed below. RD - Recrealion Oivis,on Oepanment ol Natural Resources P.O. Box 30028 Lansing, Ml 40909 517-373-9900 SP - Patks Division Oepat1mont of Natural Resources P.O. Box 30028 Lansing. t.11 40909 517-373-1270 si= - Forest Management Division Oepar1ment or Natural Rosources P.O. Box 30020 Lansing, t.11 ~8909 517-373-1275 WO - Wildlife Division 08l)artment of Nalural Resources P.O. Box 30028 Lansing, Ml 48909 517-373-1263 l• Ue, eode means: A. Motor boats prohibited. B. Unlawful for Iha operator of a vessel to exceed a slow, no-wake speed. Higt,.speed boating and water skiing prohibiled. D. Higt-..speed boaling and water skiing pennitlod 11 :00 a.m. 10 7:30 p.m. only, Eastem Daylight Savings Time. E. Waler skiing pennitted 11 :00 a.m. to 7:30 p.m. only, Eastern D,iylighl Savings Time. F. Local watercrall controls other than those listed above. or controls listed abOVe apply only to a part of the body of water. For CUIT8fll and more complele information on Locaf Walerc:rall Controls, conlacl Law Enforcement Division, Oepanment of Natural Resources, P.O. Box 30020, Lansing. Ml 48909, or the Counly Shenff of the County in whic:h lhe iako is loc.llod. C. AdmlnlslrDtor-This column 1ndic:a1es VILLAGE CITY "TWP. COUNTY ] Operated by the respective local unit of govemment Town. Rango. Section-This provides a useful method lor localing a boat launching facilily on a county map, County maps are available from Iha Oepar1ment of Natural Resources, lnronnation Services Center, at 517373-1220. Most of the listed boating facilities are Indicated by a symbol on ONA county maps. Lake maps for many of Michigan's inland lakes can be purchased lrom Michigan Urnled Conservalion Club, Bureau al t.laps, P.O. Box 30235, Lansing, Michigan 48909. They also sell U.S. Navigalion Charts for lhe Great Lakes and adjac:enl waIerwaY5 and counly maps. (Thoso ~ Ate Subjecl to Change) 1. Sil• cloMd 11 :00 p.m. to 4:00 a.m. 129 �~ / .... , ·@ ~' ,, -- ' ~ •; ·@· ~ N : ,J ~I ~ ,.. •' .' -'l -.~ . ~ -- ... --~- ~-Cl,-.•.) ~ ·' . .· . , • ~ f • -;) - -:- •, ----h.:,, ,.s-: ,,- - r - . :ii ·1 • : • I ·1 ··•·i -i-- I • I •· /) !:~~-~- -·-.,-.. ·.... I --~ I 4:" ,, { _ , . · ;· ~ ! o, .r .....:.~_ ..., l':-•s i @] ·! -~. -- ,. • " ''" 'll t -·a;- ,,.. .\ i ·.: ~..: i. .~ i I l ( : --· ! -- J - I 4 �REGIONAL RECREATION RESOURCES LEGEND for Map 4 HURON-CLINTON METRO PARKS 3 'I 4 5 6 7 • Marshbank Indian Springs Kensington Huron Meadows Hudson Mills l\1ICHIGAN STATE PARKS ·' ' ' . 3 4 8 9 10 11 12 13 15 Bald Mountain Dodge Bros. #4 Pontiac Lake Highland Proud Lake Island Lake Oakwoods Lake Erie Maybury COUNTY PARKS 5 6 7 8 9 10 12 14 15 25 26 27 Independence Oaks Groveland Oaks Springfield Oaks White Lake Oaks Waterford Oaks Glen Oaks Orion Oaks Independence Lake Lyndon Lola Valley Bell Creek Middle Rouge Parkway CITY OF DETROIT 5 6 Rogell Golf Course Rouge Park Source: Adapted from SEMCOG, Major Parks in Southeast Michigan. June 1987. 130 �TABLE 37 DESIRABLE RECREATION STAND ARDS ., I Acres/1000 Population Desirable Site Size (acre) Recreation Facility Remarks Playground These are usually located adjacentto elementary schools to serve the entire neighborhood population, especially the pre-school and elementary school age groups 1.5 Playfield These are usually located adjacent to junior or senior high schools and are meant to serve the community with active recreation facilities for children of secondary school age (ages 15 to 19) 1.5 15-20 Community Park These are usually located in areas of panicular scenic value and are intended as active and passive recreation areas for families. They should include facilities for picnicking plus active sports such as tennis and/or softball. 2.0 25+ a 5-10 . ! * Adapted from standards by the National Recreation Association. a. Smaller community parks may be warranted when having passive recreation or scenic function. North Fire Station located at Hyne Road and Old U.S. 23. Additional playfield space · readily accessible to Brighton Township residents is also provided at the Scranton Middle School site in the City of Brighton, and the Brighton High School site. The Scranton 131 �Middle School site contains roughly 10 acres of recreation space divided between a ball diamond and lighted football field. Situated on the 75 acre Brighton High School site is an athletic complex which includes playfield, pool and track facility, among others. The total acreage of these facilities exceed the standards set by the National Recreation Association. The Township does not presently have a community park. However, as previously l., mentioned, included in the Township are Kensington Metropolitan Park and the Woodland Lake boat launching site administered by the Waterways Division, Department of Natural Resources. Inherent to these sites are facilities commonly found in community parks as picnic areas, boat docks, etc. Also, as denoted in the Land Use Plan (Table 24), approximately 3,165 acres or 14.5 percent of the Township's total land area is scheduled for ,.. Recreation/Conservation; a classification established to protect and promote sufficient land { L . ., for natural resource preservation and public recreation use. In tandem with the low density, large lot residential development character of Brighton Township, the community park needs of the Township are satisfied. Other Facilities - Other recreation facilities not considered within the previous categories are those provided by public or private concerns. Within the Township are three such areas: the property of the Livingston County Sports Association is Section 7, Lakeside Camp, and the property south of School Lake owned by the Garden City Methodist Church. Conclusions The Community Facilities Plan has outlined the type and extent of community facilities desired to properly service the residents of Brighton Township. Good community facilities enhance a community and raise its standards of living as well as provide greater security to investors in the community. The Plan is based on future anticipated population requirements; therefore, not all of the proposals must be immediately effectuated, but may be programmed to coincide with fiscal ability and future need. It is recommended, however, that land requirements be met by prudent purchase prices and availability. With careful planning and capital improvement programming and the cooperation of the various departments of government and the public, the community facilities needed by Brighton Township may be provided to the extent and in the locations desirable for optimum efficiency in use and operation. 132 �PLAN EXECUTION AND REVIEW Introduction Upon the completion of the Comprehensive Development Plan Update, the effectuation of the Plan assumes a major role. Implementation of the Plan may be carried out mainly through the three following processes: 1. Regulation and control of the use and development of property. 2. Provision by the municipality of public improvements and services. 3. Public understanding and acceptance of the Plan. '.., The adoption of the Comprehensive Development plan and the provision of a zoning I -• ordinance and subdivision regulations that are related to the Plan are legal controls which the Township may utilize to effectuate the Plan. The Public Improvements Program is a method of realizing the public improvements recommended in the Plan. In addition., the various government depanments and the general public may be made aware of the recommendations in the Plan and the logic for its proposals though a public relations program. Plan Adoption The State of Michigan statutes provide for adoption of all or part of the Master Plan (Comprehensive Development Plan) by the Planning Commission following a public hearing. Regarding the legal controls of an adopted Comprehensive Development Plan, the State statutes (Act 168, PA 1959) provide that: "Whenever the Commission shall have adopted the Master Plan of the municipality of one or more major sections or districts thereof, no street, square, park of other public way, ground, or open space, or public building or structure shall be constructed or authorized in the municipality or in such planned section and district until the location., character, and extent thereof '' . ~ shall have been submitted to and approved by the Commission." The importance of official adoption of the Plan as a measure for its implementation is evident in the above section. 133 �Codes and Ordinances Zonin~ Zoning is the division of a community into districts for the purpose of regulating the use of land and buildings, their height and bulk, the proportion of lot that may be covered by them, and the density of population. Regulations in the different kinds of districts may vary, but the regulations in the same district should be identical. Zoning is enacted under the police power of the State for the purpose of promoting health, safety, morals, and general welfare. The purpose of zoning is to assist in orderly development and growth. It is also used to protect values and investments. Because of the impact it can have on the use of land and related services, zoning must be related to the best long-range land use forecasts which is the Comprehensive Development Plan. Zoning is an instrument for effecting that part of the Comprehensive Development Plan relating to the use and development of privately owned land. Zoning is not only an effective tool for the implementation of the Comprehensive Development Plan; it is also of benefit to the individual in the community. It protects a person's home and investment in it against the harmful invasion of business and industry; it requires the spacing of buildings far enough apart to assure adequate light and air for health; it prevents the over-crowding of land beyond the capacity of streets and buildings; it facilitates the economical provision of essential schools and parks; and in many other ways aids in the development of a better community. Brighton Township's existing Zoning Ordinance is based on a Comprehensive Development Plan which has been amended over time to implement the proposed Plan. It must be pointed out that zoning is not static but must be flexible to meet the changing demands of society. Subdivision Controls It is obvious that whomever plans a subdivision or a site condominium project is planning a portion of the Township. In order to keep this development in harmony with Township objectives, the subdivision or parcelling of land must be guided by a public authority. Several direct benefits are realized from the guidance of land subdivision development by the local unit of government. By requiring the subdivider or developer 134 �to put in minimum quality utilities and improve streets, people who purchase the land are not later confronted with unforeseen added expenses. A subdivision or site condominium project with no physical improvements is not only detrimental to itself but also destroys the opportunity for satisfactory development of nearby land. In addition. long-range economy in government can be realized when improvements are provided by the subdivider. In its review of the land subdivision layout, the Planning Commission checks such features as the arrangement and width of streets, particularly as to conformity with the Trafficway Plan, the width and depth of lots; the provision of open space; the grading and surfacing of streets; and the sufficiency of easements for utility and drainage installations. This process of review is one of the major methods of implementing the Comprehensive I~ '-, Development Plan in Brighton Township. The Subdivision Regulations of Brighton Township implement the Comprehensive Development Plan. The regulations encourage the subdivider to use his imagination when developing a parcel of land. It is also their purpose to coordinate the development of adjoining parcels of land to establish a community rather than separate subdivisions with not relation to the community. Similar guidance is inherent in the Township's site condominium requirements. Public Improvements Pro~ram In general, the term "public improvements" includes projects of large size. fLxed nature or long life which provide new or additional public facilities or services. It includes such items as public buildings, parks, sewers, waterworks, and streets. Few municipalities are so fortunate as to have available at any given time sufficient revenues to supply all demands for new or enlarged public improvements. Consequently, most municipalities are faced with the necessity of making decisions as to the relative priority of specific projects and of establishing a schedule for their commencement and completion. The orderly scheduling of public improvements is accomplished best in relationship with a long-range Comprehensive Development Plan. In substance, the Public Improvements Program, also referred to as a Capital Improvements Program, is essentially a planned program for providing public improvements. In operation it proceeds on the basis of a priority list of capital items prepared against the background of current and anticipated demands and present and 135 �potential financial resources in the community. The Public Improvements Program should be considered a major planning tool for guiding public improvements of the municipality along desirable channels and for assuring that they proceed in a desirable manner. It is not a device to encourage the spending of more public monies, but rather a means by which an impartial evaluation of needs can be made, and a timetable established for the development of these projects which are authorized or contemplated. General Principles and Objectives Long-range programming of public improvements is based upon three fundamental considerations. First, the proposed projects must be selected on the basis of community needs. Second, the projects must be developed within the financial resources of the community pursuant to a sound financial plan. Third, the program must be kept flexible through periodic review and revision. Toe observance of these conditions implies the analysis of many factors within the municipality as well as an evaluation of the proposed improvements. Role of the Plannin~ Commission Municipalities have established different practices for the preparation of the longrange Public Improvements Program. It is essential that in the process of its preparation and development, the planning agency be given an input, including authority to review project proposals in order that it may determine if they conform to the Comprehensive Development Plan and in order to make recommendations with respect to priorities, special projects and methods of financing. Once the Planning Commission has adopted the Comprehensive Development Plan, it should annually prepare a Public Improvements Program which is a coordinated and comprehensive program of public structures and improvement for the next six years as to their priority, desirability and cost in this period. Final responsibility for adopting such a capital budget rests with the legislative body, which may accept or revise any of the budget recommendations in the light of legislative policies. Public Relations Departmental Liaison The planning program will continue to require coordination between the Township 136 �Board, the Planning Commission, other Township departments, school boards, officials of adjacent municipalities and citizen groups. The Comprehensive Development Plan is a means of assuring this coordination through its portraying of an overall view of long-range Township needs and potentials. However, the various concerned groups should continue to affect day-to-day liaison to adequately cope with current problems. Public Understanding and Support The necessity of citizen participation and understanding of the planning process and the Comprehensive Development Plan cannot be over-emphasized. A carefully organized public relations program is needed to organize and identify public support in any community development plan. The lack of citizen understanding and support could have serious repercussions in the effectuation and implementation of the planning proposals. The failure to back needed millage issues, failure to elect progressive minded public officials and litigation in public hearing and court cases concerning taxation, special assessments, zoning, and street improvements are some of the results of public misunderstanding and rejection of recommendations in the Comprehensive Development Plan. In order to organize public support most effectively, the Township must emphasize the reasons for the planning program and encourage citizen participation in the planning process. Public education can be achieved through an informational program involving talks, newspaper articles and preparation of simple summary statements on plans for distribution. 137 �H A " T L I, T w ' Iii 0 COMMERCE CITY ~:~,t~n! i~~~~~:J~~,:::':~~~~~:e I~~~. 1 shape 01 dimension . These prapa1als rtflect futur e land uu recommtndallans 8 do not "•ctuarily Imply shorr rono• rtzon lno proposals , 0 A < G A E E N COMPREHENSIVE DEVELOPMENT PLAN LAND USE ZONING r=·:-'.".:::±B I I \:;:::::::::::::::;:;:\ I B-2 . 8 · 3, 8 · 0S. R0. 8 · 1 SR&D 1-1 . NR ,-, PSP PSP RESIDENTIAL 1/2 140_000 so m I -- I ELEMENTARY SCHOOL MIDDLE SCHOOL GENERAL COMMERCIAL SECONDARY THOROUGHFARE OFFICE COMMERCIAL COLLECTOR - - - - - - PROPOSED EXTENSION/ REALIGNMENT ++I H-+-H-H t+ RAILROAD ~ GENERAL INDUSTRIAL 1111111111111 II SPECIALIZED INDUSTRIAL K;\;:;t~~¥~~;%;~ PUBLIC 8 SEMI -PUBLIC RECREATION / CONSERVATION ~ Brandon Rogers & Associates, P.C. Planning Consultants • A FREEWAY MAJOR THOROUGHFARE ~ RESEARCH 8 DEVELOPMENT ~;~~) r (",' -1 I:,..')',~.-~ ,~ II] TRAFFICWAYS CONVENIENCE COMMERCIAL I (1/2 ACRE) GOVERNMENTAL OFFICES FIRE STATION STATE POLICE POST LI BR ARY SP SINGLE FAMILY (15,000 SOFT) MULTIPLE FAMILY MOBILE HOME RESIDENTIAL l f ACRE) SINGLE FAMILY SMALL ESTATE ~~ •.ES * (2 b";:.rt .:.:,;:·: I rr.7.m .., COUNTRY ESTATE (5 ACRE) COUNTRY RESIDENTIAL RURAL ESTATE 110.000 so m I SUBURBAN t:t:=r:t:::tr:::tl MM•l ,lt M-l COMMUNITY FACILITIES 0 SCALE 800 1600 5 AIIOt'"ltU H\ t'I.A/1, NING lll \1\11._._,o.., JI 'I •• l'i'il TO\1\/NSHIP OF BRIGHTON 2400 3200 FEET LIVINGSTON COUNTV1 MICHIGAN �APPENDIX A BRIGHTON TOWNSHIP COMMUNITY SURVEY Tabulation Sheets Page Questionnaire, Summary of Results A-1 Brighton Township Community Survey Subarea Totals A-10 Question 8, Location of Work A-21 Question 11, What Aspects of Brighton Township are Most Imponant to You A-22 Question 28, Location of Needed Road Improvements A-31 Questions 34, Preferences for Community Development A-32 I l - 138 �SUMMARY OF RESULTS BACKGROUND INFORMATION --·················~••,-:• •....•.•. •:-,. L1 ·· 1/fe,·, ·. ~- ~ ." ;,:...1·• Commcrc:c;;;-~: -~ T.·'.:iP:t~~~" 1· =··~-ll., \ , I :l--•--:2'---': . ' I : • 1. ; ·I 1-~ ,I. '. :\ ;: •: •••.-v;.;;.1~1~• t· !: •· :> , •• 1. :: :: f-+: I - . J: •. - • --~;i li ¼! ·. 1··•• [·0: 1 1- Please indicate in which district on the following map you live. (This will help the planners to know where your ··- interests··and-problems are and how best to solve them.) 1. !.;.......:_..,J,....-_-:::;r-1~•,.;:.. .:;:.t:::_!,..._;;,_ .. I. ~ I : ·:c1-i~..;~~~\\:-! _;i~~~--: • I 1 /• • \ •• • . ' : • C-, , • I f-'"i I '· I •• ~ :•t.1f~~i•, • . : - -·•- ~ : -·7 -. -. , 1·, ~~ --. ~• TTT'i'"+iyr,c ··1 1~~~~-• ~......, --=!-l '- , ._ • .~!"='o:,:-.~-- . : . ' •,,,,.,., Hvnc •-<·-~ -·- • •- ~ - ' 'I I 1 - i •M I N • .- · I :) ~ :-I-: -::i,, ·- . I I 11t" -1.......i.I· =3 I --·=~--~ _,., ·;• I •• - ; ' I 11 • .-c•~· B R1•·• - -;-., .=J-~= ,__ .,c ~1:.....: .; .·D111,., .;-, ·4-~ : • --~-~ ·•• L'-J· ·,•;;•-:-1 • !•,\r~I~ ---- - ~ ; ~ ~ :.. .-~•••-=-V)1· --•,.....::~,..,,.::~ I , · • -" . . . _ ---•a_.,_.,._,,-~..,... . . J • - ·,' ' .a1 . ' • • ·:-:- =i -~ ~ -•;-~ ~~- -~ I -~~ . ' O .11 __,_ w I ··l.,~:J·,=--..!,_ -JQ ..;,_.;.,...., •1 :·. I --< •--~~ I • .~:-" ~--, .'.. Area Area Area Area Area Area •Ill·•··. •;.~:~~!.•: : ,---~:';. I ~:.,t.: . ' ,, ' ' j ~ • :• / • . •,,.._-:,.._"-~ : ~ ~ • •~1~~~;t:_==-::-; · · "' · ••---··-·t.,..., ..... , ' I - -- • --~, , ... I ..., '' ,. •l'( -~····~-- ; ..._ -·-. I · :P. .., ·~ t:-1•~•• : ,-;,- - . •. . ::,; I~-,:'{~ ::=: ::.-::::.:t:.J_·\_~~ill~ ,. ' • !-~ 1 1'·, ::.:.-. , ,.:.:.-t. Jccoby 1 1 · • ,, i ; • ..-,: ~f'-. ,... .. .. ~ · 1 -.lii ••••, .............. .,--:---,..--1~ -- -1·ar--:-- ... , . . ·-- 1 ·-· - • · ' , , . • • • ; . ,., • • ~ ,i;:• ...._ · 'Jj'" .,.-,. -,! '""' .. • :. -,) ' -- • •• -- . • •• 1 '• '.:\·i • '-',-o~•,t.,_.•'-.· :~\: • 1 I l:· 1:• ,r· :: • O' LJ:·- ~ •;i .., .. ·. I • ·-t ! '-r,,.. -. • ·r=-:~ \ o,. ..;+·.• : : ,, ' . ' . ·. 11 ......_ ~ i 1· . R I• G' . • I I ; ; . iSpcnc:er ' TOTAL •• 2. . ij • L 8-"<:••·---------·-· l . • 11 ..0E r: . ·E·-11 • .• • , bi. - .r- •• 1-1,-,--1 .- • ·m1 , I · ·1'•~- ,.......~ :..!.t, ·; 1 f.f.;, .1 \.t;_: ,·,.-= • •-; ,.. • /rJ\I . • ,~ I ·rn- - --.- ,1-Bj-·,. · 3. ) ) 22 37 1,944 o. Single Family House Multiple Family Unit Mobile Home ( ) 99.5 ( ) 0. 3 ( ) 0.2 When did ye~ move into your present dwelling? Less than 1 year () 5.5 ( ) 33.0 5 to 10 years Over 10 years ( ) 35.3 ( ) 26.2 Where did you live before you came to Brighton Township? Wayne County Oakland County Livingston County 5. 290 ) 389 ) 37 Grand River 1 to 5 years 4. ) Please indicate which description best describes your dwelling. I .... -:• • 1'ij _L/-L..i..i::7= • 1-• .~7-;.~... ·~ f.,~.·· ~,- • ss,:: .. ··=·.t• C 1/- ..... ::, J -= • 1'111 .. I ~ •••~,c~,.• 0 ~ ·•-- , Cl• ' - •~ --" ,17 " ·-"-·t· :· • -._.•·1~. .H --:--i- ·- • - ·'--·· ·". ' ..~ •• 1·-: ~t:::. > . 1::.·.!l1,- : I i - -0 • '.. . . _,,... ~ -t.1' ... 1~·-.: :~,,;. -~ ~:··~ ~--- ~ _g • ••• . i:.-.;, -<( 111·--:-.:·- •=11 ,I·-· , ·• J.: ;.l[.J••... ~~••lii_llli~•••••uii•~;"·' /,j/ '"'.° ~ • • . . • ~ -~ . 1-,- I ;·•.-.. ·.•.i: 6 - • .. ). !···••If_· ~ ·'.-~ · - ~ 1-·· ·-,~:Fr· , ~. .: ~•~••••'aia•• • •,-,.A • - • a• •• ·-•• •a•'b. •• A \ A ( ) 158 Area G ( B ( ) 132 Area H ( C ( ) 45 Area I ( D ( ) 177 Area J ( E ( ) 488 Other ( F ( ) 169 ( ) 2 1• 2 Washtenaw County ( ) 31. 3 Outstate ( ) 42. 1 Out of State If you were to move: - would you - would you would you - would you buy another home? rent an apartment? buy a condo? prefer a mobile home? Yes ...i5....5 Yes _Q_J Yes --1....5 Yes __!L.B No No No No ( ) 2.8 ( ) ( ) 0. 8 1• 8 If answer is yes, in Brighton Township? Yes I No 1,402 -ill (.IL 2% ) ___{18 %) - continued A-1 �6. ' How many person of the following ages live in your house? Under 5 years old Between 5 and 13 Between 14 and 17 Between 18 and 44 Between 45 and 64 65 and over ~ 7. Male years years years years 230 151 940 1;45 142 Female 167 268 132 1,084 726 184 Total 343 498 283 2,024 1,306 326 7.2 10. 4 5.9 42.3 27.3 6.8 If you have school age children now, please indicate how many and where they go to school. Number of Children Name of School No children Nursery Elementary School Junior High School High School College or Unive r sity 8. 176 ...513-. 29.5 -22.0_ll.3 Ji.5.L 23.3 ..2..ft.9- I 2 • 8 ...lBL 9.6 -2filL. 13.6 Where is the head of the household and spouse employed? Head of Household Location: Type of ~usiness or occupation: SEE SEPARATE TAB Spouse Location: .· ~.Type of , bus.i ness of .. occupation: Business at home: Self Employed: Employed Part-time: Unemployed: Retired: Business at home: Self Employed: Employed Part-time: Unemployed: Retired: - continued - A-2 �9. Please indicate where you and your family go for the following services and goods. (Multiple responses are permissable.) -- C1J 1.14 0 0 .µ .µ C Ul C Ul C 0 11) C1J ll) .;.I .c ...;C"I ITEM l,..j al 1.14 0 >, .µ ..., u 0 ~ .µ ..c: .. C"I l,..j • .., ll) l,..j .> ..; al ~lj.,i 'O C C1J 0 .µ C1J ll) l,..j l,..j C1J ..c: l,..j • ..; ~ .. C"I ll) l,..j 0 .~ .., 'O CJ l,..j 11) 0 0 0. l,..j ..-I .., ~ < ~ tll 11) ~ Ul C C 1.14 C1J 11) .-I al :c: < ~~ lj.,i lj.,i ll) ll) l,..j 0 0 0 C"I C1J >, .µ ..; C1J >, .µ ..; ...; . .... .......; > .µ :> z Cl 81 620 ...,> 0 u IC .-I .-I ll) 'O >, i:: >, .µ C1J .µ l,..j • ..; c., >, ll) l,..j 1.14 l,..j •..; c., u . u u 0 C1J 0 1507 184 167 61 90 1179 166 172 56 108 73 Clothing 949 147 151 56 122 44 1286 Furniture &Appliances 936 134 115 70 76 79 1012 Take-out & Fast food Restaurants 981 194 137 88 120 52 380 Auto service 928 150 115 60 78 103 301 1078 169 1.'.+8 98 80 106 594 970 15i 168 45 109 55 987 151 146 52 90 Groceries Pharmaceuticals Prescriptions & Banking Doctor/Dentist Emergency health care 828 C1J ll) l,..j .µ ..., -- 0. ro 0 l,..j l,..j (l) °' LI'\ (l) ..c: .µ I ~ 0 986 10 38 5 10 33 1126 Ory cleaning 885 13~ I 44 5L 103 34 304 Dinner out 92 . 17E 17~ Bi 129 75 440 15 15 5 Movies, Plays, Concerts 87E 10~ 11 ~ SE 133 3S 384 5 5 5 - continued A-3 �10. Are you satisfied with the availability and location of the above services and establishments listed in Question 9? Yes, I am satisfied () JJ.2 No, I am not satisfied because___.....,_....._____________ OPINIONS ANO PERSPECTIVES ON PLANNING 11. What aspects of Brighton Township are most important to you? (The following list suggests some features which you feel may or may not enhance the Township. Please indicate the three most important features by writing numb~rs 1, 2 or 3 for the priority of each in the blanks provided. Large home sites Rural atmosphere Good schools Low taxes Recreation ( ( ( ( ( ) ) ) ) ) Highway accessibility to shopping and jobs in region Security (police, fire) Sense of community with neighbors .,J The following statements represent opinions :>, ,-4 about planning related objectives and means "' ru §' ru i to achieve them. ?lease indicate for each statement how strongly you agree or disagree. 0, .,J ~ ~ ~ ~ ~ CJ) i CJ) rutJ .,J 6 8~ -c ~i ]] ( ) ( ) ( ) ru ~ ~ 0, 0, C ~ "' rn 0~ rn -~ .,J 0 CJ) 12. As a community, Brighton Township should try to maintarn a low density, rural 66. 1 12.0 6.3 8.7 7.0 atmosphere. 13. Concerning public services, is there a need in Brighton Township for: Full time nolice deoartment Area-wide aarbaae collection - ~ :2 ~ 62.5 11. I 8.6 11. 1 6.7 65.8 9.4 10.0 9.8 4.9 Improved volunteer fire department - 72,6 8.3 7.6 5,7 5.7 14 . Adequate public services are more important than low taxes . 15. More opportunities for apartments and townhouses should be provided in Brighton Township. 6.4 12.0 12. 5 61.5 7.6 17.3 9,9 10.3 19.6 42.9 - continued A-4 �16. There is a need for senior citizen housing in Township: - Individual living accommodations - Units with support services, congregate dining, etc. 25.7 12.0 13.8 23.7 24.8 38, 1 14.0 13.0 19. 1 15. 9 Comments or further explanation of the above items: 17. Brighton Township currently consists of pockets of residential subdivisions, undeveloped areas, commercial uses along Grand River Avenue and Old U.S. 23, gravel pits and portions of GM Proving Ground and Kensington Metropark. There has been discussion about the types of land uses which should be encouraged in the Township in the future. Your opinion on this land use policy is need. Please indicate your preferences for future land use development below. (Multiple answers permitted.) Single-family residential Preferred density: Large parcels - over five acres Moderate size lots - 2.5 acres Average size lots - one to two acres Small size lots - 15,000 square feet to one acre ( ) 46.0 33.5 39,4 25. 1 2.0 ( ) ( ) ( ) ( ) Single-family residential with same condominium townhouses and apartments ( ) 1. 1 New planned neighborhood shopping areas ( ) o. 1 Light industrial parks and research and development enterprises ( ) 5.7 Reservation of land having unique or special natural value Sand and gravel excavation ( ) 39,7 ( ) 7.4 - continued A-5 �Please indicate your agreement or disagreement with the following statements. -~ ' >, .j,J ,....., n::: ..c C'I (l) (l) l,,j C'I ,< C: 0 :.. ..,J C/) (l) (l) 3 (l) :.. E C'I < 0 (l) >, (l) ..-I 1--1 1--1 C'I C'I C: co ..c C'I 3 .j,J -C: (l) ..,J (l) 3 0 0 C: Cl~ co 1--1 (l) en E ro o 3 ...; 0 (Jl :.. • ..; .j,J (Jl Cl C/l Cl CJ:l (l) 0 C: z ,< -- -- - - -- - - -18. r • ( !. There should be a low density rural estate area (5-10 acre parcel size) in some portions of the Township. C/) 59.9 11. I 10. 1 11. 1 7.8 19. There is a need for housing for moderate income families and senior citizens. 29.5 7,3 13.2 23.2 26.7 20. Housing for moderate income families and 29,9 16.2 16.4 16.2 21. 4 senior citizens should be privat~ly sponsored. 21. There is a need for a balanced tax and employment base in the Township supported by commercial/office/light industrial uses. 22. The present type of commercial buildings 43.6 7.8 13. 8 13.9 20.9 being built in the Township are attractive. I , r ., 33.9 10.9 17.0 15.6 22.5 Additional comments: I , Certain roads and thoroughfares have traffic and access problems. Please indicate your agreement or disagreement with the following statements. ....>, C'I (l) (l) C 0 :.. :.. 0-, ,< .j,J C/) .j,J (l) .j,J ro ..c w ro :.. ..c 0-,3 ro w (l) (l) 3 l,,j .j,J E -C: C'IO ,< C/) 3 0 Cl ~ (l) 0 C: en E ...; 0 Cl Cl.l (l) >, (l) ..-I l,,j 0-, 0-, C: :.. (l) ro o (Jl l,,j • ..; ..,J Cl CJ:l 3 (Jl 0 C: :z ,< I 23. Traffic control should be improved along 80.: 8.8 6.9 3.2 o.8 Grand River Avenue. - continued A-6 �.µ >, ~ (l) (l) O"I C: 0 i... i... O"I J.J ~ Cl) (l) (lJ co .c: 3 .µ (I) i... E O"I 0 .µ rel (lJ co i... .c: O"I 3 - 3: 0 0 C/l C: ,,-j C: ~ Cl) (lJ (lJ Cl ::,:: E 0 a en (lJ >, (lJ,.... i... O"I O"I C: rel 0 C/l i... ,µ a cr.i •,-j 24 . Traffic control should be improved along 74.J 6.9 4.6 9.4 Old U.S. 23. 4.7 25. Local Township roads need improvement. 70.9 4.0 26. Private road development should be approved by the Township. 40.0 11. 5 11.8 19.7 1].0 7. 1 8.2 9.8 i... CJ 3: Cl) 0 C: z~ Additional comments: 27. Where would you like to see a new freeway interchange(s) in the Township? Pleasant· Valley Road and I-96 Spencer Road and U.S. 23 Hilton Road and U. S. 23 Hyne Road and U.S. 23 No new ones needed 28. 17. 6 ) 14.0 ) 33.9 ) 18.8 ) 15.8 ( ) ( ( ( ( What roads do you feel need ·improvement? ( Please be specific) SEE SEPARATE TAB - continued A-7 �Regarding community facilities, there are needs in the Township for governmental and recreational facilities. Please indicate your degree or agreement or disagreement with the following statements. >, ,j,J ..... Q) Q) 1.-4 O"I C: 3 0 Q) 1.-4 1.-4 E O"IJ.J ~ .c Q) Q) CJ) O"I 0 ~ CJ) >, Q) ,j,J Q) Q) 1.-4 1.-4 O"I 1.-4 O"I C: Q) co a, ..... co .c O"I 3 ,j,J -C: co 3 0 0 C: Q) fJl E -~ 0 Ci Ci ::.::: CJ) co 0 fJl 1.-4 ~ ,j,J Ci CJ) 3 0 29. There are no police protection problems in the Township which would warrant 150. 6 11. 4 7.5 17. 5 13. 1 expanded security services. 30. There are no fire protection problems in the Township which would warrant expanded services. 49.4 fJl C: z~ 11.9 7.6 16.7 14.3 7 I. l..., 31. 32. Emergency health care facilities are needed in the Township area. 172. 2 The Township should be progressive and initiate a recycling program and center. 52,3 8.8 6. 1 6.5 8. 1 6.9 6.4 8.8 23.8 Additional comments: 33. What kind of recreational facilities would you most like to see developed or improved in the Township? None Playgrounds Gymnasiums Indoor Community Center Swimming Pools Parks, picnic areas 34. ' - ( ) 1. 4 ( ) 8.5 ( ) 2. 5 ( ) 4.• 6 ( ) o. 5 Nature trails, bridle, trails, bikeways Tennis Courts Handball/Racquetball Others (pleas~ specify) ( ( ( ( ) ) ) ) 43. 1 2.2 0 ( ) 37.2 Please indicate in rank order your preferences by writing the numbers 1, 2, 3, etc. in the blanks below for those service which should be improved. SEE SEPARATE TAB Improvement of local roads Additional police protection Recycling center Additional fire protection Garbage and waste collection Other (please specify) ( ) ( ) ( ) (. ) ( ) ( ) - continued A-8 �35. Would you be willing ta pay additional taxes for the services listed in Question 34? Yes No 36. ()75.1 ( ) 24.9 Do you belong to any· organization that works ta improve conditions Yes~ No --13..:J. 37. Names of Group(s) __________ Have you tried to get any groups or Brighton Township officials ta do anything about some of the things you don't like in the Township? Yes~ No ..1.L..I What were the results of your effort? ____________ Name and address of group: Please feel free to make any additional comments. Thank you for your help in returning this survey and for your interest in Brighton Township's Planning Program and future.You are invited ta attend meetings of the Township Planning Commission which are held in the Township Hall, 4363 Buno Road, just north of Spencer Road near U.S. 23 Freeway, at 7:30 p.m. the second T_uesday of each month. BMRA 10/26/89 A-9 �,..... - ,. r I C • ' -- --·- -1 'J •• TABLE A-I BRIGHTON TOWNSHIP COHHUNITY SURVEY A guest ion 1lo. l 8 llo. 1 ilo. C i 0 No. Z2ni:~ ·i I. Total Responses 158 132 2. Residence Type - sing le faml ly - multlple - mob I le home 150 s 3 95.0 132 J. 3 0 2.0 0 Hove Into home - less than I year - 1-5 years - 5-10 years - 10+ years 22 45 66 25 14 . O 0 28,5 55 42 . 0 JO IS.8 7 0 0 4 I. 7 15 53.0 20 5.3 10 0 JJ.O 44.o 22.0 10 40 73 54 5.6 22.6 4 I. 2 30,5 Former res I d,;nce Co. - Oakland Co. - LI v I ngston Co. - Washtenaw Co. - Outstate - Out of State JO JO 83 10 0 5 22.0 22.0 60. I 7,2 0 3.6 15.2 37,9 39.4 J.8 0 3,8 10 15 20 0 0 0 22.0 33.0 44.o 0 0 0 J. 4. - 1/ayne s. 6. . u .,. 11> 0 " 20 50 52 5 0 5 100.0 0 0 .... 0 !t No. % I H G No. % No, % No. J % No. % 22 TOTAL No. 1i Other No. % I ;944 45 I 7/ 4118 169 290 389 45 0 0 100.0 177 0 0 0 0 100 . 0 488 0 0 0 0 100.0 169 0 0 0 0 100.0 290 0 0 0 0 100.0 389 0 0 0 0 100.0 0 0 37 0 0 100.0 0 0 22 0 0 100.0 0 0 37 0 0 40 168 145 135 R.2 5 34. 4 75 29.7 48 27 . 7 40 J.O 44 . 6 28.6 23.8 10 95 80 105 3,4 20 3,3 115 27 .6 150 36.2 110 5.1 29. I 38,0 27,8 0 12 15 10 0 32.4 40.5 27 .o 0 10 7 5 0 45.4 31. 8 22. 7 0 12 15 10 0 32.4 40.5 27 .o 107 642 689 511 35 45 77 5 0 10 20.3 130 26.2 165 4.5 173 2.9 15 0 5 5. 8 0 26,7 31, 33,8 70 35.5 65 0 3. I 1.0 0 0 0 20. I 70 41. 4 85 38,5 135 0 0 0 0 0 0 24. I 70 29.3 110 46.6 165 20 0 0 10 0 15 I 7,9 5 28.2 15 42 . 3 I 7 0 5.1 0 2.6 0 J.8 13.5 40.5 45.9 0 0 0 2 10 10 0 0 0 9.1 45.5 45.5 0 0 0 5 12 20 0 0 0 13.5 32.4 54 . 1 0 0 0 411 607 817 55 15 35 0 0 0 0 22 0 0 0 0 0 0 0 37 0 0 0 0 0 0 0 1,85 I 5 68 15 95.5 0,3 3,5 o.8 4.S 343 498 9.0 10.8 283 JS. I 2,024 28.8 1,306 II. 7 326 7.2 10.4 5,9 42.3 27.3 6.8 37 If I moved - buy another house - rent an apartment - buy a condo - prefer a mob I le home 138 5 10 0 90.2 129 0 3.3 6.5 3 0 0 97,7 40 0 0 2. 3 5 0 0 80.0 167 0 0 20.0 10 0 0 91,. 4 468 0 0 5.6 15 0 s 95.9 154 0 0 3. I 15 1.0 0 91 . I 285 0 0 8.9 5 0 0 98. 3 374 0 0 I. 7 5 10 0 96.l Age groups - Under 5 - S-IJ - 14-17 - I8- 44 - 45 -64 - 651 years 26 53 18 195 48 16 7. 3 I11. 9 5. I 54.8 IJ . 5 4.5 28 42 28 173 so 39 7.8 14 II. 7 26 8 7.8 118. I 45 IJ.9 43 10. 8 12 9.5 37 17.6 47 5.4 27 30.4 206 29. I 115 8. I 21 8.2 10. 4 6.0 45.5 25.4 4. 6 BA ].6 26 8.o 46 J.6 23 40.6 154 32.6 159 7.6 36 5.9 60 10 . 1, 72 5.2 52 34.7 341 JS.8 271 8, I 43 7.2 49 8.6 85 6.2 56 40.6 334 32.3 I 72 5.1 31 6.7 7 7 16 ] . ] 12 45.9 41 23.7 29 4.J 21 92 41 468 375 88 - Cont i nued - >• F E No. 0 I. 3 2.6 II. 37 0 0 0 S.6 3 12. 7 9 6 9.5 32.5 28 23.0 12 16. 7 6 37 4. 7 11,.1 9.4 43.8 18.8 9.4 5 10 12 39 32 IJ 100,0 1,936 0 5 0 3 99.5 0.3 0.2 5,5 n.o 35.3 26.2 21. 2 I 31. 1 42. I 1 2.8 0.8 1.8 �TABLE A-I (Cont.) BRIGHTON TOWNSHIP COMMUNITY SURVEY Zones B A Qu<!Hion 1. 8. Number or scl,ool a!Je children at s(.lioul - None - Nursery - Elementary - J . H. S. - H. S. - Co 11 ege Retired " '°" 9. (see attached matrixes) 10. Are you satisfied with aval labl llty and location of services and sales eHablishments In Tmsnship7 - Yes - No IJ I t. ..., 0 t No. % D No. % No. 68 35 20 20 15 0 110. 5 20.8 12 .0 12 .0 s.o 0 33 24 . J 17 12 . 5 27 19.9 19 14.o I 5 11.0 25 18.4 25 4J . 9 0 0 5 8.8 5 8.8 12 21.0 10 I 7. 5 25 15 24. I 138 25.0 5. I 60 10.8 27.9 15~ 28.0 I 7. 7 57 10. 3 15.B 25 '•· 5 9.5 II 8 21. 3 20 5 0 5 66.7 16. 7 0 16.7 20 5 0 0 80.0 20.0 0 0 10 100.0 0 0 0 0 0 0 18 8 0 0 69.3 30.8 0 0 10 10 0 10 3J . 3 33. 3 0 33.3 95 28 n. 2 22.8 so ]I . 11 28.6 62 92.5 7. 5 5 7S 31, 68 . 8 4JS 3 I. 2 60 87.9 12. I JS 8 '28•'• 20 Type of Oevelopu,cnt Preferred (see special tab) - Cont inut·il - •....' .... E % G F No. % No. % % SJ JS 27 24 26.6 8.3 24. 3 17.4 12. '• 11.0 66 38 60 44 JO 44 2 j. '• 13.S 21. J 15.6 10.6 IS.6 8 31,. 8 15 65 . 2 0 0 0 0 18 8 0 0 69.3 30.8 0 0 24 0 75.0 25 .o 0 0 67 . 6 33.4 202 29 87.4 12.6 235 130 64.4 35 . 6 JB.7 15. 7 22.1 15 74 I5 7.4 18 8. 8 '•S 79 32 58 ia J I H No. No. % 28 No. t 35.9 6.11 22 28.2 12 15.4 1 9.0 4 S. I 12 48 . 0 0 0 8 32.0 3 12 .o 2 8.0 0 0 5 4 I. 7 3 25.0 0 0 4 33.3 4 66.7 2 33.3 0 0 0 0 61 . 7 38.3 19 67. 9 9 32. I s Other No. % 28 7 14 B 3 6 TOTt;l No. _l_ 42.4 10 . 6 21. 2 12. I 4.S 9.1 573 220 453 249 186 264 4 100 . 0 0 0 0 0 0 0 "''64 29.S II . 3 23.J 12.8 9.6 13.6 location of c111ployment or head of household and spouse ( See speci a I tat,) Business at home Se If employed Unemployed w Jio. C No. i JI 5 55 8 0 29 18 24 9 0 19 72. 7 I, J41 27.J 397 77. 2 22.8 �------, •• J •• TABLE A-I (Cont.) BRIGttTON TOWNSIII P COHHUN ITV S'JRVEY Zones _ _ _A~----8~----,,,-- C __ _ __o_____.;c.E~_ _ _. .;.F_____c-'--____ H ~ - - - - ' ~ - - - - J ~___o_t_h_e=-r_ _ _T.:. .cO:. .,T. c,A...L_ .:, .Q=.:ue:. :s:. .:t. :. I:on : . ;-'--_ _ _ _ _ __ _ _ _ _N_o-'-.---'%'----_ _N_o...c.._%'--__N_o._ %_ _ No. % __ No. i,___...cNcco:.:.'--..::.%_ _.;.;.No;:;..:. .--'%'--_-'-N...:.o-'--._%;..___N_o...c._%-'-----N'-o_.'---'%___N_o-'--._%'--_---'N--'o'-'._ _ % 12. As a con•nun I t y , 8r i 9h ton Township should try to m,,lntaln a low dcnslty, ural atmosphere. - 13. agree stron9ly agree somewhat don't know disagree somewhat disagree strongly 0 63.3 IS.8 11. It 9. 5 0 65 56.5 29 25.2 6 s.2 10 8. 7 Ito 0 0 88.9 5 0 II. I 0 46.5 I 3.0 1.0 0 0 S It. 3 45 20 19 21 10 39. I I 7. It 16.S 18. 3 8.7 20 80 60.6 30 22.7 12 9. I 10 7.6 35 7~.5 0 0 20.s 0 0 82 52.2 320 25 15.9 IS 25 15 . 9 19 15 9.6 25 10 6.4 Its 7S. '> 3.5 50.0 )lilt 10. 7 2S 16 11. It 30 19 13. 6 25 20 I It. 3 Ito 69 30 27 13 120 ;•s.o 160 57.3 215 65.2 60 19 30 10 21.5 6.8 10.8 3.6 Ito 74.1 5.4 6.5 5.4 8.6 108 66.7 200 15 5 3. I 20 12.3 2 20 12.3 35 5.6 25 9 72.2 80 60 25 lio 30 34.o 25.5 10.6 ]2. I 109 74.o 1.0 6.5 10 140 25 29 26 It . s 5.9 10 . 6 II 9 20 0 6.9 S.6 12.5 0 10 15 50 27 73.0 15 0 0 0 0 0 12. I 3.0 4.5 10 27 .o IS. I 0 0 71. ~ 0 " 19.0 9.5 2 0 0 17 56.7 I, 161 210 5 16. 7 0 5 3 0 16.7 1.0 110 152 123 66.1 12.0 6.3 8.7 1.0 Concerning Public Services, there Is a need In Brighton for full-time Police Oepartmen t. - agree strongly agree somewhat don't know disagree somewhat disagree strongly Area-Wide Garbage Collect Ion: - agree strongly - agree somewhat - don't know - d I sagree somewha l - disagree strongly .,, 100 2S 18 15 115 72.8 2S 18 15.8 0 0 90 15 11. It 0 0 65.2 10.9 18 13.0 IS 10.9 0 0 0 0 IS 8 0 0 9 0 0 0 0 70 IS 10 46.J 20. I 310 30 28 I 8. I 8. 7 32 6. 7 30 0 ].It 20 1.0 0 78. '• 7.2 0 Iii.It 0 185 0 31 29 5 5.4 0.7 12.6 9.0 0 12.4 11.6 2.0 25 67.6 5 2. I 15 0 0 0 5. 3.0 12.8 7 0 0 9 0 S6.o 2S 67.5 lit 0 8 It 0 0 10.8 0 8 0 0 0 I 8 64. 3 II 11.0 10.0 11.6 10.lt 30 12 .o 84.5 200 6.9 0 I. 7 38 5 15 5.2 12 30 5 I. 7 71. It 21.6 51. 7 0 I. 7 3.8 0 63.6 36.li 19 62.5 0 II.I 5li. 3 1,041 0 18S 0 0 143 185 9 25.7 7 10 8.6 II.I 111 6.7 33. 3 1,067 16. 7 153 0 162 33. 3 159 65.8 9.4 20.0 0 0 0 5 0 10 5 3 61.1 16.7 15 0 0 It 0 0 22.2 0 9 26.5 5 lit. 7 S 14. 7 16.7 80 10.0 9.8 4.9 Improved Volunteer "'II Fi re Depa rt men l: o.,. - agree strongly - agree somewhdt don't know - disagree somewhat - disagree stron9ly 100 63.3 IS 9.5 23 lit. 6 0 70 0 12 7 90 69.2 40 31. 0 0 0 0 0 0 0 25 S5.6 IOI 77.1 6 13. 3 6.9 9 14 31. I 11 8.4 0 0 0 0 0 10 0 38 12.0 110 10 5.4 0 9.3 IS 7.6 20 It. 9 29S 35 - C.ontinu<"d - > ....N I 22 8.5 5 78.6 245 7. I 20 0 10. 7 3.6 0 I 3,6 4.3 10.7 0 It 6 0 0 14. 3 21. It 0 lilt. I 1,200 131: 0 12(, 9~; 9~; 72 .6 8.3 7.6 5.7 5.7 �TABLE A-I (Cont.) BRIGIITON TOWNSHIP COHHUNITY SURVEY Zones B A No. Question 14. % No. % No. E % No. agree strongly agree somewhat don't kn01, disagree some.ihat disagree strongly agree strongly agree somewhat don't know disagree somewhat disagree strongly 68 30 14 4).0 19.0 8.9 II ].O 22. 2 35 75 ]3.5 10 9.8 15 tit. 7 15 14. 7 I 7 16. 7 25 I]. 3 0 SB . I 0 8 18 . 6 70 10 G % 0 0 0 45 10 23.) Ito J 0 0 42. 4 305 68.S I IS JO. I 6. I IS 9.1 7.9 JS 8. 1 G 0 0 36 27.3 25 IS. 2 29 6.5 1,0 9.0 21,.2 5.5 9 15 23 25 9, 5 I 4.6 15.8 22 8 6.) 20 15. 7 )2 25.2 33 22. 8 62 42.8 23. 2 7. I 12 . 4 5S 14 35 . 0 5 3. I JO I 7. I 165 40. 2 50 3 I. 4 35 22.0 18 23 . 3 27 . 9 JB.7 19 43. I 28 16 . 3 9':i 0 11. 11 tlt .5 2. 9 29 51 3I . 3 311. 9 10 12 so.6 15 25.9 30 22.6 6 4. 5 25 18.0 22 16 . 7 0 5 JO . I 24.8 25 18.9 20 45 .5 2S 5 Sit 10 7. 6 0 0 60 )5.4 19.3 8.3 6.9 19. 9 14. I I. 4 13.2 51. 4 Bo 45 28 12 10 20 13.5 83 13 8. 8 59 20 I 3. 5 6 30 20.3 55 65 ltJ.9 215 7. O 24 40 33 ~o 37.9 18. 9 ..., 0 - Continued - w No. No. % % No. % No. TOTAi_ Other No. % J H No. :t No. % 19 61. 3 tltO 60.0 240 0 30 12. 8 20 15 6 . lt 20 8.5 Ito 29 12. 4 1,0 J0 . 6 50 18,6 20 7 . It 15 5.6 9 3.3 175 65. I 14. I 9.4 17.2 12 36.4 4 12. I 0 0 5.9 11 . B 5 7 II. 8 0 0 9 110. 9 5 22.7 16. I 0 22 . 6 0 8 36,4 0 0 0 20 0 0 12 0 62.5 1,086 0 135 0 )7.5 0 61. 5 7.6 II 3 6.11 212 220 12.0 12 .5 45 30 0 0 60 129 18.8 14 lt2.4 40.4 3 9. I Bo 25 . 5 23.2 62 58 65 25.0 49 19.lt 18 . 5 20.7 15 . 6 55 10 2 5 S 0 1t.5 9. I 22. 7 22.7 0 10 45 .5 0 0 9 3 0 0 8 26.7 0 0 296 171 176 17. 3 9.9 10.3 19.6 42.9 10 )3. 5 3 16. 7 7 23. 3 33S 734 There Is a need for Senior citizen housing In Township. J~!!_i v I dua I_~ Ac conw1.:>dd I I on s --- agree stronyly - agree son~what - do11't know - disagree so111e1v'1Jt - disagree strunyly -•. f % Hore upportuni ties for apartn~nts or to•mhouses should be provided In Brighton Township . - 16. No. 0 Adequate pub I IL services are more l111pona nt than low taxes. - IS. % C 8. 8 50 38 57 65 70 17 .9 I 3.6 20.4 14 42.4 4 12. I 12 36.4 3 9. I 0 CJ 110,9 IJ .6 tit 5 0 9 4 It). 8 I 5.6 0 28. I 12. 5 lt45 208 239 410 429 25."/ 12 .o I). 8 23 . 7 24.8 �,- .,.~ -. j TABLE A- I (Cont.) BRIGHTON TOWNSHIP COHHUNITY SURVEY Zones Question No. A % C B No. % No. E 0 % No. G f % No. % 3I. 3 12 . 5 0 3 I. J 25.0 165 45 43 37 40 50 . 0 1).6 13.0 11. 2 12. I 42.8 No. I H No. "No. TOTI\L No. % Other No . % J No. % No . % 30 20 5 26 29 50 . 0 12.5 3. l 16.3 18.1 100 15 27 43 40 44.4 6.7 12 .0 19. I 17.8 JO 40 45 39 41 15 . ,, 20 . 5 23. l 20,0 21.0 14 9 5 4 J 40 . 0 25.7 14. 3 11.4 8.6 12 10 0 0 0 54.5 45.5 0 0 0 18 45.0 554 203 0 0 l 4 35 . 0 . 189 277 3 75 . 0 231 5 12 . 5 JS. I 14.o 13 . 0 19. l 15.9 190 42.2 204 56.2 J60 57. l 74 42 . 8 25 )). ) 6J 50.0 1,611 46.0 % % 'l: (Cont I nued) 16 . Units with sueeo rt services - agree strong I y - agree somewhat - don't know - disagree son~what - disagree strongly 45 23 I7 40 18 15 Jlt. O 4 9. I 10 22.7 15 J4. I 0 0 50 20 0 50 40 32 . ) 1)8 42 . 7 J40 32.) 60 4) . 5 60 24.2 50 0 8 IJ.4 220 155 28. I 100 ,. . 5 0 46 . ) 32 . 6 21. I 0 5 5.1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 5 2.9 0 0 0 185 23.3 0 0 0 36 . 6 72 41. 9 47 47 . 5 54.2 180 22.6 260 10 . 2 22 12 . 8 15 15. 2 ). I 90 I1111e d - II.) 0 3 I. 2 16. l 11.9 28.0 12.6 25 25.0 l 7 17.0 23 23 . 0 20 20.0 15 15.0 1,0. 7 65 JS 50 27 25 27 . I )5.7 19.3 I 7. 9 )2 4) 23 7 30 . 5 41.0 21.9 6.7 20 27 15 0 25 8. 5 8 4.7 2 0.7 0 10 ).4 108 )0 Preferences for future I and use deve I opmcn t : I 7. - single faml ly residential Preferred density : large parcel (over 5 acres) - moderate size lots - average size lots - smal I size lots 120 - - - ." "' - " v, ..., 0 sing le faml ly resldentlal with some tondomlnlums and apartments new planned nel globo rhuod shopping areas liyht industrial parks and research and development enterprises 37.8 32 I). It 0 '.}0 75 Bo 0 )6.7 J0.6 32.7 0 55 Bo 50 0 25 . 9 56.0 18.1 0 28 40 31 0 28 . J Ito . It 3 I. 3 0 0 20 15 0 0 57. I 42.9 0 25 25 18 0 )6.8 )6.8 26.5 0 661 776 0 0 0 0 0 0 0 0 JS I. I 0 0 0 0 0 0 0 0 0 2 O. l 0 0 0 0 0 0 0 0 0 200 5. 7 29.7 93 It) .2 201 27.0 65 0 0 lt94 Ito 3).5 39,4 25. I 1.,0 - reservat Ion of land having unique or special natural value 175 57 . B 144 39.7 245 JB.8 73 42.2 25 33 . 3 6) 4. I 26 4. l 26 15.0 25 )).) 0 50.0 I, 392 - sand and gravi:I excavat Ion 10 - - > I . i. ( (l n t 0 15 0 259 )9 . 7 7. ,, �TABLE A-I (Cont.) BRIGHTON TO~NSHIP COH11UNITY SURVEY Zones Quest ion 16. 19, 20. -v .,,., There should Le a ''"'area dens I ty rural estate (5 - 10 acre parcel size) In some portion ~ o f the Township. - agree strongly - agree somewlhlt - don't know - disagree some'"hat - disagree strongly There Is a need for housing for To•mshlp moderat e income faml lies and senior citizen s. - agree strong I y - agree somewholt - don't know - disagree somewhat - disagree strongly No. A % C B No. % No. i E 0 No. % No. % No. J % No. 't No . t so.It 20 SI . 3 4 10 . 3 ]. 7 3 9 23 . I 3 7,7 II S 68.5 272 20 11.9 JO 5, 4 42 9 5,4 lt8 9 15 8.9 29 6l1 , 6 7. I 10 . 0 II . It 6,9 100 10 14 IS 10 67. I 6. 7 9,4 10.0 6. 7 90 29 30 10 24 '•9 . 2 125 IS.8 '•S 16,lt 28 5, 5 It] I 3. 1 30 1ts.s 18.6 11.6 19.4 0 16 . 4 10. 2 I 7. I 10.9 30 81.1 2 5. 4 0 0 0 0 5 13.5 II 52.4 4 19 . 0 3 14 . 3 3 I 4. 3 0 0 50 20 19 IS 20 110 , 3 16 . I 15,3 12. I 16.1 22 15 25 25 30 18.8 12 . 8 21. It 21.lt 25,6 15 37 , 5 It 10.0 9 22.5 4 10.0 8 20.0 4S 26 . S 65 I 3 7,6 3I 23 13.5 59 ltlt 25.9 so 45 25,9 209 15.7 7.5 14. 3 12.1 so.s ~o 19 31 30 20 3 12. 7 20.7 20,0 13,3 75 10 40 50 45 34. I 1'10 It .5 0 18.2 10 22. 7 160 65 20.5 37. 3 0 2.7 42.7 17,3 15 44. I 4 11. 7 0 0 9 26.S 6 17.6 9 42,8 It 19.0 5 23.8 2 9.5 I 0.5 42.0 12.6 16.0 8. It 21. 0 25 25 25 20 30 20.0 20.0 20.0 16.0 24.0 4 9.S 15 35.7 14 33,3 5 I I. 9 4 9.5 45 15 25 32 40 80 75 80 Bo 94 19 . 6 18 . 3 19.6 19.6 23.0 (,0 ltl . I 20 I J. 7 19 13.0 25 I 7. I 22 15. I 70 28. I 12.0 15.7 20 , I 24, I 38.6 19 , 3 11.6 11.6 19.3 19 51 . It 4 10.8 3 B. I 4 10.8 7 18.9 10 47 .6 4 19.0 3 14.J 4 19 . 0 0 0 Housing for moderate lncon-.e families and senior citizens should be privat e ly sponsored . - agree strongly so - agree somewhat 15 - don't know 19 10 - disagree somewhat 25 - disagree strongly 28 . 7 9.6 15.9 20.4 25 . 5 - Continued - I H G Ila. 65 24 IS 25 0 "' Ot % 75 . 7 5,9 9.9 5,3 3. 3 "'0 > No. II S 9 IS 8 5 11 ..... F t 3). JO 39 50 60 100 50 30 29 50 Other No. % TOTA tlo . 1 S8.8 S. 8 II . 8 11 . 8 II. 8 963 179 163 178 125 59.9 II , I 10 . I II.I 7.8 IS 41 . 7 5 13.9 4 II . I 7 19 . 4 5 13.9 501 125 225 396 ltSlt 29.5 7,3 I 3.2 23.2 26.7 14 5 4 0 9 477 258 29 . 9 16 . 2 16.4 16 . 2 21. 4 20 2 4 It It 43 . B IS . 6 12. S 0 28 . I 261 259 )'ii �TABLE A-I (Cont.) BR I GIITON TOIIN SII IP COHHUN ITV SURVEY Zones A Quest Ion 21. 22. 23. 24. No. (, 8 No. % No. 15 There Is a need for a ba I anced tax and cn,p Ioyment base In the Township supported l>y convnerclal/ off i ce/11 gh t Industrial uses. - agree strongly - agree somewhat - don't know - disagree somewhat - disagree strongly 40 25 9 30 15 JJ . 6 21. 0 7,7 25.2 12 . 6 22 28 20 0 27.3 20 . 0 25 . 5 27.3 The present type of convnerclal bul ldlngs being bui It In Township are attract Ive. - agree strongly - agree womewhat - don't know - disagree somewh,H - disagree strongly 48 0 119 11 40 32 .4 0 JJ. I 7.4 27.0 30 10 25 15 30 Traffic control should be improved along Grand River. - agree strong I y - agree somewhat - don't know - disagree somewhat - disagree stron gly 130 10 0 15 0 83 . 9 6.5 0 9.7 0 Traffic control should t,., improved along Old U.S . 2 3. - agree strongly - agree somewhat - don't know - d.i sagree somewhat - disagree stron yly 116 4 10 11 0 82.3 2.8 7. I 7. I 0 C ,, - [ 0 No . I 0\ No. I H No. J No. Other No. % % No. % No. % 26.4 0 17.5 16.2 38,7 17 48.6 9 25 . 7 4 11. 4 3 8. 6 2 5.7 9 Ii] . 11 3 15.8 4 21. I 2 10.5 I 0.5 15 0 14 9 2 % % TOTAL No. % 37.5 0 35 . 0 22.5 5. 0 545 176 274 251 362 33.9 10.9 17.0 15 . 6 22.5 30 . 3 21. 2 12. I 0 36.6 768 31.9 9 19 . I 10 21. 3 4 8.5 9 I). I 59 30 20 18 25 38.8 19 . 7 I 3. 2 11. 8 16 . 11 120 40 69 70 85 31.3 I0.4 10.0 18.0 22. I 55 3'.l 24 25 19 35 . 9 19 . 6 15. 7 15.7 12.4 120 0 35 0 35 63. I 0 0 18.4 95 0 63 58 139 27.2 9.1 22. 7 13 . 6 27. 3 50 73. 5 15 22.0 0 0 0 0 3 411.0 83 9 52.9 205 0 5.7 12 . 7 i.s 15. 9 70 12. 7 114 117. 2 0 10.11 16.1 26.3 78 119.0 4 2.5 ].O 11 15 9.5 so 31.6 JO 55 20 75 60 25 . 0 19.6 7. I 26.8 21.,. 170 30 61 29 30 53 . I 9. 4 19.1 9. 1 9.4 I 4 43.8 5 15.6 1, 12. 5 5 15.6 4 12.5 10 50.0 2 10.0 11 20 .0 0 0 4 20.0 10 7 11 0 12 243 245 367 43.6 7.8 IJ.8 13 .9 20.9 68 10 5 0 0 81 . 9 12.0 6. 0 0 0 35 58 . 3 25 Ii I. 7 0 0 0 0 0 0 110 8 15 8 0 78.o 5.7 10.6 5.7 0 335 9'i . 11 205 83.0 I. 4 22 8. 9 5 11.2 2J 8.1 15 0 0 0 0 0 0 0 0 215 15 23 15 0 80.2 5. 6 8. 6 5. 6 0 2li5 li3 35 20 15 68.li 12.0 9.8 5.6 li.2 li8 64.9 15 20.3 11 l'i . 9 0 0 0 0 25 89,3 3 10. 7 0 0 0 0 0 0 5li 88.5 l ,'i70 161 8.2 5 126 2 3. 3 58 0 0 15 0 0 80.3 8.8 6. 9 3. 2 0.8 85 20 0 20 0 68.o 16 . o 0 16.0 0 33 4 2 4 0 76. 7 9.3 4. 7 9.3 0 122 5 I3 I5 I4 72.2 3.0 ].7 8.9 8.J 280 25 23 52 35 170 25 9 20 2 75.2 II.I 4.o 8. 8 0.8 252 10 17 23 10 80 . 7 3.2 5.4 7.4 3.2 35 100.0 0 0 0 0 0 0 17 4 0 0 0 77.1 1,252 I I .Ii 116 0 78 11. 4 159 0 Bo 74.3 6.9 4.6 9. li 4.7 0 JO 20 25 20 - Cunt i nued - • G f - -- -- - --···- - N--o. -- t. % 67 . 5 6. 0 5.5 12.5 8.4 115 70.6 15 9.2 4 2.4 l •l 6. l 19 II. 7 IS . Ii 0 0 Bo. I 19. I 0 0 0 27 4 0 4 0 137 �TABLE A-1 (Cont.) BR IGftTON TOWNSHIP COMMUNITY SURVEY Zones A Quest Ion 25 . 26 . 27. .. -0 "' 00 .... 0 28 . ------ No. % B No. % C No. % E D F No . % No . 285 68.7 40 9.6 3. li 15 8.4 35 40 9.6 113 15 9 11, 0 Jlt.8 9.9 6.o 9,9 0 1611 II 97 45 49 169 55 23.3 11.6 40.5 13.2 59 15 25 II 35 110. 7 10. 3 I 7. I 7.6 24. I 110 20 17 No. % No. 71 . J 9. I 11. 5 9. I 0 133 14 IU 10 0 80 . 0 49 15 25 40 9 35.5 10 . 9 18 . I 29 . 0 6.5 % Local Township , o.1 ds m, c d I mprovcmcn t . - agrete stron9ly - agree so11,.,,-,hJ l - J on ' l J..110-, - disagree sumc.ihal - disagree stron9ly 76 25 19 10 0 !,8.S 100 . 0 74.6 1'1 10 . 4 19.2 1'1.6 IJ 9- 7 7. 7 7 5.2 0 0 0 Pr ivate road deve lopment should be approved by l hte Township. - agrete stron9ly - agree so111c-,l1 a t - don't Jo.now - di sayree somewhat - disagree · strongly 90 15 16 19 0 64.J 10 . 7 11. 4 13 . 6 0 15 20 II . 8 15.7 21 50 . 0 9 21. 1, 5 II . 9 4 9.5 3 7. I 35 18. 7 15 13 . 9 12 20 . 7 30 17 . 9 125 23.9 25 13.4 15 13 . 9 8 13 . 8 10 6.0 85 35 18 . 7 10 9.3 0 40 23. 8 60 32 . I 18 . 5 44.4 :,o .o 1,0 I 7. I 20 48 23 32 15 25.9 118 23.8 28.6 Where is a new freeway lnterchanyte needed? - Pleasant Va lley Road and 1- 96 - Spencer Road and U. S. 23 - Hi I ton Road and u. s. 23 - llyne Road and u. S. 23 - No new ones neteded Location of Ro ad improvement . 77 60 . 6 10 1-9 5 3. 9 31, 4 2 4 0 0 8. 4 6.0 6.0 0 H % I No. J % No. % Other No. % TOTJI No. % 65 . 9 12 .o ,, . 2 12 .0 6.0 37 100 . 0 0 0 0 0 0 0 0 C 22 100 . 0 0 0 0 0 0 0 0 0 27 4 II . 4 0 0 0 167 121 140 69 105 45 4) 32 50 38 , 2 16.4 15.6 11.6 18.2 18 51. 4 5 1'1 . J 6 17. I 4 11. 4 2 5. 7 10 47.6 4 19.0 0 0 7 33. 3 0 0 15 42 . 9 5 14. 3 I 2. 9 0 0 14 40.0 651 89 43,3 7.9 6.7 7 .1 35.0 188 192 321 277 40 .0 11. 5 II . 8 19 . 7 17.0 60 21. 6 so 20.5 60 I 8.4 30 27 . 3 13 20.0 10 12. 5 440 17.6 16.3 25 9.0 66 27.0 35 10.7 45 40.9 15 23. I II I 3.8 JSO 14 . 0 95 18. 2 75 2 7. O 80 32.8 90 27 .6 35 31.8 25 38.5 15 18 . 8 850 33 _9 95 123 18.2 Eo 28.R 48 24 . 8 0 25 31. 3 472 18.8 0 60 18.4 0 0 0 0 38 13. 7 19.7 0 81 23.5 12 19 2:1. 8 395 15.8 (sec special taL) (011 l No. 68 . 6 220 1,0 4. 6 39 16 . l 16 6. 7 40 3. 8 20 9 for - G % i llUC d - 10.8 18 ,,, 0 18. 5 I) 0 (j ]7.1 1,211 JO . ':J 9. 8 7. I 8. 2 4. 0 �•• TABLE A- I (Cont.) BRIGHTON TO\JNSIIIP COHHUNITY SURVEY Zones Quest Ion 29. 30 . 3 I. No. A % B No. % C No. % ~ D No. % G F No. t. ------- N•:>. 49.4 11.9 22 100.0 0 0 0 0 0 0 0 0 37 100.0 1,358 166 0 0 0 0 115 0 0 123 0 0 120 72. 2 8.8 6.1 6. 5 6.4 52.6 9.2 J.6 21. I 9.2 20 55.6 3 8. 3 0 0 13 36 . 1 0 0 62.5 225 8J.6 10.6 1.9 5 10 8. 1 3.7 20 12.5 7.4 6.3 J.J 9 220 50 25 14 30 64.9 14.7 7.4 4. I 8.8 132 97. I 4 2.9 0 0 0 0 0 0 100 64.5 25 16 . 1 s.8 9 30 19.3 0 0 J/15 55 25 JO 90 37. 7 14.3 6.5 18. 2 23 . 4 165 66.o 30 12.0 I 7 6.8 ].2 18 8.0 10 Emergency health care facilities are needed in the Township area. - agree strong I y - agree somewhat - don't know - disagree somewhdl - disagree strongly 87 20 15 0 10 65.9 I 5. 2 II. J 0 7.6 105 82.0 7.0 9 5 39.0 7.0 9 0 0 24 57. I 4 9.5 0 0 10 23 . 8 4 9.5 I 5 I 91. 5 4 24.2 0 0 3.0 5 3.0 5 255 53 '17 1,5 30 59.3 12. 3 10.9 I0.5 7.0 100 17 13 ....00. 873 210 IJ5 295 253 172 30 25 JO 30 14 33.3 4 9.5 2 4.8 II 26.2 11 26.2 ),,- I 7 50 . 0 5 14. 7 3 8.8 0 0 9 26.5 44.2 8.0 9.2 12.9 25 . 7 46.5 16. 3 14.0 15.5 7.8 - Con t i n ue d - 10 47.6 3 14.3 0 0 8 38. I 0 0 110 20 23 32 64 60 21 18 20 10 10 50.6 11. 4 7.5 17.5 IJ. I 10 45.5 5 22.] 0 0 7 31.8 0 0 46 . 5 10 . 9 10.1 17.8 I 4. 7 20 779 176 115 269 201 15 46.9 4 12. 5 0 0 13 40.6 0 0 60 14 13 23 19 78 25 20 10 30 10 37.0 4 14.8 3 II.I 10 37 .o 0 0 54.5 18.2 2.7 9. 1 15 . 9 There are no fire protection problems In the Township which would warrant expanded serv Ices. - agree strongly - agree somewhat - don't know - disagree somewhat - disagree strongly 51.9 3. 7 6.2 24.9 13 .3 r0raL % 120 Ito 5 20 35 17 % Other No. % No. 46.9 6.7 13.4 19 . 6 13 . 4 80 6 I. 5 15 II. 5 0 0 25 19.2 ]. ] 10 53.2 210 15 13 . 7 25 11. 5 14.4 IOI 54 7. 2 J No. 47.9 105 15 . 3 15 12. J 30 44 6. I 18.4 30 42.9 22. I 10. I 7. I 17.9 74 19 16 20 10 No. % 60 JI JI, 10 25 44 . 7 ].9 2 5.3 9 23.7 7 18.4 I H No. There are no police protection problems In the Township which .iOlold warrant security service~ . - agree strong Iy - agree somewhat - don't kn ow - disagree somewhat - disagree strongly 3 No. % % % ].6 16.7 14.J �TABLE 11-1 (Cont.) BRIGIITON TOWNSIIIP COHHUNITY SURVEY Zones No. Quest Ion The Township should initiate recycl ln!J prugr<1111 a11J center. - agree stronyly 32. % No. i No. '.I; Nu. r C % It Other No. t TOT~L No. % 852 132 112 144 388 S2.3 8. 1 6.9 8.8 2).8 i.o 17.4 250 0 0 73 11i.o 135 15 0 I 5. I 1,095 I. 4 8.5 2.5 4.6 0.5 37.2 42.9 0 0 41 47.7 1,269 64 5 5.C 0 0 0 43.1 2.2 0 15 6 71. 4 28.6 35 91•. 6 l, 418 l169 2 5.4 75. I 24.9 22 100.0 0 20 6 80.9 19. I I J t No. % No. 52.2 6.5 9.7 22.6 9.0 150 43 )0 48 47 47. 2 13.5 9.4 15.1 14.8 105 63.3 12 7,2 0 0 15 9.0 )Ii 20.5 139 20 15 32 38 57.0 8.2 6.1 I). I l!;.6 125 37.1 I 3 ).9 20 5.9 7. I 75 51. 9 30 0 0 0 i 83.3 0 0 0 16,7 0 3.9 2.9 2.9 1.9 39.8 0 25 8 18 0 164 0 6.7 2. I 4.8 0 4).7 0 JO 0 12 0 169 0 8.3 0 3.) 0 46.8 0 35 0 15 0 116 0 9.3 0 4.0 0 )0.9 0 25 0 0 0 60 0 18.1 0 0 0 43.S 0 15 0 0 0 25 0 21. 4 0 0 0 35.7 15 0 0 12 0 I3 150 40.0 10 2.7 0 0 150 0 0 41.6 0 0 210 0 0 55.9 0 0 5) 0 0 38.4 0 0 JO 0 0 34.9 3 2.0 8.1 30 85.7 5 I 4. 3 % No. No. % No. % No. % a - agree some..-,ha t - don't know - disagree somewhu I - disagree stron~ly 95 20 0 10 30 61.3 12,9 0 6.5 19. Ii 45 39. I 5 "· 37 25 21. 0 0 40 34.8 Bl 10 15 )5 30 69.B 4 9. 3 5 II. 6 0 0 4 9.3 ,,. ,. 20 91.0 0 0 2 9. I 0 0 0 0 32 86.5 5 I 3. 5 0 0 0 0 0 0 Kind of recreational faciliti-,s most like to see Jev-,loped of Improved. )3. - None - Playgrounds Gymnasiums - Indoor Coinmun I t y Center - Swlnmlng Pools - Parks, picnic areas - Nature trails, bridle trails, blkeways - Tennis courts - llandball/Racquetball 34. (see attachment) 35. Would you pay additional taxes for municipal serv !Les 7 - yes - no 25 15 20 5 104 0 8.5 5. I 6.8 I. 7 35-5 109 15 0 15 18 0 79 0 8.2 6.1 7.4 0 32. li 20 20 5 15 0 25 16.7 16. 7 4.2 12.5 0 20.B I. 4 5 9.6 35 4. I 15 10 2.8 0 0 135 37 .2 0 20 15 15 10 205 37. l 5. I 0 98 14 0 40. 2 5. 7 0 25 10 0 20.8 8.J 0 158 43.5 I. Ii 5 0 0 245 47.6 5 l .O 0 0 105 55 65.6 34.J 104 24 Bl. 3 18.8 38 6 86. 11 13.6 I 31, 31, 79 . B 374 20.2 100 78.9 21.0 135 24 811. 9 l 5. I 144 140 50.7 49.J 300 75 Bo.o 18.7 131 30 8 I. l1 18.6 110 20 811.6 I 5. 3 40 90,9 4 9,9 130 34 79. 11 384 20.7 Bo 82.B 17.2 120 40 75.0 25.0 218 60 78. 4 94 21. 6 75 79.7 20.3 0 0 rn Oo you belong tu an organization that wur~s to Improve condltlo11 s 7 36. - yes - no - > ' \0 f1H1l i1nwd - 0 76 . 9 1,499 354 23. I �-·-, (_ ,. '---- ) TABLE A-I (Cont.; BRIGHTON TO\INSII IP COMMUN IT~ SURVEY Zones Question 37, No. A % B No, % C No. % E 0 No, % F No. % 375 95 79 ,8 20.2 % No. 1,5 67. I 22 )2.8 200 6li No. G % I It li'o. % 335 89.) 10.7 llo. J % No. i Other No. % TOU,L No. _ l Have you tried to 9ct any groups or Township officials to do a11ylhl119 about some of the th I ngs you don't II ke In the Township? - yes - no • I N 0 100 50 66,7 3J,J 95 JS 73, 1 26,9 ,. 35 89,7 ll'i 67 .5 10. 3 55 32.5 75.8 2'i.2 i.o 30 81.0 7 18.9 22 100.0 0 0 20 66.7 1,371 10 33. J 382 78,2 21. 7 �Brighton Township Community Survey Question 8 LOCATION OF WORK (six or more respondents) Location Total A B C 10 D F ZONE G H J 10 5 15 10 2 5 10 2 5 3 8 7 Southfield 68 Brighton 60 19 12 4 Dearborn 55 12 54 5 5 3 Oetroi t 7 8 9 Farmington Hi 11 s 51 10 5 3 2 5 14 7 5 5 5 8 Livonia 47 10 3 12 Ann Arbor 34 4 9 4 9 8 3 5 7 Plymouth 3 8 5 5 10 3 Ypsilanti 23 5 2 3 6 7 Wixom 33 32 9 7 5 Milford 20 7 Farmington 14 3 4 Ster] ing Heights 13 6 Westland 13 2 Romulus 12 2 Howel 1 11 Troy 5 16 E 15 5 7 2 8 3 8 4 2 7 3 7 3 2 5 11 3 2 2 5 Novi 9 4 Lansing Milford Twp. 9 8 Auburn Hills 7 G.M. Proving Ground Birmingham 7 6 2 Mi 1an 6 2 Redford Twp. 6 2 3 2 3 3 8 Other 2 2 3 4 8 3 2 2 2 2 3 4 4 4 2 Brandon M. Rogers & Associates, P.C. 1/22/90 A-21 �Brighton Township Community Survey Question 11 WHAT ASPECTS OF BRIGHTON. TOWNSHIP ARE HOST IMPORTANT TO YOU? Stated Priority, ( 1 - Highest Priority, 8 - Lowest Priority) (Percent of Res~ondents in Townshie) L Total Responses 5.7 5 3.7 15 1. 8 7 1.9 8 1. g 17. 0 4.9 3.3 1. 8 0.9 . 0.6 1 , 014 25.9 24.3 6.4 7.0 8. J 4.7 4. 1 745 27.3 29. 1 19.7 4.4 5.9 5.2 5 .1 3.J 858 Rural Atmosphere 44.5 26.0 18.0 4.7 3. l 2.6 1.2 Low Taxes 30.0 27.7 20.0 7,5 6.9 3.3 2.8 1.9 971 Highway Acessibility to shopping/jobs 24.2 . 28.3 26.0 6. 1 4.9 4.3 4.4 1.0 938 2. 1 26.3 25.6 5,6 5.6 7.2 5.5 2.7 657 Item Large Home Sites 28.3 2 35.15 3 21.3 Good Schools 42. 1 29.5 Recreation 19.5 Security (Police) 1 945 . ._ Sense of Community with Neighbors 1 , 281 Brandon M. Rogers & Associates, P.C. 1/22/90 A-22 Page 1 o ~ 9 �Sr i l>s;~ 1 ,,n Township Community Survey on 11 LARGE HOME SITES Priorit:z: 4 9 5 5 7 7 6 2 7 2 8 2 2 2 A 23 37 3 26 B 30 35 22 C 11 12 10 D 38 45 25 2 E 34 40 28 7 3 4 5 F 24 29 30 8 3 2 3 G 31 36 20 8 4 H 39 48 25 3 2 14 17 3 8 l3 7 4 Other 15 24 5 5 5 4 TOTAL 267 336 201 54 35 28.3 35.6 21.3 5.7 3.7 2 Zon e j Percent 4 4 9 4 2 3 17 18 17 945 1. 8 1.9 1. 8 100.0 2 2 A-23 Page 2 of 9 �Brighton Township Community Survey Question 11 GOOD SCHOOLS ·-, Prioritz: ~ 2 Zone ' . 4 A 40 30 3 20 B 36 25 13 C 15 10 6 D so 33 24 5 E 66 36 19 6 F 77 41 27 5 G 56 37 25 4 H 40 40 25 4 2 10 14 6 2 3 16 10 5 4 Other 21 23 2 4 8 TOTAL 427 299 172 50 33 18 a ., 6 1,014 Percent 42. 1 29.5 17.0 4.9 3.3 1. 8 0.9 0.6 100.0 6 8 5 7 8 4 2 7 8 2 2 2 3 4 5 2 2 l ; J 3 2 2 Page 3 of 9 A-24 �Brig ht on Township Community Survey Question 11 RECREATION .1 Priority 2 4 5 3 3 6 6 8 8 2 8 A 15 28 3 18 B 19 27 16 C 4 4 7 D 6 11 20 3 E 45 38 42 18 16 15 13 13 F 6 18 24 3 6 8 5 6 G 12 9 20 3 2 7 3 4 H 11 18 14 3 6 7 6 10 lJ 5 3 3 3 2 6 8 8 2 2 Other 11 22 7 3 5 6 TOTAL 145 193 1 81 48 52 60 35 30 19.5 25.9 24.3 6.4 7.0 8. I 4.7 4.0 Zone J Percent 7 9 3 2 3 745 0. 1 100.C Page 4 of 9 A-25 �Brighton Township Community Survey Quest ion 11 SECURITY (POLICE) Pr i o.-i ty ', Zone 2 3 4 6 8 2 A 20 27 15 7 5 3 B 32 27 17 3 7 3 C 10 12 4 D 16 14 20 4 2 2 ( .J E 57 49 39 12 16 17 17 11 r· F 28 26 22 3 3 5 6 6 !I - G 11 21 18 2 2 5 4 i. H 22 27 17 6 4 4 2 2 14 14 5 4 3 5 8 11 6 Other 16 22 6 3 7 3 2 TOTAL 234 250 169 38 51 45 44 27 Percent 27.3 29 . 1 19.7 4.4 5.9 5.2 5. 1 3. 1 • 6 7 2 J , .. I ; J 2 858 ·-' A-26 �Brighton Township Community Survey Question 11 RURAL ATMOSPHERE Zone 2 3 Priorit:z: 4 5 6 3 A 77 36 22 13 3 B 39 35 12 9 5 C 34 10 4 2 D 87 45 20 4 E 113 62 58 13 11 16 F 79 50 39 3 7 2 G 33 4 20 H 37 34 32 12 6 8 21 19 5 3 3 19 10 10 Other 31 28 8 TOTAL 570 333 230 44 . 5 26.0 18.0 J Percent 7 8 11 2 3 3 60 40 33 15 1 , 281 4.7 3. 1 2.6 1. 2 100.0 Page 6 of 9 A-27 �Brighton Township Community Survey Question 11 LOW TAXES Priority 2 Zone 4 8 5 6 11 5 6 7 2 8 A 37 35 3 14 B 36 25 18 C 9 9 8 D 33 23 27 3 2 E 65 47 43 13 14 13 11 12 F 21 36 29 5 5 3 3 3 G 15 20 21 3 9 2 2 H 24 32 20 21 12 8 6 18 11 3 4 4 15 10 4 2 4 Other 18 21 4 2 6 2 TOTAL 291 269 194 73 67 32 27 18 971 Percent 30.0 27.7 20.0 7.5 6.9 3.3 2.8 1. 9 100.0 J 2 2 I - A-28 Page 7 of a �Brighton Township Cormnunity Survey Question 11 HIGHWAY ACCESSIBILITY TO SHOPPING & JOBS IN REGION •• _j Priority 2 4 4 5 7 7 A 19 35 3 24 B 24 28 16 8 C 6 8 15 2 D 26 19 17 3 6 3 E 53 57 57 16 12 14 13 F 22 36 37 11 2 4 6 G 14 23 28 4 3 H 30 21 24 6 3 8 7 13 7 6 2 3 10 10 10 2 3 Other 16 15 9 2 5 4 2 TOTAL 227 265 244 57 46 40 41 9 Percent 24 . 2 28.3 26.0 6. 1 4.9 4.3 4.4 1. 0 Zone J 5 6 4 7 4 8 J 7 938 100.0 Page 8 of 9 A-l9 �Brighton Township Community Survey Question 11 SENSE OF COMMUNITY WITH NEIGHBORS 2 6 4 9 3 7 2 8 6 3 A 4 13 3 18 B 25 25 17 C 6 4 7 D 7 16 21 2 E 36 38 38 12 15 14 13 8 F 16 22 19 3 4 8 3 4 G 10 10 18 2 2 2 H 11 17 14 2 4 4 11 12 6 3 4 4 4 6 4 2 Other 11 12 4 4 3 2 2 TOTAL 141 173 168 37 37 47 36 18 Percent 2. 1 26.3 25.6 5.6 5.6 7.2 5.5 2.7 Zone ; Priority 4 5 4 2 ~, ',, I ' j I , 7 657 Page 9 of 9 A-30 �Brighton Township Community Survey Question 28 LOCATION OF NEEDED ROAD IMPROVEMENTS (10 or more cumulative responses) Road Total A B c D t 3 7 8 33 11 Grand River 129 24 8 Old U. S. 23 Taylor 74 40 5 8 24 Spencer 40 2 Buno Hyne 37 30 Pleasant Va 11 ey 19 Lai-kins 18 Culver 16 Parklawn 14 McClements 14 Hilton Van Amberg 13 12 Corlett 12 19 4 3 2 5 5 7 3 3 ZONE ~ G R 14 8 18 10 5 5 5 12 2 15 2 5 2 5 2 J Otner 5 2 4 2 10 4 11 5 8 5 2 8 4 5 7 15 7 7 5 3 7 5 3 2 7 14 3 2 4 2 6 Brandon M. Rogers & Associates, P.C. 1/22/90 A-31 �Brighton Township Co1TYT1unity Survey Quest ion 34 PREFERENCES FOR COMMUNITY DEVELOPMENT , ~ Item Improvement of Local Roads 1 34.5 Recycling Center . ~ ~ s Total Responses 25.6 19.2 9.6 7. 1 1.9 1. 1 1. 0 1, 39S 25.6 26.9 24. 1 9.2 10.0 . 2.8 1. 1 0.2 1 , 334 29.4 28.9 19.3 8.4 10. 1 1.7 1.3 1.0 1,302 Additional Pol ice Protection 18.6 26.0 24.5 16.3 9.8 2.] ]. 4 1.3 1, 190 Addit i onal Fire Protection 16.7 26.8 22.5 15. 1 10.5 5.3 2.7 0.3 1,225 Water and Sewer 26.7 26.0 16. 1 11.9 7. 1 8.2 3.3 1.0 453 Garbage & Waste Collection ( Stated Priority, ( l - Highest Priority, 8 - Lowest Priority) (Percent of Respondents in Townshie) 2 ~ b 3 5 7 ' Brandon M. Rogers & Associates, P.C. 1/22/90 A-32 Page 1 of 7 �Brighton Township Community Survey Question 34 IMPROVEMENT OF LOCAL ROADS Priority 2 Zone 4 17 5 6 6 2 8 A 27 30 3 17 B 49 36 13 13 7 3 C 23 16 10 3 1. 3 2 D 27 27 13 14 8 5 2 E 99 60 53 26 25 2 F 69 37 45 11 8 2 G 59 36 31 12 17 H 66 48 36 9 10 3 18 24 21 13 8 2 16 19 12 8 4 2 Other 30 25 18 9 5 2 TOTAL 483 358 269 134 99 27 15 13 1,398 Percent 34 . 5 25.6 19. 2 9.6 7. 1 1.9 1. 1 1. 0 10 0 . 0 1,848 26.8 1,483 21.5 799 11.6 643 9.3 213 3. 1 112 1.6 so J GRAND TOTAL 1,754 25.4 7 2 3 2 4 3 3 0.72 6,902 100.02 Page 2 of 7 A-33 �Brighton Township Community Survey Question 34 RECYCLING CENTER • 0 .J 2 Priorit:z: 4 5 16 8 Zone A 25 33 3 14 B 28 28 23 8 11 C 18 8 7 3 6 D 20 27 17 13 2 4 3 l, E 60 79 76 24 30 6 3 ' .. F 36 55 51 13 21 G 35 38 33 9 20 H 42 34 48 15 18 12 36 24 18 12 8 2 12 i2 5 2 Other 29 21 30 8 9 2 TOTAL 341 359 322 123 134 37 15 3 1 , 334 Percent 25.6 2.6.5 24. 1 9.2 10.0 2.8 1. 1 0.2 100.0 r, J I 6 4 7 3 8 2 2 2 Page 3 of 7 A-34 �Brighton Township Corirnunity Survey Question 34 GARBAGE & WASTE COLLECTION Priori t:t 2 4 8 A 25 34 3 16 B 33 33 12 10 13 C 4 14 8 6 6 3 D 18 22 9 13 8 4 E 74 89 68 23 33 3 F 69 44 23 12 20 G 38 30 30 9 18 H 50 48 52 38 24 12 7 13 10 6 2 Other 21 28 15 8 12 TOTAL 383 376 251 109 132 22 17 12 1,302 Percent 29.4 28.9 19. 3 8. 4 . 10. 1 1.7 1.3 1.0 100.0 Zone J 18 5 6 3 7 2 2 3 2 2 12 2 8 2 2 2 2 Page 4 of 7 A-35 �Brighton Township CortlTlunity Survey Question 34 ADDITIONAL POLICE PROTECTION Priority 2 Zone 4 5 13 4 6 3 8 A 19 27 3 16 B 20 32 18 19 11 C 5 12 15 8 9 2 D 13 17 15 8 5 7 4 E 35 63 67 44 25 2 2 F 29 39 37 23 11 G 32 31 31 26 10 H 12 38 46 12 12 3 2 24 22 19 21 12 2 4 10 12 16 12 8 2 Other 22 16 12 8 10 TOTAL 221 309 292 194 117 25 ··17 15 1 , 190 18.6 26.0 24.5 16.3 9.8 2. 1 1. 4 1.3 100.0 J Percent 7 4 3 2 Page 5- of 7 A-36 �Brighton Township Community Survey Question 34 ADDITIONAL FIRE PROTECTION ., Priority 4 18 5 5 6 3 7 2 2 8 A 22 30 3 15 B 24 35 14 19 14 C 5 14 18 6 8 D 12 23 13 11 6 5 E 38 65 52 44 39 3 F 10 36 48 20 14 2 G 27 35 34 18 11 H 22 38 42 27 12 12 18 20 15 10 8 9 9 9 2 2 2 2 2 Other 24 25 18 5 8 10 7 TOTAL 205 328 276 185 129 65 33 4 1,225 16. 7 26.8 22.5 15. 1 10. 5 5.3 2.7 0.3 iOO.O Zone J Percent 2 4 6 2 2 A-37 Pa?e 6 of 7 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Brighton-Twp_Comprehensive-Development-Plan_1991 Creator An entity primarily responsible for making the resource Brandon M. Rogers & Associates, P.C., Planning Consultant Date A point or period of time associated with an event in the lifecycle of the resource 1991-06 Title A name given to the resource Comprehensive Development Plan Update Description An account of the resource The Comprehensive Development Plan for Brighton Township was prepared by Brandon M. Rogers & Associates in June 1991 with assistance from the Brighton Township Planning Commission Contributor An entity responsible for making contributions to the resource Brighton Township Planning Commission (consultant) Subject The topic of the resource Comprehensive plan publications Brighton 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/399c548568fc45c17772d2ec1e847e13.pdf 4369689e52b2c984cbf0d07d40dcd770 PDF Text Text -~~- -~~~ ,,. BRllDGEWA"Ir'FUl ~::: ~UilJDUJilJll4IJiliDuAJUl4PllwlwllUIIDQUOIIIPUiiUAl)lU@4JlllJlltJJiiiUU/JiUll*UlullDIOIIOilliilliildliia! �,- ., .-. ., •. .. Bridge\Vater To\Vnship General Development .Plan , If .-, If' .-.,. •Ir ... FROM THE LIBRARY OF/ Plann'.ng & ZJn:n~ Center, Inc~ June 1992 Prepared by the Bridgewater Township Planning Commission in consultation with the Washtenaw County Metropolitan Planning Commission �BriJgewaler ~own~hip BRIDGEWATER, MICHIGAN 48115 September 1992 Bridgewater Township Residents - Friends: Over a year ago Bridgewater Township began to review its 1980 General Development Plan. Over 300 Township households helped us by completing a survey in December. Many other people attended one or more meetings of the Planning Commission. And some citizens simply contacted Planning Commission members to express their concerns and desires. Your input was valuable and helped shape our thinking. Information on development over time, as well as maps showing physical characteristics of the land, the water, the vegetation and current uses also gave us guidance as to what seems possible in the future for our Township. This report details the choices your Planning Commission made and the direction it chose. The Bridgewater Township Board adopted the Plan June 13. This General Development Plan for Bridgewater Township is a guide to future development. It is not a zoning map or a zoning ordinance. Rather, it is to be used as a broad base to guide future zoning decisions. Because the General Development Plan deals primarily with long range needs, it is a reference to guide developers, businessmen, farmers and other residents and the Township's elected and appointed officials as they carry out their responsibilities. The Township contracted for technical assistance in the preparation of this report from the Washtenaw County Metropolitan Planning Commission. Their staff deserves a special thanks for going "above and beyond" to help the Planning Commission accomplish this plan. - Also most deserving of thanks are the members of the Planning Commission - Gabe Dull, Mark Iwanicki, Heidi Cobb, Gerald Marion, Wade Peacock, Alwin C. (Charlie) Wahl, Jr., and Leonard Dayss. Their hard work (and patience with the chairman) made possible an excellent report in a reasonable amount of time. Now comes the test of our work. This report should serve you - the residents of Bridgewater Township. If it doesn't serve you, come back to the Planning Commission with your suggestions. When it does help you, let us know so we can build on those good aspects. Sin~/iA James Fish, Chairman Bridgewater Township Planning Commission �• BriJgewaler :Jown6~ip BRIDGEWATER, MICHIGAN 48115 •.. • ! •~ ·~ • •• • • Resolution I, Karen Weidmayer, Clerk of Bridgewater Township, Washtenaw County, Michigan, hereby certify that the within General Development Plan and Map was adopted by the Township Board of township of Bridgewater, at a regular meeting held on June 15, 1992. All members of said Board were present. I further certify that Member Parr moved adoption of said plan and that Member Harlin Fraumann supported said motion. I further certify that the following members voted for adoption of the General Development Plan and Map: Douglas Parr, Supervisor; Karen Weidmayer, Clerk; Harlin Fraumann, Treasurer; Andrew Poet, Trustee; and Victor Mann, Trustee. Signed:+ a. u/.itkc:;:J Karen A. Weidmayer, Clerk Bridgewater Township �Table of Contents Introduction Purpose of the General Development Plan ....................................... 3 Why Plan? ................................................................ 3 Use of the Plan ............................................................. 3 The Planning Process ....................................................... 4 County Setting .............................................................. 6 Regional Setting ............................................................ 6 Citizen Survey ............................................................. 9 Survey Summary ........................................................... 14 The Plan Plan Format ............................................................... 19 Goals, Objectives, Strategies .................................................. 19 Agriculture ................................................................ 21 Open Space . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 Environment .............................................................. 27 Residential ................................................................ 32 Commercial ............................................................... 36 Industrial ................................................................. 39 Circulation ................................................................ 41 Community Facilities ....................................................... 44 General Development Plan Land Use Categories ................................. .47 General Development Plan Map ............................................... 49 Implementation ............................................................ 50 Supporting Data and Analysis Population ................................................................ 55 Population Projections ....................................................... 57 Household Size/Households ................................................... 57 Housing .................................................................. 57 Income Characteristics ...................................................... 57 Employment ............................................................... 61 Existing Land Use .......................................................... 61 Sewer & Water .............................................................64 Existing Zoning ............................................................ 65 Soils ..................................................................... 65 Topography ............................................................... 65 Slopes .................................................................... 65 Watersheds ............................................................... 70 Woodlands ................................................................ 70 Wetlands ................................................................. 70 Groundwater Recharge Areas ... . ............................................. 70 Circulation ................................................................ 74 Schools ................................................................... 75 Police .................................................................... 75 Fire ..................................................................... 75 �-ill • •Ill : Introduction Purpose of the General Development Plan Why Plan? Use of the Plan The Planning Process County Setting Regional Setting Citizen Survey Survey Summary �Purpose of the Plan Use of the Plan The purpose of this document is to revise and update the existing Bridgewater Township General Development Plan which was adopted in map form in 1980. In the last twelve years many changes have occurred within the Township and neighboring communities that have had an impact on Bridgewater Township. To effectively tailor planning policies and development guidelines to these changes, it is necessary to establish a written and graphic statement concerning development goals and objectives for the Township on a periodic basis. The planning process that was followed in the preparation of this plan accomplishes that task. The plan serves many functions. First, as a general statement of the Township's goals, it provides a single, comprehensive view of what the Township desires for the future. Secondly, the plan serves as an aid in dayto-day decision-making. The goals, objectives and strategies outlined in the plan, guide the Planning Commission and Township Board in their deliberations on zoning, subdivisions, and capital improvements. The Plan provides a stable, long-term basis for decisionmaking. In effect, it forms an agenda for the achievement of goals and objectives. Why Plan? The primary objective of planning is to guide future events to achieve a better environment in which to live, work and play. In other words, the purpose of planning is to aid citizens and public officials in making decisions about the future. The comprehensive plan document and map are the products of the planning process which attempt to balance community goals in order to guide the growth of the Township. The plan is not a panacea or "cure all" for potential conflicting desires of citizens and Township officials. Rather, it is a long range statement of general goals and objectives aimed at the unified and coordinated development of the Township. As such, it provides the basis upon which zoning and land use decisions are made. Bridgewater Township General Development Plan A third function the plan serves is providing the statutory basis upon which zoning decisions are based. The Township Rural Zoning Act (P.A. 184 of 1943, as amended) requires that the zoning ordinance be based upon a plan designed to promote public health, safety and general welfare. Finally, the plan functions as an educational tool. Background studies and analysis form the basis for various plan elements (along with the goals and objectives). In addition, the plan provides a statistical view of the economic, demographic, cultural and natural make-up of the Township. This analysis, coupled with a statement of development goals and objectives, gives citizens, landowners, prospective developers and adjacent communities a clear indication of the Township's vision of the future. Page 3 �The Planning Process Planning is an ongoing, cyclical process. (Figure 1) It is inherently dynamic, fluid, changing. In general, the planning process is an attempt to answer a series of questions: • What do we have I anticipate? ❖ In viewing planning as a cyclical, ongoing process it becomes'possible to make the plan a "living" document one which is flexible enough to meet changing conditions and yet firm enough to provide stable, long term guidance to decision inakers. In so doing, the planning process can become an integral part of the decisionmaking process. Research and analysis of existing conditions (population, housing, transportation, environmental, etc.) and identification of problems and opportunities. • What do we want? ❖ Determination of the Township's development goals and objectives, the Township's vision of the future. • How do we get there? ❖ The general strategies that can be utilized to create the conditions the Township desires. • Getting there. ❖ Adoption/initiation of recommended strategies to implement the plan. • Is the plan working? ❖ Page 4 Analysis of implementation results to determine if the plan is accomplishing what was originally desired. Bridgewater Township General Development Plan �• FIGURE 1 THE PLANNING PROCESS - WHAT DO WE HAVE? - RESEARCH & ANALYSIS - I WHAT DO WE WANT? • GOALS & OBJECTIVES - IS THE PLAN WORKING? - PLAN MONITORING • • GETTING THERE - PLAN IMPLEMENTATION· - HOW DO WE GET THERE? - STRATEGIES - Source: "The PLAN FOR PLANNING". Coffl)rehensive Planning Program. City ol JANESVILLE, WISCONSIN. Bridgewater Township General Development Plan Page 5 �County Setting Regional Setting Bridgewater Township is located in southwest Washtenaw County. (Map 1) Although community orientation is heavily weighted toward Clinton, Manchester, Saline, Ann Arbor and Washtenaw County, many other factors serve to define other orientations. The State of Michigan is currently divided into 13 planning regions. Bridgewater Township, located within Washtenaw County, is part of Region 1 commonly known as the South-East Michigan Council of Governments (SEMCOG). The Region consists of Wayne, Macomb, Oakland, St. Clair, Monroe, Livingston and Washtenaw Counties. (Map 1) Historically, the center of this Region in terms of population and economy, has been the City of Detroit. The Township is approximately equal distant from Jackson, Adrian and Ann Arbor and is divided by the Clinton, Manchester, and Saline School Districts. Close access.to US-12 and M-52 provide direct access for residents to Adrian, Clinton, Saline, Tecumseh, Ann Arbor, Ypsilanti and Wayne County for working and shopping. The Township itself is considered rural with a historically agricultural base. Bridgewater's picturesque topography has favored residential use and over the last three decades the Township has seen the number of residences double as the land is increasingly viewed as rural residential. Pressure for residential growth is expected to continue with agricultural uses remaining steady or declining. Page6 Although there is considerable influence from the SEMCOG Region on the Bridgewater Township area, Region II which includes Jackson, Hillsdale and Lenawee Counties has a significant regional influence when evaluating statistics relevant to place of employment and regional shopping patterns. Bridgewater Township, while not located on the extreme fringe of the SEMCOG Region, like its neighbor Manchester Township, still identifies with overlapping school districts, telephone exchanges and retail shopping centers located outside the SEMCOG region. Given the Township's geographic relationship to both SEMCOG and Region II, Map 2 identifies those areas outside of the SEMCOG region which are especially significant to Bridgewater Township residents. Bridgewater Township General Development Plan �MAP 1 County & Regional Setting Bridgewater Township General Development Plan Page 7 �MAP2 Bridgewater Township Regional Location Page8 Bridgewater Township General Development Plan �Bridgewater Township Citizen Survey In December of 1991, the Bridgewater Township Planning Commission mailed out 742 citizen surveys to all Township property owners of record at that time. Six hundred and eighty (680) surveys were actually received by Township residents. Forty four and a half percent (44.5%) or 303 surveys were returned. The survey was intended to gage the sentiment of residents and property owners on issues relating to planning and development. The following is a summary of the survey results as well as the raw answers to the survey itself. Care should be taken in interpretation not to assume that the survey results are representative of all Township residents and property owners, but representative of those Township residents and property owners that actually responded to the survey. Bridgewater Township General Development Plan Page 9 �Bridgewater Township Citizen Survey "' IX> ~ 5 A. General Information A1. Please cirde the number of the school district in which you live. 3. Manchester School District 38.0% 4. Don1 know 3.2% 1. Clinton School District 41.9% 2. Saline School District 15.5% A2. Please cirde your zip code: 48158 49.1% 48176 10.7% A3. Please answer the following for yourself and your spouse (if any). Age Sex 1=Male 2=Female Self 17-90 Avg. 50.0 M:215 F= 76 Avg. 21.7 Spouse 21-81 Avg. 48.7 M:44 F= 181 Avg. 16.8 A4. # Years Bridgewater Resident 49236 36.7% # Years Property Owner in Bridgewater 5. Other 1.4% Other 3.5% (48115, 48130, 49230, 49286) t/ if Renter # Years Education Completed (12=High School Grad., 16--College) Avg. 18.0 19 H liS. ~ S&l1.. + 2.2% 48.9% 41.4% 7.5% Avg. 13.8 yrs. Avg. 15.5 9 H liS. ~ S&l1.. + 2.3% 52.8% 36.9% 8.0% Avg. 13.6 yrs. On the lines provided, record the number from the list below that best describes your occupation (and your spouse's occupation). SefftSJ)ouse 01 . 02. 03. 04. Professional 20.0%119.2% Managerial 10.9%14.0% Skilled Laborer 17.7%110.3% Unskilled Laborer 5.8%13.1% B. Residential Attitudes B1. Which of the following are reasons that you continue to live in Bridgewater Township? (Cirde all that apply.) a. b. c. d. B2. ~ Quality of schools 21.4% Close to work 21.7% Affordable housing 17.4% Close to friends & family 31.4% B3. e. f. g. h. Like the community 49.8% Low taxes 13.0% Like rural living & the natural environment 78.3% Other 10.0% Circle the number that best describes how you feel about the rate of residential growth in Bridgewater Township. 1. Much too fast 20.0% b:l ::s. p,. 05. Farmer 12.2%12.7% 09. Student 1.0%11.3% 12. Unemployed .7%11.3% 06. Sales .7%13.6% 10. Houswife 4.8%124.6% 13. Business Owner 6.8%5.8% 07. Clerical 1.4%18.0% 11 . Retired 15.3%112.5% 14. Other .7%/.5% 08. Service Worker 2.0%/3.1% 2. A little too fast 25.0% 3. About right 48.0% 4. A little too slow 5.0% 5. Much too slow 2.0% Which lot size or density (number of houses per acre) would you prefer? (Cirde all that apply.) ~ IX> a. More than one house per acre 4.3% b. One house on 1 acre 16.7% c . One house on 2 acres 27.4% Ii ~ ~ ~ .;· i..,e.. B4. ~ ...,0 ~ ~ ::9 IX> 1:1 On what size parcel is your residence located? (Circle one number.) 1. Less than one acre 6.1% 2. One acre, but less than two 13.3% 3. Two to five acres 16.7°Ji t:I BS. d. One house on 10 acres 42.1% e . Other 14.7% 4. Six to ten acres 10.2% 5. Over ten acres 53.7% If more single family residences are added, where would you prefer they be located? (Cirde all that apply.) a. Near the Village of Clinton 44.5% b. Near Bridgewater 28.8% c. In undeveloped areas suitable for development 30.8% d. Other area 10.7% · I ----------··- I �- t:l:I ::i. p.. B6. ~ •.-----------., .• In general, do you feel that the right of the Township to regulate should come before the rights of the private landowner? (Cirde one number.) ~ ..,~ 1. Yes, always 6.0% 2. Yes, but only when the general welfare of the township can be shown 14.2% ;;3 ~ t:l c.o ..,2'. f( B7. t:l ~ "'~ ..,0 ~ Sl. ::si ~ If residential development is to continue in Bridgewater Township, which of the following would you like to see. (Cirde all that apply.) a. b. c. d. e. f. E.. t:l 3. Each case must be considered individually 38.2% 4. No, generally not 27.4% 5. Never 14.2% Large lot residential , as it is presently occuring 38.6% Higher density residential development near the Village of Clinton 19.4% Higher density residential development near Bridgewater 14.0% Single family homes dustered together, leaving open space undeveloped 18.1% Don't want more residential development in the Township 34.4% Other 6.0% C. Commercial Attitudes C1 . Which describes how you view commercial (retail and service) businesses in Bridgewater Township? (Cirde one number.) 1. Not enough 23.1% 2. About right for the size and character of the community 71.7% 3. Too much 5.2% C2. Where would you like to see future commercial growth located to serve the citizens of Bridgewater Township? (Circle all that apply.) a. Along US-12, near the Village of Clinton 40.8% b. Austin Road near Bridgewater 28.8% c. Along Bartlett Road 3.3% C3. Cirde one number from each column to identify the village and the city where you conduct most of your business. Villages 01 . 02. 03. 04. C4. d. Inside the Village of Clinton only 14.7% e. Don1 want more commercial development in the Township 32.1% f. Other area 3.3% Cities Manchester 31.7°,6 Clinton 48.5% Bridgewater 15.2% Other 4.6% 10. 11. 12. 13. 14. Ann Arbor 51.6% Tecumseh 14.5% Saline 22.2% Adrian 8.1% Other 3.6% Cirde the number that best descibes how you would feel about a small shopping center ( 4 to 6 stores) located in the Township. 1. Strongly 12.1% in favor 2. Somewhat 18.2% in favor 3. Neutral/ 19.9% no opinion D. Industrial Attitudes D1 . Which describes how you view industry in BridgewaterTownship? (Cirde one number.) 4. Somewhat 16.8% opposed 1. Not enough 18.0% 2. About right for the size and character of the community 73.0% 3. Too much 9.0% D2. '"1:1 ~ ........ Where would you like to see future industrial growth in the Township? (Cirde all that apply.) a. b. c. d. Near the Village of Clinton 33.4% Near Bridgewater 24.1% Don't want more industrial development in the Township 46.5% Other area 3.0% 5. Strongly 33.0% opposed �'ti ~ .... t.:) E. Natural Resources E1 . Which of the following best describes how you perceive the Township's natural resources (woods, wetlands, creeks, etc.)? (Cirde one number.) 1. 2. 3. 4. E2. An asset to the community that should be protected by local government 49.0% A limited resource of increasing value 22.6% Solely the responsibility of the property owners 26.2% No particular value 2.2% Should the Township consider special protective measures for any of the following? (Cirde all that apply.) a. b. c. d. Raisin River 59.5% Saline River 44.5% Wetlands 44.5% Woodlands 47.5% e. Groundwater 61.2% f. Lakes 51.5% g. Natural Open Spaces 41.1% h. Other 13.9% F. Agricultural Attitudes F1. How many a(!eS do you farm or lease? (Cirde one number.) 1. 10 - 39 acres 15.4% F2. 3. More than 100 acres 16.5% 2. 6 - 10 years 14.3% 3. More than 10 years 77.8% In your opinion, what do you consider needs more protection by the Township? (Circle one number.) 1. Agricultural land 22.1% 2. Open Space 7.4% 3. Both 48.8% 4. Neither 1 nor 2 21.7% G. Transportation G1. How many members of your household are employed outside the home? _ __ 1 =36.8% 2 =52.3% 3 =6.8% 4 : 4.1% G2. Cirde the letters which best identify where employed members of your household work. a. b. c. d. e. f. 0:, ::i. f ~ 4. Do not farm 54.2% If you presently farm 80 acres or more, how long do you plan to keep this land in agricultural production? (Circle one number.) 1. 1 - 5 years 7.9% F3. 2. 40 - 100 acres 13.9% Bridgewater Township 8.7%126 Wayne County 12.4%137 Oakland County 1.3%14 Livingston County .7%12 Jackson County 2.3%17 Lenawee County 11.0%133 g. Monroe County .7%12 h. Ann Arbor City 27.4%182 i. Ypsilanti City 10.7%/32 j. Saline City 19.7%159 k. Milan City .7%12 I. Chelsea Village 2.3%17 If one or more, continue with G2. If none skip to GS. m. n. o. p. Dexter Village 2.3%17 Manchester Village 8.0%124 Other Wash. Co. Areas 10.7%132 Detroit City 1.7%15 q. Other 12.7%138 ID ~ ,-,3 G2a. On the line beside each location you cirded at G2, please record the number of household members employed there. G3. Cirde the roads typically used by members of your household on the way to and from work. 0 ~ 1:1 ..,2'."' a. US-12 43.8% ~ b. Austin Road 52.2% c. Clinton Road 18.7"-' ~ e:.. d. Schneider Road 21.1% e. Parker Road 18.4% f. Other 14.4% t:, ~ ..,0 ~ ~ ::9 ~ G4. How far do you and each employed member of your household drive (one way) to work? (Cirde as many as apply and record the number of persons in your household who drive that distance.) a. 0-2 miles 4.3%113 b. 3-6 miles 12.4%137 c. 7-12 miles 19.1%157 d. 13-20 miles 26.8%180 e. 21-30 miles 26.8%180 t-w-.-w-1---:a-t:-l f. 31-40 miles 9.0%127 g. Over 40 miles 11.0%133 t:-- C-t: �~~-- -. -. ,--. • , ~, t:o ::t GS. f 1. Excellent ~ ~ ~ How would you describe the gravel roads in the Township? (Circle one number.) G6. .7°-' 2. Very Good 4.4% 4. Fair 39.7% 3. Good 25.0% 5. Poor 30.2% Would you support an additional millage to improve gravel roads in the Township? (Circle all that apply.) ~ ; a: a. b. c. d. "0 ~ ::, <I> a No 68.9% Yes, by increased property taxes 9.0% Yes, by special assessment based on road frontage 14.7% Yes, by other funding 8.0% t, ~ 0 "0 ..~ H. Miscellaneous H1. In general, how do you feel about the annexation of Township property by the Village of Clinton? (Circle one number.) ::, "d 1. In favor of 10.1% annexation ;- ::, 2. NeutraV 46.5% no opinion H2. Are you in favor of sewer and water being extended into the Township from the Village of Clinton? H3. If you have been a Township resident for 5 or more years, please rate how you feel the following categories have changed. Road Conditions Sarne 52.9% Better 10.2% Much Better .9% Privacy 4.9% 36.0% 56.9% 2.2% 0% Crime 4.0% 28.0% 64.0% 3.0% 1.0% Traffic 26.0% 44.4% 27.4% 1.3% .9% Natural Environment 6.3% 31.5% 57.7% 4.0% .5% H4. Would you support an additional property tax millage to improve police protection in the Township? HS. Would you support an additional property tax millage to provide trash pick-up in the Township? H6. Should the Township encourage and support the development of a public park or recreation area within the Township? (Circle one number.) H7. HS. 2. No 57.0% 1. Yes 21.7% 1. Yes 23.1% 2. No 78.3% 2. No 76.9% 3. Uncertain 23.0% Circle the number that best describes how you would feel about the building of a waste water treatment facilty to accomodate existing and future growth in Bridgewater? (Circle one number.) 1. Strongly 6.4% in favor 2. Somewhat 10.8% in favor Additional comments on Township issues: Taxes= 30.1% = Growth 29.2% Roads= 16.8% ....to 2. No 67.9% Worse 24.0% 1. Yes 20.0% "' ~ 1. Yes 32.1% Much Worse 12.0% -- "d 3. Opposed to 43.4% annexation Government= 13.3% = Clean up 5.3% Services =5.3% 3. NeutraV 26.3% no opinion 4. Somewhat 21.5% opposed s. Strongly opposed 35.0% �Bridgewater Township Survey Summary Residential Attitudes Commercial Attitudes • 23.1% of the respondents think there is not enough commercial business in the Township. • 78.3% of the respondents continue to live in the Township primarily because they like rural living, the natural environment and living close to family and friends. • 48.0% of the respondents feel that the rate of growth is about right. • 42.1 % of the respondents prefer a lot density of one house on 10 acres, while 53. 7% of the respondents live on parcels of 10 acres or larger. • 44.5% prefer more single family residences to be added near the Village of Clinton, while 30.8% • 71.7% believe there is adequate commercial busi- ness in the Township. • 40.8% support future commercial growth along US-12 near the Village of Clinton. 32.1 % do not want any more commercial development in the Township. • 48.5% consider Clinton as their Village of choice when conducting business, while 51.6% consider the City of Ann Arbor their City of choice when conducting business. prefer single family residences to be located in undeveloped areas suitable for development. • 49 .8% responded negatively to a shopping center in • How the residents feel about whether the Town- • 30.3% responded favorably to a shopping center in the Township, while 19.9% are neutral or have no ships rights to regulate should come before the rights of the private land owner: 38.2% feel each case should be considered individually, while 27.4% feel that the Townships rights generally should not come before the property owners. the Township. op1mon. Industrial Attitudes • 18.0% of the respondents feel that there is not • 38.6% would like to see large lot residential devel- opment to continue as it is presently occurring, while 34.4% don't want any more residential development. Page 14 enough industry in the Township. • 73.0% feel that local industry is about the right size and character for the community. Bridgewater Township General Development Plan �need protection by the Township, while 22.2% think neither need protection. • 9.0% feel that there is too much industry in the Township. • 46.5% do not want anymore industrial develop- ment in the township, while 33.4% would like to see future industrial growth located near the Village of Clinton. Transportation • 27.4% of the respondents work in the City of Ann Arbor; 19. 7% work in the City of Saline, and 12.4% in Wayne County. 8.7% work in Bridgewater Township. Natural Resources • 49.0% of the respondents describe the natural envi- • 26.8% (80 people) drive 21-30 miles one way to work, while the same percentage drives 13-20 miles, one way to work. 11.0% (33 people) drive over 40 miles one way to work. ronment as an asset worth protecting. • The following percentages reflect those respon- dents who favor consideration of protective measures to preserve natural resources in these geographical areas: Groundwater - 61.2%, Lakes 51.5%, River Raisin - 59.5%, Woodlands - 47.5%, Wetlands - 44.5%, Natural Open Spaces - 41.1%, Saline River - 44.5%, Other - 13.9%. Agricultural Attitudes • 54.2% of the respondents do not farm, while • 39.7% describe gravel roads in the Township as fair, while 30.2% describe them as poor. • 68.9% are not in favor of an additional millage to improve gravel roads. Miscellaneous • 43.4% are opposed to annexation, while 46.5% were neutral or had no opinion. 67 .9% are opposed to sewer extension from the Village of Clinton. • Residents living in the township for more than five years feel the following: 13.9% farm or lease between 40-100+ acres. • 77 .8% presently farming 80 acres or more plan to keep their land in agricultural production for more than 10 years. • 48.8% think that agriculture and open space Bridgewater Township Gi)neral Development Plan Page 15 �Road Conditions: 52.9% same, 24.0% worse. Privacy: 56.9% same, 36.0% worse. Crime: 64.0% same, 28.0% worse Traffic: 44.4% worse, 27.4% same Natural Environment: 57.7% same, 31.5% worse • 78.3% of the respondents do not support an additional millage to improve police protection, while 76.9% oppose a millage to provide trash pick-up. ❖ Clean Up: Clean up and beautification of community. ❖ Services: Comments about utilities, sanitation, recycling, water treatment. ❖ Government Related: Comments about annexation, property assessments, ordinances. • 57.0% say they do not support the use of tax dollars for a public park or recreation area within the Township. • 56.5% are opposed to the building of a waste water facility to accommodate future growth in Bridgewater. • General comments can be broken down according to the following citizen concerns: Taxes: 30.1%, Growth: 29.2%, Roads: 16.8%, Government: 13.3%, Cleanup: 5.3%, Service: 5.3%. Page 16 ❖ Taxes: "Too high." "Not enough services for money paid. " ❖ Growth: "Like the community the way it is. " ❖ Roadstrraffic: included comments about police. Bridgewater Township General Development Plan • • • • • • • • • • • �I •ill (ill • • • The Plan Plan Format Goals, Objectives, Strategies Agriculture Open Space Environment Residential Commercial Industrial Circulation Community Facilities General Development Plan Land Use Categories General Development Plan Map Implementation �Plan Format Goals The following pages outline the development goals and objectives of the Township. These goals and objectives were established through the planning process. During this process, the Township Planning Commission solicited public input on the problems and opportunities facing Bridgewater Township. This was accomplished through public meetings and an opinion survey which was mailed to residents throughout the Township. The Planning Commission then analyzed the responses and formulated goals and objectives designed to address the issues raised during that process. Goals should be viewed as long-range statements that are reflections of the Township's underlying values and desires. They are typically more general in nature. Next, the Planning Commission considered various strategies designed to achieve each objective. The lists of strategies following each objective are not exhaustive or mutually exclusive. They provide a broad range of options, some more feasible than others, that can be used to reach goals and objectives. They should each be viewed as one piece of the puzzle - an interlocking series of planning actions that together form the basis for eventual achievement of the development goals of the Township. Finally, it should be noted that some strategies may not be feasible given current political, legal, economic or practical reasons. While this may prevent implementation of some strategies immediately, considerations of these options in the future by the Planning Commission is possible. (Figure 2) Bridgewater Township General Development Plan Objectives Objectives are shorter term, more specific statements which are designed to partially achieve the goals. They can be thought of as one step towards meeting the goal. Strategies Strategies are specific actions which can be taken by the planning commission and board in their efforts to achieve each objective. They are definitive statements aimed at achieving specific objectives. Through this goal-objective-strategy format, a direct link has been established between Township desires (goals, objectives) and the actions necessary to achieve them (strategies). (Figure 2) In doing so, a more realistic appraisal of plan elements (goals, objectives) is anticipated. The results will be a clearer realization of the actions necessary to achieve desired goals. Page 19 �_, FIGURE 2 111ft PLANNING FRAMEWORK E 1- llf GOAL I ~ OBJECTIVE I STRATEGY Page 20 I - - I ~ - OBJECTIVE I I STRATEGY STRATEGY I I STRATEGY Bridgewater Township General Development Plan •llf •1111 • : •111 • �'1 If " "-II .. "(Ill Ill -Ill Ill • Identify prime agricultural areas within the Township where long term agricultural operations are currently located and can reasonably be sustained into the future. • Maintain zoning provisions and language that promotes agriculture as a permitted and principal use . . • Support the use of innovative zoning approaches to protect prime agricultural areas. • Support and maintain P.A. 116 Farmland appli- Agriculture Goal cations, iflocated within areas designated for agricultural uses. • Discourage the fragmentation ofland parcels Support stable agricultural areas and operations in Bridgewater Township. within rural areas. Where parcels can be split, promote zoning and platting techniques that will minimize the effects on land consumption. Objective Land Use decisions should be made with the intent of supporting existing, long term agricultural operations. Strategies • Consider forming an Agricultural Lands Com- mittee to explore and determine an interest or need to preserve prime agricultural land. Bridgewater Township General Development Plan • Consider organizing a land trust for the preser- vation of prime and unique agricultural land. Objective Discourage non-agricultural developments in active agricultural areas keeping conflicts between agricultural and non-agricultural activities to a minimum. Page 21 �Strategies • Establish zoning language that highlights the incompatibility of residential sprawl and agricultural operations. • Encourage rural non-farm residential uses to locate in clusters in order to better provide necessary rural services. zoning classification in accordance with the General Development Plan or a General Development Plan amendment. • Consider reduction of residential densities in prime agricultural areas in conjunction with innovative zoning techniques that provide incentives to protect and preserve prime agricultural land. • Where possible, establish permanent buffers of open space between urban/suburban areas and active agricultural areas. • Revise the zoning ordinance and amend the map to include an "overlay zone" of environmentally sensitive areas in which safeguards and protective measures would be required of all development within the overlay zone. • Prohibit rezonings or zoning ordinance amend- ments which allow the encroachment of suburban activities into active agricultural areas. • Amend the zoning ordinance to permit and en- courage residential clustering and flexible zoning requirements to preserve and protect agricultural land and open space. • Proposals for residential subdivisions and site condominiums should be rezoned to a residential Page 22 Bridgewater Township General Development Plan ,•. • • •1111 • • "'Ill •.. �~ '1 -II Ill • • ~ Objective Support related commercial and support activities which promote long-term agricultural areas and operations. Strategies • Maintain provisions and language in the zoning ordinance which permit farm implement, bulk feed and fertilizer operations as conditional uses in planned agricultural areas. Objective Educate residents regarding land use activities that could have negative impacts on the agricultural economy. Strategies • Promote and organize community wide forums which address relevant land use and environ mental issues. • Establish an information network between local officials and residents, through newsletters, and bulletins. Bridgewater Township General Development Plan Page 23 �rivers, ground water recharge areas, unusual topographic features, and steep slopes. • Amend the zoning map to include additional areas in the Resource Conservation District based on the identification of important natural resources or fragile lands. • Develop site plan design standards within the zoning ordinance that require maximum protection of environmental elements in the design process. Open Space Goal Support an open space system which through preservation, enhances the rural and agricultural character of the Township. Objective Support the protection of open space systems which encompass natural resources and fragile lands. • Revise the zoning ordinance and amend the map to include an "overlay zone" of environmentally sensitive areas in which safeguards and protective measures would be required of all developments within the overlay district. • Consider the use of Public Act 116 Open Space Easement applications, or a land trust to protect and preserve unique open space areas. • Develop a separate natural features protection ordinance. Strategies • Gather, maintain and update information re- garding all important natural resources and or fragile lands including but not limited to: wet lands, wooded areas, watersheds, streams, Page 24 Objective New development activity should be designed and oriented to take advantage of and preserve and protect the open space areas formed by streams, rivers, lakes, Bridgewater Township General Development Plan • • • •Ill Ill •Ill •'_. • • • �~ • • •II II •II ~ -"" ", valleys, woodlands, wetlands, steep slopes, and other natural features. Strategies Strategies • Require maximum retention and dedication of open space during site plan design, review and approval of projects. • Amend the zoning ordinance to permit and en- courage residential clustering and flexible zoning requirements to preserve and protect open space. • Restrict new development, through zoning, in areas that have been identified as having fragile lands or important natural resources. • Revise the zoning ordinance to require that a set percentage of a residential, commercial or industrial development, or the lot area of commercial and industrial lots be maintained as "open space." The percentage of open space would be in addition to existing landscape and transition strip requirements . • Develop design standards within the zoning ordinance, that through the site plan review process can be referenced so as to maintain or preserve fragile lands. • Utilize existing fragile lands or existing natural resource areas as buffer zones of open space between adjoining land uses, (i.e. housing units and agricultural operations). Objective Support open space areas and/or buffers that reduce noise, visual blight, and conflicting land uses. • Review and revise the Township zoning ordi- nance as necessary to permit and encourage alternative development designs which maximize open space (cluster housing, zero lot line construction). • Encourage the acquisition of easements on lands which are oflimited development potential, that would serve to ensure the protection of important natural resources or fragile lands (i.e. wetlands, flood plains, etc.). • Revise the zoning ordinance to create incentives for developers to provide and maintain open space areas (bonuses including residential density, floor area ratio or set back reductions). Bridgewater Township General Development Plan Page 25 �Objective Objective Support an open space network along the River Raisin that encompasses its tributaries, associated wetlands, flood plains and other natural features. Promote and establish a community awareness program within the Township that accentuates the need for open space and the natural environment associated with it. Strategies Strategies • Support continued enforcement of the current State and National wetland and flood plain protection statutes and regulations. • Promote and organize community wide forums which address relevant land use and environmental issues as they relate to open space preservation. • Consider amending the zoning ordinance to require larger setbacks from the River Raisin and its tributaries. • Establish an information network between local officials and residents with newsletters, and bulletins. • Explore the feasibility of natural river status for the River Raisin. • Encourage maximum open space retention and protection of tributaries, wetland and flood plain areas during the site plan design, review and approval process. • Explore public and private sources to finance acquisition and maintenance of public open space easements of property along designated tributaries. Page 26 Bridgewater Township General Development Plan .-, • • • • �-Ill "II • Revise the zoning ordinance to include perform- ance standards for uses which have potentially harmful environmental side effects. • Establish separate overlay districts for fragile lands and natural resource areas, outlining in the zoning ordinance specific performance cri teria for their use. • Prepare and adopt separate site plan review cri- teria which address specific environmental considerations and safeguards. Environmental Goal Protect and preserve the natural resources and features of the Township. Objective Minimize the negative impact of development on the environment. Strategies • Create and distribute standards in a developers information packet that explains Township policies and gives clear guidance on how to follow them. • Increase code enforcement inspection efforts to assure compliance with development guidelines. • Amend the zoning ordinance to permit cluster development and other innovative designs which minimize lot coverage, maximize open space and allow flexibility in accommodating environmentally sensitive areas. • Revise the zoning ordinance to require prelimi- nary site plan meetings between developers and Township officials. Bridgewater Township General Development Plan Page 27 �~ Objective Promote the protection of ground water resources from contamination and/or degradation due to potentially harmful development or land use activities. Strategies Continually update and maintain existing groundwater recharge data and base maps for use during the development review process. • Encourage the donation of ground water recharge areas to the State, Township, or a land trust. • Within the zoning ordinance, create separate site plan review criteria which incorporates ground water protection measures for developments that are of a nature that could potentially have impacts on the ground water supply. • Promote the acquisition of easements to prevent development of groundwater recharge areas. • Revise the zoning ordinance to include specific protection criteria within the existing frame work of the schedule of zoning district regulations and supplementary district regulations. • Within the zoning ordinance create an overlay zone with separate ground water recharge area protection measures which, in addition to general zoning district restrictions, must be met. • Establish subdivision, site condominium and/or planned residential development guidelines which regulate development within groundwater recharge areas. • Establish zoning ordinance language which prohibits the use of injection wells for the disposal of hazardous waste. • Encourage deed restrictions of ground water recharge areas during site plan review of proposed developments. Objective Promote the protection of wetlands from encroachment and/or degradation due to potentially hannful development or land use activities. Strategies • Amend the zoning ordinance to include a sepa- rate wetlands protection section within the supplementary district regulations which clearly details the need for the State of Michigan Department of Natural Resources (MDNR) permits prior to any development/filling activities. • • .,• w: .• , •-• 1111 •.. 1111 Page 28 Bridgewater Township General Development Plan Ill �~ '• • • • •.. -II -Ill II • Update and maintain accurate wetland data and base maps for use in the development review process. • Within the zoning ordinance create an overlay zone with separate wetland protection measures which, in addition to general zoning district restrictions, must be met . • Establish subdivision, site condominium and/or planned residential development guidelines which regulate development within wetlands. Objective Restrict development and land use within flood plains areas, including associated water ways. Strategies • Continue enforcement of existing state and federal laws concerning flood plain management. • Within the zoning ordinance create an overlay zone with separate flood plain protection measures which, in addition to general zoning district restrictions, must be met. • Establish a technical review process, to be con- ducted during site plan review, with the purpose of reviewing new developments for their impact on wetland areas . • Establish subdivision, site condominium and/or planned residential development guidelines which regulate development within flood plain areas. • Encourage deed restrictions of wetlands areas during the site plan review process. • Encourage the acquisition of easements to prevent development of wetland areas. • Encourage the donation of wetlands to the State, • Revise the ordinance to include a flood plain development section in the supplementary district regulations which clearly detail State of Michigan restrictions and sets forth Township regulations regarding development within flood plain areas. Township, or a land trust. • Within the zoning ordinance, create separate site • Revise the zoning ordinance to have specific setback and protection measures within the existing schedule of district regulations and/or supplementary district regulations. Bridgewater Township General Development Plan plan review criteria which incorporate flood plain protection measures. Page 29 �• Encourage deed restrictions of flood plain areas during the site plan review process. • Within the zoning ordinance, create separate site plan review criteria which incorporates woodlot or forest area protection measures. • Encourage the donation of flood plain areas to the State, Township, or a land trust. • Encourage the acquisition of easements to pre- vent development of forest areas. • Encourage the acquisition of easements to prevent development of flood plain areas. • Encourage deed restrictions of forest areas during the site plan review process. Objective Encourage the conservation of woodland areas. Strategies • Within the zoning ordinance, create an overlay zone with separate woodland protection measures, in addition to general zoning regulations, which must be met. • Revise the zoning ordinance to include specific protection criteria for woodland areas within the existing framework of the schedule of zoning district regulations and supplementary district regulations. • Encourage donation of forest or woodlot areas to the State, Township, or a land trust. Objective Limit development on steep slope areas throughout the Township. Strategies • Within the zoning ordinance, create an overlay zone with separate steep slope protection measures, in addition to general zoning district regulations, which must be met. • Within the zoning ordinance adopt site plan • Establish site plan review criteria for subdivi- sions, site condominiums and/or planned residential developments aimed at protecting large woodlots. review criteria which specifically details performance requirements for the development of steep slopes. • Encourage the acquisition of easements to prevent development of steep slope areas. Page 30 Bridgewater Township General Development Plan • �' I "Ill 1111 II II II • Encourage deed restrictions of steep slopes during the site plan review process. • Encourage the donation of steep slope areas to • Establish zoning language which prohibits secondary gravel and/or accessory operations, i.e. asphalt plants, concrete plants and similar operations. the State, Township, a land trust or conservancy. • Consider an overlay zone technique which exam- Objective Reduce the negative impact of sand, gravel, and other extractive operations. Strategies ines the sphere of influence or impact of sand and gravel extraction operations on existing land use activities. • Increase code enforcement/inspection efforts to assure compliance with development guidelines. • Maintain Township ordinances regulating min- ing, excavation, stockpiling, quarrying, processing and the dumping/disposal of off site soil and/ or comparable material. • Work closely with the Washtenaw County Road Commission in evaluating haul routes and the associated long-term impacts to roadways and adjoining land use activities. • Maintain Township efforts which require existing sand and gravel operations to obtain a conditional use permit for continued operation along with approved restoration plans. Objective Oppose sanitary landfills of any type or classification. Strategies • Maintain Township policy which emphasizes the incompatibility of sanitary landfills with longterm land use goals. • Establish adequate facilities for recycling along with educating Township residents to the longterm benefits of reducing the waste stream vs. inefficient use of landfill space. • Evaluate the adoption of"sunset provisions" which would set time and/or unit extraction limits for sand and gravel operations. Bridgewater Township General Development Plan Page 31 �• Support the incorporation of site planning into the project design process. • Encourage a mixture of housing types when and where appropriate (i.e. near the Village of Clinton boundary). • Consider design standards within the zoning ordinance which will accommodate accessory uses or home sharing opportunities as an alternative way to address emerging housing needs. • Encourage the location of new residential devel- Residential Goal Consider residential development that is compatible with the Township's agricultural and rural character and meets the needs of its residents. opments adjacent to existing public facilities and service investments (utility systems, schools, and recreational opportunities). Objective Limit residential densities to not more than 1 dwelling unit per acre outside of potential sewer service areas . Objective Support adequate and affordable housing for the existing population, anticipated population growth, and households with special needs. Strategies • Support efforts to rehabilitate existing housing. • Support the use of cluster housing in the design Strategies • Support and maintain zoning provisions and language which stipulate a maximum density of one dwelling unit per acre in the Rural Residential Zoning District. • Require residential uses to locate on soils which can permanently support on-site utilities, of residential areas. Page 32 Bridgewater Township General Development Plan • • •w • :_, • • •Ill • • I �minimizing the need for future municipal water/ wastewater utility extension or the need for a package treatment facility. • Amend the zoning map to accommodate Subur- ban Residential only in accordance with the General Development Plan, and only upon receipt of a rezoning petition. • In accordance with the General Development Plan, maintain and support a Rural Residential Zoning District (one dwelling unit per acre). • Rezoning of additional land to Rural Residential will be in accordance with the General Development Plan, and only upon receipt of a rezoning application. • Amend the zoning ordinance to include language and provisions that encourage residential developments of two or more dwelling units per acre to locate, as a first priority, in areas that can be served by municipal sewer and water. • In the near future, create a joint preliminary and final development review process with the Village of Clinton, that facilitates intergovernmental input prior to annexation, when annexation is a prerequisite to providing municipal services to a · proposed development. • Amend the zoning ordinance to permit and en- courage residential clustering and flexible zoning regulations to preserve and protect agricultural land and open space. Objective Consider locating suburban residential (1-4 dwelling units per acre) in areas that are as a first priority, located within a potential area to be served by municipal sewer and water. Strategies • Amend the zoning ordinance to include provi - sions for a Suburban Residential Zoning District (1-4 dwelling units per acre). Bridgewater Township General Development Plan • Coordinate planning efforts when large projects are located along political boundaries and can effect more than one governmental unit. Objective Support innovative housing and site design which increases open space opportunities and decreases negative impacts both visually and physically between the built and natural environment. Page 33 �Strategies • Amend the zoning ordinance to permit and en- courage cluster, single family attached, zero lot line, and semi-attached dwellings within suburban residential areas (two to four dwelling units per acre). • Amend the zoning ordinance to require a pre- preliminary site design meeting between developers and the Township Planning Commission for the purpose of soliciting comments regarding innovative housing designs and site layout. • Through the zoning ordinance, develop stan- dards to serve as a guide for developers which outlines the Townships vision of what innovative housing is. • Ensure that development proposals adequately reflect necessary right-of-ways to accommodate planned road improvements, or extensions in the site plan approval process. • Review set back/yard requirements to provide for better project/site design. Objective Minimize the conflicts between rural non-farm residential uses and agricultural operations. Page 34 Strategies • The extension of municipal utilities should be limited to properties within a potential or planned sewer service area. • Consider forming an Agricultural Lands Com- mittee to explore and determine an interest to preserve prime agricultural land. • Consider the reduction of residential densities in prime agricultural areas in conjunction with . innovative zoning techniques that provide incentives to protect and preserve prime agricultural land. • Amend the zoning ordinance to permit and en- courage residential clustering and flexible zoning regulations to preserve and protect prime agricultural land and open space. • Proposals for residential subdivisions and site condominiums should be rezoned to a residential zoning classification in accordance with the General Development Plan or a General Development Plan amendment. • Amend the zoning ordinance, establishing design standards requiring buffers of open space between rural non-farm residential uses and intense agricultural activities. Bridgewater Township General Development Plan ., ., ., ., ., .-, • • • • �, , , -"II "• •Ill Objective Minimize residential sprawl by discouraging premature fragmentation ofland parcels within rural areas. Strategies • During the site plan review process for subdivi- sions, site condominiums, and planned residential developments (PRD's) establish provisions for open space which is held as common space in perpetuity, not available for further subdividing. • Amend the zoning ordinance to permit and en- courage residential clustering and flexible zoning regulations to preserve and protect prime agricultural land and open space. RES . OF CALEB BROWN. sec 5 BRIDGE WArER TP MICH • Rezone property to residential zoning districts only as it conforms to the General Development Plan and not for the purpose of economic speculation. • Investigate the adoption oflot split regulations within the zoning ordinance . Bridgewater Township General Development Plan Page 35 �under the commercial zoning district. Those commercial uses not typically associated with an agricultural/rural environment, should be removed or categorized as conditional uses. • Re-evaluate conditional uses permitted in agricul- tural districts, to ensure that they are compatible with rural areas versus being more suited to commercial or light industrial zoning. Objective Commercial Consider new commercial developments with the first priority being that they are located within areas with the potential to be served by municipal sewer and water. Strategies Goal Consider commercial activities that meet the needs of Township residents and are compatible with and required by a rural and agricultural lifestyle. Objective Consider compatible commercial uses that are associated with agricultural operators. Strategies • Amend the zoning ordinance to include language and provisions that encourage commercial developments, as a first priority, to locate in areas that are served by municipal sewer and water. • In the near future, create a joint preliminary and final development review process with the Village of Clinton, that facilitates intergovernmental input prior to annexation, when annexation is a prerequisite to providing municipal services to a proposed project. • Update and amend the zoning ordinance to establish a comprehensive list of permitted uses Page 36 Bridgewater Township General Development Plan -•1111 Ill • • • • • • • • �• •II II II II II II II • • ~ Coordinate planning efforts when large projects are located along political boundaries that can effect more than one government. • Work in conjunction with the Washtenaw County Road Commission to discourage curb cuts for individual commercial projects and to encourage combined drives, and service drives. • Support and maintain a commercial zoning district on the zoning map and language and provisions for a commercial district in the zoning ordinance. • Develop performance standards to be included in the zoning ordinance for commercial uses, which have potentially harmful environmental side effects associated with them. • Accommodate rezoning land to commercial only upon receipt of a rezoning petition and when in accordance with the adopted or amended General Development Plan. Objective Provide adequate safeguards to minimize the negative impacts of commercial activities on roads, adjacent land uses and the environment. Strategies • Revise the zoning ordinance to require a prelimi- nary site plan/design meeting between developers and Township Officials. • Ensure that development proposals adequately reflect necessary right-of-ways to accommodate planned road improvements, or extensions in approved site plans. • Prepare and adopt a separate site plan review ordinance, that is more comprehensive and addresses environmental concerns. • Prepare an information packet for developers that outlines Township policies and gives clear guidance on how to follow them. • Increase landscaping/visual barrier requirements in the zoning ordinance between commercial establishments, adjacent properties, and right-ofways. • Revise the zoning ordinance and amend the map to include an "overlay zone" of environmentally sensitive areas in which safeguards and protective measures would be required of all commercial developments within the overlay zone. • Increase code enforcement/inspection efforts to assure compliance with development guidelines. Bridgewater Township General Development Plan Page 37 j �Objective Prevent "strip development" for commercial land uses along roadways. Strategies • Develop standards or guidelines which detail graphically what the Township's "vision" of a given corridor is to be (i.e. US-12, Austin Road, Clinton Road, etc.). • Establish "Area Plans" for designated corridors within the Township to ensure balanced, welldesigned development. • Review set back/yard requirements to provide for better project/site design, service drives, and innovative parking layout. • Work in conjunction with the Washtenaw County Road Commission to reduce the number of curb cuts permitted for individual commercial developments and to encourage the use of combined drives and service drives to serve adjacent properties. • Revise the zoning ordinance to increase land- scaping/visual barrier requirements between commercial establishments and adjacent properties and right-of-ways. • Amend the zoning ordinance and map to include a "visual ov;rlay district" which would include separate landscaping and screening guidelines for a given corridor. • Consider the relationship of adjacent land uses during the site plan review process, encouraging service drives, combined curb cuts and coordinated parking areas to ensure a cohesive appearance. • Revise the zoning ordinance to require prepreliminary site plan/design meetings between developers and Township officials. Page 38 Bridgewater Township General Development Plan ., • • •.. •Ill • • • • • ~ �~ ---II II II II • " " and provisions that encourage light industrial developments to locate, as a first priority, in areas that are served by municipal sewer and water. • In the near future, create a joint preliminary and final development review process with the Village of Clinton, that facilitates intergovernmental input prior to annexation, when annexation is a prerequisite to providing municipal services to a proposed development. • Coordinate planning efforts when large projects Industrial Goal Consider light industrial development that is compatible with the rural and agricultural character of the Township. are located along political boundaries that can effect more than one governmental unit. • Support and maintain a light industrial zoning district on the zoning map and language and provisions for a light industrial district in the zoning ordinance. • Review all permitted light industrial uses in the Objective Consider new light industrial developments with the first priority being that they be located within areas with the potential to be served by municipal sewer and water. Strategies • Amend the zoning ordinance to include language Bridgewater Township General Development Plan zoning ordinance to determine if they are compatible with a rural and agricultural community. Those that are not should be removed or categorized as conditional uses. • Accommodate light industrial uses only upon receipt of a rezoning petition and when in accordance with the adopted or amended General Development Plan. Page 39 �1111 Objective Provide adequate safeguards to minimize the negative impacts of industrial activities on roads, adjacent land uses and the environment. Strategies • Revise the zoning ordinance to require prelimi- nary site plan/design meetings between developers and Township officials. • Ensure that development proposals adequately reflect necessary right-of-ways to accommodate planned road improvements, or extensions in approved site plans. • Prepare an information packet for developers that outlines Township policies and gives clear guidance on how to follow them. • Increase landscaping/visual barrier requirements in the zoning ordinance between industrial establishments, adjacent properties and right-ofways. • Revise the zoning ordinance and amend the map to include an "overlay zone" of environmentally sensitive areas in which safeguards and protective measures would be required of all industrial developments within the overlay zone. • Develop standards or guidelines which detail • Consider the relationship.of adjacent land uses during the site plan review process, encouraging service drives, combined curb cuts and coordinated parking areas to ensure a cohesive appearance. • Develop performance standards to be included in the zoning ordinance for uses which have potentially harmful side effects to the environment. • Prepare and adopt a separate site plan review ordinance, that is more comprehensive and addresses environmental concerns. graphically what the Township's "vision" of a given corridor is to be (i.e. US-12, Austin Road, Clinton Road, etc.). Ill Ill Ill Ill • Establish "Area Plans" for designated corridors within the Township to ensure balanced, welldesigned development. 11111 • Review set back requirements to provide for • -Ill better project design, service drives, and innovative parking layouts. • Increase code enforcement/inspection efforts to assure compliance with development guidelines. Page 40 --Ill -Ill Bridge'l"ater Township General Development Plan Ill �• Work in conjunction with the Washtenaw County Road Commission and the Michigan Department of Transportation to do the following: II -II II II II II II II reduce the number of curb cuts for individual developments. ❖ encourage the use of combined driveways and service drives to service adjacent properties. • Prepare an information packet for developers that outlines Township policies and gives clear guidance on how to follow them. II II ❖ Objective Circulation Goal Encourage a transportation network which facilitates an efficient internal movement of vehicles and pedestrians within the Township and into the surrounding regional transportation network. Objective Minimize development on Township roads. Strategies • Revise the zoning ordinance to require preliminary site plan/design meetings between the developer and Township officials. Bridgewater Township General Development Plan Retain unpaved roads where appropriate in rural areas of the Township. Strategies • Pursue designation of natural beauty road status for appropriate unpaved roads throughout the Township. • Direct road improvement funds toward maintain- ing and upgrading existing paved and unpaved roads. • Explore alternative means of funding circulation improvements via communication by Township officials with appropriate county, state and federal agencies. Page 41 �Objective Strategies Reduce and keep to a minimum the number of curb cuts on major roads in the Township (i.e. US-12, Austin Road, Clinton Road, etc.). • Review setbacks/yard requirements for all zoning Strategies • Inventory and assess all potential traffic hazard • Revise the zoning ordinance to require prelimi- nary site plan meetings between developers and Township officials. • Work in conjunction with the Washtenaw County Road Commission to r·educe the number of curb cuts permitted for individual developments and to encourage service drives to serve adjacent properties. • Develop corridor specific area plans which re- quire designated performance standards, including minimal curb cuts for proposed development projects. • Put together a developers information packet that outlines Township policies and gives clear guidelines on to follow them. districts to provide for better project/site design, service drives, and innovative parking layouts. locations: roads, intersections, bridges. • Coordinate with the Washtenaw County Road Commission to assure that the proper right-ofways are acquired for road improvements, and for new developments. • Require developer fin~ncing of road extensions/ improvements to service new developments with subsequent dedication of improvements/extensions to the public. • Study the need for and consider adopting a private road ordinance. Objective Support alternative means of transportation. Strategies Objective Support improved circulation patterns, alleviation of potential traffic hazards, and the reduction of congestion on major roads. Page 42 • Require construction of public sidewalks in residential developments of more than one dwelling unit per acre. Bridgewater Township General Development Plan - �• Encourage a network of rural bikeway routes in appropriate locations throughout the Township. • Allow adequate car pool facilities in appropriate areas of the Township. RES. OF" -Z. , T . STARR . :sec. ~ 1 . l/,.ID.Elltl,.T E/lf ".,,cw Bridgewater Township General Development Plan Page 43 �• Consider, when needed, contractual arrange- ments with the Washtenaw County Sheriffs Department to provide added police protection as residential development increases. • In relation to the Townships general police pow- ers, maintain and update (when growth dictates) a zoning administrative function regarding both regulation and enforcement. Objective Community Facilities Goal In conjunction with school district administrators promote long-term planning for school sites or facilities to accommodate future student populations. Strategies Maintain current public facilities and support the improvement of services which accommodate the needs of all Township residents. Objective Provide for fire and police protection for the entire Township. Strategies • Prepare and adopt site plan review provisions, which address the impact of new and expanding residential development on local school system capacity. Notify the appropriate school district when various projects are approved. Objective Recognize and preserve areas of historic significance throughout the Township. • Evaluate service area needs to ensure adequate fire protection for Township residents. • Continue mutual aid agreements with adjacent communities. Page 44 Strategies • Inventory and document significant historic buildings and features as they exist within the Township. Bridgewater Township General Development Plan �-II .. .. "" " • Amend the zoning ordinance to include site plan review criteria for historic Township buildings, residential properties, farmsteads and other features that may be impacted by new or expanding development. • Consider historic preservation standards under the supplementary regulations section of the Township zoning ordinance. Objective Promote recreational opportunities for Township residents. Strategies • Coordinate recreational opportunities through the County Parks Department and the area school districts. • Encourage the dedication of parkland or other natural resource lands during the site plan review process for all major developments. Objective Encourage solid waste recycling facilities that meet current and projected Township needs. Strategies • Monitor existing conditions concerning solid waste issues. • Cooperate with existing State, County, and local groups to plan solid waste facilities. • Through local education, establish effective recy- cling operations to reduce the solid waste stream. Objective Within the Township, consider adequate package treatment facilities or the extension of municipal water and/ or sewer only where such services are required for specific land use activities and to protect the health, safety and welfare of the residents of Bridgewater Township. Strategies • Acquire detailed information from the Villages of Clinton and Manchester in regard to the capacity of their waste water treatment plants. • When appropriate, consider establishing a water/ sewer district map. • The expansion of an established water/sewer district should only be done after a comprehensive evaluation of the currently adopted General Development Plan. Bridgewater Township General Development Plan Page 45 �• -.. "" General Development Plan Land Use Category Definitions The land use categories, as decribed below, are a direct reflection of the goals and objectives as stated within the General Development Plan. Based on stated goals and objectives, it is intended that the General Development Plan Map will guide the community's decisions regarding future growth and development. There are nine planned use categories designated on the General Development Plan Map. (Map 3) The following section details the definition and intent of each category. Agriculture Planned agricultural areas are intended to accommodate and support stable, agricultural areas and operations in appropriate areas of the Township. The conservation of important agricultural lands is a primary goal of this land use designation. Rural residential land use within this district is considered reasonable where it does not threaten or conflict with viable agricultural operations. Recreation Areas within the Township where recreational activity is considered the primary long-term use of the land. The property may be under either private or public ownership. Bridgewater Township General Development Plan Low Density Rural Residential (1 dwelling unit or less per acre) This land use designation is intended to provide singlefamily housing in areas with soils that are suitable for on-site septic fields and domestic water wells. It is designed to preserve the rural character and natural features of the Township and accommodate low density single-family housing in areas not intended to be serviced with municipal sanitary sewer and water. Low Density Suburban Residential (1-4 dwelling units per acre) This land use designation is intended to provide a range of housing opportunities for the existing population along with anticipated future population growth. Depending on the timing of development and its location to municipal sewer and water, it may exist at density levels ranging from 1 to 4 dwelling units per acre. This residential category is designed to preserve the rural character and natural features of the Township, while at the same time tries to anticipate areas that might be served by municipal sanitary sewer and water. Suburban Residential will create a suburban character at densities greater than 1 dwelling unit per acre. While, the emphasis in this area is on single-family detached units, the township encourages and supports innovative housing design (attached, cluster, etc.) to ensure retention of open space and the protection of natural features. Page 47 �Commercial This land use designation is intended to provide suitable locations for general retail, service and office establishments. These types ofland uses shall be compatible with the overall agricultural and rural residential character of the township. Concentration of these areas, within the Bridgewater hamlet area is desired to provide a more focused community center. Municipal (public) sewer and water is considered a prerequisite for new commercial development. Light Industrial Lands designated for this category are intended to serve the needs of intensive commercial, research and light industrial operations. The grouping of these types of uses and prevention of an influx of incompatible uses is intended. Municipal (public) sewer and water is considered a prerequisite for new light industrial uses. Public and Quasi-Public Areas designated for public and quasi-public uses provide for establishments which are purely governmental as well as joint publir/private facilities. The location of these areas and the necessary utilities to serve them are dependent on the function each facility serves. Page 48 Important Natural Resource Areas These are areas that are considered as predominant and important resources selected to be shown on the General Development Plan Map. This category highlights the River Raisin and its surrounding wetlands, and significant woodlots, Iron Creek and its surrounding wetlands and woodlots, and Columbia Lake, Joslin Lake, Schaffer Lake and their surrounding wetlands, woodlots and creeks. Not all significant natural resources and fragile land features are shown on the General Development Plan Map. The resources shown on the map in this category were considered very dominant natural resource features in the Township. Other natural resource and fragile land features are shown on the various Natural Feature and Fragile Land Overlay Category Maps. Natural Resource/ Fragile Lands Overlay Categories Lands designated within overlay categories are considered to be an important natural resource area and/or fragile land. Performance standards for the development of such areas are proposed to be outlined within the zoning ordinance and followed during the design phase of a development project. During the review process careful consideration should be given to the long term impacts of development within these locations. The overlay categories include woodlands, wetlands, areas of steep slope, and areas of ground water recharge. Bridgewater Township General Development Plan �FREEDOM ~- - - c,·::•c-=,,-==ccBEc"M "';IS= =';== =c;===;,f-- \ rw~ :: , f==-,=-:==~== ======~ •\ ------ -,- - ~ ~ MAP3 _\\ ~ v,._ C'~~:i! ~ GENERAL DEVELOPMENT PLAN D ,.,....,.. I I ~ t [I] LOW DENSITY RURAL RESIDENTIAL U :..,J r .:~.... ,;r,,L; I I D LOW DENSITY SUBURBAN RESIDENTIAL (1- .. U.lJ ?ER ACRE) I Lj 0 z ~-.c::"•=··· ,, - A.GRICULTURE RECREATION CJ COMMERCIAL LIGHT INDUSTRIAL PUBLIC B QUASI PUBLIC ~ IMPORTANT NATURAL RESOURCE AREA - II II "" MAJOR ARTERIAL MINOR ARTERIAL 19 < ,,< ."' < (? ~ ~ LI ::: ~ WIL LO W ; COLLECTOR This map does not show the OVERLAY CATEGORIES which ore a portoflhe Genera/ Devo/opoment Plan as shown in the text.The OVERLAY CATEGORIES are available at this scale on separate sheets. Overlay Categories: I I:; 11 I. STEEP SLOPE 2. WOODLAND 3 , WETLAND 4. GROUNDWATER ~ ;o ~ 29 0 X CERTIFICATION DRA IN This is to certify that this is the Bridgewater Townsh ip General Deve lopement Pion adopted by the Bridgewater Township Planning Commi ssion on June 8, 1992 TOWNS HIP CLERK -- -+------- -+- - t? LENAIV[[ Cu1;,.,,r1 BRIDGEWATER TOWNSHIP Bridgewater Township General Development Plan CL 1N10-Y HACK it/ WASHTENAW COUNTY METROPOLITAN PLANNING COMMISSION Page49 �Implementation The general development plan serves as the broad framework within which the Township will guide future land use. Implementation of this plan will require the ongoing efforts of Township officials, Planning Commissioners, Board of Appeals members, neighboring agencies and Township citizens. The effectiveness of the plan therefore relies upon the diligence with which its provisions are acted upon. The various tools available to implement the provisions of the plan (goals and objectives) have already been listed as the strategies available to achieve each objective. These strategies are, in effect, the options available to the Planning Commission and Board as they move to act upon the Goals and Objectives of the Plan. Specific strategies (options) available to the Township for implementation of the general development plan include but are not limited to the following: • Existing Township Ordinances ❖ ❖ Zoning Subdivision • Building Code Provisions Page 50 • Adoption of separate Township ordinances ❖ Ground water recharge ❖ Slopes ❖ Wetlands ❖ Woodlands ❖ Site plan review • Existing State Laws ❖ Downtown Development Authority Act (P.A. 197, 1975) ❖ Conditional Land Transfer Act (P.A. 425, 1984) ❖ Natural Rivers Act (P.A. 231, 1970) ❖ Inland Lakes and Streams Act (P.A. 346, 1972) ❖ Soil Erosion and Sedimentation Control Act (P.A. 34 7, 1972) ❖ Local River Management Act (P.A. 234, 1964) ❖ Farmland and Open Space Preservation Act (P.A. 116, 1974) ❖ Environmental Protection Act (P.A. 127, 1970) ❖ Economic Development Act (P.A. 338, 1974) ❖ Public Improvements Act (P.A. 188, 1954) ❖ Goemare-Anderson Wetland Act (P.A. 203, 1979) Bridgewater Township General Development Plan Ill -.. Ill Ill .. Ill �• Development of a Capital Improvements Plan. • Publication of a "Development Guide" information handbook outlining Township development policies and guidelines. • Cooperative efforts with adjacent communities, county, state and federal agencies. • Township acquisition of easements and/or property. The plan was designed to be flexible by being adaptable to changing circumstances without weakening established goals and objectives. The effective implementation of this plan will require long term cooperation and effort on the part of Township officials, staff, developers, landowners and citizens. An informed and involved citizenry is therefore essential to the success of this plan. To this end, efforts should be made to increase and simplify notification procedures to ensure that a broader spectrum of the Township's citizens are informed of pending land use decisions. • Utilization of deed restrictions to protect fragile areas. II " -II -Ill Ill • Millage increases to finance desired improvements. It should be noted that the above list of options is not in any ranked order. Nor is it exhaustive. These are the most common and feasible options currently available to the Township in implementing this plan. As new legislation and court action occurs it is entirely feasible that new options will be available while some existing ones will be altered or eliminated. Specific discussion of how each of these options can be used to achieve objectives is included in the "Strategies" sections of this plan. Bridgewater Township General Development Plan Page 51 �• • Supporting Data and Analysis Population Population Projections Household Size/Households Housing Income Characteristics Employment Existing Land Use Sewer & Water Existing Zoning Soils Topography Slopes Watersheds Woodlands Wetlands Groundwater Recharge Areas Circulation Schools Police Fire �Introduction The discussion of Bridgewater Township's future begins with an examination of its demographic and economic profile, existing land use and other characteristics. What follows is an inventory and analysis of the social, economic and physical characteristics of Bridgewater Township. This information will be used as a guide in the process of updating the Bridgewater Township General Development Plan. The male-female ratio of Bridgewater Township remained stable between 1980 and 1990. In 1980, females comprised 50.3% and males 49.7%. in 1990, the percentages reversed only slightly with females representing 48.7% and males 51.3%. The population continues to be entirely white. According to the U.S. Census Bureau, there were no blacks and only five residents of other races or ethnic origin living in Bridgewater Township. \ Population Bridgewater Township experienced a small decline in population during the past decade. According to the U.S. Census Bureau, the Township's population was 1,304 in 1990. This represents a numerical decrease of 67 or -4.89% from 1980 when the population was 1,371. When comparing population growth in adjacent communities Bridgewater is most like Sharon Township. Sharon Township did not decline in population but increased by only 3 or .22%, with a 1990 population of 1,366. Sharon Township's 1980 population was 1,363 in 1980. (Table 1) Between 1980 and 1990, the median age of residents in Bridgewater Township increased from 30.1 to 37.4. Aging of the population in Bridgewater Township mirrors a national trend due to the aging of the "baby boom" generation. Bridgewater Township General Development Plan Page 55 .....J �Table 1 Total Population & Households Bridgewater Township, Adjacent Communities and Washtenaw County Population Households Number Change Percent Change Number Change Percent Change Bridgewater Twp. 1,371 1,304 -67 -4.89 423 451 28 6.62 Freedom Twp. 1,436 1,486 50 3.48 486 536 50 10.28 Manchester Twp. 1,540 1,739 199 12.92 488 586 98 20.08 Saline Twp. 1,221 1,276 55 4.50 382 412 30 7.85 Sharon Twp. 1,363 1,366 3 0.22 414 462 48 11.59 Manchester Village 1,686 1,753 67 3.97 617 651 34 5.51 Washtenaw County 264,740 282,937 18,197 6.87 92,937 104,528 11,591 12.47 2,342 2,475 133 5.70 904 929 25 2.80 Clinton Village (Lenawee County) Source: U.S. Census Bureau, 1980 Census of Population & Housing 1990 Census of Population & Housing Page 56 Bridgewater Township General Development Plan • : ... �Population Projections C : Population projections, although never exact, provide an indication of anticipated changes in the population that can act as a guide in estimating future needs of the Township. SEMCOG population projections for Bridgewater Township are shown in Table 2. These projections prepared before 1990 Census figures were released, were part of SEMCOG's Regional Development Forecast, dated June, 1990. The projections indicate population growth for Bridgewater Township and adjacent communities through the year 2010. The projections place the Township's population at 1,406 for the year 1990 and 1,591 for the year 2010. Household Size/Households : II II Between 1980 and 1990, Bridgewater Township's household size decreased from 3.24 persons per household to 2.89 persons per household (-10.8%). While household size declined, the actual number of households increased from 423 to 451 during the same time period. This represents a numerical change of 28 or 6.6%. This mirrors a national trend of more, but smaller, households. (Table 3) There has been little change in the percentage of family households between 1980 and 1990. In 1980, family households represented 86.3% of all households. In Bridgewater Township General Development Plan 1990, the figure was 83.1%. Additionally, the percentage of female-headed households represented 7.4% of all family households in 1980. In 1990, the percentage of female-headed households represented 6.1 %. This is in contrast to the national trend of increasing numbers of female-headed and non-traditional households. Housing All of Bridgewater Townships's residential stock is on large lots. There are no 1-acre subdivisions presently located in the Township. All residential units in the Township rely on individual septic systems and wells. Bridgewater's residential construction has been slow but steady in the last decade. According to SEMCOG, 37 residential building permits were issued between 1980 and 1989. SEMCOG data shows that an additional 7 residential permits were issued for 1990. 1990 Census figures indicate that the total number of housing units increased by 7.4% since 1980. Income Characteristics Per-capita income levels have increased steadily in Bridgewater Township, the surrounding communities and Washtenaw County. (Table 4) Bridgewater Township's per-capita income was $8,676 in 1979 and $13,865 in 1987. This represents a numerical increase of $5,189 or over 59.8% between 1979 and 1987 according to data from the Michigan Information Center. Page 57 �Table 2 Population Projections Bridgewater Township and Adjacent Communities 1990-2010 Change 1990 - 2010 Bridgewater Twp. 1,476 1,543 Freedom Twp. 1,412 1,458 1,529 1,603 1,684 272 19.3 Manchester Twp. 1,680 1,746 1,811 1,874 1,963 283 16.8 Saline Twp. 1,305 1,338 1,404 1,471 1,542 237 18.2 Sharon Twp. 1,595 1,630 1,679 1,735 1,795 200 12.5 Manchester Village 1,702 2,013 2,050 2,083 2,107 405 23.8 Source: SEMCOG (Southeast Michigan Council of Governments), Regional Development Forecast, June 1990 Page 58 Bridgewater Township General Development Plan �Table 3 Household Characteristics Bridgewater Township 1980-1990 # Change 1980-1990 %Change 1980-1990 Total Housing Units 445 478 33 7.4 Number of Households 423 451 28 6.6 Family Households 365 375 10 2.7 Non-Family Households 58 76 18 31.0 Female Headed Households 27 23 -4 -14.8 3.24 2.89 -0.35 -10.8 Persons Per Household Source: U.S. Census Bureau, 1990 Census of Population & Housing Bridgewater Township General Development Plan Page 59 �Table 4 Income Estimates Bridgewater Township, Adjacent Communities and Washtenaw County Per Capita* Income 1979 Per Capita* Income 1987 Bridgewater Twp. Median Household** Income 1979 Median Household*** Income 1989 $25,139 $44,922 Freedom Twp. 8,085 13,280 22,069 40,625 Manchester Twp. 8,519 13,798 24,718 40,123 Saline Twp. 8,418 14,456 24,420 46,136 Sharon Twp. 7,444 10,627 23,555 46,797 Manchester Village 8,337 14,167 21,632 34,479 Washtenaw County 8,703 14,245 20,696 36,307 • Michigan Information Center Data •• U.S. Census Bureau, 1980 Census of Population & Housing ••• U.S. Census Bureau, 1990 Census of Population & Housing Page 60 Bridgewater Township General Development Plan • • • • �Ill Ill Ill -II • • • • • Compared to the County's per-capita income figures, Bridgewater Township's per-capita income is lower, but compares well to its neighboring communities. In 1989, the median household income in Bridgewater Township was $44,922 compared to $25,139 in 1979. This represents an increase of 78.7% or $19,783 since 1979. Employment According to the Michigan Employment Security Commission, the annual average unemployment rate in 1990 was 6.9% in Bridgewater Township. The 1990 Washtenaw County annual average was 4.6% and the State of Michigan figure was 7.5%. In July 1991, the unemployment rate in Bridgewater Township was 8.6%. ln July 1991 the County's rate of unemployment was 5. 7% and the State figure was 8.6%. The 1990 Census indicates that the Township's workforce was well represented in all occupational categories. (Table 5) homes along the roads, especially at road intersections. A major concentration of single-family homes is located at the intersection of Boettner and Austin Roads in Bridgewater Hamlet. A significant number of farmsteads are still active. They are well dispersed but tend to be concentrated in the central portion of the Township east of Clinton Road. The majority of land in Bridgewater is characterized by agricultural land and large lot residential uses . The majority of Bridgewater Township's commercial uses are small and dispersed throughout the Township. A concentration of commercial and one industrial use are located in Bridgewater Hamlet. While there are no 1-acre lot, platted subdivisions in the Township there are several clusters of single-family Existing land use in Bridgewater Township is identified onMap#4 . Existing Land Use Bridgewater Township General Development Plan Page 61 �Table 5 Employment by Occupation & Industry Bridgewater Township & Washtenaw County 1990 Bridgewater Township Washtenaw County Occupation: Managerial and Professional Technical, Sales & Administrative Support 168 25.7 46,980 31.2 Service 49 7.5 19,413 12.8 Farming, Forestry & Fishing 57 8.8 1,697 1.2 106 16.2 11,633 7.6 2 0.3 542 0.3 Operators, Fabricators & Laborers 119 18.2 15,105 9.9 Totals 653 100.0 151,680 100.0 Precision Production Craft, Repair Private Household Occupations Ill Industry: Agriculture, Forestry, Fisheries, Mining Construction 36 5.5 5,480 3.6 Manufacturing 210 32.1 26,647 17.6 Transportation 8 1.2 4,068 2.7 Communications & Other Public Works 9 1.3 1,893 1.2 Wholesale Trade 18 2.7 3,917 2.6 Retail Trade 74 11.3 23,335 15.4 Finance, Insurance & Real Estate 28 4.3 7,216 4.7 Business & Repair Services 25 3.8 6,937 4.6 Personal, Entertainment, Recreation Services 15 2.3 5,253 3.5 Professional & Related Services 157 24.0 60,739 40.0 Public Administration 14 2.5 4,052 2.7 Totals 653 100.0 151,680 100.0 Source: U.S. Census Bureau, 1990 Census of Population & Housing Page62 : ... •Ill Bridgewater Township General Development Plan • • • • • • �II II II • • •II rwp FREEDOM BEMIS :: o• ... '\ - - - , - ---'r - - - . ' 2 '.', ~ , - MAP4 EXISTING LAND USE 1990 iflisw.. ~. o; 0 ' 0 '-" T J 1· 10 .LAKE, , ~ I 0 ~ °" 11:LAC.ER 12 I \"' I ~ I L:..:J SINGLE FAMILY RESIDENTIAL r •J SINGLE FAMILY ATTACHED Q:J MULTIPLE FAMILY I [:"{J MOBILE I ~ FARMSTEAD t 0 I I 14 15 - HOME COMMERCIAL /0 FFICE SALIN [ \ 0 AUN o 0 r BRIOGCll",4TER ~ ~ . 19 21 ~ ~ ;:; DRAIN h . •I ~ I • I ~ z 4 0 ~ ,o· I ~ '-r-:"·. ,j ,, \ .. . ' - ~L 0 \- 26° ."' '"~ I 1·::,~· :-~ • 1·. t ' "l, o::; I'. 0 e • \J.[, .r • ::::·:."··:%!{ ·_l o WILLOW > ~ I ~~ 24 HOELZ£R ~ ~ 22 I I ,,", ~i COMMERCIAL RECREATION t-2J D LJ RECREATION PUBLIC 8 QUASI- PUBLIC TRANSPORTATION, COMMUNICATION 8 UTILITIES INDUSTRIAL/ RESEARCH ~ EXTRACTIVE ID I oJ SCHOOLS [ _J AGRICULTURAL 8 VACANT CHURCH j4t.,,,.,,£ ~J + 36 -- ·+------L [NAW E [ COUN TY . V -+---- 1.,l lN TO N o HACK Tlt P. WASHTENAW COUNTY BRIDGEWATER TOWNSHIP Bridgewater Township G1lneral Development Plan METROPOLITAN Pl.ANNJNG COMMISSION Page 63 �Sewer and Water Currently, municipal sewer and water does not exist in Bridgewater Township. All single family homes and commercial and industrial establishments are served by private wells and septic fields. Both the Villages of Manchester and Clinton currently operate their own waste water treatment plants. The Village of Manchester is about 1/2 mile from Bridgewater Townships western border via Austin Road, while the Village of Clinton borders Bridgewater Township in the southeast comer (sections 32, 33) and is located in Lenawee County. Currently, neither Village is planning to expand there sewer and water into Bridgewater Township. It is prudent, however, to document current policy and existing situations. Village of Manchester The Village of Manchester has recently finished an upgrade in capacity to their waste water treatment plant. The plant has several hundred thousand gallons of capacity. The sewer line extends about as far as Hibbard Street, approximately 4,000 feet from Bridgewaters western border. The Village of Manchester is serving a manufactured home site (116 units) that is being constructed on the Village's northeast side. Page 64 Taking into account the possible extension of sewer and water to the east, beyond the boundary of the Village of Manchester, Manchester Township has recently planned the area between the Village and Bridgewater Townships western border for Rural Residential, 1-10 dwelling units per acre. Depending on the timing the area could develop either with or without municipal sewer and water. Manchester Township has made a clear policy statement that in the future this area will not remain agricultural. According to the Village of Man-chester they have no plans at this time to annex a portion of Manchester Township. Village of Clinton The Village of Clinton has approximatly 150,000 gallons of sewer capacity left in the waste water treatment plant that was upgraded in 1975. This equates to approximately 500 single familty homes. Clinton does not plan to upgrade the capacity of their plant until at least 2003. The Village of Clinton's current policy is not to serve any new areas outside the Villages curent boundaries. Annexation would have to take place for sewer and water to be extended. Annexation is possible, across county lines, with the permission of the Washtenaw County Board of Commissioners. At this time the Village of Clinton has no plan to annex any portion of Bridgewater Township or Bridgewater Township General Development Plan • • �•II any other areas. Village Council policy is for Clinton to retain its small town atmosphere and to serve its own needs first, within the current boundaries. Locations of Sewer and Water as they relate to Bridgewater Township: Clinton Road: 225 feet south of the Townships border. Both sewer and water available. Michigan Avenue: 2,500 feet from the Township. Both sewer and water available. Bartlett Road: 4,400 feet from the Township if road right-of ways are followed in Michigan Avenue and Bartlett (Matthews Highway). Sewer and water serves Busches Value Land on Michigan Avenue . Existing Zoning Existing zoning districts are detailed on Map #5. II II Since 1980, the Township has approved 11 requests for zoning changes. Eight of these changes have been for text changes, two changes were from agricultural to commercial and one for residential to agricultural. • Soils • •II Information derived from the Washtenaw County Soil Survey was used to develop Map #6 "Limitation to Residential Development Without Public Sewers." This map shows the soils that have slight and moderate Bridgewater Township General Development Plan limitations to residential development. While a large portion of the Township appears to have severe limitations this does not always preclude residential development. A perk test is needed to determine the ability of the soil to absorb water and filter household waste. Additional soil characteristics that were used to determine the limitations include the soil's load-bearing capacity, shrink-swell potential, and slope stability. All of these characteristics will, to some degree, affect residential development. Topography Bridgewater Township's topography is primarily the result of glacial activity. The highest point is 1,010 feet above sea level, located in the northeast 1/4 of Section 19. The lowest point is 820 feet above sea level and is located in the southwest 1/4 of Section 13. Topographic features are represented on Map #7. Slopes A slope is a natural or man-constructed land incline. Natural slopes are prominent in western Washtenaw County and Bridgewater Township were moranic hills were created during glacial times. As a result of existing topography, areas of steep slope occur throughout the Township. Map #8 shows areas Page65 �7 - - - "'·: ;•., 7.-=="',~t•"",sc=='r= 'ffF£00 <U ==i==;i-- lJ T .t P ----ir==-,,,,===l===-=c===r=="'~' - - - - - - --'T ~ - _ . , MAPS ZONING MAP BRIDGEWATER TOWNSHIP as of 6-1-92 I I I ... t ~ I I 14 '-G? I " I R IVER [BJ [EI] [BJ [BJ AG RIC ULTURAL ONE FAMILY RURAL RESIDENT IAL CONVENIENCE COMMERCIAL DISTRICT INDUSTR IAL 8NIOG£WA 'C 19 21 22 HOELZER I WILLO W i l lz 1! CERT IF ICAT\O~\ 30 i~ THIS IS TO C ERTi FY THAT THIS IS THE OFFICIAL ZONING MAP REFERRED TO IN SECTION 3.03 OF THE ZONING ORDINANCE OF BRIDGEWAT ER TOWNSHIP WASHTENAW COU NTY, STATE OF MICHIGAN, PASSED AND ADOPTED BY THE TOWNSHIP BOARD OF BRIDGEWATER TOWN SHIP THI S 15th DAY OF SEPTEMBER, 1960 ~~ I RON l6 L,._• .,. L~_ TOWNSHIP SUPERVISOR . I?' -----\--------- -+---/ TNIUtl [ i:OU' I", 1.,I INTON TOWNSHIP CLERK HACI< f HP WASHTENAW COUNTY BRIDGEWATER TOWNSHIP Page 66 METROPOLITAN Pl.ANNING COMMISSION Bridgewater Township General Development Plan �• • • • • -Ill ~- FREEDOM - - ·•=::•,,-,-==cc•,="' •1'c=s=';===i===::i-- !i rw1 ,. =-===l=s~~=====r===='~\ - - - - - - 7 - . 0 MAP6 _\\ ~ ?-, w c;. ,. ~ LIMITATIONS TO RESIDENTIAL DEVELOPMENT WITHOUT PUBLIC SEWERS ~g 2 AUST IN + ~ :: ~ w ~ ~ 10 m z ~ w r LAX'\ dl-C",:;. 12 I ' " ~; • 1 I I BUR MEISTER0 t I I " I Olf,41/V I " I DRAIN IaaJ ISLIGHT '~ .. & MODERATE LIMITATIONS DRAIN 36 0 m w z Source: USDA- Soil Conservation Service HACI< -m~- I -= -• Bridgewater Township General Development Plan Page 67 �FR££OOM MAP? TW~ TOPOGRAPHY & MAJOR WATERSHEDS CONTOURINTERVAL10FEET BR IDGEWATER - - - WATERSHED BOUNDARY '"°; l ( I DRAIN Source: USGS - • Page 68 Bridgewater Township General Development Plan • • •1111 �• • • -Ill -Ill Ill Ill FREEDOM :I' \ MAP8 STEEP SLOPE OVERLAY CATEGORY 2 AUSTIN 10 ~ i ~ ·' ~ 11 + LAKE d'GSL/N~ JOSLIN 12 \ BURMEISTER- " DRAIN B RIDGEWATER DRAIN • ✓ - I., IAREAS WITH A SLOPE OF {· 24 0 oil,. MORE THAN 12% J 1 z 29 DRAIN , 36 Source : USDA- Soil Conservation Service 0 m ~ z HACK BRIDGEWATER TOWNSHIP Bridgewater Township General Development Plan p,_, 90 Dr WASHTENAW COUNTY METROPOLITAN Pl.ANNING COMMISSION Page 69 �where the slope is 12% or greater. Depending on soil characteristics and existing vegetation, this category of slope is considered vulnerable to excessive erosion and/ or runoff. Special performance criteria should be considered for development in these areas. Destruction of this resource should be discouraged. Open Space, recreational land, and in certain instances, low density residential uses may be appropriate to preserve this resource. Wetlands Watersheds Bridgewater Township is within the River Raisin, Saline River and Macon Drain watersheds. (Map #7) The major wetlands in Bridgewater Township are delineated on Map #10. Wetlands on this map are a composite of wetlands from the WCMPC Fragile Lands Report (1981) and the U.S. Fish and Wildlife Inventory Maps. The composite of wetlands is meant to be a complete inventory, but by no means exhaustive. Some wetlands in the Township may fall under the jurisdiction of the Michigan Department of Natural Resources (MDNR) and the Goemaere-Anderson Wetlands Protection Act (PA 203, 1979). This act has specific permit and protective measure criteria which must be followed for activities affecting wetland's covered by the Act's regulations. Specific actions affecting wetlands may or may not be within the MDNR jurisdiction. Prior to initiating any activity that may negatively affect or impact a wetland, the MDNR should be contacted to insure that proper protective measures are taken. Woodlands Woodlands are a valuable natural resource. They stabilize soils, and slow runoff and erosion resulting from heavy rains, winds and flooding. Woodlands also affect local climate by moderating extremes in temperature. Woodlands in Bridgewater Township are depicted on Map #9. Page 70 Groundwater Recharge The Fragile Lands Report indicates areas within the Township that are major water recharge areas. (Map #11) Water recharge areas are areas of high surface and sub-surface permeability. High permeability de- Bridgewater Township General Development Plan • • • 11111 �- FREEDOM MAP9 WOODLAND OVERLAY CATEGORY n~====~='-'=.k=c~B ~ ~ ~ .g ~ /j ~ lr=;.=;,======·•~LLO~•~ ~ ~ ===~I •~ .. WOODLANDS Source : MIRIS, 1990 Aerial Photos CUUloJfY CLINION " tt P ~,=~~- I -•-== I= Bridgewater Township General Development Plan Page 71 �·-:-8(MIS I MAP10 WETLAND OVERLAY CATEGORY I• ~ .,.I ·~I • - I o,..,.., BRAUN '---BRIDGEWA rE'R . NO 2 DRAIN I • IWETLANDS • \ • ::> " ti 15 t; II!=====·"=LO=•~ "I • 30 , Source: US Dept. of Interior, 1990 Aerial Photos. BRIDGEWATER TOWNSHIP Page 72 "'_..,"" WASHTENAW COUNTY METROPOLITAN PLANNING COMMISSION .......... -------- Bridgewater Township General Development Plan • • • • • • • • • • • " " �I I -1- - - ·•: -- :! I BEMIS FREEDOM rw,: MAP 11 GROUNDWATER OVERLAY CATEGORY I -I • • • " ' + LAKE JOSU~ <19~ 12 I ~ . ";:_ I I BUR MEISTER' t I I I " I ORAIN :::~ ~ ~ ; GROUNDWATER RECHARGE AREAS MOST SENSITIVE TO POLLUTION ~ WILLOW IF=========~====!/ z ; 0 g z 30 29 DRAIN 36 Source : WCMPC - - -+------- - +---£? L£NIJ IY££ CUI/NTt CLINTON HACK ·11.p WASHTENAW COUNTY METROPOUTAN PlANNlNGCOMMIS&ON f: I _ . __ _ __ _ J Bridgewater Township General Development Plan Page 73 �creases the amount of time it takes for water to flow through the soil to the actual groundwater table. This time is often insufficient to adequately filter out most natural and man-made pollutants. Therefore, longterm and potentially harmful contamination of groundwater supplies may result. Locations designated as groundwater recharge areas should be carefully monitored and safeguards should be implemented to ensure that no new development has a detrimental impact on the groundwater supply. Unfortunately, monitoring groundwater recharge and potential pollution problems is an extremely costly task. Circulation The majority of the Township's roads are rural and unpaved. Paved roads within the Township include: Austin Road, Boettner Road, Clinton Road, and Schneider Road. U.S.-12 is a paved Federal Highway. According to the Washtenaw County Road Commission the following improvement is scheduled for Bridgewater Township: Bridge replacement at Bartlet Road south of Allen Road. 1980 and 1990 Washtenaw County traffic data were examined to compare 24-hour traffic counts over a ten year period. Traffic counts for designated roadway stations are as follows (numbers indicate vehicle counts over a 24-hour period): Austin Road east of Boettner Road 1980 - 2,381 1990 - 3,921 Austin Road west of Boettner Road 1980 - 2,283 1990 - 3,605 Austin Road east of Clinton Road 1980 - 1,999 1990 - 3,705 Clinton Road north of the City of Clinton 1980 - 1,225 1990 - 1,583 Clinton Road south of Austin Road 1980 - 562 1990 - 1,135 Ernst Road north of Austin Road 1980 - 194 1990 - 390 Kaiser Road south of Austin Road 1980 - 139 1990 - 303 McCollum Road north of US -12 1980 - 55 1990 - 107 Schneider Road north of Austin Road 1980 - 532 1990 - 1,446 Source: Washtenaw County Road Commission Page 74 Bridgewater Township General Development Plan • • • �US-12 east of Lima Center Road 1981 - 7,100 1989 - 12,900 Source: Ann Arbor - Ypsilanti Urban Area Transportation Study Committee State Police Bridgewater Township is in closer proximity to the Adrian State Police Post but is technically in the State Police Patrol Area of the Ypsilanti Post. Fire As evidenced by the data above, increases in average daily traffic counts have occurred on Township roads over the last decade. As growth and development continues in and around Bridgewater Township, daily traffic will increase on area roads. ~ "• : • Currently, Bridgewater Township receives fire protection from the Manchester Village and City of Clinton Fire Departments. Aid is also received from the City of Saline. Schools Bridgewater Township is split into three school districts: Clinton Community Schools, Manchester Public Schools, and Saline Area Schools. County Sheriff Law enforcement is provided by the Washtenaw County Sheriff's Department. 911 emergency calls for the County Sheriff are routed to the Sheriffs Department at the County Service Center on Hogback Road in Superior Township. New equipement is planned to make 911 routing in the Clinton _p hone exchange more efficient. Bridgewater Township General Development Plan Page 75 �•- • Bridgewater Township Township Board Douglas Parr, Supervisor Karen Weidmayer, Clerk Harlin Fraumann, Treasurer Vic Mann, T_rustee Andrew Poet, Trustee Planning Commission James Fish, Chair Gabriel Dull, Vice Chair Heidi Cobb, Secretary Mark Iwanicki Gerald A. Marion Wade Peacock Alwin Wahl Jr. Coordinating Agency Washtenaw County Metropolitan Planning Commission 110 N. Fourth Avenue Ann Arbor, Michigan 48107 (313) 994-2435 WCMPC Staff Participation Ralph R. Pasola, Senior Planner Christopher C. Vincent, Graphic Arts Coordinator ·Karen d. Paterson, Graphics Planning Specialist � 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 Bridgewater-Twp_General-Development-Plan_1992 Creator An entity primarily responsible for making the resource Bridgewater Township Planning Commission, Bridgewater Township, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1992-06 Title A name given to the resource Bridgewater Township General Development Plan Description An account of the resource The Bridgewater Township General Development Plan was prepared by the Bridgewater Township Planning Commission in consultation with the Washtenaw County Metropolitan Planning Commission Contributor An entity responsible for making contributions to the resource Washtenaw County Metropolitan Planning Commission (consultant) Subject The topic of the resource Master plan reports Bridgewater Township (Mich.) Washtenaw County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/dad4a91c24ae4a6bf95511f92fdbb0b0.pdf 8131124ce4963eb0071fb91984bc9287 PDF Text Text �DEC City of _Boyne City · 1986 COMPREHENSIVE PLAN FROM THE LIBRARY OF flanning & Zon ing Center, Inc. Prepared by Johnson Johnson & Roy/inc . .Planning/ Landscape Architecture/ Urban Design May 1980 •• I / / �• • ACKNOWLEDGEMENTS TECHNICAL ADVISORY COMMITTEE Timothy J. Clifton, City Manager Keith Fitzpatrick, Mayor Thomas Garlock, City Clerk John Hess, Planner, County of Charlevoix Catherine Jessup, City Commissioner Marvin Lading, Planning Commission Donald Toffolo, Chairman, Boyne City Planning Commission BOYNE CITY PLANNING COMMISSION Donald Toffolo, Chairman Dorian Adgate Florida Bowman Bruce Janssen Marvin Lading Dale Parsons Kate Schaf er Richard Sharer Lewis Upton This document was prepared by: Johnson, Johnson & Roy/inc. 303 North Main Street, Ann Arbor, Michigan 48104 2 �ill • • • • • • - TABLE OF CONTENTS TITLE PAGE ACKNOWLEDGEMENTS 2 TABLE OF CONTENTS 3 LIST OF FIGURES 7 LIST OF TABLES 8 PARTI. PLAN DEVELOPMENT INTRODUCTION 10 HOW YOUR PLAN IS ORGANIZED II HOW THIS PLAN WILL HELP BOYNE CITY 12 HOW YOUR PLAN WAS PREPARED 14 COMMUNITY SETTING 15 REGIONAL INFLUENCES ON BOYNE CITY 16 BOYNE CITY'S CURRENT SITUATION 19 COMMUNITY ISSUES AND OPPORTUNITIES 25 COMMUNITY ISSUES AND OPPORTUNITIES 26 BOYNE CITY'S SOCIO-ECONOMIC SITUATION Your Community's Population Boyne City's Economy YOUR COMMUNITY'S PHYSICAL FEATURES 26 26 27 Boyne City's Public Utilities Circulation 28 28 29 31 31 32 32 Natural F ea tu res 33 Boyne City's Neighborhoods Boyne City's Businesses Boyne City's Industries Parks and Open Spaces 3 �• • • • • • • • • GROWTH OPPORTUNITIES Land Use Projections Where Can Growth Occur? 33 34 37 BOYNE CITY'S LAND USE PLAN 40 YOUR COMMUNITY'S LAND USE PLAN 41 COMMUNITY DEVELOPMENT STRATEGY 41 YOUR NEIGHBORHOODS AND HOMES 43 43 46 50 50 53 57 57 58 60 60 61 66 66 67 69 69 70 Goals, Objectives, Policies, Programs Area Recommendations YOUR COMMUNITY'S BUSINESSES Goals, Objectives, Policies, Programs Area Recommendations BOYNE CITY'S INDUSTRIES Goals, Objectives, Policies, Programs Area Recommendations BOYNE CITY'S NATURAL FEATURES Goals, Objectives, Policies, Programs Area Recommendations BOYNE CITY'S UTILITIES Goals, Objectives, Policies, Programs Specific Recommendations CIRCULATION IN BOYNE CITY Goals, Objectives, Policies, Programs Specific Recommendations IMPLEMENTATION STRATEGIES 75 INTRODUCTION THE PLANNING PROGRAM PLANNING AND CITY GOVERNMENT City Administration Planning Commission Goal Application Annexation 4 75 76 77 77 78 79 79 �• • • • • • • • • CODES AND ORDINANCES Zoning 80 80 Subdivision Regulations 82 Site Plan Review 83 Building Code 83 CAPITAL IMPROVEMENTS 83 Relationship with the Comprehensive Plan 84 Preparation of the Capital Improvement Program Monitoring the Program 84 85 Importance of the CIP for Boyne City 85 FEDERAL AND STA TE FUNDING PROGRAMS 86 PART II. BASIS OF THE PLAN PROFILES 94 POPULATION 95 GROWTH TRENDS 95 FORECASTS 97 GENERAL CHARACTERISTICS 99 ECONOMY 101 GENERAL ECONOMIC CONDITIONS MANUF ACTURlNG 104 RETAIL/SERVICE SECTORS 106 EMPLOYMENT PROJECTIONS 107 EXISTING LAND USE IOI I 11 RESIDENTIAL LAND USE 114 COMMERCIAL LAND USE 115 INDUSTRIAL LAND USE 116 PUBLIC/SEMI-PUBLIC LAND USE PARKS AND OPEN SP ACES 117 117 UNDEVELOPED LAND 121 5 �• • • NATURAL FEATURES 122 GEOLOGY 122 TOPOGRAPHY 123 SOILS 125 WATER RESOURCES 125 PUBLIC UTILITIES 127 SANITARY SEWER 127 STORM WATER SEWER SYSTEM WATER SYSTEM 129 SOLID WASTE CIRCULATION " I 130 133 134 ROADWAYS 134 RAIL FACILITIES 135 AIRPORT 135 APPENDIX 138 FOOTNOTES 139 REFERENCES 141 6 �LIST OF FIGURES FIGURE Regional Context 17 2 The Role of Your Community 22 3 Expected Land Use Change 36 4 Growth Opportunities 38 5 Generalized Land Use - 2000 42 6 Linking the CBD with the Boyne River 54 7 Lake Street Shopping Center Site Improvements 56 8 Waterfront Concept Plan 63 9 Enhancing the Pedestrian Character at Veteran's Memorial Park 65 IO Street Classification System 71 II Roadway Standards 74 I2 Existing Land Use I 12 13 Public Properties 118 I4 Development Constraints 124 15 Sanitary Sewer Syst em 128 I6 Stormwater Sewer System 131 I7 Water Line System 132 • • 7 �LIST OF TABLES TABLE Land Use Projections - 2000 35 2 Housing Programs 87 3 Commercial/Industrial Programs 90 4 Recreation Programs 92 5 Population Trends for Selected Areas, 1910 - l 970 96 6 Population Projections for Selected Areas, 1980 - 2000 98 7 Employment Patterns for Selected Areas, 1970 I 03 8 Income Distribution, 1970 I 05 9 labor Force Projections, Boyne City 108 IO II 12 13 Employment Projections, Boyne City 109 Land Use Breakdown for Boyne City, 1979 113 Inventory of Parks and Open Spaces 119 Airport Operation Forecasts 137 • 8 �E 0 ING 5 25 BO E ITY LANDUSE PLA 40 �INTRODUCTION �HOW YOUR PLAN IS ORGANIZED This Comprehensive Plan is organized into two major parts. Part I, called "Plan Development," covers all introductory and analytical material required to develop the Generalized Land Use - 2000 map. Also included in Part I is a description of the Plan according to major land use categories. For each category, guidelines and recommendations are provided that outline ways future change and growth should be managed. Recommendations concerned with implementation strategies conclude this section. Part II is called the "Basis of the Plan" and covers all technical information that supports the Plan's recommendations. Because it is not essential to wade through this material to understand the document's recommendations, it has been placed in its own section and can be used for reference purposes. Please bear in mind, though, that the information in Part 11 serves as the cornerstone of your Comprehensive Plan. II �HOW THIS PLAN WILL HELP BOYNE CITY All communities are faced with change. Some are being forced to grow, to become urbanized, while others are struggling to stay alive. Even those communities which are neither growing significantly nor gradually fading from the urban scene must cope with pressures that threaten to make them something else than what they are or want to be. Your community is no different than any other. Changes are occurring constantly, as a quick drive around Boyne City will prove. develop in your community are more Just as importantly, pressures to intense than ever. Several major developments are being talked about by investors, an indication that additional change of significant magnitude is imminent. The people of Boyne City want to have a say in how these changes occur, and well they should. As residents of the community, they have a vested interest in Boyne City's future. Currently, though, few devices are available that will help ensure change occurs as desired. This Plan will help to change this unsatisfactory situation in two basic ways. I. As a Comprehensive Plan, this document will serve as a long term growth management guide on which decisions affecting land use can be based. Guidance is provided in the form of written goals, objectives, and policies as wel I as graphic plans. Although these elements have individual value when addressing various land use concerns, their combined significance must not be overlooked. Together they represent a style of thinking that should be used to govern future land management decisions. 2. This Plan will serve implementation strategies. as a basis for developing appropriate The recommendations it contains describe what needs to be done, and how it should be accomplished. For example, it provides a sound basis for spending your tax dollars once the physical improvement recommendations are plugged into a capital improvements program. 12 �Of course, this Plan will have little value unless it is used effectively. The challenge before the Planning and City Commissions and residents of Boyne City, then, is clear. Every effort must be taken to ensure the recommendations contained in this Comprehensive Plan become realities, and not just ideals. It is now your charge to use this Plan as envisioned, and guide the destiny of Boyne City to your satisfaction • • • 13 �HOW YOUR PLAN WAS PREPARED· Several different planning activities were undertaken to prepare your Comprehensive Plan. Initial efforts focused on gathering information from various sources. Census materials, and studies prepared by State, Regional, County and City agencies were collected and reviewed. Information also was gathered by interviewing al I City Department Heads, local interest group representatives, many of the City's merchants, and members of the Planning and City Commissions. Input from community residents was solicited during three public workshops. Extensive field observations by the project team supplemented the data gathering activities. Close liaison was maintained with the City Manager during these initial activities, as wel I as throughout the project. Following these activities, all information was evaluated to identify issues and concerns facing your community, as well as resources available for improving existing conditions. Based on these evaluations, goals and objectives were developed that respond to the needs of your City. This set of statements was reviewed by City officials and citizens alike, and revised accordingly. This step was significant as these goals and objectives formed the basis for preparing policies regarding land use conditions in Boyne City. To help ensure that the findings of the project team were reviewed by a variety of individuals, a Technical Advisory Committee was formed and public meetings were held. The Committee, comprised of several agency and City representatives, met four times during the Plan's preparation. Three separate public workshops also were held. Discussions generated during these sessions centered on reports made by the consulting team as successive phases of the work program were completed. Input received from the participants of these sessions proved invaluable during the formulation of this document. The sum total of all these efforts is this Comprehensive Plan. It should be viewed as a starting point in a continuous land use planning process. Changes in its content or intent may be required as events or the residents of your community demand it. When viewed in this manner, this Plan will provide a suitable basis from which the City of Boyne City can successfully meet the challenges of tomorrow. 14 �COMMUNITY SETTING �REGIONAL INFLUENCES ON BOYNE CITY As shown in Figure I (p. 17) Boyne City is located in Charlevoix County at the southeastern tip of Lake Charlevoix. While only half an hour's driving time from the larger communities of Charlevoix and Petoskey, Boyne City is isolated enough from these urban centers to have remained relatively small. Also, because your community is not on a major State roadway, the visibility of Boyne City is not as great as it might be otherwise. The old adage of "out of sight, out of mind" somewhat applies, then, as your community has experienced less growth in tourism and less demand for second homes than more highly visible communities. This situation is changing, though, and Boyne City is beginning to catch up. The lure of the Northwest Region is simply so strong that growth is virtually inevitable for most communities, particularly ones like yours where the amenities are so appealing and diverse. Land available for development in the traditional tourist centers, most notably Charlevoix and Petoskey, is becomming scarce and what's left is expensive. Places like Boyne City offer suitable alternatives because the natural features enjoyed by residents of the larger areas are just as avai Iable, and of ten at cheaper prices. The beauty of the Northwest Region goes uncontested, but many other factors have also contributed to the growth and vitality of the Region. For example, increased leisure time and larger disposable incomes in the average American family have encouraged people to travel more frequently. • • • Many have found the Northwest Region to be a desirable destination because the activities offered are both diverse and appealing to all. Senior citizens, young families with children, and others seem equally enthusiastic about traveling in your area • 16 �Regional Context Figure I alloon Lak Boyne City ·\8oyne Falls } us 131 (Gaylord 1-75 f }]}( -----,__ M-72 City of Boyne City Charlevoix County Michigan 17 Johnson Johnson & Roy in c Planning Landscape Architecture Urban Design �~------------------=-· = - -= ·-= - -:--:=-=-=-=-=- ---=------=--- - The Region's proximity to several major population centers also has helped. With Detroit, Chicago, Grand Rapids and other urbanized areas within a half day's drive, it's been natural for persons of all income levels in these Cities to migrate northward. Ironically, the energy situation is expected to help as well. While some persons travel fewer times, and shorter distances due to rising gas prices, most tourists have begun looking for alternative vacation spots that are closer to home. Many people residing within nearby metropolitan areas are selecting the Northwest Region as a result. The long term impact of the energy situation on the Region, then, is expected to be far less adverse than was initially expected. Your area, it is felt, will be in a very desirable position after new travel habits are established. Let's not forget that the Northwest Region has year-round appeal. Several communities, like Charle~oix and Harbor Springs, originally were favored because of their fantastic summer recreation opportunities, like sailing and swimming. Now these same areas also have winter time appeal, because both downhill and crosscountry skiing have become so popular. The impact of summer and winter recreation opportunities on a City's economy is no more significant than in your own case. With Lake Charlevoix at your doorstep, and the Boyne Mountain ski and golf resort a stone's throw away, the point is obvious. Just how significant these factors are to your community is immeasurable, but it's clear that without them your economic situation would be quite different. Years ago, before the real value of the Northwest Region was recognized, a generally depressed economy was evident in al I but the largest communities. That condition has changed, and thankfully so. Optimism about the Region's future now runs high. In an address on the future of Northern Michigan, the Governor of Michigan stated that "unique challenges and opportunities face Northern Michigan 1 communities as a result of projected population growth." It's essential that your community be prepared to meet these challenges, and capitalize on each opportunity as it arises. 18 �: - BOYNE CITY'S CURRENT SITUATION The regional pressures experienced by Boyne City are significant. They pose a dilemma for your community that can be understood easiest by asking a question. How can the changes usually associated with these pressures be accommodated without altering the community's character? The answer won't come easily but, as explained earlier, this Plan provides the framework required to formulate a response. What kinds of changes are expected? Perhaps more importantly, what is the "character" of Boyne City? Let's address the second question first. The residents of Boyne City are very proud of their community and they are anxious to let you know that. When asked to describe the one quality they like most about Boyne City, most residents talk about the community's small town character. Not surprisingly, the phrase "small town character" has a slightly different meaning for each person asked, but several similarities tend to run through each individual's description. These qualities, plus some others identified from field observations, include the fol lowing: I. Boyne City has a very intimate feeling. Everyone knows everyone else, and frequently friends run into one another while traveling around town. Store owners know many of their customers. A very strong "sense of community," an allegiance to Boyne City, prevails. The intimacy that .. exists perhaps is most obvious when community-wide events are held • Everyone participates, as evidenced by your annual Fourth of July celebration. 2. Your downtown is typical of a small town. Highly compact, with basically one "Main Street," it has a character all its own. People enjoy it, and while they feel improvements should be made, care must be taken not to go too far. For example, the historic buildings like the Oddfellow's Hall, create a character for the downtown most people '!1/0uld Iike to preserve. 19 �• • • • • • 3. The size of Boyne City as a whole helps to reinforce the small town feeling. You can drive across town in a few short minutes and see the heart of Boyne City, including your neighborhoods, shopping areas, and industries • 4. Many distinctive features exist that everyone readily identifies with. Veteran's Memorial Park, Sunset Park, the Boyne River, Lake Charlevoix, and Avalanche Preserve are examples. 5. Many less significant features also contribute to Boyne City's smal I town character. Examples include roads without curbs, old narrow stone bridges, the Chamber's log cabin, tree Iined neighborhood streets, and few traffic lights. These kinds of features make Boyne City what it is today. Further, these are the qualities of your community most residents are concerned about. Recommendations put forth in this Plan must be sensitive to these concerns, as wel I as reflect an understanding of the changes occurring in Boyne City that are affecting these qualities. Signs of change are everywhere in your community. For example: I. Major housing developments, like the Landings and the new subdivision bordering Lac Vue Drive, are obvious indications of seasonal and year round population growth. 2. Other development proposals are being considered, Iike for the Tannery property and the land at the base of West Water Street on Lake Charlevoix, that promise to capitalize on the increasing demand for seasonal homes and the growth in tourism. 3. Within the past year, Lakewood Savings and Loan has located within Boyne City. A second bank, First National Bank and Trust of Petoskey has been built just beyond your community's eastern border. Few signs are as convincing that growth is imminent than when financial institutions are established in an area. 20 �• • 4. Recently, the residents of Boyne City supported the issuance of general obligation bonds to buy the new City Hall. This decision symbolizes the forward thinking spirit of your community, and suggests residents are willing to accept, and promote, change that improves their City. 5. Quite recently, Top-a-Michigan built a new storage facility and headquarters within Boyne City. This commitment is a positive statement on your community's future economic health. 6. Recognizing the need to maintain a competitive edge, the downtown merchants have banded together to subsidize the preparation of a facade improvement plan. Some business owners have already made improvements based on the preliminary results of this plan. 7. A major population change is occurring. As long term residents get older, their degree of influence on community affairs is weakening. Younger people, some of whom are not native to Boyne City, are assuming control over the City's future. Along with these younger persons are new ideas and aspirations, new sources of wealth, and a general belief that prosperity comes with growth. The character of Boyne City, and the kinds of changes your community experiences suggest that your City fulfills several "roles." As shown in Figure 2 (p. 22), these roles correspond with four progressively larger geographic areas. To understand the nature of these roles is to understand why Boyne City exists, and recognize how your community can ensure its long term viability. I. First and foremost, Boyne City fulfills a "local" role by satisfying the needs of its own residents. Recreational facilities, schools, utilities, and roadways are some of the amenities provided and maintained. Because your community is intent on maintaining an environment residents are pleased with, feedback received is used to tailor programs and improvements that make the City even more livable. This commitment to upgrading Boyne City for the sake of its residents is one primary reason why your community will remain as a preferred place to live. 21 �- -------------- The Role of Your Community Figure 2 3 • Midland • Flint •Grand Rapids •L ansing . Detroit •Kalamazoo .. '-•. - - ~ - ---- --· ,- City of Boyne City Charlevoix County Michigan 22 = -- --- / __ o.--- -::_/ ,(/; Johnson Johnson & Roy in c Planning Landscape Architecture Urban Design �2. An "area-wide" role is evident because Boyne City caters to the residents of nearby communities like Ironton, Boyne Falls, Horton's Bay, and Advance. The link in this case is primarily economic. Whereas years ago persons visited Boyne City to buy farming supplies, people from these same communities now visit your City to take advantage of your full-service retail district. Quite likely, people also visit to share your recreational opportunities. Because the area-wide market is sizable, the retai I needs of these people must be carefully monitored. If different kinds of goods and services are desired, Boyne City merchants must respond to take advantage of this growing market and make sure these potential customers don't begin shopping elsewhere. 3. Boyne City fulfills a "regional" role because of its special qualities that contribute to the overal I attractiveness of the Northwest Region. Your community strengthens the drawing power of the Region; in turn, Boyne City benefits by its location within the Region. The tie between these two is economic in nature. As previously discussed, the similarity between Boyne City and the Region regarding economic base matters is great. As changes occur within the Region, they also occur in your City. As tourism increases or decreases in the Region, so goes it in Boyne City. This suggests Regional trends should be carefully monitored so that area business owners can prepare for slowdowns, and capitalize on growth periods. 4. The "State-wide" role played by Boyne City is very significant. As the demand for seasonal homes increases, the attractiveness of your community as a place to build increases. Your location within the highly regarded Northwest Region, the availability of land at reasonable prices, and the increasing scarcity of prime land in nearby resort communities are largely responsible for this. Also, Boyne City is conveniently located relative to numerous recreation opportunities and tourist attractions. For example, Boyne Mountain, Wal loon Lake, Petoskey and Torch Lake are within easy driving distance. 23 �If Boyne City is to survive, your community must work to strengthen the roles it plays. With a 50% increase in population expected for your City by 2000, an obligation exists to reinforce your local role in every way possible. The needs of current and future residents must be met successfully. Population increases expected for nearby communities also suggest that Boyne City's area-wide role can be readily strengthened. Finally, rising tourist rates, and an increasing demand for second homes provides an opportunity for strengthening your regional and Statewide roles. The need to reinforce these roles, and the methods available for achieving this objective, are implicit throughout this Plan's recommendations. 24 ��• • COMMUNITY ISSUES AND OPPORTUNITIES Before you can cope successfully with change and strengthen Boyne City's roles, you must understand: I) what socio-economic and physical issues and opportunities face your community; 2) what implications these have for future land use; and 3) what resources and growth opportunities are available to you for dealing with these existing conditions. BOYNE CITY'S SOCIO-ECONOMIC SITUATION Several social and economic conditions exist in Boyne City that have a direct bearing on your community's future land use. These statements summarize the data provided on these subjects found in the Basis of the Plan section. Your Community's Population I. Overall, Boyne City's population is expected to increase by roughly 50% (about 1,500 persons) by the year 2000. Accompanying this growth will be an increase in demand for City services, housing, employment opportunities, and commercial services. The City must be prepared to meet this demand by determining where development should occur, what form it should take, and what public services will be required to accommodate the anticipated growth. 2. The age structure of Boyne City is changing. Persons over the age of 65 are increasing in number, while young families with children are decreasing in number. relative to: This shift in population mix has implications I) housing needs, given that the average household size in Boyne City is decreasing; 2) school facility needs; 3) recreational needs; and 4) consumer buying habits. To encourage the maintenance of a more balanced population, additional employment opportunities must be brought to Boyne City so that younger wage earners can reside in your community. 26 �3. Expected increases in the number of seasonal residents in your community during the next two decades will have a significant impact • on Boyne City. In particular, residential and commercial growth is anticipated to accommodate the demands of these new residents. Guidelines are needed that determine where and how this growth should occur. Further, plans must be established that outline how public utilities and services should be provided in these growth areas. Boyne City's Economy I. While employment in your community represents a relatively balanced economy (when compared with State employment distributions), employment growth in the retail trade and services categories is expected to surpass manufacturing employment growth. If Boyne City hopes to maintain a balanced economy, it must continue to seek and encourage growth in the manufacturing fields. Land must be made available that will accommodate growth that is sought. 2. Unemployment rates in your community tend to exceed those for the State. Although employment rates are affected by many factors (I ike education levels and social characteristics), the seasonal and somewhat unpredictable nature of jobs associated with tourism is primarily responsible for your community's excessive rates. By pursuing a balanced economy, and working towards establishing a year round tourist trade, these rates should stabilize. Plans for future land use must reflect this objective. 3. Costs associated with operating and maintaining public services and utilities for the current population of Boyne City are increasing yearly. Of course, as the community's population increases, these same costs will rise further. Regardless of whether or not growth occurs, the burden of these increasing costs wil I become the responsibi Iity of the community in the form of higher taxes. To lessen the weight of this burden, major tax dot lar contributors in business and industry must be • • attracted to Boyne City. Otherwise, City residents may be faced with a tax rate that eventually exceeds their ability to pay • 27 �4. Roughly 40% of all retail sales in your community result from tourism. Improvements in the central business district must aim to capitalize on this market while simultaneously meeting the needs of the local and area-wide markets. By seeking to fulfill this dual role, the potential for maintaining a competitive edge in terms of retail services will be greatest. YOUR COMMUNITY'S PHYSICAL FEATURES An evaluation of the issues and opportunities associated with each of Boyne City's major physical features follows. Again, this information summarizes the detailed sections found in the Basis of the Plan. Boyne City's Neighborhoods I. Structurally, the quality of housing ranges from excellent to dilapidated. A recent survey conducted by the County indicated that only 65% of Boyne City's housing was sound. Problems are diverse, ranging from sagging roofs and cracked foundations to collapsing porches. Minor problems like broken windows, unshingled roofs and missing gutters and downspouts are encountered frequently. Garbage, discarded household items, and junk cars strewn about yards contribute to the visual blight. These problems tend to be scattered throughout the community. These blighted conditions must be improved. If a mechanism is not developed to encourage improvements, physical conditions will probably • worsen. Not only will this undermine the integrity of your neighborhoods and the desire of persons who work hard to upgrade them, it will discourage new residents and businesses from locating in Boyne City. 28 �2. for multiple-family development. Because additional demand for multiple-family housing is expected, but at a level less than suggested "Ill II Major portions of the City's single-family residential areas are zoned by current zoning patterns, care must be taken to permit these developments in areas where the impacts on existing and proposed single-family neighborhoods will be minimized. 3. The City's Housing Authority has successfully developed a program that satisfies part of the demand for low income housing. The expansion of this program should be considered as a way of narrowing the gap between supply and demand. 4. Seasonal housing accounts for 15% of al I your community's dwelling units, and this figure is expected to increase. Areas suitable for seasonal home development must be identified that wil I permit the strengthening of Boyne City's State-wide role. 5. New subdivision development has occurred in several areas of the City, and more is expected. Controls are lacking that govern site improvements for new subdivisions, a situation that must be rectified to assure the appropriateness of future development. 6. Because your community's population is forecasted to increase, demand for single-family residential dwellings will continue. Single-family detached units and mobile homes are expected to be in greatest demand. Areas that are appropriate for the developmemt of these kinds of residential structures must be identified. Boyne City's Businesses I. Historically, your central business community's primary retail center. district has served as your Its compactness, central location, and diversity of shops and services have helped guarantee the area's long term viability. The strength of this core shopping area, though, is being undermined. Several new businesses have been established outside the CBD during recent years. Rather than strengthening the attraction 29 �of the CBD, these new opportunities have begun to diffuse the market strength of the downtown. II Steps should be taken that prohibit this trend from continuing. 2. As your community's population increases, so will the demand for commercial services. Not only is the market for comparison shopping goods and convenience items expected to increase, the growth of tourism is expected to create a viable market for specialty shops, new motels and other tourist related services. Areas well suited for retail, service and automobile-oriented commercial development must be identified and reserved to meet the demands of residents and tourists alike. 3. Although the economic strength of the CBD is favorable, it does have many shortcomings. For example, the CBD is dominated by the automobile, and its visual character is less pleasing than it could be. Ways of improving this situation must be identified to ensure the downtown maintains its competitive edge. 4. Although centrally located, few physical ties are evident between the downtown and Boyne River or lake Charlevoix. This separation limits the ability of the CBD to capitalize on the presence of these natural II features. An appropriate change in this situation would encourage persons to think of the CBD and the adjacent features as resources that complement one another. 5. Site improvement guidelines pertaining to commercial development are inadequate. As evidenced by the Lake Street shopping center, problems associated with access and on-site circulation can result which create an unsafe situation for motorists and pedestrians as well. Site planning guidelines must be adopted that help ensure problems like these don't result again. 30 �Boyne City's Industries I. Good locations for the accommodation of new industry are severely limited in Boyne City. Large, relatively flat properties readily servicable by major roadways and utilities are used or zoned for other types of development. An evaluation of undeveloped property must be conducted, and result in the selection of a site that can accommodate forecasted industrial growth. 2. Existing industry is severely constrained relative to room for expansion and parking. Ways of alleviating these problems should be reviewed in the event growth of these industries is possible. 3. Site development guidelines for industry are lacking. This situation must be rectified to help ensure new development is visually and physically compatible with its surroundings. These same guide! ines also could be used to encourage the improvement of existing industrial property. Parks and Open Spaces I. Several parks within your community, like Old City Park and Veteran's Memorial, are not used to full advantage. Individual site evaluations should be conducted and improvements recommended to make these resources more responsive to your City's recreational needs. 2. Opportunities exist for capitalizing on significant natural features by developing new parks on existing public properties. For example, areas that should receive special consideration include the storage area next to the Boyne River, Avalanche Preserve, and the road ends leading to Lake Charlevoix. 31 �Boyne City's Public Utilities I. While your community's sanitary sewer treatment plant is in excellent condition, your delivery system is badly antiquated. The physical condition of the sewer lines is so poor that infiltration, reduced capacity and backup plague the system. Repairs are required constantly to keep the system functional. Before major new development occurs, new or improved lines will be required. Clearly, this situation wil l need to be rectified to ensure the community is properly serviced in the future, and able to take advantage of growth opportunities as they occur. 2. Boyne City's water system also is outdated. The delivery system often requires repair, as the lines are unable to handle high pressures without rupturing. Again, improvements must be made to ensure appropriate levels of service can be offered to both current and future residents and businesses. 3. Open drainage ditches are used to handle stormwater runoff throughout most of your community. In areas where runoff is substantial, roadbed erosion causes regular maintenance problems. As growth occurs, runoff will increase in amount which suggests the City's limited underground system wil I need to be extended as required. Circulation I• Roughly one-fourth of Boyne City's roadways are unpaved. Although most of these roads are not heavily traveled, future development in the neighborhoods where these unimproved roads are found will result in higher maintenance costs. Stormwater runoff also will increase with development, causing more roadbed erosion. 2. Roadway improvement standards are lacking in your community. As roads are upgraded, no basis exists for determining the level of improvement required. Specifications regarding roadway purpose, function and design should be established to ensure continuity exists among all improved roads. 32 �Ill 3. use, may be a luxury the community can ill afford. • 11111 • The Boyne City Airport, because of its high operating costs and Iimited This facility is subsidized by the entire community, but benefits just a few individuals • Further, the airport rests on land that represents a major piece of property that could be used for tax generating development. Whether this foci Iity should be maintained in the future given these considerations is a question that should be answered soon. 4• The Boyne Valley Railroad contributes significantly to is a the unique tourist attraction community's overall that character. Troubled with financial problems, a program must be developed that wit I ensure the Rai !road's longevity. Natural Features I. Although most of the soil types in Boyne City don't restrict development, some have limited usefulness as building sites. High water tables, limited support strength, and septic system limitations are typical of these soils. Care must be taken to monitor these areas to make sure development problems don't result. 2. Steep slopes add to Boyne City's attractiveness, yet impose Iimitations on the direction and intensity of future growth. To help ensure the integrity of these features are not compromised, regulations should be established that restrict development where slopes are excessive. 3. Surface water areas, Iike Boyne River and Lake Charlevoix, are important natural resources in the City. As development continues, care must be taken to preserve these features, as wel I as the fragile environments associated with them. GROWTH OPPORTUNITIES Before determining where growth can occur, an important question must be answered. How much land will be required to accommodate anticipated growth for each major land use? 33 �• : • Land Use Projections Based on the forecast that the population of Boyne City will increase by 50% between 1980 and 2000, land use projections were prepared. The results of this evaluation, as shown in Table I (p. 35), are summarized as follows: I. Of the City's 2,240 acres, roughly 58% presently is developed. By 2000, developed land will amount to roughly 69%, representing a n 11 % increase over the next 20 years (see Figure 3, p. 36). By the year 2000, then, just over 30% of your entire community is forecasted to remain undeveloped. Please note that acreage for parks and open spaces is not included in this estimate for undeveloped property. 2. In terms of total acreage, the largest increase wil I occur for residential property. Roughly 47% of the City is expected to be developed for homes, by the year 2000, an increase of about 7% over current distributions. Relative to the change expected between 1980 and 2000, residential development will account for almost 70% of the total acreage developed. 3. Relatively speaking, significant acreage increases also are expected for business and industry. A I 0-acre increase for business represents a 23% increase over the current al location; 40 acres more for industry represents a I00% increase. When evaluated in Iight of the entire community, though, these two categories only will account for 6% of Boyne City's entire acreage by the year 2000. 34 �I I TABLE I - LAND USE PROJECTIONS - 2000 .. I Ex1stmg (Acres) Land Use Percent of Total Residential 880 39.3% Commercial 43 Industrial Projecteci2 (Acres) Total 3 Acres Percent of Total Percent of Change +171 1,051 1.9 +10 53 2.4 + .5 40 1.8 +40 80 3.6 + 1.8 Publ ic/Sem i-Publ ic 160 7.1 +35 195 8.6 + 1.5 Parks and Open Space 165 7.4 --- 165 7.4 0 Undeveloped 952 42.5 -256 696 31.1 -11.4 0 2,240 Total 2,240 100.0% 46.9% 100.0% w V, I. As of July, 1979 2. Includes acreage expected to be developed between 1980 and 2000 based on forecasted population and Urban Land lnstitute's Community Builder's Handbook standards. 3. Derived by adding Existing (Acres) and Projected (Acres). 4. Between years 1979 (existing) and 2000 (proposed). Source: Johnson, Johnson & Roy/inc. +7.6% 0 �Expected Land Use Change Figure 3 Undeveloped Circle represents Total Land Area of Boyne City- 2240 acres Johnson Johnson & Roy inc Planning Landscape Architecture Urban Design City of Boyne City Charlevoix County Michigan 36 �4. A slight increase of roughly 1.5% is expected for public/semi-public properties. Churches and community facilities are examples of developments expected in this category. 5. Because your community has far more acreage in parks and open spaces than is normally required, negligible increases are expected in this category. 6. Of course, because over 250 acres of land is expected to be developed between 1980 and 2000, a comparable decrease in the amount of remaining undeveloped land also will occur. Where Can Growth Occur? Opportunities for growth exist throughout your community. Not surprisingly, some areas are better suited for certain types of development than others. Factors that affect where different land uses should be located include existing land use, natural features, like slopes and soils, and the availability of utilities. Based on these considerations, a development strategy for Boyne City can be illustrated (see Figure 4, p. 38). Reflected in this drawing is the rationale that under Iies the recommended land use plan described in the next section. Two basic types of growth opportunities exist: I) that which involves improving existing areas, and filling in the "gaps" where vacant properties are found in largely developed areas; and 2) new development in predominately undeveloped areas. Based on this dichotomy, and the factors that affect future land use, the acreage needs for the major land use categories can be met as follows: I. Acreage required for residential development is available: I) within the three predominately residential areas where vacant tracts and single lots are avai Iable for development (out Iined with a sol id black Iine and marked "R"); 2) within several major vacant areas located towards the City's periphery that are appropriate because limited residential development already has occurred, and the natural features of these sites are too constraining for other types of development (dashed Iine and marked "R" or "MR"). 37 �• Growth Opportunities Figure 4 •E] • • Lake Charlevoix Improvement/Infill New Development [fil Residential - SF ~ Residential - Mixed @] Commercial [TI Industrial ~ Parks and Open Spaces l!J Public/Semi-Public City of Boyne _C_ity Charlevoix County Michigan Updated based on information provided by the City of Boyne City Johnson Johnson & Roy/ inc. Planni,m/ L;andscape Architecture/ Urban Design July1979 38 �2. The IO acres of land projected for commercial development are available: • I) within the central business district, where some infill development and reuse can occur that will strengthen this core area (linear area outlined with black line and marked "C"); 2) north along Lake Street where several properties can accommodate infil I and reuse opportunities (linear area outlined in black and marked "C"); 3) near the lakefront, where redevelopment could be promoted to establish new businesses adjacent to the CBD (outlined with a dashed line and marked "C"); and 4) adjacent to M-75, where some expansion, infill and new development are possible (solidly lined area marked "C"). 3. A new site for industrial development must be found because no room for growth is available near the existing lakeside plants. One site seems most appropriate, located near the City's eastern edge where the land is relatively flat and development could occur without conflicting with adjacent activities (out Iined with dashed Iine and marked "I"). 4. Several areas in Figure 4 (p. 38) are marked as parks and open spaces. Those outlined in solid black presently are used as parks, but could benefit from improvements of one kind or another. The remaining two areas, outlining Boyne River and Avalanche Preserve, offer significant recreational promise once they have been improved. ; I l 39 ��1111 YOUR COMMUNITY'S LAND USE PLAN An overview of the Generalized Land Use - 2000 map is provided before reviewing the specific recommendations prepared for each land use category (see Figure 5, p. 42). COMMUNITY DEVELOPMENT STRATEGY The recommended land use map is based on several community-wide goals: To preserve the community's heritage and small town character while accommodating change that meets the needs of Boyne City. To create a better living environment for the residents of Boyne City. To ensure your community's resources ore beneficially used to satisfy the current and future needs of Boyne City residents. To promote the economic role of Boyne City through the use of growth management strategies aimed at estobl ishing a favorable base of business and industry. The general community development strategy reflected in Figure 5 has several basic elements. I. Historically, the further away from the CBD you get, the more sparse development becomes. Sprawl has been limited, primarily because utilities have not been over extended. It is recommended that development still be kept tight so that overly burdensome capital improvement costs can be avoided. This policy is particularly relevant for the City's northern, northeastern, and southern properties. 2. Development that occurs in established areas must be compatible with the character of that area. Scaling, architectural styling and intensity must be respected to ensure the character of these areas is preserved. Of particular concern here are Boyne City's neighborhoods and the central business district. 41 �,,,, - ____________________ Generalized Land Use-2000 Figure 5 Residential - SF Residential - MF • . . Commercial ~ Industrial • Public/Semi-Public Parks and Open Space Lake Charlevoix City of Boyne _C_ity Charlevoix County M 1ch1gan Updated based on information provided by t he City of Boyne City Johnson Johnson & Roy/ inc. Planni11g/~ndscape ArchitectUre / Urban Design July1979 42 �3. New construction in certain undeveloped areas can afford to pursue new development strategies like mixed use development. Again, however, a sensitivity to development the is scaling and essential to architectural ensure styling of community-wide existing design compatibility. 4. The image of Boyne City is very important. If strengthened, it wil I serve to enhance your community's economic situation by improving your tourist trade as we! I as by increasing the pride residents have for their community. Elements that contribute to the City's image, like the Boyne River, Lake Charlevoix, and the downtown must be respected and improvements made wherever possible. 5. The recommendations in this Plan are intended to be realistic in terms of their economics. It is foolish to think that drastic changes involving redevelopment can be promoted because they probably won't ever occur. It makes more sense to be sensitive to your community's problems, work within Boyne City's land use pattern, and encourage change that is achievable. YOUR NEIGHBORHOODS AND HOMES Goals, Objectives, Policies, Programs I. Preserve ond enhance your community's established neighborhoods. A. Maintain and improve the housing stock of Boyne City. I. Develop and implement conservation strategies to help ensure your higher quality homes remain in excellent condition. a) Establish land use controls which permit compatible development in existing neighborhoods. b) Establish housing programs that encourage upkeep and maintenance of the City's housing stock. 43 �2. Develop and implement rehabilitation strategies in neighborhoods that show signs of deterioration. a) Sponsor a pub Iic information network about housing repair and maintenance programs. b) Implement federal and state rehabilitation programs that focus on home improvements. 3. Encourage the removal of structures that have deteriorated beyond repair and pose a safety and health hazard to your community. 4. a) Survey housing stock to identify problem structures. b) Develop and enforce a rigorous housing code. Develop the organizational capability required to implement a comprehensive housing program. a) Seek involvement from voluntary organizations, and form neighborhood groups that can provide information to homeowners. b) Expand the role of the Housing Authority as a strategy for providing homeowner assistance. B. Maintain and improve the quality and character of your community's n ei g hbo rhoods. I. Ensure compatible development between your neighborhoods and adjacent sites. a) Establish land use controls which reserve adjacent properties for compatible uses. b) 2. Require edge improvements that buffer incompatible areas. Require that new development within your existing neighborhoods be of a style and density similar to existing homes. a) Rezone isolated areas that are inconsistent with existing development. b) Establish site development guidelines that ensure compatible improvements. 3. Upgrade the physical appearance of your neighborhoods. · a) Require strict enforcement of the housing code and zoning ordinance. b) Establish and enforce an ordinance on yard maintenance. 44 �4. Ensure all neighborhoods have appropriate public utilities and facilities. a) Develop a capital improvements program that establishes priorities for the provision of services like sewer, water and lighting. b) Seek to establish a balance for improvements in the capital improvements program between existing developed areas and expected growth areas. c) Encourage the use of publ ical ly owned properties within your neighborhoods for recreational activities. II. Ensure the availability of land within your City to accommodate mticipated residential development. A. Identify and reserve properties appropriate for your community's new housing projects. I. Select properties that are readily buildable in terms of soils, slopes and other natural features. a) Establish land use controls which ensure density is compatible with site characteristics. b) Delineate natural features that should be retained in their natural state. 2. Select properties where public utilities exist or are scheduled for construct ion. a) Identify areas where line condition and capacity can be readily upgraded to serve new development. b) Provide inducements to developers for utility extension into new growth areas. 3. Select properties where aesthetic, noise, and circulation impacts will be minimized. a) Require that buffers be established between mixed uses. b) Eliminate uses that are inconsistent with the dominant use of an area. 45 -- - -- - - - - - - - - - - - - - - - - - -- �4. Select properties that can accommodate a range of housing developments. a) Establish land use controls which ensure infill development is compatible with housing found on adjacent properties. b) Delineate areas that are suitable for new development of varying housing types. B. Encourage the development of residential projects that are creative and comprehensive. I. Encourage projects that are uniquely designed relative to permitted uses and overall character. a) Develop and adopt a planned unit development district that permits flexibility in design and use. b) 2. Identify areas suited for mixed use developments. Ensure that al I site improvements are provided as part of the developer's construction package. a) Update the site plan specifications of the zoning and subdivision control ordinances. b) Incorporate guide! ines which encourage buffers, preservation of open space and landscaping improvements. 3. Establish guidelines regarding densities that respect your community's needs and natural features. a) Encourage densities that complement adjacent land uses. b) Establish density ranges that reflect the community's economic character and existing land use needs. Area Recommendations Based on the preceeding statements, recommendations specific to designated residential areas are proposed. The labels that fol low correspond with those found on the Generalized Land Use map (see Figure 5, p. 42). R-1 The areas marked R-1 represent Boyne City's established neighborhoods. In rough terms, the boundaries of these areas approximate your community's platted districts: I) south of Ridge and Court Streets, east 46 �from the City's western limit to Line Street; 2) east of Line to Jefferson, and south of Groveland and Col Iins Streets to the Boyne River; 3) south from the Boyne River to Ann Street, west of Leroy to Kunert Road; and 4) the smal I area forming the pie-shaped wedge between Lakeshore and Marshal I. As the community's primary residential areas, their integrity must be respected. Mixed land uses must be discouraged from intruding on these neighborhoods. By and large, people have purchased homes in these areas with the understanding that similar uses will exist next door. This belief should be upheld whenever possible. As existing nonconforming uses die or move from these areas, more compatible residential uses should replace them. Further, it rehabi Ii tation is recommended program be a comprehensive undertaken in conservation each of these and areas. Conservation efforts are necessary to help ensure housing in good condition remains so. Rehabilitation programs must focus on minimizing the frequency of major and minor structural problems among homes so that residents can remain proud of their neighborhoods. Similarly, programs aimed at eliminating junk and debris in front, side and rear yards must be established. The use of federal, state, and local housing programs, and the establishment and implementation of appropriate local codes and ordinances will help to solve these problems. Because vacant lots exist throughout these areas, opportunities for widespread infill development exist. These lots should be developed only for single family detached housing, similar to the residential type that dominates these areas. The small size of these lots, ranging around 7,000 square feet, will permit the construction of moderately priced homes, thereby helping to meet the housing needs of middle income groups. Also, because these areas generally are serviced by utilities and · have no development constraints, it is expected much new development for City residents will occur in these districts. 47 �Other improvements recommended in these areas include paving where soft surface roads exist, new street lighting, and tree plantings where gaps exist in the landscaping. R-2 These areas lie outside the platted R-1 districts at the perimeter of the City. It is recommended these areas be designated for single-family development because: I) they generally are adjacent to other single- family residential areas; and 2) the severe development constraints associated with most of these areas makes · more intense types of development inappropriate. Site planning practices used in these areas must be highly sensitive to these conditions. Specifically: I) al I slopes greater than 25% must not be built on; 2) slopes between 18% and 24% are buildable for low density single-family development, provided storm water runoff is adequately handled to eliminate erosion; 3) densities within these areas should not exceed l unit per acre; 4) cluster development techniques should be used wherever possible to honor slopes, and preserve views and significant vegetation; 5) all developments are subject to septic suitability tests, and where soils are inappropriate, development should not occur until sewer and water are introduced. Because of the constraints that characterize these parcels (slopes, no sewer or water, soil limitations) and the availabiltiy of other parcels that are more readily buildable, it is not expected that demand for new housing in R-2 areas will be great during the next 20 years. Hence, these areas should receive a low priority on the Iist of areas targeted for capital improvements. R-3 The two R-3 areas are recommended for multiple family development due to their proximity to high density residential development found immediately to the east. In both cases, cluster development is recommended to preserve the slopes and forested areas. Development densities should not exceed 8 to IO units per acre. Because these areas flank a major roadway at the City's northwest corner, the opportunity 48 �exists for creating a visually pleasing entryway. The scaling, coloring, massing and landscaping of the development on each side must be carefully coordinated to ensure the desired effect is achieved. R-4 The area marked R-4 accommodates two major residential projects, the Landings and a mobile home park. The quality of the park es tab Iishes a precedent that should be copied elsewhere if more mobile home developments are undertaken. The narrow strip of land bordering North Lake Street adjacent to the park is recommended for residential use. Although zoned commercially, development of this type would diffuse the retai I strength of the central business district. Expansion of the mobile home park into this area would be preferable, with access permitted from the park's on-site circulation system. R-5 This fine property located south of East Division Street is recommended for multiple family development. For Example, the area is well suited for a mobile home park due to its relatively flat topography and scenic qualities. Any development must not infringe on teh slope at the property's southern edge. Further, any project pursued here must be carefully landscaped to help ensure the project blends in with the property's hillside and enhances the view the motorist has when approaching Boyne City along M-75. R-6 This property holds tremendous promise for your community. Mediumdensity because: multiple family residential development is recommended I) this land is well suited to meet the demand for seasonal home development; 2) the project can be wel I contained within the roadways that establish the property's boundaries; and 3) the economic return realized by the City will be maximized if seasonal homes are built on this site. 49 �Further, because this property has a special relationship with Lake Charlevoix, the construction of a multiple-family housing project within the context of a mixed use development is recommended. Other uses that could appropriately be bui It on this property include: I) a marina; and 2) commerce that does not duplicate or compete with the businesses found in the core commercial area (for example, a restaurant would be acceptable). Any project built on this property, including the triangular piece and the land between Front Street and the Lake, should, to the extent possible, preserve the views of Lake Charlevoix from Front and West Division Streets, and maintain the site's current open and sloping character. Any construction occurring between Front Street and the Lake must comply with relevant Corps of Engineer permits, Coastal Zone Management guidelines, flood plain regulations, and local ordinances dealing with matters like setbacks from the road. Also, it is recommended that the development proposed for the area not be allowed to spill over into adjacent single-family detached neighborhoods. YOUR COMMUNITY'S BUSINESSES Goals, Objectives, Policies, Programs I. Preserve and enhance your central business district as the City's major activity center. A. Strengthen the qua Iity and diversity of retai I stores and professional offices found in your downtown. I. Encourage the use of vacant land and the reuse of selected structures in the downtown for new and expanding retai I and service activities. a) Define the boundaries of the central business district so that new development and reuse opportunities are available that are compatible with existing commerce. b) Reinforce the identified boundaries of the downtown through zoning. 50 �c) Discourage the establishment of new retail operations outside of the downtown by employing appropriate zoning strategies. 2. Take advantage of available legal and legislative devices that facilitate revitalization activities. a) Establish tax incentives that encourage retail and service business development within the City's commercial core. b) Pursue federal and state funding programs that encourage revitalization. B. Strengthen the character and appeal of your downtown. I. Encourage physical design improvements in your downtown that will upgrade its appeal and improve its convenience for shoppers. a) Upgrade building facades by following established architectural and preservation guide! ines. b) Upgrade the image of the CBD by preparing and implementing a streetscape improvement plan. c) Identify opportunities for consolidating off-street parking, making lots more convenient, and meeting demand more effectively. d) Emphasize points of access between the downtown, waterfront, and Boyne River, using streetscaping, signage and walkways. e) Encourage the improvement of rear store entrances for stores that back up to parking lots. 2. Improve circulation within the downtown. a) Establish a truck route plan that diverts unnecessary traffic from using Water Street. b) Pursue right-of-way improvements that increase the size of areas designated for pedestrian use, particularly at intersections. 3. Promote the preservation of the downtown's historic features. · a) Encourage business owners to recapture the past character of the City through appropriate building improvements. 51 �b) Coordinate historic preservation activities with all ongoing planning programs. c) 4. Seek funds which support historic preservation activities. Promote the image of the downtown by using appropriate organizational and advertising strategies. a) Establish a formal Downtown Business and Professional Association responsible for initiating and monitoring revitalization strategies. b) Encourage the Chamber of Commerce to coordinate ongoing revitalization and marketing activities. c) Work towards marketing the downtown as a collection of diverse retai I and service activities capable of satisfying a complete range of convenience and comparison shopping goods needs. II, Maintain and improve selected commercial activities in designated areas found outside your downtown. A. Upgrade the Lake Street shopping center. I. Improve the shopping center's image. a) Encourage use of landscaping to improve visual appeal of parking lot. b) 2. Buffer parking lot from Lake Street. Improve access and on-site circulation for both vehicles and shoppers. B. a) Limit number of curb cuts onto property. b) Encourage use of islands that structure parking spaces. Accommodate highway-oriented retai I and wholesale operations in designated commercial centers. I. Select properties suitable for development. a) Identify areas presently used for similar activities. b) Establish boundaries for these areas that will allow opportunities for growth and expansion without causing mixed land use conflicts. 52 �2. Regulate the development of properties through the use of site planning requirements. a) Encourage the use of control led entrances and exits that service the maximum number of businesses. b) Require landscaping and other site improvements that upgrade the image of these automobile-oriented businesses. Area Recommendations Based on these goals, recommendations specific to Boyne City's business areas are poss ible. Please see Figure 5 (p. 42), for the locations of the fol lowing labels. C-1 To ensure that your community's central business district continues to be active and economically viable, it is recommended that: I) new retail and service oriented business be encouraged to locate w i thin the outlined boundaries of the CBD; 2) new development, conversion and limited redevelopment be used to accommodate new bus inesses in this area; 3) the facade i mprovement program sponsored by local merchants be promoted and implemented whenever possible; 4) a streetscape improvement plan be developed that identifies how landscaping and other treatments in the right-of-way can be used to make the downtown safer, more appealing, and more functional for the pedestrian; 5) a parking plan be undertaken that identifies where consolidation can occur, where deficiencies exist, and how supply can better meet demand; and 6) physical improvements be made between the CBD, Old City Park, the river and the lakefront, to link these areas together to encourage greater use of these areas by pedestrians. An example of how the CBD might capitalize on the location of the Boyne R iver is illustrated in Figure 6 (p. 54). C-2 The significance of this lakefront property to the downtown should not be underestimated. Presently accommodating old brick structures originally associated with the railroad, a mixed use development is recommended for this site. Examples 53 of activities that can be �~-··' .. co G) ·-a:> G) . G) ~ .2> C LL ~ 0 m ....r:..r:. ·-;:... G) C m 0 ... .Cl) .r:. 0) ·-.:.=: ·C C ..J ' \\,, I I: I I I } I! I I I\ I' i. (' It . l t 'f . f ·1 I . !. ' I _..,,.-: _ 54 \ I I I j I ;1 I I ! I· I' ' �•,. • appropriately established here include: I) condominiums; 2) a marina; 3) businesses which complement those found in the downtown, but don't duplicate services currently offered; and 4) a motel/conference center . The objective of a major development like this should be to anchor the downtown at the west end of Water Street and provide activities which generate year-round traffic. The physical and functional relationship of this area with the downtown will be critical. By no means should the development "overwhelm" the downtown. It must blend in with the CBD. The key to achieving this objective Iies with design. The scale, mass, color, and style of the complex must be sympathetic with the buildings along Water and Lake Streets. Further, the orientation of the development, while naturally capitalizing on the view of the Lake, should not turn its back on the downtown. Rather, it should be integrated with it, both functionally and visually. Pedestrian walkways between the two areas, for example, will be essential. C-3 Your community needs room for the expansion of services, like professional offices. It is recommended that the present pattern along Lake, between State and Vogel Streets, be al lowed to continue. Conversions of existing structures to off ices, as has already occurred, and new development for the same purpose are appropriate along this stretch. No additional retail establishments should be permitted here. As changes occur, site development guidelines should seek to limit the number of entryways (curb cuts) among these properties, and screen al I parking lots from the roadway. Expansion of these uses to the east so that frontage on North Park results should be disallowed. Finally, site improvements are recommended for the shopping center located at the northeast corner of Vogel and Lake Streets. Control led ingress and egress, and on-site vehicular and pedestrian circulation must be provided for the safety of all who use this center, as well as all motorists who are passing by. The kinds of improvements that should be made are illustrated in Figure 7 (p. 56). 55 ��C-4 This area is development. recommended for automobile oriented commercial Also, recreation foci lities would be appropriate here. Where possible, curb cuts should be minimized and combined, and all front area parking lots screened from the road. Because this area stands at one of your community's main entryways, visually pleasing projects (relative to design and landscaping) are important to make sure the first impression is a favorable one. BOYNE CITY'S INDUSTRIES Goals, Objectives, Policies, Programs I. Maintain and improve your community's industrial base. A. Preserve and enhance the quality and diversity of the City's industry. I. Allocate land that can accommodate the growth of an industrial park. a) Select a site that has proximity to public utilities. b) Select a site that has favorable soi I and slope conditions. c) Encourage the use and expansion of a site that is predominately industrial in character at the present time. d) Ensure access to a major highway is possible with minimum disruptions to surrounding properties and neighborhoods. e) Select an industrial site that will minimize truck traffic through your downtown and neighborhoods. f) Est ab Iish site development guide Iines to ensure proper consideration is given to site characteristics and adjacent uses during development. 2. Encourage visual improvements to industrial properties and minimize conflicts with adjacent land uses. a) Encourage the use of buffers and screening where conf Iicts exist between industry and adjacent uses. b) Coordinate the site improvements recommended for the waterfront industrial sites with the improvements planned for Veteran's Memorial Park. c) Encourage industry to landscape existing sites. 57 �d) Encourage the reuse of vacant industrial foci Iities that is compatible with the predominate land use found in their immediate vicinity. e) Encourage industry to control points of ingress and egress to their property from public roadways. Area Recommendations The fol lowing area specific recommendations are based on the preceeding statements (see Figure 5, p. 42 for label locations). 1-1 These two industrial sites have virtually no room for expansion. To satisfy possible office space expansion needs, it is recommended the properties across Lake Street (found in C-3) be reused as necessary to meet these needs. Visually, the Bendix and Courter buildings are satisfactory. However, site improvements are desirable. A landscaped buffer between the roadway and parking lots would improve the area's visual quality, and create controlled points of access that would be safer for all drivers involved. At the back side of these properties, an access easement could result in the development of a continuous footpath along the lakefront between the Landings and Veteran's Memorial Park. 1-2 Because Boyne City desperately needs a site that is marketable for industrial development, it is recommended the airport property be converted for this purpose. The site is well suited for industry because: I) it has flat terrain; 2) other industry, like Top-O-Michigan Electric, already exists in the area; 3) the site is adjacent to a major roadway (M75) that will permit the easy movement of materials by truck without penetrating the downtown; 4) major utility lines are close enough that extensions to the site can be made relatively easily; 5) it is larger than 40 acres in size, and has width and depth dimensions that make it 58 �flexible enough to accommodate large industries, a cluster of smaller ones, or a combination of the two; 6) its large size means the property is eligible for site improvement monies from agencies like the Economic Development Administration or Farmer's Home Administration; and 7) the property is owned by the City thereby minimizing the financial obligation the City must assume to create an area suitable for industrial development. To prepare this site for industrial development, the City should: I) prepare a conceptual site plan identifying how the area can be used most effectively relative to buildable zones and on-site circulation; 2) ascertain from the Michigan Aeronautics Commission what procedures must be followed to retire the debt incurred for runway construction; and 3) determine what costs will be involved to service the area with utilities. As one strategy for helping to retire the debt, the western portion of the runway (identified for single-family development) could be sold for homesites. While helping to strengthen this residential area with new buildable lots, the site plan prepared for the industrial park must not permit access through this neighborhood. A hard buffer must be established at Kunert Road. All traffic to and from the site should rely on M-75. Finally, site development guidelines for the area should encourage new industry to model themselves after Top-O-Michigan. Landscaping wi 11 soften the visual impact of new industry on the adjacent public and residential uses, as well as create a favorable entryway to the City. The controversy likely to be generated by this recommendation must be noted. For political reasons, or for reasons unforseen, it may prove impossible to use this site as recommended. alternative site must be selected that In this event, an is suitable for industrial development. The following site is identified should this impasse result, but this proposal should only be viewed as a last resort. 59 �The property that could be developed includes: Top-O-Michigan and the airport runways; I) the land between and 2) the property recommended for multiple family development and marked as R-5 on the land use map. Problems associated with this development strategy include: I) the lack of site flexibility that characterizes these properties due to their configuration; 2) the decentralization of industrial development that wi JI increase the range of impacts on the community; 3) the lack of room available in these areas capable of meeting long term development needs; 4) potentially using property well suited for multiple family development (area R-5) that will be difficult to make up as appropriately elsewhere; 5) the size of each site, neither of which are eligible for site improvement grants; and 6) the fact that the R-5 area would need to be purchased by the City before site improvements could be made, thereby magnifying Boyne City's financial commitment to industrial development by a substantial, and perhaps prohibitive, amount. BOYNE CITY'S NATURAL FEATURES Goals, Objectives, Policies, Programs I. Capitalize on your community's diverse natural features as a way of satisfying resident recreational demand, promoting tourism, and maintaining the scenic and rural character of Boyne City. A. Serve the growing demand for recreational facilities within the community. I. Maximize the use of existing parks to meet a greater variety of recreational needs. a) Develop a master plan that identifies the optimal use of each park and guides their development. b) Prepare a funding strategy that will help ensure the implementation of your community's park plans. 2. Encourage the development of new recreational sites within your community that expand recreational opportunities. 60 �a) Encourage the use of vacant pub Iic properties as a means to satisfy neighborhood recreational deficiencies and meet rising recreational demands. b) Identify undeveloped sites that serve the greatest recreational need and establish priorities for improvements. c) Establish points of access to Lake Charlevoix and viewing stations at pub( ic road ends. B. Improve the recreational opportunities provided by the City's unique natural resources. I. Develop the waterfront as a community focal point and gathering place that accommodates social and recreational activities. a) Develop a pedestrian orientation along the water's edge. b) Accommodate both passive and active recreation along the waterfront. c) 2. Improve the visual image of the waterfront. Capitalize on the various recreational opportunities available to your community along Boyne River. a) Capitalize on public land holdings at various locations along the riverfront to ensure access to, and use of, this resource. b) Encourage merchants with property abutting the River to provide access to the River's edge. c) Increase access and usability of the River's edge by providing walkways and crossovers where appropriate. d) Encourage programs that are directed at River usage and expand the number of water oriented activities. 3. Encourage the use of Avalanche Preserve as a recreational resource that meets a variety of recreation needs for your community's residents and tourists. a) Maintain and improve the Preserve's natural habitat and related ecological characteristics. b) Alleviate the erosion problems prevalent along the face of Avalanche. c) Encourage continued recreational use of the mountain for activities available. 61 and expand the passive opportunities �d) Provide designated areas of the mountain for active recreational uses. e) Develop a set of guidelines monitoring use of the mountain and formulate a mechanism to assure compliance with these guidelines. Area Recommendations The fol lowing recommendations are based on the preceding statements (see Figure 5, p. 42). P-1 Veteran's Memorial Park serves as the hub of activity along your waterfront. Informal and formal recreational activities are accommodated here, as are important community events. Visually, the Park is very significant because it's the largest public open space on the Lake. In the future, these strengths must be recognized and used to advantage. To achieve this, it is recommended a plan be prepared that: I) identifies how the Park can be enhanced to better serve your community; 2) identifies how this Park can begin to organize activities and establish design precedents for subsequent improvements that are proposed for the entire waterfront; and 3) identifies how the waterfront can be more effectively integrated with other activity centers, like the central business district. In conceptual terms, these three points are addressed in the Waterfront Concept Plan (see Figure 8, p. 62). The preliminary ideas in this Concept Plan reflect the community's desire that: I) Veteran's Park not be overdeveloped, but programmed with many open spaces that permit informal recreational activities like walking, picnicing, and sitting; 2) the pedestrian orientation of this Park be strengthened; 3) pedestrian walkways be established along the Lake to help tie various activity centers together; 4) improvements that are undertaken be low cost in nature relative to both construction and maintenance; and 5) consistency and compatibility be maintained relative to landscaping 62 �Waterfront Concept Plan Figure 8 -~...,___ _ __ __ _ _ _ Lake Street Promenade ·~~1urnou •W..JJ..l:'..WAY 1 ~11leWA'( . W J ~ u~ Fishing P o i n t - - - -- - -~-, L.....J.,._,....,...,..,b:l<--------Park Development ,MAJIJjAJl-l E,Xl:;,TJI-IC, l\t_'j,_L-h,U-.,__ Passive Waterfront--- l=~ILlTI~ - - - ~ ; . ; ... .-'-1.1 • ~ I Z I : : , l=".Alc¥-ll-t,i • ~Af~ ·f:=l-0HI 1--0r . ~~I~ · O~~VA11111-J c~ Waterfront Commercial Oppo . e,a.(rt.tM/..C.~ F'la2~~::,, . f'Ul!!,L.1~ ~ u.J.. ·r~IUG PllaZ, Prime Commercial - - - -- - +cl-------4'--41.~:..-----. Redevelopment Opportunity - - - - Main Street Promenade .~l~IJ ~ 63 �and pedestrian-oriented treatments among the Park, CBD and the new mixed use project that may occur to the west of Lake Street (see C-2 description). The schematic design plan being prepared for this Park must reflect these concerns of your community, as illustrated in Figure 9 (p. 65). P-2 Most residents in Boyne City agree Old City Park could be used to greater advantage. Certainly it has numerous traits that can be capitalized on like being adjacent to the Boyne River, near the CBD, and being heavily treed. To identify what improvements should be made to take advantage of these traits and increase the Park's attractiveness, it is recommended implementation. a plan be developed and scheduled for Among the improvements to be considered are new pedestrian scaled lighting and upgraded parking facilities. P-3 Presently used for the storage of municipal vehicles, it is recommended this area be converted into a pub Iic park. The opportunity exists for providing facilities that capitalize on the River's presence. A fishing area, drop-in point for canoes, picnic grounds, informal play areas for children, and parking facilities would be appropriate. These improvements need not be expensive, and the benefit gained from having access to a major natural feature should justify the level of expense required to make the area visually attractive and usable. P-4 Rotary Park is a fine example of how a community can employ federal dollars to create a distinctive and sorely needed recreational facility. Financed by Land and Water Conservation Funds from the Heritage Conservation and Recreation Service, new ballfields, tennis courts, parking facilities and other amenities have been developed within a natural context. The success of this project should be used to promote similar efforts for other parks. P-5 It is recommended this publicly owned property be formally designated as a nature preserve/conservation area. Informal hiking trails could be established to capitalize on the view of the Boyne River and make it 64 �• I ~ 0) Cl) a, ... ... 0. ::, - a, ·c: 0 E Cl) :E en ..c e ..,Cl) Cl) > -; ... Cl) t, ea, .J::. 0 C a, ·c: .., en Cl) "0 Cl) 0. Cl) .., .J::. 0) ·c:;C C a, .J::. C w 0) ·LL �possible for people to explore the area. This foci Iity also could serve an educational purpose for school groups, particularly if interpretive signs were created by, perhaps, a high school biology class. P-6 The use potential of Avalanche Preserve is fantastic. Due to the size and complexity of this resource, a detailed master plan shotJld be prepared to determine how the Preserve can be used most effectively. During the preparation of the plan, several guidelines should be followed when identifying activities to be programmed on the site. activities should: I) only be recreational in The nature; 2) have ,low development cost and maintenance requirements; 3) be sensitive to the Preserve's ecology, vegetation, and slopes; 4) alleviate known recreational deficiencies; 5) have local as wel I as tourist appeal; 6) be diverse and offer both passive and active recreational opportunities; and 7) be implementable in phases. Specific activities and facilities residents would Iike considered for the Preserve include: softball fields, cross-country skiing, nature trai Is, soccer and reforestation, interpretive and educational centers, snowmobile trail, and picnic facilities. BOYNE CITY'S UTILITIES Goals, Objectives, Policies, Programs I. Provide and maintain public utilities required to meet the needs of your community's neighborhoods, businesses and industries. A. Upgrade your City's water and sewer systems as necessary. I. Prepare and prioritize a list of improvements required to adequately service existing developments. a) Develop a long-range water and sewer maintenance and replacement program. b) Establish a funding strategy that will permit the pursuit of necessary construction projects. 66 �2. Ensure the short and long-term storm drainage needs of your community are met. a) Expand the existing storm drainage system to accommodate areas that experience high surface runoff. b) B. Plan for extensions in capital improvement program. Provide water and sewer services to community residents currently lacking utilities, as well as to areas identified to accommodate new growth. I. Evaluate neighborhoods within your community that are currently lacking public utilities. a) Establish long range program to service areas showing greatest needs. b) Incorporate decisions into City's capital improvement program. 2. Plan for the extension of water and sewer lines to anticipated growth areas. a) Upgrade existing delivery system so that extensions can be accommodated. b) Incorporate decisions into City's capital improvement program. Specific Recommendations The significance of utilities in an emerging community like Boyne City cannot be overstated. At the very least, three points should be made. I. The relationship between utility availability and growth management is direct. To provide utility systems in a new area is to make a commitment to growth in that area as well. This is true whether growth occurs immediately or years down the road. 2. Once utilities have been installed, a commitment to maintaining them over time must be made. Investments in your community are made daily based on this understanding. To allow utilities to fall into an unalterable state of disrepair is to undermine the investor's faith in the community, demonstrated at the time the investment was made. 67 �3. Key to the successful maintenance and provision of utilities is money. With too little of it, communities like yours spend more time and money on crises than on planned improvements. Also, as costs associated with new utility development continue to escalate, a very sensitive fiscal balance between maintaining existing systems and preparing new areas for growth must be made. Most emerging communities, and Boyne City is no exception, cannot extend Iines into new areas at wi 11, nor can they afford to withdraw and only attend to existing utility systems. When planning for utility improvements, then, a delicate balance must be maintained between upgrading existing facilities, and making preparations for new growth areas. Clearly, the City's first obligation is to current residents, and secondly to new development. As plans are made for upgrading current utility systems, though, the potential for servicing new areas by capitalizing on improvements made to existing systems must always be recognized. Areas with high growth potential that should be considered when scheduling improvements to existing systems include: I. The airport property, which is recommended for conversion to industry. Before Iight manufacturing can be attracted to this area, the availability or promise of utilities will be required. Perhaps when additional sanitary sewer and water capacity is supplied to the High School, lines could be readied for the industrial park as well. 2. The residential area east of Evangeline and south of the railroad tracks. It may prove more economical and timely to extend sanitary sewer lines through this neighborhood into the industrial park. 3. The unsewered residential area focused at the intersection of Bailey and Jefferson Streets. 4. The residential area north of West Michigan Avenue. 68 �5. The areas recommended for multiple-family development on either side of West Michigan Avenue which are just beyond the range of existing sewer and water lines. 6. The Tannery property. Unlike the sanitary sewer and water systems, it isn't reasonable to plan on extending the stormwater system throughout the community. The costs would be too great, and the other two utilities have higher priority. Some new lines, though, may be necessary depending on where runoff causes the greatest problems. For example, where roadway beds are dramatically eroded each year, or where back-up problems caused by infiltration into the sewer lines are excessive in any given residential area, the City should plan on instal Iing new Iines. For those areas where the existing surface drainage system is adequate, though, stormwater improvements are not recommended. CIRCULATION IN BOYNE CITY Goals, Objectives, Policies, Programs I. Develop and maintain a safe and efficient circulation system for the residents of your City. A. Accommodate the diverse roadway needs of the City's residents. I. Encourage improvements to the City's street system that complement the regional street network. a) Coordinate local street improvement plans with proposed improvements to the County and Regional highway systems. b) Adopt street construction standards that complement those for the County and Region. c) Est ab Iish a roadway improvement plan that seeks to pave al I soft-surface roads. 69 �2. Encourage non-residential community that traffic to use streets within your minimize disruption to your residential neighborhoods. a) Classify streets throughout your community according to function and design. b) Designate streets that can appropriately accommodate truck traffic. B. Improve the types and quality of circulation available to City residents. I. Encourage the provision of appropriate circulation improvements in conjunction with new development. a) Es tab Iish on-site development standards that regulate parking, access and walkway requirements. b) Ensure necessary street and sidewalk improvements are provided as part of new developments. c) Develop a street classification system using function, need and demand as considerations in the setting of improvement priorities. 2. Encourage the development of a pedestrian oriented community that takes advantage of your community's compactness. a) Provide pedestrian walkways and rest areas between major activity centers. b) Encourage right-of-way improvements to occur in conjunction with street improvements. c) Encourage new developments to provide for safe pedestrian movement within the project. Specific Recommendations As a basis for making decisions regarding roadway improvements, it is recommended that a Street Classification System be adopted (see Figure I 0, p. 71 ). Through the use of the definitions and standards that follow, the Classification System: 70 �• -,. • Street Classification System Figure 10 E3 E3 E3 Regional Arterial Local Arterial Primary Collector El Secondary Collector B Local Roadway Lake Charlevoix City of Boyne City Charlevoix County Michigan Updated based on information provided by the City of Boyne City '-------- - - , - - - JI L Johnson Johnson & Roy/ inc. Plannirig/ Landscape Architecture/ Urban CYesign (1) July1979 71 �• • • • • • • • • •• • • • • • • • • I. Defines the function of each street found in your community; 2. Establishes a basis for determining what roads need to be upgraded, and to what standards; 3. Can be used to help you establish your capital improvement program; 4. Recognizes the need to coordinate City-wide improvements with those proposed for County and State roadways that feed into Boyne City • The function of each roadway type identified in Figure IO (p. 71) is established by the following definitions: I. Regional arterials carry large volumes of traffic at relatively high speeds for long distances. They carry vehicles primarily between major cities, and correlate with the State's trunkline system. Of the five road types identified, this one has the widest right-of-way requirement. 2. Local arterials operate at moderate to higb speeds, and service withinRegion and between-County traffic. Like regional arterials, these roads link major population centers together . 3. Primary collectors carry moderate volumes of traffic at moderate speeds between major activity centers within the City, as well as between Boyne City and adjacent communities. They tend to link the arterials together as well. 4. Secondary collectors accommodate movements between neighborhoods and activity centers. Their primary purpose is to collect traffic from local streets and distribute it to primary collectors and arterials . Traffic volumes are moderate, and speeds range from low to moderate . 5. Local roadways move low volumes of neighborhood traf fie at low speeds over relatively short distances (less than Y2 mile). Their primary purpose is to serve individual properties . 72 �The Roadway Standards proposed for your community are illustrated in Figure 11 (p. 74). Please note these drawings identify right-of-way dimensions, design specifications for local roads with and without curbs, and specifications for sidewalks/bike paths. Standards for regional arterials are not shown because they usually are set at the time of construction. In addition, it is recommended that: I. Unpaved roads be scheduled for upgrading with existing residential development being used as a guide for determining improvement priorities. 2. Future road extensions not result in dead end streets, as is the case with Grove and Ottawa. Roads without cul-de-sacs can't handle safety vehicles effectively • • • ~ 3. A truck route plan be adopted that: I) al lows trucks to use al I but local streets to ensure the neighborhoods are not disrupted; 2) prohibits al I trucks from using East Water Street, between East and Lake Streets, except those making de! iveries to the stores along Water Street. Relative to the Boyne Valley Railroad, it is expected a joint public/private partnership will be required to establish the Company's viability. value to tourism, its continued support is justified. Because of its Charter trips should be continued, as should daily trips during the operating season. If mixed use developments occur at the base of Water Street, or southwest of Front and Second (see C-2 and R-5 on Figure 5, p. 42) the role of the Railroad might be expanded. Potentially, it could offer shuttle service between these developments and the Boyne Mountain area for skiers, golfers, and tourists in general. 73 - - - ---- --------- �Roadway Standards Figure II (~ •,. • " g· 22· 14· so· Local Street 2 . 50' 11' Local & Secondary Collector s· T 36' 60' Primary Collector & Local Arterial City of Boyne City Charlevoix County Michigan 74 12· Johnson Johnson & Roy inc Planning Landscape Architecture Urban Design �IMPLEMENTATION STRATE GIES INTRODUCTION Implementation strategies are a key component of any comprehensive plan. They prescribe how the plan's recommendations and programs become realities. Because the true value of a plan is never realized unless it is implemented, it must be carefully designed to ensure it is workable. This is no less true for Boyne City's Comprehensive Plan. Hence, the contents of this Plan were carefully developed with an eye towards implementation. Before reviewing the suggested implementation strategies, several points should be made. First, numerous interest groups, pub Iic agencies and private concerns constantly make decisions that have an impact on the way Boyne City changes. This Plan should be viewed as an implementation device that assists in the coordination and direction of public and private policy and, therefore, the actions taken by these decision-making bodies. Second, implementation is a process that requires tremendous energy and dedication from those committed to the Plan's achievement. The process of making a plan work is not an easy one. Change, even for the better, is difficult to institute. Third, changes are not made overnight. It takes time to put guidelines and recommendations into practice whether they constitute departmental policy or tangible improvements. Fourth, various changes will be more easily achieved, and in a shorter time period, than others. Time must be spent to determine which actions will require less energy, time and expense, and which of these are most desirable. On the other hand, actions requiring extensive resources must also be identified and prioritized according to need. The City Administration, working in conjunction with the Planning Commission, should establish these priorities. 75 �• " Finally, the utilization of this Plan must begin with its interpretation by those individuals responsible for its use. This process involves the incorporation of the Plan's guidelines and recommendations into a form that is usable for each implementation strategy. The nature of this process will be made clearer when the individual strategies are reviewed. THE PLANNING PROGRAM This Comprehensive Plan should not be viewed as a finished product. As events or the needs of City residents demand it, various additions will need to be made. It is not anticipated, however, that this Plan's major goals and concepts will require alteration. Rather, as the Plan is interpreted and implemented, only detai Is may require some change. At this time, it is neither possible nor desirable to specifically identify the future use of each lot within the City. It is not possible due to the generalized nature of the Plan, and not desirable because the City's specific needs are not that predictable. It is possible to state, though, that changes must remain consistent with this Plan's goals and objectives. While an element of flexibility is inherent in this Plan, then, there are certain core features which remain unyielding. To ensure this Plan remains responsive to the needs of Boyne City, the City's over al I planning program must be expanded. It is recommended the program have several elements, including: I. A mandatory annual review by the Planning Commission of selected sections of the Comprehensive Plan with recommendations forwarded to the City Commission. Because tremendous resources would be required to review the entire Plan on a yearly basis, one or two different sections should be reviewed each year. After all sections are reviewed over a period of several years, the cycle should be repeated. Each review should entail updating each section with information as it becomes available. Guidelines and recommendations that are affected by the new data should then be modified as necessary. 76 �2. The development of functional plans. For each specific area of interest, a functional plan should be prepared that spells out in detail the proposals found in the Comprehensive Plan. All functional plans should be developed within the framework provided by the Plan. They should expand on the goals of the Plan, while remaining consistent with those goals. Also, functional plans should operationalize the Plan's intent in departmental policies and procedures. A direct link between the Plan's content and implementation thereby is created. Examples of functional plans include a Sewer and Water Extension Plan, Park and Recreation Plan, and a Pedestrian Circulation Plan. 3. Special land use and design plans. These are important because they interpret the Comprehensive Plan at site specific levels. Areas within the City requiring special ' physical treatments can be identified and dealt with accordingly. In short, they refine the land use proposals and illustrate how guiding policies are handled in small geographical areas. Examples of special plans include a Waterfront Improvement Plan and a Downtown Urban Design Study. PLANNING AND CITY GOVERNMENT City Administration The successful implementation of this Comprehensive Plan can accomplished if all City Departments strive toward common goals. only be Boyne City, with its City Manager form of government, has demonstrated it can effectively coordinate the objectives of various City Departments. As implementation of this Plan begins, however, the City will need to strengthen these ties. attention will need to be given to the City's Housing Authority. Particular Many of the residential physical improvement opportunities suggested in this Plan rely on the expansion of the Authority's role. 77 �•,. : II II Ill • •,. • • ••••"• Similarly, the City Administration must strengthen its working relationship with the County's Building Department. Because the County has the responsibility for overseeing building code enforcement within Boyne City, it is important that this agency actively follow the housing recommendations found in this Plan. This includes the removal of delapidated housing and carefully monitoring the structural conditions of the City's houses. Planning Commission Boyne City's Planning Commission has an important role relative to the City's planning activities. Specifically, the Commission has responsibility for: I. Publicizing and promoting planning in the City. 2. Holding citizen review workshops during which input from the community is solicited regarding planning-related activities • 3• Overseeing the Comprehensive Plan and ensuring that its intent and guidelines are appropriately interpreted when land use issues are raised. 4. Helping to pursue the development of land use regulations and controls recommended in this Plan . s. Assisting in the review and revision of capital improvement programs. 6. Assisting in the evaluation of the City's yearly progress made towards the implementation of this Plan. Goals for each year's planning activities can be formulated as a means for measuring the community's p-rogress. 78 �Goal Application As discussed previously, the land use proposals found in this document are the interpretation of your City's goals and objectives into a physical concept. This concept identifies how land areas within the City should be used in the future. During the months ahead, there will be a need to use this Plan as a basis for evaluating various land use proposals that appear in the form of requests before City decision-makers. As this occurs, the following procedure should be utilized to assure that all land use decisions are consistent with the intent of this Comprehensive Plan. I. Each request should be studied in light of the designated land uses found on the land use map; 2. Where questions or concerns exist regarding the intent or appropriateness of a proposal, this document's goals and objectives should be used as a basis for Plan interpretation. Annexation The recommendations of this Comprehensive Plan assume Boyne City will continue as a self-contained community, accommodating anticipated land use needs within its existing boundaries. The reasons for this approach are two-fold: I) sufficient land area exists within the City to accommodate all forecasted land use needs through the year 2000; and 2) the acquisition of land through annexation is an extremely difficult and complicated process. The annexation process is complicated by a number of matters which, in many instances, inhibit its success. These include: I. The lack of specific guidelines that establish when annexation is acceptable; 2. Concern over the implications of creating Charter Townships to stop annexation; 79 �•• • • , 3. 4. The need to provide the site with complete City services; The philosophy that a City cannot annex solely for the reason of improving its tax base; and 5. Governmental cooperation • Over time, however, a number of conditions may change, including the annexation laws, that may make annexation more feasible. Certainly changes in funding programs, such as revenue sharing, together with new policies and incentives directed at increasing jobs and the tax base of urban areas will have an influence on the practicality of annexation as an approach to be pursued by Boyne City. Also, if it is determined the Boyne City Airport cannot be used to accommodate future industrial development, annexation becomes the only option available if a federally funded industrial park is to be achieved. CODES AND ORDINANCES The fol lowing strategies are recommended for use for two reasons. I. They have the ability to address and effectively deal with the major issues described in this Plan. 2. They are currently available for use, or at least can be developed with relative ease given the City's existing resources. While these strategies are recommended for use at this time, they should be reviewed periodically along with the rest of the Plan. Any needed updating or modification in terms of approach or content can then be accommodated as required. Zoning Zoning has great value to a comm~nity when it is based on a Comprehensive Plan. Without the guidance of land use recommendations that support stated goals and objectives, zoning decisions are viewed as arbitrary and political in nature. The completion of this Comprehensive Plan makes the use of zoning particularly 80 �•,. " appropriate. This Plan's comprehensive nature provides a natural framework on which a comprehensive zoning ordinance can be based. This kind of ordinance is preferred because it establishes a legal framework that takes into account land use needs for the entire City as opposed to individual sites. As a result, its scope is responsive to the community as a whole, rather than just individual parts. From a legal standpoint, this adds a dimension of soundness to the ordinance that might otherwise not be realized. The primary concepts established by this Plan have City-wide application. A comprehensive zoning ordinance is most appropriate for assisting in the application of these concepts. For example, the need to minimize land use conflicts throughout the City can be readily addressed by this type of ordinance. Also, the desire to protect the integrity of the City's residential areas can be advanced using this implementation device. The City's zoning ordinance requires many changes before it reflects this Plan's guidelines. Among these are: I. A unified zoning system that recognizes the differences in the original construction and development standards found in various parts of the City. 2. The addition of site plan review regulations, particularly for multifamily, commercial and industrial development. 3. Improved sign controls and standards. 4. Standards governing mixed uses. 5. Improved standards governing screening and buffering. 6. The establishment of compatible density ranges. 7. Improved height, bulk and yard standards. 81 �It is recommended that a study team be selected and charged with updating the ordinance in accordance with this Plan's recommendations. This should be done as soon as possible so that future zoning issues can be dealt with appropriately. Subdivision Regulations Like zoning, subdivision regulations are recommended implementation of this Plan. for use during the While zoning is concerned with land use on a site basis and activities permitted in selected areas, subdivision regulations are concerned with the process of subdividing and the quality of individual developments. Subdivision regulations protect the needs of residents by providing both site design controls and jmprovement standards. Design controls generally deal with land requirements and arrangements for roadways and parcels. Improvement standards, another component of subdivision regulations, are concerned with physical improvements that must be completed prior to the recording of the plat and the sale of lots. Currently, few site design controls are found in Boyne City that pertain to subdivision regulations. Those requirements which do exist, such as minimum sidewalk construction standards, were adopted years ago and are not appropriate today. Standards and minimum designs consistant with the City's goals are necessary for effective implementation to be achieved. Additional regulations are recommended for developments that may have an impact on the City's environmental quality. Specifically, proposed subdivisions should be denied if it would cause serious off-site flooding, environmental degradation or a public facilities problem. In short, subdivision regulations should be updated to protect the City's environment from potentially harmful effects resulting from new developments. These regulations should strengthen the overall impact of the comprehensive zoning ordinance. 82 �Site Plan Review Because there are few site plan regulations in effect, site plan review requirements should be developed and incorporated into the City's zoning ordinance. In general, site plan review should provide guidance relative to the placement and character of structures on parcels of land. In addition, the requirements specify standards for how projects must relate with their environment. This is particularly critical for undeveloped properties along the City's waterfront. Building Code Boyne City has adopted the building code requirements presently in use by Charlevoix County and uses the County's Building Department as the enforcing agency. Because of this City and County relationship, a high degree of coordination is required. Accomplishing uniform code enforcement is not an easy task because of the number of parties involved. Every effort must be taken, therefore, to strengthen Iiaison between City and County governments to ensure enforcement is comprehensive. Rehabilitation will play a primary role in correcting existing housing defects in Boyne City. Rigerous code enforcement will help ensure that stable neighborhoods remain as such, and that problem areas are improved. CAPITAL IMPROVEMENTS Capital improvement programming entails scheduling public physical improvements for a community over a designated period of time. The schedule should reflect the priorities and financial capabilities of the municipality. The way a Capital Improvement Program (CIP) is developed tends to vary from one city to another, but general agreement exists relative to the following: I. Capital improvements refer to any expenditure for facilities which are government related. Costs for land acquisition, building construction, highways, utility lines, and landscaping are examples of capital improvements. 83 �• • • ,. 2. A capital improvements budget refers to a Iisting of projects according to anticipated costs and sources of funds that is prepared annually • 3. A capital improvements program involves a long-term schedule of projects based on costs and funding sources. The CIP serves as the implementation plan for the City's needed physical improvements . Generally, the capital improvement program is prepared and adopted annually in accordance with long-range goals that are part of the program. Relationship with the Comprehensive Plan A sound CIP should act as a major tool leading to the implementation of the Comprehensive Plan. To ensure this is achieved, the CIP should be based on improvement recommendations that are a part of the Plan. Additional projects, as they are included in the budget, should remain consistent with both the overall intent and recommendations that are reflected in this Comprehensive Plan. Issues dealing with location, timing of desired development and potential impact on recommended land use for the selected area are examples of what must be reviewed. Preparation of the Capital Improvement Program Generally, several steps are involved during the preparation of a CIP. First, an annual budget policy is prepared to guide City departments and commissions in the program preparation. Second, an inventory of all committed and potential projects is prepared, along with cost estimates and an evaluation of their relative priority. Third, an analysis of the community's financing capabilities is conducted relative to the project types that are identified. Fourth, the CIP should be developed to cover a five year period, with reviews of the program occurring yearly. Fifth, a longrange schedule that addresses project execution is developed, taking into consideration project relationships with each other and financial requirements. Sixth, projects slated for early action are selected from the schedule and incorporated into the capital improvement budget for the next fiscal year. Finally, the program from which the budget is developed is adopted. 84 �•1111 • Monitoring the Program Adoption of the CIP means that certain projects will be financed during the next fiscal year. To ensure that budgetary and project commitments are followed as desired, the Planning Commission and City Commission should review progress reports that are submitted by department officials or the City Manager. Any problems or changing conditions encountered during the CIP's implementation should result in recommended changes in the program. Importance of the CIP for Boyne City Capital improvement programming is significant in Boyne City for several reasons: I. Funds available for projects are limited. All expenditures must be made as judiciously as possible to ensure maximum benefit is realized with each expense. 2. Funding source requirements often conflicf with a City's priorities. It is necessary, then, that efforts be made to match need with avai Iable funds wherever possible. 3. Many capital intensive projects are recommended in this Plan. To accommodate change as desired, the CIP must reflect this in its schedule. Improvements, like roadways and sewers, are particularly important in terms of guiding future growth. Improvements geared towards revitalizing the City's central business district like walkway improvements, landscape and screening improvements, and off-street parking must also be a part of the schedule. The CIP is important for one additional reason. It serves as a barometer against which the success of this Comprehensive Plan can be partially measured. As physical improvements are made, the results of these changes should be consistent with, and lead to the eventual achievement of, the goals and object ives of this Plan. 85 �•,. 1111 • FEDERAL AND ST ATE FUNDING PROGRAMS The successful implementation of several recommendations found in this document is dependent upon a number of considerations, including the availability of financial assistance. A brief overview of various State and Federal programs that may assist Boyne City with the implementation of these recommendations follows (see Tables 2, 3, and 4, p. 87 - 92). These programs, presented in table form, are listed according to their possible applicability for housing, commercial, industrial, and recreational land uses . • 86 �TABLE 2 - HOUSING PROGRAMS Problem Program Result Evidence of major and minor structural problems among residential dwellings Rehabilitation Loan and Grant Program Improves housing quality resulting from rehabilitation of residential structures Community Development Block Grant funds for structural rehabilitation are provided to low and moderate income homeowners and landlords Rehabilitation Loans: Section 312 Federal loans directly available to owners of residential or nonresidential properties for rehabilitation Housing Construction Program co --...J Revitalizes neighborhood as a result of upgrading structures characterized by poor maintenance Results in comprehensive rehabilitation programs that focus on upgrading housing Joint state and federal program provides low interest rehabilitation loans, interest subsidies and deferred payment loans to low income families Community Development Block Grant Funds Provides community with opportunities for implementation of special programs Direct funds are available to local munithat benefit low and moderate income cipalities to improve the living environment. families A majority of public improvement projects qualify if directed at low and moderate income levels Neighborhood Strategy Areas Section 8 Housing Assistance Payment funds targeted in areas where Community Development Block Grant monies are used for revitalization projects Achievement of comprehensive revitalization program in selected neighborhood that emphasizes short-term housing revitalization and coordinated community development activities �-------, TABLE 2 - HOUSING PROGRAMS (cont'd) Problem Program Result Need for neighborhood investment Community Reinvestment Act of 1977 Increases level of investment in neighborhood resulting from financial institutions becoming involved with public and private improvement programs Regulated financial institutions must demonstrate that their deposit facilities serve resident needs for credit services in communities where they are chartered to do business Federal Housing Administration Improvement programs that rely on federally insured financial institutions to promote residential and commercial rehabi Iitation efforts co co Neighborhood Housing Services Program Federal assistance in terms of comprehensive investment program made available to cities which demonstrate a cooperative spirit among local public agencies, lending institutions and neighborhood organizations Lack of ownership opportunities for low and moderate income families Homeownership Assistance: Section 235 Federal mortgage insurance and interest rate reductions avai Iable for new and rehabilitated units Basic Home Mortgage: Section 203(b) Federal mortgage insurance for 90%, 30year mortgages used to purchase new or existing one-to-four family units Revitalization of housing stock and business district due to federal incentives made available to local financial institutions Neighborhood revitalization and stabilization resulting from investment strategies that serve to initiate capital investments by local residents and businesses Increases neighborhood stability resulting from purchase of new and rehabilitated units by moderate income persons Increases neighborhood stability resulting from homeownership among high risk, moderate income families �- ••• TABLE 2 - HOUSING PROGRAMS (cont'd) Problem Program Result Lack of ownership opportunities for low and moderate income families Special Credit Risks: Section 237 Increases neighborhood stability resulting from higher rates of ownership among families having marginal credit risk rating Lack of ownership opportunities for low and moderate income families co 'Cl Insurance provided to local lending institutions against losses incurred on residential mortgages extended to marginal credit risk families who benefit from financial counseling Income Rental Assistance: Section 8 Rental assistance available to households whose incomes are 80% or less than the median income for households (assisted household pays 25% of its gross income for rents and program pays difference between household's payment and contract rent) High percentage of elderly and retired heads of households Neighborhood stability resulting from less turnover prompted by increases in contract rent Increases supply of housing for elderly and handicapped which serves to meet neighborhood's demand Provides direct federal loans to aid in the construction or rehabilitation of rental and cooperative housing for the elderly or handicapped i �--------- TABLE 3 - COMMERCIAL/INDUSTRIAL PROGRAMS Problem Program Result Improvement of special features found in Boyne City National Endowment for the Arts Development of unique designs within the City's downtown or waterfront areas Encourages communities to introduce exemplary design as part of their planning process Lack of financial assistance for businesses Business Development Assistance (EDA) Assists expansion opportunities and community reinvestment by private enterprise Provides long term loans for up to 65% of the cost of expansion or new construction of industry or commercial foci Iities Small Business Administration Assists in encouraging private investment within the CBD Provides loans or loan guarantees to business owners to help finance growth and development '° 0 Lack of funds for improvement of the physical and economic environment Farmers Home Administration Encourages public and private investment to improve the community's business climate Provides loan guarantees for public or private property acquisitions and improvements within cities of less than I 0,000 people Public Works Grants (EDA) Provides monies for physical plant improvements to designated areas as a means to improve economic conditions Upper Great Lakes Regional Commission Assists in providing the capital improvements necessary to encourage private investment in the City Assists in providing public works improvements necessary to encourage private investment Provides monies to encourage industrial development in local communities Ii �79 I' I TABLE 3 - COMMERCIAL/INDUSTRIAL PROGRAMS (cont'd) Problem Program Result Lack of funds for improvement of the physical and economic environment Economic Development Corporation Provides low-cost monies to business and industry willing to make an investment within the community Lac k of new investment within downtown Downtown Development Authority Permits the community to raise funds for aiding business and industry in acquiring land, bui Idings and equipment through the issuance of tax exempt revenue bonds if the project is revenue generating Permits local governments to encourage downtown improvements through issuance of revenue bonds or special tax assessment '-0 Commercial Redevelopment District Encourages revitalization by providing means for generating monies eligible for improvement projects Improvements made to physical structures in downtown and new development also encouraged Allows the granting of tax relief for real property improvements within the defined limits of downtown Urban Development Action Grant Revitalization of areas where match can be generated through private investment Provides funds to depressed cities for public improvements to encourage job creation and private investment within City Community Development Block Grant Funds Provides community with opportunities for implementation of special programs Direct funds are avai Iable to local municipalities to improve the environment, primarily for low and moderate income levels ~ • �- TABLE 4 - RECREATION PROGRAMS Problem Program Result Need for improved recreation opportunities Division of Waterways - DNR Expansion of waterfront recreational activities Provides funds for water-oriented capital improvements, including boat launching sites and marinas River and Harbors Act Provides funds for specific navigational improvements which are required in marina development including entrance channels, breakwaters and turning basins Land and Water Conservation Fund '-0 N Provides funds for construction of public recreation facilities where deficiencies are determined Coastal Zone Management Provides funds for feasibility analysis and development of opportunities along the State's coast Iines Provides incentive for pursuing marina developments to increase lakefront use Expansion of recreation activities where current demand is highest (for example Rotary Park) Improves use opportunities of the lakefront (for example - Beachfront Feasibility Study) Community Development Block Grant Funds Provides community with opportunities for implementation of special programs Direct funds are available to local municipalities to improve the environment, primarily for low and moderate income levels ���POPULATION An overview of Boyne City's population is necessary to: I) determine how many people are expected to reside in your community in the future; 2) generate information required to forecast land use needs; and 3) gain an understanding of the kinds of people who live in the community so that the Comprehensive Plan can be responsive to their needs. GROWTH TRENDS As shown in Table 5 (p. 96), population growth in Boyne City has been far from Due to several setbacks in the local economy, an overal I decrease in steady. population was experienced bet·ween 1910 and I 970. The most significant decrease occurred between 1910 and 1930, when your community's population base was cut in half. During that 20-year period, lumbering was the mainstay of the local economy. As forest reserves in the vicinity were depleted, though, employment opportunities lessened significantly in number. Many families were forced to -move on to new lumbering communities, thereby causing the sharp decline in total population. Boyne City has been rebuilding ever since. Although growth since 1930 has been sporadic, downturns have never amounted to more than I 0% of the City's total population. More importantly, steady increases are evident since 1960, particularly in Iight of estimates for 1979 which average about 3,300 persons. During the past 2 twenty years, then, a population increase of roughly 18% has occurred. Interestingly, Charlevoix County's growth trends closely parallel those experienced by Boyne City (see Table 5, p. 96). Although the County's overal I population decrease between 1910 and 1970 amounted to roughly I 5%, as opposed to 40% for Boyne City, fluctuations during this 60-year period occurred at the same time for the two areas. Apparently economic influences have had similar impacts on the County and Boyne City over the years. Assuming this is true, a population increase for the County should be evident between 1960 and 1979, as a substantial increase was experienced by Boyne City during this same period. Estimates substantiate this assumption, as population in 3 Charlevoix County increased by 50% during the past 20 years. 95 �TABLE 5 - POPULATION TRENDS FOR SELECTED AREAS, 1910-1970 Number of Persons Area 1910 1920 1930 1940 1950 1960 1970 Boyne City 5,248 4,284 2,650 2,904 3,028 2,797 2,969 City of Charlevoix 2,420 2,218 2,247 2,299 2,695 2,751 3,519 Charlevoix County 19,157 15,778 11,981 13,031 13,475 13,421 16,541 Source: Northwest Michigan Regional Planning and Development Commission, Comprehensive Plan - Land Use; June 1978. U.S. Bureau of Census, 1950, 1960, and 1970 Census of Population 96 �Returning to Table 5 (p. 96), growth in the City of Charlevoix since 1920 has been steady, a pattern not at all like Boyne City's or the County's. Presumably the appeal of this community for both year-round and seasonal residents has been strong enough to offset the effects of an unstable economy. When drawing on the experiences of nearby areas to better understand Boyne City, then, the County of Charlevoix seems like a more appropriate comparable than the City of Charlevoix. Several reasons help explain why Charlevoix County and the Cities of Charlevoix and Boyne City have grown during the past 20 years. These include: I) the growth 4 of the tourist industry; 2) the presence of special natural features that have widespread recreational appeal; 3) improved accessibility to the northwest part of the State from major population centers located in southern Michigan; 4) increased leisure time and mobility among persons attracted to the area; and 5) increased demand for second homes and seasonal residences. Examples of qualities specific to Boyne City that have contributed to its recent population growth include: I) the availability of undeveloped land for seasonal home development (that has resulted in the construction of dwellings that accommodate roughly 15% of the City's 5 population); 2) the presence of a full service business district; 3) its proximity to major recreation centers, like Boyne Mountain; 4) the availability of a full range of community services; and 5) the community's location on Lake Charlevoix. FORECASTS For many of these same reasons, a steady growth in population is expected in your community between 1980 and 2000. The projections presented in Table 6 (p. 98) identify the amount of growth forecasted, and are based on the following . 6 assumptions: I. The Charlevoix County area will continue to develop as a year-round recreational attraction whereby the impact of visitors and seasonal homeowners on the area will be significant. 2. Population increases in the area will be less dependent on traditional employment centers Iike manufacturing, and more dependent on the area's recreational potential, scenic qualities, and appealing quality of life. 97 �TABLE 6 - POPULATION PROJECTIONS FOR SELECTED AREAS, 1980-2000 I Number of Persons Area 1980 1985 1990 1995 2000 Boyne City 3,5804,010 3,9384,403 4,3324,958 4,7615,334 5,2275,853 Charlevoix County 20,00022,400 22,00024,600 24,20027,700 26,60029,800 29,20032,700 I. Population growth rates for each area amount to a I0% increase per five-year period. Source: Johnson, Johnson & Roy/inc. 98 �3. Population increases will continue within the retirement age groups while proportionate decreases will be evident among younger age categories. 4. Dramatic population increases will occur for cities and counties within the northwest reg~on of the State over the next several decades. Due to the somewhat unreliable nature of population forecasts, ranges of anticipated growth are provided in Table 6 (p. 98). Several points should be made about these projections: I. Population within Boyne City is expected to increase by just less than 50% between 1980 and 2000 . 2. Growth projections for Charlevoix County are comparable to those for Boyne City in terms of percent increases, primarily because both sets of projections were based on the same assumptions. 3. The migration of permanent residents into the two areas, plus a significant increase in seasonal home ownership, are reflected in these forecasts. 4. Growth during the next 20 years is expected to be fairly steady, as opposed to being characterized by sudden spurts. 5. Boyne City's share of the County's total population is expected to remain at roughly 18% . GENERAL CHARACTERISTICS Although available information is limited, existing data suggests that the composition of Boyne City's population is changing. Among these changes are the following: 99 �I. Between 1970 and 1979, the 18-year old and under age group within Charlevoix County declined as a percent of the total population. Because of the similarity of the age-sex characteristics for Boyne City 7 and the County, a similar decline probably occurred for the City. 2. Within Charlevoix County, people 65 years of age and over increased from I 1.3% to 12.6% of the total population between 1970 and 1979. A comparable kind of shift is believed to be occurring in your community. 3. In 1970, a proportionately greater number of retired individuals lived in 8 Boyne City than in the State. This suggests the City is regarded more favorably by retirees than are other areas in the State, a situation that is expected to continue in the future. 4. As of 1970, the average age of persons residing in the County and Boyne 9 City was just under 30 years. By the year 2000, estimates suggest the 1 County's average age will rise to 42.5. O Given the similarity of the County's and City's age-sex distributions, and economic pictures, your community can expect to experience a rise in average age among City residents. 5. While the number of households within your community grew between 1960 and 1979, the number of persons per household declined 11 significantly. Increasing numbers of retired heads of households, and a lower birth rate during recent years suggest this trend may continue. This will have implications relative to the demand for school facilities, housing, recreational facilities, and retail services. 100 �ECONOMY An evaluation of Boyne City's economic base involves identifying the basic sources of employment and income on which the local economy depends. The purpose of this evaluation is to achieve a better understanding of what economic forces are at work so that recommended land use plans are responsive to these conditions. Specifically, a review of your community's economic base is important for two reasons. First, . population changes are closely related to an area's level of economic activity. tv'.igration into a community, as well as the retention of a given population base, is dependent on the availability of jobs. Second, economic conditions have a direct bearing on existing and future patterns of land use. Clearly, an expanding economy will place different demands on a community than one which has stabi Iized or is declining. Because information specific to Boyne City's economic conditions is sparse, an overview of the economic base of both the State's Northwest Region and Charlevoix County wil I be helpful in understanding your community's economic situation. GENERAL ECONOMIC CONDITIONS Prior to 1940, the State's Northwest Region was largely dependent on an agricultural economy. One-third of all available jobs were related to farming. Boyne City, although not well suited for cropland, served as a major retail supply center for farmers in the area. After 1940, major changes in the Region's economy transpired as it became more and more difficult to maintain smal I farming operations, and developers and tourists began to recognize the recreational value of the Region. Employment opportunities quickly shifted to the construction and tourist industries as communities sought to capitalize on the attraction of their natural features. Manufacturing also took hold in the Region as a larger labor force and relatively cheap land lured new industry to the State's northwest area. As a result of these shifts in employment, the Region come closer to matching the State's employment patterns indicating that a diversified economy was becoming more evident in the Region. 101 �By 1970, employment shifts had been so dramatic that manufacturing became the Region's most significant employer. This was true not only for the Region, but for Charlevoix County and Boyne City as well (see Table 7, p. 103). Other sectors that became significant for al I three areas by 1970 included wholesale and retai I trade, and finance, insurance and services. When combined with manufacturing, these three sectors accounted for roughly 50% of the Region's total employment and over 12 70% of the County's and Boyne City's total employment. Interestingly, when the sectors identified in Table 7 (p. I03) are ranked according to percent of total employment for the Region and Boyne City, the resulting lists are roughly comparable. This suggests the two areas had similar economic situations. Since 1970, the Region has experienced growth in employment primarily within the non-manufacturing sectors, and particularly in retail trade and services. 13 Manufacturing also has shown signs of growth but as an proportionately less significant than it was before. employer it is In absolute terms, though, manufacturing still serves as the Region's primary employer. Because Boyne City is affected by the same economic forces as the Region, and has demonstrated employment patterns similar to those of the Region in 1970, these recent employment changes probably reflect the kinds of changes currently being experienced in Boyne City. Other similarities between Boyne City and the County or Region can be identified .,• • "., ., due to the similar economic situations of these three areas. For example: I. Unemployment in the Northwest Region and Charlevoix County tends to be higher (by roughly 2% for any given year) than in other parts of the 14 State. The seasonal nature of tourism and high proportion of unskilled laborers in this area account for this. This same pattern is believed to be true for Boyne City. 2. Wage and salary rates in the Region tend to be lower than the State's average. The presence of unskilled labor, lower educational levels, and an excess labor supply are responsible for this. Boyne City is believed to have a similar situation • 102 �TABLE 7 - EMPLOYMENT PATTERNS FOR SELECTED AREAS, 1970 I Industry Northwest Region Construction 2 Charlevoix County 8.0% 2 7.5% Boyne City 2 7.7 % Manufacturing 22.0 31.5 32.9 Transportation 6.0 1.6 .7 Communications, Utilities 8.0 2.1 4.3 Wholesale/Retail Trade 17.0 19.5 18.2 Finance, Insurance, Services 19.0 19.6 21.6 Education/Public Adm ini strati on 14.0 8.6 I 0.1 Other 6.0 9.6 5.3 Total I 00.0% 100.0% I 00.0% I. Total employment, persons 16 years of age and older. 2. Percent of total employed by category. Source: U.S. Bureau of Census, 1970 Census of Population 103 �3. The distribution of income within Boyne City is fairly similar to that of Charlevoix County (see Table 8, p. I05). Significant differences, though, indicate fewer households earning less than $ I 0,000, and more households earning more than $15,000, than the County. Also, avai Iable data indicates that the number of families fol I ing below the poverty 15 level in the County has decreased by roughly half during the I 970's. Presumably, a decrease in this area was experienced in Boyne City as well. 4. Forecasts indicate that tourism is now, and will continue to be, a major economic influence in the region. Currently, 25% to 30% of total employment, and 20% to 25% of al I personal income is generated by the tourist industry. MANUFACTURING The strength of manufacturing in the Region requires that it be evaluated separately. Most industry in the area is concerned with: I) local resources like timber; 2) oil and natural gas; 3) food processing; or 4) electrical machinery and metal fabrication. Between 1967 and 1972, the number of manufacturing 16 establishments increased by more than I 0%, even though on a nation-wide basis, 17 manufacturing was a slow growth sector. Most of this growth has resulted from: I) the expansion of existing industry; 2) the upgrading of a product already being manufactured; and 3) the increased use of the Region's natural energy sources, I ike gas and oii. 18 Forecasts indicate that enough demand exists for the products made in the Region that an annual growth rate of 3.5% in this sector can be anticipated. 104 �TABLE 8 - INCOME DISTRIBUTION, 1970 Income Level $ I $3,999 7,000 - I 0,000 - 0 4,000 15,000 $ 25,000 TOTAL I. Charlevoix County Boyne City 16.0% 15.5% 6,999 20.8 18.2 9,999 24.4 23.1 14,999 26.1 26.6 24,999 I 1.2 14.2 1.5 2.4 I 00.0% I 00.0% plus In 1970, the national poverty level was roughly $3,400. Source: U.S. Bureau of Census, 1970 Census of Population 105 �Like the Region, the primary manufacturing establishments in Boyne City are concerned with the production of machinery, metal parts, and electrical supplies. The City's major manufacturing employers include Courter, Inc., Essex, Top-OMichigan Electric Corporation, and Control Engineering. As of 1970, Boyne City's 19 manufacturing plants accounted for 52% of the community's total employment. Growth in this sector at the Regional and County levels is expected to affect Boyne City at approximately the same rate, provided the community allocates vacant land 20 Other factors that wiil encourage growth include the for industrial development. availability of labor, the presence of industry that may wish to expand, the potential for supplying industry with utilities, and an administration that is capable of "recruiting" new industry to the City. RETAIL/SERVICE SECTORS . Boyne City's retail and service oriented sectors have grown markedly during the past 20 years primarily because of tourism. The extent of this growth is not certain, but retail sales in Charlevoix County increase_d by more than 70% between 1967 and 1972. Boyne City, as a major retail center in the County, was probably responsible for a significant portion of this growth. As of 1970, it was estimated that roughly 50% of all retail sales in your community were the result of the tourist 21 trade. These sales included everything from gas, restaurant services, and groceries to building supplies. Growth in retail sales also has occurred because Boyne City attracts customers from nearby communities on a regular basis. The future looks very promising for businesses in Boyne City for several reasons. I• Forecasts indicate the number of tourists visiting the area is expected to increase by 15% per year for the winter months and 8% per year for the summer months, at least for the next five years. Although it is uncertain how much additional retail trade these increases wil I 22 The extent to which the generate, Boyne City will certainly benefit. City benefits wil I be a function of several matters like how well businesses read the needs of tourists, and the development of competing retail opportunities in other commercial centers. 106 �• 2. The population in Boyne City is expected to grow by 50% over the next 20 years. This means the market potential for retai I sales in the City will substantially increase as well. 3. Merchants in Boyne City report that a fairly steady trade originates from nearby towns Iike Advance, Boyne Falls, and East Jordan. Because population increases in these areas are expected, additional business should result from the growth of these communities. Of course, this depends on whether the central business district continues to offer goods and services not readily avai Iable elsewhere. 4. Boyne City's appealing natural features, ability to accommodate the development of new second homes, and proximity to various recreational opportunities will also attract people to the community who will spend significant sums on goods and services. Possibly offsetting some of these favorable trends is the increasing price of gasoline. Tourism has dropped off somewhat because of this trend, but its believed this condition wil I only be temporary in nature. EMPLOYMENT PROJECTIONS Based on the population forecasts prepared for your community, it is estimated Boyne City will experience a steady increase in its labor force (see Table 9, p. I08). This increase is expected to result from: I) migration into the area; 2) an 23 aging population; and 3) an increasing number of women in the labor force. Using these figures as a starting point, and toking the growth indicators that were discussed earlier into consideration, an estimate of employment by sectors for the year 2000 was computed for Boyne City (see Table I 0, p. I09). These estimates assume that your Community wil I continue to experience a I 0-12% unemployment rate between 1980 and 2000. When compared with the 1970 employment pattern estimates, two significant trends are evident: 107 �TABLE 9 - LABOR FORCE PROJECTIONS, BOYNE CITY Year Total Persons 1980 1985 1990 1995 2000 Source: 1718 1890 2079 2285 2508 Johnson, Johnson & Roy/inc. 108 - 1924 2113 2379 2560 2089 �-,-- TABLE IO - EMPLOYMENT PROJECTIONS, BOYNE CITY 1970 Construction 7.7% 2000 5.9% Manufacturing 32.9 26.6 Wholesale and Retail Trade 18.2 21.4 Finance, Insurance Services 21.6 21.5 Other 19.6 24.6 Total I 00.0% 100.0% Source: Johnson, Johnson & Roy/inc. 109 �I. Manufacturing will decrease in its significance as an employer over the next 20 years, but will continue to employ more individuals than any other sector. 2. An increase in employment levels for wholesale and retail trade is expected, a fin ding consistent with current trends. 110 �EXISTING LAND USE As shown on Figure 12 (p. 112), land use in Boyne City can be classified into seven major categories: single and multiple-family residential; commercial; industrial; public/semi-public; parks and open space; and undeveloped. The general land use patterns created by these activities must be understood before recommendations aimed at improving the overall situation can be proposed. In turn, the qualities inherent within each category must be understood before specific guidelines for improvement can be established for each land use. General points that can be made regarding Boyne City's existing land use include the fol lowing (see Table I I, p. I 13): I. Undeveloped land in your community accounts for roughly 42% of al I property within the City limits. 2. Of the developed land found in Boyne City, the dominant form of development is residential, accounting for roughly 39% of the City's total acreage. 3. Considerable opportunity for new development exists because of the amount of available undeveloped land. Demand for additional housing, more commercial space, and new industry can be accommodated within these areas. 4. The hub of activity in Boyne City is the central business district. As a general rule, the further away you get from this core, the less dense structures and population tend to be (see Figure I 2, p. I 12)• • - 111 �• • Existing Land Use Figure 12 •• • • • • • • •• • • • • I • • • • Single Family Multiple Family Commercial i t{;'\!;~:tI;==-}lg;~~~---=r--_;;=:!:_!:=--::::=--==::==---------7~ ~LI ~ Industrial ~ Public / Semi-Public ~ Parks and Open Space D Undeveloped Lake Charlevoix City of Boyne City Charlevoix County Michigan Updated based o n ,nforma t ion provided by the City of Boyne City Johnson Johnson & Roy/ inc. Plannirig/ landscape Architecture/ Urban 0-esign CD July1979 112 �• • • • TABLE 11 - LAND USE BREAKDOWN FOR BOYNE CITY, 1979 Category Total Acres Percent of Total Residential 880 39.3% Commercial 43 1.9 Industrial 40 1.8 Pub Iic/Semi-Public 210 9.6 Parks and Open Space 165 7.4 Undeveloped 952 40.0 Total 2,240 Source: Johnson, Johnson & Roy/inc • 113 100.0% �RESIDENTIAL LAND USE Amounting to wel I over one-third of the City's total acreage, single and multiplefamily dwellings, as well as mobile homes, are found in your community. The majority of the dwelling units are single-family structures, many of which are constructed on lots platted in the early I900's. Diversity characterizes these structures in terms of architectural styles and materials, sizes, number of stories, and structural condition within each of the City's three main residential districts. Houses south of the Boyne Valley Roi Iroad tracks, north of the Boyne River but south of Groveland/Coll ins Streets, and west of Line Street tend to be equally diverse relative to these variables. Although these neighborhoods generally are not threatened by conflicting land use, other problems prevail. Exterior housing conditions are frequently poor, yards tend to be littered and unsightly, sidewalks are often lacking, and roadways are sometimes unpaved. Increased demand for single-family homes during recent years has resulted in infill development throughout the community, and new subdivisions of limited size. New homes constructed in older areas have helped to upgrade streets showing signs of decline. New subdivisions found primarily in the City's northwest and southwest sections have served to upgrade the community as a whole. Multiple-family developments and mobile homes represent about 25% of Boyne City's total housing stock. Generally in excel lent condition, developments of this kind ore found primarily north of the Boyne River. Some of these multiple-family projects, Iike the Landings, cater to seasonal residents. Persons Iike these, who live outside the City, own roughly 15% of all homes within Boyne City. percentage is likely to rise in the future because: This I) land prime for seasonal home development still remains close to your City's major natural resources like Lake Charlevoix; and 2) developers seeking land for condominium projects ore finding Boyne City's undeveloped properties inviting, as land in nearby resort areas like Charlevoix becomes more scarce. The demand for additional mobile homes is also likely to increase as persons seek housing alternatives that are less expensive than conventional homes. 114 �••• •• Aside from mobile homes and condominiums, two major multiple family developments are found in Boyne City that are government subsidized. Established for the elderly, these projects are found on East Division Street and Si Iver Street. Both are leased to capacity, with long waiting Iists existing for each. A third government sponsored project, for single-family detached units, exists in the vicinity of Wenonah Street. Catering to low-income families, these units have been well maintained and consistently occupied since they were built. COMMERCIAL LAND USE Less than 2% of Boyne City's total acreage is developed for commercial purposes (see Table 11, p. I 13). Most businesses are found within one of three locations • The central business district, which focuses on East Water Street, and Lake Street between the Boyne River and Main, serves as your community's primary retail service and activity center. Convenience and comparison shopping goods can be purchased here. The diversity of businesses found in the CBD helps to ensure its viability as neighboring communities, like Boyne Falls, lack many of Boyne City's conveniences and shop in your City as a result. It is estimated the central business district serves well over 5,000 permanent residents who live in Boyne City as well as neighboring communities. Of course, all tourist trade is in addition to this figure. Unfortunately, the primary strengths of your CBD including its central and easily accessible location, its diversity of services, and drawing power are partially offset by a number of weaknesses. These include: I) a physical environment that favors vehicles rather than pedestrians (East Water Street is too wide to permit safe crossing by shoppers; sidewalks are too narrow; street lighting is scaled for vehicles); 2) storefronts that are inconsistently treated, causing an aesthetic problem that does not take advantage of the downtown's architectural features; 3) the lack of any physical ties between the CBD and the waterfront; 4) the lack of streetscape improvements along East Water and Lake Streets that would help create a pedestrian orientation to the environment. 115 �• Outside the CBD, a moderately sized shopping center is located at the northeast corner of North Lake and Vogel Streets. Consisting of a major grocery store and several smaller shops, this facility tends to satisfy neighborhood convenience needs. Undoubtedly, this shopping center competes with the CBD for local retail dollars, and could become even more competitive if adjacent properties are developed to expand the facility. At present, ingress and egress to the shopping center is unregulatred due to the lack of any curbs along North Lake Street. Site improvements designed to remedy this situation would lessen traffic flow problems in this vicinity. Towards your community's southeast corner, along M-75, lies the City's third major commercial district. Developed in strip fashion, these businesses are largely highway oriented and don't compete directly with the City's CBD. Some vacant land is available for expansion or for new developments of a similar type should the need arise. INDUSTRIAL LAND USE Like commerce, less than 2% of your City is developed for industry (see Table 11, p. I I 3). During the early I900's, industry (I ike lumbering and tanning) located on the banks of Lake Charlevoix due to their dependence on water. This precendent, plus the fact that large areas of lakefront property were zoned for industry, invited new industry to locate on the Lake as well. Two corporations, Courter and Essex, were first among the Iight industrial concerns to locate on the Lake, along with a third company that has since sold their building to the City for use as your City Hall. Top-O-Michigan Electric, the company that sold their facility, built a new plant on the south leg of M-75 near the City's border. Another major industrial concern, Control Engineering also is located in this vicinity. Land use for industrial expansion and development is virtually nonexistent adjacent to the facilities located on the waterfront, nor is much land available near the companies located on M-75. To help ensure growth opportunities are not missed in the future, new sites suitable for industrial development must be identified. 116 �PUBLIC/SEMI-PUBLIC LAND USE Public and semi-public properties are found throughout Boyne City. Amounting to roughly 7% of the City's total acreage, most of this land is used for the school system, airport, cemetery and portions of Avalanche Preserve. Other facilities included in this category are the library, utility stations, settling lagoons, several churches and housing for senior citizens. Taken by themselves, publicly owned properties are distributed within your community as shown in Figure 13 (p. 118), The larger parcels, like Rotary Park and the boat launch, are well known to all. Less familiar to residents, though, are the number of individual lots the City owns, many of which were acquired to tax default. The use potential of each of these should be determined, particularly as they may benefit the neighborhoods in which they are located. PARKS AND OPEN SPACES Included in this category are all publicly-owned undeveloped properties. Amounting to about 200 acres of land, parks and open spaces constitute one of the major resources Boyne City has to offer its residents. These properties are significant for a variety of reasons: I) they create a character for your community that people easily relate with and take pride in; 2) they provide a variety of passive and active recreational opportunities for various user groups; 3) several properties help protect specific pub Iic interests, Iike Veterans Memorial Park which provides visual and physical access to Lake Charlevoix; and 4) when considered jointly, your community's parks and open spaces appeal to persons who Iive we! I beyond the City's limits, a situation that bodes well for the growth of tourism in Boyne City. Parks and open spaces in your community consist of two basic types: developed and undeveloped (see Table 12, p. I 19). As shown on the Existing Land Use map, these properties are fairly well scattered throughout the City. Roughly 7 of these sites are developed for various recreational purposes and amount to approximately 56 acres. As Table 12 shows, Veterans Memorial and Rotary Parks are examples of areas offering specific recreational facilities that have City-wide attraction. Many others of a smaller size that offer fewer facilities, like the park on Hemlock Street, have more of a neighborhood appeal. 117 �----------------------------------• •II 8 £ Public Properties Figure 13 Individual Lots • ll ~ · Other P" Lake Charlevoix ~ · •• •. : •• : BoneAve City of Boyne City M•TI I J -r--- ~ •_ _j__ Charlevoix County Michigan Updated based on information provided by the City of Boyne City Johnson Johnson & Roy/ inc. Planni11g/Landscape Architecture / Urba~ D"esign July1979 118 �••••• •·•• · -· -~-- . : TABLE 12 - INVENTORY OF PARKS AND OPEN SPACES Size Property Avalanche Preserve '-0 (Acres) 66.00 Developed 1 Undeveloped Description X Heavily forested; sloping terrain; highest point in City; used for passive and active recreation; City-wide appeal and significance. X Grassy playfield; neighborhood orientation. Cedar Street Park 1.50 City Boat Launch 2.00 X Public access to Lake Charlevoix; boat launch, paved parking, restroom facilities; City-wide significance. Old City Park 2.00 X Treed, grassy, adjacent to Boyne River; walkways, and picnic tables, children's play equipment. Frank tin Park •25 Hemlock Park .33 Lake Access •75 N. Lake Street .25 N. River's Edge 8.00 Rotary Park 40.00 S. River's Edge 28.00 X X Playfield; neighborhood significance • Children's play equipment. X X Public road ends; access to Lake Charlevoix • Playfield; children's play equipment. X X Adjacent to Boyne River; used for City storage. Recently improved park; softball diamonds, tennis courts, exercise trai I, picnic tables, parking; more improvements planned; City-wide significance. X Natural areo; passive recreation potential. �,a-,a ••• 11 1-WW TABLE 12 - INVENTORY OF PARKS AND OPEN SPACES (Cont'd.) Size (Acres) Developed Sunset Park 1.00 X Tax Roi I Properties 5.00 Pro~ ~ Veterans Memorial Park 10.50 Total 165.00 Undeveloped Near CBD; fishing; access to Lake Charlevoix. X X Descrie_tion Vacant lots acquired through tax default; potential neighborhood significance. Access to Lake Charlevoix, tennis courts, pavillion band shell, boat docks, children's play equipment, parking, picnicing, baseball diamond, restrooms; City-wide appeal. I. While Avalanche Preserve is 300 acres large, only 66 acres are within the City limits. Source: Information supplied by the City of Boyne City �Properties in their natural and undeveloped state satisfy a range of passive recreational needs. Although usable in their current condition, many of these sites could benefit your community more if sensitively developed. This is particularly true of Avalanche Preserve. Presently used for hiking, nature studies, cross country skiing, and other related activities, this area holds tremendous promise for a variety of programmed activities. In developing a use and management plan for Avalanche Preserve, issues related to erosion, protection of vegetation, and the separation of conflicting activities must be addressed. Sufficient land exists, though, that a broad mixture of activities can be accommodated there. Altogether, roughly 165 acres of parks and open space exist in Boyne City. Based on general park standards, a community of Boyne City's size should have roughly 40 24 acres of land avai Iable for resident use. Parks and open space are not lacking, therefore, nor are deficiencies likely to occur over the next several years. While land is plentiful, these areas fail to meet demand relative to several specific activities. Baseball and softball diamonds, a swimming pool, soccer fields, and 25 larger marina facilities are among the current shortcomings. UNDEVELOPED LAND Over 40% of your community is undeveloped (see Table I I, p. 113). 26 Most of this land, located toward the periphery of the City, is zoned for residential use. date, these properties have not been developed because: To I) their natural features ore too constraining to allow development; 2) utility systems are absent; and 3) there has been a lack of demand for land in many of these areas. Of your City's total undeveloped land, roughly one-third of it is non-buildable. In these areas, slopes ore too steep or soils too soft to allow economical or environmentally sound construction. Overal I, about 60%, or 600 acres of your City's remaining undeveloped land is suitable for development. 121 �Ill NATURAL FEATURES II " "II II II Boyne City's natural features are significant because they: I) establish a distinctive character for your community that is appreciated by permanent and seasonal residents alike; 2) provide economic growth opportunities relative to tourism that are not frequently found elsewhere; and 3) help determine where and how development can occur within the City limits. GEOLOGY The basic structure and texture of the land found in Northwest Michigan are products of geological forces occuring centuries ago. By examining the results of these natural activities, which remain essentially unchanged today, information relative to land use activities can be revealed. Following are the more significant fin dings of this evaluation. The foundation upon which Northwest Michigan rests is the result of glacial advance and retreat that shaped northern Michigan's landscape. The bedrock formations deposited during these glacial activities have a direct bearing on where certain types of development may occur, depending on their proximity to the surface. Fortunately, these formations are not a constraint on Boyne City, although outcroppings of bedrock are found in several nearby communities. II Two of the most notable features of Boyne City's landscape are ground moraines 27 and drumlins. Also the result of glacial activity, moraines are accumulations of sand and gravel that were carried by a glacier and deposited when the glacier melted. Moraines form the northern and southern boundaries of the City and provide topographic relief as well as scenic beauty. Avalanche Preserve is a prime example. By comparison, drumlins are long and narrow soil deposits that range from low swells to small hills ranging 50 to 70 feet in height. Also formed by melted glaciers, drumlins are characteristic of the western approaches to the City. In both cases, constraints on development range from mild to prohibitive as steep slopes and unstable subsurface materials typify these areas of your community. 122 �Large sections of Boyne City rest in a lake plain that is sandwiched between two glacial ground moraines. The relative flatness of the center of the City near Lake Charlevoix and the Boyne River is characteristic of this lake plain area. From a geological standpoint, development constraints associated with this area are essentially nil. TOPOGRAPHY II , II Resulting from the geological forces just reviewed, an evaluation of your community's topography provides insight into site construction potential erosion problems, and concerns regarding drainage. limitations, The hills within Boyne City obviously provide visual relief and aesthetic beauty for community residents, but they must be carefully managed if the problems just mentioned are to be avoided. Boyne City's terrain is characterized by a lake plain where the business district is, to gently rolling hills found within the community's residential neighborhoods. These features stand in sharp contrast to the City's steeply sloping northern and southern boundaries. In terms of topographic relief, these areas range from an elevation of just under 600 feet above sea level in the business district to more 28 than 800 feet along the City's edges. Of course, Avalanche Preserve stands as the City's most prominent hillside. This variation in topography is significant because (see Figure 14, p. 124): I. Certain areas having limited slopes can be developed more readily and intensively than others without initiating erosion problems. 2. Many areas having slopes of 18% to 25%, Iike those found near the City's north and south boundaries, place limitations on development due to drainage and erosion problems and the high construction costs associated with development in these areas. 3. Areas having slopes of 25% or greater, like Avalanche Preserve, should not be bui It on in any situation due to the severity of the same problems associated with less steep hillsides. 29 123 �I I I I Development Constraints Figure 14 r7 LJ • • -I I I I I I I I I I I r lilffl Floodplain Slopes (more than 18%) Septic Limitations Unsuitable Soils Lake Charlevoix I City of Boyne City Charlevoix County Michigan Updated based on information provided by the City of Boyne City Johnson ..,Johnson & Roy/ inc. Planniri_g/ landscape Architecture / Urban Design cr, July1979 124 �• "• • • : Ill .,. • • • • •, ~ • SOILS As an environmental factor that affects the use of land, soi Is are important in the analysis of any community. Soi Is influence: can occur; I) where various types of construction 2) where erosion and drainage problems are likely to occur; and 3) where utility extensions are necessary to accommodate growth due to the land's unsuitability for septic systems. Problem areas are identified in Figure 14 (p. 124.) . Boyne City has one major soi I association as its land base. The Kalkaska- Mancelona Assocation consists of wel I drained soi Is found in level areas as well as in very steep moraines. These soils are poorly suited for farming, but are generally acceptable for urban development. They are found throughout Boyne City, but are most prevalent to the north and south of the Boyne River where your community's residential areas and business district are located. Other soil associations found in Boyne City are more restrictive. The Brevort Series, found primarily in the City's northwest corner, has drainage limitations. These slow draining soils, coupled with a high water table, are poorly suited for building development. A more dominant characteristic of several areas scattered around the perimeter of Boyne City is the Iimitation imposed on septic tank usage . Although capable of accommodating development, the Au Gres Series found in these areas usually is near the City's watercourses, Iike the Boyne River . Percolation occuring in these areas would contaminate the groundwater, a situation that must be avoided by extending utility systems into these areas before development ensues. One primary example of an area characterized by this situation is the City's northeast corner . WATER RESOURCES Boyne City's water resources can be classified into two major types: ground water and surface water . 125 �Ground water is significant to your community as its quality and quantity determine how wel I your resources can satisfy the demand for water by City residents. Within Charlevoix County, where groundwater is found in glacial deposits, supplies are relatively plentiful. This is particularly true for Boyne City, where resources are abundant, and supply far exceeds demand. Three wel Is presently service most of the City, and for areas not serviced by the public water system, private wel Is are used successfully for many residents. Although not used for domestic water purposes, your community's surface water areas are extremely important natural resources. The result of a melted glacial ice sheet that formed several major bodies of water in northwest Michigan, Lake Charlevoix and Boyne River are important because they: I) help to recharge your community's groundwater resources; 2) create a distinctive natural landscape for community residents; 3) attract and provide natural habitats for wildlife; and 4) have immeasurable recreational and aesthetic value. The characteristics associated with these water resources are not totally positive. Both have the potential for flooding, primarily along the Boyne River (see Figure 14, p. 124). The I00 year flood level for this river suggests construction within the flood plain must observe certain development guidelines relative to elevations. 30 Also, poor soils and sensitive forms of vegetation and wildlife tend to constrain development in this area. In several cases, though, development already has occurred within the flood plain, expecially in the vicinity of the central business district . • • •• 126 �PUBLIC UTILITIES Because a community's growth patterns are closely tied to the presence of utility systems, their location and general condition must be carefully documented. This information, then, can be used to determine what growth constraints prevai I due to the inadequacy of the existing systems. SANITARY SEWER Wastewater treatment services have been provided by your community since 1954. Anchored by a treatment plant that has won an award for innovative design, the sanitary sewer line system services roughly two-thirds of the C ity's developed properties (see Figure 15, p. 128). Characterized by Iines that vary in size from 4" to 12", roughly 300,000 gallons of sewage are transported through these Iines to the plant each day. The treatment plant itself has a capacity of 1,000,000 gallons per day. Given present population forecasts, and assuming that new development (like industry) does not have excessively high treatment needs, your present sewage treatment plant should be more than adequate to meet the community's need through the year 2000. The plant is backed up by sett Iing lagoons located north of the rai Iroad tracks and south of Boyne River. Having a holding capacity of roughly 59.3 million gallons, these lagoons are often used to complement the plant's capacity. This sometimes occurs because stormwater runoff, which is largely accommodated by the sewer line system, peaks during heavy rains or quick thaws. After peak flows subside, the treatment plant again handles normal demand effectively without relying on it's back-up system. Outflow from the treatment plant is pumped into Lake Charlevoix and carefully monitored. Tests indicate the water quality near the outflow pipe is . . .in th e area. JI pure enoug h t o perm,·t swimming Although your community's treatment plant and back-up system place virtually no constraints on Boyne City, the same can't be said for the delivery system. Several problems plague the sanitary sewer lines themselves: 127 �r r r r r Sanitary Sewer System Figure 15 El E3 B B ( r • f r r r r 10" Line 8" Line 4" and 6" Lines Treatment Plant Lake Charlevoix r r r City of Boyne City Charlevoix County Michigan f r 12" Line L 4-----~ , _ _ _I _ _ Updated based on 1nformat,on provided by the City of Boyne City Johnson Johnson & Roy/ inc. Plannirig/ Landscape Architecture/ Urban 0-esign Cl) July1979 r ~ 128 �•IJ ; • • • • • • • • • • • • • •~ • I. Several of the lines have not been replaced since their original installation. Deterioration is rampant among these Iines, resulting in: I) frequent repairs and patch-ups, many of which can't be anticipated; 2) a crisis orientation toward sanitary sewer improvements, a situation that makes it difficult to establish and stand by a workable capital improvement unnecessarily program; 3) severe infiltration problems that increase the treatment plant's workload; and 4) an inability to extend lines into new areas because increased flows through the older portion of the line would only increase the number of required repairs given the additional stress placed on the Iine . 2. Because of the deterioration that exists, your City is severely limited in its ability to extend lines into new areas. To accommodate new developments with sanitary sewer, then, existing lines will have to be replaced, or new lines connected to the treatment plant before development can occur. This is particularly true for areas where septic systems can't be used to handle sanitary waste due to soil limitations (see Figure 14, p. 124) • 3. Certain areas, are serviced by lines that don't provide enough capacity . Before increased demand can occur in these areas, larger lines wil I need to be installed . Several new subdivisions, like the one fronting Lac Vue Drive, are relying on septic systems for waste disposal. Most of these private systems, when built in areas having no soil constraints, have worked fairly successfully. However, care must be exercised to ensure the systems continue to function properly, and do not contaminate the community's various water resources • STORMWATER SEWER SYSTEM Stormwater in your community is handled one of two ways: by the independent stormwater sewer system, or by the combined stormwater/sanitary sewer system . 129 �• • The independent system, located on Figure 16 (p. 131 ), was ins ta Iled years ago in response to flooding conditions that occurred during periods of heavy rains • Stormwater collected by the system's street level drains is passed directly into Lake Charlevoix and the Boyne River, thereby bypassing the City's sewage treatment plant. Most of your City is serviced by a combined stormwater/sanitary sewer system. Inlets located at strategic points next to street curbs or at the ends of ditches adjacent to streets collect the stormwater and link up with sanitary sewer lines. This system, as noted earlier, places additional demands on the City's sanitary sewer treatment plant. Also, stormwater running through the ditches next to streets tends to erode the street base. Further, the combined system increases the likelihood of back-up problems in basements during peak flow periods. WATER SYSTEM Boyne City's public water system was installed concurrently with the sanitary sewer Iines. As shown in Figure 17 (p. 132), most developed areas in the community are serviced by lines of varying sizes. Three wells, one to the north, and two to the south, are cal led upon to meet user demand. Primarily because of the system's age, and the increasing demand for water 32 experienced over the years, several problems are associated with this system: I. • • • • • - The original well on the City's north side failed to meet State Board of Health requirements when recently inspected. A new 5 inch production well was constructed to resolve this problem • 2. While the water pump in the Division Street pumping station is adequate, the building itself is antiquated and will require replacement in the near future • 130 �Stormwater Sewer System Figure 16 E3 Sewer Line Location - I ~ I _,___.-.1.----t":: L--=:---==-=;::---;:=~,::~~--c.-; •71·..~--==--~:=:::'.:======--==c-===:::::::r Lake Charlevoix ' f City of Boyne City r ----j L.. r ! --------r Charlevoix County Michigan Updated based on ,ntormattOn provided by the C ity of Boyne City LI Johnson Johnson & Roy/ inc. Plannil}g/ Landscape Architecture/ Urban D"esign (]) July1979 f 131 �Water Line System Figure 17 I I I I I I I I I I I I I I J J J Lake Charlevoix E3 B B 10" Line El 6" Line E3 4" and smaller ~ Well 13 Pump House 12" Line 8" Line I r,m~-~~~ .~ ~~~~~~~~ .~ ~ I I City ~f Boyne City Charlevoix County Michigan Updated based on mformattcm l)f"Ovided by the City of Boyne City L Johnson Johnson & Roy/ inc. Plannir!Q/ ytndscape Architecture / (]) Urban U-es1gn July1979 132 �-=------------------------------1111111!!1~----------llll!!IJI • "., • • • • • • • • • • • •If • I 3. Some of the system's lines, except for where improvements have been made like along Lake Street and Boyne Avenue: I) constantly need repairs due to deterioration; 2) can't be extended as additional pressure on the lines would result in even more repairs; 3) are inconsi~tently sized, resulting in pressure problems in certain areas of the City; and 4) can't be used at full pressure by the Fire Department because of the likelihood of lines collapsing under the high pressure. Residents living in areas not serviced by the water system rely on private wel Is • Boyne City's high water table in selected parts of the community make this a viable alternative • SOLID WASTE Boyne City provides residents with sanitary waste pickup and disposal services. Although collection service within the City is good, problems exist with the disposal of collected refuse . Two types of disposal sites exist in Charlevoix County, licensed and unlicensed. A licensed facility has received State certification and satisfactorily meets State goals in terms of physical land conditions and operation procedures. Only one licensed facility exists within Charlevoix County, located near the City of Charlevoix. Five unlicensed disposal sites are found within the County, and Boyne City operates one such facility • Although the state previously considered Boyne City's disposal site adequate, its continued operation was based upon the fact that it existed previous to State certification and not that it satisfied al I State requirements. Recently, Boyne's disposal site was reassessed, as were other unlicensed landfills in the County, and determined unfit for continued usage. Although currently operating, it is expected this facility will be closed in the near future. t If this occurs, it may be necessary for Boyne City to participate in a County-wide or multi-County landfill operation. Similar operations exist in Benzie and Leelanau Counties. 133 �CIRCULATION For a community of its size, Boyne City has a very diverse circulation system. A network of roadways, a railroad, and an airport are the major components of this system. ROADWAYS ',., Boyne City, although not in immediate proximity to the interstate highway system, is within short travel distance to US-131 and Route 32 which provide direct access to Interstate 75. Classified as a State arterial, US-131 was originally constructed to provide access to lakeshore communities and continues to serve that function today. Plans for replacing this roadway with a limited access expressway that would service the State's western side are under consideration, but the probability of construction is very low at this time. Regardless, access between Boyne City and Interstate 7 5 is convenient for tourists wishing to visit the area, as wel I as for residents themselves. Locally, connections between Boyne City and neighboring communities like Advance, East Jordan, and Boyne F al Is are generally adequate. Movements along these roadways, though, are not as efficient as they might be due to low speeds, limited capacities, and their winding nature. As traffic volumes increase, the need to upgrade some of these roads will become more acute. Within Boyne City, roughly 30 linear miles of roads exist, of which 75% are 33 improved with some kind of hard-surface material. By and large your community's roadways are well maintained, although the erosion of roadway foundations is common due to stormwater runoff problems. This results in costly annual repairs. Unfortunately, little documented guidance is available that identifies standards roads should meet when being repaired and improved. As a result, inconsistencies exist regarding street improvement specifications, a problem that could be alleviated with the development and adoption of a street classification system. 134 �• Vehicular circulation in your community is relatively easy and convenient, although one major problem exists. Traffic moving between the City's north and south sides is forced to use one of three roads. Each of these, including Park, East, and Lake Streets, penetrate the City's central business district. Excessive traffic congestion and numerous turning movements result in the CBD, creating an unfavorable environment for the shopper. This is particularly true because truck traffic must also pass through the CBD when moving in a north/south direction. RAIL FACILITIES Rail facilities within Charlevoix County and Boyne City were constructed initially to provide convenient access to various downstate communities. Several industries within the County, like Medusa Cement, capitalized on this sytem by transporting much of its raw materials by rail. The use of rail for shipping purposes has declined significantly, though, and this trend is not expected to change in the future. .. The railroad line that presently connects your community with Boyne Falls and points beyond is used as a tourist attraction. The Boyne Valley Railroad makes short excursions through the countryside, an activity that has been fairly popular among people of al I ages. Consideration has been given to lengthening the trips al I the way to Petosky, but financial problems associated with the railroad will need to be resolved before expanded service can be justified. AIRPORT The Boyne City Airport is located roughly one mile east of the CBD. Complete with hangers, gasoline services, and a 3000 foot long hard surface runway, this facility is one of three public airports in the County. The other two are located in East Jordan and the City of Charlevoix. A fourth privately owned airport is operated by the Boyne Mountain Ski Lodge, located just IO minutes east of Boyne City by car. 135 �' Presently, about seven aircraft are based in Boyne City, a number that is expected 34 to increase to about 12 planes over the next decade. The majority of these planes are owned and operated by private individuals as opposed to major businesses in the area. As shown in Table 13 (p. 137), an estimated 7000 movements occurred at your community's airport in 1979. This amount is substant ially less than estimates indicated for the airports at East Jordan and Charlevoix. Forecasts indicate that increased numbers of movements wi 11 be accommodat ed at the Boyne City Airport, although forecasts to the year 2000 indicate your community airport will be less busy than the other two public airports found in Charlevoix County. Based on the amount of additional activity expected at the Boyne City Airport, the State's Airport Plan does not recommend any new improvements be undertaken at this facility. Aside from low usage rates by limited numbers of people, the use of City tax revenues to subsidize the operation of the airport is a growing concern among community residents. Operation costs have amounted to over $12,000 per year, a sum residents are beginning to feel isn't justified with the number of persons who benefit from the facility. Further, the airport property represents a major bui ldable piece of land that could be used for tax generating development. However, because the runway was constructed with a loan from the Michigan Aeronautics Commission (MAC), in 1972, conversion of the property can not occur until 25 years from the date of construction. This contract requirement, though, might be relaxed if repayment of the balance of the $25,000 loan is made by the City. 136 �' TABLE 13 - AIRPORT OPERATION FORECASTS Total Aircraft Movements Airport Location 1979 1980-1985 1986-1990 1991-2000 Boyne City 7,000 7,000 8,000 11,000 East Jordan 11,000 11,000 11,000 14,000 Charlevoix 15,000 15,000 16,000 21,000 Source: Michigan Department of State Highways and Transportation, Michigan State Airport Systems Plan; August 1974. 137 �APPENDIX ,. """\ti sntt..N I f �FOOTNOTES State of Michigan Executive Office, Governor's Northern Michigan Growth Conference; August 1978. 2 Grand Traverse Research Center, Inc., Population Characteristics - I 0 Counties; June, 1979. • 3 Ibid. 4 Northwest Michigan Regional Planning and Development Commission, Overall Economic Development Program; March, 1978. 5 U.S. Bureau of Census, 1970 Census of Housing. 6 Northwest Michigan Regional Planning and Development Commission, Overal I Economic Development Program; March, 1978. 7 Grand Traverse Data Research Center, Inc., Population Characteristics .:.J.Q Counties;. June, 1979. 8 U.S. Bureau of Census, 1970 Census of Population. 9 Ibid. IO The Population Studies Center, University of Michigan, "Projections of Population and Employment for the Upper Great Lakes States: 1970-2000. " II Grand Traverse Data Research Center, Inc., Population Characteristics .:.J.Q Counties; June, 1979. 12 U.S. Bureau of Census, 1970 Census of Population. 13 Northwest Michigan Regional Planning and Development Commission, Overal I Economic Development Program; March, 1978. 139 ---- -- �14 Michigan Department of Commerce, Employment Security Division, I9701979. ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ -~ 15 U.S. Bureau of Census, 1960 and 1970 Census of Population. 16 U.S. Bureau of Census, 1967 and 1972 Census of Business. 17 Ibid. 18 Northwest Michigan Regional Planning and Development Commission, Overall Economic Development Program, March, 1978. 19 U.S. Bureau of Census, 1970 Census of Population. 20 Northwest Michigan Regional Planning and Development Commission, Overall Economic Development Program; March, 1978. 21 Charlevoix County Planning Department, Economic Base Statistics; June, 1977. 22 Economic Research Associates, Market Analysis for Boyne City; April, 1979. 23 The Population Studies Center, University of Michigan, "Projections of Population and Employment for the Upper Great Lakes States: 1970-2000." 24 De Chiara and Koppelman, Planning Design Criteria: 1969. 25 Based on interviews conducted by Johnson, Johnson & Roy/inc. 26 Northwest Michigan Regional Planning and Development Commission. "Working Papers, Volume I"; January, 1978. 27 Michigan Department of Conservation, "Geologic History of the Grand Traverse Region"; Apri I, 1957. 28 Ibid. 140 �REFERENCES Airport Services Management, Airports and Their Economic Impact; November, 1971. Charlevoix County Planning Department, Economic Base Statistics; June, 1977. Charlevoix County Planning Commission, Recreation System Plan; February, 1976. City of Boyne City, Boyne City Zoning Ordinance; September, 1966. Grand Traverse Area Data Center, Inc., Northwest Michigan Labor Market Characteristics; October, 1978. Grand Traverse Area Data Research Center, Inc., Population Characteristics .:_J_Q Counties; June, 1978. Michigan Department of State Highways and Transportation, Michigan State Airport System Plan; August, 1974. Michigan Aeronautics Commission, Aviation and Economic Development; November, I968. Michigan Department of State Highways and Transportation, Northwest Regional Transportation Study; August, 1978. Michigan Department of Conservation, "Outline of the Geologic History of the Grand Traverse Region;" April, 1957. Michigan Department of Commerce, County and Regional Facts; I 975. Michigan Department of State Highways and Transportation, Michigan Railroad Plan - Annual Update; August, 1978. Michigan Department of Commerce, Tourist Industry Growth Study; July, 1979. 141 �Northwest Michigan Regional Planning and Development Commission, and Development Commission, Comprehensive Plan - Land Use; June, 1978. Northwest Michigan Regional Planning Comprehensive Plan: Housing; June, 1978. Northwest Michigan Regional Clean Water Program, "Volume I - Working Papers;" January, 1978. Northwest Michigan Regional Planning and Development Commission, Overal I Economic Development Program; March, 1978. United States Department of Commerce, "Employment by Type and Broad Industrial Sources;" Apri I, 1979. United States Department of Agriculture, Soi I Survey of Charlevoix County, Michigan; May, 1974. University of Michigan Center for Population Studies, "Projections of Population and Employment for the Great Lakes States: 1970-2000;" 1978. Upper Great Lakes Regional Commission, Upper Great Lakes Region Atlas; 1979. Upper Great Lakes Regional Commission, Governor Millikens' Northern Michigan Growth Conference; August, 1978. Urban Land Institute, Industrial Development Handbook; 1975 Williams and Works, Charlevoix County Comprehensive Plan - Report One; 1969. Williams and Works, Charlevoix County Comprehensive Plan - Natural Resources and Housing; Apri I, 1970. Williams and Works, Charlevoix County Comprehensive Transportation, Community Facilities; April, 1970. 142 Plan - Land Use, � 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 Boyne-City_Comprehensive-Plan_1980 Creator An entity primarily responsible for making the resource Johnson Johnson & Roy/inc. Date A point or period of time associated with an event in the lifecycle of the resource 1980-05 Title A name given to the resource City of Boyne City Comprehensive Plan Description An account of the resource The City of Boyne City Comprehensive Plan was prepared by Johnson Johnson & Roy/inc. with assistance from the Technical Advisory Committee and Boyne City Planning Commission Contributor An entity responsible for making contributions to the resource Technical Advisory Committee, Boyne City Planning Commission (consultant) Subject The topic of the resource Comprehensive plan publications Boyne City (Mich.) Charlevoix 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/79b87a1e1d7cea3975e91e94e9ef7167.pdf 886631443847129b112d12e1c6d51b27 PDF Text Text BLUE LAKE TOWNSHI KALKASKA COUNT MASTERPLAN OF DEVELOPMENT 1988 - 2013 BLUE LAKE TOWNSHIP PLANNING AND ZONING COMMISSION DECEMBER 15, 1988 I �LIST OF TOWNSHIP OFFICIALS TOWNSHI P BOARD SUPERVI SOR---------------------------------RICHARD VIERACKER CLERK --------------------------------------f.II NNI E KENEL TREASURER.----------------------------------SUSAH GRI MM Tl.USTEE------------------------------------WILLIAM BABBIT T TRUSTEE------------------------------------JEFFREY DI RO SA COHSTABLE----------------------------------DSXN I S QUAST CIIAIRFUL:,f-----------------------------------LOU I S :WCQUE VI CE C:IAIRMAN- - - - --- -- - -- -- --- ---- --- -- --- - :SD\'/ ARD DnOGOSCH S7CRETARY ----------------------------------TEREASA SCCTT K3~3FR-------------------------------------LOI S HALL rfi:Sl'rnE:1 --- -- -- ---- -- ----- -- -- --- - -- -- -- -- - -- HIOGENE WEIT:2 1-iEEBEl.-------------------------------------FLOYD P:SRKINS zmn:-m ADMH;I ST RAT OR - -- -- -- -- -- -- -- -- --- -- - ~I CHARD VI ERACKER BOARD OF REVIEW AC1'L;G c=rAI~r1xr----------------------- - --- :·,3m,mrD CI COTT}; M"Si½TBl. --- - --------------------------------LLOYD BEJiB~ I'.'"EViI33R ------------------------------------- STA:,:LEY i'JAR.D SEORE·II:ARY - -- -- -- - - -- - -- -- -- ----- -- -- -- -- ---RI CHARD VI ER.L\. CKEl. ( SUPS:::tVISO:t ) ZONING BOA"'.1D OF APPEALS CHAIRM.AN-----------------------------------'SD\JARD D:tOGOSCH r,;3MB-..;R-------------------------------------EDMUND CI COTTE I-'.1Ei-iBEl.--- - -- --- -- ---- - --- - ---- -- -- ---- -- -- - JOEN WE I BL E II �Table of' Contents List of' Township Of'ficials ---------------------------- ll Table of' Contents------------------------------------- Ill Latte-r of' Submission---------------------------------- 1V Title Page-------------------------------------------- 1 introduction------------------------------------------ ~ Resource Material ------------------ · ------------------ 4 Maps Topographie --------------------------------- ;>-A Zoning-------------------------------------- j-B State Forest------------------------------- ~-C Roads. --------------------------------- ------ .:5'-D Soi1s --------------------------------------- ~~~ MineraJL Resourees --------------------------- 5-F Goals and Obje·ctives --------------------------------- 6 Land Use ~1an ---------------------------------------- 9 Popula.tion ---------------------------------- 1 tr Recreation---------------------------------- 12 Residential.--------------------------------- 13 Transportation------------------------------ 14 Community Facilities------------------------ 20 Schools--------------------------- 21 Poliea Protection----------------- 22 Fire Prote,ction ------------------- 23 Utilities------------------------- 2~ List of' Township Subdivis·ions. ------------------------- 27( ill �December 15, 1988 Blue Lake Tovmship Board Blue Lake Township, Kalkaska County Kalkaska, r-1ichigan 49646 Dear Board Members: It is with pleasure that we hereby submit to the Blue Lake Township Board this updated "Easter Plan of Development for Blue Lake Township, Kalkaska County.• It has been under prep:i;_tration since March ,1988 when the Blue Lake Township Planning Commission began meeting in workshop sessions every two weeks. It provides a basis on which sound development decisions can be reached over the next twenty-five years. The cooperation of the Township officials and other citizens who have participated in the discussions and writine of the plan is sincerely appreciated. It is regrettable that more people did not participate. The r-:.aster Plan of Development must be reviewed and revised again periodically so it may rei'lect changing conditions and public policies as this plan did to the original plan drawn up in October,1975 . Sincerely Submitted Threasa Scott Blue Lake To1,1mship Planning Commission IV �11 THE MASTER PLAN" BLUE LAKE TOWNSHIP KALKASKA COUNTY 1988 -2013 1 �INTRODUCTION THE MASTER PLAN To gain the support for a Master Plan of Development, it is of greatest importance that the general public understand what a Master Plan really is. It is the result of a careful examination of the physical, social and economic coniditions of the community. It is a guide, as seen at the present time, to the future growth and development of Blue Lake Township. The Master Plan attempts to express the ideal situation in terms of existing condition, growth possibilities and accepted planning procedures. At the present time it is necessary for the plan to be flexible enough to allow for changing future conditions so that new demands f_pr services can be met by the community. It is not, therefore, a rigid, unflexible, unalterable blue-print for the future development to be follovred in spite of whatever may happen in the future. Its £unction is to aid in furtherin g the general welfare of the people of Blue Lake Township. PREPARATION AUD CONT:\OLS The basic resposibili ty for the development of' a r,:aster Plan of Development is given to the Planning Commission of the township by Act 168 of the Public Acts of the Michigan State Legislative, 1959. The Planning Commission for Blue Lake Township has given much time and effort in developing this plan without any thought of compensation, but it is hoped that the people of the community will accept it as a plan only and not as an accomplished fact. 2 �Community ~lanning is actually controlled by the voters of the township through the election of township officers and their power of recall. In puttine into effect the recommendation of community planning, the tovmship board is the final authority. The Planning Commission only recommends but does so ·.based on the study of facts and t~eir analysis. It is of great importance then, that property ovmers and especially resident registered voters attend meetings -of the Tm,mship :Soard where they may become informed of the plans as they develop and express their opinions of pr9posed changes before the changes are actually made. WHY COMViUNITY PLAl:NHTG? Cor<rNUNITY PLArTI:TIHG d:.si,t0riderned with the solving of existing, foreseen and even unforeseen physical, social and economic conditions of the community. Its aim is to gain the most agreeable and harmonious state of affairs possible among these factors. Early planning can prevent duplication of effort and avoid competition for land and funds, both:-of which in this township are in short supply. Even more important, community planning can influence the stabilization, conservation and improvemet~ of private property in the township as well as it's natural resources. To be most effective, the Master Plan must have the joint partic ... ipation of property owners, the Township Board and its appointive officials, and the Planning Commission. 3 �RESOURCE MATERIAL Much time and effort have been spent by the Blue Lake Township Planning Commission in preparing and collecting maps and other information needed for developing a Master Plan for Blue Lake Township. Listed below are some of those materials that are presently available. TOPOG~APIIICAL MAP ( S:SE PAGE 5-A ) This map drawn four inches to the mile, shows the distance above sea level of the various lakes and high lands in the different parts of the township, with their slopes shown in steps of 3 meters (a.,ppr0x:Lma te~y 10 ft.) in elevation. Since so much of the use and development of the land in the township is influenced by the topo:- . graphical characteristics,this map was chosen as the basis map for planning. ZONHW MAP (PAG:2 5-B) The last completely revised zoning ordinance was May 13, 1976. Some revisions have been made since, but the zoning map indicates fivemajor categories of zoning.(See legend code at bottom of map.) 4 �STATE FOREST MAP( SEE PAGE 5-C) Approximately eighty-five(85) percent of the land in the township is owned by the state and is shown as state forest lands. This only leaves fifteen(15) percent over which the Planning Commission, through the ~ownship Board, can have any control. Also, a quick reference to the zoning map and state forest map quickly impresses on anyone that the 15 percent of the land we can control is fairly well developed, especially lakeshore and residential. The majority of residential and lakeshore development is ovmed by property ovmers from dm·m state who use these properties as vacation residences • .~WADS I-:AP ( S3E PAG3 5... D) This map has been supplied by the Kalkaska County Road Commission. It shows the trails as legal roads over \•rhich the county has control and on which the commission does maintenance work. As we continue to eain more full time residents, mostly throu~h retirement, demands for similar service will be demanded on the many private roads servicints residential and lakeshore districts. SOILS i··IAP ( SK~ PAGE 5-E) This map represents the latest updated nap by the U.S. Department of Agri culture. There is one currently plan_ned to be released in a couple of years. Since the beauty of the area is one of our greatest assets, this map will be very valuable in the study of tt.e toVlnship. I,a:-TERAL RESOU:'.lCES :r.L~P ( s2:r. PAG3 5-F) With the many oil and gas wells in the township, and since there is so much land in the tovmship under control of the state, the township should be aware of what is being done. We received this map from DHrt. Geology Division in Roscommon. There are lists produced out of Lansing which show permits issued in the pre~iou~ six months. By updating the map the town- , ship can be aware of where oil and gas activity is taking place. 5 �- 60681' NVDIH:>O'l 'DNISNV'I 'S3:>l!J106nl 1Vl!JUVN ,10 .J.Nn'Ul!Vd30 NVDIH:>D'l SiD1VN :n!lNVllOVOtl SL ,:JNlNIO{av ,pa,:)= 's >~"P'I -/\\ - >!"P",1 NOJSL\10 A3Al!llS 1V:>\D0103D ONV t60Zt VINIDllIA 'NO.I.Slll 'A3Al!J1S 1V:>ID0103D 'S"O AH l1VS llQI 9 8 L 31 X t ( t I SClliVCIN.VJS A:Y't'llil:X)V dVN 1YNOUYN lUL'\'\ S311c0,0'.) dVYt SIHJ. L 9 t pnq,u>UV"P'! £ "!IV t I ft«" Aq !p;lppmi a,-m OI .-J ~ - OJ. l(8l"'[ ~ A.pfpp;u - } .. ~ UM- 0.1 nu ru N.MOHS SNOUVJ\313 N/1\0HS SNOUV ,\J'll mHSI1.BV.J.S3. 1l3.J.I)1 i1) .lS3llV3N lll.13)'( 1'0 JSnlVilN :nu 0.L llaRW crtru QNV 1 0 lUNCO SlllllO'i £ 1V /\llllNI l!J1QJ.NO:J l3J~ 0006 00001 oooz z 0008 DOOL 0009 0001 DOD• 0005 Sllt'I 0 S!!JJJ< goa•t:rlll ooot oooz 0001 0001 5· 0001 5· 000 t'l'l 3:1. V::>S .£'t;,;;---;; =~~,..,. .. -,..--;j.._..,,. ..rn.,~ -~ --' ~ I " - ----,. ,, - �,--, I - ( ---+----t---t--;;;~, 2 ---+-----,-c,.ac,_,""o=-c=-o=-1- - -/ ltl'UIC~ ..f,R-W. --M- ~J(osr. -1-- -- --1-I • I = - t - - ~- - 11.-..0CO I ,q"10CO "11 "\\ ,9/1,/0CO • ( I II • rlfRV£~5 Ct:,.lP, -~ ~ ~·•-- ! ,g:fH. rTlAYc,rs -~. I Lw·r---- --- ----•- 1 1; .4,.,0CO 1; ,qMOCO l'--- - t - - - - r 1; I' I ,i. 'I --:-::=-::-1r--~u--y- - , - - :,__ f- AMOCO 11 -"'-,,_,,;,- i'11 -y- " co II +----+---t---,--:·~;---.--r------1 11 : -1- --17J ! ( AMOCO I -9- 0~ -- I LEGEND FOREST & RECREATION AGRICULTURAL LAKE SHORE COMMERCIAL RESIDENTIAL �T. 2 8 N . - R . 5 W. 289 BLUE LAKE z 0 z § OI z § Cl) z 0 8 IO z 8 0 0/) IOOOOE ,<a..1.1ca..ska.. Cow,$' H,i::17. IIOOOE IZOOOE 14000 E J-C I SOOOE ,; 16000E �--- --1 f1NTRIN1 --r - COU).JTY I . LEGEtvp H FA VY OI.ITY ( t=,:s VE o -- - LIGHT ourv P~VE.O caUNr y SPEC, PJC /ti r10N "1(11tJ-J. &xxxxxxxxx X:O X.OiOIO ¥di L. I ---··-©-·, I 4-- u,J,,-,p~o-v-•o - fR..AtL• ONLY a aooo o ocoo 1WtN l. fl L-1rrt.Ej rw,N '-· LtrTLE rw,,., I t.K -Ro.l -3.Q '2'1 ~ ~ ~ - ----- ' I,:3 OEAOMIIA/.S '2 7 L. '25 t,l, I(/) 31 -;½~; 3~ .3 3 34- 3~ ,; l.f /. 0 (). ~ P"K$61aL~ ' {:\ ;J:'2'' , : COUNrY /. 5 ¥i1.~i:f;~k..,1;.!i-l,·_ ROAD /. 6 t;, I 2 a.'1. I ! I ' I �l l ( tl_ ~ '-J l J '~4 l I i l l 12 L s ~ - I MAP LEGEND l ARLY LEVEL TO L SL~ING. SAN:>Y UPLAND SOILS. t'EARLY LEVEL TO SLOPING. LOAPEMi:';ttf SOILS WITH Sl.BSOILS. ~8...s T _ NEARLY LEVEL . SLOPNG. lPLAfl) WEABLE WITH SLOWLY PER SU350l.S. S - STEEP. WELL DfW\ED SOIL$. W - WET MINERAL SOILS. o - ORGANIC SOILS. �I ,t. 1rtf---i---l---l----i---1--1--:.i7./P,.., " kl --,----- 11,, 1 "J' ;__j___(___ -1-- ( SHE I II ..J!...._ l I I~ , I . SCHHIJO& • ~- +-=; 1 ,, ::<>-I 2- - - + - - - - ,~~..M=o~c;o:;-ii-----l -~ J,R~,\~.~, AI. ~\ ¥ ,'fl'ICC~ l\,,-,---' 1 ,, ..SN.11£t.. -<>- PR~.$ ,-011/ -t:::~4~~co I ,-- l I -9-=~-+s=c=,.,,,,.,,,,.~.+--;oc--;-- - - 'I - - - + - - -1---, ~ " _, \n-11 11 11 I ----- n l: ~,c(o.Yr. AHoco ~ - //- - IH -+---+-----t--,:, II 11 I II I ·r- -l--~---,"=~Hl~ - - - t - - - - 7 · - · ~ SWE; PNocr-· • lfMOco AMOCO ~ RMDCO 17 · ~ I .4A10CO - - ·+---- ~---+ 15 -+ ( 0 ~ ·t--I I ___l. I �GOALS AND OBJECTIVES Ak study of the demographics based on the analysis of voter regis:tatioti.· shows that our population has grown from 99 voters in 1970 to 248 voters in 1975 to 322 registered voters in 1988. Jv:uch of this t;rowth in permanent residents comes in the 51 and over age group made up of retirees. Of course, most residences and Lakeshore residences are owned by downstate or out of state property owners who use these residences as vacation houses and second homes. There are well over 1000 properties in this category. It is the consensus of the Planning Commission that both categories of property owners were attracted to the area because of the beauty of its lakes and solitude of state forest. l'ilany who are using these homes as second h omes, may make them thei)r principil.e ;r:-esidence upon retiring because of this Quality of life. This explains why there has been no tremendous building boom to accompany the growth in permanent residents as we had, e specially durinp; the :1970's. Viany part time residents plan the same kind of evolution upon their retirement. The main attraction az;ain being the quality of life offered by our beautiful, forest,lakes and hills. It is therefore important that the Planning Commission do all they can to prevent uncontrolled e;rowth in the i'uture so we don't lose everything that attracted people to the area in the first place. :-o grov,th to slow-growth may be the logical policy to follow as people in California are discovering after their :period of uncontrolled growth has ruined their environment. To increase the tax base by exploiting jobs and other commercial develppment should not be our main objective. Other development, such as resorts, condominiums and other multi-housing development, like\'lise may not be the direction we should go if the main objective is to preserve the environment we have and enjoy now. 6 �People here today appear to prefer a more independent life,-. style and until population increases substantially ~ill not justify the development of new services such as public facilities, shopping and service areas. Vith the above in mind the people of Blue Lake Township should take imaginative and constructive steps in building the future form of the tm,mship. SOCIAL GOALS To provide for regulatory measures to safeguard the township from the pollution of its lakes and streams. This will improve the township as a place to live by making a more healthful, safe, pleasant, satisfyine; and attractive area in which to live. 3.E SID~:-~TIAL GOALS To provide protection for housing in residential and lakeshore zoned district and to prevent undesirable enterprises from moving into these areas. To strictly enforce the zoning ordinance so new housing will, at least, meet the minimum standards for size, space, health and safety, population density and cleanliness. To protect zoned residential and lakeshore district from unnecessary through traffic. To take advantage of the hilly land, the many beautiful lakes, and the _forests, in developing attractive homesites for present and future resia.ents of the township. CQ!:;J.'IB3.CIAL AED nmu ST:3.L\.L GOALS To promote land :thich will support Goods and services at convenient 1 locations in the Tovmship, when and if needed. 7 �TRAl'TSPORTATION GOALS To promote an overall network of roads which would make possible a free and easy circulation of traffic and to set up a schedule of priorities for thier improvement. REC:::l..-SATIO:~AL GOALS To preserve the hills, lakes, streams and forest for desirable recreational activities. To continue the effort of reducine the amount of pnosphorus and nitrates in the lakes and thus extend their lives for recreational purposes. To provide for a variety of recreation ,-ri thin· the tm·mship. Some township owned land could be developed into park or parks with tennis courts, shuffle board, walking or running track and other recreational pursuits for people of all ages. The park could become a meeting place for the community for such activities as band concerts, firemen picnics,etc. 8 �L~rn USE PLA~·; Th·e land use plan is a proposal for the future use of the land in :Blue Lake Township and the buildings that have been or· may be built opon it. Since eighty-five(85) percent of the land in Blue Lake Township is state controlled, it is all the more necessary for the township to :plan use, in detail, so the :people of the township vlill be in a position vrhere needed development can be controlled by the township and not by outside interest. The land resource .' i:1ve:ntory map should be a valuable aicl in oakin8 decisions i~ • any areas. 9 �P0PULATI0H Hm·, the land use is planned should first of all be determined by , study of the people who will be affected. ~ho, then, are the people who own or will m·m property in IUue Lake Township and what is their purpose in holding title to land here? Using the voter registration list of the tovmship, it is found that there \'Jere on June 30, 1988, 322 registered voters compared to 248 in 1975, which represents a growth of 28.8~;. It is interesting that the people 51 and over make up 60. 55~1/:of the total in 1988 versus 61. 3~; in 1975. Also interesting, was the fact that within the 51 and over re[:istrants, a la:£ge decrease of 43 .1 % was in the 71 a_n d over ree;istrants, which v,as more than offset by the 51-60 registrants with a 300% increase. Therefore, with 2/3 of our permanent residents a ge 51 and over it can be seen that \'le are lare;ely a retirement commun- ity. This still represents only about 20¼ of all structures in the t01.·ms hip. The majority, ( 85;;) , of our properties a.re ovmed by part time resid ents v1hich use properties as vacation :ar second homes, especially on l ake f ront areas. hany of these plan to retire here. Another fascinatin g aspect of the population study is shm•m in the school census. As of June, 1988 only 45 children were registered on the sc hool census from the S::mmship. This compares to 27 in 1975, a growth rate 9f 67~~ . So, as youn ger people under 50 have maintained the same growth rate as those over 50, they have more children per adult ( 35~b) students to adults under 50 in 1988 versus (28;; ) students to adult ratio in 1975. ? or whom then, shall the Land use Planntng be developed? There is no question but that all the people living in the township and all those ownin,~ property here but living elsewhere should be considered. Recreation, housing, roads, public utilities and _public services wil1 , be needed. But, it is also certain that special attention must be given to the elderly, the retired Senior Citizens of the community. 10 �NUMBERS OF VOTERS REGISTERED TO VOTE 1975-1988 AGE 8RANGE ...... ...... Dec Jun 1975 1976 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 1987 1988 1988 18-20 1 1 0 1 1 0 2 0 0 0 2 4- 5 5 5 21-25 21 21 16 16 18 19 18 19 22 24 20 17 17 18 19 26-30 12 13 17 17 18 19 18 17 20 22 21 22 20 22 21 31-35 21 21 24 27 28 24 25 25 23 23 23 21 21 24 26 36-40 16 16 15 16 15 14 14 12 · 16 17 19 19 19 19 19 41-45 20 ·,, 20 20 20 20 20 22 24 21 18 15 12 12 13 , 14 46-50 5 7 6 7 9 18 16 15 15 15 19 1(} 20 22 23 51-55 6 8 11 15 18 20 19 20 22 22 22 23 26 26 31 56-60 23 25 28 29 34 44 48 48 46 ~-6 48 51 56 55 59 61-65 33 35 36 38 39 4.1 39 42 42 40 39 39 41 41 41 66-70 32 34 35 34 33 33 36 36 36 34 34 32 31 30 31 71&over 58 58 56 55 54 55 57 58 52 48 46 43 38 34 33 . 248 ·259 264 275 287 301 314 316 315 309 308 300 306 309 322 TOTAL �RECREATIO:i.'Y Recreation is no dou~t one of the most valuable assets of Blue Lake Township. The hunting and fishing, the snowmobiling, the motorbiking,the berry picking, the mushroom hunting and the color tours are all a part of this recreation of the spirit within. It also induces just looking in admiration out over a lake to tree covered slopes of hills beyond and the quiet contemplation of life as one looks to the furture or as it has been in the past. To satify both of these concepts of recreation, a careful balance must be maintained. This will not be easy as more and :,1ore people come to the area . 12 �J.ESID3TTIAL ',·f e see a 11 no growth 11 to a II slow growth 11 philosophy since many of the available lakeshore and residential sites are already built on. T!1.ere is adequate availability of housing sites if we follow this philosophy and try to control future development. Since public utilities are not available, zoning should continue to require that lots be larger. This means lower density of population which also goes a long way in maintaining the quality of life currently being enjoyed by residents. 13 �S:1~.A::SPORTATIOE At the present time there are 23.30 miles of Primary Roads a~d ··'··~·J 40.44 miles of Local ~oads in :Slue Lake Township. These figures were obtained from the [alkaska County Road Commission. The accompanying map and breakdown of our roads, both :frimary and Local, also are courtesy of the Kalkaska County ~oad Commission. Currently our roads, especially the Primary Roads, are all in bad shape. :This is due to, basically, a lack of money both at the County level and here in Blue Lake Township. Anothe::r:- important factor is, and has been, the treDendous irtcrease in heavy truck traffic from the oil industry and allied companies. This heavy truck and equipment traffic has traveled on our roads extensively. Our roads were never intended for this type of use. Our Coun ty .1.oad system is in trouble. l.oad 8ommission money comes from c;as and Heie;ht taxes only. The :'."toad Commission receives nothing from property taxes. Gas and ~eight taxes have not kept pace with the cost of increased expenses. In addition to this, the gas and weight tax fund is being raided by other state departments, which is, completely out of control of all County Road Commissions. The problem confronting us now is how to pay for repair and replacement of our roadso A few years aeo these costs were shared equally by Blue Lake Toi.-mship and Kalkaska County. �Now because of shortaees in revenue Kalkaska County has mandated that Blue Lake 'rownship pay 100% of the costs for new roads and 80% of the costs for re-construction of our roads. To alll of:us who have recently travelled our roads, it is apparent that the bulk of our surfaced roads need to be replaced~ I-Iost of them have been patched to the point \·/here they are all 11 patches 11 • There are stretches on :Blue Lake 3.oaiih,hS~arvation Lake ?..oad, T\•Jin Lake Road and yet on Sunset Trail Road where it will be better to tear up the 11 patches 11 and let the reads be replaced with gravel. Better this than the 11 axl~-bustinc holes v1hich \'le currently have. At this point, the future does not look BOod. DillaGe proposals have been defeated soundly by the voters on a County-wide basis. With construction costs as they are at t~e present time,(there are no indications t~at they are 3oinc to be lower). It does not appear t~at there is any immediate remedy. Some have asked about the :plausibility of milla2:e at the tm,mship level to fi:iance road construction. At this point, based on tax do llars collected, an assessment of one mill will only net the township about thirty-one thousand c1ollars($31 ,OOO.OO). And, it is doubtful that our already over-burdened taxpayers will support such a proposition. f,lue Lake Tm·mship or any township does not control the roads, th.eh' conditions, state of repair, as is now the case. Ag.a.in they are the responsibility of the Kalkaska County Road Commission. As far as Township '?..oads as such are concerned, it is understood that there are no:ie. 15 �In discussine roads, it should be emphasized that the right of the Blue Lake Township Board to establish and determine the order in which roads and trails will be developed and improved through the use of Township funds, rriust in no way be infringed upon, but there are certian steps which the Planning Commission believes would be appropiate for the Township Board to follow. 1. All roads and trails should be classified as to their developmental structure and a time table showing the order in which improvements should be undertaken. 2. A plan should be devised to give taxpayers living adjacent to a road a right of petition, asking for a change in plans for a road, also provide for a hearing to be held therein. 3. Township officials should discuss their concern with County road officials to see that the Township gets its fair share of any Federal, State and County funds, if and when they are available. With the accompanying chart of our roads there are figures in parentheses which indicate your Planning Commission priorities a s to which roads need to be repaired in the order of their importance and physical condition and/or state of disrepair. 16 �--RJ~COR.."Q-OF - LENGTH Al-TD- COHDITai:ON .OF ROADS Ai;D STREETS TOWN-SHIP BLUE LAKE 1 SYSTEM PRIMA..1lY YEAR 1986 . .- - - - - - - . - - i - - - - - - - - , i - - - - - - - - - - - r - - - . - - - - - , - - - - - - - + - - - - - - , - - - - - - - - - - - U!:-:HIP::lOV- G::l/1.DJ~]) & GRATI::L 8: OILED TR. i'iIXED BB ~-:m3.FACE SHIILA '1 GT:lAVJ~L ::i;A7.~-'-~ . DRA;I:NED ,·; l\ "1 ,r 1.; Sl~AT, (;'11) 1 11 ou GB.• ===:=====:===---='===;;==¼============r-==========~==¥~\~Df;:~2;:!,_*I~·-,d,i~A~D~.9:,-'L";l,:;.i)~-,•~;"'==t=:r :TAD Am~;. Tr AD AD1~ INAD .::\DE . i{AD. COtL''.'.tY ~QAD 61 2 ~.r. 'i'\!1:. LI:--~~-; K:.~~i>:JJ 1 • 00 1 :Do 11111: 1111 111111 1111111111 iGn~i'.L 2. OU 13LU:: LAK ...•: ----- 2 . 00 ··----·- -:·ta\D O-:.l ST 'n:;,;rr ~ :· )_1 . ·1~~ 11 " 11 11 11 11 TO DLU 11 ~·~ LA:ru~ LC?:C1 :_r . GoosJ,; CK. 1 • 60 ---+--''-c.:. ."~;.. ;.:G;.. .;O=-O=-·.: : s.;. .;>=--~_1"-,;l=-=(: ..::•----1 >'. • CQ_. LIE~~ -1---:r:TIO- --'::.: ' ~-=•...:.r·c::..;~'.c.:. 1=I-'--'z: =--=L=-=-=fl,:::.:K==·::::;;_,j_J:D.::..:::.:_..,•'-+-1~J1.:. :.i_J-=I=-=··~_..=;L:;;:.A.::::I:.::.C;.:: ;c.:. ::~_ _ _ _• ·r:.::. .i'..:.:':J--=I::.:.:.~T--=-J:.:.J:'\.=l:.=:·~-::...::•:_ _ _ _ 'P:!LT LAKE "'_1}). 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 t--=-= : -~__,.:..:T::...\:.c.'!-=I:::.1:·;1-......:I=:J.;::.: :\;.::,iC::...i_•:=----1--.:.,j'.'--';•:...,rr,;:.·-·.c;·.-r-=I:.:~c.:.. ·f __:::L:;,·A:.:1,=(_=,,•l;_ __ j _;·: . 1 11 11 11 ': - 11 --, 11,---1,..,... 1- --· - T'./L'. LAK.'~c~~\.i I-~{:toJ: :J.J.• ;1n . 11 11 11 11 :·.:; . Jnss LAKE . -=-s.:....:.....L-=1=\1:.:C-=b-,.::=_..:___~c.1~.-;- --=-•.:.;.cTWOKED LK. ilD .11-..,1,.,.. 1 --, 11__,1-;--+-:::..::-;;:.:.::...B:.::1\c.:...S:..:. 11 " " __,___ .______ --7 ·1 • 1 U 1 • 10 , :;:;Lu.~: LAKTi; 1.D . Ii ·-r:-ro--··-· _...,.1_.__5_•-+-- -1o·Bo- ····--'· - -----·-·-------··· --- -··-·---·---- T .-rr~ LAKE J?APoosJ,; LAI:.t•: 1 • go - - - - - -·----+---- - - - · ----~;-1-.~ 1;:J1u.-l----- --------- - --·-- ·· - ·--~-· .. -J?APoo::ri~ LAK :~ l.D s~~uN.-! LA.IC·: ·o:-s-o _______...______ - ·--- - u.-5u- · _;_~;.c.3r'_:-)-c- :11J -:A. .,.1.:,. r===.u-=A.. .;:IC,:c,-: ,!;--'---"--+--,Jc-=-3-=cL'-='u=-=~,-c-:;-=L....,A_,,I=-~:=i,;-----11.30 · - - - -----· ·,-: 3D '-·--·-· ····-----~ -- · ---- ----~ 11 I -1~ . -5"-=o;..1i----_-_-_-_..j..+r=====--4-----1----1----t-----4----~-- _11_11_1_1_11_1_1_11_1_1 COUlT'P)'." ;10 . 612 J:li-rr:r:: 1 i:.1,c~8 cAL:.•;8.U·i" :s:.-L ~1D . n - -·-·- · 1---- - - - - - -·-·-----• · -----·- ·--.,.__ __________________ 2.10 o.~-o o. 60 ---· ··--------- -·--··---- --·---- - - - -- - - - - ---6------ --- z~nr'---·-··· -------- ----•--- - ·0.40··-------------·--·-·- - --~ ·2-.so'--··- ---·-- --·-··· · -···-· ----·-·• - •1-----· - ot6CY --- ~-~-so· ---+----l---f----1----1----- - - - ------ ~~ . C.l.OOIC:!.;D liI~. ~ rn" 3 .uU:~ lJ!\.K}; ;_.! . 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U'J.11..u l·!l .uj:,,::, c.. • U I I • U::, 1---->----- ---·- -·---11---1---- ------ - f - - ~ - - - - - 1 - - - - 1 - - - - t - - - - - l • bO ( • 1 'j - - - - - - - - - - - t - - - - - - - - - - t - - - - - - - - - - -l - - - - l - - - - + - - - t - - - 1 f - - - - l - - - - - l - - - - - l - - - - 1 - - - - - · . - - - - - - - - - - - - - - - + - - - - - - - - - -If - - - · - - - - - - - - - - - ------'---- - - - - < - - -1· ----t---lt----t----·~---+1 -----------+------------+-------LGTII=LENGTI-I ADT~. = ADEQUATE · - - - - l - - - - 1 - - - - - 1 - - - 1 - - - 1 - - - -1- - - - + - - -- - I F.till . =H:ADEQUATE CT .=COAT ' ---··---+----+-----+--- GR. =GRAVEL , -- �( RECORD-· OF LENGTH AWD cmrnITIOi-f OF ROAl)S AND S'l'll.:CETS TOWNSHIP BLU:8 L.'\.KJ~ SYS'.I:Ei'-1 LOCAL YEAR 1986 -----------r------------.------------,----,-----~...--------1--------,--------------. LGT • U~·T H'[PR ... '.Fl..''..DJ~D AL..[ GRA VSL OIL:SD su:1 "HXED BIT • '.~,OADS OR STREET TO FROM :rn ::;A!lTjj 11);1,Ail{ED M-:D ,,-:Am'::-I . t:':;:, . ,,•,·~-.:,; :r,,:: ,i ~-'_,_:,··., L~~ - ··o,'.·r.0-~'QJ_!.=~1·{u~R1~~,L~C-~.--·l~12 ·. L'J::-TV'TIT L.:·_I-C[;-RD. -T-:7I~!TJl.l-'.: vr:-71.IT. LLi~; o, 3U~fSEr·-rr·.1._1\ IL--rru.-·w :T1,':P:-LTC~B 1?A'1VAT"IC~ E: .·iTD". 3 .·10 i=!~FCTC:S:S L?: ::m:··---S'U:-s~r;:nl1.AIL - - -- '.t-.n·· L~\:i:;: TO~ - . 1. 9G) . 1 • S!O .::2I!EL7rn.- -- - - - -c·'~T:--6TZ--··· ·•--·· J:'!\='l_;c ::;-, Ii\~~':.. ~~00 ·1 . CiS, J. ;_\J),.J.,i..d L~~-~- lU) :- -- IT!l i; II tr TT .. . ... • . . 111111111111 I! 2. 1 0 . ? • 10 3Qmtvr-riK:iCT:"" RJJ:~-- T~TI!". - LLKB --- - STA~lYATIOl·7 L.:\KT:: " 3-; 50 2. 50 SU:.1:G'Acgo ov t-· 1: 1 ~ go - - I· · JA'.i'T S011T ~~..om 5:;QUJl..1.1..___Lll.KE.. __ ______ 3. TO -E~a) --- . ------- 0 .-4-9- ... -- --.- ----·3IRCH..ll:."lIV.J:...____ _____ T1.'f nLL.A.KR. ... -· - - _:_:&::.:: ;ru __:i;lfD o ••lO o.40 J-:8D1:'Jd. :w~·J).. --·-···,.SCf.S:J:'.:... TRAIL.. _ .. STAP..VATIO.:..: h\.Kr 1 .4G o. 71 .FISlLil-ill SITE.RD_ S'.U1.;qVAT'.IDL.I.iltK'~ !3 .• 110 .. I\:-1) 0.1 _0 :i . DLDE .. L \::.::~ J.D. £LU2. LLlC:8 ."2..0LD . -~~. ~'C VO::D 1 • 50 ..:.:\LLB~l.. J,; I._ ___ \'I. BL1r0:. LALE _'.1 • S~ O L::D O. 1 4 0. 1 4 -f. C'rOO:m 8..IC.312 •·--· _c__ ]_ .612._ . ~: . 'l'O =-ml) L 60__ 1 • 60 , :J.::?i/'101< ~n J.(:Ju}_ ____ CROOKED... ~\;{!•: _. __ . DJ:;'d.A3.J) _ .. __ ___ __ .. l2.• 60__ ;2. 60 SUHliIT...RO.iJL_______ i:;. I3.1LS.S.. LAKE .. _____ ;:;; • CO. _.Lr~ },; 3. 67 :3 . 67 S.TREBT s I L.. ...EJ~.GL.J :.. 1::s.T.~.T½..S.._______ -----_·---· . .. . .... S11.En~t 1 6A:-...S'IK 4'.LS ....AR.QUNQ_ ..DLU ~;__ 1;\K~ -- .. · - - - . _.... ··-- --· o •.15 . .-- .. - ·- .. - --- ---- -- ·-·· - -- ·---- - ·- ---- - - ---·-. - ----- -··-- .. . I _0 • 1.L1__ __ . 1 • oo : I _.. 0. 3.8. r... I 0. 10 I 1 • so 0.75 I I .'. ,2 . 20 !2 • .70 ;O. 90 '6 70 -- ----·;o :_20 ; __ . _1 , 1 O 1-. 20 · I 0. 11 - - - - + - - - - - ---------------·-- ·· ·-- - .. - ·-- -----.-------- 2 ... .BAS_S_.L.·~=~~RJl•. l.BLUJi}.._ LAKE-. .. . .. . S1~t.1::21._C:L .BllIDT~~ __ 0. 7 3_ ·'.;Al:IB.0.ll._1:: ~,1]).G-~__ ?Ju_..._ ..BLU....1"l..L!..K~ . ______ :~ . C0U~:TY LITH: _ 2. 20 OJ,l) G:"·3A D:~ 10.AIL BLUE. .L..:\KJ.'.; _______ --·· . _e:. co1.r:;:_T_Y _Lil'!J~ -- _ 2. 70 TS.lLPilU•: _.:"Wlill_____ .CL!) ...G:.:1/1.:D:~s .:S.Q.iD.. _KJ:\.r-no:\ .BD. IDG-!t ....... o. 9Q _ J...D~!.lillJLJQJ'._n .s...Till:.Ll:lJ.L_______ lT •. T\·.rp .Lr:::·~•:··--·-•-·- 6 70 1.T!_____R_Q1J.; _________"DJ§1IARJl_ . _ N. COmJTY Lilrn 0-:-20- . . SURFACJ~ sn:ILJ\.1. TR.GJ.''I.V/;L 1 11 0~: C-HJ.1.V • ~~IT!~~ ADV. ~:·~-~-_To!_{_~g_~-',-J~~~~cD,~ . . :.. ! o_.15 1 1 i. ' I 1 • 1O --~= ~ ----~~~~=~=-~~~--: :_~ -~: :;~~~-~~-4 _4t~~~--40_1: _: :1-~--~-~: 1 · :}I::::-::.s:i: .:J\~~Qt.- .... , _I\.DV-----AD.l~QUA~2.1.m 78~ ~~-- ~~•- - [3. )9 �ST:'.!'P.S IN. J.OAD DEV1~LGH1iEE'i1 :BLG:~ LAL:: .Tmli-:SHIP n .JUTY L.DUTY C0~Hf':BY G?-.ADED/G:.AD~n U~·:H~P -. J:)!~,r--~D P.:\ ~,1;~!) SP. GR..lt. 3-:8. .BJtSE L:~o. (}}. ,t?_~S:'3131 - 1 -:-. ...., \.. ) 0 . r~nF- · GY ·1 ,-· ,\ ·, (.; 1 ? T\rr.- L~i..:~-:-- -:.c: ..\_ ') ·•-JtD.·:; LAK : --:._~_: XO ---~Lt. -·-· -- -,:- 5 -x- 1 ·; - -~ -. ~-CH_i ) -"-L-•-·- - - .. - - - - - - - - - - - -• - - - - - -· ... - -- - - - - - - - - - - + - - - - - - - 1 > - - - - - - t - - -- •· - - - · - ·•·- - - · - --------+------- --•·------·c~s~)· - - ·-- - - 1 - - - - - - · ·- - - s~rr~•-_ :\_R~\_T~_t~~T~·I~c_:·_=L~. -'~=~= ·c~:~~'=-L=D-~--• --L2L.,-- LOCAL __ ..................... o;,-1Y T----+------t-•-----1------1------l-------+----- __~;~ .~·JE: L.'.\.~::~ '.~OL) ______ _ .: . • [_, :,vUA :•.: ) L~c:,_ '_; ~L-l.AILE ~ · -- - - - - · - - - - - - - - - · - - - - ---- __!-:._ .- - - - - - · - - - - - -·t---- . ·- - - _ _ _ _ _ , _ _ _ __ -------,---- ···--- -··•·· ~10_:'.:l 3 LrrrrrtJ r,y IT .. SU.'.:Sl fi r· ' •. ..l.. 1 -·, - - · .:_ . • - C T,; r ,, -~) Q.:-1,_)_-+-_ _-,_.-___ - ----------1------1--------- - - ------ . -- - - - + - - - - - ..'....:..J ~) . (3;···- __,______ ,_____ ------ * --+------ t----· -- - 1 - - - - - -- - - ~·:3·· ~~L 7.0_\._~; - - -· ,r---1------t ·'" -)f - - - - - - - - - - - - - - - - + - - - - - - - - - - - - -----1------+-------1--------1-----I) __ i;JDi :_:~ : L~:-:--~; t CAJ ---+:::;:.iu ~•-'.'/ .L,~,. ,:__ •. C~UJ - ... 1----------------1-------+------+------- - - - __ ,'2!2tT.\'.:! Li;.Y -~ ·:_C\:')-8_____ _ __ (9.) ___ _ JAT'.:: SO:.: :.c:·_:J - · Jr:1c~-1 J)·~r·;r~-:· . ·( _u~:; nr: •i ·- - --- - - - · ;," - - - --· - 1 ] (;··.~·, _ ------1------- ------ - - - > - - - - - - - - 1 - - ··-· - ··- · G}!:_ ~I'-'l Xi.~ '.1C"\-~) - S ---->--- - - - - -----1------l------1-------- --·----·-- __ _______________,_. ·--·- - >------- - -- - - - - - -- -- ----- - D~R FI~:r:1 SI~ ~ J..D • - 'I. 31U ~ 1;~:c ·.: ;_ 0/ _::) m~a :RD • (. 7) - - - - 1 - -· -- ----- . . ' ·X- - - * ~ - --··· - -- - - - - - -- ··----- - - - - - - - + - - - - - --·- ·. ---- -- ·• -- ·- ---··· ·- · ··-·-- . --------1-----~------t- - - - · - *-:+ CROOKED c?.O:i.i) ·H· . __SIJJ.:·: rp T°l ('; '1 ·-; :=E'. . !.C-"B:'.!J:.=.~~s;s~L,::;-:.. :\::..::I:.~ ::.•=: -':'_-,-"' "-" O'-=-A=D::e.____ ,___•, _ _1 - - - - - - 1 - - - - - - 1 - - - - - l - - - - - - + - - - - - i ' - - - -----··CAr-;:illm: 3~;.. ::!.OAD . - OLD C'r~D.i.:: ;_(_jj J) .'.tJ,,_lJ .l:' .l11b _{l) jUJ - -- - - - - - - - - - - - - - + - - - - - - t - -----1-------+-----+-----i-------+----·-X· BELL AVEL1J::~ ->:- -:+ f-IER:FL AY.t;~lP ,_ .'.E}~ST STR:'.!::ST * EAGLE LAK:''7'. }):{IVT~ * PFLUH ROAD * jj.lJLJ .):!; ..l:'U .ll. 1' _i_ H{.l I/ D . - - - - - -··- .. - - ·--·- · . - --- ----- ---t------ ----- -- - - --------- ----- - -- --- --- - -· -- . - - -- -- ~·•·- - �COMMUNITY FACILITIES In order for a local goverment to best meet the needs of the community, the facilities and services which are provided must be well planned and complet·ed: ·. well in advance of a crisis so that . ~xpenditures may be at a minimum and they can be spent efficiently. This part of the study is an analysis of what has happened, what is happening, and a forecast of what should happen in Blue Lake Township up to the year 2013. This should make it easier to make decisions necessary for the future development of the township's facilities. 20 �SCHOOLS Qu ite some time ago the people who live in Blue Lake Township voted to join Kalkaska Publ ic School District. They assumed their share of the costs of operating the schools and bond issues voted by registered electors of the entire school district. This was an irreversible decision, and at present there is no law by ,-,hich separation .can -be effected . At the close of the 1987-1988 school year the township was sending 45 students to Kalkaska Public Schools at a total cost to the taxpayers of Bl ue Lake Township of 8902,000 •or J2 0,000 per student. As was written in our last i•Iaster Plan of 197 5, 11 surely there is a more equitable ,-, ay to pay for schools than to depend so heavily upon the property tax as a source of revenue. 11 :rot:--1inc has c hanged in these 1 3 years sine e . '.! e f incl our schools in financial crisis as their costs have risen faster than t~ie property tax base . The total millac;e rate ~per ') 1000 of assessed valuat ion was 828.67 in 1987. This included J 3 .27 per -~ 1000 for T . B. A. ~e find our childre~ faced with over-growding and cut-back curriculums in the 1988-1989 school year with several 0i lla ce requests recently defeated by the voters in the county. The taxpayers abilities to pay is enterin3 into the picture . The state is wrest ling with the situation but has n ot mat~e an~, recommendat ions to the voters of the state as this is a state- wide proble• (espec i a lly f orthern I:ichi san .) Year round school is beinc; discussed as an alternative to any more millage to.;..-f.linance bonds for construction of necessar:r classrooms to handle overcrowding . .l:he township , county and state \·fill have to f ind other sources of 1 tax revenue if 1.-re are to continue quality edu cation for our children in the future . 21 �POLICE P~OTECTION As our population increases, not only in the township but in the county, the need for protection for the citizens and their property increases. Blue Lake Tovmship does not maintain a police department. We do have a constable. :Iis only function by law is to "serve papers." The Township 3 oard may give him other duties to perform but not as a police officer. The tm·mship relies on protection from the Kalkaska County Sheriff's Department and the f1 ichigan State Police. In the not-so-far distant future however, a part-time deputy sheriff, workine under the direction of the sheriff, will be needed in the township. While our crime rate is still low, it has risen over the past years. This trend will continue as population increases. 22 �FIRE PROT:3CTIOH As we update our Comprehensive Plannine we find that fire protection is now provided. Because of our rural location, recreation and retirement life style, the community is ,growing. A well equipped Fire Department is very ne0essary. In the beginning, our fire fighting personnel and equipment was very sparse, but they did their best . Today with much dedication, training and practice, the township has a squad of volunteers numbering (14), who are trained in advanced First Aid assistance. ~lso, fou~(4), who are fully trained as Fimergency I-iedical Techicians, (:SI',IT' s), each carry a Trauma Kit and Oxygen in their personal vehicle, for quick response. The squad consists of both • en and women at this time. The Fire nepartmen t now :1.as a fire barn, located on :Slue Lake ~oad which houses a·3100 c;allon tanker, a pumper that pumps 1000 gallons a minute and. carries 750 gallons on board. 1:he second response pumper carries 250 gallons on board and pumps 500 ::;allons a minute. The snowmobile sled and trailer are used for off-ro2.d transport to our emere;ency rescue vehicles, which is fully equipped.. Blue Lake Township Fire Department is called #4. One quick call to Kalkaska County Sheriff Department,1-258-8686 for ALL ET<IER.GEYCI:2S, will put the fire squad into action through pagers, which each and every fireman and Bl'I~'s have on their person at home. 23 �A second building 3O'x4O' has been added to the property of 51 acres, 01,,med by Blue Lake TO\·mship for future housine; of fire apparatus as necessity warrants it. At present, it is used to store items for the Annual Rummage Sale, promoted by the Fire Department Auxiliary EI"Oup to generate monies for fire and rescue equipment. The Township :Board requires a submitted ·b udget from the Fire Department for operational funds. As fire fighting and rescue requirements arise, our people train more and more. At present time the Department needs a Brush Fire fighting truck. The EMT's obtained from the 3lue Lake Township Civic Association a (CPR Annie) for cardio-pulmonary resuscitation. ~ith the community behind them and the coo:pera tion of the Township Board, our fire department strives to be f orever ready to serve you and will continue to do so• 24 �U~ILITI:CS As population increases and land use beco• es intensified, so will pollution, if the present practices for water and sewage continue. This will directly affect the health, safety and welfare of the entire commu_~ity. 3verythinG possible must be done to maintain utilities in the best possible condition so the people pf the townsl1ip will be protected frmn conmunicable diseases and other health hazards. As conditions deteriorate the poi~t will eventually be reached \·there new and expandine sanitation service will become a necessity. In the near future, septic system inspection may be necessary to assure that rules and regulations of the District =-=.: eal th :D epartment Ko.1 are co• plied with. ~~ o exceptions on vmter-front property should be nade. Hater sae1pling of each lake in a number of :places should be done at least once a year to determine if any change in content occurs. ~or e attention ne eds to be paid -·6f present supply of drinking \vater. A campaic;n should be started. to have an annual sam::9ling of water from every \'/ell in Blue Lake Tm·mship, analyzed to be sure the \·rater is safe to use. Since many \·!ells are shallow and th e continued pollution of land by septic tanks, a li • ited public water system may be necessary. As a rule whenJ:;@. : septic tankr: is --l installed ::and .:p1:1t intn .;operation people think that the sewac; e problem is taken care of for all time, but this is not true. After from five to six years, depending upon the usae;e, the tank becomes filled \ •t i th solids and the \'Jaste t h en flo\'Js directly into the drJ'·Tell or the drain field. As a first step, septic system inspection should become mandatory. Second mandatory pumpin 6 should be incorporated, the frequency dependin e; on what I s happening to the quality 01· lake water. �Third, holding tanks may have to be introduced which would not allow any seepage into dry wells or drain fields. This would require more frequent pumping but would stop the pollution of land, especially on water front lots. All these steps are cl.esigned to prolong the final step, the construction of one or more sewage treatment plants designed to remove a minimum of 90~~ of the suspended solids in sewage, tot;ether with the necessary connecting sew.er and pumping stations. There is not as much money available today in the way of ?ede:ral Grant s as there use to be. If Federal BudGet deficits continue in the future, less 7ederal Grants will be available, :1hich puts the full burden on the back of local 1 tovmship taxpayers. 'rhe cost of sewace -plants have escalated so much that the interim steps should be strictly followed to put off such a traumatic cost on the taxpayers as long as -possible. Population gro\'/th and land use density are other factors that :1ill hasten the day of reckoning. 1 As far as solid waste disposal is concerned, Blue Lake Township is wait ing to see what lCalkaslm County will do. At present the township pays an independant contractor to haul refuse from the townshi-p to the contractor's transfer station from \·/here it is :1aulecl to one of t\·10 approved land fill sites in l; orthern Michigan. This will become a very serious 9roblem in the near future as these land fillcsites are closed. The county must address and adopt a solution to this probler:1. Any route they e;o v,ill be far more costly in the future than now. 26 �KALKASKA COUlJTY ACC0ill!T 1,t4002 SECTIOHS 001 - 036 T28 4002 SUBDIVISIONS Q60 820 830 860 Bass Lake Plat Bay View :Big Twin Lake Sub. Big Twin Lake Sub. ~}1 3lue Raven :Slue Lalce Tilue Lake ~eights Carmichael's Sub. #1 Chicago Point Four Seasons 3agle Lake Sub. Indian Lake Z.aska Beach Ke,-,eenaw Beach Kepsel's (John) Sub. Kepsel' s Little Twin Lake Sub.f/1 Little Twin Lake Sub. Iuddle Blue Lake Sub. ~orth Blue Lake Sub. ?~ orthshore Beach Partridge Point Rainbm·1 Ridge Twin Lake Beach 900 Personal Property 100 140 147 220 260 180 300 340 420 380 460 500 620 540 580 660 700 1~.o 780 SCHOOL DISTRICT Kalkaska 40 27 � 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 Blue-Lake-Twp_Masterplan-of-Development_1988 Creator An entity primarily responsible for making the resource Blue Lake Township Planning and Zoning Commission, Blue Lake Township, Kalkaska County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1988-12-15 Title A name given to the resource Blue Lake Township Masterplan of Development 1988-2013 Description An account of the resource The Blue Lake Township Masterplan of Development 1988-2013 was prepared by the Blue Lake Township Planning and Zoning Commission and completed on December 15, 1988 Subject The topic of the resource Master plan reports Blue Lake Township (Muskegon County, Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/796f222209a7be99a27383469ab3a18d.pdf 8899e02cce5a32861078212aae50fd99 PDF Text Text RD MCALLISTER RD ERDT RD OTTO RD Leel anau Trail REVOLD RD CENTER HWY CENTER OTTO RD SEND RD LEE POINT RD MURRAY CT WEST GRAND TRAVERSE BAY RD TE R VIE W LA K EL EE LA N AU DR OTTO RD MAPLE VALLEY RD MORIO RD PIN E RI CH KOHLER RD SUTTONS BAY TOWNSHIP / LA AY S H R W VIE KE CENTER HWY MELIS SA D HILL TOP RD SHADY LANE RD BIN GH A D MR RD LAKE LEELANAU DR RD SUNN YVIEW Bingham Township Zoning Map Last Amended May 2016 Prepared by Leelanau County Planning & Community Development Printed May 2016 ELMWOOD TOWNSHIP BIRCH POINT RD WES T-B ELM VALLEY RD DONNER RD LAKE LEELANAU DR LAKE LEELANAU O RE DR FORT RD Rural Residential Zoning District Agricultural Zoning District LAKEVIEW HILLS RD Commercial Zoning District Industrial Zoning District WALTERS DR Residential Zoning District 0 0.25 0.5 1 Miles Where the Township Zoning Map shows that the edge of a zoning district extends parallel to, and beyond, a private or public road right of way ("ROW"), the boundary of the zoning district, determined roughly perpendicular to the ROW, shall be construed as extending 450 feet beyond the center line of the ROW, unless the Zoning Map shows the zoning district boundary terminates at the rear parcel line of a parcel that adjoins the ROW. � 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 Bingham-Twp_Zoning-Map_2016 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 2016-05 Title A name given to the resource Bingham Township Zoning Map Description An account of the resource The Bingham Township Zoning Map was prepared by Leelanau County Planning & Community Development in May 2016. Subject The topic of the resource Zoning--Michigan Zoning--Map Bingham 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/3486be79fea7dcedefb37d396b2f9c73.pdf 2ba511fdef30df43dc2ecb6d243b8aeb PDF Text Text . - - - - - - �PLANNJNG COMMISSION RESOLUTION Z OF 2005 l1 is the intent of the Bingham Township Planning Commission to amend Resolution 1 of 2004 by adding the following language in order to clarify the intent of tJ1e Agricultural area designated on the Future Land Use Map. WIIBREAS, It is ilie intent of the Planning Commission that ilie "Agricultural" area designated on the Future Land Use Map be designated as the official "Agricultural Preservation " area; THEREFORE, the Planning Conm1ission has met its obligation according to Public Act 168 of 1959, by reviewing the existing Master Plan and hereby detennined the existing Master Plan continues to meet the Township's goals and objectives including the future development of the Townslrip and the area designated as "Agriculture" on 1he Future Land Use Map is intended to be designated as "Agricultural Preservation" and tl1e map which is hereby modified. Approved and effective this 1s' of September, 2005. ,,, . ..._ �Approved as corrected 9-2-10 BINGHAM TOWNSHIP PLANNING COMMISSION Regular Meeting Minutes August 5, 2010 1. Call to Order Mike Park, Chairman, called the Bingham Township Planning Commission Meeting to order on Thursday, August 5, 2010, at 6:30 p.m at the Bingham Township Hall, 7171 S. Center Highway, Traverse City, Ml. Roll Call Present: Mike Park, Will Bunek, Mary Bush, Cathy Jasinski, Midge Werner Absent and excused: Dennis Grant, Bob Gregory Staff Present: Kathy Egan, Planner; Steve Patmore, Zoning Administrator 2. Agenda Approval Cathy Jasinski/moved, Mary Bush/supported, PASSED, to approve the Agenda as presented. 3. Approval of Minutes May 6 1 2010 Midge Werner/moved, Will Buneklsupported, PASSED, to approve the May 6, 2010 Minutes as amended CORRECTED at this meeting as follows: Pg. 1 - showed the trees on the site plan; New Conditions - Retail or other sales shall be clearly incidental and directly related to the conduct of the home business. Hours of retail sales shall not be earlier than 10:00 a.m. nor later than 8 p.m. Pg. 6 - not land which is accessible. June 3, 2010 Will Buneklsupparted MOVED, Midge Werner/supported, PASSED, to accept the June 3, 2010 Minutes as presented. 4. Public Comment Marita Somero indicated she has reviewed the Suttons Bay Township noise and junk ordinances, and is asking that the Township not follow Suttons Bay Township's ordinances. Administration of such ordinances increases costs to the Township, creates discord among the community and the possibility of litigation. 5, Conflict of Interest There were no conflicts of interest. 6. Items for Consideration a. Master Plan Review Kathy Egan requested that the Commission discuss whether or not the master plan needs updating (amendments), needs to be replaced (a new plan), or is still current and adequate. Comments from the Commissioners - wait a year until census information (demographics) is available, consider updating the plan which is 12 years old, need a survey, request that the Township Board add monies to the budget to update the master plan, and through the Grand Vision, monies may be available to update the master plan. Will Buneklmoved, Midge Werner/supported, PASSED, to indicate the Planning Commission has reviewed the comprehensive land use plan, and although there are areas that could be updated, the Commission finds that the basic conclusions and goals in the plan are still valid. Bingham Township Planning Commission Meeting Minutes August 5, 2010 Approved as corrected 9-2-10 Page 1 of 2 �Approved as corrected 9-2-10 b. Rural Residential Map Steve Patmore indicated approval has been given to purchase a rural residential map for $100.00. c. Zoning Ordinance re-organization update Kathy Egan provided the Commissioners with a copy of the newly reprinted Zoning Ordinance. The Township's attorney has reviewed the Zoning Ordinance Re-organization amendment and noted that the land division and subdivision ordinance provisions for the township should be updated. d. New Designs for Growth Kathy Egan indicated the Commissioners will be provided a copy of the New Designs for Growth Guidebook, further she is requesting that a dvd subscription of educational topics for the Commission Members be purchased. 7. Communications and Reports a. Chairman - No report was submitted from the Chairman. b. Zoning Administrator Steve Patmore, Zoning Administrator, submitted written reports for June and July 2010. Mr. Patmore indicated Barb Coye mailed information regarding Lawrence Lake to the Planning Commission which will be retained in the file. Mr. Patmore provided a comparison of private road standards - Leelanau County, and Bingham Site Plan Review Applicability for the Commission's review. c. Planner Kathy Egan indicated the new reorganized Zoning Ordinance will be put on the County's website. d. Township Board -The May 17, 2010 Township Board Minutes were provided to the Commission. e. Commissioners - There was no report from Commissioners. 8. Items for Consideration for the September 2, 2010 Meeting Items for consideration - rural residential, private roads, and site plan review. 9. Public Comment There was no public comment. 10. Adjournment Cathy Jasinski/moved, Midge Werner/supported, PASSED, to adjourn the meeting at 7:30 p.m. Respectfully submitted, Marge Johnson, Recording Secretary Reviewed by staff 8-16-10 Approved as corrected 9-2-10 Bingham Township Planning Commission Meeting Minutes August 5, 2010 Approved as corrected 9-2-10 Page 2 of 2 �-) \ -l l i COMPREHENSIVE PLAN Bingha.m Township Prepc:a.reci for: -l I TOWNSHIP OF BINGHAM 7 Tro.verse City, Michigo.n I 1une 1999 Project N 0. E14877 ...I. Prepc:a.reci by: GOVE ASSOCIATES INC.@ 1601 P0rto.ge Street Ko.lo.mo.z00, Michigo.n ..J. ..J. -- �~, ~1 -1 -1 -1 -1 -1 -1 ' -iI Bingham Township Comprehensive Plan Planning Commission Ross Ard, Chair Don Kiessel, Vice Chair Midge Werner, Secretary Bill Grant Dorothy Petroskey Bob Gregory Cathy Jasinski Diane Kiessel, Recording Secretary I """"I Board ...J ...J ...J ' Harry F. Sanborn, Supervisor Carol L. Groesser, Clerk Judy Petroskey, Treasurer Ronald Collins, Jr. Midge Werner �------------------1 Table of C0?1.tents INTRODUCTION The Planning Process .....................................................................................i Summary of Document ................................................................................ii PART I - COMMUNITY PROFILE Physical Features Location ............................................................................................... I - I Natural Features ..................................................................................... I -2 Social Features ' -ii Introduction ...........................................................................................2-1 Population Trends ................................................................................2- I Migration ...............................................................................................2- I /vg,e Composition ...................................................................................2-2 Household Occupancy and Composition .................................................2-3 Value of Housing ...................................................................................2-5 Edu~~ion and Occupation ......................................................................2-6 Location of Employment .........................................................................2-8 Income ..................................................................................................2-9 Community Facilities Introduction ...........................................................................................3-1 Fire Protection ...................................................................................... .3-1 Schools ................................................................................................. .3- I Parks and Recreation ..............................................................................3-1 Library ...................................................................................................3-2 Utilities ..................................................................................................3-2 Transportation .......................................................................................3-2 ...J Existing Land Use Introduction ...........................................................................................4- I Land Use Classifications ..........................................................................4- I Trends and Analysis ................................................................................4-2 Subdivision of Land .................................................................................4-4 BinehCLm Tciwnship Comprehensive PlCLn I �-----------------1 Ta.hle of Contents - PART II - PLAN Goals Community Survey ................................................................................. 5-1 Citizen Planning Committees .................................................................. 5-I Issue Identification ...................................................................................5- I Goals and Objectives ..............................................................................5-2 Future land Use Introduction ...........................................................................................6-1 Population and Housing Projections ......................................................... 6- I The Future Land Use Plan ...................................................................... 6-3 Future Land Use Distribution .................................................................. 6-8 Build-Out Analysis of the Future Land Use Map ........................................ 6-9 Implementation Introduction ........................................................................................... 7-1 Implementation Schedule ........................................................................ 7-2 APPENDIX A- Survey Results / Citizen Planning Committee Reports APPENDIX B- Population Projections APPENDIX C- Design Standards - - - .... - Bin1ha.m Township C:lmprehensive Pla.n - �-1 Introduction The Planning Process i 7 -I ...J The purpose of a community plan is to provide guidance to public and private decision makers with regard to future changes in land use and the allocation ·of resources. What Is a Comprehensive Plan? - A comprehensive plan contains information about physical and social features, community facilities, existing land use and economic trends. The plan identifies key planning issues and then establishes goals and actions to address the issues. A future land use plan also becomes part of the recommendations section and guides local officials when making future zoning and land development decisions . - Assessment of existing conditions and future needs Guide to Planning Commission, Township Board, other decision makers Guide for future land use, traffic circulation, community facilities Informational resource listing of community goals Document that considers land uses and factors beyond municipal borders ...J The Planning Commission is the body responsible for developing and adopting the comprehensive plan. It is suggested, but not required, that the Township Board also consider adopting the plan. Amendments to the adopted plan are also the responsibility of the Planning Commission. Why Plan? ...L - ..!. Ensure compatibility of different land uses Provide necessary public utilities and facilities Provide open spaces and natural resources Provide safe traffic circulation Expand economic opportunities Provide areas for quality housing options Prepare for new private developments Guide future development The Plan for Bingham Township was prepared in 1998-1999, with the assistance of many individuals and groups from throughout the community. Citizen Planning Committees in conjunction with the Planning Commission, Township Board, and Township Staff worked with a planning consulting firm in preparing the Plan. This Plan is not a zoning ordinance but will guide future changes to the Township Zoning Regulations. �As the community The Comprehensive Plan is not. ...••. develops and matures, - Permanent - it should be reviewed every 5 to I Oyears Bingham Township will - Inflexible - it can be amended need to update its goals -Alaw and recommendations for - A zoning map - it is a guide for future zoning decisions - A basis for property tax assessment future development and redevelopment. It is suggested that a comprehensive plan be updated every five years in a fast growing community and every IO years for slower growth areas. How to Use this Plan The Bingham Township Comprehensive Plan is broken into two parts. Part I Community Profile, includes four sections: Physical Features, Social Features, Community Facilities and Existing Land Use. These sections focus on current community statistics and trends. Part II - Plan and Implementation has three sections: Issues and Public Input, Goals and Objectives, Land Use Plan, which discuss the community vision and goals for the future and sets forth specific land use needs. This Plan is to be used as a guide for future decisions by the Planning Commission, Township Board, Township Staff, business people, residents, nonprofit organizations and developers. The governmental boards and staff should be familiar with the goals and objectives defined in Section 5, and the details of the future land use proposals in Section 6. They should also develop and follow a "reasonable" work program, using the Implementation Program Schedule, to identify the particular actions that are deemed of highest priority for the given budget year. Nongovernmental groups or individuals also should be knowledgeable of the contents of the Plan. Businesses, in particular, should attempt to make decisions about capital investment and future development based upon the guidelines of the Plan. It is important for the welfare of the Township, however, that both businesses, private individuals and groups provide constructive feedback to the Planning Commission on issues of development. This communication will assist Bingham Township assess the current needs of the Community. II - - - - - �,...., J'hysica.l Fea.tuz-es Socia.I Fea.tuz-es r -. ,.... 1 ' - - · Community Pea.tuz-es Existing L:Lnc:l 'Use , �'Physica.1 Fea.tures �---------------111 Section 1 Location ...J Bingham Township is located in eastern Leelanau County, bordered by Lake Leelanau in the west and Grand Traverse Bay in the east. The Township shares borders with three surrounding townships, including Centerville Township to the west, Suttons BayTownship to the north, and Physiccil Fecitures Elmwood Township to the south. The Village of Suttons Bay is one and one-half mile north of the northern border of the Township. The county seat, in the Village of Leland, lies eight miles northwest of the Township. Traverse City is the dominant metropolitan center of the region and lies seven miles to the south. MAP 1-1 - LOCATION LEELANAU COUNTY BINGHAM TOWNSHIP .,.l. ..L \ .J- J.... @ Sinehe1m T0wnship C::0mprehensive Plc,.n 1-1 �_ _ _ _ _ _ _ _ _ _ _ _ _,.., Section 1 - PhysicCLl FeCLtures Natural Features Bingham Township is located in a region that is rich in the quality and quantity of its natural resources. The general climate of the area, the composition of local soils, the predominant vegetation, and the quality and extent of both surface and groundwater all determine the ability of the Township to maintain a healthy environment. Unplanned development of the Township will place increasing pressures on these resources. Because of the importance of these natural resources to the region's economy, future development needs to be sensitive to potential impacts upon the environment. The following describe these natural elements, so that they may be taken into consideration as the Township grows. Because of the importance of these natural resources to the region's econom7, future development needs to be sensitive to potential impacts upon the environment. Topography - As with much of the Great Lakes Region, glaciation has formed the landscape of Bingham Township. The glaciers have piled .up .rocks, gravels and sediments to form hills, called moraines. These moraines dominate the central portion of the Township, sloping down toward the east and west. Over one-third of the Township has slopes greater than 12 percent (See Map 1-3). Steep terrain can @ Bineha.m Township Comprehensive Pl I provide significant challenges to traditional development. Vegetation - Most of Bingham Township was originally covered by a mixture of deciduous and coniferous forests. The area was heavily lumbered in the late nineteenth century depleting much of the original forest cover. Various species of hardwoods still exist throughout the area including Beech, Sugar Maple, Ash, Walnut, Hickory and Oak.. Woodlots are primarily second growth areas and are generally located on poorly drained, mineral soils, or on steeply sloped areas. The woodlands are an important resource for the Township, providing habitats for wildlife and contributing to the rural character of the area. Wetlands/Water Resources - Bingham Township is split between two minor watersheds: the Lake Leelanau Watershed on the west and the Grand Traverse Bay Watershed to the east. Lake Leelanau, which forms the western border of the Township, is divided north and south by the "narrows" at the Village of Lake Leelanau. The southern A watershed is the Io.nd area that contributes runoff to a stream, river or Jake. portion of the lake is the largest, comprising nearly 5,400 acres. The lake flows south to north through the narrows, ultimately draining into Lake Michigan. The lake currently has high water quality as 1.i - - - - - - �---------------11 Section 1 - ~l along the Bay shore and Lake Leelanau amounts of algae and aquatic plant growth. shore. Wetlands contribute significantly to Wirt.er the health and vitality of the environment. quality is showing signs of to an increased amount of nutrients running Wetlands clean water by settling out sediments and breaking down nutrients and off of the land. Human activity and land use other contaminants. have a direct affect on the type and amount important habitats for a variety of wildlife and native vegetirt.ion. of nutrients that are delivered to the lake. Human activit7 and land use have a direct a:f:fect on the t7pe and amount o:f nutrients that are delivered to the lake. I ,-Ii They also serve as Soils - Soils are the building blocks that define the types of activities that can be sustained on the land. Soils determine the types of vegetation and drainage that occur nirt.urally. I 1 I characterized by clear water and low deterioration in recent years, however, due -/ Physiccd Fee1tures The eastern border of the Township is They also delineate the types of crops that defined by the West Arm of Grand Traverse can be planted and the location and density Bay. Grand Traverse Bay is one of the few of buildings, roads and other man-made remaining oligotrophic (high water quality) structures. Soil classifications (made up of a bays in the Great Lakes. It has a length of 32 mixture of basic soil types) have been miles and a maximum width of IO miles. identified The bay has over 130 miles of shoreline, Conservation Service in the Soil Survey of Leelanau County, Michigan. which contain numerous public parks and and mapped by the Soil beeches. There are 24 different soil types within the Wetlands, as defined by the National Township. Wetlands Michigan own unique characteristics, including limita- Resource Information System, are found tions for development, recreation and throughout the Township but are particularly agriculture. These soil types are a part of the concentrated around the area's rivers and one of three soil associations: the East Lake- lakes (see Map 1-3). Both Lee and Mebert Eastport-Lupton Creeks have large wetland complexes along Leelanau association, or the Leelanau- their channels. Additional wetlands are found Mancelona association. For the most part, Inventory and the Wetlands clean water b7 settling out sediments and braking down nutrients and other contaminants. f_,_· Each of these types has their association, Emmet- these associations are characterized by welldrained, sandy soils. 1 1 ~ '--,,.-,.,.-..-__, _. .,•.._--_.l.,--,c--~----...--... -...-..,~-s-.-~--. - - - - - - . . . . I ,j @ SinehCLm Tc:iwnship C:c:imprehensive Pla.n I.J �-----------------11 Section 1 - Physiccd Fea.tures - Map 1-2 shows areas classified as prime farmland by the U.S. Department of - Agriculture. Prime farmland soils are defined as those best suited to produce food, feed, - forage, fiber and oilseed crops. These soils have properties that are favorable for production of sustained high yields of crops. This designation is based solely on soil type and topography. Map 1-2 also shows Act I 16 farmland. Public Act I 16, known as the Farmland and Open Space Preservation Act, creates a set of incentives for landowners to keep farmland - in production while discouraging further development. According to the Department of Natural Resource 1s Real Estate Division, Bingham Township has over 1,600 acres currently under the program. Map 1-3 show areas in the Township where - soil and topography may impact development. This impact comes from a variety of sources, such as the presence of wetlands, poor permeability of soils, and improper engineering properties for building develop- - ment. These classifications are intended for general planning purposes only. Decisions on the uses of specific tracts of land should refer to the original source material: Soil Survey of Leelanau County, Michigan, Soil - Conservation Service, 1973. @ Binehcun Township Comprehensive Pl 1-4 - �MAP 1-2 Prime Farmland Soils and Land Protected under Act 116 - I I Prime Farmlands • Prime Farmland Act 116 Farmland by Expiration Date - SOURCE: Soil Survey of Leelanau Co., USDA Soil Conser1ation Service, 1973 Act 116 Farmland from Ml DNR Real Estate Division • • • • 12/31/1999 12/31/2000 12/31/2001 12/31/2002 0 Temporary �MAP 1-3 Development Limitations Due to Soils, Slope, or Presence of Wetlands - I I Slopes and Septic Field Limitations are derived from - the USDA Natural Resources Conservation Service LEGEND Slopes greater than 12% Composite Wetlands Soil Limitations on Septic Fields Watershed Boundary as compiled by the Northwestern Michigan Council of Governments. This map should be used for general planning purposes only Wetland information is compiled from three sources: 1) National Wetland Inventory 2) U.S. Soil Conservation Service Soil Survey of Leelanau County-hydric soils and soils with hydric inclusions and/or components 3) Michigan Resource Information System (MIRIS) Land Cover interpretation from 1990 aerial photographs All other map features produced by MIRIS (1978) PLEASE NOTE: This map has not been field checked and should be used for planning purposes only. �Socia.I Fea.tures - �1 I ------------------ti Section 2 -Socictl Fecttures Introduction This section of -~he Comprehensive Plan provides information about the population, housing, social and employment characteristics of- Bingham Township. By examining these factors_ for the Township and the surrounding communities, a clear picture of demographic conditions will emerge. Understanding these conditions provides a valuable insight into future needs in housing and land development. Population Trends Table 2-1 shows the historic population trends for Bingham Township and Leelanau County ,..from 1940 to 1994. Table 2-1 shows that the Township grew a total of 268 percent over the period, over twice the rate of Leelanau County. In fact, the Township experienced the largest population change in Leelanau County between 1980 and 1990. Figure 2-1 shows graphically the change in population in the Township during this period and shows the proportion of the County population the Township represents. Both - ·the Co• nty and the Township ·underwent rapid growth after 1940, but the Township's population has steadily increased its percentage of the total county population, particularly since 1960. The Township continued to grow through the 1980s as indicated by the 1990 census. However, the 1994 population estimate released by the Bureau of the Census showed that Bingham Township's population growth has slowed during the early 1990s. Alter 1940 the Count7 and the Township hotb underwent rapid powtb, hut the Township's population bas stoadil7 increased in percentage of tho total Count7 population, particularl7 since 1960. Migration Migration is the rate that the population moved into and out of the Township. Table 2-2 shows migration in Bingham Township between 1985 and 1990, the most recent data available. During this Leelanau County SOURCE: - - TABLE 2-1 - HISTORIC POPULATION TRENDS Bingham Township - 1940 1950 1960 1970 1980 1990 1994 % Change 564 563 625 916 1,546 2,051 2,073 268 8,436 8,647 9.321 10,872 14,007 16,527 18,122 115 - 1940-1990 U.S. Census of Population @ Bineha.m T0wnship Comprehensive Pl 2-1 �---------------1 Section 2 -Socicd Feo.tures I TABLE 2-2 - MIGRATION (1990 BY PLACE OF RESIDENCE IN 1985) Bingham Township Leelanau County # % of Total # % of Total Persons 5 Years and Older 1,866 100.0 15,280 100.0 Lived in Same House 1,103 59.1 8,553 56.0 In Leelanau County 295 15.8 2,511 16.4 Different County in Michigan 376 20.1 3,249 21.3 Different State 86 4.6 896 5.9 6 0.3 71 0.5 Residence in 1985 Lived in Different House Outside of United States in 1985 SOURCE: 1990 U.S. Census of Population period, nearly 60 percent of the population remained in the same location. Of the 40 percent that did• move, 15.8 percent moved within the County, with the remaining 20 percent moving from outside the County. Of the new residents moving to the Township, nearly 5 percent come from out-of-state. Overall, residential migration out of the Township is less than the County, reflecting a greater stability and propensity for long-term residency among Township residents. Age Composition The needs and lifestyles of individuals differ among age groups, and the demands for retail goods and services as well as public or institutional programs change in concert. @ Bineha.m Tc:iwnship C!c:imprehensive Pl Table 2-3 shows the composition of the population by age group for the Township, County and the State. Leelanau County has an older population overall, with a higher percentage of residents who are over 55 years of age and a higher median age. Bingham Township, however, showed lower percentages in these age groups, having more residents in the younger age groups. The Township can expect a rise in the median age, however, over the next IO years. The increase in median age follows a national trend, as members of the 11 baby boom" generation age toward retirement early next century. Tbe Township can ezpect a rise in the median ago over the nezt to years. - ....... - ..._- ,_ - - . - ,., . _., ,- ,~ . 2-2 �----------------11 Section 2 -Social Features TABLE 2-3 - AGE DISTRIBUTION (Bingham TOWNSHIP AND Leelanau COUNTY) Age Group Under 5 Years % of Total 5-17 Years % of Total 18-20 Years % of Total 21-24 Years % of Total 25-44 Years % of Total 45-54 Years %ofTotal 55-64 Years % of Total 65+ Years % of Total Total MedianAge ·. SOURCE: Bingham Township Leelanau County State of Michigan 185 9.0 436 21.2 50 2.4 62 3.0 725 35.3 190 9.3 177 8.6 226 11.0 2,051 1,247 7.5 3,089 18.7 469 2.8 595 3.6 5,172 31.3 1,764 10.7 1,724 10.4 2,467 14.9 16,527 702,554 7.6 1,756,211 18.9 449,966 4.8 554,561 6.0 2,980,702 32.1 948,119 10.2 794,723 8.5 I, 108,461 11.9 9,295,297 34.2 36.5 32.6 - - 1980/1990 U.S. Census of Population Household Occupancy and Composition The number and type of households within the Township influence the social and economic dynamics of the Township and consequently impact the quantity and character of land development. Households are the standard unit of measurement for evaluating and projecting the number of housing units, retail sales and community facilities and services. Table 24 shows the number of households in Bingham Township from 1980 to 1990. During the 1980s, households in the Township increased at an average annual rate of 3.3 percent, which matches the population growth during this period. The @ BinehCLm Township Comprehensive Pl annual household growth has remained the same during the 1990s, with the number of estimated housing units nearing 1,300. Average household size also has remained steady during this period, with 2.02 persons per unit. Most year-round Township residents (82.5%) live in the homes they own, a slight drop from 1980 levels. This indicates stability in the housing stock of Bingham Township, since residents currently living in or moving to the Township prefer to own their homes. Thirty percent of households in the Township are not occupied yearround, however, reflecting the recreational nature of the region. The proportion of 2-3 - - �_ _ _ _ _ _ _ _ _ _ _ _ _ ___., Section 2 -SociCLl FeCLtures TABLE 2-4- HOUSING UNITS 1980- 1998 1980 1990 1998* Total Units 765 1,017 1,274 Occupied (Year-round) Units 533 718 NA 69.7 70.6 457 590 85.7 82.5 76 128 14.3 17.8 % of Total Owner-Occupied % of Occupied Renter-Occupied % of Occupied NA NA • Building Permit Data from Bingham Township: 1990-1998 SOURCE: 1980/1990 U.S. Census of Housing and Social Characteristics renter-occupied units increased between 1980 to 1990. and married couple households compared to the County. The composition of a household depends upon the number of people living within a residence as well as the relationship between them. A household may consist of a married couple with or without children, a single parent with children, two or more unrelated people living in a dwelling and sharing household responsibilities, or a person living alone. The number of married couple families with children under I 8 years of age is also proportionally higher, further supporting the trend. The Township has a lower proportion of single parent households than the County, however, a higher percentage of these households have children under the age of 18. Table 2-5 depicts the composition households in the Township and County, · and ·-reflects a ·· number characteristics and trends that should considered in planning for the future. of the of be In general, the Township appears to be a family-oriented community. This is reflected in the higher percentage of family @ Binehc:nn Township Comprehensive Plan In general, tbe Townsbip appears to he a family-oriented community. This is reflected in tbe bi&ber percentage of :family and married couple households compared to tbe County. R �l .l -----------------11 Section 2 -SociCLl FeCLtures TABLE-2-5 - HOUSEHOLD COMPOSITION Bingham Township Leelanau County Number of Households 732 6,312 Family Households 595 4,797 81.3% 76.0% 534 4,148 89.7% 86.5% 278 l,n9 46.7% 42.9% 39 464 6.5% 9.7% 28 298 71.8% 64.2% 137 1,515 18.7% 24.0% % of Total Households Married Couples % of Families With Children Under I 8 % of Married Couple Families Female Head of Household % of Families With Children Under 18 % of Female Household Families Nonfamily Househoids % of Total Households - - SOURCE: 1990 U.S. Census of Population Value of Housing In 1980, the median value of a home in the Township was about 9 percent greater than the median housing value in the County. By 1990, the proportion had been cut in half, indicating housing values in the Township are not increasing as rapidly as other areas of the County. The median market value of owneroccupied homes is a good indicator of both housing quality and demand. Table 2-6 shows the median value in the Township and County for 1980 and 1990. TABLE 2-6 - BINGHAM TOWNSHIP MEDIAN OWNER-OCCUPIED HOUSING VALUE 1980 1990 % Change Bingham Township $53, I 00 $76,300 43.7 Leelanau County $48,600 $73, I 00 50.4 - - - SOURCE: 1980, 1990 U.S. Census of Housing @ Sineha.m Township Comprehensive Pl - 2-5 - �------------------11 Section 2 -SociCLI FeCLtures Although rental housingcomprises·only 18 percent of the housing stock, it nonetheless contributes to the perception of housing quality in the Township. While contract rent is another indicator of housing quality, it is also indicative of the availability of supply and the extent of local demand for rental units. Table 2-7 depicts the median contract rents paid to landlords in the Township and County in 1980 and 1990. As Table 2-7 indicates, rents in the Township are considerably higher than in the County. County and Township rents have risen over 30 percent after adjusting for inflation during this ten year period. This increase implies that the supply of rental housing in the region is not keeping pace with demand. -., Education ·and ·Occupation Among the factors that define the ability of an individual or a household to be financially productive and contribute to the quality of life in . their . community, are formal education and occupation. Typically, a person's occupation is related, directly or indirectly, to the level and type of his or her formal education. Table 2-8 lists the educational characteristics of Township and County residents. The level of education in the Township was generally higher than in the County, with a higher percentage of residents having college and graduate degrees. TABLE 2-7 - MEDIAN MONTHLY CONTRACT RENT 1980 1990 % Change Bingham Township $245 ($414*) $543 31.2 Leelanau County $ I 83 ($309*) $414 34.0 *Rent in 1990 dollars. SOURCE: 1980, 1990 U.S Census of Housing @ Bineha.m. T0wnship C0m.prehensive Pl I �------------------.1 Section 2 -Socicd Fecitures Occupational · characteristics are closely associated with educational levels. The higher a person's formal education, the more likely he or she is to be employed in higher paying professional or executive/ managerial occupations. Table 2-9 compares the occupational characteristics of the Township and the County. The higher educational levels in the Township are reflected in the distribution of occupations. I · A higher percentage of the population are employed in executive, administrative, managerial, and professional occupations. Farming occupations make up less than 5 percent of those employed ·in the Township, however the County has a larger proportion of farming occupations overall. - - TABLE 2-8 - EDUCATION ATTAINMENT - PERSONS 25 YEARS AND OLDER Highest Educational Level Attained - Bingham T ownshhip - Leelanau County - Less than 9th Grade % of Total 9-12 Grade/No Diploma % of Total High School Graduate % of Total Some College or Associate Degree % of Total Bachelors Degree % of Total Graduate/Professional Degree % of Total 65 634 4.9 5.7 1,024 107 8.1 9.2 417 3,532 31.6 31.7 3,251 383 29.5 29.2 1,767 218 15.9 16.5 919 128 9.7 8.2 SOURCE: 1980/1990 U.S. Census of Population - General Social and Economic Characteristics - - @ Bineha.m Township Comprehensive Pl 2-7 - �-----------------11 Section 2 -Social Features I TABLE 2-9 - OCCUPATIONS Number of Persons Employed Executive, Administrative, Managerial 125 %ofTotal 12.4 Professional Specialty 179 % of Total 17.8 Technicians and Related Support 27 % of Total 2.7 Sales 134 % of Total 13.3 Administrative Support 159 % of Total 15.8 Private Household Services 0 % of Total 0 Protective Services 5 % of Total 0.5 Other Service Occupations 108 % of Total 10.7 Farming/Forestry/Fishing 47 % of Total 4.7 Precision Production/Craft and Repair 113 % of Total 11.2 Machine Operators, Assemblers, Inspection 44 % of Total 4.4 Transportation and Material Moving 41 % of Total 4.1 Handlers, Equipment Cleaners, Laborers 23 % of Total 2.3 SOURCE: 1990 U.S. Census of Social and Economic Characteristics Location of Employment Beyond the type of work residents do, the location of employment also contributes to the character of the Township. If most residents leave the area to work, then the area can be classified as a "bedroom" community. Half of commuting Township residents work within 20 to 30 minutes of @ Bin1ha:m T0wnship C0mprehensive Pl Percent of Total 880 11.4 1,153 15.0 209 2.7 977 12.7 1,025 13.3 51 0.7 49 0.6 900 11.7 437 5.7 1,092 14.2 406 5.3 271 3.5 251 3.3 the Township, as shown in Figure 2-1. This greatly exceeds the County average, implying that many of the jobs outside of the Township reside in neighboring municipalities, particularly Traverse City. 2-8 �- - - - --------- -----11 Section 2 - Socicil Fecitures Figure 2-1 30.0% - , - - - -- - - - - - - - - - - -- -- -, 25.0% ; "5 E E 0 a Bingham Township • 20.0% Leelanau County 15.0% 0 o -~ 10.0% C CII 5.0% A. 0.0% LO V a, ' LO a, ..... .... N ""' ""' a, N ,- LO N 0' ' LO .... 0' N ' ~ 0 ' M a, M ' LO M ~ a, LO ' LO 0 ' ""' ""' Travel Time (Minutes) a, C0 0' <O 0 a, I\ 4) E 0 J: iii ...0 ~ ~ Income Household income is an important measure of the economic well being of Bingham Township. Households are the basic social unit of any community, so the amount of income these households earn determines the quality and quantity of retail goods and service purchases both within the Township and the Region. Table 2-1 0 lists the median household income for the Township and Leelanau County and shows that household income in the Township is higher than the County. This is correlated t o the higher salaried occupations shown in Table 2-9 TABLE 2- 10 - MEDIAN HOUSEHOLD INCOMES: 1990 1990 Bingham Township $32,372 Leelanau County $28,589 SOURCE: 1990 U.S. Census STF3A @ Binaha.m Township Oomprehensive Pla.n 2-9 I �Comm.unity Fa.cilities �Section 3 - Community Fca.cilities 7 i Introduction Schools Bingham Township is a General Law Township with a Supervisor, Clerk, The Suttons Bay Public School District Treasurer and Trustees. The Township Hall Township. It offers a kindergarten through is located on the corner Center Highway Grade 12 program. Recent expansion has kept pace with enrollment and should serve includes Bingham and Suttons Bay (CR 633) and Bingham Road. As a General Law Township, Bin.gham Township has only the two townships for some years. Further those powers granted to them by state expansion of the elementary school at its statute. Those include the ability to hire a present site will have to be weighed against manager, assessor, police or fire chief, the advantages of a second elementary superintendent school at a new site closer to the future and other necessary personnel. Townships are mandated to administer assessments, hold elections, and student population. collect taxes. They are also required to be responsible for financial administration, Parks and Recreation including budgets, accounting, investments There are currently seven public facilities in and deposits. In addition, townships may the Township. The Michigan Department of enact and enforce ordinances, including zoning. Land use decisions are made under Natural Resources has two public boat launching sites, one on west Grand Traverse the Bingham Township Zoning Ordinance, Bay near the intersection of M-22 and Hill which is administered by the Township's Top Road, and the other on Lake Leelanau Zoning Administrator. at the east end of Bingham Road. Fire Department The Township has an 3-acre park on the '•. Bay, on the east end of Bingham Road. This Fire and ambulance/rescue services are park has beach access, picnic facilities and provided. Six full-time advanced life support playground equipment. The Township has staff serves Bingham and Suttons Bay an additional picnic area on the Bay at -Townships, -1:>ased -in -the.Village.of Suttons .. Hendryx Park on Lee Point Road. Groesser Bay. Fire services are provided by volunteer staff. A Fire Substation is located in the Park is a small Township park located Township, adjacent to the Township hall. adjacent to the Department of Natural Resources launch site on M-22. Two additional Township parks are located on Lake Leelanau. Bingham Park is a small 2acre park located two miles north of Bingham. The Mebert Creek Natural Area is @ Bineha.m ToWl\ship Comprehensive Pl 3-1 �Section 3 - Community FCLcilities a 140 acre site with 4,000 feet of Lake priorities for funding certain roads with the shoreline, and is the largest undeveloped parcel remaining in Bingham Township. The area is designated as 11 a unique wetland community" by the Michigan Natural highest volume, transportation planners have established a road classification system. Although there is some variation in the Features Inventory, possessing a variety of unique plant and animal species. classification of roadways, they are typically divided into roadways that carry local traffic Library and those that carry through traffic. Through roadways are further divided according to Bingham Township contributes funds to the Suttons Bay Area Public Library. The library was built in 1984 and has over 12,000 volumes. Township residents also use the Traverse City Library without charge. Utilities Bingham Township, as a rural township, does not provide public water and sewer service. The primary electrical service provider is Consumers Energy, with some areas in the Township getting electric service from Cherryland Electric Cooperative. Gas service is available in the Township from Michigan Consolidated Gas Company. Cable Michigan provides Cable 1V service to some areas of the Township. - their function. The dassification of roadways within Bingham Township, shown on Map 3-1 , are as follows: Major Arterial: The function of a major - arterial is to convey traffic between municipalities and activity centers, and to provide connections with intrastate and interstate roadways. Significant community, retail, commercial and - industrial facilities may be located along major arterial. Major arterials are intended to accommodate higher speeds and levels of service, not to provide access. Therefore, access management is desirable for preserving capacity. The state trucklines of the County serve as major arterials. Nonmotorized traffic should be limited, if - not prohibited on major arterials. - Transportation Automobile traffic tends to be concentrated on certain roadways, because of their location, their physical conditions, and the overall land-use of an area. On an average, 80 percent of travel is done on about 20 percent of the roads. In order to set @ Bineha.m T0wnship C0mprehensive Pl Eighty percent of travel is done on about ZO percent of the roads on an average. j i l j --~-,__-_c-,, __-.,.,-,_;c.-_,c_...-...,-.-.,.-,...-_-,-. . -, . --,--;_-.~---;-,,-,.,-.,.... ----,,-=-, ....-,, j 3-2 - �MAP 3-1 TRANSPORTATION: FUNCTIONAL CLASSIFICATION SUTTONS BAY TOWNSHIP l!i 6 a "' i ! ERDT i • i !er I! ~ OTIORD. !. i '-"-, iii .Iii ~ I , RE\QJJRD. = ~ e. ,_ \ \ OTTO RD. ~ 4 5 9 18 .).. J I DONNER RD. !I ~ 19 j SH#DY AD / a "' \!. 30 i / 29 ! ) ~ e. I I -, I I I /_ 31 +· •---=-- • 32 I tr ' a , I J...._ .------L-E_G_E_N_D_ _~ "' ' ~ Major Arterial Minor Arterial Major Collector Minor Collector SOURCE: The Leelanau General Plan: Policy Guidelines for Manageing Growth on the Leelanau Peninsula, 1994 �··, J'.k. .... .........__ ..... I I ' ', / ?. : / E.21:fstfng Lc:a.nci Use �---------------11 Section 4 Introduction /vi existing land use inventory shows the existing distribution and location of land uses within the Township. The inventory helps the community to identify patterns of land use and plan for the future use of land. The Existing Land Use Map (page 5-5) is based upon the interpretation of aerial photographs taken in the spring of 1995 and a "windshield" survey of the Township completed in December 1998. Below are the classifications used in the land use inventory. Land Use Classifications Single-Family Residential - one detached or attached (duplex) dwelling unit on a single parcel. All units in this subcategory are built on foundations or basements using traditional building methods. Multiple-Family Residential - One or more buildings containing three or more dwelling units each. All units in this subcategory are built on foundations or basements using traditional building methods. Commercial - an area or facility used for the sale of retail or wholesale goods or the provision of personal or business services.The subcategory includes structures, adjacent land and parking areas dedicated for the use of employees and customers. @ Bini?ho.::i. Township Comprohonsivo Pl Existing Lc.nd Use I Commercial Recreation - /vi area or facility used for recreation activities, induding private parks, water parks and golf courses. The subcategory includes structures, adjacent land and parking areas dedicated for the use of employees and customers. Industrial - An area where raw or unfinished materials or commodities are used to produce a product or service. This can also indude wholesale business activities. Public - /vi area or facility used by a Township, City, County, School District or State agency to meet the needs of the community. This includes city and township offices, schools, public-meeting spaces, parks, public parking lots and other public uses. Public Utility - Iv, area or facility not generally accessible to the public but used to provide services to the community, such as water towers, wastewater treatment areas, electrical substations, and water pumping stations. Quasi-Public - An area or facility used by a limited number of persons with particular interests and nonprofit organizations, such as churches, day care centers, private schools, commercial recreation and related activities. Cemetery - Iv, area used for the burial and memorial of the deceased. Facilities for memorial services may also exist on the site. 4-1 �----------------411 Section 4 Mining - Open pits that are being actively mined or excavated, induding access roads. Agricultural - This category may consist of croplands, permanent pasture or orchards. Agricultural lands include the farmstead occupying the land. Open Space/Forested Land - Areas that are covered with deciduous and coniferous species of trees or shrubs. This category includes abandoned agricultural fields and flood plains. Lands in this category consist of both suitable and unsuitable areas for development. Wetland - Area that is inundated or saturated to the surface for a sufficient time to foster the growth of a particular plant communities that thrive in wet conditions. Wet or hydric soils also are use to designate wetlands. The wetland areas shown are a partial delineation from Map 1-3, which were delineated by the National Wetlands Inventory, the Michigan Resource Information System, and the U.S. Soil Conservation Service. Trends and Analysis Bingham Township has an area of approximately 16,675 acres or 26 square miles. The Township is dominated by agricultural uses, primarily in the central highlands with open space/forested land found in areas with steep slopes. In all, 11 11 , @ Binc;ha.rn Township Comprehensive Pl Existing Lc:,.nd Use I these two land use categories make up 70 percent of the Township. Table 4-1 compares land use change from 1990 to 1998. The 1990 inventory is based on the statewide MIRIS (Michigan Resource Information System) land use/cover data. The 1998 inventory uses the MIRIS base map coupled with parcel information provided by Leelanau County. Comparisons between these two inventories must be taken with care, since the 1990 data do not take roadways or parcels into consideration and may over estimate some of the land uses. Table 4-1 shows an increase in residential growth over the eight-year period, with a concurrent decrease in agricultural uses. This reported increase in residential land use is supported by building permit data shown in Section 2 (Table 2-4), which show an additional 250 single family homes were built during this period. Table 4-1 and Figure 4-1 both show that agriculture remains the predominant land use in the Township. The majority of the small lot, residential is located on the two coasts of the Township. Additional clustered residential development is occurring, as seen on Fort and Bingham Roads. Commercial uses, such as retail businesses and offices, are primarily found along M-22 or on Bingham Road, west of Center Highway (C.R. 633). An industrial use is found in only one area in the Township, on the corner of Revold Road and M-22, and consists of a fruit processing plant. 4-2 - �--------------ti Section 4 - Existing Lana. Use I TABLE 4- 1 -GENERAL LAND USE BY TYPE 1998 Land Use Land Use Acres Single Family Residential Multiole Familv Residential Public Public Utilities Quasi-Public Cemeterv Commercial Commercial Recreation Industrial Minirn,1 A2riculture Ooen Soace/Forested Land Wetland Water T ransoortation Total MIRIS Land Use (1990) % Acres % 1,427.3 8.6% 927.2 5.6% 13.2 17 1.6 1.2 8.2 4.6 21.8 205.7 31.1 8.6 5 881.0 5 693.6 928. 1 I 618.0 66 1.0 16,675.7 0. 1% 1.0% <0. 1% <0. 1% <0.1% 0.1% 1.2% 0.2% 0.1% 35.3% 34. 1% 5.6% 9.7% 4.0% 100.0% 9.1 23.6 1.6 NA 5.2 5.2 N.A. 40.8 14.3 6 261 .0 7 389.2 367.2 I 6 18.0 NA 16,662.4 0. 1% 0. 1% 0.0% 0.0% 0.0% 0.0% NA 0.2% 0.1% 37.6% 44.3% 2.2% 9.7% 0.0% 100.0% SOURCE: Gove Associates Inc.; Michigan Resource Information System Figure 4-1 Major Land Uses in Bingham Township by Type ( 1998) Transportation Single Family Residertial 4% 9% Water 10% Wetland 6% Ptbtic 1% Recreation 1% Agricutu-e 35% Open Space/Forested Land 34% @ Bin&hc:un Township Comprehensive Pl 4-3 �----------------111 Section 4 Subdivision of Land The number and size of parcels will also determine the possible future land uses in a township. A township with many small parcels and few large parcels will find it In contrast, the number of parcels over 20 acres in size make up only I 8 percent, or 135, of the total number of parcels. These parcels use nearly 75 percent of the total I land area, however, and are strongly correlated to agricultural uses. As seen in Figure 4-2, the majority of these large parcels lie in the central portion of the Township. difficult to support future agricultural and other open space dependent activities. The number and distribution of parcel size for Bingham Township can be seen in Table 4-2 and Figure 4-2. Parcels in Bingham Township range from under I acre to 144 acres in size. Of the over 1,300 parcels recorded by the 1 County s Equalization Department, 40 percent, or 529, ar~ under 2 acres in size. As noted above, and seen in Figure 4-2, the majority of these small parcels are located along the two coasts. A significant number, however, are located along County roads. ~isting LG.nd Use The number ol parcels over ZO acres in size make up on/7 1S percent, oz- 135, ol the total number ol parcels. These pan::els use neaz-17 75 percent ol the total land area, however, and az-e stron1I7 coz-z-elated to a1z-icultural 'USIIS. Trends throughout the state and within Leelanau County show that the proliferation of parcel splits will continue within the Township. This increased division of large, agricultural parcels encourages higher density, linear residential development along county roads. Land use conflicts between the new residents and the neighboring farmers is often the result, as well as increased road hazards from higher traffic volumes. TABLE 4-2 PARCEL SIZE IN BINGHAM TOWNSHIP Parcel Size (Acres) 0-1.99 2-4.99 5-9.99 10-19.99 20-39.99 40+ Number of Parcels 529 263 146 137 120 115 Total Acres 292 677 990 1,698 3,457 6,737 2.1 4.9 7.1 12.2 25.0 48.6 % SOURCE: Leelanau County Planning Department; Gove Associates Inc @ Bineha.m Township Comprehensive Pl 4-4 �---------------lsection4-ExistingLa.nd Use Figure 4-2 Distribution of Parcel Size in Bingham Tavvnship I ! I ; !f J Parcel Size (in Acres) •I] 0 20 to 144 5to 20 Oto 5 4-5 �BINGHAM TOWNSHIP Leelanau County, Michigan EXISTING LAND USE MAP 3UTT0NS IIAY - I 3 i I "' I :.t../,liiiJ;~---__.....-___....._-=-- ,r ---.....-.--=-=---'l. _..J2... LEGEND CJ 1111 Commercial 1111 1111 00 c=J Commercial Recreation D Single Family Residential Multiple Family Residential Industrial Public / Institutional Public Utilities 0 Gove Associates Inc. ... 1a:t1PORTN3Esn&T ~ ~ fltl}315-0011 Agricultural Support Business - 1111 • Quasi-Public Cemetery Mining Agricultural Open Space Wetland Vineyard / Winery ... �I - - - Goa.ls Future Lclnd. Use Implementc:Ltion Schedule , - PART II - PLAN - �"'• . . '·" ; ...' . !Jo'.'· ,...., . ·· ..,! ~ ,. •.• ..,~_; ·' : ,, Goa.ls �Section S - Goals Community Surveys In the Fall of 1997, members from the Landscape Architecture Department of Citizen involvement occurred on several Michigan State University surveyed 36 large levels during the creation of this plan. parcel landowners. This survey was sponsored by both the Township and the A good master plan reflects the aspirations of the citizenr7 b7 involving them in the planning process. Leelanau Agricultural .Alliance. A summary of the results of this survey is provided in the Appendix A. Citizen Planning Committees Two surveys were taken during 1997, one of the general population and the other of Three citizen planning committees were also large parcel land owners, to gather the formed that focused on three areas of residents' opinions on a range of topics, concern: residential development, infra- including the future use of land .. structure, and agriculture. In the Spring of . 1997, the Center for The citizen planning committees submitted Business and Industry at Northwestern final reports to the Planning Commission, Michigan College conducted a survey for which are included in full format in the Bingham Township to determine views and Appendix A opinions of the residents on a variety of Township issues. Issue Identification A mail survey was undertaken with a A public meeting was held on December 3th, 1998 with members of both the Planning Commission and the citizen planning committees. The purpose of the meeting was to share ideas about the future of the Township and identify key issues to be addressed in the Plan. The issues that were identified during the meeting are listed in Appendix A randomly selected sample of property owners and registered voters within Bingham Township. Based upon a combined population of approximately 1,500, a sample size of 306 was necessary for a 95% confidence level and a confidence interval of + /- 5%. The mailing was conducted with 1,200 residents with a projected response rate of approximately 25%. Results were based on the analysis of 538 completed surveys. Survey results are reviewed in Appendix A @ BinihCLm Township Comprehensive PlCLn 5-1 �----------------------.1 Section 5 - Goa.ls GOALS township • control standards, The goals are guides to help Bingham Township achieve its preferred future. The goals were developed by the community as discussed above and in the Appendix. A series of objectives are designed to guide the Township toward each goal. The Plan's objectives are the basis for the Implementation Section (see Section 7). code development enforcement and administration through the Plan and the Zoning Ordinance. • encourage balance of housing types. • residential development will depend on independent well and septic systems. - Agricultural Goals and Objectives GOAL: To preserve and protect agriculture Residential land and uses, retaining a viable agricultural GOAL: Guide and control residential community within the Township. development and population densities and distribution in order to maintain a rural OBJECTIVES: atmosphere, ecological balance, open space, methods or controls to assure high levels of sanitation and low levels of To provide opportunities, • encourage preservation through POR/ TOR/LOR/other innovative preservation technique. methods or controls to assure • identify areas for cluster development. • • educate public on differences between pollution. OBJECTIVES: To provide opportunities, control population density 1n such a manner that overall high density does agricultural and open space. not take place. • • higher density (clustered development), particularly on - and residential. • develop incentives for agricultural protection. • - provide for buffers between agricultural main ·· transportation thoroughfares in selected areas. - - maintain the rural atmosphere of the township. @ Bin2ho.m Township Comprehensive Plo.n 5-2 �Section 5 - Goa.ls Commercial OBJECTIVES: To provide opportunities, methods or controls to assure GOAL: To maintain neighborhood commercial services for residents • of the township, keeping in line with population minimal impact on the residential neighborhood. growth within the township. Home Occupation OBJECTIVES: To provide opportunities, GOAL: To allow residents to operate a non- methods or controls to assure intrusive enterprise that has no significant • development of any new commercial impact on the residential community. facilities in such a way as to m1nim1ze OBJECTIVES: To provide opportunities, conflict with other land uses. methods or controls to assure • creation of development and design standards that embrace • and/or encourage the village concept or Planned minimal impact on the residential neighborhood. '·. Unit Developments. • • • a service to the community is provided improvement of existing commercial for. areas, both aesthetically and functionally, to serve their neighborhoods Industrial adequate access for fire and rescue GOAL: Limited light industrial development. services for all commercial locations. OBJECTIVES: To provide opportunities, • that commercial facilities do not require methods or controls to assure public water and sewer facilities. • that any new industrial facilities are Home Based Business developed in such a manner that there is minimum conflict with other land uses. GOAL: To allow residents of the township to work out of their home, providing a service • that a tract of land is provided, suitable to the community, and maintaining the for selected light industrial development, residential nature of the community. with provision for adequate trans- portation access and utilities to serve their needs. @ Biniha.m Township Comprehensive Pla.n 5-3 �Section S - Goa.ls • that industries do not require public Transportation - water and sewer facilities and that they GOAL: To provide for the efficient and safe have their own on site treatment. movement of traffic through and within the Public Utilities and Facilities township, while preserving the present road system to the extent that it meets the needs GOAL: Cooperate with and assist public and of the community with a minimum of private entities to provide utilities and public environmental or ecological damage to the services to the residents of the township. township. OBJECTIVES: Provide opportunities, methods OBJECTIVES: Provide opportunities, methods or controls to assure or controls to assure • • • highest quality facilities and services maintaining wherever possible, the necessary to guide and maintain orderly natural character of the roads and future development. surrounding areas limitation of all development unless • maximum use of major thoroughfares appropriate health and safety standards and discourage traffic through the rural are complied with and services provided. residential roads. • Public Services utilization of highway facility improvement as a positive guide to direct or GOAL: Provide adequate and appropriate enhance land use relationship. public services for the benefit of the people • of the township. coordination in planning the township OBJECTIVES: Provide opportunities, methods transportation or controls to assure townships, the county, the region and system with adjacent the state. • interdepartmental cooperation to achieve - - - - and coordination of police, fire and rescue services - township-wide • safe use of roads for pedestrian and nonmotorized activities. - coverage and availability. @ Bini:hcim Township Comprehensive Plan -i 5-4 �Section 5 - Goa.ls • Recreation promotion of dual land uses (e.g. agriculture/open space) which encourage GOAL: To provide an adequate range of and enhance private ownership of non- recreation opportunities for residents of the developed lands. township. • protection of unique natural areas, OBJECTIVES: Provide opportunities, methods swampland, forests and watercourses and/or controls to assure from Urban types of development. • orderly development of commercial • encouragement of open space, recreation in such a manner that there is appropriately located in all land use optimum areas. utilization of appropriate locations with minimum conflict with Natural Resources adjoining land uses. • reservation of sufficient recreation lands GOAL: Optimum utilization of land, water, air to serve desired population growth with and both preservation and conservation. active and passive recreation natural resources, including their potentials. OBJECTIVES: Provide opportunities, methods • where possible, multi-functional use of or controls to assure recreation areas for open space, forestry, floodplain or water resource conser- • vation and historical preservation. continued and future use and conservation of natural resources by preventing inappropriate development of Open Space GOAL: Encourage open space and natural conflicting land uses. • development of flood and erosion areas, and protect the scenic beauty of the controls to minimize flood damage and Township. maintain water quality levels. OBJECTIVES: Provide opportunities, methods or controls to assure • preservation of unique natural areas which cannot be replaced if destroyed, misused or neglected. • non-development of public and privately owned lands with open space. @ Binihc.m Township Comprehensive Plc.n 5-S �Section 5 - Goa.ls • non-pollution of soil, water and air resources by any segment of the community be it governmental, - industrial, agricultural, or private. • a pattern of land use to shape and guide - development away from ecologically sensitive areas. • encouragement of open - space, appropriately located, in all land use areas. • participation in regional efforts to - improve and protect water quality. - - - @ Bin2ha.m Township Comprehensive Pla.n 5-6 - �Future La.net Use �---------------ti Section 6 - Future La.nd O'se I Introduction Population and Housing Projections Up to this point, the Plan has documented In order to prepare for the next 20 years, it the physical and social aspects of Bingham is necessary to project the number of people Township and has outlined the goals to be that may be living in the Township by the achieved over the next 20 years. In order to be an effective land use tool, however, a year 2020. Population projections are, in essence, educated guesses based on past Plan must go farther than this. A Plan must trends. By their very nature, therefore, both anticipate and direct future growth in population order to protect current property owners, accurate, but they do give some guidance to the economic base of the Township and the the potential future needs of the Township. projections are not always environment, while supporting sustainable development. Figure 6- I shows a series of population projections using different methods (see the The Bingham Township Master Plan is a Appendix). The figure shows that the community effort. The ideas and goals potential population for the year 2020 range presented have come directly from the citizens of the Township through the use of between 2,500 and to over 6,000 persons. During a Township meeting, participants surveys, public meetings and citizen planning chose a population target for the year 2020 committees. The concerns expressed by residents have been varied, but have focused of 3,000 people. The citizen planning committees chose a 2.5 percent growth on the preservation of the rural lifestyle of rate, the area and the retention of the high quality approximately 3,700 people. These targets natural resources. represent a population increase from 40 to with a 2020 75 percent from the population of 1994 population This section will present estimates of future estimate. These target populations will population growth and land use patterns for potentially increase year-round housing units Bingham Township. It will present popula- to 460-800, assuming an average of 2.0 tion and housing projections to the year persons per housing unit. 2020, which will assist decision-makers anticipate future land use needs. A future land use map will be presented that shows potential patterns of development over the next 20 years and beyond. @ Biniha.m Township Comprehensive Pl Participants during a Township meeting chose a population target for the 7ear 2020 of 3,000. The citizen planning committees chose a 2.5% growth rate, with a 2020 population of approzimatel;, 3,700 people. 6-1 �----------------ti Section 6 - Future Lc.nc:l Use I FIGURE 6-1 Population Projections for Bingham Township to the Year 2020 6500 6000 5500 5000 . C 4500 --- Constant Proportion Growth Rate -+- Growth Rate @2.5% ~ Arithmetic 0 «I '3 4000 a. 0 0. 3500 --.-- Housing Trend 3000 2500 2000 1500 1980 1990 1995 2000 2005 2010 2015 2020 Year @ B~ho.m Township Comprehensive Plcm 6-2 �---------------11 Section 6 THE FUTURE LAND USE PLAN Fu.tu.re L<lnci tlse I Soil Conservation Service, the presence of existing large lot agricultural land, and the presence of working farms. A full listing of Agriculture the criteria used to select the agricultural The largest threat to agriculture is expanded area is outlined in the Appendix and residential described in Section 5, Citizen Planning development. The pressure exerted by residential development on land values, land use· conflicts, and traffic, Committee (page 5-4). contribute to a cycle of conversion that ends Currently, there are two widely available in a low-density, homogenous residential options to preserve current farmlands: community, devoid of many of the rural elements that originally made the community zoning and development rights. options are discussed in detail in a number of an attractive place to live. Once this cycle local publications, including the Leelanau has progressed significantly, it is difficult, if not General Plan (Chapter 5 - Growth Guide- impossible, to regain these agricultural lands. lines and Decision Maps) and the Agricultural Land Conservation Toolkit (in preparation, Bingham Township has a long tradition of Tab 4 - Tools). These '·. agriculture. Indeed, the character of the Township is in many ways defined by farming. Both the community and large lot owner surveys (Section 5) showed that residents are committed to retaining this character and way of life. The Plan promotes Thora are two wide!;, available options to preserve currant farmland: zoning and dovolopmont rights. The most wido1;, used within tho sot of land uso controls currant!;, available, is zoning. the preservation of agricultural land within the framework of the projected residential 11 There is no panacea or magic 11 ordinance growth of the area. that a community can adopt to protect Preservation of agricultural Land is promoted within tho framowork of projected rosidontia1 growth of tho area. farmland. The options that work for one Township may not work for another, since the physical conditions and community sentiments vary widely between jurisdictions. Generally, combinations of these The lands proposed to remain in agriculture are located primarily in the central portion of options can be used to optimize a Township's farm preservation program; but the Township. The proposed agricultural which ever strategy is utilized to protect areas farmland, it is important to the citizens of were chosen based upon the designation of prime farmland soils by the @ Biniha.m Township Comprohonsivo Pl 6-3 �----------------11 Section 6 - Future Lc:mci Use Bingham Township that the strategy is fair a county road, availability of public utili- and equitable to all landowners. ties, fire protection, existing density of I development, etc. Within the set of land use controls currently available, the most widely used is zoning. AgriculturaJ Buffer Zone, an agricultural/ There are several zoning concepts that are residential zone is created between applicable to preservation of large agricultural higher density residential development areas. Those options include the following: and large tracts of agricultural land. This buffer, or transition, zone allows for a Agricultural Protection Zoning, in which rural residential lifestyle while protecting nonfarm residents are not allowed and farming operations from the problems properties may be split into larger associated with residential development. parcels of at least 40 acres or more; When a local municipality adopts a specific Quarter-Quarter Zoning, which allows set of land use controls to protect farmland, for one nonfarm residential dwelling for it may involve combinations of the above each 40 acres of land; concepts in order to address local needs and '·· concerns. For example, the local zoning Sliding Scale Zoning, whereby the ordinance may allow owners of large lots to number of allowable nonfarm residences develop parcels of no less than three-quarter increases as the size of the parent parcel acres and no greater than two acres, for increases; proportionally dedicated residential development. These fewer dwellings are allowed the larger residential lots may be allowed in the the parent parcel. This helps concentrate agricultural zone as long as they do not development on smaller parcels. For consume more than a designated amount of example, one dwelling may be allowed the parent parcel (e.g. 80%). This type of for the first IO acres, another for the land use control will accomplish the goal of next 20 acres, a third for the next 30 preserving farmland, acres, a forth for the next 40 acres, etc. landowners however, a way while also giving of recovering the development potential of their land. Point/Numerical Zoning, which requires a proposed lot to meet objective Another set of agricultural preservation tools standards for approval; such standards deal are defined on a point system and the landowners. When a person purchases proposed lot must accumulate a mini- property, they purchase a set, or bundle, of mum number of points. Standards may rights related to that land. consist of variables such as distance from landowners have the right to control access, @ Biniham Township Comprehensive Pl with the development rights of For example, 6-4 - - - i �------------------1 Section 6 - Future Lo.nd. Use to develop, and to bequeath the land to Transfer of Development Rights (TDR), their descendents. These rights are not where the development rights are unseparable, however, as easements and purchased from one parcel (the sending zone) and are transferred, via a private development rights can be sold, leased or donated, while the other rights of the land market mechanism, to another parcel Some of the ways the (receiving zone). The receiving zone can separation of development rights can be develop at a higher density than the used to protect a communiVs agricultural zoning ordinance would normally allow, lands and open space are listed below: and are retained. I the sending zone would be preserved for agriculture. In Michigan, Donation of Development Rights, also TOR can only be termed the donation of a conservation township, which restricts its usefulness in easement, the development rights of the many cases. used within a land are donated to a conservation organization or a government entity. A number of funding mechanisms and tax This is a voluntary agreement that permanently limits future development incentives can be used to assist a development rights program in a township. '·- conserving Under Act 233 of 1996, the Michigan productive agricultural lands and open Department of Natural Resources can space. purchase easements on farmlands. on the parcel, thus Funds are supplied by the U.S. Department of Purchase of Development Rights (PDR), Agriculture and the a voluntary agreement where the owner Farmland and Open Space Preservation Lien is paid by a government entity or a Fund. Landowners must apply through their conservation group for the value of local government in order to be considered development on the land. The result is for these funds. Another source of funding the in is through local property tax assessment, as perpetuity for agriculture or other uses. was done in Peninsula Township. Property retention of the property Michigan PA I 16 owners within a township agree to assess Leasing of -Development Rights (LDR), themselves to finance the purchase or lease another voluntary agreement with the of agricultural lands or other lands that the land owner, where the owner is paid to public wishes to protect. not develop the land for the term of the lease. Since LOR is a temporary agreement, the terms of payment would be less than with PDR. Ad.d.itiona.1 progra.ms a.nc::1. funds will become a.va.ila.ble, both on the loca.1 a.nc::1. na.tiona.1 levels, a.s a.gricultura.1 preserva.tion 'becomes more of a.n issue. ...__ _ _ _ _ _ _ _ _ _ _ _ _ __. j ~"r-,_ .. @ Bin2hc.m Township Comprehensive Pl S-, - - ' " ~ -. . r -~... ---7c.J,i;>!,~N ~-~--~- ......... _.,._....~_,,___ _,..,... ..,,.,,, .-.,;,+,..,_. ,~- .- ..... J 6-S �-----------------11 Section 6 - Future La.nd Use I Other sources of funds may come from by multiplying the average number of private foundations, conservation groups, persons per housing unit as determined by state and federal government, and private the U.S. Census Bureau. The number of As donations. preservation homes at build-out is also affected by natural becomes more of an issue, both on the local constraints, such as soil types, topography and national levels, additional programs and and the presence of wetlands. A complete funds a build-out analysis will include all of these development rights option is considered as factors in order to determine the ultimate will agricultural become available. If 1 an element in the T ownship s agricultural - build-out population. preservation program, it is important that the Township investigates these diverse funding Using all of the above factors and subtracting sources. undevelopable land and rights-of-way, the Leelanau General Plan estimates that the Residential build-out population of the Township would be 18,793, an 800 percent increase over the Residential development has traditionally 1990 population. been concentrated on both the lake and unlikely that this level of development would bayfront. These homes were both year- ever occur, it does show how zoning round and seasonal dwellings and typically ordinances can encourage homogenous, sat on small lots. As waterfront property has residential growth. Traditional rural zoning, become less available, and more expensive, in residential development has turned inland. residential As noted above, the over-development of thoroughfares. particular, Although it is highly tends to development support linear along maJor these interior lands threatens the agricultural character that defines the Township. As an alternative to the traditional linear development, 11 clustered 11 open space As part of the Leelanau General Plan, a developments are suggested. This form of build-out analysis was performed based development upon the current zoning ordinance and map housing at higher densities and provides for (Chapter 12 - Land Use). The population at public open space within a designated build-out is a theoretical limit that is directly project area. dependent upon the number of houses built environmentally sensitive than the standard within Township's subdivision, which typically allocates the housing density is determined by the local entire development to private lots and zoning code which specifies the minimum lot easements for streets and sidewalks. A sizes of homes in each residential zone. The clustered open space project also contains final population in these zones is calculated streets and private lots, but also includes the township. The @ Bin2ha.m Township Comprehensive Pl essentially concentrates It is more efficient and 6-6 - �_ _ _ _ _ _ _ _ _ _ _ _ ____., Section 6 - Future Lc.nd Use I large open spaces that are allocated to Fort Road, Lake View Road and Maple Valley recreation, trails, the protection of unique ·Road. Rural Residential development acts as environmental features, or other natural a buffer zone or transition between the areas. The same number of units can be built higher density development and agriculture. in a clustered development as a traditional This lower density agriculture/residential subdivision, district includes both agricultural and rural because the developer is allowed to decrease the lot size as defined in residential uses. the zoning ordinance, thereby increasing the density of the developed portion of the Higher-Density residential dovolopmont is concentrated on tho Future Land Uso Map on both coasts and on koy Township transportation corridors project and creating open/natural/recreation space in the balance of the project. Although the development rights of open space on a parcel approved for rural clustering will have been permanently The Agriculture/Residential area should retired, the land can still be actively farmed, provide for significant buffers between used for woodlots, nurseries, pasture, or intensive agriculture and single family homes. '·. recreation. Ovvnership typically remains with The buffer may be part of the open space of a property owner's association or the open a clustered development, or part of a private space can be transferred to a conservancy or lot, but should be present to reduce the communrty. The Township currently has 11 a clustered development ordinance in effect, owners. nuisance 11 complaints from residential land however, the geographic distribution of these cluster developments are not based Commercial upon criteria that impact development. Major factors to determine the placement of Over I 00 acres of land is designated for these clustered developments should be the commercial development on the Future retention of agriculture and open space, Land Use map. The majority of this land is capacity of the soils to sustain development, located on Bingham Road in an area already the potential need to be served by public designated for commercial development. utilities (fire and police) and access by Ample land currently exists in this area to existing primary roads. provide for future growth of businesses. The goal of commercial development in the The Future Land Use Map (Map 6-1) Township will be to provide services to local concentrates residents, while not requiring public services higher-density residential development on both coasts and on key such as sewer and water. Township transportation corridors, such as @ Biniha.m Township Comprehensive Pl 6-7 �-----------------11 Section 6 Recreation Future La.nci t1se I - Wetlands Inventory and by State of Michigan wetlands experts, are shown on the Future Bingham Township is a prime recreational Land Use map. A map showing steep slopes area. Significant land has been set aside for and other development limitations is shown recreational uses, including nearly 210 acres in Section in private recreation (primarily golf courses) occurring in these environmentally sensitive and another 170 acres in parks and other areas must be especially aware of the impact public land. of construction and human activity on the I (Map 1-3). Development environment. Development standards are Near!;, 210 acres in private recreation (primaril;r golf courses) and another 170 acres in parks and other public land have been set aside for recreational uses. suggested for these areas in the Appendix. Further standards may be found in the Grand Traverse Bay Region Development Guidebook. Future Land Use Distribution The presence of the privately owned Leelanau Trail also adds a recreational Table 6-2 shows the distribution of land uses amenity to the Township. on the accompanying Future Land Use Map. Given the importance of recreation to the local economy, additional land could be sought to TABLE 6-2 - LAND USE DISTRIBUTION further increase recreational opportunities, Land Use as long as they do not interfere with existing Type surrounding land uses. Industrial Total 1,914 11.4 Rural Residential 4,959 29.6 110 0.6 40 0.2 9 0 376 2.2 Agricu !tu ral 7,084 42.4 Water 1,618 9.6 661 4.0 16,771 100.0 Commercial Forty acres of land have been designated for Public/ industrial use. The future land use plan calls Institutional for no increase in industrial uses within the Recreation Township during the planning horizon. (Public/Private) Transportation Wetlands are an extremely important asset % of Residential Industrial Wetlands/Environmentally Sensitive Land Acreage TOTAL in the protection of water quality in the both Grand Traverse Bay and Lake Leelanau. Wetlands, as identified by the National ® Bin2hctm Township Comprehensive Pl 6-8 - �-----------------11 Section 6 Build-Out Analysis of the· Future Land Use Hap Future La.nd Use I to be · transition · zones between the residential and the agricultural areas of the Township. Therefore, 30 percent of the land in these areas were assumed to be used for residential development. Minimum lot sizes were set according to those observed in the Township (see Figure 4-2). A build-out analysis was conducted to determine the number of houses and people that could potentially be supported within the Township using the Future Land Use map. In order to carry out this analysis, many of the natural constraints, such as wetlands and lakes, were subtracted from the total acreage of each land use type. In addition, currently developed residential and public land were taken from the land use total acreage. With these assumptions, it was found that the Future Land Use map would allow for an additional 3,400 housing units, or an additional population of 6,800 people. This is certainly much greater than the target population of up to I ,000 additional residents by 2020. Of this total, 60 percent of the new residential growth will be in the high density area. In addition, the build-out analysis assumes that all land available for development will be developed, which is rarely the case. Additional acreage needs to be available to provide for greater choices of location for future development. Other natural constraints, not taken into consideration in this analysis, may also impede the development of some sites. The results of this analysis are shown in Table 6-3. Residential development can occur in Agricultural, Rural Residential and Residential areas in the Township. It was assumed that the·. areas designated as 11 Agricultural 11 on Map will be more intensively farmed, and will discourage high levels of residential development. Therefore, only I 0 percent of the land in the Agricultural areas were assumed to be used for residential development. Areas on the Map designated as 11 Rural Residential" are considered TABLE 6-3 - BUILDING ANALYSIS OF FUTURE LAND USE MAP ('NETLANDS, ROADS, LAKES AND CURRENT DEVELOPMENT SUBTRACTED FROM TOTAL ACREAGE) Areas Minimum Lot Size I (Acres) (Acres) Land Use Agriculture Farm (90%) Residential ( I 0%) Rural Residential Farm (70%) Residential (30%) Residential SFR 5,933.4 4,746.72 1,186.68 3,939.5 2,757.65 I ,I 8 I .85 1,033.2 466.00 2020 # Building Lots I # Units/Lot # of Units Pooulation* 20 5 I I 237 237 I I I I 237 237 475 475 10 2 I I 276 591 I I I I 276 591 552 1,182 I 932 I I 932 1,864 3,408 6,816 0.5 TOTAL * Assumes 2.0 Persons/Unit SOURCE: Gove Associates Inc. @ Bin2ha.m Township Comprehensive Pl 6-9 �BINGHAM TOWNSHIP Leelanau County, Michigan FUTURE LAND USE MAP IUITONSUY- . ~ (:::::::::::::::.:::::::::::-:-: ···•:::::::::::::: ............ . . . . . ::::::::::::::....... ~ ·:-.\ 12 ;-:-:-. ..:;-:-;, .;,, - ,I - ..a ,_ I!. i I I 29 LEGEND 0 -~- Gove Associates Inc. ~ . M1 4'C01.,. (S18) l85-<I01 I D c:=J Residential (11 .4%) ~ Commercial (0.6°/o) ~ Industrial (0.2%) D Public/ Institutional (<0.1%) c:=l Recreation (Public/ Private) (2.2%) Rural Residential (29.6%) c:=J r:Z3 Agricultural (42.4%) Wetland " - " - Watershed Boundary 0.5 - �In,.p len,.enta.tion Schedule �_______________....,, Section 7 - Implementci.tion Introduction This section of the Plan presents the tools and processes that are currently available to Bingham Township to help make this Plan a reality. It also contains a schedule that depicts the activities that should be undertaken along with the recommended parties, timing, and funding sources to secure success. - The following approaches are viable in terms of being implemented under current state enabling legislation and federal programs. I · Finally, · the·· activities · occurring within surrounding townships, particularly those related to land use planning, zoning, and other development controls can have a direct impact upon planning, particularly along the perimeter of the Township. Coordination and communication should be ongoing among these jurisdictions. Plans and programs from these surrounding communities and Bingham Township should be shared in order to facilitate coordinated land use planning. lnfonnation and education are fundamental Cooperation between the Township and other public and quasi-public entities is also critical to the success of the Plan. These entities play a key role in the use of land within the Township and communication needs to be maintained to enable the Township and each entity to properly plan for the future. The Leelanau County Government, the County Road Commission, the Regional Council of Governments and numerous State Agencies, all have legal authority and responsibilities for programs and projects that occur in, and impact upon, the development of the Township. Coordination between these bodies and the Township is important for planning and programming needs to·be maintained, and to accomplish the goals set forth in this Plan. @ Bin2ha.m Township Comprehensive Pl to the implementation of this Plan. Without the consensus of residents, businesses and developers, the Plan will not be successful. To help garner that consensus and contribute to the success of the Plan, the Township needs to institute information and education programs. These can include sending a small fiyer, or tri-fold, that briefiy describes the main components of the Plan and possibly include a small copy of the future land use map. The Township should consider establishing a design standards manual that could be distributed to developers that explain and clarify in more detail some of the broadbased concepts identified in this plan, such as cluster/open space development. This manual would be used as a guide to promote certain design and development standards and also help educate developers about the components and associated benefits of "state-of-the art" concepts. The 7-1 �-----------------11 Section 7 - Implementation manual can be periodically updated to reflect new standards and concepts. The Township might also consider conducting an annual or bi-annual community survey informing residents of recent developments and asking for impressions, attitudes, and opinions about specific issues related to current or proposed developments. This will help keep residents abreast of development activities in the Township while providing a forum for Township officials to better understand the opinions of those residents. I - The · Implementation Schedule lists participants that include local and state agencies or groups. Quite often an action has several participants marked due to the team effort required to accomplish many actions. The Schedule identifies primary and secondary participants. The Schedule's timing section identifies actions as short-range/ongoing actions (one to three years), medium-range actions (three to ten years) or long-range actions (ten years or more). Actions often take a considerable length of time to complete, so the schedule identifies two or three time periods. - The funding portion of the identifies potential sources. - Implementation Schedule This Section complements the Plan's Goals and Objectives in Section 5. The Implementation Schedule groups the Objectives of each of the Goals with the participants responsible for completing the actions and identifies timing and potential funding sources for each action. The Implementation Schedule quickly identifies time frames and permits comparisons between the many actions identified in the Plan. Schedule Table 7-1 identifies the Implementation Program established in the Plan. - This list is not a comprehensive list of all actions needed over the next 20 years, but it is a list of the primary actions ·needed to accomplish the Plan's goals. Funding sources often change as time passes, as do organizations and priorities. The Township should regularly review the schedule to ensure actions are accomplished and goals are met. @ Biniha.m Township Comprehensive Pl 7-2 �----------------ti Section 7 - !mplementcition Schedule Categories Participants • • • • • • • • • - • • • • • - Township Board Township Planning Commission Township Staff Non-Profit Organization Neighboring Communities Local Merchants Public School District County Michigan Department of Transportation Michigan Department of Natural Resources Michigan Department of Environmental Quality Outside Assistance Citizen Committees / Volunteers Other / Private Sector @ Bin2ha.m Township Comprehensive Pl I -Timing·(Years) • • • 1-3 (Short Range, Ongoing) 4-10 (Medium Range) I 0+ (Long Range) Funding • • • • • • • • • General Revenues Tax Increment Financing Special Assessment District Revenue Bonds CDBG MDNR/MDEQ MOOT (ISTEA and Other) Other Federal or State Funds Michigan State Housing Development Authority (MSHDA) • Foundations, Grants, Contributions • Private and Other 7-3 �@ GOVE ASSOCIATES, INC. ARCHITECTS ENGINEERS PLANNERS SURVEYORS PARTICIPANTS: .2 sE " bl IMPLEMENTATION SCHEDULE ACTIONS: c :S '!'.:I E " ~ ·c ~ ~ vi<: I I _ o o "' g z f I r 1 f; 0 ... :: g .,, J:l ': z ~ .&l ~ ~ 1i w 1~ - ., <U 1 j I I .!I ~ 1-, t I ~ .c :l u ~ ·c 0 ~ ~ ~ "" , u :c0. :c0. :;;0. i:: .0 ,e,..:_ ~ ~ " ~ .,, -.. "" SECONDARY ; I ' .. .I ·.c C O•.,, c c -,:, ·c = ~ ~ ti: 1 in I : l '. -~ U Bingham Township ! 1 1601 PORTAGE STREET KALAMAZOO, MICHIGAN 49001 (616) 385-0011 • PRIMARY O e.,, 0 " ~ u o !! ~ ~ "" ~ ~ f--- u ; o ~a " O > 1 ,. - 1 , TIMING DI " o - 1 t 1: :rn ·a ~ s I: ucCl i -c ll,; .. :. -1:! ,S o o 1 FUNDING: PRIMARY • SECONDARY O I I u c ~ ~ c ~ C ~ "' ;;;- :a ;:g, .. I~ ~ u ·s,.., -, .c Cl J.-1 ,r u ~ Cl :. a • .. ix: " - ! iii! t: -• .. ~ u 0 .,a ti I .. .C Q a (Years) - ., ., O '• i::::z c .~ ., t .s ~ ' ' ~... - ~ c :~ ~ .. 1<1. i g "I ~ .. .. e C~ ,..= ' .!!t ~ ~ O II ~ ~ ~ ,~ , - :, t ix: ~ j I I , .~ .e ' I I CCI C uO - !! WI C Vl ~ :; -< o 1 ·c 1,1.. 'I "' "5 I i -~] "., - ~ ' C .~ a o < ~ § ~ ~ f,- - o :: o ... ~ '"' o ..,• "ll oij ~ ~ ~ u • ::, -~ RF.SIDENTIAL GROWTH Identify areas for cluster development I ligher density (cluster) development will be located on main transportation thoroughfares Minimire residential de~~lop~~~~;; prime agricultural-l~;;Js tfuo~-gh ___ appropriate zoning standards Control township development standards, code enforcement and administration through the Plan and the Zoning Ordinance Encourage a balance of housing types in the Township I ••• ---~--•• • l• l• I I --~- • •I ••• ••• • I I I I 1-1---T-r--1-1-• ---------------1---t--1-1--1---l----t--1 D r •- ,--- ~ :~1 111111 ••D •D •• D D D • -~ Encourage farml~d_p~eserva~ion through PDR, TOR., LOR, or other innovative preservation techmques Edu~~i~-,h~ p~blic on the differences between agriculture and open space Provide for buffers between agricultural and residential uses Develop incentives for agricultural protection 1-----•-·--I ---~ 1--- -- -- - •• • • • I• D - -- • 1 D D •• • •• • QI •• Q •• • Q• • •\• • • • ••• D • ~ - --- --- - - D D .I ACTIONS: I I .• ., ,., )-,-•~--•--•-----•-- I I I J I [Q ---1--1---1--•-•---,--,--,----•--- • • COMMERCIAUINDUSTRIAL Ensure development of new commercial facilities will minimize conflicts with ~~= Adopt and apply development and design standards that embrace and encour_a_!l_e the village concept or Planned Unit Developments • • ••• D • • ';" .i. J J ---- •:: :[[i I I_U. 10 ' . . . AGRICULTURE Identify existing farmland to promote as preservation areas •--•--•-- O 1 All new~esid~ntial development in the Township will depend on independent well and septic systems ACflONS: I •• I I I J J I �@ ARCHITECTS ENGINEERS PLANNERS SURVEYORS GOVE ASSOCIATES, INC. PARTICIPANTS: :s" 1601 PORTAGE STREET KALAMAZOO, MICHIGAN 49001 (616) 385-0011 0 E E 0 .." " 0 u Bingham Township . • -a ·;; 0 •" ii: = ll. :;; IMPLEMENTATION SCHEDULE PRIMARY • SECONDARY I ll. :.;; 'C t: • vi ll. :.;; .a. .. 'C ·;; oE0 8 E! 0 u C ·c: t:. .c ~ ~ cii: ". ·.;-""" .... .... .... z z 0 0 Adopt and apply site design and sign standards for both permitted and special commercial and industrial land uses -- Encm_;;:;g~-th;i;;;-prov~ent of existing commercial areas, both aesthetically-and functionally, to serve their neighborhoods ----Provide for adequate access for fire and rescue services for all commercial and industrial locations Ensur-;-th-~t commercial and industrial facilities do not require public water and sewer facilities Ensure that home based businesses and occupations have minimal impact on residential neighborhoods Ensure that new industrial facilities are developed so as to minimize conflict with other land uses Ensure that new industrial development is located near transportation and utility facilities that are adequate for the development's needs ACTIONS: • • • • • • • • • • • • • • 0 0 0 • • • • • • • --- --- --- -- - ' - I "E :i -~ 00 ,i "'u . :;;: 0 It ..l 1-:i -" u :;; u O' Q •"u .c l;• "" 0 u • • ·- Ii " ;.. -£ i:. 0 t: :, .." .. 0 I I .... 0 -~~ ~ ~ . u !!" .:i ~ . -a ;;; " 0 0 t: aE 0 u -ii" 0 • • - ---- • <I) :! •> ';-.I lJJ • • • • • • • • • • • • • • • ·-- • • • • • • • • • -- - - -- - - ---- • • ;E • -- -·- ---- • • • ·--· :I. ." .." ." " .; 0 ~ t: 0 'u' ~ i ';" ' : I~ :a" ' .. E -" .. I" 0 I ii . ,." > llC " ....• • • • • • • • • • • •0 • ••• ••• ••• • • • • • • • • C, • • •••• •• •• •• •• •• 8 M --: • • • • • • • i u '? t: .9 I 1 I~,~ - I::, I" l - I ., 1~ I C.., ' :0 ' I~ "- u O' I< ~ ~ I~ Z [o ~ If-, --- " ., i~ g < 5l ~ ·- -- - - - i I,&., - " 0 .c 0 ,a ·c > 0 "- "- - - -- -· - • • • -- - • --- - -- -· -- - · - • 0 --- - ' "C -- - ---- ·- . . a ,5 . . "" ·c:• :f :~ ·--- ··--- •0 • • ••• • ••• " .D ·c: c0 "." ' -s. E .:- I e .~ p::i --- - - --- .2 ~;~·~ ~lg ~ i~ .!! u .. l:! 'a ' 0 SECONDARY C ! "E I jS '"'~ • I i .9 u .."" ." . -e. " . - ,5 • .!, PRIMARY FUNDING: 0 -" • • • -·- TIMING (Years) -.. "'- 6 t2. - .... ·- PUBLIC FACILITIES/UTILITIES/SERVICES Continue and encourage cooperation with neighboring jurisdiction to provide quality public services and facilities Ensure that all development complies with health and safety standards and provides necessary services Encourage interdepartmental cooperation and coordination of police, fire, and rescue services to achieve township-wide coverage and availablitiy Ensure the orderly development of commercial recreation to reduce conflict with adjoining land uses Use the future land use elements of the Plan as a guide for the location of future community recreation sites Use MDNR.-standards as a "triggering" mechanism to determine the timing and character of additional parks Maintain an up-to-date Recreation Plan to state the recreation goals of the community _______ Encourage the multi-functional use of recreation areas for open space, forestry, noodplain or water resource conservation and historical preservation D 0 0 - ----- - - ---- 0 --·-- ·-- --- -· -- - ---- - ----- ---- - · - 0 - - -- ·-· --- - -- I �GOVE ASSOCIATES INC. @ ARCHITECTS ENGINEERS PLANNERS SURVEYORS PARTICIPANTS: ' PRIMARY , • SECONDARY 1 g 1601 PORTAGE STREET KALAMAZOO, MICHIGAN 49001 1616) J85-00 11 I ~8 ~ ~ ~ .. "~ g5 s: . rn ~ Cl, ~ Cl, ~ Cl, i:: "' "' " "',.., ; ; OI IMPLEMENTATION SCHEDULE i:: OI ~ ~ OI .~ ~ ~ ~ s ~ U ~ lo> 1c., 1 - ·E ~ iS -5 ~ ~ g OI - o~ 1; e :_g Ul _ u ~ ~ g ':: ~ , i ~ ~ 2 2 ~ U ,: C: •ll-. e"'- .,.. 0 A ~ ..~ ~.. ~ .:J ~ - .. A .., ] ~ ~ .. 0 ~ 0 .. ~ v TIMING (Years) FUNDING: 1 i , ;e _ .. -sO .C ~ t: i "' ;-- I : · , :. "Zl - .C ~ .., ~ C c e ~ ;!; 1~ ~ : 'o I .C iJ,,,,,I I • _ , 1 .s ~ ' "6 ., ~ .C . R - ~ I.!! l&J c " ! :: ' x_ ; E i=e C :~ '"' 1g: !A '~ ·c .l:' - ~ u .. ~ e "'~ ~ E I "',. , 0 g =~ ~ u , .g l: " ~ -" ; '2 E E : i .. g:; .. I< g - t :_ c : 1 0 SECONDARY l'l u ,u:x • e PRIMARY , i.9 :.€ I 41 - , I "S .... -0 oD .. ~l: t ~"e a : ~ D -DI I, § , :; :E , 1 ( .!! i ! ·01, : " :, U . ham T owns h"1p B mg I , W ~ -; ~ - l3c ·~.. -s0 A ~ ~ ~ ., o < ~ § ,, ~ ~ !!l ~ - g -~ ~ i,.. ACTIONS: TRANSPORTATION Maintain, where possible, the natural character of roads and the surrounding =___ Encourage the use of the major thoroughfares, while discouraging through traffic on rural residential roads Utilize highway facility improvements as a positive guide to direct or enhance the land use relationship Coordinate transportation planning with adjacent jurisdictions, the county, the regionandthestate. Ens~~-the safe use of roads for pedestrian and non-motorized activities ACTIONS: • • D D • D • • • • • ••••• •• • • -- D D • • • ••• D D • •• o •• 0 •• • ••• • •••- eo -- -- - - -- • • -- - - · - ·- --- • • 0 OPEN SPACE/NATURAL RESOURCES Identify areas suitable for certain types of land uses and the development limitations of these sites Discourage private development of well ands, floodplains and watercourses • • •••• Pro~otidua_l_lan_d_u_se_s_(_e-.g-.a-gn~.c-u-ltur_e/_o_pen __sp_a_c_e_)-w-h-ic_h_e_n-co_ura_g_e_a_n_d---1-- - - - - enhance private ownership of non-developed lands D • D • Encourage cluster development that protects sites containing wetlands, forest, wildlife habitats or waler resources Discourage imappropriale development that will interfer with lhe continued use and conservation of important natural resources Develop and i~titut~~propri~te flood and erosion controls lo minimize flood damage and maitain water quality Identify unique naturalareas ---- -----~ • • • • D D • D ••• D D D D • • D D D D D D D D D --- ·- -- -- - - - ~ • -· D • • • •• e •• • ••• • ••• • • • 0 O 0 0 0 -- ------•--+----+_ ____, __ _ · - 0 - - 0 -- ---- - · • • • • 0 -Develop land use guidelines to protect and preserve unique natural areas -0 • • 0 • • •• e e 0 - ------··"·-· --cc---;--;::;:--:--:-c-----;--,----,---;:------t---t---t--t---t---t--~--+---t--t---+-+--!t---+-+--!t---t----t--!--t----t--1--+--+--f--+-+--+-+-l-----l Par1icipate in regional efforts to improve and protect water quality ••••• • ••• •••e O 0 - - - - - - - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___L_ _L,__.l__ -- - - - ~ - ~ - ~ ~ - - ' "..J I m I I I I I ) I I I I J I I ) �- - - Appendix A Community Surveys and Citizen Planning Committee Reports �- - - - - - - - - - - - - - - - - - - - - - - - - - - - Survey Results COMMUNITY SURVEY (1997) (Conducted by Northwestern Michigan College) When asked whether the Township should consider a local "purchase of development rights" program ... The majority of respondents (65.6%) reported that they either somewhat or strongly agreed with this statement, while 19.8 percent were undecided and 14.5 percent disagreed. - An overwhelming majority or respondents agreed to some degree that :farmland is an important element o:f the township's character (95.7%) and that :farming activities should be encouraged (92.3%). The majority of respondents (66.4%) disagreed to some extent with the suggestion that development of duplexes and townhouses should be supported. Similarly, the majority of respondents indicated that they disagreed to some Tbe majority o:f respondents extent with the suggestion that development of (62.3%) agreed to some eztsnt that new housing developments apartment complexes (76.7%) and mobile home should cluster homes on part of parks (85.5%) should be supported. the parcel and leave remainder in open space. the . With regard to encouragement of shared access "· ,,. _,_,~, ...,, ·· "' ~-, ·~·' driveways along Center Highway, the largest single group of respondents (32.1 %) was undecided as to their level of agreement. Slightly more than one-quarter of respondents were also undecided with regard to shared access driveways along Lake Leelanau Drive, although 47.8% agreed to some extent that shared access driveways should be encouraged in this area. Finally, the majority of respondents (52.7%) agreed to some extent that shared access driveways along West Bay Shore Drive should be encouraged, while 25.3 percent disagreed, and 22.0 percent were undecided. - The majority of respondents (62.3%) agreed to some extent that new housing developments should cluster homes on part of the parcel and leave the remainder in open space, while 21. I percent disagreed to some extent and 16.6 percent were undecided. With regard to new businesses, 56 percent of respondents disagreed to some extent with location these establishments along M-22, while 28.7 percent agreed to some extent, and 15.4 percent were undecided. Approximately 62 percent of respondents agreed to some extent that new businesses should be located in the existing commercial area, while 24.5 percent disagreed to some extent and I3. 9 percent were undecided. The majority of Page I Gove Associo.tes Inc. �- - - - - - - - - - - - - - - - - - - - - - - - - - - - Survey Results respondents (55.2%) disagreed to some extent that additional land area should be designated for industrial use, while 24.4 percent tended to agree with the statement and 20.3 percent were undecided. Sjngham Townshjp's respondents (81.7%) strongly agreed that visual open areas are an jmportant element or the Townshjp's character. With regard to Bingham Township's natural features, 8 I .7 percent of respondents strongly agreed that visual open areas are an important element of the township's character, while 2.3 percent of respondents disagreed to some extent with this statement. The majority of respondents (90.1 %) also strongly agreed that water bodies are an important element of the township's character, while Respondents (a:)$) strongly 2 percent disagreed. Eighty percent of respondents agreed that the pollution o:f strongly agreed that the pollution of township water Townshjp water bodies should bodies should be a main concern of the township. be a ma:in concern. The majority of respondents (68.3%) either somewhat or strongly agreed that ex1st1ng recreational facilities and programs met their needs, while 19. 9 percent did not feel that current facilities/programs met their needs, and I 1.8 percent were undecided. Slightly over one-quarter of respondents strongly disagreed with a statement suggesting that the township should consider purchasing and developing additional park lands, while remaining respondents were relatively evenly split between other levels of agreement. Finally 66.6 percent of respondents indicated that they either somewhat or strongly agree that bicycle paths should be provided along existing roadways, while 21. 9 percent indicated that they somewhat or - strongly disagree, and I 1.5 percent were undecided. Over 50 percent of respondents agreed that hiking trails, picnic areas, and bicycle paths should be expanded or added in Bingham Township. Fifty percent or more of respondents disagreed with expansion and /or addition of snowmobile trails, ice skating rinks, and boat launch/access sites. It should be noted, however, that a number of respondents were undecided with regard to expansion and/or addition of any of the above recreational facilities. Page 2 Gove Associa.tes Inc. �- - - - - - - - - - - - - - - - - - - - - - - - - - - - Survey Results LARGE PARCEL LANDOWNER SURVEY (1997) (Conducted by Department of Landscape Architecture, Michigan State University) The majority of those surveyed were the primary managers of the farm, and indicated they would continue to farm for the next I O years. The respondents indicated that property taxes, agricultural markets/ economics, land use regulations, development pressure and government regulations were all important factors affecting future farming. The majority of those surveyed indicated that they would not sell some or all of their land, and would prefer the land to remain in agriculture. The survey participants were asked about their understanding and opinion about three zoning options for rural preservation. These options included large lot zoning, density zoning, and rural clustering. The respondents were asked to rate their understanding of each zoning concept and rate the effectiveness of these options toward the goal of preserving agriculture in the Township. Rural Clustering received the greatest support both in terms of being understood by the participants and the options ability to improve the ability to farm. Large lot zoning received the lowest level of support. Survey participants were asked to rate four development rights options: Purchase (PDR), Leasing (LOR), Donation (DOR) and Transfer (TOR) of development rights. Survey results indicate that the greatest support was for a PDR program, followed by TOR, DOR, and LOR programs. It was noted, however, that though there was support for many of these options, there was a large difference in opinion among respondents. In general, the survey indicated that long-term residents with a tie to the land through tenure or birthright tended to favor PDR, while newer residents with a more business oriented relationship to the land favored LOR. J_: Other protection strategies for agriculture were also surveyed. These strategies included The survey indicated that :in gen- -1 eral the Jong-term residents with a 1 tie to the land through tenure or birthright tended to favor PDR. while newer residents with a more business oriented relationship to the land favored LDR. J L •• • - ~-" · - • ---- > .--... ~--""·-~- c¼' an impact fee for agriculture-to-residential conversion; a farmland exemption from cap removal when property transfers within a family; a tax differential with farmland without structures being taxed at a different rate than farmland with structures; and the creation of a voluntary agricultural security zone. Of these options, the cap removal was rated strongly acceptable, the tax differential and the agricultural security zone were rated acceptable, and the impact fee option was found to be unacceptable. Page 3 Gove Associa.tes Inc. �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __. lo.nning Reports CITIZEN PLANNING COMMITTEES - Agricultural Committee LAND EVALUATION AND SITE ASSESSMENT FACTORS PRIME, UNIQUE AND VALUABLE FARMLAND PARCEL RANKING SYSTEM OVERVIEW Land Evaluation and Site Assessment (LESA) is an analytical tool to help local officials make decisions. It in itself is not a farmland protection program but a systematic and objective procedure to rate and rank sites for agricultural importance. The procedure is designed to take into account both soil quality and other site factors that influence agricultural productivity or measure development pressure. The land parcel is considered the site for this process. AJI farmland parcels greater than or equal to 40 acres in size will be evaluated in the Township. SITE ASSESSMENT FACTORS (SAi) - These factors measure non-soil site and regional characteristics that could directly affect potential agricultural productivity or farming practices. I. Determine the percent of area in residential land use directly adjacent (perimeter) to the farmland parcel. Rationale. Land uses adjacent to farms can affect the ability of a farmer to conduct normal farming practices. Complaints can arise from residential property owners when normal farming practices cause side effects such as excessive smell, dust, or noise. Therefore, this factor measures the amount of potential conflicting land use occurring along the property boundary of the farmland parcel. Procedure: The percent of conflicting residential land use is measured by calculating the proportion of the farmland parcel's perimeter that is adjacent to residential properties. The measure needs to account for both the length of perimeter and density of conflict. To do this, count the number of residential parcels (improved and vacant), multiply by the average length of the shortest side of the residential parcel(s) boundary. Then divide by the length of the perimeter of the farmland parcel. The resulting number, expressed as a percent, measures conflicting residential land use. Percent 0 1-10 11-20 21-30 31-40 41-50 Points 100 90 80 70 60 Percent 51-60 61-70 71-80 81-90 91-100 Points 40 30 20 10 I so Page 1 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __. lanning Reports 2. Determine the proportion of area in urban or developed land use within a .5 mile buffer of the farmland parcel. Rationale: Land uses in the immediate vicinity to farms can also affect the ability of a farmer to conduct agricultural operations. Livestock operations, spraying activities or night operations could potentially cause problems with an area that is developed. An assumption that is made with this factor is, the larger the farmland parcel, the higher relative degree of conflict from the surrounding area it can absorb. Therefore, this factor measures the amount of potential conflicting land use (i.e. residential, commercial, industrial, recreational or other developed land uses) occurring within a .5 mile buffer of the farmland parcel. Procedure. The percent of conflicting land use is measured by counting the number of parcels of a conflicting land use within or intersecting the .5 mile buffer. This number is then divided by the size (in acres) of the farmland parcel being assessed. The resulting number, expressed as a ratio, measures conflicting land use in the area. Ratio of number of conflicting Parcels to farmland parcel size Points 0-.10 .11-20 .21-.30 .31-.40 .41-.50 .51-.60 100 90 80 70 60 50 Ratio of number of conflicting Parcels to farmland parcel size Points .61-.70 .71-.80 .81-.90 .91-1.0 > 1.0 40 30 20 10 0 SITE ASSESSMENT FACTORS (SA2) - These factors measure development pressures that could impact a farm parcel's continued agricultural use. 3. Determine the zoning districts adjacent to the farmland parcel. Rationale: Areas zoned as agriculture is to be predominantly used for agricultural purposes. While single family detached dwelling units are allowed in this zone, it is intended to keep the unique agricultural character of the area intact. This factor measures the amount of land zoned for agricultural use around the perimeter of the farmland parcel. If land adjacent to the farmland parcel is zoned to something other than agriculture, development could arise as a result. Procedure: Assess the surrounding zoning information for the farmland parcel by identifying the adjacent properties' zoning categories. Page 2 - �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___.lo.nning Reports Adjacent zoning Zero sides completely or partially zoned for non-agricultural use One side completely or partially zoned for non-agricultural use Two sides completely or partially zoned for non-agricultural use Three sides completely or partially zoned for non-agricultural use Four or more sides completely or partially zoned for non-agricultural use 4. 100 75 50 25 0 Determine the number and size of parcels that intercept a .5 mile buffer around the farmland that are registered under P.A. I 16. Rationale: Properties in close vicinity to the farmland parcel being assessed provide some protection from development if they are registered under P.A. I 16, the Farmland and Open Space Preservation Act. The greater the number of properties protected and the more acreage that is protected in this .5 mile buffer, the more protection from development the farmland parcel receives. Procedure: To measure how much protection is being provided by the properties surrounding the farmland parcel determine how many parcels are registered under P.A. I 16 that are intercepted by the .5 mile buffer. Then determine the deeded acreage of the parcels and assign factor points based on the table below. P.A. I 16 Registered Sites 0 sites registered: >300 acres 200-299 acres <200 acres 6- I O sites registered: >400 acres 300-399 acres <300acres Points 0 1-5 sites registered: 60 50 40 80 70 60 More than IO sites registered: > 500 acres I00 400-499 acres 90 < 400 acres 80 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Page 3 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __... lo.nning Reports 5. Determine if the farmland parcel is presently registered under P.A. I 16, the Farmland and Open Space Preservation Act. If so, determine how many years are remaining on the agreement. Rationale: If the farmland parcel being assessed is registered under P.A. I 16, the Farmland and Open Space Preservation Act, the parcel is protected from being developed to nonagricultural use. The longer the enrollment is in effect, the more protection from development the parcel receives. Procedure: Determine if the parcel being assessed has a P.A. I 16 agreement and determine how many more years the parcel is enrolled for. SITE ASSESSMENT FACTORS (SA3) - These factors measure public values of a site supporting agricultural use. The factors tend to reflect a broader view of farmland in the landscape. Values such as scenic or historic importance are intangible factors that contribute to the overall quality of life in an area. 6. Is the farmland parcel a centennial farm? Rationale. A centennial farm is a working farm of IO or more acres that has been continuously owned by the same family for at least I 00 years. This strong family tie to the land may impart a feeling among its owners that the best use of the parcel is to remain undeveloped. Procedure: Determine if the farmland parcel is a centennial farm. Is the parcel designated? Yes No 7. Points I 00 0 Does the farmland parcel provide scenic visual value to the rural landscape? Is the parcel visible from a major highway corridor? Rationale: A farmland parcel that provides scenic value along the major transportation corridors in the Township is a critical component to maintaining the rural character of the Township. Parcels that exhibit good scenic quality will be given a higher score. Procedure: Determine which scenic value category exists on the property. For a property to be assessed it must be visible from a major highway or primary county roads such as: I) Fruit Ridge Ave., 2) 4 Mile Road, 3) 6 Mile Road, 4) 7 Mile Road, 5) IO Mile Road, 6) Alpine Ave. and 7) M-37. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Page 4 - - �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___. Janning Reports Scenic value category 5 4 3 2 I 0 Points 100 80 60 40 20 0 not visible from a major highway corridor - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Page 5 �.... FARMLAND AREAS BASED ON L.E.S.A. VARIABLES MAP .... \ ·1 ..,., .... ( - '\ ..., ~ I I .. I : I ..~ I/ ./ " I / .... I I • t I ,/ ~ ------·· Source: Agricultural Committee, 1998 J'\4-,(91 cc1L • INOUST AtAL • IIIISIOINTIA\. r v.eA'- Oo•r #1 <-r L. ~ s. A. t1A.e1A9 L t S. - 8~ "~ �_______________________________. lanning Reports Residential Committee Given that Bingham Township is primarily an agricultural community, and that a recent survey of large parcel landowners strongly favor it remaining primarily agricultural and that this committee concur in that opinion and believe that the majority of residents concur, we recommend the following: • That the purpose of this master plan be to maintain the agricultural base of Bingham Township. • That the residential portion of the plan accommodate an annual population growth rate of 2.5%. • That current zoning be eliminated in favor of overlay districts. • That existing natural areas in the township along West Grand Traverse Bay and along South Lake Leelanau which have primarily a residential and transportation usage should be designated as the residential overlay districts of the township. They are describe as follows: I. South Bayfront Residential District - from the south border of the township to Lee Point Road and from the water's edge to the first ridge to the west (in other words land within site of M-22). 2. North Bayfront Residential District - from Lee Point Road to the northern boundary of the township and from the water's edge to the western boundary of the current residential zone. 3. Southern Lake Leelanau Residential District - from the southern boundary of the township to one mile north of Donner Road and from the water's edge to the eastern boundary of the current residential zone. 4. Northern Lake Leelanau Residential District - from section 13 to the northern boundary of the township, same as the current residential Zone. • The Residential Committee requests help in analyzing the above described new residential overlay districts and accompanying map as follows; • Data gathering -- all missing information from the current county tax records including but not limited to per parcel information on acreage, fronting length, zoning, and vacant or built. • Help in more clearly defining the non-waters edges of these overlay districts. • Legal help in defining the overlay districts • Help with design standards Page 7 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___.. Janning Reports Infrastructure Committee COMMERCIAL GOAL: To maintain neighborhood commercial services for residents of the township, keeping in line with population growth within the township. OBJECTIVES: To provide opportunities, methods or controls to assure • development of any new commercial facilities in such a way as to minimize conflict with other land uses. • creation of development and design standards that embrace and/or encourage the village concept or Planned Unit Developments • improvement of existing commercial areas, both aesthetically and functionally, to serve their neighborhoods • adequate access for fire and rescue services for all commercial locations. • that commercial facilities do not require public water and sewer facilities. HOME BASED BUSINESS GOAL: To allow residents of the township to work out of their home, providing a service to the community, and maintaining the residential nature of the community. OBJECTIVES: To provide opportunities, methods or controls to assure • minimal impact on the residential neighborhood. HOME OCCUPATION GOAL: To allow residents to-operate a non-intrusive enterprise that has no significant impact on the residential community. OBJECTIVES: To provide opportunities, methods or controls to assure • minimal impact on the residential neighborhood. • a service to the community is provided for. _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Page 8 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ____.lanning Reports INDUSTRIAL GOAL: Limited light industrial development. OBJECTIVES: To provide opportunities, methods or controls to assure • that any new industrial facilities are developed in such a manner that there is minimum conflict with other land uses. • that a tract of land is provided, suitable for selected light industrial development, with provision for adequate transportation access and utilities to serve their needs. • that industries do not require public water and sewer facilities and that they have their own on site treatment. RECREATION GOAL: To provide an adequate range of recreation opportunities for residents of the township. OBJECTIVES: Provide opportunities, methods and/or controls to assure • orderly development of commercial recreation in such a manner that there is optimum utilization of appropriate locations with minimum conflict with adjoining land uses. • reservation of sufficient recreation lands to serve desired population growth with both active and passive recreation potentials. • where possible, multi-functional use of recreation areas for open space, forestry, flood plain or water resource conservation and historical preservation. TRANSPORTATION GOAL: To provide for the efficient and safe movement of traffic through and within the township, while preserving the present road system to the extent that it meets the needs of the community with a minimum of environmental or ecological damage to the township. OBJECTIVES: Provide opportunities, methods or controls to assure O Maintaining wherever possible, the natural character of the roads and surrounding areas. • maximum use of major thoroughfares and discourage traffic through the rural residential roads. Po.ge 9 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __., lo.nning Reports • utilization of highway facility improvement as a positive guide to direct or enhance land use relationship. coordination in planning the township transportation system with adjacent townships, the county, the region and the state. • safe use of roads for pedestrian and non-motorized activities. PUBLIC UTILITIES AND FACILITIES GOAL: Cooperate with and assist public and private entities to provide utilities and public services to the residents of the township. OBJECTIVES: Provide opportunities, methods or controls to assure • highest quality facilities and services necessary to guide and maintain orderly future development. I• imitation of all development unless appropriate health and safety standards are complied with and services provided. PUBLIC SERVICES GOAL: Provide adequate and appropriate public services for the benefit of the people of the township. OBJECTIVES: Provide opportunities, methods or controls to assure • interdepartmental cooperation and coordination of police, fire and rescue services to achieve township-wide coverage and availability. OPEN SPACE GOAL: Encourage open space, scenic and natural areas. OBJECTIVES: Provide opportunities, methods or controls to assure • non-development of public and privately owned lands with open space potential. • promotion of dual land uses (e.g. agriculture / open space ) which encourage and enhance private ownership of non-developed lands. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Page 10 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __. lo.nning Reports • protection of unique natural areas, swampland, forests and watercourses from Urban types of development. • encouragement of open space, appropriately located ,n all land use areas. NATURAL RESOURCES GOAL: Optimum utilization of land, water, air and natural resources, including their preservation and conservation. OBJECTIVES: Provide opportunities, methods or controls to assure • continued and future use and conservation of natural resources inappropriate development of conflicting land uses. by preventing • development of flood and erosion controls to minimize flood damage and maintain water quality levels. • preservation of unique natural areas which cannot be replaced if destroyed, misused or neglected. • non-pollution of soil, water and air resources by any segment of the community be it governmental, industrial, agricultural, or private. • a pattern of land use to shape and guide development away from ecologically sensitive areas. • encouragement of open space, appropriately located, in all land use areas. POPULATION DENSITY GOAL: Guide and control population densities and distribution in order to maintain a rural atmosphere, ecological balance, open space, high levels of sanitation and low levels of pollution. OBJECTIVES: To provide opportunities, methods or controls to assure Control population density in such a manner that overall high density does not take place. • Higher density in selected areas. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Page 11 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___. lanning Reports • Maintain the rural atmosphere of the township. • Rationally control township development standards, code enforcement and administration. LAND USE PLAN COMMERCIAL development in Bingham Township is serves the local neighborhood. INDUSTRIAL expansion is not expected to be significant. Further industrial expansion should 11 be light industry and 11 industrial park oriented. AREAS OF CRITICAL CONCERN The most critical portion of the planning of environmentally sensitive areas involves defining what environmental factors or conditions warrant protection. Although this listing is not intended to be all-inclusive, it represents the principal environmental factors considered: *excessive slope areas *areas with other soil limitations *riverine areas *dune formation and major sand areas *marshland areas *Grand Traverse Bay and inland lake shorelines. These critical areas do not dictate land use, but demand additional restrictions be considered prior to an appropriate use being developed. It is clear that these areas extend through much of the land already under development, but any new development must be built in such a manner as to minimize its impact on the environmental quality of the area. In this regard, regulations must be strict, but not unreasonable. The protection of certain areas does not require non-development, but merely conformance with certain performance standards. In development of the plan, however, environmental concerns have dictated, to a certain degree, the type of land use recommended for specific areas. Some of these areas are already under some degree of control because of State and Federal legislation. PUBLIC;SEMI PUBLIC USES: Consideration should be given to public land, buildings, and recreation sites. TRANSPORTATION PLAN: Transportation planning is a continuous process that is necessary if the movement of people and goods is to be managed effectively in the township. Planning for the township road system must consider not only local traffic, but also the regional movement of vehicles. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Page 12 �- _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___. lo.nning Reports RECREATION PLAN: The recreation plan is concerned with not only provisions of additional facilities for residents and the vacationing public, but the protection and, if possible, enhancement of any area that is considered for recreational use. The structure of the recreation plan is largely dictated by the distribution of ex1st1ng recreational attractions, natural recreation potentials, the objectives of the federal, state and local agencies, and of the citizens of the township. The latter were expressed through the Citizens Advisory Committee recommendations and the county-wide public attitude survey. Private and Commercial Facilities: These facilities have manifested themselves in Leelanau County in the typical range of activities associated with higher cost or where the public is willing to pay for the privilege of participation. These have included campgrounds, trailer parks, and more recently large scale recreation communities which have included multiple recreational uses as the focal point or nucleus for a residential development. In any such development in Bingham Township the greatest care should be taken to prevent individual and natural conflicts of misuse. Because any such endeavor is necessarily a profit making operation, problems arise from over development by competing organizations. The point is neither to eliminate competition nor to stifle enterprise, but to make them responsive not only to the vacationing public, but to the needs of the township, the resident population and the natural environment as well. GOALS AND OBJECTIVES: These have been expressed already in the comprehensive plan as goals and objectives for recreation and for open space. They emphasize the importance of open space and concern for the natural environment. Publicly owned facilities should not be expanded beyond their present size and activity, or that already planned and made public. Commercial recreation needs should be met through improvement of present facilities, and appropriate guidance and control of all new developments. - General Recommendations I . Care should be taken to protect adjoining property owners. 2. Recreation uses should not endanger lands well adapted to agriculture or residential use. 3. Recreation uses should not infringe upon the quality of open space, forest, hills, bluffs, orchards, lakes, shorelines or embayments, but should protect the natural environment. 4. Recreation sites should be planned so that the uses have minimal conflict with the neighbors and with the environment. _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Po.ge 13 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ___. Janning Reports 5. Conservation areas around lakes and along rivers and streams should be preserved. 6. Commercial recreation uses should be placed, like public facilities, to lessen disruptive effects on the environment or surrounding uses. 7. School-supplied recreation should be encouraged 1n the total township recreation program. 8. The township should participate in the planning and placement of all recreation facilities. 9. Any signing and marking should be unobtrusive. COMMUNITY SERVICES AND FACILITIES PLANS: Community services and facilities are necessities in the operation of the township. They are provided by the township or other local taxing unit and serve all the people in its jurisdiction. Public Buildings and Facilities: The needs of the township for public buildings and facilities are modest but critical. The township hall and offices need to be expanded as the community needs grow. Fire protection and ambulanee/rescue services are provided by a volunteer unit serving Bingham and Suttons Bay townships, based in Suttons Bay. The library in Suttons Bay is also supported by Bingham Township funds. Residents may use the Traverse City Library without charge. Schools: The Suttons Bay Public School District includes Bingham Township. It offers a K through 12 program. Recent expansion has kept pace with enrollment and should serve the two townships for some years. Further expansion of the elementary school at it present site will have to be weighed against the advantages of a second elementary school at some other site closer to the student population being served. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Page 14 �- _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __.lo.nning Reports Utilities: Bingham Township, as a rural township, should not need to provide public water and sewers. ·- Solid waste disposal is provided for by the county-operated sanitary landfill, a 40 acre site fully equipped to bury all refuse in the county. It is expected to serve the county's needs for 20-40 years. Garbage collection is available from several private operators. - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - Page 15 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _____.. lo.nning Reports Public Meeting Issues Identification December 1998 I. Population Target of 3,000 by 2020 2. Agriculture a. Encourage preservation through PDR/TDR b. Identify areas for Cluster Development c. Educate public to outline differences between Agriculture and Open Space d. Develop buffers between Agriculture and Residential e. Tax Abatement or Incentives for Agriculture 3. Industry: No changes to current distribution 4. Residential: a. Clustered, b. Balance of housing types c. Increase residential density near main arteries 5. Commerciai: a. Neighborhood/local commercial b. Some expansion in reasonable areas 6. Coastal Zone a. Participation in Regional efforts to protect or improve water quality b. Preservation of existing wetlands 7. Transportation a. Traffic problems on CR 641 and M-22 b. Keep traffic out of other parts of the Township c. Reduce land uses that are too intensive for existing roads _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Page 16 �- - Appendix 13 Population Projections - - �- _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Population Projections CONSTANT PROPORTION METHOD: This method assumes that Bingham Township will maintain the same percentage of Leelanau .County's population in future years as it has in the past. Bingham Township made up an average of 12 percent of Leelanau County's total population between 1980 to 1994. Population projections for Leelanau County were generated by the Michigan Department of Management and Budget. Population Projection - Constant Proportion - Year County Township 1980 1990 1994 2000 2005 2010 2015 14,007 1,546 16,527 2,051 18,122 2,073 19,354 2,245 19,991 2,319 20,610 2,391 21,407 2,483 22,240 2,580 2020 GROWTH RATE METHOD: This method projects future population growth based on the Township's rate of growth in the past. From 1960 to 1995 Bingham Township's population grew at an average rate of 4.9 percent annually. The first column shows the population if growth continues at the same rate. The second column show the population at a 2.5% growth rate. Population Projection: Growth Rate - Year Population Population @ 2.5% Growth 1960 1970 '1980 1990 1995 2000 2005 2010 2015 2020 625 916 1,546 2,051 2,073 2,584 3,222 4,017 5,007 6,242 625 916 1,546 2,051 2,073 2,332 2,624 2,952 3,321 3,736 Page 1 �_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Populo.tion Projections ARITHMETIC METHOD: In the arithmetic method population growth is based on the average increase of persons per year from 1970 to 1990. Bingham Township gained an average of 56.8 persons each year. Population Projection: Arithmetic Method Year Population 1970 1980 1990 1995 2000 2005 2010 2015 2020 916 1,546 2,051 2,073 2,357 2,641 2,924 3,208 3,492 HOUSING TREND METHOD: This method uses past trends in housing construction to gauge future development trends in the Township. The development trend can then be used to estimate future population increases. From 1980 to 1998, 509 units were added in the Township. The average number of persons per housing unit was assumed to remain constant at the 1995 level of 2.0 persons/unit. Population Projection: Housing Trend Method Year Housing Units Population 1980 1990 1998 765 1,017 1,274 1,546 2,051 2,548 2000 2005 2010 2015 2020 1331 1,472 1,613 1,755 1,896 2,661 2,944 3,227 3,509 3,792 Page 2 �- _____________________ _ _____ Populo.tion Projections Summary of Population Projections 6500 6000 5500 5000 C - - Constant Proportion Growth Rate - - Growth Rate @ 2.5% - - Arithmetic - - Housing Trend 4500 0 ;I C'G '3 4000 0. 0 0.. 3500 3000 2500 2000 - 1500 1980 1990 1995 2000 2005 2010 2015 2020 Year - - Page 3 �- - Appendix C Design Sta.nda.rds �- - - - - - - - - - - - - - - - - - - - - - - - - - - - D e s i g n Standards This appendix contains suggested standards of design for future and ex1stmg development in Bingham Township. The standards are shown to help Township officials, developers, and the public understand ways in which development can be incorporated into the Township, while reducing the development's deleterious effects on the environment. The standards shown below are not meant to be exhaustive or exclusive of other innovative design approaches. Rather, they are presented as a guide, challenging future development to find approaches that are both economically viable and environmentally responsible. Cluster (Open Space) Development Cluster Conventional SOURCE: Better Site Design, Center for Watershed Protection, 1998. - Cluster development is an alternative to conventional subdivisions that concentrates housing at higher densities and provides for public open space within a designated project area. It is more efficient and environmentally sensitive that the standard subdivision, which typically allocated the entire development to private lots and easements for streets and sidewalks. Perception Facts, Case Studies, and Challenges 1. Smaller lot sizes and compact FACT: Many studies show that open space designs development are perceived as are highly desirable and have economic less marketable advantages including cost savings and higher market appreciation FACT: A survey of recent home buyers conducted by American Lives Inc. noted that 77% of the respondents rated natural open space as extremely important Page 1 �- - - - - - - - - - - - - - - - - - - - - - - - - - - D e s i g n Standards 2. Open space developments CHALLENGE: Generally, additional time, public often reqmre a special hearings, and special reviews are required to exception approval process implement open space designs, even when the community has an open · space ordinance. While developers are interested in reduced construction costs and market absorption rate, the total amount of time required for the project is a major driving force. 3. Open space developments are FACT: There are many examples of moderate and perceived as applicable only lower income open space developments for upper income housing. 4. Open space developments are FACT: Open space design allows preservation of perceived as incompatible natural areas, using less space for streets , with adjacent land uses and sidewalks, parking lots, and driveways. are often equated with FACT: A good design utilizing buffers can help increased noise and traffic alleviate incompatibility with adjacent land uses and still maintain the character of the area FACT: If the number of residential units built is kept the same as the non open space designs, traffic impacts on the surrounding area should be similar. SOURCE: Better Site Design, Center for Watershed Protection, 1998. Page 2 - �- - - - - - - - - - - - - - - ' - - - - - - - - - - - - - - - - D e s i g n Standards Shoreline Management of Lakes and Streams The shoreline is the area immediately adjacent to a lake or stream. These areas are extremely important to the health of the waterbody. Improper management of the shoreline can lead to degraded lake and Traditional lakeehors devslopmsnt streams, subsequently affecting the environment of the entire region. Below are some design considerations that will lead to proper management of the shoreline areas. Through these management strategies, it is possible to maintain the biological integrity of the area, while integrating individual parcel owner needs. Prefsrrad lakr.ihore developmsnt Two important tools for protecting shoreline areas from private development are setbacks of the primary structure from the shoreline and the establishment of natural vegetative buffers. Existing shoreline land owners and residents should be encouraged to be the stewards of these fragile and important natural areas. New development should follow best development practices for lakeshores. Some of the recommended practices include: • Preserving the natural vegetation buffer adjacent to the waterbody • Provide ample setbacks for septic tanks and drainfields - • Reduce the eros10n and sedimentation potential • Minimize tree cutting or thinning of trees adjacent to water bodies • Direct stormwater runoff into lawn or garden areas, so they may filter the water before it enters the waterbody. • Establish a compost pile for organic wastes, such as leaves and kitchen waste. • Avoid the use of fertilizers. Page 3 �- - - - - - - - - - - - - - - - - - - - - - - - - - - - - D e s i g n Standards • Gauge watering to plant requirements • Consider alternatives to chemical use to control specific insects and weeds. • Choose the right grass and plants for your site. Where possible, choose native plant species for you lakeshore and streamside greenbelts (see list below). NATIVE PLANT SPECIES Groundcovers: Turf grass Periwinkle Wintergreen Lily of the Valley Ostrich Fem Forget-me-Not Shrubs: Gray Dogwood Silky Dogwood Crab Apple Canada Yew Red Osier Dogwood Blueberry Highbush Cranberry Potentilla Trees: Red Maple Yell ow Birch White Birch Sugar Maple American Beech White Pine Balsam Fir White Spruce Black Spruce White Ash American Basswood White Oak Black Willow White Cedar Black Ash Tamarack (larch) - - Source: Lake Leelanau Landowner's Handbook Page 4 �- - - - - - - - - - - - - - - - - - - - - - - - - - - - D e s i g n Standards - Wetland Protection and Management Wetlands are important natural areas in the landscape. They serve to buffer stormwater discharges and prevent flooding, filter runoff to reduce sedimentation of lakes and streams, prevent the release of harmful fertilizers and pesticides to other waterbodies, reduce streambank erosion, and provide a habitat for fish and wildlife. Because of the importance of these areas, regulations on the state level have been institued. The Goemaere-Anderson Wetland Protection Act (Act 203 of 1979) is the primary law that governs wetlands. This act authorized more stringent and broader regulation by local governments. Similar to the Shoreline management strategies above, the use of buffers provide the best protection for wetland areas. Natural vegetation should be maintained and native plant species only should be used for landscaping around these areas. The illustration below depicts a potential wetlands buffer. Delineated w~land boundary ~I I WatercourM or w~land (or other natural feature a5 d<ffined in ordinance) Development pemiitted Potential natural featurc5 buffer Source: Planning and Zoning Center, Inc. Page 5 �- - - - - - - - - - - - - - - - - - - - - - - - - - - - D e s i g n Standards On-Site Sewage Disposal All sewage in Bingham Township is treated on-site through the use of septic systems. For the most part, septic systems do a good job in treating waste and protecting surrounding waterbodies from nutients. The systems do require maintenance and attention from the land owners to assure they are functioning properly. Below are some recommendations: • Become familiar with the location and function of your septic system. Remember that you are responsible for the function of the system and must remain vigilant to potential problems. • Where possible, keep septic systems 100 foot away from lakes, streams and wetlands. This prevents the leaching of nutients into the lake, causing weeds and turbidity (unclear water). • Keep Drainfields clear of trees. drainfield. • Watch for signs of septic system damage or failure. Foul odors, backed up plumbing, soggy ground or lush grass on the drainfield signal potential problems. Call a professional for analysis and repairs of these problems. • Be careful what goes down the drain. Household chemicals and cleaners may kill the bacteria that breakdown the waste in the septic tank. • Conserve Water. The more water that flows through the septic system, the faster nutrients will be released into the ground. Distribute laundry load throughout the week to avoid overloading the system. Root systems will clog and interfere with the Stormwater Management Impervious surfaces are those surfaces that do not allow water to penetrate, and include streets, parking lots, driveways, and rooftops. Impervious surfaces tend to collect harmful substances over time, such as oil and gasoline, so when it rains the rainwater "runs-off' these surfaces carrying the harmful substances with them, polluting local waterbodies. This type of pollution, termed "nonpoint source pollution", is one of the leading causes of water pollution in American today. Since pollution from impervious surfaces does not come from one source, it is difficult to regulate and manage. Therefore, individual landowner have a special obligation to reduce the amount of runoff from their property in order to contribute to the health of the region's water resources. Shoreline property owners in particular need to be stewards of the water resources in order to enjoy the many benefits waterfront property bestows. Page 6 �- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - D e s i g n Standards • • • • • In order to reduce stormwater runoff, consider following these simple guidelines: Divert runoff from driveways, roofs and roads away from waterbodies. Encourage runoff to flow shallowly over vegetated areas Divert runoff to on-lot swales and stormwater retention areas Design and landscape to minimize rainwater run-off Woodland and Slope Protection Woodlands are important resources that provide recreational, aesthetic and environmental benefits. They also serve as important buffers between different land uses, filtering dust and noise, and protect steep slopes from erosion. New development currently has no incentive to protect existing woodlands. Below are some recommendations for protecting these areas: • Trees should be cleared only in areas needed for development. - • Clusters of environmentally important woodlands should be conserved, and structures placed around designated tree clusters. - • Trees over six inches in diameter should be shown on site design and a given percentage of those trees should be preserved ( e.g. 50-90 percent). • More stringent tree protection standards should apply in areas with severe design limitations, such as steep slopes and highly erodible soils. • Tree preservation areas should be established along front and side lot lines, particular in areas where different land uses are adjoining (e.g. agriculture and residential) - CLEAR MINIMUM AREA NECESSARY PLACE ACCESS ROAD-.BEHIND RIDGE LINE SOURCE: Grand Traverse Bay Region Development Guidebook, 1992 Page 7 �- - - - - - - - - - - - - - - - - - - - - - - - - - D e s i g n Standards - References: Arendt, Randell, Rural by Design: Maintaining Small Town Character. Planning Association, Chicago, IL 1994. American Arendt, Randell, Conservation Design for Subdivisions: A practical guide to creating open space networks. Island Press, Washington D.C. 1996. Better Site Design: A Handbook for Changing Development Rules in Your Community. Center for Watershed Protection, Ellicott City, MD 1998. Grand Traverse Bay Region Development Guidebook. Lansing, MI 1992. Planning and Zoning Center, Land Use Tools and Techniques: A Handbook for Local Communities, Southeast Michigan Council of Governments, Detroit, Michigan 1994 - Stone, Mark and Mary Taylor, The Leelanau Watershed Landowner's Handbook, Fen's Rim Publishers - Page 8 � 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 Bingham-Twp_Comprehensive-Plan_2005 Creator An entity primarily responsible for making the resource Gove Associates, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 2005-09-01 Title A name given to the resource Comprehensive Plan Description An account of the resource The Comprehensive Plan for Bingham Township was prepared by Gove Associates, Inc. and was approved on September 1, 2005. Subject The topic of the resource Comprehensive plan publications Bingham 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/aaa357080c1b172b951f41d3d8c22447.pdf 0c178421bf25476e8325309b61319415 PDF Text Text [' ,, -~~ ~-- ~f., ' .. ~;~:,:·::}\~.;~-·: :·:'~ ~; ...... I·I ( "l. ··'• :. . . ' , ,, .' j ", '!; •;~ ~-~ ·. ;.·-- '/~:?:·: : ,~< - ~, _,...._ •, • . :,_____ -. . ·. : ' _i~~/)': ,-).,_•}., :!_ . ; ,' . , ' '. ; .. .. , ~ ... ...... ~-! ,:-: . -~ .'t,.-__:· ... ;., -~ t ./~· - .. i :·J,' :~;,. ,, · :,;_.~~. .,tJ .. ,. : . ., , ·'. " i t ... . J . f FINAL I :,•:·<··1: : ~ : ·-. ::. ..,.:, '';: .:--4 . l < . ·., ~· 1__ . ~.y ·-.'._~1.-. (.,_.-_ •-:---' ~ : . .. -: · . ·.r •.l'.,..;. ' i ., ~j .; - l• ·• .~i~·~::. -, 'c.,. .... i -: . ~/ . ·::".:"~.~ ,•:': • ,,.·r,_• . • :,t.: "'· ~- - :, ;; ~ ;,,, ·, .; .: • ~•Ila -. tfA , . • ,•, '" { [' '. ,. ~· ''.: ...... . ~ .;· .• j ., -. . ' _ _ _' # . , . ·:•: ~ : ;<,' •·' ..... .• -~ ,.___ t ~- .. .; ·~ ·. ··/ _; ·, D~VE~~6 ·p ~~~~T (;f:? PLAN COMPREHENSIVE . _.,.,_ • • i.: . l• .. • • ;_. .·. •'• • .~-.; I ' •• -.• ~ ~ ~-~ . ., .... . --;_' I' L ..:- .-. :, l.-i. •~- -i .. . 4 f :{, ~ ~ ,•' .: ~~ 5'-,:~-~. . .. • ~-; . ' ·t~ ' ··-·; ~ . -.. : \ .. ~:--· • ,. - ' ...•.·. .,. 1:. - ~ . :.: .. .. . :'; ;;::/~-~~ ·:.~ '. /_ :·~-:.; ~-·: t ,.. l ••·/.' ~! . ~ ~ . ·~ ... :·- • ·,. ·:\ :.; . ·.:.:::t; \ . ;.{ ·:1t·:·;_ :J'.: : �T HE GE NE R A L J r D E V E L O P ME NT P LAN 1l · r r COMPREHENSIVE COMMUNITY PLAN BIG RAPIDSJ MICHIGAN 1-1·• 1976 (. t:l IL iW 1L - iL EDWARDSJ JOHNSON) MILLS &ASSOCIATES l COMMUNITY PLANNING CONSULTANTS MIDLAND) MICHIGAN PREPARED BY: a-_ . - . - --- --- - - - . - _-- - .- �II ;I . l( 11 1· r - ' CITY OF BIG RAPIDS, MICHIGAN Mayor Charles E. Fairman City Commission H. L. King I ~ Ruth M. Lucas rl' Russell A. Hinkle 1f Johns. Taylor 1r City Plan Board rt ll IL Gerald M. Church, Chairman Vordyn Nelson, Vice Chairman Caryl Ferguson Mary Hynes Charles Riley !Ll Joseph Spedowski I James Turner l. I 11 I. \l I_ u Stanley Longcor Robert Entsminger �ft Ir TABLE OF CONTENTS If= GOALS Ir DESCRIPTION OF THE PLANNING AREA 1 POPULATION 2 r r.I 1f ir If Il·- r INTRODUCTION History Current Population Housing Characteristics Housing Conditions Neighborhoods LAND USE SURVEY AND ANALYSIS Land Use Categories Analysis Commercial Ribbon Development i iii 2 4 6 7 9 13 15 17 23 STREETS AND RqADS STUDY 25 FUTURE LAND USE PLAN 29 FUTURE POPULATION 34 MAJOR STREET PLAN 35 COMMUNITY FACILITIES 38 lL It LIST OF MAPS 11: - LOCATION MAP xiv l L BASE MAP xiv ~ l1 ~ Il Following ·page NEIGHBORHOODS 9 E~ISTING LAND USE 16 COMMERCIAL RIBBON DEVELOPMENT 23 EXISTING STREET PROBLEMS 26 FUTURE LAND USE 29 �r ~ :r · 1r f f Ir ! .: Ir , I ,i ll _ IL IL IL I- ~ 1! INTRODUCTION The purpose of a Comprehensive Community Plan is to guide the physical development of a community so as to produce an interesting, efficient, safe and healthy environment in which to live and work. The City of Big Rapids has been involved with comprehensive planning for about fifteen years. In the early 1960's, a -PLAJ 1ias developed for the general growth of the City indicating the history and early de~elopment of the area, conditions existing at the time of the report and a general guide for future development. Later, a NEIGHBORHOOD ANALYSIS( 2 ) was prepared to determine areas of blight or potential blight with recommendations for correcting these conditions. In 1966, a RENEWAL PLAJ 3~pecifically for the Central Area or the Central Business District (C.B.D.) was completed. This study outlined steps to be taken in order to modernize and enhance the primary shopping area in the City. A year later, in 1967, a RECREATION PLAJ 4~as prepared to serve as a guide for future development of the City's physical recreational facilities: parks, playfields and playgrounds. The current planning program was begun in 1974 to update all previous planning programs and to incorporate changes that have occurred in the community in the last ten years. planning program is made up of three separate studies: 1. THE CAPITAL IMPROVEMENTS PROGRAM, 2. THE SUBDIVISION ORDINANCE, both of which have been published separately, and 11 ~ ! l C 3. This study, THE GE NERAL DEVELOPMENT PLAN. ~i- This �11 r 1r If The BIG RAPIDS ZONING ORDINANCE, the fourth major portion of the COMPREHENSIVE COMMUNITY PLAN, was adopted in 1969 and is being used by the City. To determine the attitude of the community and to provide a foundation for the planning program, the Big Rapids City Plan Board undertook the task of preparing a Goals Statement on behalf of the community. fr ::'i l After a series of public hearings during which the people of Big Rapids considered the goals, the City Commission endorsed the Statement. Following is the Goals Statement for Big Rapids as it pertains to the future of the City; 'r I ~ 1!. I[ IL Ir IL 1, 1, 1. "A PLAN for Development of the City and Community of Big Rapids Michigan", Scott Bagby and Associates, April 1963. 2. "City of Big Rapids Michigan NEIGHBORHOOD ANALYSIS", City Plan ~ ing Associates, Inc, September 1964. 3. "GENERAL '. iEIGHBORHOOD RENEWAL PLAN FOR THE CENTRAL AREA, BIG RAPIDS, MICHIGAN", City Planning Associates Inc, February 1966. 4. "RECREATION PLAN, Big Rapids, Michigan", Raymond W. Mills~ Associates Inc, November 1967. I_ 1I 1! 11 't·.,, ~ -ii- �_. I ~ RESIDENTIAL LAND USE !I I r It fr k. ,'-1 ll Goal Adequate housing for all the citizens of Big Rapids should be achieved through a housing policy which will provide encouragement and opportunity for renovation and improvement of existing housing, and provide for controlled new building which will preserve the essentially residential character of the City and meet the needs of the community. Implementation . Ir I Encourage Planned Unit Development* housing with control over the number of units constructed in order to preserve an essentially "small town" atmosphere. ,, ,r j 2. Strive to provide the necessary;° utilities to areas of the community where construction of housing is desired and is to be encouraged. 3. Strive to identify and obtain state and federal resources in order to provide for the improvement and needed rehabilitation of existing housing units. 4. Provide for specific mobile home areas in the community compatible with existing residential conditions within the City. 5. Seek concentrated code enforcement ll_ IL ll l1_ ~ ~n all neighborhood areas throughout the City. i 11 11 I Ll_ *A Plarmed Unit Development usually includes clustered home sites with srm.ll private yards but having large cormzon open areas and recreation centers maintained by a neighborhood association . It also often includes neighborhood-type shops. It is controlled by a special zoning ordinance. -iii- �f 6. Provide open spaces (parks and r;_;_ :ural preserves) in close proximity to each neighborhood and within each Planned Unit Development. Each open space area should provide some measure of all-season recreation. ?. Encou:rage new home construction and local ownership of City residential properties in order to provide the incentives I[ : r r f. associated with pride of neighborhood and community. 8. Provide for appropriate controls over the development of multiple · and/or rental housing units in an effort to maintain an essentially small town atmosphere. 9. Encou:rage the preservation and rehabilitation of some of the few remaining historical residential stru.ctu:res in the community. lO. Provide for a continuation of public housing and strive to meet similar developing needs in order to assu:re respectable housing for all citizens regardless of status. Such housing shall be provided for in a manner which respects the pride and dignity of each individual. ll. Future Zand available for residential development should include the area which is presently occupied by the county fair grounds. COMMERCIAL LAND USE Goal Pr,omote the development of commercial land use in the City in such a way as to: (l) continue the Central Business District {C.B.D.) as the pnmary commercial service area, (2) stimulate geographically balanced growth by encouraging development in the direction of east and west in order to relieve pressia'e for development which would -iv- ,. -~ t �r r" further stretch out commercial land use to the north and south, (3) promote Big Rapids as a regional trading center. '[ r r Implementation l. The Central Business District should be pedestrian-oriented. Facilities to encourage pedestrian use should be provided. These might include: (a) a landscaped open-air mall, (b) public seating, (c) rest rooms, (d) pocket parks, (e) drinking fountains, and (f) bike parking. f l.l ;; 2. On the edge of the City, commercial development should be limited to small neighborhood service establishments. 3. Expand the Central Business District to provide commercial property for necessary business growth. 4. Prevent further strip commercialization along State Street. 5. Provide commercial zoning along the limited access route to the new freeway as needed. A new commercial zone category should be enacted to control this development. INDUSTRIAL LAND USE Goal Recognizing that industry is vital to regional growth and development and that attraction and retention of good industry results in the sound broadening of the cormrunity's economic base, efforts should be made to attract new light industry to the locality. -v- . ., �Implementation l. The development of a variety of new employment opportunities should be undertaken ~n order to encourage retention of local high school and college graduates within the cormrunity. 2. Encouragement should be given to new industries which would complement the higher educational and vocational training resources available in the community. 3. Development of industry within the corrmunity should be limited to industrial areas which could be expanded as needed. 4. Support should be rendered those community organizations working to bring light, diverse industry to the City. 5. Large, heavy and/or polluting industries should be discouraged as not being in confoY'TTlity with the goals and objectives of Big Rapids. 6. In order to accommodate the varying transportation needs of a diverse industrial base, every effort should be exerted to maintain adequate railway freight service to the community. 7. Since any new industry represents a mixed blessing, efforts should be made in advance to insure that the opportunities and problems involved in industrial development balance one another. 8. Prior to encouragement of any new industrial enterprise, an assessment of the impact on existing community services, facilities and schools should be conducted to insure proper planning. -vi- C �f·--- ' I ·[1 I . I TRANSPORTATION SERVICES I Goal If If rI ~, ... l Big Rapids should adopt a street program and a traffic flow plan which recogn~zes that citizens employ the automobile as their main source of transportation. Additionally, in order to meet the needs of citizens who do not utilize the automobile, the City should support a system of public transportation and also provide facilities to encoUI>age bicycle and pedestrian traffic. Ir I ,, Implementation l. The City should continue and expand its program of curb, gutter, street and sidewalk construction and maintenance; inasmuch as this is for the public welfare, residential property owners should bear little or no expense for this service. 2. With the open~ng of the new Z3l Freeway and the probable resulting rr 11 ~ change in the use of city streets west of State Street, the development of a pair of north-south one way streets should be seriously considered in order to relieve congestion on State Street and facilitate movement throughout the City . IL I. ~~ ~ 'i L ~ 3. The City should develop and maintain a public transportation service supported by taxation, if necessary. 4. The City should improve or construct sidewalks, with curb cuts, throughout the City. First priority should be given to walks along both sides of State Street and within the Central Business District. 5. The City should construct street-side bicycle pathways ,to provide for adequate intracity mobility through the use of the bicycle. ll!I ll -vii- �PARKS AND RECREATIONAL SERVICES Goal I[ . The corrununity should seek to develop a broad-based parks and recreation system which wiZZ provide for neighborlwod parks, nature preserves, I outdoor recreational sports parks, and indoor multi-purpose recreational facilities. The preservation of existing open space areas free of organized recreation and aimed at use by entire faJT1iZies should be encouraged; special attention should be given to placing these facilities within walking distance of aZZ neighborhoods. r, '.,i. In ~,, Imp Zemen tat ion Z. The City should seek to acquire Zand which is suitable to meet the goal of establishing neighborhood park and recreation areas on a city-wide basis. 2. An IL 3. Natural preserve areas should be maintained in that character. tr 4. Motorized vehicles should be excluded from all park areas with adequate parking provided on the perimeters. 5. Construction of bike paths in all suitable parks with corrnectors to street-side bike paths should be undertaken by the City. 6. Corrununity recreation facilities should be considered in planning /I l- 11 ; I· i1 effort should be made to Zand.scape, by plantings and general beautifications, all general park areas. - for the construction of the new .armory. 11 ?. 11 I !J Creation of green areas within a Central Business District open-a~r mall shall be provided as a part of an overall effort to develop an attractive business area. -viii- .. [ �r r r: 8. The maintenance and restoration of historical and scen~c sites within the corrommity might include: (l) the conversion of the Maple Street bridge to a year around pedestrian walkway and river observation enclosure, -including lighting, landscaping, picnic tables, seating and restrooms; and (2) preservation of the old county jail as a public service facility. 9. Development of specialized recreation areas to provide expanded r r facilities for winter activities should be undertaken. lO. All public park and recreation lands should be clearly identified by signs. ll. The City should make available and help to develop, cooperative garden plots on undeveloped City-oumed lands. l2. Encourage and promote the continued study of planning for and development of the Muskegon River areas as the prime natural resource for the community. l3. Encourage the development of a Master Parks and Recreation Plan through the appropriate currently established citizen boards in order to achieve the desired implementations. l4. The beautification of the Mitchell Creek area throughout our community should be encouraged. PUBLIC WORKS SERVICES Goals All property in the City should have available City water, sanitary and stoY'l71 sewer services which meet maximum performance standards for such public utilities. -ix- �1 r Implementation z. Throughout the City, water pressure shall be sufficient to guarantee the highest standards for fire protection and other normal uses. 2. The City shall provide water and sanitary sewer lines for connection at a lot line to each parcel of property in the City. 3. The City shall continue to provide water which meets all federal, state and local standards as established by law. 4. The City shall provide for the treatment of sewage in a manner which meets all laws and ordinances governing the same. 5. The use of septic tanks within the City limits should be systematically eliminated. 6. The storm drain services provided should be adequate to protect properties against any common seasonal flooding conditions. ?. The City shall continue to provide such normally expected services as sanitation pickup, street cleaning, leaf pickup and maintenance of passable and safe street conditions during all seasons of the year. PUBLIC HEALTH AND SAFETY SERVICES .Goal In order to meet public health and safety needs, the City shall continue and increase its efforts to provide, to all members of the community, health and safety services of uniformly high quality. -x- �r ~ Implementation f1 t r l. Established building and housing codes must .be reviewed regularly and shall be meticulously enforced. 2. The City must strive to better the health care delivery seroices of the corrununity through continued support of the hospital. An expanded effort to attract physicians and other necessary medical personnel mu.st be implemented. 3. Recognizing that improper handling of garbage leads to an unsightly community and creates a potential health hazard, the citizens of Big Rapids should be encouraged to dispose of accwrrulated waste of all types in a manner consistent with sound environmental standards and applicable City ordinances. In addition, the City must enforce more vigorously the provisions of those ordinances. 4. In o~der to protect the right of the individual to own domesticated animals without the threat of infringement, owners must accept the responsibility of housing and controlling the animal population in a manner consistent with existing City codes and due respect for r r ~ ~ 11 ~ l 11.. ll ~l. ~- all citizens. 5. Recognizing that physical facilities presently housing the City offices, police and fire departments will restrict necessary future growth and expansion of their activities, planning should begin for the provision of additional facilities. As the corrmunity grows it will be especially important to continue to provide public safety seroices in which the people have confidence and which , continue to improve in quality. ANNEXATION 1[ ~ ii I ·, t The processes of annexation of unincorporated areas to the City should -xi- �rr 11 . [f rr fr. be COJ'e.fuUy studied to identify costs and benefits for both the residents of any annexed 01'ea and residents of the City. Boundaries should be designed to be more geographically regular and to give both the most economical provision of City services and the level and types of services desired by area residents. THE CITY CHARTER f 1" Our City Cha.rter, ha.ving been adopted in l954, is badly ~n need of revision and, therefore, should be completely rewritten and updated. f Ir if. l [I I.~ IL IL ll r '1 I PUBLIC PARTICIPATION IN GOVERNMENT Citizens from all segments of the City should be actively sought and encouraged to become more involved in the basic decision-making processes of the City. Increased participation by residents, whether they be elected, appointed or volunteer, will enable the City to be more reflective of and responsive to the people. Much could be accomplished by the use of more citizen advisory boards. SPECIAL SERVICES To aid in the mu.ch needed process of making City government more responsive to the needs of all the people, efforts should be made to develop special programs for special groups whenever such groups can be identified and legitimate public responsibility established; youth and senior citizens are examples of such groups. THE CEMETERY 11 The City should continue to provide for the planned development and proper maintenance of a publicly-owned cemetery. 1l !,_I :I ,, { -xii- �THE ENVIRONMENT quality environment relating to a variety of factors including a1.-r, wter, and noise, is important to the general welfare of all the comTTU.nity. Deterioration of any environmental factor has the potential of far reaching consequences ranging from a loss of corrmunity character, to a decline in property values, and hazards to the health and safety of the populace. Each citizen and public agency should recognize the value of high quality environmental standards and anticipate the impact of any action on the environment prior to implementation. Such forethought will ensure the continuance of a h.e althy and ever improving wy of life in Big Rapids. A CITY BEAUTIFICATION Public welfare is a broad and inclusive concept; public welfare includes the aesthetic as well as the monetary. The aesthetic well being of people is a valid part of it. All citizens should begin to realize that a visually satisfying city can stirrrulate an identity and pride which is the foundation for social responsibility and good citizenship. Big Rapids should take advantage of and improve upon the natural beauty of its environment. Examples of specific concerns which will require immediate attention should include: l. Thorough enforcement of strict sign controls. 2. Improved design, tree planting and landscaping of public property, such as parking lots. 3. Maintenance of the natural state of the Muskegon River area. -xiii- -L �4. Preservation of our cultural heritage by protecting the few remaining buildings which architecturally reflect the l9th century origin of our City, such as the old jail. 5. Development of a harmonious architectural design and landscaping concept to be implemented by a City Design Review Board. THE LIBRARY The City shall continue to provide a centrally located public library building with suitable materials and a competent staff. Although all of these Goals may not relate specifically to the planning process, they indicate the attitude of the corrommity and provide a basis upon which the planning of the City may be accomplished. ·!J 'L ~I \ -xiv- �r r r r r LU( SIP(IIII I l I r I1 l L IISCII SIi L 11 ( 11111 BIG RAPIDS 1. Ll 1 -- l LOCATION MAP • ..... • _,..__..., • M SCAU ......._ -L ,- 111 I ,.,,-- ' �BASE MAP COM,-IIEHENSIVE BIG 1 000 Joto 100 0 •••• DEVELOPMENT PLAN RAPIDS, MICHIGAN 111, ltDWAIIOS , JOHNSON , MILLI I ASSOCIATES! �r / ~ DESCRIPTION OF THE PLANNING AREA rBig Rapids is located in Mecosta County in west central r· r t f !ij r~ rI ~ Michigan at the southern edge of what is considered the "North" in Lower Michigan. The study area includes the City of Big Rapids and a "buffer strip" approximately one-quarter mile wide around the City. Although this surrounding "strip" is not under the jurisdiction of the City, the planning of the area contained within it will provide a m~thod of coordination between the City and Big Rapids Township for future development. The City is served by two highways: U. S. 131, a north- south highway which runs from Petoskey, in Northern Michigan, south to the Michigan-Indiana border, and M-20, an eastwest highway providing a circuitous link between east I Michigan and west Michigan. ll Big Rapids is located approximately 42 miles west of Mt. f l Pleasant, 57 miles north of Grand Rapids, 40 miles south of Cadillac and 66 miles northeast of Muskegon. r~ Big Rapids is a self-sufficient community with a diversi- i'; system offers grades K-12. r I fication of land uses, including residential, commercial, industrial, educational and recreational. The school One of the major employers and land users in the City is Ferris State College. The College, founded in 1884, has grown steadily to reach its i present enrollment of over 9,200. 11 The City is located on the banks of the Muskegon River. ~ The swift current of the river prompted early settlers to refer to the area as "the Big Rapids". tl -111 L Although the river �is long, traversing the State from Missaukee County to Lake Michigan, it is unnavigable for commercial use and is not expected to be used as a means of commercial transportation in the foreseeable future. The primary importance for the river appears to be in its aesthetic value to the area. POPULATION The comprehensive study of a community is, in essence, the study of the people in the ·community. All factors which are involved in the study of a community relate directly to the population. The people are the determining factor in deciding what will be done with the landscape of the country. They will determine, inevitably, the future of a community's economy, or in general, what kind of community will exist in the future. It is n~t difficult, therefore, to understand the importance of population studies in the preparation of a generalized, long-range comprehensive plan. One should realize that the purpose of all facilities and services in the community is to satisfy the physical, economic, social, cultural and governmental needs of the population. Population History The first white settlers arrived in Mecosta County in 1851 and the County was organized in 1859. Most of the initial growth took place in the vicinity of what is now Big Rapids. The early settlers took advantage of the river to build a sawmill around which the early economy flourished. The population of the County grew from 970 in 1860 to 20,693 in 1900. Since the turn of the century, the number of -2- l �r ~ i If inhabitants has varied from a low of 15,788 in 1930 to a high of approximately 28,000 in 1970. A comparison of the population growth in the Nation, State and surrounding counties and communities since 1950 (TABLE #1) reveals: rr TABLE Ill. Ir- POPULATION COMPARISONS 1950, 1960, 1970 ,I ,,~' \'· Change 1970 Population Change 179,323,175 18.9 203,184,772 13.3 6,371,766 7,823,194 22.7 8,875,083 13.4 Mecosta County 18,968 21,051 11.0 27,992 33.0 Osceola County 13,797 13,595 -1.5 14,838 9.1 Montcalm County 31,013 35,795 15 .4 39,660 10.8 6,736 8,686 29.0 11,995 38.1 698 789 13. 0 1,687 113.8 2,241 2,184 -2.5 2,286 4.7 If I 1960-70 1950-60 United States Michigan 1950 Population 1960 Population 150,697,361 % % 11 1! II IL Big Rapids Big Rapids Twp Reed City 1l ~ IL I i' I Source: Bureau of the Census It is apparent from the U.S. Census figures on population that the City of Big Rapids has been a continuing leader among the surrounding area communities in total growth. I L Although Big Rapids Township has more than doubled its size II_ relatively slow. from 1960 to 1970, its growth to that time had been ii I {: -3- �1. During the ten years 1950~1960, the Nation, State Mecosta and Montcalm Counties and Big Rapids all experienced an increase in population in excess of 11%. Reed City and Osceola County to the north experienced a decrease in population. 2. During the succeeding ten years 1960-1970, all ~ units of government showned an increase in population. The large percentage change in the population of Big Rapids Township, which surrounds the City, can be attributed to some annexing and deannexing which took place between the Township and the City during the 1960's. A significant point, however, is the large increase in population for both the County and the City in the last ten years. The 33 and 38% increase in the Big Rapids area indicates a possible in-migration to the area from other portions of the State. Some of this increase in population can also be attributed to the increase in enrollment at Ferris State College. Current Population · In May 1976, an update was conducted of dwelling units in the City including housing on the campus at Ferris State College. Following is a summary of that housing count: Housing Type Units Single Family Duplex Multiple Family Mobile Homes Federal Housing Fraternity Houses Married Student Apts. (Ferris) Dormitory Rooms (Ferris) 1,460 322 629 138 175 -4- 7 424 3,037 6,192 Persons Per Unit 3.2 2.3 2.3 2.3 2.3 20.0 2.3 2.0 Total 4,672 741 1,447 317 403 140 975 6,074 14,772 �,1 • ~~ The number of persons per unit is based on the 1970 U. S. II : 1 Ce nsus as well as known and estimated figures. represents the current population of Big Rapids estimated as of May 1976. rr TABLE t/2. r POPULATION BY AGE GROUPS - 1970 & 1976 Selected Connnunities and State of Michigan > r ~): '1 [ ,1 ,r /I - l lt ~ The total Age Group Years Ten Michigan Cities State of Michigan City of Big RaEids Pop. Pop. 1970 % 1976 % % Under 5 622 5.2 768 8.1 9.1 5-11 747 6.3 931 14.9 14.8 12-14 387 3.2 473 6.4 6.6 15-17 405 3.4 502 6.9 6.1 18-24 6,214 51.7 7,637 9.3 11.6 25-44 1,569 13.1 1,935 22.2 23.5 45-64 1,311 10.9 1,610 20.8 19.8 740 6.2 916 11.4 8.5 100.0% 100.0% 65 & Over 11,995 100.0% 14,772 r 1970 Population and percentages from 1970 U. S. Census 1976 Population estimates by Edwards, Johnson, Mills & Associates 't - Ten Michigan Citie s - Cadillac, Charlotte, Coldwater, Fenton, Flushing, Greenville, Huntington Woods, Ludington, Manistee and Marshall I l- t ~ tl As can be noted by comparing the percentage columns, Big Rapids has an inordinate amount of its population in the 18-24 year age group. This is because students at Ferris were counted as being residents of the City. estimated that of the total 1976 population, slightly more than half or about 7,500 to 8,000 persons comprise the I,_I I It is -5- �r- l C "resident" population of Big Rapids. The ten Michigan cities were selected for comparison purposes because they all have l( rr r rr populations ranging from 7,000 to 10,000 . . Housing Characteristics The m.ajority of housing units . in Big Rapids are thirty years old or older. The U.S. Census "Detailed Housing Characteristics" in 1970 indicated that over 56% of the existing housing was built prior to 1940. During the 1940's, relatively few units (4.5%) were constructed but building increased in the 1950's when 12.5% were built. In the I 1960's, 24.6% of the existing housing structures were built. r'- Other characteristics of the residential units in Big Rapids are indicative of the overall adequacy of housing. r·1 !L Following is a summary of the characteristics as documented from the 1970 u. S. Census. Based on 3,069 units: --1.8% (54) of all housing either had no bathroom rI= I · L1 or a bathroom is shared by another household, --8% (255) of all housing units had as their source of water individual wells not from the public system, --5% (156) of all housing units were not connected to the public sewer system but disposed of sewage by means of a septic tank or other means, --All residential units had some kind of heating equipment installed, -6- �r- _/ 11 i] ' ,- r r l r f --47% (1,440) of the total housing consisted of single-family detached dwellings, --3% (88) of the dwelling units were mobile homes. It may be noted that by comparing the total housing structures in 1970 with the 1976 housing count (Page 4), the numbers are quite different. Although the census publication does not state specifically, i t is assumed that the 1970 figures count each Ferris Residence Hall as one structure. Also, since it is known that all housing on the campus has complete plumbing, the previously stated characteristics are assumed to apply to the housing within the City proper. I Housing Conditions ~ Accompanying the growth of any community is the problem of 11. t I deterioration of portions of that community. As new areas develop away from the original core of the community, the structures in the older area become obsolete in terms of space adequacy and updated building requirements. As a result, these structures often require extensive and IL expensive repair. t survey to note existing housing conditions was accomplished r :i \ l. I_I To determine to what extent this situation may have affected the City of Big Rapids, a in April, 1974, by City officials. The noted conditions of the dwelling units in the City are with regard to exterior conditions of the structures including ~lectrical, mechanical and plumbing equipment. criteria were used to classify the units during the survey: 'I L ii '"-- II l. l: The following -7- �1r If. 1. 1r· 2. I If I . Sound - Housing which is apparently structurally safe and free from defects. Deteriorating - Housing which is apparently structurally safe but requiring minor maintenance. 3. Dilapidate d - Housing which needs major structural repair to prevent injury to persons or damage to contents. 11; Throughout the City there were no concentrated areas of dilapidated housing. '1 All portions of the City did, however, I have some dilapidated structures with as many as six cf these ,r total housing units were considered in need of major repair. units on one s t reet. Approximately one-third of all housing was in a deteriorating condition. 11 . I[ IL IL '1· ~' [ ~ ~ il j. t According to the survey, 2% of the Most of these units were located in the same general area as the dilapidated housing. This indicates that if repair work does not take place in the near future, pockets of blighted housing will begin emerging, creating a situation that could be irreversible. Follbwing is a table indicating the result of the housing survey: Number Percentage Housing Structures (Outside College) 1,758 100% Sound 1,148 66% 567 32% 43 2% Deteriorating Dilapidated Source: Housing Study by the City of Big Rapids - 1974 -8- �/1. ii If· If rr .,J' As the growth in population in Dig Rapids continues, it will be necessary to improve the existing housing which is now in either a deteriorating or dilapidated condition. The existing housing must be able to meet the minimum standards of the now enacted State Construction Code. An active community program :to promote a "paint-up, fix-up" campaign would provide the necessary impetus to rehabilitate areas which contain less than sound housing structures. :1 [ ., Ir Neighborhoods Residential functions have been and will continue to be one I of Big Rapids' largest land users. 11 and a larger percentage is expected in the future. 1! ll IL I ti 11_ Approximately 35% of the developed land is classified as residential in character Residential land use, therefore, is an important part of the City's COMPREHENSIVE PLAN. The residential land use section of the COMPREHENSIVE PLAN must satisfy the many types of needs that the present and future residents of the community require.· One method especially effective in recognizing and rationally planning for the satisfaction of these needs, is to plan on the basis of neighborhoods. The neighborhood concept provides a practical basis for the development of planned residential areas and the provision I 1. by residents of these neighborhoods in their day-to-day It activities. I of many public facilities and conditions that are required It is the responsibility of the City to begin to form the basic structure for desirable neighborhoods by guiding residential development and land uses in accordance with the following planning principles and standards, many l of which will be developed in greater detail in the COM.MUNITY FACILITIES STUDY. -9- �. r--~-L.__ [L ~ _J I NEIGH BORHOOOS COMPREHENSIVE BIG 1 000 ,ooo DEVELOPMENT PLAN RAPIDS, MICHIGAN JOOt 4000 '"' !EDWAIIDI, JOHNSON , MILLS & ASSOCIATES! �• ~ - r r t r ~ l , i ~ ~ Boundary - Where possible, neighborhoods should be bounded by major thoroughfares, railroads and natural barriers such as rivers and other bodies of water. In some cases, these neighborhood boundaries may have to be altered to include areas that would otherwise remain unserved. Size - Neighborhoods should encompass enough land to accommodate a sufficient population . to support an elementary school. Elementary School - An elementary_ school with an adjacent neighborhood park-playground should be located within a reasonable walking distance of the majority of homes in the neighborhood, preferably in the approximate center of the area and removed from a major thoroughfare. Street Pattern - The internal street system of the neighborhood should be designed to discourage fast, through traffic I in order to attain quiet, pleasant and safe residential ~ residential blocks to eliminate costly street maintenance 'l Collector streets should be provided to tie local streets ,, ~ living. Future street patterns should provide longer and to provide more area for residential development. to the major thoroughfares that help to delineate the neighborhood. In summary, a well-planned neighborhood should be suited for every day family living. pleasant and efficient. It should be safe, healthful, Achievement of this objective is 'dependent on physical conditions, site improvements, population I_ densities, traffic patterns . and the availability of public ~ facilities. ~ [~ [ For planning purposes, the Big Rapids Planning Area has been divided into four tentative neighborhoods. -10- These neighborhoods �rr . have been based on present and potential development of II the City and the adj a cent area, plus the locations of rr U. S. 131 (State Street), Mitchell Creek and the r r f. 1-~ .,~-: Muskegon River. For the purposes of future identification, the neighborhoods will be referred to as follows: Neighborhood #1 - The southeast portion of the City bounded on the west by u. S. 131, on the north by Mitctteli' Creek and Hemlock Street and on the east by the Muskegon River, Neighborhood #2 - The southwest portion of the City bounded on the north by Mitchell Creek and on the east by U. S. 131 (State Street), Neighborhood #3 - The northwest portion of the City bounded on the east by the Muskegon River and on the south by Mitchell Creek, Neighborhood #4 - The northeast portion of the City bounded on the west by the Muskegon River, including all of the land area east of the River. Each of the four neighborhood areas have distinctive features which will affect future planning and development of the community. An examination of the existing land use patterns in each neighborhood reveals: Neighborhood #1 contains the principal shopping district in the City. It also contains the majority of Ferris State property. -11- -C This neighborhood contains �'f . the greatest population of the four tentative f. .F If - r ··1 1. I I lr II n e ighborhoods although it has only one school, Riverside Elementary. Tp serve the business district there are numerous small city-owned parking lots. Other governmental functions include the City Hall, County Administration buildings, hospital and library. Future development in this area -would include the expansion of the Central Business District. Neighborhood :/f2 appears to be the neighborhood in which the greatest amount of future growth would take place. Most of the present development is in a three-to-four block area west of State ;( ,. Street and in the southwest corner which is occupied by Ferris State. The school in this neighborhood is Brookside Elementary. There is a large commercial area fronting on State Street, one I. G L l'1 block in depth and approximately 2,000 feet long. Most future development would appear to be single family homes. Neighborhood #3, an area of approximately 700 acres, contains the high school, Hillcrest Elementary School, the airport, cemetery, fai'rgrounds, City filtration plant and senior citizens center. This neighborhood contains a great deal of undeveloped area adjacent to the west City limits. This undeveloped area would conceivably be the area of future growth. l Neighborhood #4, east of the River, is the largest yet least populated, of all the tentative neighborhoods. I -C Most of the area is not platted. -12- �The only plats are near the railroad which bisects the area in a northwest-southeast direction. There is one public school, Eastwood Elementary, some City property including the City Garage and some public housing located north of Maple Street near the River. The River physically separates this neighborhood from the rest of the City except for two streets, Baldwin Street and Maple Street. From a preliminary observation, it would appear that future development in this area would be in the form of some multiple housing and some industry. The problems which have emerged through development of the City and which can be solved by the application of the previously mentioned neighborhood concepts are typical throughout the community. They are as follows: --Small City blocks which are created by numerous cross-streets. Larger blocks could be made by closing unneeded cross-streets and encouraging street patterns which are compatible 'with the type of development planned for a specific area. --The use of many local or residential $treets for cross-City traffic. Major arterials could be either created or developed to bound and serve each neighborhood. This would permit the interior of a designated neighborhood to develop as it is planned to be developed. LAND USE SURVEY AND ANALYSIS One of the basic building blocks of the Comprehensive Planning process is the survey and analysis of a community's -13- [ �-. J I existing land use pattern. This survey is an inventory '. f of how the comnmnity's land is presently being used. i(. is an important early step in the development of a general, I It long-range, comprehensive plan. Ir Ir With this land use information in hand, the general - character of Big Rapids can be examined in the light of planning concepts and principles. Emerging development trends can be identified, land use deficiencies can be "II r· determined and evaluated and future development potentials can be established. I Ir The land use map and tabulations of this report will provide a ready reference for day-to-day planning and zoning proposals. 11 They should also provide a source of factual information about Big Rapids which will be useful to . residents, businessmen and school and township officials. ,r .: This report does not make recommendations or proposals for ·l a future land use pattern. !L L presented in the COMPREHENSIVE PLAN . These proposals will be I Survey Methodology and Procedures I The inventory of existing land uses was made by Big Rapids i ;L J I l - City officials. Land use was determined for every parcel and lot ·within the City and beyond, within the . "P larining Area". Land use calculations were made by Edwards, Johnson, Mills & Associates. The general procedure for portraying land use data is to show on a map, in appropriate colors and screen patterns, the various uses of land such as residential, commercial, L -14- t �r industrial, public and semi-public, agricultural and vacant. Aerial photos and U.S.G.S. maps were used to check base map accuracy and obtain the general character of development. Despite the care taken to maintain accuracy in land use classification by lot, it must be recognized that minor r r variations may have been introduced by the element of human judgment. ~1 1' The use of land is graphically shown on the generalized Existing Land Use Map found in this report. The statistical tables found in this report are based on calculations made from the land use data noted on this map. Existing land r uses were also shown on a larger wall map with each land I; Land Use Categories I_ L L -t~- use designated by a color coding system. Land uses have been divided into major categories for evaluation and clarity and reflect the Standard Land Use Classification System. The following categdries have · been established for this survey: Single-Family Residential - Area on which a one-family dwelling unit ·is located. Multiple-Family Residential - Area on which there are two or more dwelling units per t. residential structure. l Commercial - Parcels, with or without structures, on which goods are sold and personal and business services are provided. This includes retail sales of goods, business and personal i [ -15--- �-~ r services and offices, including medical, T professional, real estate and insurance. 1· Industrial - Parcels, with or without l - structures, on which wholesaling, manu- i rr facturing, processing, storage of finished or semi-finished products predominate. Public - Land areas and facilities which ,-, are available to the public or owned by the government. This includes such uses as schools, parks, libraries, fire stations, sewage treatment plarit, police station and 1l other governmental buildings and uses. 11 I I Semi-Public - Land areas and buildings which !I II are used by a limited number of persons with particular interest who do not have a profit as their principal motive. Included in this category are such buildings and uses as churches, parochial schools, cemeterie~, lt country clubs, fraternal organizations and oth~r similar activities. \ I r ~ ~ ! I Transportation - This category includes all - land and facilities utilized in the movement of people and goods. This includes railroad and street rights-of-way. Vacant and Agricultuial - Parcels on which :l farming or undeveloped land uses predominate. ,l This classification applies to farms and - t [ undeveloped land, including wooded and scrub areas and undeveloped portions of large parcels. �_, . :;:: r r ' - -' ·;:, r- r r r 'i--- - r "=- ~ ,J r~ . :_:_: :; -L L - CO.MM UCIAl • l L L •tSIDENTIAl ~ ~ ~ I l_ LEGEND -• EXISTING COMPREHENSIVE BIG 1000 1000 INDUSTIIAl ,u,uc rAII S - rlATGIOUNOS SCHOOlS LAND ,, . ,,. USE DEVELOPMENT PLAN RAPIDS, MICHIGAN )000 !EDWARDS . JOHNSON . MILLS & ASSOCIATES! -. ·-· .. ~ _. �11 , 11 If __,. LAND USE ANALYSIS An examination of the planning area's existing land use pattern reveals: 1. Approximately 37 % of the 6.0 square miles in the City is presently undeveloped. fr I,.•r." l. l r 2. Most of the communityts development is within the City limits, west of the Muskegon River. 3. Commercial development is located along State Street (U. S. 131), and -Michigan Avenue, with the major concentration of ,, business near the center of the City at the intersection of .Michigan Avenue and Maple Street. rr Almost all of the business development is located on shallow lots fronting on major roads. II The commercial development is undesirable along State Street in that business traffic an'd 11 through traffic on the highway are ll, intermixed. 4. The majority of industrial land uses are 11 generally located in the northeastern portion 1· of the community. i' 11 5. With a few exceptions, which will be discussed in subsequent pages, there does not appear to be a great deal of ·intermixing of incompatible land uses. I,_I I II !I -L -17~ �r Il If r f I 6. One area of significant development outside the City limits is to the north, on either side of the u. S, 131 highway~ The compact development in the City and the general absence of intermixed land uses in the concentrated residential areas indicates a history of relatively orderly growth in Big Rapids. There are a few areas, however, that will require special attention. These will be discussed later and will be ' reflected in the COMPREHENSI~E PLAN. The summary of all land uses, by acreage and percent for the total planning area is shown in accompanying tables. TABLE f/3. % of Total Acres in City Land Use Residential Commercial Industrial Public Semi-Public Transportation Streets Rail River Ferris State* Undeveloped** TOTAL EXISTING LAND USES--BIG RAPIDS; MICHIGAN Total 496.0 68.6 36.2 434.5 18.6 15.7% 2.2 1.1 13.7 .6 340.0 27.5 110.1 450.0 1 188.5 10.8 .9 3.5 14.2 37.3 3,170.0 100. 0% *Not included in study. **Includes agricultural land. Source: I l Land Use Survey - 1974 ... is ... Developed Acres in City % of Developed 496. 0 68.6 36.2 434.5 18.6 35.0% 4.8 2.5 30.5 1.3 340.0 27.5 24.0 1.9 1,421.4 100.0% �-; 1r Following are some observations concerning land use I_· IrIf Ir l~ If I II if. II~ ...-:-, Il; development in Big Rapids for specific categories: Residential --The majority of single-family residences are located in an area approximately one-half mile wide and one and one-half miles long west- of State Street. This area also contains approximately sixty duplex and multiple family dwellings. --Most of the multiple-family dwellings in the City are in an area south of the Central Business District east of State Street. / ~, --Approximately 385 / residential structures are located east of the Muskegon River in the City and, except for access via the Maple Street Bridge and the Baldwin Stree~ Bridge, are physically- separated from the major portion of Big Rapids. ~.._________,..;.--ThirtyJf the residences in this area have been classified as dilapidated. (See Page 8) • 'l --A large number of residences in "older" sections of II. I- the City are located on lots with areas less than 10,000 square feet. Newer developed residential sections have larger, generally 12,000 square feet, lots. ,1 J ·I Commercial --The Central Business District in Big Rapids is located primarily on Michigan Avenue, with additional business I -19- �facilities along State Street (U. s. 131). Businesses outside the City occupy larger tracts and are primarily in a general business category: building supplies, body shops and automobile dealerships. r r --At the present time, commercial uses along State Street and Michigan Avenue account for most of the total business land use area in the City. These businesses, however, are extended along State Street and, except near the center of the City, are not concentrated. They consist mostly of service stations and business offices located in converted residences. Although this commercial land use pattern does not present a major problem at this time, further development of this type should be discouraged. Businesses which are located along major thoroughfares become sources of automobile traffic which interfere with through highway traffic. It is desirable that businesses be located in compact, welldesigned shopping centers which afford the combination of safety and convenience to customers and which will not interfere with other activities in the community. The reader is referred to the section on Commercial Ribbon Development for more details on this type of development. Industrial --Total industrial land use in Big Rapids occupies a small area. There is a total of thirty-six acres of land devoted to industrial use. --Most sites are well located in that they are provide.a with reasonably good access to transportation facilities. -20- �r ,,-> --There are no concentrations of various industrial sites If · however, so if further development is not controlled, an intermixing of land uses and industrial and residential 1r traffic could occur in the future. r Public rr --There are approximately 435 acres of land uses for public facilities in the Big Rapids planning area. La I ·~ --Most of the public land in the City is used for the airport, cemetery and fairgrounds. The other uses consist of various City and County administration and maintenance f facilities and parks and schools. ~ Semi-Public ,1 --Most of the semi-public land is used for a number of churches. II'. Transportation IL I[ --This land use, which includes ·all streets, alleys, parking lots and railroads is the second largest land use category in the community included in this study. \ ii_ l. i 11 - Ferris State College --The College, which is the second over-all user of land , in the community, is not included in this study as it administers its own use of land. It is separated from the rest of the City, occupying the southern tier of I~ Big Rapids on either side of U. S. 131. ,1 I. ·1 -21- �,,-- J. il - Muskegon River --The River, which extends from the northern City limits southeasterly to the southern City limits, is considered for the purposes of this report as marginally developable l( rr ~ ·r and, therefore, not included in the LAND USE STUDY. Vacant and Agricultural --This land, occupying more than one-third of the total area of the City, represents the area of future develop- ~ r ment. Approximately one-half of all undeveloped vacant land is located northeast of the River and most of the I l other vacant land is located on the west side of the J City. • It is anticipated that most future residential growth will take place in the westerly portion. l r (I~ Comparison of Developed Land Use J~ The previous subsection has indicated the breakdown in iL /u ': I: i, I land use in the planning area and has shown ~the percentage of total land that is devoted to each category. considering future development, it is interesting to know how the subject community compares with other communities in terms of land use distribution. The following table indicates the percentage of developed land that is found in each category and compares these percentages with other communities. As can be seen in the table, Big Rapids compares with other communities in the land use categories devoted to residential, commercial and industrial and railroad use. I -22- l When �TABLE /; 4. COMPARISON OF DEVELOP ED LAND USE PERCENTAG ES Bi g Rapids and Ten Sel ec ted Communit i e s Big Ra pids Ten Selecte d Cornmunl ties*''' Residential 35.0% 38.9% Commercial 4.8 4.0 Industrial & Railroad 4.4 3.5 Public & Semi-Public 31.8* 14.3 Streets Roads 24.0 39.3 100.0% 100.0% La nd Us e Source: & *Does not include Ferris State College. **Studies by Edwards, Johnson, Mills & Associa_tes for Davison, East Tawas, Kingston, Mancelona, Manton, Mayville, Millington, Reed City, Reese and Rogers City, Michigan. · This comp a rison is cited primarily as a matter 0f interest · to the reader and is not intended to serve as a guideline for further planning. Commercial Ribbon Development Early business establishments located along well traveled thoroughfares, such as State Street, in order to provide customer convenience for the motorist. true of present-day communities. This is no longer Tod a y, this strip development falls far short of present-day needs and presents some serious problems. l_ L -23- �COMMERCIAL RIBBON DEVELOPMENT COMPREHENSIVE I 0 00 JOOO J OOO BIG I •••• DEVELOPMENT PLAN RAPIDS, MICHIGAN , I It l1DWAIIDI, JOHNSON , MILLS & ASSOCIATES] �This strip has been used as an example because it clearly demonstrates the problem brought about by this type of d~velopment that should be avoided in future commercial development by using adequate zoning controls. --The location of retail stores is inconvenient for customers. --Insufficient off-street parking discourages customers. --Related retail uses are not · grouped together. The numerous non-retail uses become "dead spots" within the retail area. Also, the spread of retail uses requires the shopper to make a large number of vehicular stops. --Strip development encourages mixed land uses and often results in idle, unproductive land. --Through highway traffic mixed with turning local traffic creates a definite safety hazard. For these and other reasons, the City should discourage strip commercial development. All of the above factors tend, in time, to bring about a general decline in property maintenance and values. The area becomes unattractive, cluttered with signs, presenting a general appearance of I disorder and often resulting in blight. -24- L �STREETS AND ROADS STUDY The streets and roads in a comrnuhity are generally one of the major land uses in terms of total acres of rights-ofway. I( As noted in the LAND USE SURVEY AND ANALYSIS, about 340 acres, or about 24% of the total developed land area, is devoted to street right-of-way. 'r The average community contains twenty-seven to twenty-nine ·~ r 1, percent of its total developed area in streets. This too, is considered excessive, when cornrared to a carefully planned community that could contain as little as twenty I to twenty-two percent of its land area in streets. rr There are three factors which create this slight overage of land usage: d- 1. Most of the streets in the City are in a grid pattern with short blocks and numerous cross streets, 2. platted rights-of-way of sixty-six feet, and r! tI; Most of the City residential streets have - 3. The highway uses a great deal of land area. 1·- As a result of this extra quantity of land area being used .l. for street rights-of-way, land which could be more economically developed is owned by the community. This land is not taxable, cannot be developed unless it is 1· vacated by the City and, .in the case of the numerous unnecessary cross streets, extra maintenance such as snow removal and surface repairs are required at the expense L -25- �of the community. It could also be stated that each intersection presents a potential traffic hazard. Gravel surfaced streets and roads are found throughout the planning area. At the time of the survey, these roads appeared to be in good condition. Like most unpaved surfaces, however, they require periodic maintenance throughout the year to prevent rutting and erosion. The remaining platted streets, those which are not open for use, constitute only a small portion of the total. Although the majority of these platted streets are in the City, they are on the fringe of the developed areas and do not create open, unused space within the core of the City. · Intersections In terms of traffic safety, as few intersections as possible are desirable and should be T-intersections and ninety degree four-way intersections. Seventy degree intersections are acceptable, where necessary. Intersections which should be avoided are those with an intersecting angle of less than seventy degrees and intersections with railroad tracks. Within the planning area, the most common of the undesirable intersections are those at the railroad tracks. Except for major traffic carriers, street-railroad intersections should be closed and the street ended in a cul-de-sac (court) or turned (looped) to join other streets. Incomplete Streets One of the problems that is created in a community which is only partially developed, ·is streets and roci.ds which are not -26- �'t . ~ ~ r---.L_f---.L-__J=,-r-,--J.., I ~ "oiit"::" L- 1 __i__,__::_~~~ . i ~ •0 - INCOM,LITI PIOILIM LISS THAN ~TIIITS I NTIISICTIONS MINIMUM CLIA8ANCI EXISTING STREET COMPREHENSIVE BIG 1001 JOOO J OOO <1111 PROBLEMS DEVELOPMENT PLAN RAPIDS, MICHIGAN Pit f lEDWAIIDI, JOHNSON. MILLS I ASSOC I ATES! �r r r r fully completed or streets which have dead ends. An incomplete street system can result in parcels of land being landlocked and installation of utilities being hind2red as a result of no public right-of-way to follow. Although this is not a major problem in Big Rapids at this time, consideration should be given to existing and future development to avoid additional expense. Summary :r I All of the above discussions repr~sent potential ~roblem areas in the redevelopment of the community. In many cases, the problems are the result of poor platting practices I which took place during early development of the community or the lack of public funds necessary for construction and j !' maintenance. ·1 of development along major highways, railroads and waterways. In most cases, these problems are the result These problems are summarized below and illustrated on the accompanying map . .l L --Unpaved Road Surfaces--Either gravel or dirt. This is a result of a lack of funds or of streets being platted without a need for them. --Short City Blocks--Generally less than 550 feet I [ I• -l long. This is a result of the grid street system and an excessive number of unneeded cross streets. --Excessively Wide Rights-of-way--For most local residential streets, rights-of-way of 60 feet are adequate. -27- �--Narrow Rights-of-way--44 and 50 feet. These narrow rights-of-way are less than the desired 60 feet right-of-way width. --Problem Intersections--Angles of less than seventy degrees and at railroads. These intersections all represent potential traffic hazards. Another type of undesired intersection is caused when a street is not align.ed from one sicle to the other of a cross street. --Incomplete Streets--Platted streets which deadend with no outlet. Corrections of these and other problems should be considered before any extensive· development takes place. ·'l1;'. ;l~ rt qj r Some of the standards which are employed in the development of the street system in the Big Rapids planning area are ·as follow: --There should be a minimum of street iritersections. This can be accomplished by vacating or closing specific streets and creating longer blocks (minimum 800 feet, preferably 1,200 feet) in both presently developed and proposed-to-be developed areas. --When feasible, T-intersections should be used instead of four-way intersections~ All inter- sections should be designed with ninety degree angles. In no case, shoulcl the intersection be less than seventy degrees. Intersections which do not align should be eliminated or corrected. L -28- �If --Where a street parallels a railroad or a major arterial, a minimum of two hundred feet from the railroad or arterial should be maintained. --Residential streets should have a minimum of sixty feet right-of-way. Solutions to some of the problems, such as surfacing, can only be accomplished when the need arises or when funds are available. FUTURE LAND USE PLAN The basic facilities which have the most effect on the development of a community are those which concern the daily activities of the population - living, working and leisure-time facilities. This FUTURE LAND USE PLAN indicates the recommended future location of the areas in which these facilities will be found. Residential Areas Residential areas are proposed to be located in all neighborhoods in the planning area. The greatest concentration of residential land use is proposed in the City of Big Rapids with fringe developments concentrated to the north and west of the City limits. Although most of the residential land use areas will be developed for single-family dwellings, there is expected to be a need in the future for multiple family structures. These multi-family areas are well suited to act as buffers between commercial and single family development. Presently, most of the duplex and multi-family dwellings are located in the area between the C.B.D. and the Ferris Campus and along State Street. Further develop- ment of this kind is proposed in the same area to serve two -29- -C �'r r r r =:X · ·I -:..J•::1./, • ~ ~ - i • u I~ r I .L~ . i ~ l~ le{. L us 13 1 ,w , .[_;'.',:,'! LEGEND E] [:J l MUl T IH f StNGlf f A Mil T ~IISIOINT I Al FAMILY .. CfNflAl 1111 GfN(IAl lfSIOfHTIAl IUSl~fSS DIS1'11CT COMMflCIAl ~ IMOUSTIIAl Bil GOVflNMfMf.t,l ~ rAU - "ATGIOUHOS LOCAL UllttS ::::: COlllCTOI STllfTS . \. FUTURE COtllPREHENSIVE L-~ ... , , ... BIG •••• 4010 f LAND USE DEVELOPMENT PLAN RAPIDS, MICHIGAN It f !tDWAIIOS. JONNION .• IIIILLS A ASSOCIATES ! /ii: ," • -- �purposes: (1) Discourage the growth of the C.B.D. to the south, and (2) Discourage further development of commercial uses along State Street. Commercial Areas The primary purpose of the commercial areas in Big Rapids is to serve the residents of the community and the surrounding regions. Preliminary studies indicate that there should be two classifications of businesses in the study area: (1) Commercial shopping or Central Business District (C.B.D.), and (2) General commercial. The former classification is proposed to contain a variety of retail establishments but is oriented specifically to the pedestrian shopper. It is proposed that the retail outlets in the C.B.D. be grouped together, connected only by pedestrian walkways or green areas. Automobile parking areas should be on the outside perimeter of the stores so that there will be no intermixing of vehicular and pedestrian traffic. The general commercial areas are proposed to contain retail establishments which depend on the use of the automobile for their business: service stations, automobile dealerships, and various highway service facilities. By comparison, general commercial areas are composed of large land areas (five or more acres) and contain their own parking and traffic movement spaces. Based on information from publishers of area "buyers guides", customers to the Big Rapids commercial area come from a radius of 30-35 miles or from Baldwin, White Cloud, Lakeview; Howard City, Remus and Barryton. Although these areas are served by other larger cities, the market area for the Big Rapids commercial district includes portions of five West- .I I Central Michigan Counties. These surrounding counties, with l I_ t -30- �11 f . a total population of over 110,000, provide a potential of over 30,000 customers even when shared by other communities. Although an accepted standard* states that there should be an average of three acres of developed commercial land area for each 1,000 persons served, that figure should be used as a guide only. Primary consideration should be given to the location of the commercial areas and to encourage the best use of the designated areas. The 1966 CENTRAL BUSINESS DISTRICT RENEWAL PLAN recommended the area bounded by State, Hemlock, Linden and Warren as the Central Area be developed. This study recommends that the C.B.D. be further extended to the east to Stewart Street north of Maple. General commercial areas should include the area north of the C.B.D. between State and the River except for the high school and park lands, and an area presently developed on South State across from the Campus but enlarged to include the blocks surrounded by Fuller, Division, Perry and State. In addition, it is proposed that a large area south of Fuller, extending from Division to the west City limits north of Perry Avenue extended, be designated as a "General Commercial Park". This area would border on the proposed business loop (Perry Avenue) for the proposed U. S. 131 Freeway. It is recommended that this commercial area not have direct access to the business loop but instead be served by special access roads. This Commercial Park would provide the necessary spaces for vehicle dealerships and similar businesses which have need for large display lots. It is anticipated that when the business loop continues *The Community Bu i ld e rs Ha ndbook, Urban Land Institute--1968. -31- . l �11... ir Il l[ ,- r ~·- to the Freeway interchange approximately one mile west of the City, other highway service areas will be developed in ·Big Rapids Township. A report by the Michigan Department of State Highways and Transportation* describes the routing of the proposed Freeway and lists the effects that it will have on the community. Industrial Areas - The Big Rapids planning area presently has approximately 36 acres of industrial land area, most of which is located in the northeast portion of the City. '1 I II 11 11 There are no particular standards which can be applied to determine land area requirements for industrial use. Industrial areas are determined by: 1. Demand for expansion by manufacturers, 2. Available space for expansion, 3. Available resources and facilities such as water, raw materials, labor force and IL I[~ II; transportation, and 4. Attitudes of the community. Although the land areas presently devoted to industrial use are sufficient, it is the desire of the City to make more land available with the intention of encouraging new industrial growth. '1 The area recommended in the FUTURE LAND USE plan for the majority of this industrial growth is 11 located in the northeast portion of Big Rapids. This area, 11 L :.l - [_ *Engineering Report 1846, LOCATION OF US-131--1974 State of Michigan, Department of Highways and Transportation. -32- -L �in addition to the existing industrial area, provides approximatel y 130 acres of industrial land area for the future development of the Big Rapids community. Recreational Areas The previously discussed land use areas deal directly with the day-to-day living activities of the population--where they reside, purchase their goods, and earn their livelihood. The fourth major area for study purposes concerns the areas for recreation. With advancing technology enabling the individual to spend less time in the pursuit of means of subsistence, more leisure time has been created. As a result, facilities must be provided where this leisure time may be spent. These facilities should be provided in close proximity to . people who will be using them. . . As communities ~ develop, open land areas become fewer in number and smaller in size. It is the obligation of the community to preserve areas of adequate number and size so that there will be sufficient recreational and developed open s~aces to satisfy the needs of the community. The RECREATION PLAN FOR BIG RAPIDS--1967* has been recommended for the community as other growth takes place. The National Recreation and Park Association** recommends that park-playgrounds, playfields and community parks be provided in a community. Space standards may be determined according to the population of the community. It has been suggested by the National Recreation and Park Association that a minimum of 10 acres of total recreation area for each 1,000 I I I *op cit page ii. **Outdoor Recreation Space Standards--1965 National Recreation and Park Association. I_ -33- �,r r Ir If 1r ' ~~ Ir I persons be set aside. Based on this ratio, the Big Rapids Planning Area should contain approximately 150 acres of developed recreation space at this time. FUTURE POPULATION The increase of population in Big Rapids from 1950 to 1960 and 1960 to 1970 has been 29% ·and 38% respectively. From 1970 to 1976, the estimated increase has been 23% or at a decennial rate of approximately 38%. This indicates that the population growth has leveled off to a steady rate of increase. Assuming that this rate of increase will remain steady, the estimated population for 1980 would be 16,560 and for 1990 it would be 22,850. ,, Based on available housing figures, approximately 2,500 II Ferris students were included in the 1960 census and i! ~ population estimate of 14,770. approximately 7,200 students were included in the 1976 Ferris' enrollment is presently estimated at approximately 9,200; therefore, approximately 82 % of the students are living.on campus. lL Ferris officials do not have immediate plans for new I housing programs so that even with the proposed increase '1.J in enrollment, it is determined that the on-campus student ll population will not increase past 7,200 in 1980. It is feasible that between 1980 and 1990, new housing may be I- available in order to house additional students, thereby J_ increasing the on-campus student population to approximately ·r L_ L 10,000. Applying this estimate to the previous total City estimate, the population of "permanent" Big Rapids residents · by 1990 would be approximately 12,850. These estima t e s are compatible with population estimates extra polated in previously cited planning studies; i.e. -34- . [ �BIG RAPIDS MASTER PLAN--1963 and RECREATION PLAN FOR THE BIG RAPIDS PLANNING AREA--1967, therefore, it is recommended that reference be made to those plans when necessary. MAJOR STREET PLAN The MAJOR STREET PLAN has been developed to provide for the safe and efficient movement of two types of traffic-regional or through traffic and local traffic. It is necessary that these two types of traffic be separated to preserve the residentially-oriented atmosphere of the community. Regional Traffic I.~ [' Vehicles which are moving from one area of the state to another must be afforded safe, quick passage through urbanized areas. The plan proposes two types of thorough- fares for this movement: major arterials for non-stop passage through the community and primary co+lectors for Ll business traffic. The major arterials or major thoroughfares designated for Big Rapids are the existing Federal highway U. S. 131, and the proposed freeway. U. S. 131 is presently a major highway for north-south traffic from Petoskey to the Michigan-Indiana state line. Preliminary studies by the Michigan Department of State Highways indicate that there will be a freeway paralleling u. S. 131 and at this time, the location is proposed to be west of the City. This proposed freeway will alleviate the traffic load through the City but regional traffic is still expected to be heavy enough to warrant classifying U. S. 131 (State Street in Big Rapids) as a major thoroughfare. -35- �BIG RAPIDS MASTER PLAN--1963 and RECREATION PLAN FOR THE BIG RAPIDS PLANNING AREA--1967, therefore, it is recommended that reference be made to those plans when necessary. MAJOR STREET PLAN The MAJOR STREET PLAN has been developed to provide for the safe and efficient movement of two types of traffic-regional or through traffic and local traffic. It is necessary that these two types of traffic be separated to preserve the residentially-oriented atmosphere of the community. Regional Traffic Vehicles which are moving from one area of the state to another must be afforded safe, quick passage through urbanized areas. The plan proposes two types of thorough- fares for this movement: major arterials for non-stop passage through the community and primary co+lectors for business traffic. The major arterials or major thoroughfares designated for [J Big Rapids are the existing Federal highway U. S. 131, and the proposed freeway. I_ 1, 1~ L L I[ U. S. 131 is presently a major highway for north-south traffic from Petoskey to the Michigan-Indiana state line. Preliminary studies by the Michigan Department of State Highways indicate that there will be a freeway paralleling u. S. 131 and at this time, the location is proposed to be west of the City. This proposed freeway will alleviate the traffic load through the City but regiona l tra f fic is still expected to be heavy enough to warrant classifying U. S. 131 (State Street in Big Rapids) as a major thoroughfare. -35- �State Highway M-20, which presently provides an east-west thorough-fareinto and out of the City, is recommended to be realigned so it will continue compatible with the expanded Central Business District. This highway presently enters the C.B.D. via a truss-type bridge spanning the Muskegon River. It is proposed that the use of this bridge be discontinued for vehicular traffic and a new bridge be constructed. Several alternative alignments have been proposed for a new bridge site. At this time, the Big Rapids City Plan Board has no preferences among these alternatives. At the time of this study, possibilities were being explored to retain the existing "Maple Street Bridge" as a pedestrian ~alkway providing access between the C.B.D. and the developed areas east of the River. A large portion of the residents east of the River are elderly citizens so that it is necessary that they be offered easy non-vehicular access to the downtown area. A primary collector in Big Rapids is proposed to act as a business route around the developed areas. alignment for the collector is: The recommended a new road on the west City limits connecting 19 Mile Road to the north with Perry Avenue, extended, to the south: Local Traffic Residential traffic within the developed areas is proposed to be served by minor streets. Alignments and locations of the minor streets are intended to discourage fast-moving cross-town traffic by eliminating continuous through streets and developing a curvilinear street pattern in residential areas. •I I Intersections with major roads and -36- C �r I- r r r r railroads should be eliminated where possible. New residential streets are recommended to parallel these major roads and railroads so that residences will not front on or have access to the heavy trafficways. Except in cases where a new street alignment has been planned to reduce the number of intersections and where streets have been planned in previously undeveloped areas, existing alignments will be followed iri the street plan. 1 ,[ ., The PROPOSED FUTURE LAND USE map shows the recommended street plan as it relates to the future land use patterns and locations. The accompanying illustrations, MAJOR STREET PLAN and STREET CROSS-SECTION STANDARDS, show recommended changes in street alignments and recommended street surface widths respectively. The schedule for updating the _existing street system in Big Rapids to conform with the street plan will depend primarily on the City's ability for funding. Recommended street closures or vacations can be accompli~hed immediately with little cost for presently unneeded or undeveloped streets. j; l l I- One of the points of implementation of the Goals for Big Rapids was to consider a north-south pair of streets to relieve the congestion on State Street within the developed portion of the City. As was previously discussed, the proposed U. S. 131 Free~ay west of the City is presently in the _planning stages. This Freeway will be the major traf£ic carrier for north-south through traffic and will by-pass Big Rapids approximately one mile to the west. Access from the Freeway will be via M-20 at the south and 19 Mile Road at the north. It is anticipated that with the building of the Freeway, new development will begin between the Freeway and the City and then into the west -37l - �portion of the City. The primary collector previously mentioned would bisect this development along the west City limits and connect the business · loop access routes. This collector would also serve to alleviate local northsouth traffic on State Street by affording an easier, less congested route between residential areas on the west side of the City and one of the ·principal traffic generators, Ferris State College. The recommendation of this report is to first consider this collector and then, in the future if needed, to develop a one-way pair in the City employing State Street for northbound I :1 II -f traffic and the combination of Rose Street-Division Street for southbound traffic. Primary factors to be considered in using the Rose-Division routing are the necessity of widening and resurfacing and the bridging over at Mitchell Creek to connect the two 1 l. streets, both of which could result in high expenditures and disruption of traffic flow. COMMUNITY FACILITIES \I . ;l:: Schools In most communities, the public _school system is the center of local cultural, social and recreational activities as well as being used for the education of children. Following are recognized principles and standards which have been developed through past experience in planning and which reflect standards of the Michigan Department of Education. These principles and standards are used as a · ba~is in determining the future requirements of the school system by relating them to existing factors and preliminary forecasts of population. -38- [ �Principles and Standards --Type and size of school facilities should be related to present and future residential areas and school age population. f I'C4. --Primary man-made and natural features, such as heavily traveled thoroughfares, railroads, bodies of water and large terrain changes should be considered in the determination of school locations. --Schools should be conveniently and safely accessible. --Where possible, all schools should be located in the interior of the concentration of residential development, preferably within 1/4 to 1 mile of the majority of homes. --Minimum school site sizes should be: elementary school - five acres plus one acre per 100 pupils; school - twenty acres; junior high senior high school - forty acres. --School athletic fields and play areas should be compatible with city recreation areas to minimize duplication of facilities. --School plants should be carefully site planned so as to result in a desirable amount of the site in open use which, in conjunction with _recreation facilities, could result in a more adequate recreation system for the community. I .I I -39- · L �r r l = r r -,; [~ Existing School System* The Big Rapids school system, which is approximately ninety years old, was first accredited by the University of Michigan in 1884. the North Centra l Association .of Secondary Schools and Colleges and by the University of Michigan. The present location of schools is shown on the EXISTING LAND USE MAP. In terms of planning, a survey and evaluation of the Big Rapids Public School system reveals: 1. l I I The present high school is accredited by The Big Rapids Public School District covers approximately 105 square miles in portions of two counties, Mecosta and Newaygo. Administrative offices for the system are on Maple Street in Big Rapids. 2. Communities served by the school district are the City of Big Rapids and surrounding I L L Townships. 3. elementary schools, a public junior high school, a public senior high school, two parochial schools and a vocational education program. [_j - IL The school district is served by four public 4. In the past five years, 1970-1975, the school age census, 5-19 years has increased from 2,342 to 2,550. l_ *Source: Office of the Superintendent L -40- •. �5. Existing enrollments in the schools are as follow: School Enrollment Site Acres High School 910 850 11.8 Intermediate School 500 450 3.0 Brookside Elem. 222 175 7.0 Riverview Elem. 193 175 4.4 Hillcrest Elem. 188 175 6.6 Eastwood Elem. 175 175 4.3 Kinderga~ten at H. s. Special Education 180 at High School 182 TOTAL 6. Rated Capacity 2,550 37.1 All schools have appropriate playground or athletic facilities at the school sites. 7. All school facilities are exceeding capacity enrollment; however, additions are being made to the elementary schools for an additional 75 students each. 8. Existing public sites in the City are well located in terms of accessibility, room for expansion and compatibility to adjacent land uses. The sites, however, are presently too small according to recognized standards. I .I l_ I_ I l. L -41- �1r :r \r f f f f:-, . 9. The Big Rapids elementary schools, built in 1955 and the Big Rapids Senior High School, built in 1965 are all considered in good condition and are in good locations. The Big Rapids Intermediate School, built in 1924, is classified as being in fair condition and is on a site which is too small by site standards. Parks and Recreation Areas . 1 'l- ~ 11 11 , lIL IL ll IL I__ 1_1 In recent years, due to advancements in industrial technology, improved transportation systems and general automation to aid in daily activities, people everywhere have more leisure time to devote to recreation. become necessary to·develop adequate recreational facilities to satisfy the needs of local residents as well as tourists from crowded urbanized areas. ~ig Ra~fds is in the position of having quantities of relatively inexpensive land in a recognized tourist region of the State which can be developed for recr·eational use. This plan proposes a park system which may enable the City to make use of undeveloped land areas and possibly aid in the overall economy of the community. Recreation Principles The development of a recreation plan relies on established principles which have been adopted from standards of the National Recreation Association. ~-- ll L Since these standards are general in nature, they have been modified to apply to the City of Big Rapids. j_ It has -42- . �Ii Among these standards are: --A balanced park system should be provided to serve recreational needs of the local residents. --Park and recreational facilities should be developed to accommodate tourists. --Active, _passive, indoor and outdoor facilities should be provided. Where possible, these facilities should be provided in conjunction with schools. --Recreation areas should be conveniently and safely located. They should be accessible, well-designed, properly landscaped and maintained. --Recreation areas for use primarily by lo~al residents should be provided· within residential developments with proper buffers to shield adjacent residential uses from active recreation facilities on the site. -1 L --Recreation areas for transient use should be located and designed to be easily accessible L to major thoroughfares and trunklines and to the retail business district. 'i • I l_ --The following types of parks or recreation areas should be included in the overall plan: I_ -43- -C �rPark-Playground: {_- A small (three acre) park for use by residents of the community. This facility is usually developed adjacent to an elementary r r of elementary school age and also for occasional r. Playfield: school and provides facilities for use by children recreation by adults. for use by teenagers and adults. conjunction with a senior high school. The recommended size is twelve to twenty acres. I Community Park: r. This area is developed as a center for civic activities. It should be located near the center of the population I. concentration and provide facilities for all age groups such as playground equipment, picnic I. ,~ tables, passive recreation areas and facilities for civic functions. This area should contain approximately two acres per thousand population. Community-Wide Recreation: All totalled, ten acres of recreation land should be provided for 1 every 1,000 persons. I! This area should contain sports fields and is usually developed in r -l An active recreation area intended - This total includes the recreation areas developed for the specific use of the residents of the community. I ·1 lI_ Tourist Recreation Areas: These areas developed either with community funds or private funds depend upon the need which can be developed by encouraging tourism. They include camping grounds, swimming, fishing, and other sports areas, scenic areas, areas of historic interest or in general, -44- �11 ir- lf r f facilities which may be used by a visitor to the community. Existing Recreation Facilities In addition to the playground-playfields associated with the schools, there is a total of 160 acres of designated parks in the City of Big Rapids. These parks, ranging from a one-half acre neighborhood park to a 38-acre l l generally along the Muskegon River and Mitchell Creek. 11 These park areas provide passive landscaped areas and also 1-·i I ~ 1 I community park, are located throughout the City, but active recreational areas such as athletic fields. newly completed swimming pool facility at Mitchell Creek Park has a capacity for approximately 800 persons with parking for 60-70 automobiles. rl The The building which houses the bath house also doubles as a community room during II 1~ Ii.: I IL the off-season. Adequacy of Recreation Facilities Based on national recreation standards*, Big Rapids' present population of approximately 14,770 should have a total of 150 acres of recreation land for all types of facilities from a park-playground to a community park. To determine a proper recreation plan for the community, existing facilities must be measured, both quantitatively and qualitatively. r' ~ ~ - *op cit, Page 33. !I -45- L �r r .r lr .rr j Quantitatively, the parks in the City plus portions of the school sites designated for recreation, total approx imately 160 acres. This is an estimate that includes the total school property which is used for recreation purposes. A large portion of the designated park space is undeveloped. Mitchell Creek Park and Hemlock Park have a large portion devoted to and developed for recreational purposes. It is, therefore, apparent that the City has sufficient total recreational acreage according to standards. 11 ,1 Qualitatively, Mitchell Creek Park and Hemlock Park are the best developed of all park areas in the City, and as a result, the most used. Other park areas, with the ,-, exception of the parks along the Muskegon River and the I Mitchell Creek Roadside Park on State Street, are not II large enough to satisfy standards. l IL I '. L - Locations of e x isting park areas for the most part are 1 r good. The designation of areas that may be otherwise \ unusable along the River and Mitchell Creek for parks, indicates that the City is in the process of developing a completely adequate park system. Refer to the RECREATION PLAN FOR BIG RAPIDS--1967 . . (Page 33) I !t ! l. Recommendations 1. Small (approximately three acres) areas should be acquired in various locations of the City to be developed as neighborhood playgrounds. These areas should be located so as to be able to serve the majority of I- youngst e rs throughout the residential areas. -46- -L �r The playgrounds should be equipped with rI interesting playground equipment and ' should be maintained on a regular basis. 2. Existing facilities should be equipped with standard equipment: r r~ :r screens, goal- posts, basketball backboards, etc. and maintained on a regular basis. If it is not feasible to improve existing facilities, ~ additional acreage should be acquired and equipped to meet recreational standards. I 3. Additional land should be acquired along the Muskegon River and Mitchell Creek to ,_ be developed as community parks. These parks should be diversified and developed for both active and passive recreation. f. l 4 .. should use approximately 150 acres pf land at this time and plans -should be made for [~ the eventual recreational space to be u 1i .I Total developed recreation areas in the City approximately 230 acres by 1990. 5. A signing system should be developed to help the public identify parks . Plan for Recreation Areas The PLAN FOR RECREATION AREAS is based on the planning principles and standards listed earlier in this report, the preliminary population projections for the community, the preliminary sketch plan presented to the Plan Board, -47- l �r Ir ir If I. r the MAJOR STREET PLAN and the BIG Rl\PIDS RECREATION PLAN. Parks and Recreation According to accepted standards, approximately onethird of the existing and proposed school sites should be designated and developed for recreational use. ;~ l~ Ir All property owned by the City fronting on the Muskegon River is proposed to be developed ~s a community park. Portions of these areas should be equipped with playground I equipment, picnic tables, restroom facilities, a park !I along the River should also be encouraged to improve and 1[ shelter and adequate parking. Private owners of properties maintain any lands fronting on the water. · The MAJOR STREET PLAN recommends that a park drive serve this area. Other neighborhood parks as shown on the FUTURE LAND USE PLAN 11 IL 1-tj I IL -I' :L l. L L .L -l should be developed as soon as suitable land areas can be acquired. Public Administrative Facilities Existing Facilities The principal administrative officesin Big Rapids are located in the City Hall Building at the southeast corner of Michigan Avenue and Pine Streets. This building houses the offices of the City administrative staff and the City Commission chambers. Also in the building are the City Police Department and the City Fire Department. The building, which is approximately 55 years old, has been renovated and remodeled over its time of existence to accommodate the needs of the City as it has grown . -48- �r ![ . f ' Ir I rr ~ II l } ,r [!~ )! fL -. Although it is recognized that newer and larger facilities will be requir e d for the City Hall, this report will not cover specific recommendutions. Unlike other facilities that have been discussed in this report, there are no general standards pertaining to space requirements or location of administrative areas. The particular space requirements in any given office are dependent upon the needs or desires of the director or head of that department. Relationships of one office to another also depend on the coordinating functions as assigned in a particular city. In its present location, the City Hall is within the area of the present and the proposed Central Business District (C.B.D.). Although it offers convenience to persons who may wish to shop and also do City business, it is using land space which would be well suited to a commercial activity. One of the problems in nearly all C.B.D.'s is the lack of separate off-street parking near the stores. By necessity, employees at City Hall utilize the existing parking lots during shopping hours thereby decreasing the available and potential customer parking~ The Big Rapids City Police Department presently has 19 employees, 13 of whom are fully-sworn officers. All facilities for the Police Department are in the City Hall Building. The . four patrol cars are kept behind the building in the parking lot. Although it is not anticipated that the department will expand by more than about five persons in the nex t ten years, plans should be m9 de to provide for a larger, better-located facility. Vehicles in an emergency situation generally have to travel within the C.B.D. area when moving from the station. -49- �,r ,\l I[ rr -; -. The Fire Department located next to the Police Department presently has ten fulltime and fifteen volunteer firemen. The department presently covers an area of approximately 144 square miles, including the City and four surrounding townships, plus having responsibility for campus buildings at Ferris. There are six vehicles operated by the Fire Department, but a need is anticipated for more new or replacement vehicles, including a high platform aerial truck and a rescue vehicle. Optimum conditions would be for all vehicles to be located within buildings so with i' 1l ,, I! l IL !L Il - an expansion program a new space f~r this facility is desired. As with the other emergency vehicles, the fire trucks are located close to . the high value C.B.D. during runs to other parts of the jurisdictional area the trucks must traverse the shopping area. It is anticipated that as the City grows, new departments will be developed to take care of growing demands of the City. As new departments are generated, additional space must be allocated. As this is a changing situation, the viable solution is for the City, in the near future, to conduct a feasibility study to determine what the longrange administrative and space needs will be for the City. 1· ,L t L L l-l However, ·-50- � 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 Big-Rapids_Comprehensive-Development-Plan_1976 Creator An entity primarily responsible for making the resource Edwards, Johnson, Mills & Associates, Community Planning Consultants Date A point or period of time associated with an event in the lifecycle of the resource 1976 Title A name given to the resource The General Development Plan Description An account of the resource The General Development Plan final report was prepared for the City of Big Rapids by Edwards, Johnson, Mills & Associates in 1976. Subject The topic of the resource Comprehensive plan publications Big Rapids (Mich.) Mecosta 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/2fa6756a9b8dfcac9c6bb713cc4c6923.pdf dd6e84928312f179ba9e216b117020d8 PDF Text Text BENZIE COUNTY 2020 COMPREHENSIVE PLAN �Adopted by the BENZIE COUNTY PLANNING COMMISSION Andrew W. Nester, Chair William Johnson, Vice Chair Kathryn Seitz, Secretary Donald Tanner Mary Pitcher Jerry Priebe Wally Edwards Andrew W. Nester Mike Evans With assistance from the Comprehensive Plan Subcommittee Cliff Graves Mary Pitcher Kurt Luedtke Marcia Davis Dori Noble Turner William Johnson Agriculture Subcommittee Mike Evans Clarence Davis Mark Evans Ray Kimpel Arthur St rong Will Wolfe Roger Griner Cheryl Kobernik Dodie Putney Randy Bell Forestry and Mineral Extraction Subcommittee Arthur Strong, Chair Dick Cooper Diane Hash Mike Moorman Mary Pitcher Michael Duwe Hans Voss Harold Trealout Residential Development and Land Division Subcommittee Allen Appelhof Moore Peregrine Roger Papineau Jeanne Dzik Wally Edwards Kathy Seitz Sensitive Lands and Water Resources Subcommittee Nancy Kasperzak Virginia Sorenson Ray Kadlec Sally Casey Craig Meredith William Olsen Doug Stevens Raymond Antel Moore Peregrine Don Tanner Jim Baltazar Harlan Reichle Jim Sheets Steve Fernand Roger Griner Intergovernmental Cooperation Subcommittee Michael Moorman Ed Duncan Jeanne Dzik Jean Rosa Ray Kimpel Catherine Werts Transportation Subcommittee Timothy Young Jim Brian Andrew Nester Community Facilities and Services Subcommittee Vickie Burlew Julia Deemer Charles Fisk Sheriff Vance Bates Richard Draper Bruce Ogilvie Jerry Jennex Bill Johnson John Nuske Andrew Nester Carol Dye Suzy Volz Alex Knox Mary Hoyt William Olsen Jobs and Economic Development Subcommittee Betsy Evans Harold Case James Strickland Dennis Haugen Jim Macinnes Priscilla Woodley Recreation Subcommittee Ray Kimpel Donald Tanner And assistance to all subcommittees from Anne Bourne and David Neiger, Benzie County Planning Director �BENZIE COUNTY 2020 COMPREHENSIVE PLAN Prepared by the Benzie County Planning Commission to replace the 1993 County Plan With assistance from: Planning & Zoning Center, Inc. 715 N. Cedar Street Lansing, Ml (517) 886-0555 www.pzcenter.com October, 2000 �Benzie County 2020 Comprehensive Plan TABLE OF CONTENTS PREFACE Plan Purpose ........................................................................................... i Plan Contents and How to Use the Plan ................................................. ii Background Reports ..... .......................................................................... ii CHAPTER 1 - BENZIE COUNTY IN 2000 Introduction ....................................................... ................................... 1-1 Physical Description ............................................................................ 1-1 Natural Resources ............................................................................... 1-1 Demographic Profile and Projections of County Residents ................. 1-2 The Benzie County Economy ....... .. ..................................................... 1-3 Land Use Profile and Projections ......................................................... 1-4 Infrastructure in Benzie County .. .......................................................... 1-5 CHAPTER 2 - BENZIE COUNTY 2020 VISION: What Benzie County Residents Value Introduction ......................................................................................... 2-1 21st Century Benzie County .... ........................................................... 2-1 Scenic and Rural Character Preserved ............................................... 2-1 City and Village Centers ..................................................................... 2-2 Diversity is Celebrated ........................................................................ 2-2 Quality of Life - A County of Options and the Arts ..... ......................... 2-3 Economic Development - A County of Opportunity .... ......................... 2-3 Intergovernmental Cooperation/Coordination ..................................... 2-4 CHAPTER 3 - WHAT'S AT RISK: Major Issues and Analysis Introduction ........ ................................................................................. 3-1 Rural Character, Open Space and Scenic View Preservation ............. 3-2 Lake and River Water Quality ...................................................... ........ 3-5 Ground Water Quality ............ .............................................................. 3-6 Forestry ...............................................................................................3-6 Minerals ............... ................................................................................ 3-7 Recreation .......................... ................................................................. 3-8 Public Lands .............................................. ........ .................................. 3-9 Lake Access ........................................................................................ 3-9 Sand Dunes and High Risk Erosion Areas .............. .......................... 3-10 Historic Preservation .......................................................................... 3-11 Agriculture Preservation .................................................................... 3-11 Agriculture and Residential Conflicts ................................................. 3-12 Over-Zoning for Residential Development ......................................... 3-12 Industrial Development .................... ... ............................................... 3-13 Commercial Development. ............. .................................................... 3-14 Benzie County 2020 Comprehensive Plan �Development Along US-31 and M-115 .............................................. 3-14 Transportation .................................................................................... 3-14 Affordable Housing .. ... ....................................................................... 3-16 Community Services and Facilities, Including Sewer and Water .. .. ... 3-16 Intergovernmental Cooperation and Coordination ............................. 3-17 Coordinated Planning and Zoning ..................................................... 3-18 Sustainability ....... ............................................................................... 3-18 CHAPTER 4 - FUTURE LAND USE AND URBAN SERVICES DISTRICTS Introduction .......................................................................................... 4-1 Vision-Based, Policy Driven, Future Land Use Pattern ........................ 4-2 Sensitive Environment Protection Areas ........................................ 4-5 Public Lands and Recreation ......................................................... .4-5 Agricultural Protection Areas ......................................................... .4-5 Rural Residential ............................................................................4-7 Medium Density Single Family Residential .................................... .4-8 Business/Commercial ..................................................................... 4-8 Industrial ............................................. ............................................ 4-8 Policy Maps .........................................................................................4-9 Sensitive Environments ................................................................. .4-9 Recreation .......... ............................................................................ 4-9 Agriculture Protection .....................................................................4-9 Rural Residential .......................................................................... 4-10 Transportation lmprovements ...................................................... .4-11 Job Centers .................................................................................. 4-11 Urban Services Districts (USO) .................................................... 4-11 Policy Maps Yet to be Developed ...................................................... 4-17 Zoning Plan ........................................................................................4-17 CHAPTER 5 - PRINCIPLES, STRATEGIES &POLICIES Introduction .......................................................................................... 5-1 Fundamental Principles ....................................................................... 5-1 Balanced Growth Strategy ................................................................... 5-4 Environmental Protection Strategy ...................................................... 5-8 Strategy to Protect the Visual Character of the Landscape ............... 5-11 Strategy to Protect the Visual Character of Small Towns .................. 5-13 Strategy to Address Issues of Greater than Local Concern ............... 5-15 CHAPTER 6 - PLAN IMPLEMENTATION Introduction .......................................................................................... 6-1 Focusing on Priorities ............ .............................................................. 6-2 Annual Tasks .................................................................................. 6-2 Top Priorities .................................................................................. 6-2 Dealing with Issues of Greater Than Local Concern ............................ 6-4 Role of Key Players ............................................................................. 6-6 New Roles of the County Board of Commissioners ........................... 6-10 Benzie County 2020 Comprehensive Plan �New Roles of the County Planning Commission .......... ...................... 6-10 New Roles of the Local Planning Commissions and Governing Bodies .................................................................... 6-11 New County Planning Department Roles ........................................... 6-11 Tools to Implement the Plan .............................................................. 6-12 Mechanism for Updating the Comprehensive Plan ............................ 6-12 Concluding Thought.. ......................................................................... 6-12 LIST OF TABLES 6-1 Issues of Greater than Local Concern ................................................. 6-5 6-2 Traditional Responsibilities of the Local Government Decision Makers ........................................................................... .. .6-7 LIST OF FIGURES 5-1 5-2 5-3 5-4 5-5 Balanced Growth Strategy ................................................................... 5-7 Environmental Protection Strategy .................................................... 5-10 Natural Landscape Features .............................................................. 5-12 Visual Character Elements ................................................................ 5-14 Issues of Greater Than Local Concern .............................................. 5-16 LIST OF MAPS 1-1 1-2 1-3 4-1 4-2 4-3 4-4 4-5 4-6 4-7 4-8 Existing Land Use ............... .. ..................................... ........... ............... 1-6 Benzie County Sewer and Water Districts .. ......................................... 1-7 Benzie County Roads .. ........................................................................ 1-3 Future Land Use ............................................................. ..................... 4-3 Benzie County Sensitive Environments .................................... .. ........ .4-4 Benzie County Recreation Areas ........... .......................................... .. .. 4-6 Benzie County Agriculture Protection Areas ........................................ 4-7 Benzie County Rural Residential ...................................................... .4-13 Benzie County Transportation lmprovements .................................... 4-14 Benzie County Job Centers .. ............................................................ .4-15 Benzie County Urban Services Districts ............................................ 4-16 Benzie County 2020 Comprehensive Plan �PREFACE Plan Purpose The purpose of this Comprehensive Plan is to provide policy and guide decision making for future land and infrastructure development decisions within Benzie County. Within the Plan, key planning issues are identified; community character is described; goals and policies are outlined; existing and future land uses are described and mapped; public facility standards are established; transportation improvements are identified and specific implementation measures are recommended. The planning process used in developing the Benzie County Comprehensive Plan included meetings of the County Planning Commission, the 70 member Citizen Advisory Committee, topical Subcommittees, mapping, data analysis, consideration of alternative development options, hundreds of citizens at town meetings, and public hearings. Critical to the planning process was the preparation of ten background reports. These reports provide the most thorough reference to data, trends, issues and recommendations used as a basis for this Plan. The Subcommittees for each of the background reports were comprised of citizens, local officials and persons with expertise in the topic area. They are listed on the back of the title page. This Plan is adopted by the Benzie County Planning Commission to promote public health, safety, and welfare through planning for the appropriate use of land and water resources and the provision of adequate public facilities and services. Although this Plan states specific land use and development policy and proposes specific land use arrangements, it has no regulatory power. It will be implemented by County and local zoning decisions, public facility and infrastructure improvements and the actions of private property owners acting consistent with the Plan. The Planning Commission adopts this Plan pursuant to authority in the County Planning Act, PA 245 of 1945. The Benzie County Comprehensive Plan will probably be used most frequently to guide decisions by the Benzie County Planning Commission on whether or not to approve local plans and rezoning approvals submitted to it. The Plan will also guide recommendations made by the County Planning Commission to County and State authorities on roads, parks, county buildings and other infrastructure. The land area covered by this Plan includes the entire area of Benzie County and all 19 units of local government in the County. It is intended to promote sensible and sustainable interjurisdictional land use planning. It is hoped that this Plan will guide the formation of Township, City and Village plans consistent with it and that subsequent local zoning and infrastructure decisions will also be made consistent with it. Benzie County 2020 Comprehensive Plan �All proposed future land use arrangements 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 and 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; as well as the existing land use distribution. • The relationship of agricultural and undeveloped lands to existing community character and the economic base of the County. • The desires of local residents and public officials as expressed through their participation in visioning sessions, Subcommittee meetings, Citizen Advisory Committee meetings and public Planning Commission meetings. This Plan has a time orientation of twenty to twenty-five years into the future. It is heavily influenced by the Concept of Sustainability: that a community should make decisions today that meet the needs of the present without undermining the ability of future generations to meet their own needs. Plan Contents and How to Use the Plan There are three critical components to using this Plan as a decision making guide. • First is the future land use map and associated policy maps presented in Chapter Four. • Second, are the policies in Chapter Five. These are based on public input and reflect where citizens want their County to be over the next twenty to twenty-five years. The condition of the County now, and recent trends of population size, age and other characteristics, as well as economic, infrastructure and natural resource conditions form the foundation for planned change and are discussed in Chapters One through Three. • Third, are the implementation strategies found in Chapter Six. Key priorities for action are described. This Plan is a statement by the County Planning Commission regarding the present and desired future character of the County 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 County, City, Village and Township officials, and for Benzie County citizens. Background Reports Following is a list of each of the background reports prepared prior to the adoption of the Plan. Each background report includes much more data and analysis than is included in the Plan on the subject matter it addresses. Each background report was adopted by the County Planning Commission, following a public hearing, and comprises important detail not repeated in this Plan. Please Benzie County 2020 Comprehensive Plan ii �consult these background reports for greater detail on any issue or policy included in this Plan. Background Reports Agriculture Community Services and Facilities Forestry and Minerals Intergovernmental Cooperation Jobs and Economic Development Recreation (Completed as an update to the Benzie County Recreation Plan) Residential Development Sensitive Lands and Forestry Social and Economic Trends Transportation Benzie County 2020 Comprehensive Plan iii �CHAPTER 1 BENZIE COUNTY IN 2000 Introduction This chapter briefly describes the key elements of Benzie County's natural resources, population, economy, community facilities and land use. This sets the stage for later chapters that compare Benzie County as it exists in 2000 with how citizens want it to be in the future (vision statement). Later chapters also discuss various issues citizens face in dealing with the existing situation and why the existing conditions are not desirable. Physical Description Benzie County has an area of 316 square miles, making it the smallest county in the state in land area. It is located along the shore of Lake Michigan and is bordered on the north by Leelanau County and the south by Manistee County. Grand Traverse County is to the east. There are nineteen communities within Benzie County. These include Frankfort City, the Villages of Elberta, Beulah, Benzonia, Honor, Lake Ann and Thompsonville. There are also the Townships of Almira, Benzonia, Blaine, Colfax, Crystal Lake, Gilmore, Homestead, Inland, Joyfield, Lake, Platte and Weldon. All communities have their own zoning ordinance except for seven townships which are under County zoning: Benzonia, Blaine, Colfax, Crystal Lake, Gilmore, Joyfield and Platte. Natural Resources Benzie County is rich in natural resources. These include large forested areas, beautiful, clean lakes, high quality rivers, wetlands, minerals, dunes and ridges. These natural resources provide both great economic benefit and a way of life high in the qualities of nature, scenery, clean air and water and recreation opportunity. The County's natural features are comprised primarily of lake-border plains, hill plains, rivers, inland lakes and the Lake Michigan shoreline and dunes. Large areas of the County are forested. Its elevation extends from about 600 feet above sea level to about 1,000 feet elevation. Most agricultural activities are associated with fruit production. The combination of soils, climate and near-shore hillsides make much land uniquely suited for cherries and apples (in particular). Oil and gas deposits, primarily in the Antrim Formation, underlie the County. There are oil and gas drilling operations, primarily in the southern part of the County. Sand and gravel deposits exist, both in the dunes and glacial ridges in the western part of the County. Benzie County 2020 Comprehensive Plan 1-1 �Demographic Profile and Projections of County Residents Population Benzie County has the sixth smallest year-round population among counties in Michigan. The Benzie County population was 11,205 in 1980, and 12,200 in 1990. The Census Bureau estimated the 1999 population at 15,257, making it one of the fastest rates of growth in the state. The future population of Benzie County will be about 15,500 by the year 2000 and 17,700 persons by 2020, according to projections made by the Office of State Demographer, Michigan Department of Management and Budget (DMB). If the economy of Michigan remains strong and the Traverse City metro area continues to grow, these projections are likely to be low. However, population growth is not uniform across all jurisdictions within Benzie County. Lake Ann shows no change between 1980 and the 1998 estimated population. There are no declines between 1980 and 1998 but there were between 1970 and 1990, with the largest decline in the Village of Elberta (-20% between 1970 and 1990). The greatest township increases between 1980 and 1998 were in Almira, Lake and Inland Townships, with increases of 64% and 62% respectively. The Colfax Township portion of Thompsonville showed a 108% population increase during the same period, due to residential construction at Crystal Mountain Resort. The County population increased due to both a net increase in population and inmigration (people moving into the County). The birth rate in 1998 was 11.1 per thousand (from Census Bureau estimate of births) and the death rate was 10.5 per thousand (also from Census Bureau estimate of deaths). In-migration, which accounted for 10. 7% of the population increase between 1992 and 1996, was primarily due to retirees settling in Benzie County to enjoy its scenery, natural resources and other amenities, as well as persons building homes in Almira and Inland townships to be close to jobs in Traverse City. Seasonal Population Benzie County's population doubles during three summer months to nearly 26,000 persons, and increases by at least 13% in the other months due to an influx of vacationers. These persons stay in second homes, campgrounds, RV sites, hotels, motels, B & Bs, cottages and at overnight marina slips. According to the Northwest Michigan Seasonal Population Model, (1996, produced for the Northwest Michigan Council of Governments), there are nearly 2,300 facilities for overnight guests in Benzie County. The largest numbers of such units were in Benzonia, Crystal Lake and Lake Townships, each of which had over 700 such units. Only 33 units were available for migrant workers, and 28 units were boarded up. Seasonal residents contribute greatly to the local economy, tax bases and to the creation of opportunities that wouldn't exist for a smaller population. But they also require building a bigger infrastructure to serve them and often are not enthusiastic about growth proposals that excite permanent residents. Benzie County 2020 Comprehensive Plan 1-2 �They rarely register to vote in proportion to permanent residents (since they usually live most of the year elsewhere). Age Benzie County has a slightly older than average population . In the age groups, under 18, and 18 to 24 years, Benzie County had 24.2% and 7.5% respectively in 1990 compared to State averages of 26.5% and 10.8% respectively. In the age groups of 45 to 64 years and 65 years and over, Benzie County had 22.4% and 17.2% respectively compared to State averages of 18.7% and 11 .9% respectively in 1990. This reflects the attraction of Benzie County as a place to retire and the lack of job opportunities that result in young people leaving the County for employment elsewhere. It also reflects the relative lack of families raising children in the County. Race Whites far outnumbered any other race in 1990. Of a total population of 12,200, there were 30 blacks, 237 American Indians, 129 Hispanics and 35 Asians. Families and Households While the size of families declined by 8% in Benzie County between 1980 and 1990, the number of households increased 19% during that period. This is a typical situation throughout Michigan. It is due in part, to an aging population in which retired couples move to the County, without children. It is also partly due to the increasing number of families headed by single parents. There were 4,772 occupied dwelling units in Benzie County in 1990, up from 4,008 in 1980. If that rate of change continued, there would be over 5,500 dwelling units in 2000. These include single family homes, mobile homes and multiple family homes or apartments. Education The residents of Benzie County have an average education level that is primarily provided by public schools. K-12 school enrollment in Benzie County was 2,608 in 1990. Elementary and high school enrollment was 1,928 and public school enrollment was 96.6% . There were 66 high school dropouts in 1990 and 333 persons enrolled in college. Of persons 25 years or older, 76.6% were high school graduates in 1990, which is about the State average. Fifteen percent have bachelor's degrees or higher education, which is about two percentage points below the State average. The Benzie County Economy Economic Sectors The two major economic sectors in Benzie County are recreation/tourism and agriculture. There are also manufacturing facilities, health care facilities and gov- Benzie County 2020 Comprehensive Plan 1-3 �ernment employment. Many residents of Benzie County work in Grand Traverse County. Employment Employment in Benzie County has improved in the last few years, reflecting an over-all improved State economy. The work force in Benzie County in 1999 was 7,825 persons, up 10% from 1992. Of this number, 7,375 persons were working, on average, in 1999. This is 1,725 more persons than in 1992, a 31% increase. Unemployment declined in Benzie County in recent years, as it has in the State. The 1999 average rate was 5. 7%, down nearly 6 percentage points, a 52% decline, from 1992. Unemployment rates differ throughout the jurisdictions in the County, ranging from a low of 1.4% in 1999 in Platte Township to a high of 14.7% in Weldon Township. The other community with a high unemployment rate was Colfax Township, with an average unemployment rate in 1999 of 13%. In the past, unemployment has been high in Benzie County during times of statewide economic problems. The recreation and tourism industry is seen as potentially important in providing for higher levels of future employment in the County. Employment Projections Based on data from the Michigan Employment Security Commission for the period 1985-1995, if employment is projected for the communities in Benzie County to 2020, total employment will grow to 7,436 by 2000 and 11,680 by 2020, a 120% increase over 1990. Projections by the University of Michigan Institute of Labor and Industrial Relations made in 1994 are far less optimistic, the projected increase in employment in Benzie County by the year 2020 will be in the range of 20 to 30%. The total increase in jobs for Benzie County is projected by U of M to be no higher than 2,000 additional jobs between 1990 and 2020. Counties with low base employment and located off of major transportation routes are notoriously difficult to project. Land Use Profile and Projections The major land uses in the County are forest and agriculture. See Map 1-1 . There are significant wetland areas, located primarily in the southeastern part of the County. Beaches and dunes line nearly all of the Lake Michigan shoreline. There are orchard areas in the western part of the County, many just east of the dunes. Developed landscapes occur primarily along the major lakes, rivers, in villages and in strip residential acres along a few of the State and County roads. Because of the extensive residential development along lakes and rivers , there is limited access to public water bodies. Benzie County 2020 Comprehensive Plan 1-4 �Over 36% of Benzie County is publicly owned land. About 10,000 acres are in Federal ownership within the Sleeping Bear National Lakeshore. There are about 59,000 acres in the Pere Marquette State Forest, the Betsie River State Game Area and Fish Hatchery, and the abandoned Ann Arbor Railway right-of-way. County and local governments own about 900 acres of land. If one compares land use/cover maps based on aerial photographs taken at two different times, 1978 and 1996, a large increase in residential land use can be seen along the major state highways and county roads. At the same time, considerable fragmentation of private land into 5 and 10 acre parcels occurred between 1978 and 1996. This fragments the natural resource base and has significantly changed both the land uses and pattern of land use in the County. Infrastructure in Benzie County Community Facilities All levels of government maintain a variety of facilities in Benzie County. The Federal government has post offices, a Coast Guard station and Sleeping Bear Dunes National Seashore. The state has a Department of Natural Resources fish hatchery, boat launch sites, large areas of state forest plus horseback and snowmobile trails. The County has a government complex plus recreation facilities. Local governments have town halls, fire stations and local parks. These are widely distributed across the County. Only Frankfort, Elberta, Beulah and Crystal Mountain Resort have both public water and sewer service and these systems have fairly limited excess capacity. In addition, Benzonia and Thompsonville have public water, and Honor has public sewer. See Map 1-2. Roads The primary roads in Benzie County are US 31, M-22 and M-115. These state arterials provide access within the major quadrants of the County, Sleeping Bear Dunes National Lakeshore as well as access to the major regional population centers outside the County. The major county roads provide access to farms, villages and State lands. Both the major and minor roads provide access to lakefront properties. See Map 1-3. There is a Harbor of Refuge and a designated deepwater port in Frankfort on Betsie Lake, which is well used by recreational boaters and commercial traffic on the Great Lakes. There are two general aviation airports. One is outside the City of Frankfort and the other is near Thompsonville. These airports provide service for charter flights and privately owned airplanes. Passenger air service is available at Traverse City and Manistee. The former Ann Arbor railroad was abandoned and has become the Betsie Valley Trail. There are no other active railroad lines in the County. Benzie County 2020 Comprehensive Plan 1-5 �Scale 1" = 9,500 feet or 1.8 miles ( Benzie County Land Use - 1997 Township Boundaries t CJ Highways County Roads Two Tracks Residential Roads Lakes, Rivers .. Gas Lines ._._. Trails Land Use Categories I- 112 - Multi-Family Residential 113 - Single Family Residential ( • 115 - Mobile Home Park 12, 121, 122,124,126 - Commercial • 13, 138 - Industrial 141, 143, 146 - Transportation, Utilities • 17, 171, 173 - Extractive 19, 193, 194 - Open Land, Outdoor Rec. • 21 - Cropland 1] 22 - Orchards 24 - Pasture 29 - Other Agriculture l 31, 32 - Open Space/Rangeland 41 - Deciduous 411 - Northern Hardwood 413 - Aspen/White Birch Assoc. - 414 - Lowland Hardwood 421 - Pine Ii 422 - Other Upland Conifer 423 - Lowland Conifer 429 - Christmas Tree Plantation [ 51, 52 - Water 61,611,612,621,622, 623 -Wetlands 72 - Beach 73 - Sand Dune • • • 3143 Loqan Valley Rd Traverse c,ry, Ml 49684 (231) 947.6400 www.mgmap.com 1130199 �Map 1-2 Benzie County Existing Sewer and Water Areas l. AX£ MICHIGAN Sewer and Water Sewer and Water tNORTH Benzie County 2020 Comprehensive Plan 1-7 �Map 1-3 Benzie County Roads i NORTH KEY US and State Highways ® US Highway Bituminous Roads @ State Highway Gravel Surfaced and Improved Roads @) County Road Unimproved Roads Benzie County 2020 Comprehensive Plan 1-8 �CHAPTER2 BENZIE COUNTY 2020 VISION: What Benzie County Residents Value Introduction Following is a vision statement that describes Benzie County, as residents at 4 town meetings held in 1996 wanted it to be in the year 2020. The vision is organized into topic areas that separately focus on key elements of the County. What emerges when all sections are read together, is a complete image of Benzie County, as residents would like it to be in 2020 and beyond. The vision statement plus substantial additional research and deliberation by committees of County residents were the basis for goals, objectives and actions of this Plan to chart a path for achieving the vision. More detail on these can be found in the various Comprehensive Plan background reports. When reading this vision, it is necessary to mentally 'transporl"yourself into the future. Thus, there are references "back" to the 1990's. 21st Century Benzie County Benzie County residents, businesses and visitors have diverse needs, desires and dreams, and satisfying them is a big challenge for any community. Benzie County residents and businesses enjoy a rich quality of life and are reaping the benefits of commitments made years ago. Unfazed by the sprawl and loss of scenic and rural character occurring throughout the rest of the State, the alluring characteristics of towns and landscapes that initially attracted residents to the County have been maintained over time, or enhanced. Beginning in the late 1990s, proactive policies and initiatives, economic development plans and resource preservation plans were undertaken which went well beyond common practice in order to improve the quality of life and to retain, and attract people and business to the County. The results of this hard work are obvious to visitors and residents alike. Benzie County has become a true reflection of sustainability (meeting the needs of the present generation without compromising the ability of future generations to meet their own needs). Businesses, neighborhoods, parks, schools, local government and natural resources are healthy and self-sustaining in 2020. When asked about Benzie County, residents use terms like "beautiful," "scenic," "diverse," "clean," and "stimulating". Residents are also quick to say that Benzie County is an outdoor sports paradise and a great place to raise families or retire. Scenic and Rural Character Preserved Benzie County 2020 Comprehensive Plan 2-1 �New growth and development has occurred in compact form and in locations that retain ample open space throughout the County, reinforcing the scenic visual character rather than detracting from it. (The visual character of a community is set by the style, size and upkeep of its homes, businesses and civic places such as parks, stores, schools and government buildings. It is also set by the presence or absence of water and vegetation, hills and highways.) In Benzie County, large-scale changes to the landscape (especially of vegetation, views, open spaces, and the water's edge), have been minimized by encouraging thoughtfully designed and buffered new development, and redevelopment, into select locations. Locations that were unattractive or lacked scenic character in 2000 have been improved by 2020. This philosophy has been applied to both residential and non-residential development. Existing and new development has been screened with buffer plantings in character with Northern Michigan. Parking lots, big buildings and outside storage areas can hardly be seen through thick vegetation. Signs are well designed to enhance commerce and directions without detracting from scenic views. Key to protecting and enhancing community character has been the conscious effort to deal thoughtfully with corridors. New developments have been designed to minimize conflicts on existing roads. A transportation system jointly serves the needs of pedestrians, cyclists, and automobile drivers safely and efficiently. Links were established between residential neighborhoods and commercial and industrial development to provide safe, attractive and low cost pedestrian and bike routes as an alternative to automobiles. Where the visual character, sounds, dust, smells and level of activity of commercial and industrial development would not be compatible with residential neighborhoods and important, scenic views, they are separated or buffered. Where commercial development can serve residential needs, it is encouraged to locate adjacent to residential neighborhoods, but with architectural design and layout that fits the character of the neighborhoods. City and Village Centers Benzie County citizens and officials long ago recognized that for a city or village to remain "alive", it must be a vital place for citizens and businesses. Structures and places of historical and architectural significance have been renewed and serve as reinforcing elements of visual character. City and village sidewalks are lined with shops and full of people. Community events make these centers the place to be on a regular basis. Parks and streets lined with stately trees welcome visitors and residents alike, while public art is evident in all public spaces. There are no isolated, visually obtrusive strip or regional shopping malls. Diversity is Celebrated County leaders long ago recognized that accommodating a diversity of people and life styles was critical to the long-term vibrancy and strength of the County. · Benzie County 2020 Comprehensive Plan 2-2 �They realized that variety in housing choices and living environments would strengthen the County over time. As a result, a wide range of housing types, styles and locations are available to met the needs of the citizens in the County. Revitalized older neighborhoods have provided an affordable housing opportunity for families of various sizes and ages. This was in part due to significant reinvestment but also, to strict enforcement of the County building, housing and rental codes. Many of the County's least expensive neighborhoods have become some of the most popular for first time homebuyers. New subdivisions have been located close to existing villages and have, through clustering and conservation principles, protected sensitive environments and natural scenery. Quality of Life - A County of Options and the Arts The County has long held recreation and education as important aspects of quality of life. The public and private school systems provide excellent educational opportunities. Students are well disciplined, computer literate and ready to pursue any endeavor. Citizens can continue higher education, obtain technical, job-related training and can take adult enrichment courses in a wide variety of subjects. Drugs and crime have never become serious problems. Benzie County has joined forces with the school districts to establish one of the most comprehensive regional recreation programs found in the State. The public schools provide ample indoor recreation opportunities during the winter months. Benzie County residents enjoy the National Lakeshore, local parks and the recreation opportunities of State lands and public access sites in all seasons. Canoeing, boating and use of the extensive trail system continue to be popular pastimes. Music, art and museum events in many civic and private facilities continue to provide entertainment for all generations of Benzie County citizens. Economic Development - A County of Opportunity The cities, villages, townships and County continue to work together on an aggressive economic development program aimed at retention, expansion and attraction of business and industry within the County. The primary objective is to create and maintain a healthy and growing economy in Benzie County. To appreciate the success of this initiative one need only to visit the County's clean, unobtrusive and compact industrial districts, successful farms and productive forests. Strong community values and quality-of-life offered by communities within the County have been part of the attraction of new jobs to the County. By continually reinvesting in compact and efficient sewer and water systems, utilities and transportation, communities within the County have demonstrated the capacity to satisfy basic industry requirements on par with any community in Michigan. A Benzie County 2020 Comprehensive Plan 2-3 �marketing program, which proactively solicits business and industry, has also been a significant factor in the success of local economies . Intergovernmental Cooperation/Coordination A shared set of policies structured around a common vision of the future serves as a framework for decision making between all Benzie County governmental entities. The common vision and set of policies recognizes the autonomy of each unit of government but also establishes a mechanism for dealing with issues of greater than local concern. Communities apply the dual principles of respect and cooperation on issues of mutual interest. Parochialism no longer prevents achievement of area-wide interests, and the uniqueness of each is celebrated . Coordination of costs, timetables, responsibilities and resources to continue upgrading the quality of life of the area are all included as an integral part of these cooperative policies. All county and local public services and facilities are coordinated, as are state and private services and facilities when appropriate to do so . While local land use decisions are guided by local zoning standards, issues of greater than local concern are subject to input from surrounding local governments before a final decision is made. Special ad hoc committees aid communication among local governments in this process and help ensure adequate public participation . These procedures have replace the conflict and controversy that used to surround decisions on issues of greater than local concern. John :e:\Benzie county\plan\CHAPTER 2 fi nal.doc Benzie County 2020 Comprehensive Plan 2-4 �CHAPTER 3 WHAT'S AT RISK: Major Issues and Analysis Introduction What is at risk in Benzie County is a way of life that attracted people to the County, a way of life long-time residents value and a promise of the way of life residents envision for the future. Benzie County citizens have said that their County is changing in undesirable ways-losing its scenic character, roads becoming congested. They have also said it is not changing in desirable waysliving wage jobs are not plentiful within the County. There are many other, specific issues of concern to citizens. This chapter looks at the major land use issues identified by Benzie County citizens through visioning sessions, planning commission meetings, advisory committee meetings and subcommittee work for background papers. The following list briefly identifies the major issues discussed in this chapter: • • • • • • • • • • • • • • • • • The single most important feature of the County is its scenic rural character Development is rapidly eroding scenic and rural character Increasing development could impair water quality unless managed properly Increasing development could impair effective forest management Increased oil and gas extraction has risks for pollution, human health and destruction of wildlife habitat Recreation facilities are not always located near where people live Extensive private in-holdings in public lands threaten long-term management Existing lake access sites have inadequate parking and buffers with adjoining private properties which are exacerbated because there is not enough public access to Benzie County lakes Large stretches of Benzie County Lake Michigan shoreline have sand dunes and are state-designated high risk erosion areas Historic structures are being lost due to a lack of guidance and interest. Agriculture is an important economic sector of the County Agricultural land is an important scenic resource from which farmers gain no financial reward, but tourism businesses and other residents do benefit. It is difficult to sustain agriculture in the County due to outside economic factors, local taxation policies and pressure from non-farm residents Agricultural lands are popular places for non-farmers to move because of the rural quality of life Non-farm residents often try to stop farmers from engaging in typical farming practices, threatening farm businesses Large areas of rural townships are zoned for a residential development density of about 2.5 to 10 acres per household As zoned, residential development will eventually demand more services (road improvements, schools, police and fire) than it will pay for in taxes. Benzie County 2020 Comprehensive Plan 3-1 �• • • • • • • • • • Expansion of the (currently small) industrial sector is seen as important to the economic health of the County in order to expand living wage jobs There is concern that strip commercial development along US-31, M-22 and M-115 will cause a loss of scenic character, congestion and safety problems if current trends continue Some important roads in the County are experiencing congestion and current funding mechanisms are not keeping up with maintenance needs There is a lack of quality housing that a large segment of Benzie County workers can afford Community facilities serving the whole county are becoming scattered and only accessible by car Only Frankfort and Beulah have both public sewer and water available, and the capacity is limited for future expansion The lives of Benzie County citizens are tied to more than one jurisdiction There are many issues County residents will face that will require decisionmaking by more than one jurisdiction (examples include highway corridors, rivers or trails, schools) Very little is currently being done to coordinate planning, zoning and public facility decisions between jurisdictions If all rural land is developed as presently zoned, there will be no viable farming, diminished wildlife habitat and very little scenery in the future of Benzie County. Rural Character, Open Space and Scenic View Preservation If there is one issue that permeates nearly all aspects of Benzie County life and concern for the future it is the loss of rural character, open space and scenic view preservation. The north woods character and scenic views that attract residents and vacationers to Benzie County are mentioned again and again as important resources that shouldn't be lost. Scenic character is one of the highest topics on resident's lists during visioning sessions. It is also one of the things that the people of Benzie County could lose, other than their jobs and health, and suffer the greatest change in their lives. Unfortunately, it is also the one thing Benzie County is losing the fastest due to new development authorized by existing local regulations. Residents often use the term, "rural character." When asked to define it, residents describe the forests, wooded hills, sparkling waters, orchards, farms and wetlands. A better term for this is "scenic character," because Benzie County has more nature-based landscapes than farms, orchards and pastures. Benzie County has more of a northern Michigan wooded character than that of a southern Michigan farming region. Most agricultural activities involve fruit production which also has a physical character more like a wooded landscape than fields of grain. It is also very scenic in all seasons. Preservation of scenic character in Benzie County is not going well. This is largely because of the lack of organized community action. The situation is akin Benzie County 2020 Comprehensive Plan 3-2 �to a person sitting on the only bailing bucket in a sinking boat. He likes sitting on the bucket so much, elevated above the rising water, he won't give it up to bail the boat. Residents, individually make their properties into a suburban haven while hoping that everyone else will maintain scenic character. That attitude might work for a county with a population of only a few thousand persons. But Benzie County's population is getting high enough (projected to reach over 17,700 by 2020) that when each person destroys scenic character on their own property, the cumulative effect is that character is lost for vast areas of the County. Benzie County residents decry the change in appearance of Grand Traverse County but go blindly ahead making a little piece of Grand Traverse County on nearly every property they develop in Benzie County. Residents base their actions on a series of overly optimistic assumptions: • .... It's OK to eliminate the scenic character of my own property because, hopefully, no one else is going to change it on their property. (Benzie County land has a highly fragmented ownership pattern so rural scenic character is dependent on the actions of thousands of property owners.) • .... It's OK to clear my narrow lot in the country because the nature along the road will always be there. (When each owner of the ten to twenty narrow lots along each mile of country road clears large portions of the lot, scenic character is lost along the whole section of that road.) • .... We can prevent a change in character of the County by fighting growth. There are thousands of undeveloped parcels in Benzie County and each property owner has the right to build on that property. There are only a few hundred parcels on which subd ivisions could be built. (Benzie County scenic character will be determined as much or more by the owners of individual parcels as by how subdivisions are planned and built. Communities have more control over how subdivisions are built - to some degree, open space can be mandated that may preserve scenic character - than individual properties. So preservation of scenic character is largely up to how individual property owners develop their property.) Benzie County residents need to decide if the public land in the state forest and national lakeshore is enough scenic character, or will they choose to make the effort to preserve scenic character on additional, private land to maintain the Benzie County they desire. Is it OK if the private land of Benzie County becomes like Chum's Corners in Grand Traverse County? Benzie County is fortunate to still have extensive undeveloped or sparsely developed lands, lakes, rivers, streams and wetlands. Many are in a near natural state. However, the most rapidly developing lands are those with and within the most prominent views. These lands are along the major corridors and on the ridges. There are problems with the visual character along the major corridors: • Commercial signs in Benzie County are often garish and poorly constructed. This contributes to a trashy roadside appearance . Some communities in other parts of the region and nation have smaller, attractively designed signs as the Benzie County 2020 Comprehensive Plan 3-3 �• • norm. Elsewhere in Michigan, but primarily along Interstate Highways, small, logo signs are being used instead of billboards to improve scenic value. Development on steep slopes is changing the character of the County. Tourists and residents who live in the County because of its scenic qualities would probably agree that, to be truly scenic, views of ridges should mostly be of forests, orchards, crops or meadows. In a few areas of the County, those are the views. However, the views are increasingly of scattered homes, placed on top of the ridges to achieve views of Lake Michigan or of other ridges. There is concern that turning the view into one of development rather than scenery could eventually diminish the attractiveness of Benzie County for tourism. Others might argue that the development of the ridges is itself a form of economic boost related to scenery - the views from the hills. The problem is that the ridge development provides only short-term benefit and potentially a long-term loss. With expanding development comes increased outdoor lighting. Improperly designed, the result can be a glow in the sky that prohibits enjoyment of the night sky. Stargazing becomes impossible from such locations. Modern outdoor lighting can direct light downwards, where it more efficiently illuminates drives and parking areas yet permits the enjoyment of that part of nature that is the night sky. There are two important factors in scenic view preservation. These are: • What are the signature views in the area that residents and visitors identify with Benzie County? Residents would likely list the view of Lake Michigan coming over the M-115 hill in Frankfort, the view to Crystal Lake and Beulah driving down US 31 from Benzonia and Platte River along M-22. There would be many others. Once these are identified, a preservation plan can be developed that can be used to work with civic groups and property owners to protect or enhance the important views in ways that still promote business interests and individual property rights. • What are the most important corridors where scenery should be important? Certainly M-22, M-115 and US-31 are important corridors. Do residents want them to remain scenic corridors or for segments to become scenic corridors where the view is currently not attractive? Voluntary design guidelines can be developed to foster high visual quality along road corridors. To preserve or enhance scenic corridors requires planning and cooperation of roadside property owners. The extent of the view needs to be mapped so particular property owners can be approached to voluntarily participate in improvement programs. The qualities that make up a scenic view for Benzie County need to be identified, and made a part of educational efforts that provide direction for property owners. New residential development is happening so rapidly, and in a suburban style, that it is changing the character of Benzie County, especially in the northeastern part of the County. This character is being changed, to a great extent, by strip Benzie County 2020 Comprehensive Plan 3-4 �residential development. Strip residential development is now common on stretches of many interior County roads. New subdivision and site condo development is also occurring, but to a lesser extent. Both kinds of development generally do not preserve those elements that make up a rural landscape, especially natural vegetation. The pattern starts with land divisions of 2-1 O acre lots fronting on major roads. It ends with a strip of new homes, less farm or forestland and less rural character. One of the driving forces of strip residential development is the need for farmers to incrementally sell land to supplement their income. Farmers need their land to be productive, and if farm produce is not profitable, growing houses often takes its place. Lake and River Water Quality Most of the surface water resources of Benzie County are very high quality. These include Crystal and Platte Lakes, the Platte and Betsie Rivers and numerous other smaller lakes, river tributaries and wetlands. Lake Michigan also is an important water resource. However, there has been some measurable decline in quality of some of these waters. Water quality depends on what happens on land surfaces. The land surfaces that drain into a water body are its watershed. Thus, a watershed approach to managing water resources will be important. A vital part of watershed management is preventing the transport of pollutants to existing water bodies. This can be done by limiting the pollutants that are applied to the land and by filtering or treating stormwater runoff before it reaches drains, rivers and lakes. Water quality is affected by pollutants and the velocity of stormwater runoff. Pollutants occur in four forms: sediment, chemicals, pathogens and warmed water. Sediment comes from bare soil, other erosion sites and paved surfaces. It can be highly destructive of fish habitat. Sediment also carries chemical pollutants although these can be carried by stormwater runoff alone. Chemical pollutants include nutrients such as phosphorus and nitrogen; toxic materials, such as oils, pesticides and salts; and changed water chemistry, such as lowered or raised pH. Nutrients can increase nuisance aquatic plant growth. Toxic materials and changed water chemistry can kill animals in the water and be a human health hazard. Pathogens include bacteria and viruses that come from animal waste and untreated or improperly treated sewage from homes and businesses and can be a serious human health hazard. Warmed water, such as the stormwater runoff that travels over paved surfaces and lawns before entering lakes and streams can change the temperature of the stream, affecting the aquatic life of the stream. It can be damaging to fish populations. The application of fertilizers, pesticides and herbicides to watershed lands affects water quality when it runs off the land. These pollutants originate on croplands, livestock pens, orchards, golf courses, shore-side lawns and gardens, Benzie County 2020 Comprehensive Plan 3-5 �commercial enterprises, impervious surfaces such as roads and parking lots and residential properties. Limited and appropriately targeted use of fertilizer, pesticides and herbicides (Integrated Pest Management) could reduce the amount of chemicals that reach surface waters. Soil requires special attention in Benzie County. Some of it is highly erodible and, when eroded, becomes a serious pollutant. It is important that soil in Benzie County be stabilized, both on steep slopes and on flatter areas and along floodplains. In addition to pollutants, storm water can cause damage to streams and lakes because it enters at a high velocity. This can cause scouring of streambeds and banks and result in damage to fisheries. In a natural state, stormwater usually enters a lake or stream at a relatively low velocity and over a long period of time. A slight amount of flooding or erosion is natural, but not the level induced by directing stormwater over large paved areas before entering a stream or lake. Stormwater needs to be slowed, cooled and filtered before it enters the high quality streams and lakes of Benzie County. Ground Water Quality Groundwater provides drinking water to most people in Benzie County, so the quality and safety of that water is vital. The Benzie Leelanau District Health Department is involved in testing and protecting groundwater. In portions of Benzie County, water tables are close to the surface and soils are highly permeable. This makes groundwater more vulnerable to contamination from surface spills of toxic materials, leaking underground tanks and improperly treated sewage. Special treatment approaches, such as mounded septic systems, holding tanks, and pumped septic systems are necessary to protect ground water. These can influence the size of building lots and, to some extent, where homes and businesses can be built. Forestry Forest is the largest land cover category in Benzie County. According to the US Forest Service, in 1993 there were 137,000 acres of timberland (forest producing marketable wood) in Benzie County, or 67% of the County land area. There are both publicly and privately owned forestlands in Benzie County. According to the US Forest Service, 48.6% of forestland is state-owned. The remaining 51.4% is in private, corporate or miscellaneous private ownership. Thus, 32.6% of the County is state-owned forestland . Nearly 6% of the County is the federally owned, Sleeping Bear Dunes National Lakeshore and a portion of those lands are timberland. Benzie County 2020 Comprehensive Plan 3-6 �Benzie County's economy is highly dependent on forests for harvested timber, land for hunting and other forms of outdoor recreation and for scenic quality. The high quality streams, rivers and lakes of Benzie County are dependent, in part, on forest cover of the watersheds. Thus, in Benzie County, a healthy economy depends, in part, on healthy and extensive forests. The primary forest vegetation type in Benzie County is beech-maple, which was also the predominate vegetation type in Benzie County during pre-settlement times. Other current vegetation types include red pine (10%), elm-ash-soft maple (8.9%), aspen (6.6%) and others of lesser percentage cover. The forest needs to have a variety of vegetation types and age classes in order to meet multiple management objectives. For example, young aspen is beneficial to deer and ruffed grouse. A diverse game and non-game wildlife population requires forest stands of different ages, from open, cleared areas to older woodlands. Such variety also improves non-hunting recreational experiences, promotes regeneration of trees, provides the opportunity to harvest over-mature forests and the option to change the mix of species to meet timber market or wildlife needs. Most of the timberland in Benzie County is fairly well stocked (the trees are making full use of available growing space, thus will increase in diameter and height becoming more valuable with time). Forestlands are important public resources, but the public and some commercial interests cause damage to those lands. Woodlands are being affected by fragmentation of the land through lot splits and construction of multiple access roads . Management of forestlands is increasingly difficult, as ownership patterns on private, undeveloped land become increasingly fragmented into smaller and smaller parcels. Increased interest in the forest industry, professional forestry and knowledge of beneficial harvesting approaches will benefit Benzie County. Minerals Benzie County has extensive mineral resources , such as oil, gas, sand and gravel. Sand and gravel resources are located primarily in the western and northern part of the County. Oil and gas resources are primarily located in the southern and eastern part. Oil and gas development can provide revenues to landowners and strengthen the local economy. Sand and gravel provides small revenues , less than in the recent past when now-closed extraction pits were active. Continued access to local sources of sand and gravel would help hold down the cost of future development. Benzie County 2020 Comprehensive Plan 3-7 �There are problems associated with the extraction of those minerals. There is concern that extraction of oil, gas and sand and gravel by traditional methods could wreak havoc on the scenic quality and ecosystems that are important to other, larger economic sectors and the quality of life of residents. Also, residents do not always fully understand the rights of property owners and laws regarding mineral resources. Not all mineral rights are owned by those who hold the rights to surface properties. The state holds mineral rights under both public and private lands in Benzie County. It is the policy of the state to make full use of those minerals, although in sales of state-owned land, the state no longer retains mineral rights. The state will also sell severed mineral rights to the owners of the matching surface rights upon application (process not yet determined) if leases are not already let and the state foresees no substantial loss of income. Recreation The outdoor life in an attractive setting is a primary reason for many people to settle in Benzie County. Benzie County's economy is highly dependent on recreation, which, along with quality of life, is dependent on scenic quality and good to excellent quality lakes, rivers and forests. Thus, in Benzie County, a healthy economy depends on a healthy environment. The very attraction of Benzie County's scenery, boating, fishing, golf and other activities is compelling so many people to move to the County, that the very character of the County is in danger of being irrevocably altered. Benzie County has a Parks and Recreation Commission and has recently updated its Recreation Plan. The Plan needs to be updated and approved by the Recreation Division of the Department of Natural Resources every five years if the community is to remain qualified to receive grants issued through the DNR. Natural Resource Trust Fund Grants have been very helpful in obtaining and developing important pieces of recreational land in recent years. These include the Betsie Valley Trail, Railroad Point Natural Area and a site on Pearl Lake. The Parks and Recreation Commission is actively implementing the Recreation Plan. The following points summarize the recreational needs analysis of Benzie County based on national standards: • Benzie County is well equipped in the number of sports facilities. Most of these are located in the western part of the County, where the majority of citizens live. • Maintaining, upgrading and providing replacement of those sports facilities in the future will be necessary. • Benzie County appears to be lacking in neighborhood parks in the developed and developing areas. Sites should be identified for future acquisition and development. • While Benzie County has non-motorized trails, most are not close to where people can walk to get on them. Connections to existing and proposed trails and new trails in more populated areas are needed. Benzie County 2020 Comprehensive Plan 3-8 �• • While there are large areas of well-protected, publicly owned land in the County, there are also a few areas where special precautions have not been implemented for sensitive environments. Key water access sites are available, but sites are not of suitable number, size, proximity to the population or level of development to provide adequate access in future years. Wildlife is an important feature of Benzie County that should be retained and improved for ecological benefits, quality of life experience of residents, recreation and tourism values. While Benzie County has great recreational resources available, it has a small population and few financial or institutional resources to adequately incorporate these resources into the recreational infrastructure of the County and communities within the County. Public Lands Over 36% of Benzie County land is publicly owned. Jurisdictions and agencies at several levels of government own land in Benzie County. The two largest owners of public lands are the Department of Forest Management, Michigan Department of Natural Resources (Marquette State Forest) and the National Park Service (Sleeping Bear Dunes National Lakeshore). Other public land owners include the Fisheries Division and Recreation Division, Department of Natural Resources, US Coast Guard, as well as Benzie County itself and each of the local jurisdictions. About 10,000 acres is in Federal ownership within Sleeping Bear National Lakeshore. There are about 59,000 acres in the Pere Marquette State Forest, the Betsie River State Game Area and Fish Hatchery, and the abandoned Ann Arbor Railway right-of-way. County and local governments own about 900 acres of land. While there has been little reported complaint in Benzie County over the amount of State-owned land, the original purchase of land for Sleeping Bear Dunes National Seashore was controversial. Both State and Federal lands provide economic benefits to the County. These include serving as tourist attractions (Sleeping Bear Dunes National Lakeshore is highly rated for quality and draws over a million visitors a year) and natural resource pools for industry. State Forest lands are used for timber harvesting and gas and oil extraction. State Forest lands are highly fragmented, with irregular boundaries and many private in-holdings. This makes management of those lands for recreation and forestry more difficult. Benzie County 2020 Comprehensive Plan 3-9 �- Lake Access Both waterfront property owners (riparians) and the general public have rights to the use of lakes, rivers and streams, but public access is not sufficient and there are conflicts between riparians and the general public. Use conflicts have been reported on all inland lakes in the County regarding personal watercraft. Conflicts have also been reported regarding the use of motors on fishing boats on the Betsie and Platte Rivers, popular fishing and canoeing rivers. The County Parks and Recreation Commission has identified existing boat launching sites and has observed that there are not a sufficient number of them. Also, many are not improved to provide off-road parking and paved launch ramps. Off-road parking is necessary to avoid conflicts with neighboring property owners and traffic accidents. Paved launch ramps help limit sediment pollution of the water body that can occur from gravel launch sites. Sand Dunes and High Risk Erosion Areas (HREA) The Michigan Department of Environmental Quality has designated certain sections of Lake Michigan Shoreline as Critical Dunes and High Risk Erosion Areas (HREA). Construction and substantial reconstruction proposed for these areas is subject to review for conformance with state regulations. Some of the Lake Michigan shoreline dunes are unique landscapes that are unlike any elsewhere in the world. The Critical Dune Program seeks to protect endangered species and threatened wildlife habitat on such dunes through development regulations and a permit program. The HREA provides for minimum setbacks within which no principal structures may be located between the setback line and the ordinary high water mark. According to DEQ maps, there are eighteen sections of Benzie County shoreline which are designated HREAs with different setbacks. Setbacks are measured from the bluff line. Thirty year erosion rates range from a low of about 45' to a high of about 185'. This means that the shoreline is likely to recede 45' within thirty years in some sections and up to 185' in another. This is a very rapid rate of shoreline recession and should indicate extreme caution regarding buildings in that and similar areas. While recession does not proceed at a constant rate, this averages about 6' per year in the highest rate areas. Sixty year setbacks range from 75' to 350'. This means that within a period of about 2 to 3 generations, the shoreline in that area is predicted to recede more than the length of a football field. Building activity in the HREA in Benzie County is subject to permit review by both the DEQ (HREA) and the Benzie County Planning Department (soil erosion and sedimentation permit). There is no feasible or practical engineering solution to this situation. Maintaining a healthy vegetative cover on the dunes and bluffs is the best method to retard Benzie County 2020 Comprehensive Plan . 3-10 �the rate of erosion. Public monies to protect shoreline recession will no longer be available. This is due, in part to there being less of it available, and in part because in the long term the projects are unsuccessful and the public monies wasted. The wisest course of action is to not build within the recession zone. This includes both private property owners and communities considering investing in infrastructure. Historic Preservation While there are historic homes and small areas of historic homes in Benzie County, there are no designated historic districts. The Historical Society in Lake Ann has acquired a parcel in the village and has moved some centennial buildings there. An Historic Preservation Committee has been formed in Benzonia to study formation of an historic district. Many centennial farms and old residences have been preserved in the County. The most common historic house is the American farmhouse with a vertical two story and one story wing on the side. Some have Victorian motifs. The main building material was wood, except for some commercial buildings of stone or brick. The more grand houses were owned by lumber barons and wealthy merchants. Occasionally one sees an old abandoned house collapsing unto itself. But these are few. New laws related to fire hazards have required their removal. In a county with few public water systems, fire is an eminent threat. Efforts to preserve historic structures in Benzie County appear to have a lot of support from existing and former residents of the County. Agriculture Preservation Agriculture is an important economic sector of Benzie County. However, market conditions from outside Benzie County have had a profound, negative influence on Benzie County farmers. In the late 1990s, market conditions were so tenuous as to create doubt that farming will be viable by 2020 in Benzie County. Most Benzie County farmers (and spouses and other adults in the farm family) are also employed off the farm in order to support the family. One of the methods of supplementing farm income is to periodically sell small portions of the farm for residential lots. Important costs to farmers include property taxes, which is often assessed on farmland at a rate that assumes it is used for residential or other developed uses, and inheritance taxes that make it difficult to pass a farm to heirs and have it remain a family farm. A majority of Benzie County residents and visitors enjoy the open space and scenic qualities of Benzie County farmlands and want farming to continue. Benzie County 2020 Comprehensive Plan 3-11 �However, most Benzie County farmers expect to fund their future retirement on the sale of their land for development, not farming. Agriculture and Residential Conflicts In many parts of Benzie County, an increasing number of non-farm residences are being located in farming areas. While the new residents are attracted to the rural scenery, they show little acceptance of typical farming practices, such as spraying, manure application, the transport of farm equipment on the roads and other operations. In addition, people who live in the vicinity of farms often do not want those farms developed as subdivisions. There is little understanding among non-farmers of the economic constraints of farming in Benzie County. These include market factors, property taxes and fluctuating fuel, chemical and labor costs. One farmer stated, "We are not in the business of providing scenery." Yet this is what is often most valued by nonagricultural residents in rural areas. Over-Zoning for Residential Development Almira Township and the Lake Ann area have been experiencing rapid residential growth. Some of this growth is in the form of individual residential lots but there have also been a number of subdivisions developed as well. The Almira Township Planning Commission recently prepared a new zoning map that changed the density of large areas of the community. As a result, the eventual population could be substantially less than permitted under the previous zoning ordinance. Their revisions included provisions for open space and natural resource preservation through their subdivision ordinance. However, the buildout potential in Almira Township under current zoning is still over 20,000 persons (compared to an estimated population of 1,763). In the rest of the County it is about 124,000 compared to an estimated 1998 population of 14,678. This is called over-zoning. The pressure to continue rapid development in the northeast quarter of the County, and in the other townships in the County will continue as people who work in Traverse City try to move farther into the "country". They will try to find an area that hasn't lost scenic character to the extent that Grand Traverse County has. However, as long as the individual township zoning ordinances and the County zoning Ordinance provide for too great a density in rural townships, scattered residential development will continue with all the attendant negative impacts previously identified. Over-zoning is insidious in its ability to scatter residential development without regard to scenic and rural character considerations, while also creating a false impression in the minds of rural landowners. The false impression is that at some future time the land could be divided and sold for the maximum density allowed under the zoning ordinance. The reality is that without public sewer and water, that density is often unlikely to be approved. In addition, Benzie County 2020 Comprehensive Plan 3-12 �the market over the next 20 years would not be anywhere near large enough to absorb that many units - and the citizens would never permit it. Zoning density should reflect existing use levels and current public service levels. Planned future density can be higher where the community is willing to commit to a higher level of public service in a particular area. Over-zoning also destroys the potential to achieve planned, incremental growth by permitting scattered growth over a large area of the community. Industrial Development Although Benzie County has strong tourist and agricultural economic sectors, the industrial sector is also important. One of the reasons an industrial sector exists is the high quality of life that attracts business owners and workers. Other factors include the availability of timber for forest product industries, agricultural crops for agricultural products industries and a port for shipping or receiving raw materials and goods by boat to or from other parts of the Great Lakes. Benzie County industries are located throughout the County. There are two industrial parks. These are located in Frankfort and Thompsonville. There are available spaces in both parks. The Thompsonville Industrial Park is nearly empty. In addition, there are scattered industrial facilities, primarily along the major highways. The relatively limited availability of public water and sewer is a factor that will limit industrial growth in the County when existing parks and industrially zoned sites within existing sewer and water service areas become filled. There is general recognition in Benzie County that a growing economy is good. While there is no goal to make the industrial sector the largest source of income in the County, improving it is a goal. To improve the industrial sector, the following needs to happen: • Some business diversification will be important to better weather economic shifts, to provide a wider range of employment opportunity, and to broaden the tax base. • Retention of existing employers will be more important than attracting new employers because most new job growth comes from expansion of existing businesses that are already familiar with doing business in Benzie County. • Business start-ups require available land, a willing entrepreneur, available capital, available workers and adequate levels of public services. Benzie County has available land. The other factors are met in the varying degrees of success in different parts of the County. • A Comprehensive Plan can help sustain an economy by directing the location and pace of growth so that land and services (school, emergency response, roads, sewer and water) can be available for new businesses and homes for workers when needed (See Chapters 4 & 5). • Zoning, as backed by the Comprehensive Plan, can ensure that land remains available for industrial and commercial growth in appropriate locations. It can also protect farm and forestlands and the rural character that provides the Benzie County 2020 Comprehensive Plan 3-13 �base for the tourist economy. Zoning can also protect a wide range of land uses from the negative effects of incompatible adjacent uses. Commercial Development There is a wide range of commercial establishments in Benzie County, including grocery stores, restaurants, banks, galleries, resorts, storage facilities, marinas, gas stations and convenience shops. There has been a decline in car dealers and agricultural supply stores. Many residents travel to Traverse City to shop in the regional malls and discount stores. There are only two, small strip malls in Benzie County. There is one fast-food restaurant with drive-through service in Benzonia. Most of the commercial establishments are located in Beulah, Benzonia, Honor Elberta and Frankfort. There are a growing number of establishments located along US 31, outside those communities, primarily between Honor and the Grand Traverse County line. Commercial development, and the resultant congestion, is generally accepted within cities and villages, but can cause safety problems and commuting delays when it develops in strip form along country roads and highways. This is the emerging pattern along US 31. Alternative patterns of commercial development are available, in which access is controlled and scenic character is maintained. These have not been promoted or adopted in regulatory form by local governments in Benzie County. Development along US-31 and M-115 The highway corridors with emerging development are along US 31 from Beulah to the Grand Traverse County line and M-115 from Benzonia to Frankfort. Generally, this development is characterized as commercial, institutional and residential strip development. This means that developments occur on individual properties strung out along the road. While businesses and institutions have high visibility, it is at the cost of increased traffic accidents and loss of scenic character. Strip residential development also contributes to these problems. Alternatives that include nodes of development with shared access points and vegetation buffers to retain scenic character have not been used by those developing these properties. Transportation Road traffic is increasing in Benzie County, causing congested conditions on certain roads during peak summer tourist months. The traffic increases on some road segments were as high as 70% between 1987 and 1994. Nearly all segments of State and Federal roads show increases of 20% to over 30%. It has been reported that residents use County roads to avoid congestion on US 31 from Benzonia through Honor when traveling east toward Traverse City. Benzie County 2020 Comprehensive Plan 3-14 �According to the Michigan Sub-State Area Long Range Plan for the Northern Sub-State Area, without roadway improvements, between 10% and 20% of Benzie County roads will be congested roads in the year 2015. Many road segments are in only fair or poor condition. Fair conditions mean that there is occasional deterioration requiring routine maintenance and poor means a frequent to heavy occurrence of surface deterioration requiring more extensive to heavy maintenance. While surface conditions improved for some State and Federal road segments between 1987 and 1994, according to the Sufficiency Reports for those years, there are still large segments of these roads rated as poor. Local roads need maintenance and repair but the money available is far less than the amount necessary to complete repairs and improvements. The Road Commission estimates about $9 million is needed for repairs of County roads and bridges. County road reconstruction occurs as the Townships and private businesses request and the Townships contribute, along with some local businesses, to the costs. Meanwhile, it has been reported by the Residential Development Subcommittee that a few townships pave gravel roads in order to foster development, increasing the future maintenance burden . The use of public roads by trucks hauling heavy loads has both positive and negative effects. There are positive effects in that industries that rely on truck hauling contribute to the Benzie County economy and shipping materials from the City of Elberta helps justify retention of the deep water port status. The negative effect is that trucks can be destructive to County roads. The Road Commission works with the local trucking companies to route trucks over the most appropriate roads but cannot keep truckers from using an all-weather road. Maintenance of County forest roads (unpaved two-tracks under County jurisdiction) is also important in Benzie County because of the logging industry and recreational interests in public forest lands. In the fiscal year, 1996, Benzie County engaged in five forest road improvement projects. The issue of a by-pass or expressway through Benzie County (or of by-passes around specific congested areas such as Honor or Benzonia) keeps arising. There is little likelihood a by-pass or expressway will come to pass within the next twenty years or so. Two scenic highway corridors have been explored. The first is along an approximately diagonal line from Sleeping Bear Dunes National Lakeshore along the ridge between Crystal and Platte Lakes, toward North Beulah and identified in the National Lakeshore's enabling legislation. It would be a ridge top location and a new road, but has never had funds allocated and is opposed locally. The Benzie County 2020 Comprehensive Plan 3-15 �other, which is only in the inventory phase, is M-22 from Frankfort through the National Lakeshore into Leelanau County. Pursuit of a scenic or heritage designation for this second corridor will only come following the inventory and if there is local support. The National Park Service would like Benzie County to abandon some County roads within the National Lakeshore that have been little used, and turn them into trails. The MDNR wants to close some redundant two-tracks in State Forests. This would please those seeking more peaceful areas and disappoint those seeking greater vehicular access to natural areas. Affordable Housing There is need for a wide range of housing types to be available in Benzie County so that singles, young couples, families, retirees, vacationers and seasonal workers can have affordable and desirable housing choices. Housing is considered affordable when it costs no more than 30% of a person's gross income. Because there is a wide range of incomes, a certain house may be affordable to a person of one income but not affordable to a person who earns less. Benzie County is becoming a residential community for people who work in Traverse City. The eastern portion of Benzie County is where most of those people settle, but there are many commuting to Traverse City from all parts of Benzie County. Affordable housing is usually most feasible when located on property served by public sewer, water and good roads. The higher density possible in these areas makes the lots affordable and contributes to the vitality of small towns. Community Services and Facilities, Including Sewer and Water While it is natural beauty that draws many people to Benzie County, living and playing in the County requires schools, police and fire departments, government offices, water and sewer in densely settled areas and other services. The degree of satisfaction of residents and tourists with community services can be a factor in whether residents are happy with local government, whether new residents or business owners settle in the County or whether tourists return. Some community leaders have suggested a new way of looking at the provision of community services. They agree with the general citizen sentiment that government should be cost-effective with the services it provides and that it should provide those services through flexible approaches and at a variety of locations, not necessarily centralized. However, they also suggest planning for services based on an evaluation of need, not on the basis of national standards. This is a new approach, sometimes referred to as "out of box thinking." For example: The traditional approach may be to begin by comparing the County to national standards, such as the number of hospital beds needed for a county of Benzie County 2020 Comprehensive Plan 3-16 �about 14,000 year-round population. "Out of box thinking," starts with the question, "How can we best ensure a healthy population?" While providing the number of hospital beds recommended according to national standards may be a part of ensuring a healthy population, it is only one part. Other factors must be considered, such as where the population is centered, or whether it is even centered anywhere within the jurisdiction and how mobile is the population? Services should become proactive to community needs. For example: planning for expanded jail space for juveniles should occur in conjunction with planning for programs that target at-risk youth to keep them out of trouble. Future public service expansion needs to be limited to discrete areas so that provision of those services remains cost effective, and growth associated with public services does not negatively change large areas of the County with resultant decline in the tourist economy and quality of life for residents. These areas should be in and adjacent to existing cities and villages in the County. Due to the types of soils and high water tables in parts of the County, there are serious human health issues related to how sewage is treated and the safety of ground water from which residents draw their drinking water. Public water and sewer systems have been upgraded recently in Frankfort and Beulah, but still provide service to relatively limited geographic areas. Some of the areas experiencing the fastest growth in the County do not have public sewer and water. This means that lot sizes must be large enough to permit both wells and septic systems. Larger lot sizes quickly consume large areas of land. Small lots should be provided in existing cities and villages to maximize use of limited public utilities, to keep costs per dwelling unit low and to permit affordable housing to be established. Intergovernmental Cooperation and Coordination Each resident's daily life involves activities in more than one jurisdiction within the County. Benzie County is a prime example of a place where a resident may live in one township (or city or village), work in another (perhaps another county), shop in a different township and send children to school in yet another. But land use and infrastructure decisions are routinely made by jurisdictions independently and without consideration of impacts on adjoining jurisdictions. The exceptions traditionally come: • When they want to provide services that require the cooperation of several communities to provide adequate funding, such as fire or ambulance. • When Federal or State programs require cooperation. Other, cross-jurisdictional issues that communities could address on a cooperative, intergovernmental basis, but rarely do in Benzie County include: • Viewsheds and scenic character • Watersheds and water quality • Recreational capacity Benzie County 2020 Comprehensive Plan 3-17 �• Public facilities and infrastructure. These are really issues of greater than local concern and there should be mechanisms in place to deal with these issues on a systematic and ad hoc basis. For Benzie County residents and businesses to continue to enjoy the quality of life they have come to expect and the scenic quality that the tourist industry relies on, intergovernmental cooperation and coordination will be required. It will also be necessary to avoid border conflicts over land use issues and to achieve most of the key goals and objectives of this Plan. Coordinated Planning and Zoning The most important arena for improved intergovernmental cooperation is with regard to local planning and zoning. In order for the scenic character and public service cost objectives of this Plan to be realized, it is important that local plans be consistent with this County Comprehensive Plan and that local zoning ordinances be revised over time in a manner consistent with the goals, objectives and policies of this Plan. This will require leadership and technical assistance from the County as well as a new spirit of cooperation throughout the County. Sustainability Sustainability is defined as providing for the needs of today's generation without compromising the needs of future generations. In Benzie County, this means taking actions that the present generation's great-great-great grandchildren will be able to enjoy, such as food grown in Benzie County, scenic views of the ridges, lakes and rivers, historic districts, trees with brilliant fall color along rural roads and clean water for drinking, fishing and swimming . Some residents question whether their children, let alone their descendents several generations hence, will have these resources to enjoy. To achieve sustainability, natural resource lands will have to be preserved, farmland will have to be protected and private properties developed according to design principles that retain scenic character. This includes architectural character in developed landscapes and north woods character in the countryside. If all rural land is developed at presently zoned densities and according to the current system of minimum lot size, there will be no viable farming, wildlife habitat will be diminished and scenic character would be gone. If these features are to be returned for the benefit of present and future generations, local zoning will need to be changed to protect farmland and open space and yet provide rural opportunities. This will require a degree of intergovernmental cooperation not previously common in Benzie County. John:e:\Benzie county\CHAPTER 3 fi nal.doc Benzie County 2020 Comprehensive Plan 3-18 �CHAPTER4 FUTURE LAND USE AND URBAN SERVICES DISTRICTS Introduction This chapter discusses how Benzie County should grow and change in the future. A community can grow and change in many different ways. Change is influenced by physical features, such as soils, streams and rivers, by existing development and by hundreds of individual decisions about using or developing the land. Change is also influenced by public decision-making, such as how much and where the public invests in infrastructure, like sewers and water lines, roads, schools and parks. It is also influenced by public regulations, such as zoning and subdivision controls. The result of a community's growth and change is a particular land use pattern. A land use pattern is a general description of the way in which the surface of the land is used. These patterns include: • A strip pattern is one in which homes or businesses are lined along major roads. • A cluster pattern is one in which businesses or homes are built in groups, usually surrounded by open space. • A nodal pattern is one where more intensive development occurs at key transportation intersections (such as at the junction of two state highways, or at a highway and freeway interchange, at airports or subway or train stations). • A compact pattern is where new development occurs at similar density next to other existing centers of housing or commerce (usually in or adjacent to a city or village). • A sprawl pattern is one in which homes or businesses are spread out across the countryside. In early stages it has an appearance similar to chicken pox, and later it fills in much as a rash. Most citizens favor a land use pattern that uses public investment efficiently and effectively, fosters a high quality of life, promotes economic health, limits conflicts between different land uses and protects resources important to the well-being of future generations. These are goals citizens of Benzie County established at the start of this planning process. The purpose of this chapter is to discuss a land use pattern the Benzie County Planning Commission chose as the preferred pattern for the future. This pattern is based on an evaluation of three alternatives considered by the Comprehensive Plan Subcommittee. For a description of the three alternatives, the pros and cons of each and the criteria used in their evaluation, see the separate report entitled Plan Alternatives. The other two alternatives not chosen, were composites of the existing plans and zoning ordinances of Benzie County communities. These alternatives promote a strip and sprawl pattern of growth when viewed collectively. The Subcommittee discovered that if the existing plans and zoning ordinances were followed, the result would be future loss of qualities of life and Benzie County 2020 Comprehensive Plan 4-1 �natural resources important to Benzie citizens, and increased costs to live in the County. The pattern selected is a more compact and nodal pattern of growth. It was found to be the most sustainable, the one that is the most fiscally responsible, the one that best retains scenic beauty and recreation opportunities and the one that best protects natural resources. Chapter 5 of this document lists basic policies to be implemented to achieve the desired future land use pattern. Vision-Based, Policy-Driven Compact Future Land Use Pattern The compact and nodal settlement pattern selected is vision-based and policydriven. It is linked to principles and strategies based on a set of goals, objectives, and actions whose root is in the vision of the County expressed by citizens, local officials and various stakeholders in the first phase of the County planning process (see Benzie County Vision). The Future Land Use Map is a visual representation of the vision. The text in this chapter supports that plan and the map. To gain the best understanding of the future land use pattern proposed by this Plan, use the map and the text together. In your mind, move about the County and picture how the land use pattern would change depending on where you were in the County. Don't try to fix on the use of a particular parcel or the edge of one land use. The map expresses general policy, not the application of a particular set of regulations to a particular property. The scale is not sufficient to depict use on a parcel basis. The zoning ordinance may be used for that purpose. Following is a description of the various land use categories illustrated on the vision-based Future Land Use Map (see Map 4-1 ). However, since this land use arrangement is linked to a variety of public infrastructure improvements and land use policies, to the extent these lend themselves to illustration, they are depicted on the policy maps. Maps 4-2 through 4-8 should be studied and considered together because they are designed to be implemented in tandem with the Future Land Use Map. The overall land use pattern proposed for 2020 is both compact and nodal. It concentrates the most intense residential, commercial and industrial development within urban services districts. The area affected expands beyond where urban services are provided in 2000. The area that is public land in 2000 is proposed to remain public in 2020 and continues to be primarily dedicated to recreation, open space and forestry. Agriculture preservation areas focus on retaining orchards and farms as the primary land use. Rural residential areas are devoted to very low density residential use. Higher density residential development is found in or adjacent to existing villages, cities, established resort areas and around inland lakes. Benzie County 2020 Comprehensive Plan 4-2 �Map 4-1 Benzie County Future Land Use t Key - Farm Preservation Rural Residential Medium Density Residential - Recreation (Largely Forested) NORTH ._r ·--• __ _. Urban Services Boundaries -- CJ Industrial Commercial Public Lands (State Forest and National Lakeshore) Benzie County 2020 Comprehensive Plan 4-3 �Map 4-2 Benzie County Sensitive Environments - Sensitive Environments (wetlands, steep slopes, floodplains, dunes and others) Benzie County 2020 Comprehensive Plan 4-4 i NORTH �Sensitive Environment Protection Areas This category includes the following sensitive features: wetlands, steep slopes, dunes, floodplains, streams, rivers and lakeshores. Floodplains and wetlands would not be developed. Shoreline areas of streams, rivers and lakes would have waterside buffer plantings to filter stormwater and provide shade and wildlife habitat. Steep slopes would not be built upon or limited development would employ special design and construction approaches to prevent erosion and limit scenic impact. Dunes with special habitat would have no or limited development. Such areas would be prioritized for acquisition by conservancies or public agencies. (See Maps 4-1 and 4-2). Public Lands & Recreation This category includes public and private parks, campgrounds and marinas, public and private golf courses, the State Forest, National Lakeshore and marshes, non-motorized trails and open space corridors. To the extent possible, they interconnect. They also take advantage of natural wildlife or open space corridors such as rivers, creeks and drains. This land use category occurs throughout the County and occupies a significant percentage of the total area of the County. (See Maps 4-1 and 4-3). Agricultural Protection Areas Agriculture includes active grain farms, orchards, vineyards, u-pick farms and livestock raising operations. It also includes fallow fields and other land not actively farmed. This category also includes large lot residential uses. Future residential density would be at an average density of one dwelling unit per 40 acres. Although there is already existing residential development on five or ten acre lots in much of this area, a new maximum lot size for future development would be much smaller in order to preserve large, contiguous areas of land for farming. Depending in part on soil capacity for septic systems, maximum lot size for non-farm residences would be about 2 acres except where soils were not suited for farming. At this density, a 160 acre farm could be permitted four lots for nonfarm residences, which could be clustered together (where at most 8 acres would be used). As a result of this clustering, the remaining land would be in open space or agriculture. The Agriculture Preservation area occurs primarily in the northern and western portion of the County. This approach would work best if teamed with a purchase of development rights (PDR) or transfer of development rights (TOR) program so that farmers could capture the full development value of the land, even though only a small part of it was used for new residences. This area should be delineated more carefully as a result of a separate Agriculture and Open Space Preservation Plan. (See Maps 4-1 and 4-4 ). Benzie County 2020 Comprehensive Plan 4-5 �Map 4-3 Benzie County Policy Recreation Areas t NORTH - Recreation (Largely Forested) Benzie County 2020 Comprehensive Plan 4-6 �Map 4-4 Benzie County Agriculture Protection Policy Areas - Farm Preservation i NORTH Rural Residential This category accommodates low density residential use in rural areas on lands not as well suited for long-term agricultural production. Agriculture is permitted as long as it remains viable, but not concentrated animal feeding operations. Average residential density is one dwelling unit per ten acres although lot sizes would vary. Sewage disposal would be by private, on-site septic systems. Where possible, dwellings would be clustered on smaller lots (to leave more open space), with individual septic systems or served by small package treatment systems or a common septic system if approved by the District Health Department and Michigan Department of Environmental Quality. This land use Benzie County 2020 Comprehensive Plan 4-7 �occurs primarily in the portions of the County that are not publicly owned nor suitable for higher density. This is the largest land use category in percentage of the total area of the County. (See Maps 4-1 and 4-5). Medium Density Residential The medium density residential category includes single family residential development with a range of densities. Generally, these are from about one dwelling unit per 1-2 acres to four dwelling units per acre. However, within the villages the density may rise to 8 or more units per acre. This category of residential development occurs primarily along the developed shoreline, in Frankfort, villages and scattered historic settlements. Homes in this category would generally be served by public sewer and water, except for the extensive lakeshore strips on the larger lakes. Most of this land use would be within the Urban Services District (see page 4-7). Also in or adjacent to cities and villages within the Urban Services District would be affordable housing such as low and medium rise apartments, townhouses and mobile home parks (usually at a density slightly greater than six dwelling units per acre) (See Map 4-1 ). Business/Commercial Strip shopping malls, grocery stores, gas station and convenience stores, commercial business districts and small town commercial centers are included in this land use category. These are primarily located in the old city and village centers, along selected major roads leading into existing towns and in settlement nodes. In total land area, this land use does not occupy much land. However, this category occurs in key areas convenient to residents and travelers. Most, but not all, of this land use would be within a proposed Urban Services District. It is specifically omitted along most of US-31 from Honor east to the Benzie County line in order to discourage strip commercial development in this area. (See Map 4-1 ). Industrial Industrial development includes light manufacturing, warehousing, landfills, power plants and vacant land in designated industrial parks. These occur primarily in Frankfort and near major roads. Most of this land use would be within the Urban Services District. There are also a few scattered industrial sites. These are largely agricultural processing plants. It is convenient to have these latter facilities close to the orchards. (See Map 4-1 ). Benzie County 2020 Comprehensive Plan 4-8 �Policy Maps Following is a description of individual policy maps. Each map should be thought of as a layer of a single map, that together expresses all of the policies in the Comprehensive Plan. Some of the policy layers of Maps 4-2 through 4-8 are the same as the Future Land Use Map. They are re-described here with a policy focus, so that all layers of the policy map are described. Together these descriptions outline policies and actions that would need to be taken to implement the vision-based future land use pattern. Sensitive Environments Sensitive environments are illustrated on Map 4-2. Sensitive environments includes forests and sensitive features such as steep slopes, wetlands, floodplains, lakes, streams and drain corridors. These sensitive environments will be provided a higher level of protection, including limited or no development (in some cases) and special design requirements for permitted development such as buffers and setbacks. Development would be prohibited in floodways and on wetlands. Setbacks would be required for structures built near streams and wetlands. Vegetation buffer strips would be required adjacent to streams, drains, wetlands and other surface water bodies. Best management practices such as vegetation strips would be required along surface water bodies to filter and lower the temperature of stormwater runoff. Commonly accepted management practices would be implemented in agriculture areas where not already practiced. Sensitive environments are scattered throughout the County. For example, there may be a stream corridor that passes through the Agriculture Preservation area, as well as the Rural Residential area before crossing into the Urban Services District (see page 4-7). Special protection efforts should be implemented in each of those areas, although the protection techniques may be different. Recreation The policy map for recreation provides interconnected open space to serve the diverse recreational and green space needs of residents and to attract tourists (see Map 4-3). This open space network will provide multiple benefits including: the amenity of nature and open spaces; recreational opportunities for walking, biking and cross-country skiing on trails; as well as habitat for wildlife. This area is largely forested. Areas within the recreation corridors that are not forested should be permitted to grow into forest and other plant communities such as meadows or prairies. This will create edges of forests that are also important to wildlife. Some timber cutting or controlled burning may be needed to manage wildlife and prevent fire fuel build-up. Agriculture Protection Within the Agriculture Preservation area (Map 4-4) it is the policy to preserve farmland and prevent the premature conversion of farmland to other land uses. New single family dwellings could be permitted if clustered at a low average density, and if sited on land not well suited to agriculture. Benzie County 2020 Comprehensive Plan 4-9 �Public sewer and water would not be extended into this area during the planning period. The Agriculture Preservation area implements an average density of one unit per 40 acres. This is not the same as a 40 acre minimum lot size. Through clustering and use of small maximum lot sizes (0.5-2 acres, depending on soil suitability for septic), large parcels of viable farmland could remain. Through clustering, farmers would still be able to capture some development value as well. The Agriculture Preservation area would be the principal target of agricultural preservation programs like purchase of development rights and transfer of development rights, expanded PA 116 enrollments and agricultural security areas. These measures would also help preserve rural and scenic character as well. Rural and scenic character is protected by maintaining large, undeveloped parcels and through design guidelines for rural roadsides. It is the policy of the Comprehensive Plan to support "Right to Farm." Rural, nonfarm residential uses do not take precedence over farming operations. Farming practices can be objectionable to non-farm residents. However, farming is important and where buffers do not exist to moderate the dust, noise, odors and sprays from farms practicing commonly accepted agricultural management methods, non-farm residents will have to learn to live with their farming neighbors. Rural Residential This map layer shows the policy to provide for rural, low density living, but does not focus on the preservation of farmland (see Map 4-5). Farming would be allowed to continue as long as it were viable, but not concentrated animal feeding operations. The average density for this area is one unit per 10 acres, although it is not the policy to promote 10 acre minimum lot size. This density will result in providing an adequate amount of land for rural residences with on-site septic systems. If the density were higher, there would, over time, be severe negative impacts on the County road system. Public sewer and water would not be extended into this area during the planning period. Rural clustering could be used to preserve more common open space in this part of the County. It may be necessary to promote one-third to two acre maximum lot size and some package treatment sewer systems to preserve significant open space. It is also the policy of this Plan to promote design guidelines for rural residential properties. These volunteer guidelines would show property owners how to design and manage their properties for maximum scenic character. This could be Benzie County 2020 Comprehensive Plan 4-10 �one of the single, most important tools to insure the vision for Benzie County is realized. In many areas, rural residential uses will be adjacent to farmland preservation areas. Farming operations will be given precedence over residential use of land under "Right-to-Farm" guidelines. Transportation Improvements Transportation facilities (roads, bridges and air) should be maintained or improved where they will serve the planned density of development in an area and movement between that area and others. Transportation facilities should not be improved for the purpose of fostering development at a density level above that planned for the area, or prematurely in an area where density levels would not support the cost of road improvements or future maintenance. Within existing small towns, bicycle paths and sidewalks should be installed to meet nonmotorized transportation needs. Transit service should be offered as well. Proposed transportation improvements are illustrated on Map 4-6. Job Centers Job Centers are areas of commercial, industrial and institutional use. Areas identified on Map 4-7 are based on existing job centers as depicted on the 1996 existing land use map, with reasonable expansion to the year 2020. New job centers should not skip to new locations that are scattered and expensive to serve. This is a double whammy if it also leads to an abandonment of existing centers. Almost all job centers are within an urban services district. The few that aren't are already in existence or are already zoned as such and lack public sewer and water. Urban Services District (USO) Proposed Urban Services Districts (USO) are illustrated on Map 4-8. These are the proposed areas that will be considered for extension of public sewer, water, stormwater, increased police and fire and other urban services through the year 2020. They surround the City of Frankfort and existing villages in the County. All proposed medium density residential development and nearly all commercial, industrial and institutional development would occur within an USO to ensure that adequate public services are available. Except for public sewer installed around inland lakes to resolve or prevent water pollution problem, public sewer and water would not be extended beyond the boundaries of a USO within the time frame of this Plan. The USDs will help ensure fiscal responsibility and wise use of land resources. Within USDs, densities must be high enough to adequately support urban services at a level that is economically feasible to furnish them before urban services will be implemented. Each community will need to calculate the density Benzie County 2020 Comprehensive Plan 4-11 �needed to support the extension of services without unnecessarily increasing taxpayer burden. Existing infrastructure within USDs will be maintained, upgraded and incrementally expanded before new infrastructure is built in undeveloped areas of the County. The exception is in the new USO proposed for the area including the new elementary school in Inland Township. Benzie County 2020 Comprehensive Plan 4-12 �Map 4-5 Benzie County Policy Rural Residential i NORTH Key - Rural Residential ._,. ... _. J Urban Services Districts Benzie County 2020 Comprehensive Plan 4-13 �Map 4-6 Benzie County Policy Transportation Improvements KEY -I ••• * Road Surface in Poor Condition Road Commission Priorities Heavy Truck Traffic (Repairs/Enforcement) Roads of Regional Significance (Requires High Level of Maintenance) Benzie County 2020 Comprehensive Plan 4-14 �Map 4-7 Benzie County Job Centers i Key - Industrial Commercial Urban Services Disrict Benzie County 2020 Comprehensive Plan 4-15 NORTH �Map 4-8 Benzie County Urban Services Districts ,. --. ..... i Key Urban Services Disrict Benzie County 2020 Comprehensive Plan 4-16 NORTH �Policy Maps yet to be Developed Two important policy maps need to be prepared based on further study, resource inventories, citizen input and consensus building. These are: • Agriculture and Open Space Preservation. One of the recommendations of the Comprehensive Plan is to prepare an Agriculture and Open Space Preservation Plan . This task will take several years to complete. The policy map would include recommendations on specifically where to protect farmland and open space through purchase, conservation easement, or inclusion in agriculture security areas, PDR or TOR programs. It would also include recommendations as to where to improve scenery, where and how to protect existing scenery, what design guidelines are needed, where to apply guidelines for sign design and other related techniques. • Watershed Plans. The Comprehensive Plan recommends completion of watershed management plans for each of the major watersheds of Benzie County. Policy maps would depict areas of the watersheds where specific actions should take place to protect water quality, fish and wildlife habitat. These actions depend on land use, soils, slope and other factors. Implementation actions could include, but are not limited to: imperviousness limits, stormwater management approaches and chemical use guidelines. Zoning Plan "Section XII Land Use Classifications" (pages 26-28) of the 1993 Benzie County Land Use Plan is retained (by reference) as the zoning plan portion of this Comprehensive Plan. It provides the basis for the zoning districts in the County Zoning Ordinance until a new Agricultural and Open Space Preservation Plan for the County is complete. At that time, changes to zoning districts are anticipated to reduce the impact of over-zoning in rural parts of the County and to provide new incentives to landowners to keep land in agriculture and open space uses. The next chapter sets forihe principles, strategies and policies inherent in the various layers of the Future Land Use Map. Chapters 4 and 5 are designed to be read and used together when considering the consistency of a proposed land use or infrastructure proposal with the Comprehensive Plan. Benzie County 2020 Comprehensive Plan 4-17 �CHAPTER 5 PRINCIPLES, STRATEGIES & POLICIES Introduction The principal land use issue in Benzie County is not whether to grow, it is where, when and in what manner can growth occur without undermining the integrity of the scenic natural character of the County and the economy built around it. This Chapter presents key principles, strategies and policies to guide future growth in the County. Successful implementation of these principles, strategies and policies will prevent the negative impacts associated with the threats in Chapter 3. The principles, strategies and policies presented in this Chapter were synthesized from the goals, objectives and action statements in the Background Reports to guide implementation of this Plan. These principles, strategies and policies (like the goals, objectives and action statements in the Background Reports) were reviewed by the Comprehensive Plan Subcommittee, the Citizens Advisory Committee and were adopted as a part of this Plan by the Planning Commission. Principles are underlying or foundation concepts for the strategies presented in this Chapter. A policy is a definite course or method of action selected by a governmental agency to guide present and future decisions. Policies are presented for each of the strategies in this Chapter. Decisions consistent with these policies will contribute to successful implementation of this Plan. Many of the policies in this Plan will require regulatory or program changes at the County and local level in order to be implemented. Please consult the individual Background Reports for specific goals, objectives and action statements (and greater background information) related to the following principles, strategies and policies. Fundamental Principles Following are eight fundamental principles that underlay the policies presented in this Chapter and the balanced growth and environmental protection strategies of this Comprehensive Plan. These principles are intended to help achieve the longterm goal of sustainable development in Benzie County. These principles aim to ensure the needs of the present generation are met, without compromising (and wherever feasible enhancing) the quality of life of future generations. To the extent that any of the policies in this Chapter are in conflict, the conflict should be resolved by establishing the degree to which each policy contributes to achieving the principles of this Plan. The policy that appears to most contribute to the achievement of this Plan, in a particular instance, is the policy that should supercede-in the event of a conflict. 1. Scenic character should be preserved or enhanced wherever feasible in the County. The natural character of the landscape, the fruit farms and Benzie County 2020 Comprehensive Plan 5-1 �the location of the rural small towns within Benzie County combine to create a scenic quality that is highly treasured by residents and visitors alike. It is the source of the economic base of the County: farming, forestry, recreation and tourism. It must be preserved as future land use change occurs. It is also linked to all the other principles that follow and is critical to achieving all the major goals in this Plan and Background Reports. Preservation of scenic character is so important that a special study should be conducted and implemented to develop a propertyspecific agriculture and open space preservation plan throughout the County. But preservation is not enough. There are some places where scenic qualities have not been respected and enhancement or restoration will be necessary. Preservation and enhancement must proceed together. This includes institutional and other public lands, along road corridors and on private residential, business and industrial properties. Enhancement should be accomplished primarily through encouragement to implement common design guidelines (such as those in the Grand Traverse Bay Region Development Guidebook). Where appropriate, local ordinances can require visual buffers, scenic character landscaping and appropriate signs. Institutional properties can be enhanced through carefully planned capital improvements. 2. Natural resources in the County should be protected from inappropriate use or conversion. Forested hillsides, rivers and lakes provide the natural landscape background across most of the County. They attract thousands of seasonal residents and tourists each year. Much of this land is in public ownership and offers unparalleled hunting, hiking , and a wide range of other recreational activities. Carefully managed harvests of renewable forests also contribute lumber and fuel to support our society. Agricultural land is principally in orchard production. Forestry, agriculture, tourism and recreation have deep historical roots in Benzie County and greatly contribute to its economic base. Each industry requires a substantial amount of land in large contiguous blocks to remain economically viable. Preservation of the natural resource base is essential to preservation of these industries. 3. The pristine natural environment of the County should be protected from degradation. The clean air, water, and soil in the County is a natural asset of immeasurable importance. The extensive lakes, rivers, streams, wetlands, floodplains, and sand dunes are important parts of this natural environment which also contribute greatly to the scenic quality of the landscape. The abundant fish and wildlife populations are testimony to the relative purity of the natural environment in the County. The quality of the natural environment is a significant feature in attracting the huge number of seasonal residents and tourists to the County. The natural environment and especially sensitive natural features must be protected to sustain the scenic quality and economic potential of the County. Benzie County 2020 Comprehensive Plan 5-2 �4. An economy built on renewable natural resources is sustainable and should continue to be the principal economic base for the future. Agriculture, forestry, recreation and tourism are the foundation of the economic base in Benzie County. They are a significant part of local quality of life. They are also tied to renewable resources. Maintaining a sustainable local economy requires maintaining the renewable natural resources of the County. Further diversification of the economy that draws from the talents of the existing labor force will also enhance the prospects for a sustainable economy. 5. Future development should primarily take place in a compact development pattern. New commercial, industrial and medium density residential uses should be constructed in or adjacent to existing cities and villages and within areas designated as urban services districts. These mixed-use areas will be served with public sewer and water where it is cost-effective to do so. These services would not be extended beyond the USDs during the life of this Plan. Outside the USDs, development should only occur at low densities and primarily in small clusters of a few lots sited so as to minimize visibility from the roadway and to maximize the amount of open space around them. Small multi-user water wells and waste treatment systems may be needed to facilitate open space development. 6. Future land use, zoning, land division and public infrastructure decisions should be made consistent with this Plan. Achievement of the vision embodied in this Plan depends heavily on adoption and implementation of County and local zoning and land division regulations consistent with this Plan . It also depends on public infrastructure decisions consistent with this Plan . Future road, sewer, water, school, county building, state and federal facility decisions should be consistent with this Plan and an annually updated capital improvement program. Where the public spends money on infrastructure and the density of land uses it allows in various locations have an enormous impact on private land development decisions. If the public does not set the example by living up to the principles and policies in this Plan, then it should not expect the vision in this Plan to be realized. 7. A strong effort should be made to achieve improved intergovernmental cooperation within Benzie County. This Plan recognizes that land use and infrastructure decisions of each governmental unit have, over time, an impact on the character of the entire County. However, County government only has the ability to achieve part of the vision embodied in this Plan. A partnership founded on mutual respect and mutual support in achievement of the vision of this Plan should guide the development and implementation of new Benzie County 2020 Comprehensive Plan 5-3 �relationships between the County and local governments in the County and between the County and adjoining counties in the region. Improved intergovernmental coordination, communication and cooperation are essential to success of this partnership. 8. The vision in this Plan must be achieved without violating protected property rights. Many of the principles of this Plan will require changes in County and local regulations. As these changes are made, it is essential that constitutionally protected property rights not be violated. It is also important that special consideration be paid to the legitimate desire of large landowners who may have their "retirement" locked up in their land, to be given options for capturing the development value of their land, even if more dense development upon it is not a permitted activity. Principles #2 - #5 directly relate to #1. Principles #6 - #8 are essential to achieve #1 - #5. Thus all principles are interrelated . They are all oriented to achieving the goal of sustainable development in Benzie County. They recognize that a healthy economy depends on a healthy environment and that these need not be mutually exclusive. They are structured to achieve a balanced growth and environmental protection strategy that also protects the scenic character of the County. Balanced Growth Strategy Preservation of scenic character in Benzie County is both dependent on and supports most of the economic base in the County. The scenic character is comprised of the natural environment, farms and the built environment. Thus, protecting scenic character, the natural environment and economic development must proceed together-or one or the other (or both) will suffer. The solution lies in pursuit of a balanced growth policy. Balanced growth will require housing not only for comparatively wealthy seasonal residents, retirees or two income commuter families, but also for the elderly, young families and other persons on low fixed incomes. New businesses will be needed to meet the needs of the growing seasonal and permanent populations. Where these new homes and businesses are located will dramatically affect the future character of the County. If the current trend of single family homes lining county roads is continued, the landscape will become suburbanized. Many of the large open spaces will be chopped up and sprinkled with homes. Most open space would then be in yards, rather than a part of the current scenic landscape. This will diminish value of the landscape to tourists and create a huge public service burden over time. Cost-effective public services are nearly impossible with a scattered land development pattern. Figure 5-1 illustrates key aspects of a balanced growth strategy for Benzie County. Following are key policies to implement this strategy: • The County shall revise zoning and related regulations to curtail sprawl and strip development, and to encourage a compact settlement pattern. Benzie County 2020 Comprehensive Plan 5-4 �• • • • • • • • • • • • • The County shall cooperatively work with local governments and assist citizens and property owners in the County to achieve this strategy. The County shall support actions that enhance the long term viability of the agriculture, forestry, recreation and tourism industries. Rural areas of the County shall be zoned with a very low density based standard to prevent over development. Maximum lot sizes should be used to encourage clustering and the retention of open space. The County shall support creation of carefully planned and sited industrial parks and other job centers to accommodate the growing need for local employment. New residential, commercial and industrial development in the county shall be encouraged provided it is: a) in locations with public seNices adequate to meet its needs, b) environmentally friendly, c) consistent with the density, character and development in the area, d) consistent with local plans and regulations and e) consistent with this Plan and applicable county, state and federal regulations. An economic development position shall be established to actively promote existing businesses and new business development in the County and to facilitate financing for expansion of existing business and infrastructure in the County in a manner consistent with this Plan. The County shall seek to ensure that new development pays its own way in terms of public seNices and does not unreasonably create a future public seNice obligation that is not met by the new development or is unfairly charged to existing residents; except where a community explicitly decides to subsidize it. The County shall seek to ensure that new public facilities are constructed to guide future growth based on annually updated capital improvement programs prepared by each unit of local government and the County. All CIPs shall be consistent with this Plan. The County and local governments shall establish urban seNice district boundaries and not permit intensive new development outside these boundaries until adequate public seNices are available to that area, unless the private development is completely self-sufficient in terms of adequate urban seNices. Local jurisdictions should cooperatively work to upgrade the quality of emergency response equipment on an on-going basis and to maintain equipment in close proximity to population concentrations. A maintenance, road improvement and inter-modal connection strategy, including spending priorities, shall be developed for County roads. Improvements to pedestrian circulation, bike paths, bus seNice and airport seNices shall be made consistent with adopted plans for long range improvements of these transportation seNices. Prepare corridor plans and establish standards for development along M-115 and US 31 to protect the rural character of these highways including but not limited to use of overlay zoning, buffering screening, and conseNation easements. Benzie County 2020 Comprehensive Plan 5-5 �• • • • • • • • • • Road capacity shall be maintained and congestion and safety problems prevented through the use of access management tools. Public health and safety shall be protected by enforcing sanitary regulations and by providing the most effective emergency response service practical. The County shall identify affordable housing needs and ensure plans and regulations are prepared and implemented to meet those needs. Incentives should be offered to encourage affordable housing in and adjacent to existing mixed use centers in the County. The County shall make an effort to coordinate the provision of jobs and transportation so that a jobs/housing/transportation balance is achieved that results in reduced transportation demands and a greater chance for cost effective transportation services, including transit services. New subdivisions and site condominium projects shall include provision for bicycle and pedestrian circulation between residential areas, town centers and important natural features. The County shall revise zoning regulations to protect agricultural operations from incompatible adjacent land uses where there is a long term commitment to preserve agriculture in an area. The County shall prepare, adopt and implement an agriculture and open space preservation plan that fairly addresses the equity concerns of large landowners. The 2000 area of public land in Benzie County should be retained as a future minimum and holdings should be consolidated over time through fair trades, sales and purchases. Fragmentation of private lands adjacent to State and Federal lands should be strongly discouraged. The establishment of new, compact "Villages" or "Village centers" in rapidly growing rural townships near Grand Traverse County should be studied and encouraged if feasible and warranted. Benzie County 2020 Comprehensive Plan 5-6 �Figure 5-1 BALANCED GROWTH STRATEGY PROTECT RENEWABLE RESOURCE LANDS ENCOURAGE COMPACT DEVELOPMENT WITH COMMON OPEN SPACE INDUSTRIAL PARK NEW JOBS '\ PUBLIC SERVICE ., BOUNDARY ·,"-. '· ENCOURAGE NEW BUSINESS ACTIVITY WITHIN EXISTING VILLAGE THAT REFLECTS VILLAGE CHARACTER DISCOURAGE STRIP DEVELOPMENT AT EDGE OF VILLAGE ~ - . · r; ., ~ · \, ~r,:., /.4 . '· •. , . ', . ', ' \ Benzie County 2020 Comprehensive Plan 5-7 .... . .... ······· ,••• ••••• ...•· BOUNDARY ~ . ···•·· : ······ ! ···•··· ·-~: �Environmental Protection Strategy The other side of the balanced growth strategy is the environmental protection strategy. This term embraces protection of renewable natural resources like agricultural and forest land, as well as the air, water, and other sensitive natural features in the County (like wetlands, floodplains and sand dunes) The greatest threat to these resources is from poorly planned or sited new development. Residential development poses the greatest threat because there is so much more of it over a much wider area. It is important to guide new development in a way that works with nature rather than against it. Where there are legitimate conflicts between proposed new development and an important sensitive natural resource, and reasonable and prudent alternatives exist, then the new development should yield to the sensitive environmental feature and be built elsewhere. Where long term sustainable economic or public safety and welfare benefits outweigh small environmental impact, then the new development should be allowed to proceed with appropriate mitigation measures. In all cases, planning and development regulation should be oriented to preventing pollution, impairment or habitat destruction. Figure 5-2 illustrates key aspects of an environmental protection strategy for Benzie County. Following are key policies to implement this strategy: • Watershed management plans shall be prepared to protect the soil from erosion and water quality for all watersheds in the County. • A groundwater/wellhead protection plan shall be developed for each municipal well in the County. • New residential development in the County shall be encouraged to be largely built in existing cities and villages or in small clusters on non-prime resource lands in order to minimize negative impacts on farm and forest land. • Existing agriculture or forest land uses shall have priority over new residential uses, and farming operations should be encouraged to continue in areas zoned for agriculture or forest as the principal permitted use. Such areas should not be rezoned to residential use as long as agriculture or forest remains a viable use of the land. • New development shall be designed and constructed to avoid sensitive natural features and comply with applicable federal, state, county and local regulations. • The extensive and diverse sensitive natural features in the County shall be protected where pristine and restored where damaged. • New development shall not pollute or degrade the quality of surface water or groundwater. • County and local ordinances should be adopted or amended to provide protection for sensitive features including wetlands, floodplains, sand dunes, high risk erosion areas and land bordering lakes and streams. • Imperviousness overlay zones, setback and vegetative buffer requirements, performance standards along water bodies, soil erosion and sedimentation Benzie County 2020 Comprehensive Plan 5-8 �• • • • • • • control ordinances and stormwater management ordinances shall be adopted and enforced. Best management practices shall be used to protect soil, surface water and groundwater quality as land use change occurs. Uniform local zoning and land division regulations shall be promoted and enacted where feasible county-wide to prevent the fragmentation of farm and forest land unless there is no other reasonable alternative available to preserve the renewable resource. A county-wide purchase of development rights program and/or a transfer of development rights program shall be created to provide reasonable alternatives for farm and forest landowners to capture development value without converting the land to development. Planning for the Dry Hills area (in the southwest portion of the County) shall encourage preservation of its rural and scenic character, including agriculture and managed timber resources. Wildlife corridors and linkages between open spaces shall be a primary consideration in the development of new county-wide and local plans. The County shall coordinate and assist in the development of a network of greenways and recreation trails consistent with the Northwest Michigan Greenways Plan. New lakefront public access sites shall be carefully sited to minimize environmental degradation and managed to prevent overcrowding of the lake surface and nuisance impacts on abutting properties. Benzie County 2020 Comprehensive Plan 5-9 �( LINK OPEN SPACES NEW DEVELOPMENT: Compact Close in to village PROTECT RENEWABLE RESOURCESFARM & FOREST LAND m z < :;o 0 z :!!: m z -I )> r ,, -c cc· :;o C: 0.., -I (!) m <;'1 C")N -I 0 z en -I ~ -I m G) PREVENT LAND FRAGMENTATION OF LARGE PARCELS DEVELOPMENT RESTRICTED -< �Strategy to Protect the Visual Character of the Landscape County citizens have strongly indicated that they do not want growth to spoil the scenic character of the landscape. They do not want it to take on a suburban or urban character. They want the forested, lake and riverine landscapes to be preserved for the benefit of present and future generations. Almost everyone feels a right to see, enjoy and help protect these resources. As a result, protection of the unique rural character of the County must be a fundamental part of all future planning and development decisions. The Grand Traverse Bay Guidebook illustrates various ways in which new development could occur in order to protect the visual character of the County. Figure 5-3 further illustrates key natural landscape features that need protection if scenic quality is to be preserved in Benzie County. Following are key policies to implement this strategy: • The County and local governments shall encourage new development to be designed consistent with the principles in the Grand Traverse Bay Guidebook and any additional design guidelines adopted by the County or a local Planning Commission. Some of the key design guidelines follow: • Most new dwellings should be built in or contiguous to existing small towns in the County instead of on large rural lots. • New development outside of existing small towns should be designed to maximize preservation of open space and minimize visual impact from public rights of way. • Clustering or very low density development should be used wherever there is an opportunity to protect open space or minimize impact on a sensitive natural resource . • Landscaping and plantings should rely predominantly on naturally occurring species on areas visible from roads and other public rights of way. • Naturally occurring vegetation should be used to the maximum extent possible. • Design guidelines should be provided for rural property owners promoting forest block concepts. • Communication towers and wind powered generators should be designed to have minimum visibility from road corridors. • Sign ordinances should be adopted that prohibit billboards but provide for business identification and communication of other essential messages through alternate means, including small and cluster signs. • A system of "Rural Roads, Heritage Route and Federal Scenic By-ways" should be explored and if designated, maintained into the future for their scenic/aesthetic attributes. • Junk and dumping ordinances shall be vigorously enforced. • At night, the stars should be visible in the sky-not obstructed by diffuse light from the built environment. Benzie County 2020 Comprehensive Plan 5-11 �I Design rural development to minimize visual impact z )> ~ C s!rr- )> "Tl Z-· ccc CJ) C: o@ )> CJ1 "'CJ I mw "Tl m ~ C Cluster now rnral development to preserve open space Retain or plant buffers of naturally occurring vegetation along roads Place most new development contiguous to existing small towns Minimize visual Impact of new development along road corridors through design guidelines Minimize Impervious surfaces and pass runoff through vegetation before it reaches streams and lakes :;o m CJ) �Strategy to Protect Visual Character of Small Towns The physical features of the city of Frankfort and the villages in Benzie County are a critical component of the rural scenic character of the County. New development that is encouraged to take place in and adjacent to these small towns must both complement and fit with the existing character, or it will damage the scenic character of the community and the County. Figure 5-4 further illustrates key visual character elements of small towns to protect in order to have them continue to complement the features of the natural environment around them. Following are key policies to implement this strategy: • The County and local governments shall encourage new development to be designed consistent with the principles in the Grand Traverse Bay Guidebook and any additional design guidelines adopted by the County or a local Planning Commission. Some of the key design guidelines follow: • Historic districts in the various historic settlements within the County should be established. • Design guidelines for historic preservation should be devleoped. • In building, sign and other construction, materials such as wood, stone, or brick should be encouraged instead of metal, plastic or concrete. Muted and earth tones, rather than bright colors, should be encouraged to best blend with the natural landscape of Benzie County. • The number and size of signs should be minimized. • Utility lines should be buried or routed away from the street. • Service drives and alleys should be used to limit the number of curb cuts. • Parking lots should be paved and landscaped with naturally occurring vegetation. • Parking should be placed behind or beside buildings, but not in the front yard of commercial or industrial businesses. • New buildings in small towns should blend with the predominant architectural period and style, be of a similar mass and shape, use compatible materials and colors, and use lot sizes and street layouts similar to those already in the small town. • New public buildings should be built within or immediately adjacent to existing cities and villages in the County and should be designed to blend with the vernacular architecture of the area. Benzie County 2020 Comprehensive Plan 5-13 �Figure 5-4 VISUAL CHARACTER ELEMENTS LANDSCAPING TO SCREEN PARKING LOTS SIGNS USE WOOD, STONE OR BRICK INSTEAD OF METAL, PLASTIC OR CONCRETE, AND LOW-INTENSITY LIGHTING UTILITIES Benzie County 2020 Comprehensive Plan 5-14 �Strategy to Address Issues of Greater than Local Concern Many of the major issues identified in Chapter 3 are issues of greater than local concern. Figure 5-5 illustrates key issues of greater than local concern that deserve a coordinated intergovernmental response if the quality of the landscape and the quality of life in Benzie County are to be preserved and enhanced. The fundamental principles presented in this Chapter recognize that intergovernmental cooperation is critical to implementation of the strategies in this Plan. The following key policies are also essential: • The Benzie County Comprehensive Plan shall be used as the general guide for preparing plans of various County agencies, local plans, capital improvement programs, land division and zoning regulations within the County. • The County Planning Commission shall review all proposed township plans, rezonings, capital improvements and land divisions for consistency with this Plan and all County regulations adopted consistent with it. • The County Planning Commission shall assist with and coordinate planning, zoning and infrastructure decisions with all units of government within the County, with all County, state and federal agencies operating within the County, and with all units of government that operate in jurisdictions which abut the County in a manner consistent with this Plan. • The County Planning Commission shall regularly share planning, land use and infrastructure information with all governmental units within and adjacent to Benzie County through a variety of formal and informal communication means. • The County Planning Commission shall continue to request, facilitate and welcome input from other local governments and governmental agencies, citizens and stakeholder groups working within or adjacent to the County prior to adoption or amendment of plans, projects, programs or regulations. • The County Planning Commission shall establish and implement procedures to prevent and/or resolve disputes related to land uses of greater than local concern. • The County Board of Commissioners should actively support the County Planning Commission, County Planning Department and other governmental units in the pursuit of the principles and policies of this Plan. Benzie County 2020 Comprehensive Plan 5-15 �Figure 5-5 ISSUES OF GREATER THAN LOCAL CONCERN PROTECT CORRIDOR PROTECTION OF FLOODPLAINS WATERSHED MANAGEMENT BUFFER ZONE GRAVEL PIT INFRASTRUCTURE EXTENDED SOLID WASTE DISPOSAL Benzie County 2020 Comprehensive Plan 5-16 �CHAPTER 6 PLAN IMPLEMENTATION Introduction As important a benchmark as this Plan represents, the initiatives proposed in this Comprehensive Plan will not implement themselves. It will take the concerted efforts of citizens, elected officials and local and county administrative officials to bring this Plan from concept into reality. It will take continued support and commitment for many years. However, the goals of this Plan and the policies proposed to implement it offer the promise of a much better future than that likely to occur if recent trends continue unchanged. Benefits to all groups will be numerous and most visible in terms of lower infrastructure and maintenance costs for public facilities and retention of the scenic character of the landscape (so cherished by residents and visitors). Many indirect benefits will also occur. These include improved access to information needed for decision-making and better cooperation among units of government. The central ingredients to successful Plan implementation will be: • Commitment by the County Planning Commission, citizens, the County Board of Commissioners and support from local units of government. Implementation of the Comprehensive Plan will require the County and local governments, businesses and citizens to drop some old habits and adopt some new approaches. This is not always easy to do. However, the desired vision will not be reached without commitment by all involved. • A better educated citizenry and local officials. While many citizens and officials want trends to change, they lack the knowledge to make them change or don't understand the cause and effect link of actions they take on an ongoing basis. Information about more appropriate residential development patterns, the fiscal and land use constraints of extending urban services, farming methods, forestry methods, property rights, scenery and open space preservation, natural resource protection and other tools to sustain the quality of life in Benzie County need to reach citizens and officials or they will not understand why and how local decision-making must change. • An up-to-date, accessible data base and mapping (GIS) capacity at the County level. Local plans and development regulations will be easier and less costly to prepare and maintain because the information in the County GIS System can easily be updated and displayed on maps. By working in partnership with the County in a manner consistent with this Plan, local governments will be able to justifiably provide for an appropriate range of land uses in their plans and zoning regulations. This could eliminate the continued scattering of commercial and industrial uses in inappropriate locations while improving the success of businesses established in appropriate locations. Benzie County 2020 Comprehensive Plan 6-1 �Focusing on Priorities It is easy for a Planning Commission at either the County or local level to become distracted with ongoing tasks or ad hoc, controversial issues. Still, the Commission needs to prioritize its tasks. 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, an update to the capital improvement program and the five-year Plan update. These are discussed below. Annual Tasks An annual report on all activities undertaken by the County Planning Commission with a special focus on actions taken to implement the Plan should be made to the County Board of Commissioners. 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 budget process. The Planning Commission should also assist the County Administrator with the preparation and annual updating of a capital improvement program. Periodically, and at least once each five years, the Comprehensive Plan should be thoroughly reviewed and updated by the County Planning Commission. Top Priorities The Planning Commission can not be expected to accomplish all of the actions listed in the Background Reports. Many of these can only be accomplished by other agencies or groups. It is key that discussions begin with those groups so that they understand the goals, find agreeable common ground where there are differences and obtain a commitment to the action. One approach to establishing priorities is to use the following standards: • Make a high priority those actions that are the precursor to other steps. One example is the action to establish watershed planning groups. This needs to happen before water quality monitoring (on a watershed basis) and watershed management planning and implementation can occur. • Those actions that are assigned to a particular group are a high priority. • A lower priority may be those actions that do not assign a group or broadly identify the "County," 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. The following activities should be the key priorities of the Planning Commission for the next five years: • Educate all local units about the vision, goals, objectives and policies of the new County Comprehensive Plan and provide technical assistance in the integration of these elements into local plans and zoning decisions. • Educate all citizens about the vision, goals, objectives and policies of the new County Comprehensive Plan and provide technical assistance in the integration of these elements into property owner development and redevelopment efforts. Benzie County 2020 Comprehensive Plan 6-2 �• • • • • • • • • • • • • • Update the County Zoning Ordinance to be consistent with this Plan. Directly use this Plan in the analysis and review of proposed rezonings, zoning text amendments, and new or amended master plans submitted to it for statutory review and approval. This means recommending approval for actions consistent with the Plan and denial or modification for actions inconsistent with this Plan. Exercise review authority in ways to improve local decisions by guiding decisions toward integrated and coordinated solutions based on the core policies in this Plan. Provide training and technical assistance to local governments on general planning, zoning and capital improvement programming. Upgrade the GIS and provide maps, GIS analysis services and related technical assistance to local governments and governmental agencies in the County. Monitor local and County agency decisions and periodically inform local governments and the County Board of Commissioners on the status of efforts to improve land use decision making in Benzie County. Provide technical assistance and guidelines on alternative approaches to deal with identified land use and infrastructure problems. Join efforts with others outside the County to modernize planning and zoning enabling legislation and to authorize new tools to better manage growth and preserve open space. A County-wide Agriculture and Open Space Preservation Plan should be developed and implemented . This Plan would prioritize lands for open space preservation, identify and implement tools for acquisition of title or development rights from willing sellers and set up funding mechanisms for implementation. It would also develop strategies to help insure the financial success of Benzie County farmers. Design guidelines should be developed and promoted by the County Planning Commission that illustrate how to protect rural and scenic character and open space values on private residential, commercial , industrial, public and institutional properties. An example is the Grand Traverse Bay Region Development Guidebook that illustrates a preferred development approach that protects scenic quality, open space, water quality and sensitive environments. Residential development standards should be prepared 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. Watershed planning groups and watershed management plans should be established for each watershed in Benzie County. Preparation of a county and local capital improvements program. Preparation of a county subdivision control ordinance. Benzie County 2020 Comprehensive Plan 6-3 �• • Development of a county-wide affordable housing plan and implementation strategy. Periodically update the Background Reports that provide the technical foundation for this Plan. Dealing with Issues of Greater than Local Concern Local jurisdictions frequently deal with issues that have implications beyond the jurisdiction (both intra-county and inter-county). Public interests that are broader than simply local interests include (but are not limited to) those in Table 6-1. Benzie County 2020 Comprehensive Plan 6-4 �Table 6-1 • • • • • • • • • • • • • • • • • • Issues of Greater than Local Concern Protecting the Environment and Natural Resources Watersheds and water quality Wetlands protection Floodplain protection Land pollution (ex. arsenic along trails) Soil conservation and stormwater pollution (e .g. Arcadia Bluffs) Air pollution Groundwater pollution Oil and gas pollution Noise pollution Water pollution of inland lakes (esp. Platte Lakes, Crystal Lake) , rivers and streams Protection of sand dunes Wildlife corridors and fish and wildlife habitat protection Protection of unique and endangered species Sustainability of privately owned forest land Water surface under control of multiple local jurisdictions, especially as relates to keyhole development Use of public access sites Maintaining a "sense of place" where that sense is the major attraction for tourists and the service sector economy. Siting Public Facilities or Providing New Public Services • Solid waste and recycling • Emergency services (fire, ambulance, police) - to achieve greater efficiency (involves the U.S. Park Service, and DNR) • Transportation/roads • Mass transportation (greater than county service area) • Trails (siting of) - federal, state, local, and property owners • "Regional" park facilities (very large, e.g. pool or hockey rink - needs a large customer base) • District library and district boundaries for libraries • Mental and other health facilities • Provision of senior services - location of facilities, including handicapped services • Extension of utilities Maintaining a Sustainable Economy and Promoting Economic Development • Real (livable) wages, job opportunities for young adults and families with children • Lack of seasonal workers - lack of an intermediate job base • Harbors (Frankfort and Elberta), Platte River free flow • Adequate lifelong educational opportunities for all citizens • Adequate affordable housing for middle and low income persons. Land Use • LULU's (locally unwanted land uses that meet a regional need, such as gravel pits, junk yards, landfills, communication towers, etc.) • Large scale development (resorts, shopping center, airports, etc.) • Strip development along main roads • Density in some rural areas that is too high to cost effectively service and a current zoned density that will exacerbate this problem. • Compact settlement pattern vs. dispersed settlement pattern and the associated impacts on infrastructure extensions or establishment of infrastructure • Siting affordable housing • Lack of similar regulations and enforcement across jurisdiction boundaries • Compatibility of land uses along jurisdiction boundaries regarding zoning and land use issues • Loss of open space • Regional focus on open space preservation and farmland preservation • Protecting important viewsheds and rural corridor views Other • A sovereign nation within the County making independent land use decisions • A nonresident (largely seasonal) population that (for the most part) does not vote locally, but does pay taxes locally • Lack of a tax or fee of users of state resources here • lnterjurisdictional equity issues • Intergenerational equity issues • Sustainability. Benzie County 2020 Comprehensive Plan 6-5 �In many instances, these issues of greater than local concern revolve around common environmental features (which do not respect municipal boundaries), infrastructure, and the needs of special populations. It takes a basic change of attitude toward other jurisdictions to effectively deal with these issues. It takes recognition that the citizens of both (or several) jurisdictions face the same potential loss or gain. It takes acceptance that the other jurisdiction is not in competition or opposition, at least not on every aspect of the issue. It takes the ability to exercise mutual respect in areas of overlapping responsibilities and mutual support where responsibilities are separate but compatible in pursuit of common goals and a common vision of the County. By jointly engaging the issues, common ground can usually be found. It is the common ground that is most often used as the basis for effective interjurisdictional cooperation. Role of Key Players It will take the efforts of many different groups to implement the Benzie Comprehensive Plan. Key among them are the local planning commissions and governing boards, the County Board of Commissioners, the County Planning Commission and the County Planning Department. The framed text on Table 6-2 on the next three pages lists the traditional roles and responsibilities of local planning commissions, local governing bodies, the County Board of Commissioners, the County Planning Commission and the County Planning Department. These traditional roles are proposed to be continued, but some changes are also proposed to strengthen the ability of these entities to take actions to implement this Plan . These changes are summarized in the text following Table 6-2. A more detailed description of these changes is found in the Intergovernmental Cooperation Subcommittee Background Report. Benzie County 2020 Comprehensive Plan 6-6 �Table 6-2 TRADITIONAL RESPONSIBILITIES OF THE LOCAL GOVERNMENT DECISION-MAKERS County Board of Commissioners The County Board of Commissioners must take the lead in order to initiate planning in the County. It's basic statutory and administrative responsibilities are as follows (not all of these are currently being performed): • Create County Planning Commission and thereafter periodically appoint qualified and interested persons to serve on the Planning Commission. There should be at least one person serving as a liaison between the two bodies. • Periodically hold a joint meeting with Planning Commission to go over issues of common interest. • Adopt zoning ordinance and subdivision regulations and any subsequent amendments. • Approve funding for the planning/zoning program each year including funds for training and continuing education of commissioners and staff, and for public education on planning and zoning. • Approve hiring of consultants recommended by the Planning Commission . • Take action to support the goals, objectives and policies in the Plan. • Ask Planning Commission to prepare an annual report of activities and a proposed work program for the next year, in enough time to be considered in the budget process. • Ask Planning Commission to review proposed capital improvements for consistency with the Plan prior to the County Board adoption of a capital improvement program. County Planning Commission The County Planning Commission was created by the (then) County Board of Supervisors on April 12, 1976 pursuant to the requirements of the County Planning Act, PA 282 of 1945. It also has the responsibilities of the County Zoning Board under PA 183 of 1943. Currently, the County Planning Commission is responsible for: • Preparing and maintaining a plan for the development and protection of the County. It will adopt the Comprehensive Plan as a replacement for its 1993 and 1974 Plans. • Preparing and proposing amendments to the County Zoning Ordinance. • Making recommendations on proposed Township plans and/or rezoning or text amendments. • Attempting to prevent incompatible planning and zoning along governmental boundaries. • Reviewing and commenting on proposed new public lands, facilities or improvements for consistency with the Comprehensive Plan . • Review and comment on proposed PA 116 Farmland and Open Space Enrollments. • Preparing the County Overall Economic Development Plan. • Preparing and maintaining the County Solid Waste Management Plan . • Reviewing federal grant applications. • Receiving, storing and sharing data from the Michigan Resource Inventory Program. • Providing information and education services for the U.S. Bureau of the Census. • Serving as County Council for the Resource Conservation and Development Program of the U.S. Dept. of Agriculture. • Receiving citizen comments on local planning and zoning issues and acting upon or referring those comments as appropriate. • Coordinating planning and associated development regulations with other governmental units and public agencies. • Learning about and staying up-to-date on the responsibilities of the Planning Commission and on various tools available to implement local plans. Benzie County 2020 Comprehensive Plan 6-7 �Traditional Responsibilities of the Local Government Decision-Makers (Continued) Local Governing Bodies The local city or village council and township board of trustees also have specific planning and zoning responsibilities. These include: • Appointment of qualified persons to serve as members of the Planning Commission/Zoning Board and Zoning Board of Appeals. • Adoption of ordinances recommended by the Planning Commission for implementation of the comprehensive plan, including when supported by the governing body, a zoning ordinance and subdivision regulations . • Providing an adequate budget for the Planning Commission to carry out its responsibilities including keeping the plan and zoning ordinance current, and receiving proper training on their roles, responsibilities and new tools and techniques for improving the community. • Providing adequate staff and financial resources (including setting fee levels) for proper enforcement of adopted regulations. • Conducting required public hearings prior to acting on zoning, subdivision or infrastructure development matters. • Receiving and acting upon citizen complaints related to planning and zoning issues and as appropriate, referring matters to the Planning Commission for action. Local Planning Commissions Planning commissions in cities and villages in the County are organized under the Municipal Planning Act, PA 285 of 1931. Township planning commissions are organized under PA 168 of 1959. Some of their principal responsibilities include: • Creating , adopting and maintaining a local comprehensive plan to guide future land use change and to serve as the legal basis for the local zoning ordinance. • Creating , maintaining and administering responsibilities under the local zoning ordinance (for those municipalities with local zoning) adopted pursuant to the City-Village Zoning Act, PA 207 of 1921 or the Township Zoning Act, PA 184 of 1943. • Advising the local governing body on proposed rezonings, text amendments, plats, land divisions, capital improvements and related planning and zoning decisions. • Responding to the recommendations of the County Planning Commission and/or the County Planning Department on planning and zoning issues. • Making recommendations on special projects or delegated responsibilities (e.g. zoning ordinance enforcement) • Working with property owners in order to try and achieve good development (or redevelopment) • Educating citizens on the values and benefits of planning • Receiving citizen comments on local planning and zoning issues and acting upon or referring those comments as appropriate. • Learning about and staying up-to-date on the responsibilities of the Planning Commission and on various tools available to implement local plans. County Planning Department The County Planning Department is a service agency of the County designed to provide assistance to the County Board of Commissioners, the County Planning Commission, to local governments and property owners in the County. Specifically its responsibilities include: • Assisting the County Planning Commission in fulfilling their statutory responsibilities under the County Planning Act including assisting with the preparation and maintenance of a County Plan and coordinating local planning activities in the County. • Providing technical assistance and technical information to the County Planning Commission, local governments, local planning commissions, the County Board of Commissioners and other County agencies , and to the general public. Benzie County 2020 Comprehensive Plan 6-8 �Traditional Responsibilities of the Local Government Decision-Makers (Continued) County Planning Department (Continued) • Providing review and analysis of the consistency of proposed new public facilities with the Comprehensive Plan for consideration by the County Planning Commission. • Analysis of proposed township plans and amendments for review by the County Planning Commission. • Analysis of proposed townsh ip zoning ordinances, rezoning proposals and proposed amendments for review by the County Planning Commission. • Representing the County on various committees , groups and task forces . • Maintaining and providing staff support in the development and updating of the County Solid Waste Management Plan. • Administering the County Zoning Ordinance. • Administering the County Soil Erosion and Sedimentation Control Ordinance. • Coordinating planning, zoning and infrastructure decisions with various county, state and federal agencies. • Preparing the County Overall Economic Development Plan. • Preparing and reviewing state and federal grant applications. • Responding to special project requests of the County Board of Commissioners and other agencies. • Making reports to the County Board and other agencies on issues of planning or special interest in the County. • Developing and maintaining a computerized geographic information system for the County. • Receiving, storing and sharing data from the Michigan Resource Inventory Program. • Serving as the primary repository for socioeconomic, census, environmental and other data concerning the County. • Providing information and education services for the U.S. Bureau of the Census. • Developing and implementing budgets and work programs for Department activities. • Staying abreast of contemporary planning and related research, and new laws and regulations . Benzie County 2020 Comprehensive Plan 6-9 �New Roles of the County Board of Commissioners The first new responsibility of the County Board of Commissioners will be to reconstitute the County Planning Commission . This will require amending the ordinance creating the original Planning Commission to include the duties and responsibilities described below. It will be important for the County Board of Commissioners to endorse the County Comprehensive Plan, and thereafter approve any major amendments to the County Plan. No other action will more graphically demonstrate continued County Board support for this important growth management tool. As County Planning Department staff responsibilities grow, so must the number of qualified staff to meet those needs. There will likely be necessary, increased funding requirements. Opportunities will continue to open to provide maps, and other services on a fee basis. These should be explored as supplemental revenue resources, but not at the exclusion of completing other required responsibilities. Consideration should be given to establishing a creative program of local financial support, and in-kind professional services to local governments who desire to modify/update local plans or development regulations to be in conformance with the County Plan. Professional services, maps and data from the County Planning Department could go a long way to helping local governments do the best possible job with local planning and zoning programs. This type of carrot (or even better, local financial support) will probably do more to speed plan implementation than any other single action. New Roles of the County Planning Commission The County Board of Commissioners would amend the ordinance creating the County Planning Commission to include all the traditional responsibilities of a County Planning Commission as well as some new duties. In reorganizing the County Planning Commission, the County Board of Commissioners would also delegate the authority permitted under section 4a of the County Planning Act (MCL 125.104a). The County Board would adopt an annual capital improvements program (CIP). The CIP would involve merging all local CIP's along with a strategy for prioritizing proposed projects along with definitive financing plans for the improvements to be constructed in the earlier years of the program for those County programs on the list. This activity would be performed by the County Planning Commission with assistance of the County Planning Department. Decisions on new County public facilities would be made by the County Board of Commissioners, but only after receiving a recommendation by the County Planning Commission as to consistency with the County Plan and the current capital improvements program. Benzie County 2020 Comprehensive Plan 6-10 �The County Planning Commission would organize standing subcommittees composed of individuals qualified by experience, training, or interests to assist in the consideration and solution of problems of greater than local concern. The subcommittees would be charged with advising the Planning Commission (before it acted) on any issue of greater than local concern as so assigned by the Planning Commission. Staff of the County Planning Department would assist the subcommittee within the parameters of the task assigned by the Planning Commission and within the time and other resources available. New Roles of the Local Planning Commissions and Governing Bodies All local governments would have a local master or comprehensive plan that was consistent with the County Comprehensive Plan, and was updated at least once each 5 years. All local zoning ordinances would be consistent with the local plan and would also be updated at least once each 5 years. Local planning commissions would coordinate plans and zoning regulation closely with those of adjacent jurisdictions. Stronger involvement by the governing body will be needed in preparation and maintenance of the local comprehensive plan as the governing body would also approve the plan following adoption by the local planning commission. Local administration and enforcement of zoning ordinances will need to be improved . It could be contracted to a private party, or shared between several local governments or even contracted from the County. Local planning commissions, working in concert with their governing body, would participate in the preparation of (and thereafter annually update) a 6-year capital improvement program (CIP). Where a township did not have adequate financial resources, it would consider dropping local zoning and falling under County zoning. If it could, it would still maintain a planning commission and advise the County Planning Commission on planning and zoning issues in its township. New County Planning Department Roles The County Planning Department would provide expanded technical assistance services to local governmental units in support of actions to implement the County Plan. The County Planning Department would be permitted to offer these services on a fee or other basis pursuant to guidelines proposed by the County Planning Commission and approved by the County Board of Commissioners. A multi-year plan for the data center should be developed and annually updated, along with the necessary protocols and referencing mechanisms to ensure proper maintenance of the data and other library materials in the data center. Receiving, storing and sharing data from the Michigan Resource Inventory Benzie County 2020 Comprehensive Plan 6-11 �Program and providing information and education services for the U.S. Bureau of the Census would be special elements of the data center function. Tools to Implement the Plan The basic tools for implementing the Comprehensive Plan are the County Zoning Ordinance, the local Master Plans, capital improvement programs and development regulations (including zoning ordinances, land division and subdivision regulations and other, similar regulations). Not all local jurisdictions in the County have all these tools in place. County and local regulations should be updated to conform with the policies in this Plan. Following an initial update, plans and local development regulations should be updated on a regular basis. Mechanism for Updating the Comprehensive Plan It is very important that the annual priority-setting and budgeting sessions of the County and local Planning Commissions be institutionalized. An annual report on actions taken to implement the Plan should be made to the County Board of Commissioners (and by local Planning Commissions to the local governing bodies), along with adoption of any necessary amendments by the Planning Commission. Periodically, and at least once every five years, the Comprehensive Plan should be thoroughly reviewed and updated. Concluding Thought This Comprehensive Plan represents thousands of hours of input by citizens and local government officials in Benzie County over the past several years. The circumstances it is intended to address did not occur overnight and they will not be resolved overnight. However, this Plan sets forth another option to a future that will inexorably be created if existing trends and uncoordinated decisions continue. Existing trends are fueled to a very great extent by existing plans, regulations and institutional relationships. To create a future different from existing trends, then current plans, policies, regulations and institutional relationships must also be changed. Perhaps the catalyst for that change is for the preferred vision of Benzie County, and what it takes to get to that vision, to be part of the "story" of Benzie County that every resident, of every age, knows by heart. We all know that George Washington was considered one of the great founding fathers because he couldn't tell a lie. So if all Benzie County residents know that clustering, conservation subdivisions, urban services districts, farmland preservation, design guidelines and vegetative buffers are necessary for Benzie County to remain scenic, there is a greater chance that Benzie County will remain scenic. Station2:\winword\Benzie\benzchp6implementation.doc (edits 4-10, 5-12 caf) Benzie County 2020 Comprehensive Plan 6-12 � 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 Benzie-County_Comprehensive-Plan_2000 Creator An entity primarily responsible for making the resource Benzie County Planning Commission, Benzie County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2000-10 Title A name given to the resource Benzie County 2020 Comprehensive Plan Description An account of the resource The Benzie County 2020 Comprehensive Plan was prepared by the Benzie County Planning Commission with assistance from the Planning & Zoning Center in October 2000. Contributor An entity responsible for making contributions to the resource Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Benzie 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/a6118a84136aada3ec32ed1244d5a914.pdf c2039573b38007b6a3855bfd046ed56e PDF Text Text Lakes to Land Regional Initiative Uni q u e Re g i o n . Uni q u e Co m m u n i t i e s . S h a r e d Vi s i o n Bear Lake Township Master Plan ADOPTED SEPTEMBER 6, 2014 . �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �BEAR LAKE TOWNSHIP MASTER PLAN SEPTEMBER 2014 ACKNOWLEDGEMENTS Township Board Vern Best Supervisor Deanna Pattison Clerk ALLIANCE FOR EcoNoMrc SucoEss Julie Griffis Treasurer Janette May Trustee Jeff Harthun B R CD Beckett&Raeder Trustee Planning Commission Bill Ringel Chair Cindy Zatarga Vice-Chair Kristie Harless Secretary Janette May Lakes to Land Leadership Team Representative, Trustee Floyd Bowling Planning Commissioner Zoning Board of Appeals Tom Amor, Sr. Chair Kristie Harless Secretary Jeff Harthun Trustee CHARLES STEWART MOTT FOUNDATION Neil Nystrum Richard Dansby Board of Review Vern Best Secretary Joan Krus Gary McBride Prentiss Ware, Jr. Zoning Administrator Vern Bowling Township Assessor Ginny Martz �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �Contents Glossary vii Introduction Participating Communities I-4 Context Regional Setting C-1 Natural Assets C-11 Transportation C-27 Regional Recreation C-39 Cultural Resources C-53 Demographics C-59 Dashboards C-67 County Plans C-77 Community Engagement Outreach E-1 Visioning E-9 Bear Lake Township People and Land History of Bear Lake P-1 Expectations P-5 Cornerstone P-6 People and Places P-13 Infrastructure P-23 Land P-31 Action Plan P-43 Appendix A i Appendix B xi Appendix C xli Appendix D lv Implementation Priority Sharing M-1 Collaboration M-9 �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Introduction �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 1.1 The Lakes to Land Regional Initiative Leadership Team 1.2 Arcadia Furniture Factory 1.3 Bear Lake School 1.4 Frankfort harbor entrance 1.5 Downtown Frankfort, 1940 1.6 Platte River Trout Pond rearing grounds before the state hatchery 1.7 A car ferry returns to Elberta, 1930s 1.8 Manistee Historic Salt and Logging Operations 1.9 Lake view from the top of Prospect Ave., Onekama I-2 I-5 I-6 I-7 I-7 I-7 I-8 I-8 I-9 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 1 Why a collaborative master plan? Residents of 16 communities along the State of Michigan’s northwestern coast have decided to join forces in order to commandeer their future and set a course to navigate their growth and development together. The purpose Michigan has never seen collaboration like this before. A project that began as five townships striving for better coordination has expanded into the largest planning effort of its kind in the state. Ten townships, four villages, and two cities have come together to define themselves as belonging to one cohesive region with the potential to become more than the sum of its parts. The unique formation represented in this report is designed to plan for the region while maintaining communities’ individual identities. By undertaking the collaborative master planning process, residents have discovered ways to work together as a united front, sharing assets and collaborating on ideas to achieve economic well-being and excellent quality of life. We can identify the role that our communities’ unique assets play within both the region and the state, then use that understanding to shape the future we will all share. The strategies • • • • • Develop individual master plans for each community that doesn’t have one; Identify regional collaborative opportunities; Identify cross-community collaborative opportunities; Develop community-specific and regional implementation strategies; Develop the organizational capacity necessary to implement the plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 2 What is a master plan? What is a collaborative master plan? “Master plan” is a serious-sounding name, and indeed it’s a serious document. Intended to provide a clearly articulated vision of the community 15 to 20 years into the future, it either succinctly describes persistent concerns or defines the development of the “ideal” community. It also contains a guide to achieve that development based on careful study of many factors, and it can be legally referenced in land use decisions. For the purposes of this planning process, a collaborative master plan is a document that contains an articulated vision, with defined goals and strategies, for the future development of a geographic area based upon input from members of more than one community. Basically, it’s the same plan we just talked about—now with all our neighbors on board. But before it’s all those things, a master plan is a dream. The process of master planning begins with dreaming about how a community could be a better place to live. Citizens gather and share perspectives on their community’s strengths, weaknesses, opportunities, and threats. We talk about what the physical spaces in a community mean to us, how we would like to use them, and what we could do to make them better. We consider the challenges facing us and the organizations we could enlist to help overcome those challenges. These are issues which must be considered for the success of any community, and the residents of the communities participating in this collaboration have decided to take it into our own hands. We know that unless we take control of our destiny, individually and as a region, our dreams may be left to debate. Planning at the local level is usually by definition limited to one community, but collaborative master plans have the luxury of erasing municipal boundaries to view the region as a whole. They are also synonymous with increasingly syllabic names like “regional strategic growth planning” or “regional asset-based land use development planning.” This collaborative master plan contains a “statutorily compliant” (see next page for legalese) master plan for our unique community, along with a regional component that seeks to understand collaborative opportunities, goals, and strategies. 1.1 The Lakes to Land Regional Initiative Leadership Team But...why? The benefits of having an updated master plan are that it will: • • • • • provide a point of reference for all land use decisions. prevent arbitrary or capricious decision-making. ensure wise use of resources. assist in preserving community assets. provide a sound basis for funding opportunities. The benefits of collaborative master planning include: • • • • • • • • facilitating partnership within a geographical region. providing consistency between communities. helping communities identify and shares resources. protecting land use types and natural resource assets that cross municipal boundaries. providing a well-documented and justified basis for funding requests. understanding possible opportunities to achieve economies of scale. capitalizing on existing assets. understanding how sustainability plays a role in maintaining a high quality of life for current and future generations. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 3 History of the regional initiative: What came before... In the beginning, there were five. As 2011 drew to a close, informal discussions among leaders in several communities had coalesced into a decision to forge ahead with a bold new idea: five neighboring townships would join forces to produce a cohesive set of master plans and implementation strategies. Initial assistance came from The Alliance for Economic Success (AES), an economic development organization serving Manistee County and the surrounding area that provides neutral third-party convener and facilitation services to develop organizational capacities and relationships. AES secured funding from the Michigan Department of Treasury State Economic Incentive Program, revised in 2011 to place heavy emphasis on coordination among communities, and the C.S. Mott Foundation. The beginnings of the Leadership Team were formed next and charged with the competitive bidding, interviewing, and selection of a professional planning consultant to guide and facilitate the process. The five original communities quickly found company. Neighboring townships which did not have master plans seized the opportunity to create one, and communities which did have master plans asked to participate in the implementation phase. Within eight months, the collaboration had tripled in size to encompass 16 communities, signaling a hunger for cooperation. The end result is a defined region with potential collaborative partners and the possibility for greater success. ...and what we did next The process of developing the collaborative and individual master plans began with the formal development of a Leadership Team. Consisting of representatives from each participating community, this team constituted the linchpin of the Initiative: members provided guidance to the consultants, acted as liaisons with their respective communities, and worked with their elected officials. Their first two action items were the selection of a name for the project and the decision to reach out and invite neighboring communities to join. Next, the new Lakes to Land Initiative, or L2L as it is affectionately called, launched a media campaign. The lakestoland.org website was developed, Facebook and Twitter accounts were set up, a centralized phone number was dedicated, and email addresses of interested citizens were collected to begin a distribution list. Press releases kept local news outlets updated, and postcards were sent to every taxpayer within the participating communities inviting them to the visioning sessions. Leadership Team members hung posters advertising the visioning sessions and met with citizens face to face—often the most effective communication method available. The visioning sessions, described in detail in Tab 3, were held throughout the summer in an effort to attract as many seasonal and non-seasonal residents as possible. Each participating community held a session, and two “make-up” visioning sessions were held for members of all communities who were not able to Making it legal According the Michigan Planning Enabling Act of 2008, the general purpose of a master plan is to guide and accomplish, in the planning jurisdiction and its environs, development that satisfies all of the following criteria: • • • is coordinated, adjusted, harmonious, efficient, and economical. considers the character of the planning jurisdiction and its suitability for particular uses, judged in terms of such factors as trends in land and population development. will, in accordance with present and future needs, best promote public health, safety, morals, order, convenience, prosperity and general welfare. It also has to talk about at least one of the following things: • • • • • • • • a system of transportation to lessen congestion on streets; safety from fire and other dangers; light and air; healthful and convenient distribution of population; good civic design and arrangement and wise and efficient expenditure of public funds; public utilities such as sewage disposal and water supply and other public improvements; recreation; the use of resources in accordance with their character and adaptability. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 4 Participating attend their own sessions. Visioning sessions were well attended, with some communities achieving over 100 individuals. At the same time, presentations were given to individual planning commissions and regional conferences such as the Benzie County Water Festival, and Leadership Team members actively worked at inviting their neighboring communities to join the Initiative. As the Initiative grew, it caught the attention of Michigan Governor Rick Snyder. Having recently begun a Placemaking Initiative connecting community development with economic development, Governor Snyder asked to audit the Lakes to Land Regional Initiative in hopes of developing strategies that could be replicated elsewhere in the State. Shortly thereafter, the Michigan Department of Natural Resources selected Lakes to Land Regional Initiative as a pilot project to assist with its own internal efforts in placemaking throughout the State. Meetings were held with representatives from Michigan State Housing Development Authority, Michigan Economic Development Corporation, and Department of Agriculture and Rural Development, all charged with helping Governor Snyder further the State’s Placemaking Initiative. Other pertinent organizations which attended the Leadership Team meetings included the Grand Traverse Regional Land Conservancy, Benzie and Manistee County planning services, Michigan State University Extension Services, Hart Leadership Development, and the Northwest Michigan Council of Governments. Once all of the communities had master plan drafts, about 60 leadership team members, trustees, planning commissioners, and interested citizens attended a “Priority Sharing” meeting to discuss their communities’ pertinent issues. The 69 submitted priorities were arranged into ten themes which could then serve as a basis for the formation of work committees. This process illustrated clearly the potential benefits of collaboration. A series of sessions was conducted during the master plans’ public period that focused on capacity building and learning how to work with funders to maximize opportunities for implementation. Communities which are developing a master plan as part of the Lakes to Land Regional Initiative: Arcadia Township Bear Lake Township Village of Bear Lake Crystal Lake Township Gilmore Township Village of Honor Joyfield Township Manistee Township Pleasanton Township Communities which have recently developed a master plan and wish to collaborate with regional neighbors on implementation: Village of Elberta City of Frankfort Lake Township City of Manistee Onekama Community and Township) Our 2011(Village performance was significantly better than industry averages in most categories �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 5 communities The Lakes to Land communities are situated along the M-22 and US-31 corridors in Northwestern Michigan, stretching from the northern tip of Lake Township in Benzie County to the southern boundary of Manistee Township in Manistee County. It encompasses communities east of US-31 but adjacent to the highway, then continues west to the Lake Michigan shore. In it are villages, cities, and townships displaying a range of character from rural agriculture to urbanized centers. Communities are adjacent to each other, have similar socioeconomic statuses, and share geographic attributes such as natural resources. All communities in the geographic area were informed of the Initiative and invited to join. Haven’t I seen you before? Some of the communities have previously collaborated together. Onekama Township and the Village of Onekama recently developed a joint master plan to facilitate the creation of one greater Onekama municipality. Pleasanton Township, Bear Lake Township, and the Village of Bear Lake attempted to create a joint planning commission and master plan in 2007. The communities in the northern section of the region have had an opportunity to collaborate by developing a regional trail system that spans a number of municipalities. Historical settlements Lumber and railroads were defining influences on the communities in the Lakes to Land region—many towns grew up around sawmills or train stops, nourished by the economic lifeblood such enterprises provided. As the fortunes of those industries went, so too did the fate of a few of the settlements. basswood, hemlock, and beech trees in the township, and the towns were gone by 1910. In Manistee County, the town of Pleasanton, also called Saile Station, had 350 people in 1870. Eight miles east of Pierport and 25 miles north of Manistee, it was home to bucket manufacturers D. and R. Lumley along with a furniture maker, a basket manufacturer, and a blacksmith. Timber, potatoes, butter, and sugar were shipped out. The little hamlet was complete with two churches, a general store, and a school superintendent. Stage travel went to Manistee, Benzonia, and Traverse City, and in 1917 modernity arrived: it had telephone service and was listed as a stop on the Arcadia & Betsie River Railway. Further up on the A&BRR was a little town called Butwell, at the corner of Butwell and Taylor Roads, and all we know about a settlement named Burnham is that it was just due north of Arcadia on the county line. Arcadia Township The Arcadia & Betsie River Railroad, terminating in Arcadia, had extended over 17 miles to connect with the Chicago and West Michigan Railway by 1895. The line maintained an influx of goods to the area and allowed crop transportation from the fertile fields of the township to the markets of Chicago. There was also a good market for ice, which was cut from Bear Lake and hauled by wagon to A&BRR’s Sorenson Station just east of Pleasanton Township from about 1890 until 1937. The Arcadia Furniture Factory on the north end of Bar Lake manufactured both furniture and fine veneers to be sold in Macy’s in New York City. The Village of Arcadia, originally named Starkeville after lumberman Henry Descriptions of two such “ghost towns” in Benzie County date from the year 1877. Gilmore was “located in Blaine Township on the shore of Lake Michigan, 12 miles south of Benzonia. Settled in 1850. Wood and logs shipped. Triweekly stage to Frankfort and Pier Point. George B. Farley, Postmaster and general store.” A post office in Joyfield Township, 10 miles south of Benzonia, was described as “located on a fruit belt, mail by stage 4 times weekly. Amazia Joy, Postmaster and Pastor of the Baptist Church.” In 1883 Lake Township, the town of Edgewater was established on the northwest shore of Platte Lake and Aral settled in near Otter Creek. A narrow gauge railroad was built to carry lumber from the Platte Lumber Company to Lake Michigan, with docks at the shore. The Otter Creek Lumber Company, founded in 1891, reportedly shipped extensive material for the rebuilding of Chicago after the great fire of 1871. Lumbering took most of the maple, ash, oak, elm, 1.2 Arcadia Furniture Factory Constructed in 1906 after the Starke Sawmill burned down. Photo: Arcadia Historical Museum. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 6 Starke, changed its moniker to match the township in 1870. Anne M. Dempster opened the post office in 1870. Just north of town was a notable “fancy house,” which soared in popularity when proprietors struck upon the novel idea of sending a wagon to Arcadia’s pier to greet incoming sailors. Bear Lake Township and the Village of Bear Lake The earliest inhabitants of the area now encompassed by Bear Lake Township were the Odawa, marking their legacy by leaving behind an impressive number of artifacts. It is thought a burial ground exists near Pierport’s artesian well, and a great battle may have taken place near “Brown town,” where farmers reported clearing their fields and discovering large numbers of arrowheads and even tomahawks. A silver crucifix found in the area and dated 1664 indicates early contact with Jesuit missionaries, perhaps even explorer Father Jacques Marquette. The first non-Native settlers included Russell Smith, who built his homestead in 1863 on the south side of Bear Lake with the idea of a future village and offered up 12 acres to anyone who would come in and start one. John S. Carpenter and Eliphlate Harrington Legend has it that Crystal Lake was formed by Paul Bunyan, a mighty lumberjack whose mighty big boot carved a footprint along the shore of Lake Michigan. took him up, building a small store, a boarding house, a steam saw, and grist mill before selling out a few years later to George W. and David H. Hopkins. The Village of Bear Lake was incorporated in 1893. On June 1, 1876, the Bear Lake Tram Railway began using horse-drawn freight cars to connect the growing village with the docks at Pierport, throwing the gateway to the rich markets of Milwaukee and Chicago open to full throttle. The last of the lumber soon slipped out, followed at close quarters by some early settlers including George Hopkins. By the 1930s, the freshly-cleared land had been put to use producing admirable quantities of blueberries, apples, and cherries. Many local families found seasonal employment on the farms, and the Little River Band of Ottawa Indians has noted the Odawa summer camp located along the shores of Bear Lake during the 1930s through 1950s. Blaine Township Blaine Township was founded in 1851 as the location of the Loyed & Thomas sawmill near Herring Lake. But its raison d’etre didn’t last long: an unusually high water level in 1862 destroyed the dam across the creek, lowering Upper Herring Lake’s water level by three feet and rendering the mill unsalvageable. Despite this setback, the township continued to grow, and its official organization in 1.3 Bear Lake School 1867 included the area that is now Gilmore Township. A large commercial fishery founded by John Babinaw ½ mile south of lower Herring Lake shipped thousands of tons of whitefish, herring, and trout to Chicago and Milwaukee. Crystal Lake Township Legend has it that Crystal Lake was formed by Paul Bunyon, a mighty lumberjack whose mighty big boot carved a footprint along the shore of Lake Michigan. The township that bears its name is not only the oldest in Benzie County, but predates the county itself by four years. Organized in 1859, Crystal Lake Township’s vast area included nearly the entire county. The township’s population expanded steadily, especially after the Homestead Act of 1862. One settler who stayed to raise a family was Hiram M. Spicer, a former school teacher who contracted typhus while serving in the Federal Army from 1863 to 1865 and may have moved to northern Michigan to avail himself of its renowned healthful air. Spicer became an accomplished horticulturist, and his 21-acre farm produced abundant quantities of peaches, apples, grapes, and cherries. He also served as Township Supervisor from 1874 until at least 1884. He helped construct a harbor, provided most of the harbor’s pilings, and was twice nominated for the state legislature. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 7 City of Frankfort A Michigan Historical Marker on the north side of the channel connecting Betsie Lake with Lake Michigan proclaims a piece of Frankfort’s earliest history: it may have been the site where the famed Father Marquette died in 1675. In 1852, Joseph Oliver bought 14 acres between Lake Aux Becs Scies—French for “of sawbill ducks”—and Lake Michigan to become the first settler of what would become Frankfort. Three years later, a schooner owned by investor George W. Tifft from Cleveland blew into the little-known harbor seeking refuge from a storm; Tifft promptly bought a thousand acres surrounding the lake and sold it to a development company from Detroit. The first township meeting of the original, massive Crystal Lake Township was held in Frankfort in 1859, and the town became Benzie’s county seat ten years later. By 1867, the United States government had taken notice of the Aux Becs Scies harbor and commenced improvements. Former Congressman and Montana territorial governor Jim Ashley capped off the northwestern journey of his Ann Arbor Railroad with the 1892 purchase of a small local line that connected it to Lake Michigan at Frankfort, and then the company built the lavish 250-room Royal Frontenac Hotel to attract tourists by both rail and water. 1.4 Frankfort harbor entrance 1.5 Downtown Frankfort, 1940 Village of Honor About the first of April, 1885, Guelph Patent Cask Company foreman E.T. Henry arrived on the grounds with a crew of men and a small portable sawmill and began to clear a place for a set of camps, naming the settlement “Honor” in compliment to the baby 1.6 Platte River Trout Pond rearing grounds before the state hatchery �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 8 daughter of Guelph general manager J.A. Gifford. Hardly a quarter-century later, the 600-resident village was made the county seat by popular vote and later became the site of a wellknown and heavily attended annual reunion of Civil War vets (probably due in part to the name of the town—what veteran’s group wouldn’t want to meet in Honor?). The Seymour and Peck Company, successor to the Guelph Patent Cask Company, shipped veneer to Chicago while the Desmond Chemical Company Plant at Carter Siding converting cordwood into charcoal, alcohol, acetate and other wood derivatives. In 1953, Honor saw the opening of the Cherry Bowl DriveIn Theater, now lovingly restored and one of the oldest continually operating drive-in theaters in America, and Coho salmon were introduced to the area in 1966 through the Platte River Fish Hatchery. 1.7 A car ferry returns to Elberta, 1930s local sawmill, built in 1872, and James Gillmore, Benzie County’s first newspaper publisher and the gentleman for whom the township was named. The home of a sawmill, a broom handle factory, and Frankfort Furnace, it shipped out wood, lumber, handles, bark, and pig iron. In 1887, the United States Coast Guard installed a Life-Saving Station on Elberta’s Lake Michigan shore that operated for nearly 50 years until a larger new facility was built about a half mile away. Gilmore Township and the Village of Elberta At just 7.25 square miles, Gilmore Township is the smallest in Michigan. The area was first settled in 1855 by Joseph Robar and John B. Dory, and the first improvements to Gilmore Township’s harbor on beautiful Betsie Bay occurred in 1859. The harbor was deepened and piers were constructed; these proved vital to the fledgling settlement’s future growth, which would depend heavily upon the shipping industry. In 1892, the Ann Arbor Railroad launched the world’s first carferry service from Betsie Bay. Rail cars carrying lumber, coal, and grain now had a rapid shortcut to the shores of Wisconsin. Joyfield Township Reverend Amariah Joy, a Baptist minister from Putney, Vermont, filed Benzie County’s first homestead claim on July 11, 1863 and quickly discovered the realities of life in the wilderness: few people and even fewer roads. But he and his wife Frances settled their homestead of 160 acres and Joy went on to become the first Elberta, the only village in Gilmore Township, was first settled in 1855. Early luminaries include L.W. Crane, lumberman and founder of the 1.8 Manistee Historic Salt and Logging Operations . . ,-~ L - •.' .. L .. . Unless otherwise noted, historical photos are from the UpNorth Memories online collection by Don Harrison stores.ebay.com/UpNorth-Memories-Collection �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 9 postmaster and then supervisor of the township that bears his name. He was succeeded first by his son and a year later by Charles H. Palmer, a New York teacher who had traveled to Ecuador and California before enlisting in the Civil War. After the war, Palmer made his Michigan homestead claim in November 1866 and resumed teaching while he cleared his land for planting. Eventually his farm boasted a respectable 30 cultivated acres, including 1,500 fruit trees and a unique specialty in nut cultivation. Lake Township The Platte River Campground at M-22 on the Sleeping Bear Dunes National Lakeshore has a looooong history: artifacts dating from the period between 600 BC and 1640 AD suggest a little settlement, smaller than a village, in which Natives used the area on a seasonal basis “actually very much like what campers are doing today.” By 1873, the corner of Michigan made up of forests, the lower Platte River, Otter Creek, Bass Lake, Otter Lake, Long Lake, Platte Lake, Little Platte Lake, Loon Lake (originally Round Lake), and part of Crystal Lake became known quite fittingly as Lake Township. The lighthouse at Point Betsie was lit in 1858, and Alonzo J. Slyfield served for 22 years as its keeper. As the lumber boom wound down at the turn of the century, resorts became the other economic staple for fishing, hunting, and summer guests. Chimney Corners opened in 1910, and Crystal Downs—known as one of the best golf courses in the US—was established in 1927. 1.9 Lake view from the top of Prospect Ave., Onekama City of Manistee The name “Manistee” is from an Ojibwa word first applied to the principal river of the county. The derivation is not certain, but it may be from ministigweyaa, “river with islands at its mouth.” Other sources claim that it was an Ojibwe term meaning “spirit of the woods.” In 1881, salt was discovered beneath Manistee and another industry was born. By 1885, there were forty sawmills operating and by the end of the century the population reached 14,260. Manistee claimed to have more millionaires per capita than any other city in the United States. They also had city-provided fire protection, a parks department, water, sewer and street lighting. In 1841, the John Stronach family constructed a sawmill on Manistee Lake and later another on the Manistee River. By 1849, more settlers were arriving and the reservation was dismantled, with land given to settlers. The city was set back in 1871 when a fire swept through and destroyed over one-half of the city’s buildings. Much was rebuilt, this time of brick. After 150 years Manistee County has both changed and remained the same. The early boom years of lumbering and exhaustive agriculture have evolved into a stable, diversified industrial base and a top fruit-producing agricultural center. It is the beauty and natural wonder that abounds in the region’s forests, lakes and rivers that remain a constant factor and will always make Manistee County a special place to live and visit. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 1 0 Manistee Township the wooded acres along Portage Lake would be ideal. The area was known to settlers as early as 1840 by its Odawa name, onekamenk, or “portage.” Although its inhabitants called it by its English name for a time, there was another Portage, Michigan and the townspeople voted for a reversion to its historic name of Onekama in 1871. Though the lumber industry was crucial to early development, sawmills and citizens didn’t always mix. Residents fed up with the unnaturally high water areas were now open to settlement, and the town largely relocated. Although Manistee County was “set off” as early as 1840, giving it a name and Pleasanton Township a geographic region, it wasn’t officially “organized” until the state legislature Perhaps it was the verdant fields and divided it into three townships in 1855: forests that attracted George B. Pierce, Stronach, Brown, and Manistee. The a retired minister seeking a healthy tax rolls of that year showed over half atmosphere on a new frontier, to what the county’s valuation in Manistee was then Brown Township in 1863. Township, situated along the Lake When Pleasanton was established Michigan shoreline and host to the separately the following year, he Manistee River’s westward journey into became its first postmaster. By 1870, Manistee Lake. Pleasanton Two sawmills Township was with surrounding home to 65 dwellings lined families, the first By one account, a reveler at a the lake and shop and school eventually were established, celebration of the new post office took grew into the and the first communities of sawmill would the occasion to hitch his ox to a log Eastlake and arrive in 1871. Parkdale. The As settlement in the dam and pull it out, lowering adjacent farms surrounding Bear were among the Lake grew just the level of Portage Lake within a few most successful a mile south of in the county, the township’s hours and washing much of old Portage in part because border, residents of the ready took advantage of out to Lake Michigan. market in the new markets for nearby city. local timber and The Manistee forest products. National Forest Life became brushes the increasingly southeast corner of the township, levels in Portage Lake, raised to power civilized for Pleasanton’s inhabitants. blanketing the land south of the Manistee the sawmill, took matters into their own By 1880, the community would boast River and about two miles inland of hands. By one account, a reveler at a two schools, a public library, a fenced Eastlake with trees regrown in the wake celebration of the new post office took cemetery, and two churches. A local of the logging industry. the occasion to hitch his ox to a log resident was quoted in August 1877 in the dam and pull it out, lowering as saying, “[W]hoever chronicles the the level of Portage Lake within a history of Pleasanton ten years hence Onekama Township few hours and washing much of old will no doubt inform the world that it is When Adam Stronach sought a place Portage out to Lake Michigan. Portage one of the most flourishing towns in the to build a sawmill in 1845, he knew Creek dried out, previously submerged State of Michigan.” �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Context �Figures, Maps, Tables 2.1 Area of influence map C-2 2.2 The regional view from Google Earth C-3 2.3 Table of community types C-4 2.4 Regional location map C-5 2.5 Transect map C-6 2.6 Lakes to Land transect typology C-8 2.7 Land cover map C-12 2.8 Agricultural land cover C-13 2.9 Topography and bathymetry of Frankfort C-14 2.10 Topography and bathymetry map C-15 2.11 Slopes map C-16 2.12 View from Inspiration Point, Blaine C-17 2.13 Traveling water C-18 2.14 Watersheds map C-19 2.15 Wetlands map C-20 2.16 Arcadia Marsh restoration project C-21 2.17 Table of wetlands acreage C-21 2.18 Lookout at Sleeping Bear Dunes C-22 2.19 Protected lands map C-23 2.20 Critical dunes map C-24 2.21 Sleeping Bear Dunes C-25 2.22 Road classifications map C-28 2.23 Auto trail signs C-29 2.24 Historical snow plowing in Manistee C-30 2.25 Vehicle traffic volume map C-31 2.26 Marine ports map C-32 2.27 Freighter departure C-33 2.28 The John D. Dewar Approaches an Arcadia Dock C-34 2.29 Operable railroad tracks map C-35 2.30 Aviation map C-36 Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am 2.31 Frankfort Cinema TG 1-A C-37 Parks and recreation map doubtful material has denoting suitable C-41she two. friendship no2.32 inhabiting. Goodness 2.33 Campgrounds map mean she way and poor bred they come. He otherwise me incommode C-42 2.34 Orchard Beach State Park in Manistee Township C-43 2.35 Table of boating economic impacts C-44 2.36 Bear Lake boat launch circa 1920s C-44 2.37 Boat launch ramps map C-45 2.38 Lands open to public hunting map C-46 2.39 Jake turkeys in Onekama C-47 2.40 Table of hunting licenses sold by year C-47 2.41 Benthic macroinvertebrates C-48 2.42 Steelhead trout C-48 2.43 Trout locations map C-49 2.44 Recreational trails map C-50 2.45 Table of trail miles C-51 2.46 Historic sites map C-54 2.47 Historic site photos C-55 2.48 Lighthouse photos C-56 2.49 Lighthouses map C-57 2.50 Table of population, households, and housing units C-61 2.51 Table of median ages and ages 65+ C-62 2.52 Age graphs C-63 2.53 Median income comparison C-64 2.54 Educational attainment comparison C-64 2.55 Educational attainment, income, and unemployment C-65 2.56 Benzie County dashboard C-68 2.57 Manistee County dashboard C-70 2.58 State of Michigan dashboard C-72 2.59 United States dashboard C-74 2.60 County Plan summary table C-80 by Dear �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 Regional Setting Located a little over one hour southwest of Traverse City and two hours north of Muskegon, the Lakes to Land region sits nestled along the shores of Lake Michigan. Accessible from the north or south by M-22 and US-31, and from the east or west by M-55 and M-115, smaller county roads traversing its interior pass through fruit farms, small towns, and scenic vistas. Although the regional setting of this collaborative master plan is diverse, the communities within it share similar topography, land uses, and economic bases along with a fierce sense of place. Many know the area as unique, peaceful, and possessing a tranquility unparalleled in Michigan. Bluffs beckon from the shores of Lake Michigan with an invitation to stop and watch the amber sunsets over turquoise water. Inland lakes dot the area, some providing safe harbor from Lake Michigan for small craft use. An urban feel can be found in the more heavily populated villages and cities which make up the northern and southern portions of the region. Fine restaurants, nightlife, culture, and entertainment are plentiful. Seasonal and permanent residents alike find hospitality and fellowship. The region’s diverse economic base is comprised of small mom and pop stores, larger retail outlets, and light manufacturing. Between the urban areas to the north and south lies the agricultural stretch of the regional economy. Fruit farms growing apples, cherries, raspberries, blueberries, and plums are plentiful; other products include maple sugar, honey, corn, and general produce. Agricultural enterprises come in all types and sizes, from non-operative acreage to organic farms to large-scale production. A growing number of farms participate in Farm To Table endeavors such as Farmer’s Markets, roadside stands, U-Pick and Community Supported Agriculture arrangements. Healthcare institutions are found in both the northern and southern portion of the geographical range, and smaller urgent care facilities dispersed throughout the core of the region. Tourism and eco-tourism are important parts of the economy as the region’s assets invite visitors to play and relax. Technology has allowed an increasing number of individuals to select the region as home and then define or continue their method of employment, making home occupations important to many. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann I Ho mestead livp. Beulah Elberta L e k a M ic g hi I Benzonia ·-·--------~- an BENZIE CO. Frankfort 1 GRAND TRAVERSE CO. Honor MANISTEE CO. Crystal Lake WEXFORD CO. -i--- ----- -7- Platt Lake I - : 'I' Colfax 1\vp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Springdale 'l\vp. Cleon 'l\,•p. Bear Lake - - - - - - - - - -1. Bear Lake Maple Gi-ove 1\vp. Onekama M~1ill~ 'fwp, Llcar Lake 'J\vp. Kaleva Portage Lake Brown Twp. l I Dkkso n 1\vp. I I ' I I Manistee --- --- --- --- --f-- -- ------ ------ -- -- -- -- -- -- -- -- -- -- - Eastlake Norman 'l\vp, Suunach Twp. MANISTEE CO. • MASON CO. LAKES TO LAND MANISTEE CO. LAKE CO. 0 Area of Influence J 2 4 8 Miles 2.1 Area of influence map • Data Sources: State of Michigan Geographic Data Library ---. Area of Influence "---- Participating Communities ,I I CJ CJ Master Plan Complete CJ City or Village County Boundary Township Boundary Major Road Minor Road B R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 Area of influence At the inception of the collaboration, the initial communities agreed to focus on a general geographic area which possessed similar qualities and faced comparable issues regarding land use and policy. As discussed in Tab 1, formation of the Lakes to Land collaboration did not happen all at once­. Seeds of this capacity to work together were planted during the writing of the Onekama-based Portage Lake Forever Watershed Plan: the township and the village came together so well that they wrote an award-winning master plan covering the entire “Onekama Community.” On a roll, they then formed a Community Development Committee and began to investigate the possibility of Scenic Heritage Route designation for route M-22. This brought them outside the township’s borders and to the immediate discovery that the “M-22 communities” of Arcadia, Blaine, Gilmore, Crystal Lake, and Bear Lake were not only ready to collaborate but had plans of their own in mind. 2.2 The regional view from Google Earth Platte Lake and Crystal Lake to the north, US-31 running down the east, Portage Lake to the south, and Lake Michigan in the west. Taking a “the more, the merrier” approach, the original communities knew that they would be inviting their neighbors to join them. How, then, to strike a balance between inclusivity and manageability? Taking a cue from collaborative successes already achieved, they decided to focus on the features that had already paved the way for working together: water and transportation. This meant concentrating on the Lake Michigan shoreline communities and those adjacent to them, through which US-31 runs. Taken together, the leadership team referred to these as the collaboration’s “Area of Influence.” As we have seen, that strategy was a success. All but four of the townships signed on, and one village (Honor) decided to come on board even without its surrounding township. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 Regional location Most of the communities within Benzie and Manistee Counties situated along the Lake Michigan shoreline are participating in the Initiative, along with several inland communities. The initiative includes ten townships, four villages, and two cities. One of those villages – Honor – joined without the participation of surrounding Homestead Township. Manistee Township is participating without one of the two incorporated municipalities within it, the village of Eastlake. With those exceptions, every township is participating along with the incorporated municipalities within them. Crystal Lake Township is participating along with the city of Frankfort, Gilmore Township along with the village of Elberta, Bear Lake Township along with the village of Bear Lake, and the “Onekama community” of Onekama Township and the village of Onekama. The other participants are townships with no incorporated cities or villages within them: Lake, Blaine, and Joyfield Townships in Benzie County, and Arcadia and Pleasanton Townships in Manistee County. The narrative of this report consistently refers to these sixteen communities: 2.3 Table of community types Benzie County Blaine Crystal Lake Township Gilmore Joyfield Lake Manistee County Arcadia Bear Lake Manistee Onekama City Pleasanton Benzie County City of Frankfort Manistee County City of Manistee Village Benzie County Elberta (Gilmore Twp) Honor (Homestead Twp) Manistee County Bear Lake (Bear Lake Twp) Onekama (Onekama Twp) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 LEELANAU CO. BENZIE CO. Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Manistee Twp. Brown Twp. Dickson Twp. Manistee Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Regional Location LAKE CO. -- 0 2 4 8 Miles 2.4 Regional location map Data Sources: State of Michigan Geographic Data Library CJ Participating Communities CJ City or Village County Boundary Township Boundary Major Road Minor Road S R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. '; Honor Frankfort Elberta La ke M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Benzonia Twp. - GRAND TRAVERSE CO. I MANISTEE CO. Platt Lake WEXFORD CO. I -- -- -- -- -- - - Crystal Lake Village of Honor Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. 0 2,100 4,200 Feet Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. r'""'- r Bear Lake Bear Lake ,I __ \:_-- I - '-- - - - -- I - ~-- - Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake '. Manistee Filer Twp. Manistee Twp. Eastlake _!~ ~ Brown Twp. Dickson Twp. ~J • ... - - - - - t ~ - - - -1 ~ ------------Norman Twp. Stronach Twp. MANISTEE CO. • MASON CO. LAKES TO LAND Regional Transect MANISTEE CO. LAKE CO. 0 2 4 8 Miles 2.5 Transect map Data Sources: State of Michigan Geographic Data Library, MDNR, Benzie and Manistee County Equilization County Boundary Township Boundary Major Road CJ T1 - Natural CJ T3 - Cottage and Country CJ T2 - Rural / Farm CJ T4 - Settlement a Updated: 07-31-13 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 Regional Transect Shortly after the preparation of the Lakes to Land master plans began, the State of Michigan added placemaking as a component of the State’s economic development strategy. Placemaking capitalizes on a local community’s assets, inspiration, and potential, with the intention of creating public spaces that promote people’s health, happiness, and well being. The focus of the State’s placemaking strategy is to create vibrant and economically viable places that will retain and attract talent and jobs. National trends note that younger professionals who are our up-and-coming entrepreneurs and business owners migrate to places which provide economic, social, cultural and recreational amenities. In order to consolidate limited resources, the State will likely leverage discretionary funds into communities which have the density to support a creative workforce and serve as generators for growth and investment. To assess where these investments are likely to occur, a “transect” characterizes an area based on its natural and development elements. According to Wikipedia, “the urbanto-rural transect is an urban planning model that defines a series of zones from sparse rural farmhouses to the dense urban core. Each zone is fractal in that it contains a similar transition from the edge to the center of the neighborhood. The importance of transect planning is particularly seen as a contrast to modern Euclidean zoning and suburban development. In these patterns, large areas are dedicated to a single purpose, such as housing, offices, shopping, and they can only be accessed via major roads. The transect, by contrast, decreases the necessity for long-distance travel by any means.” The rural-urban transect includes six (6) zones from natural (T1) to urban core (T6). In the Lakes to Land region, only four (4) of the zones exist, ranging from Natural (T1) to Settlement (T4). The table on the next page describes in more detail the general characteristics found in each of the four character zones. Similarly, the map illustrates the locale of each zone based on a grouping of the future land use categories found in the nine community master plans. The result paints a picture of the Lakes to Land region as primarily Rural / Farm (T2) and Cottage and Country (T3). Only in several areas where densities range from 4 to 6 dwellings per acre are there Settlements (T4), such as the unincorporated village of Arcadia, the villages of Bear Lake, Elberta, and Onekama, and the City of Frankfort. These locales have the underpinnings to accommodate the level of economic and social activity that is envisioned in the State’s placemaking initiative. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 2.6 Lakes to Land transect typology Type T1 Natural General Description Area characterized by its unique natural resource and ecological assets and therefore considered for future special land stewardship. Element Land Local Land Use Classifications Recreation / Open Space Forest Living Commerce T2 Rural / Farm Farming is the dominant land use activity with some large lot residential homes Land Agriculture Agriculture / Rural Residential - Rural Forest Living Commerce T3 Cottage and Country T4 Settlement This area consists of low density collections of year-round homes or seasonal cottages some of them clusters around inland lakes or along the Lake Michigan shoreline. Home occupations and outbuildings are permitted. Planting is naturalistic and setbacks are relatively deep. Blocks may be large and the roads irregular to accommodate natural conditions and topography. Land Traditional residential neighborhoods characterized by a grid street pattern, smaller lots with higher densities than found in other locations. Land Residential - Resort Living Commerce Living Commerce Residential - Settlement Commercial Corridor Commercial Node Village Center �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 9 Element Description Properties under the ownership or management of Federal and State Agencies and Land Conservancies with a variety of natural and sensitive landscapes. None None Agricultural includes parcels used partially or wholly for agricultural operations, with or without buildings, and include the following: (i) Farming in all its branches, including cultivating soil. (ii) Growing and harvesting any agricultural, horticultural, or floricultural commodity. (iii) Dairying. (iv) Raising livestock, bees, fish, fur-bearing animals, or poultry. (v) Turf and tree farming. Performing any practices on a farm incident to, or in conjunction with, farming operations. Farm and non-farm related residences are also found in this category and occupy sites on less than acre to large acreage parcels between 5 and 10 acres in size. Sporadic stores or shops which serve local residents. These are located along County roads and are not concentrated in one location to be considered a commercial node or district. A variety of northern Michigan landscapes including rolling hills, lakeshores, meadows, forests and sensitive areas such as critical dunes and wetlands. Residential land use found along Lake Michigan, inland lakes such as Bear Lake, Lower and Upper Herring Lakes, Arcadia Lake and Platte River, and other streams characterized by small lots. This category will contain a combination of seasonal and year-round homes. Stores and shops dotted along County Roads, US-31 and M-22. These establishments include canoe/kayak rentals, bait shops, small grocery outlets, gas stations, art galleys and boat sales and service outlets. Primarily developed and settled as historic villages and centers of commerce. This land use category describes the neighborhoods of Arcadia, Elberta, Frankfort, Onekama, and Bear Lake. These neighborhoods are made up of single family homes located on lots with an average density of 4 - 6 units per acre. Homes are arranged close to the street with rear garages accessed by an alley when available. Arranged in a grid configuration, the streets are wide enough for on street parking but close enough to maintain an intimate neighborhood character. Trees and sidewalks line the streets, alleys provide rear entry to garages located in the backyard, and front porches beckon neighbors to sit and talk. A church may be found in the middle of the neighborhood along with neighborhood parks. Within walking distance to the Business district, civic, and recreational amenities, the Settlement area is the premier place to live for individuals looking for a more urban environment within view of Lake Michigan, inland lakes, and other natural resource amenities. A variety of small stores and shops, banks, restaurants, and professional services. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 1 Natural Assets As the name suggests, many of the Lakes to Land region’s very best assets come with the territory. A coastal region abutting the sixth largest freshwater lake in the world could consider itself well-positioned in any reckoning of benefits, but the water resources in the L2L area extend far beyond that. Every township except Gilmore and Joyfield also hosts an inland lake, from the enormous Crystal Lake on the north end to little Bar Lake in the south. The rivers that criss-cross the area include the Big Manistee, one of the most important rivers of Michigan’s lumber boom, the Betsie, and the Platte. This abundance has rightly earned the area the nickname “Water Wonderland,” driving a robust tourism and recreation industry. But it also requires attendant maintenance and careful diplomacy from each of the diverse types of users on these public waters, from industrial shippers to trout anglers to stone skippers. With water come wetlands. Once called “swampland,” these hydric areas provide benefits like flood control, water cleansing, and prevention of erosion. They are so important that they are managed at the state level, meaning that development affecting them is subject to a permit process. Historically, Michigan’s original forests built a respectable proportion of the midwest and then gave way to agriculture on the soils that would support it. The soils that wouldn’t frequently reverted to government control through delinquent taxes, leading directly to the assemblage of large parcels under federal and state control which then became conservation areas. These forests and preserves attract tourists and contribute to the rural scenery of the region, impacts which must be balanced against the untaxable and undevelopable nature of these vast swaths of land. The region’s most famous and unique natural asset are the sand dunes that line Lake Michigan’s eastern shoreline, especially the Sleeping Bear Dunes to the north. Remnants of the glacial age that shaped most of the midwest’s geology, these windswept mountains of sand play host to a diversity of biology, climate, and geology that is found nowhere else on Earth. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 2 LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Platte Twp. Lake Ann Lake Twp. Weldon Twp. Colfax Twp. BENZIE CO. La ke i Inland Twp. GRAND TRAVERSE CO. Crystal Lake Twp. Elberta M Homestead Twp. Beulah MANISTEE CO. Frankfort i h c Honor Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama Marilla Twp. Kaleva Portage Lake Manistee Twp. Manistee Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. Filer Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Land Cover 4 8 Miles • 2.7 Land cover map Data Sources: State of Michigan Geographic Data Library, NWMCOG County Boundary Township Boundary Major Road 2 Land Cover Type: D Urban D Agriculture D Forest D Wetlands No Data B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 3 Land cover “Land cover” refers to the physical material at the surface of the Earth: vegetation, water, pavement, ice, bare rock, wetlands, etc. The vast majority of land within both Benzie and Manistee Counties is designated as Forest, with significant pockets designated Agriculture. Consistent with the Wetlands map in Figure 2.5, the Land Cover map shows wetlands mostly around the region’s lakes, rivers, and tributaries. 2.8 Agricultural land cover Top: Vineyards north of Manistee. Bottom: Onekama fields in fall “Urban land cover” refers to the impermeable surfaces with which we line our developments, such as streets, sidewalks, buildings, and parking lots. Shown in pink on the map, the areas in and around incorporated cities and villages, as well as along major roads, are designated Urban. Additionally, nearly every lake in the region is accompanied by an area of urban development. The proximity of development to water bodies presents particular challenges to water quality. Precipitation runoff carries pollutants such as vehicle fluids and animal waste across impermeable surfaces and directly into the water, without any of the filtration that would be provided by a permeable surface such as soil. Improperly constructed or failing septic fields can leach human waste into the water. Chemical fertilizer, even when properly applied and at the residential scale, can have serious consequences for water quality due to its concentration of phosphorous. This essential element for plant life can reduce the dissolved oxygen in a water body and thus its ability to support animal habitats. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 4 Topography The configuration of a surface, including its relief and the relative positions of its natural and constructed features, defines its topography. The map in Figure 2.8 demonstrates the highly varied terrain of the Lakes to Land region, which ranges from 450 feet above sea level in the river valleys to 1,350 feet at the ridge separating Benzie and Manistee Counties. Glaciers gouged the coast intermittently to form low-lying lakes, which have in turn been modified to suit human use over the past few hundred years. In many cases, the lakes remain surrounded by lands of higher elevation to form spectacular bluffs, as in the Arcadia and Frankfort areas. These topographic grooves also helped shape the valleys through which rivers such as the Platte, Betsie, and Manistee make their way to the Lake Michigan shore. Topography plays an indispensable role in development. Engineering concerns presented by swift grade changes were a strong influence on the location of the region’s railroad corridors. Construction in areas of low elevation can be subject to flooding, while a building on a severe slope risks an unstable foundation. Also pictured on this map is the configuration of the Lake Michigan floor—­its bathymetry. This helps determine how a waterbody can be used. Shallower waters remain warmer and offer recreational opportunities like swimming and windsurfing, while only deeper waters can accommodate the larger vessels used by industry. 2.9 Topography and bathymetry of Frankfort Note the surrounding bluffs and the dredged harbor. Photo: Google Earth �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 5 z ? LEELANAU CO. BENZIE CO. ç ? Almira Twp. Platte Twp. Lake Ann ! ç ? Frankfort Crystal Lake Twp. L e k a M i ch I ½ I ½ ! Inland Twp. Homestead Twp. Ä ? Elberta ! a g i !Honor Benzonia Twp. ! Beulah BENZIE CO. Platt Lake Crystal Lake ! Benzonia Gilmore Twp. n GRAND TRAVERSE CO. Lake Twp. I ½ Weldon Twp. Joyfield Twp. Blaine Twp. ç ? Colfax Twp. Ä ? Thompsonville ! BENZIE CO. MANISTEE CO. Copemish ! Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I ½ Bear Lake Ä ? ! Maple Grove Twp. Onekama Twp. Bear Lake Twp. Portage Lake ç ? Manistee Twp. Iº Marilla Twp. Kaleva Onekama ! ! Brown Twp. MANISTEE CO. Bear Lake WEXFORD CO. ç ? Dickson Twp. ø ? Manistee Eastlake ! ! i ? Filer Twp. i ? Stronach Twp. Norman Twp. I ½ ø ? MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Topography and Bathymetry 0 2 4 8 Miles 2.10 Topography and bathymetry map Data Sources: State of Michigan Geographic Data Library 50 13 50 11 0 95 0 75 55 0 Elevation (ft): 5 0 5 0 22 45 67 90 Lake Depth (ft): 1 County Boundary Township Boundary Major Road B R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 6 m ? LEELANAU CO. Pl at a t B BENZIE CO. y ç ? Almira Twp. Lake Ann Platte Twp. ! ç ? Frankfort ! Ä ? k a L e M Homestead Twp. Inland Twp. Weldon Twp. Colfax Twp. !Beulah Elberta ! i I º I º Crystal Lake Twp. i h c ! Honor Benzonia Twp. BENZIE CO. Platt Lake Crystal Lake ! Benzonia Gilmore Twp. n a g GRAND TRAVERSE CO. Lake Twp. I º Joyfield Twp. Blaine Twp. ç ? Ä ? Thompsonville ! BENZIE CO. MANISTEE CO. Copemish ! Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I º Bear Lake Ä ? Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama ! Portage Lake ç º ? I Manistee Twp. Marilla Twp. Kaleva ! Brown Twp. MANISTEE CO. Lake Dickson Twp. ² ? Manistee WEXFORD CO. ! Bear ç ? ø ? Eastlake ! ! i ? Filer Twp. Stronach Twp. i ? Norman Twp. I º ø ? MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND LAKE CO. 0 Representative Slopes 2 4 8 Miles 2.11 Slopes map Data Sources: State of Michigan Geographic Data Library County Boundary Township Boundary Major Road Slope Degree: 0-1 1.1 - 5 5.1 - 9 D D D D 9.1 - 16 16.1 - 80 B R ' Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 7 Slopes Slope is a calculation of “rise over run,” or the change in elevation at two points divided by the distance between them. When calculated this way, slope is expressed as a percentage or gradient. It can also be expressed in degrees, as the angle of the surface as compared to the horizontal. Figure 2.9 shows “strong” slopes, defined by an angle between 9.1 and 16 degrees (15-30% grade, or a 15- to 30-foot rise over 100 feet of distance), and “steep” slopes which have a rise of over 16 degrees (>30% grade). Awareness of the locations and extents of these slopes can impact decisions with respect to land use and transportation planning. The threat of erosion, sedimentation, and landslides all increase with the slope of a developed surface. Transportation requires more energy to cover the same distance, a situation that is drastically exacerbated as winter snow and ice reduce surface friction on the roads. 2.12 View from Inspiration Point, Blaine On the other hand, part of northwest Michigan’s magnetic appeal is provided by its beautiful vistas and the recreational opportunities offered by its varied terrain. Many areas of steep slopes and undulating grades are concentrated around the inland lakes near Lake Michigan. Crystal Lake in particular has some steep slopes along both its north and south banks, as do several portions of the Lake Michigan shoreline, and the unincorporated village of Arcadia is nestled in a valley surrounded by steep slope hills. M-22 owes its “Scenic Route” designation to the spectacular views offered by steep hills; the popular state lookout Inspiration Point, just north of Arcadia, is the highest elevation on the eastern shore of Lake Michigan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 8 Watersheds A watershed is a geographic area of land that drains surface water to a common point in the landscape. Watersheds catch precipitation and snow melt and channel that water into streams. Those streams flow downhill to feed into bigger streams and rivers, collectively creating a network of waterways that eventually drains into a large water body—in Michigan, all watersheds eventually flow into one of the Great Lakes. The Lakes to Land region is served by three of the watersheds designated by the United States Geological Survey: Manistee, Betsie-Platte, and Pere MarquetteWhite. Watersheds connect settlements to each other in a way that is particularly dissociated from jurisdictional boundaries. First, they are usually larger than any standard municipal unit—several to dozens of municipalities can sometimes fit inside a single watershed. Second, and more importantly, water moves under its own power from jurisdiction to jurisdiction. This means that the impact of land use decisions on water quality are felt far beyond the authoritative reach of the decision-makers. Regional planning is therefore an especially valuable tool in watershed protection, as in the case of the Portage Lake Watershed Forever plan that brought the Village of Onekama and Onekama Township together, or the Crystal Lake and Watershed Association that is the most recent incarnation of a citizen-led group focused on that waterbody stretching back over 40 years. For this reason, federal and state monies for water quality management are often disbursed on the basis of an approved watershed plan. Section 319 of the national Clean Water Act provides grants to address nonpoint source pollution (pollution from diffuse sources such as fertilizer, oil, road salt, and animal waste in runoff). The Clean Michigan Initiative is a $675 million bond dedicated to the state’s water resources, including a $90 million clean water fund and $70 million in pollution and remediation monies. Nearly all of the Lakes to Land region is covered by a plan tailored to one of these two programs, with the exception of the areas adjacent to the Platte Bay and those surrounding Bar and Arcadia Lakes. In Michigan, all watersheds eventually flow into one of the Great Lakes. 2.13 Traveling water The Platte River goes under the M-22 bridge to meet Lake Michigan at the Platte Bay. Photo: UpNorth Memories by Don Harrison. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 9 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Watershed Boundaries Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road LAKE CO. 0 2 4 8 Miles 2.14 Watersheds map Our 2011 performance was significantly better than Watershed Name: Manistee Betsie-Platte industry averages in most categories Pere Marquette-White Subwatershed Boundary D D D D B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 0 ' I ~ ~ - -- ~ --- -. -,-- LEELANAU CO. Pl a Ba tt BENZIE CO. 1 ~ y • • Almira Twp. Lake Ann Platte Twp. Lake Twp. ,. Frankfort Elberta k a L e M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Honor GRAND TRAVERSE CO. Benzonia Twp. MANISTEE CO. Crystal Lake WEXFORD CO. - - - - - - - - _I .,_ Platt Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Filer Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. f.t., ' LAKES TO LAND 0 Wetlands 2 4 8 Miles 2.15 Wetlands map Data Sources: State of Michigan Geographic Data Library, National Wetlands Inventory D City or Village County Boundary Township Boundary Major Road Minor Road Wetland Type: Emergent Lowland, Shrub, or Wooded D D 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 1 Wetlands Michigan statute defines a wetland as “land characterized by the presence of water at a frequency and duration to support, and that under normal circumstances does support, wetland vegetation or aquatic life...” It goes on to note that these lands are commonly referred to as a bog, swamp, or marsh. By any name, wetlands are key to maintaining northwest Michigan’s natural amenities, and particularly its water bodies. They provide flood control, wildlife habitat, groundwater recharge and protection, pollution treatment, erosion mitigation, and replenishment of water nutrients. They are so important that the Michigan Department of Environmental Quality delineates and regulates wetlands throughout the state, as shown in Figure 2.13. DEQ regulates wetlands that meet any of the following criteria: 2.16 Arcadia Marsh restoration project Photo: Ducks Unlimited • Connected to, or located within 1,000 feet of, one of the Great Lakes or Lake St. Clair • Connected to, or located within 500 feet of, an inland lake, pond, river, or stream • More than 5 acres in size • Has been determined by the DEQ to be essential to the preservation of the state’s natural resources Every one of the communities participating in the Lakes to Land Regional Initiative has some delineated wetlands, although the greatest concentration in the region runs northeasterly through the non-participating townships of Maple Grove, Springdale, Cleon, and Colfax. Regulated wetlands require a permit and possibly mitigation for any activity (construction, fill, dredging, etc.) that will impact them. 2.17 Table of wetlands acreage Benzie Manistee Total Emergent (characterized by erect, rooted, herbaceous hydrophytes, excluding mosses and lichens) 1,079.27 2,324.67 3,403.95 Lowland, Shrub, Wooded (characterized by low elevation and woody vegetation) 22,762.91 40,787.43 63,550.33 Source: National Wetlands Inventory �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 2 Protected lands As the nineteenth century drew to a close, the lumber barons had just about clear-cut the entire state of Michigan. Though agriculture was expected to take the place of logging in the local economy as it had done elsewhere, soils better suited to the slow, woody growth of trees ensured that it did not. Collapsing farm prices and tax delinquency following the end of World War I placed hundreds of thousands of acres of land under government control. Faced with a population hemorrhage out of northern Michigan, the state’s Conservation Department embarked on a program of rehabilitating the land for recreational purposes. The Manistee National Forest was created in 1938. Administratively a portion of the HuronManistee National Forest, it comprises just over 148,000 acres of land within Manistee County, including 5,778 acres in Manistee Township. The Forest provides recreational opportunities, fish and wildlife habitat, and resources for local industry. The Sleeping Bear Dunes National Lakeshore began as an unsuccessful 1941 recommendation to establish a state park on the Leelanau Peninsula. Finally authorized by the National Parks Service in 1970, it extends across approximately 35 miles of Lake Michigan Shoreline from Benzie to Leelanau Counties, and part of its 12,000 Benzie County acres comprise 45% of Lake Township. The Lakeshore is an international destination for outdoor and wildlife enthusiasts. In 2011, it was named by ABC’s “Good Morning America” as the Most Beautiful Place in America. In the 1990s, Rotary Charities commissioned a study showing a breakneck pace of development in northern Michigan and responded by incubating the Grand Traverse Regional Land Conservancy. The Conservancy has since partnered with individuals, foundations, and all levels of government to protect over 34,000 acres of land and 100 miles of shoreline. 2.18 Lookout at Sleeping Bear Dunes Photo: National Parks Service �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 3 LEELANAU CO. a Pl tt Ba ----------r BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M h ic a g i Homestead Twp. Inland Twp. Weldon Twp. Colfax Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n Joyfield Twp. Blaine Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Dickson Twp. Norman Twp. Filer Twp. ... .,. Brown Twp. Eastlake Manistee ,· Marilla Twp. Bear Lake Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Federal, State, and Protected Lands 0 2 4 8 Miles 2.19 Protected lands map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road D D D D Federal Owned Land State Owned Land GTRLC Nature Preserve GTRLC Protected Land 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 4 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Beulah Crystal Lake Twp. Elberta L e ak M i i h c Inland Twp. Homestead Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. --------- i ------ MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MASON CO. • -~---- MANISTEE CO. 1 LAKE CO. LAKES TO LAND Critical Dunes Data Sources: State of Michigan Geographic Data Library D D Critical Dunes City or Village County Boundary Township Boundary Major Road Minor Road 0 2 4 8 Miles 2.20 Critical dunes map B R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 5 Arcadia Critical dunes Township is the only Michigan hosts the largest collection of freshwater sand participating dunes in the world, a unique ecosystem sheltering five shoreline community in which critical dunes have not been inventoried by the MDEQ. threatened and endangered species. Protecting the dunes lining the Lake Michigan shoreline along significant portions of Manistee and Benzie Counties is an essential aspect of land use planning in northwest Michigan. Sand mining has been regulated by the State since 1976, and activities related to development, recreation, and forestry have been regulated since 1989. Earthmoving, vegetation removal, and construction activities within a critical dune area are subjected to a permit process. Local governments may assume that permitting authority by passing zoning restrictions that are at least as protective as state regulations, an option that has not been exercised by any Lakes to Land community. There are approximately 7,025 acres of critical dunes along the shores of Benzie and Manistee Counties, nearly all (91%) of which is in Benzie County. Arcadia Township is the only shoreline community participating in the Lakes to Land initiative in which critical dunes have not been inventoried by the MDEQ. 2.21 Sleeping Bear Dunes ��L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 7 Transportation Of all the subjects addressed in a master plan, transportation is among those best suited to be considered on a regional scale. People travel for the purpose of getting somewhere­— frequently, somewhere outside the municipal boundary in which they started. Of course, the story is much fuller. The connection between transportation and land use is so deep that many communities owe their very existence to the routes along which they sprang up: the port city of Manistee, for example, or the fortuitous harbor shelter that led George Tifft to arrange for the development of Frankfort. As the land use intensifies, so too do transportation routes: the Guelph Patent Cask Company’s lumber operation in Honor brought the Pere Marquette Railroad to town, and the settlements at Manistee, Bear Lake, and Benzonia attracted an “auto trail” that would grow into the cross-country thoroughfare US-31. For communities bordering a large body of water, limitations on growth are accompanied by challenges to land transportation. This describes the majority of Lakes to Land communities, where geography requires them to be the destination, not a waypoint, for westbound land travelers. The inseparable nature of production and shipping means that industrial land uses are particularly entwined with transportation. Lumber encampments first sprang up along rivers so that harvested logs, too heavy to be pulled efficiently by horses, could be floated to ships waiting at port. The emergence of the rail industry meant that operations were no longer confined to any water’s edge—rather than bringing the industry to the transportation, the transportation could now be brought to the industry. The Ann Arbor Railroad illustrated the value of combining these approaches when it reached the end of its line in Elberta and began launching waterborne “car ferries” to transport cargo across Lake Michigan to Milwaukee and Chicago. Sometimes, though, we travel just because we like it. As the 20th century got underway, the trains began to carry more tourists than cargo; some segments of the long-obsolete Ann Arbor Railroad bed have now been transformed into a pleasure trail for hikers and bikers. A group of gliding enthusiasts became so enamored of the offshore breeze at Frankfort that they made it into “the soaring capital of the world.” The highway shield for M-22 dots the state, not as a route marker but as two kiteborders’ proclamation of “appreciation for natural wonders such as bays, beaches and bonfire, dunes and vineyards, cottages, friends and family everywhere.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 8 g LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M i i h c Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake , '>r '- ,_ ~ ' \ Manistee Twp. ' Brown Twp. Dickson Twp. ,;--,-----, Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. ,- - MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Road Classifications LAKE CO. 0 2 4 8 Miles • 2.22 Road classifications map Data Sources: State of Michigan Geographic Data Library, USDOT National Functional Classification D City or Village County Boundary Township Boundary Arterial Road Collector Road Local Road B R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 9 Road classification Modern roads have been part of the public domain almost since their inception, and for good reason: their usefulness depends heavily on the consistency of their condition and entirely on their continuity of existence across varied lands. But the “almost” is an important part of that sentence. In the late ‘teens and early 1920s, Michigan was among many states that became criss-crossed with “auto trails,” routes named by private organizations and marked with colorful bands on electric and telephone poles. The two such trails that headed to Mackinaw City via the Lakes to Land region were the West Michigan Pike, which began in Michigan City, IN, and the Dixie Highway Northern Connector from Niles, IN. Both traveled through the city of Manistee and the villages of Bear Lake and Benzonia. Following Wisconsin’s example, Michigan became the second state to replace this haphazard system with a numbered trunkline system in 1918-1919. (“Trunkline” now refers to all interstate, US, and Michigan highways.) The West Michigan Pike became M-11 until the United States Numbered Highway system was implemented nationally in 1926, when it was renamed again to US-31. It remains the main artery of Michigan’s west coast, and it was the first highway to cross the Straits via car ferry. In 1952, it was designated as Michigan’s only Blue Star Memorial Highway in a tribute to the Armed Forces. 2.23 Auto trail signs Top and middle: Signs marking the Dixie Highway and West Michigan Pike Bottom: M-22 sign that has become an unofficial symbol of northwest Michigan. Also among the Michigan’s first state highway designations was M-22. Just 116 miles long, it follows the Lake Michigan shoreline from Manistee through Onekama, Arcadia, Elberta, Frankfort, and the Sleeping Bear Dunes National Lakeshore before it rounds the tip of the Leelanau Peninsula and returns south to Traverse City. Its sign has been adopted by a private recreation company as an informal brand of the region, and M-22 stickers and clothing are now seen all over the state. The Leelanau County portion of the route was designated part of the Leelanau Scenic Heritage Route in 2002, and it’s an honor with a planning component: Scenic Heritage Routes cannot be adjacent to land zoned for commercial or industrial uses. Finally, the road from Frankfort to Benzonia along the south shore of Crystal Lake was designated as M-115 in 1929. Traveling through the Manistee National Forest and the Pere Marquette State Forest, it now terminates in Clare at the intersection of business US-127 and business US-10. These roads provide several options for travel north and south, but travelers to the east and west rely on county roads under the jurisdiction of the Benzie and Manistee County Road Commissions. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 0 Vehicle traffic volume Annual average daily traffic—the total volume of vehicle traffic on a given road in a year, divided by 365—is a simple measurement of how busy a road is. One of the most common uses of AADT data, and in many cases the reason it is collected at all, is to determine the distribution of road funding for improvements and maintenance. The United States Department of Transportation Federal Highway Administration requires each state to submit a Highway Performance Monitoring System report each June, and these reports form the basis for funding allocations. Three quarters of the 18.2 cent per gallon federal fuel tax is disbursed to the states, while the other 25% is distributed directly to county road commissions and city and village transportation authorities (all are required to provide matching funds). The Michigan Department of Transportation also collects a 19 cent per gallon gasoline tax in addition to vehicle registration fees and other transportation-related fees. County roads make up 75% of the total Michigan road system, moving over $800 billion of goods and services annually. While the most miles are driven on state roads, county roads are the site of the majority of intersections—and crashes. Only four of the 889 Michigan traffic fatalities in 2011 occurred in Benzie or Manistee County. The Benzie-Manistee area saw the greatest number of accidents in November (174), followed closely by October (173) and December (171); crashes with injuries to persons occurred most frequently in October (33), August (31), and July (30). In both counties, drivers aged 16-20 accounted for the greatest number of crashes: 1079 per 10,000 licensed drivers, as compared with 578 crashes per 10,000 licensed drivers among those aged 21-64 and 337 crashes per 10,000 licensed drivers for those aged 65 and up. These trends are consistent with statewide data indicating that crash rates decline as driver age increases. Traffic volume data can also help prioritize snow removal. For the 2011-2012 year, the Michigan Department of Transportation categorized snow and ice control on US-31 as Priority Level I, meaning that the surface will be bare of ice and snow even if overtime must be paid to accomplish it, while the Priority Level II designation of lower-traffic M-22 means that overtime can be paid to clear a onewheel track in each direction but the rest must wait for the next scheduled shift. 2.24 Historical snow plowing in Manistee Photo: UpNorth Memories by Don Harrison �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 1 LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic a g i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake • I ------------1---- --- · I Manistee Twp. Manistee Brown Twp. Dickson Twp. Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Vehicle Traffic Volume 2 4 8 Miles • 2.25 Vehicle traffic volume map Data Sources: State of Michigan Geographic Data Library, MDOT Paved and Vehicles per Day: Unpaved Paved 4' or Greater Paved Shoulder ----------------------- - Low (Under 2,500) Medium (2,500 - 10,000) ------------------·---- ==== ------------------·----- - - Heavy (Above 10,000) Minor Roads (No Data) D City or Village County Boundary Township Boundary 8 R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 2 ~ LEELANAU CO. ---1- Pl at a t B BENZIE CO. y :~" Almira Twp. ' ~ Lake Ann Platte Twp. Lake Twp. ( Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. \. MANISTEE CO. • MASON CO. LAKES TO LAND Marine Harbors Data Sources: State of Michigan Geographic Data Library, MDNR MANISTEE CO. LAKE CO. 0 2 4 8 Miles 2.26 Marine ports map City or Village Harbor Type: Our County 2011 performance better than Boundary was significantly Commercial, and Recreational II Cargo, Township Boundary II Commercial, and Recreational industry averages in most categories Major Road Minor Road D 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 3 Marine ports The front door of many Michigan coastal communities is its port. Great Lakes navigation brought the first European settlers to the Lakes to Land region, first to trap fur and then to harvest timber from this western frontier. Commercial use of the waterways has continued ever since, and today one quarter of the nation’s top harbors by tonnage are on the Great Lakes. Maritime transport is considerably cheaper and more environmentally friendly than either rail or truck. Its average of 607 miles to one gallon of fuel per ton of cargo is three times the efficiency of a freight train and over ten times as efficient as trucking; it produces 90% less carbon dioxide than a semi and 70% less than a train. And then there are the infrastructure costs. While rails and roads require continual maintenance, the vast majority of Great Lakes shipping lanes were created by glaciers without any help from us at all. 2.27 Freighter departure Sandy barriers prevent some rivers from emptying into Lake Michigan at the close of their journey toward sea level, pooling instead into lakes that dot the western edge of the state. It took no time at all for early settlers to begin dredging these barriers, transforming the lakes into roomy and land-locked harbors. Manistee, with its broad lake at the confluence of two rivers, is the largest in the region. This deep draft commercial harbor serves five major industrial facilities, including the Filer City Generating Station. Frankfort, also a deep draft commercial harbor, was once reknown for the car ferries that launched rail shipments from the Ann Arbor Railroad onto the waterway system. Though those days are long gone, this Harbor of Refuge supports over 200 recreational boat slips. Citizens of Onekama have established infrastructure around their recreational harbor at Portage Lake that supports 230 recreational boat slips and generates tourist income; residents of Arcadia have done the same to support their 60 recreational boat slips and charter fishing enterprises. Both are also Harbors of Refuge, offering mooring to boaters stranded in inclement weather. But harbors are not part of the maintenance-free portion of the Great Lakes navigational system. The US Army Corps of Engineers is responsible for them under the national River and Harbor Act of 1879, and the already-challenging task of reliably directing sand and water is complicated by persistent low water levels and deferred maintenance due to constrained budgets. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 4 Rails The sole railroad line now operating within the Lakes to Land region is the CSX line that loops around the north end of Manistee Lake and continues south to Grand Rapids—all that remains of a bustling network of railroads across and around the region, many of which were built to serve the timber industry. The Manistee route was also the first rail foray into the Lakes to Land region in 1881. Three years later, the Arcadia and Betsey River Railroad began a short trip between Arcadia and its then-neighbor to the northeast, Saile Station, continuing on to the then-village of Springdale in 1887. Over the next several years, railways exploded all over the region: a Manistee & Northeastern ran a line from Manistee to Nesson City in 1888, the company that would become the Ann Arbor Railroad connected Cadillac to Frankfort in 1889, and lines connecting Walhalla, Interlochen, Lake Ann and Traverse City all popped up in 1890. This completed the backbone of the regional system, and beginning in about 1895 much of the rail-building effort was devoted to spurs that connected established stations and reached ever-further into the Leelanau Peninsula. The need for rail cars plummeted at the close of the lumber era, and those connecting spurs began to disappear beginning around 1917. The main lines through the region lasted mostly intact until the Depression. In 1934, a Pere Marquette loop that ran from Traverse City through Lake Ann, Interlochen, and Kaleva stopped running, and the Arcadia and Betsey River Railway followed in 1936. For the next 40 years, only the north-south Pere Marquette line and the Ann Arbor Railroad’s Frankfort connection remained. The former was abandoned in 1982, and the latter is undergoing rebirth as the Betsie Valley Trail after landing under the control of the State of Michigan in 1980. 2.28 The John D. Dewar Approaches an Arcadia Dock Photo and text from Arcadia Area Historical Society: “This is a view south along Lake Arcadia’s northeast shore. The steamer DeWar is on the left. Logs are stacked along the shoreline, in a barge, and in the water waiting transport to the Starke Sawmill. Source: Postcard Photo from the collection of Bob McCall” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 5 z ? LEELANAU CO. a Pl tt Ba BENZIE CO. y ç ? Almira Twp. Lake Ann Platte Twp. ç ? Crystal Lake Twp. La ke i Inland Twp. Homestead Twp. Ä ? Beulah Elberta M I ½ I ½ Frankfort i h c '"I Honor Benzonia Twp. BENZIE CO. 1------------- Platt Lake Crystal Lake I Benzonia I I I - - - -- -- Gilmore Twp. n a g GRAND TRAVERSE CO. Lake Twp. I ½ Weldon Twp. Joyfield Twp. Blaine Twp. ç ? :~ Thompsonville ' BENZIE CO. ' MANISTEE CO. Copemish ll ' ''' Arcadia Twp. Pleasanton Twp. ' Colfax Twp. ' '"' Ä ? Springdale Twp. Cleon Twp. I ½ ' ' Onekama Twp. Onekama Maple Grove Twp. Marilla Twp. Bear Lake Twp. . Portage Lake ~- Kaleva r-- '' ç ½ ? I '' Manistee Twp. ! ~,,)V '1t "0-tv ; Eastlake I Manistee i ? Filer Twp. 1 Stronach Twp. I ½ ,- MANISTEE CO. l Dickson Twp. : I ~ - - ~ ;~~------------~~ i ? • MASON CO. 1• .r. .,.~ Brown Twp. .f: Ä ? ~----------- --l----l MANISTEE CO. Bear Lake ç ? ø ? ------------------ Norman Twp. ø ? MANISTEE CO. LAKE CO. LAKES TO LAND Operable Railroad Tracks WEXFORD CO. Bear Lake 0 2 4 8 Miles • 2.29 Operable railroad tracks map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Railroad Track Major Road Minor Road B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 6 7 z ? LEELANAU CO. Pl at a t B BENZIE CO. y ç ? r.~ Almira Twp. \i Lake Ann Platte Twp. \t Lake Twp. ,________ I 7 Crystal Lake Twp. Elberta Honor I ½ Inland Twp. Homestead Twp. Ä ? Beulah Benzonia Gilmore Twp. n a g Blaine Twp. ç ? I ½ ! C Joyfield Twp. ! C Weldon Twp. Colfax Twp. Ä ? 7 ~ \ Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. T Springdale Twp. I Cleon Twp. ( I ½ ' Bear Lake Ä ? Maple Grove Twp. , , jOnekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake ç ½ ? I Manistee Twp. Brown Twp. MANISTEE CO. Bear Lake ç ? WEXFORD CO. L e k a M I Benzonia Twp. I ½ Frankfort i Platt Lake BENZIE CO. ç ? i h c -- -- -- -- -- - - - Crystal Lake GRAND TRAVERSE CO. I Dickson Twp. ! Ä ø ? Eastlake Manistee i ? Filer Twp. >< ¥ Stronach Twp. t ½ I ~ ,._ I \ i ? '/~J I ( 7 n ,_ ø ? MANISTEE CO. MANISTEE CO. MASON CO. , ------- -------'~ LAKES TO LAND _I LAKE CO. 0 Aviation Norman Twp. 2 4 8 Miles 2.30 Aviation map Data Sources: State of Michigan Geographic Data Library, MDNR D City or Village County Boundary Township Boundary Major Road Minor Road Type: C Helipad ! Commercial Ä General Aviation 7 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 7 Air travel Long before Blacker Airport became the fastest way to get from the Lakes to Land region to the rest of the world, sailplanes brought the rest of the world to the region. Manistee County - Blacker Airport is the largest airport in the region with 3,413 commercial enplanements (“civil aviation operations other than scheduled air services and non scheduled air transport operations for remuneration or hire”) in 2010. It is publicly owned by the Manistee County Blacker Airport Authority, and its first commercial flight went aloft in 1961. Seven single-engine and one multiengine aircraft are based in the field. Of the 132 weekly flight operations it averaged in 2010, 72% were split evenly between transient and local general operations; 18% were commercial flights; 9% were air taxis; and less than 1% were military. By contrast, the public-use Thompsonville Airport is the smallest. Owned by the Village of Thompsonville, it hosts four single-engine aircraft. Half of its 15 flight operations per week in 2011 were transient general aviation while the other half were local general aviation. 2.31 Frankfort Cinema TG 1-A This sailplane was, used by the U.S. Army Air Corps as a training glider. Frankfort Dow Memorial Field, a general aviation airport, saw three commercial enplanements in 2010. Publicly owned by Frankfort City-Co Airport Authority, its 77 weekly flight operations in 2011 were also split evenly between transient and local general aviation. Its aircraft base, however, was unique: the 13 enginepowered vehicles were accompanied by six gliders and one “ultralight,” defined in the U.S. as a single-seat vehicle of less than five gallons fuel capacity with weight and speed restrictions of 254 pounds and 55 knots (64 mph) respectively. These are the crafts of the Northwest Soaring Club, which was based at the Frankfort Dow Memorial Field until summer of that year. A 1939 article in The Rotarian credits six glider enthusiasts with transforming this city of “a few commercial fishermen, a few Summer visitors, and no fame at all” into “the soaring capital of America.” It went on to cite the first-ever incorporated sailplane school in America, the Frankfort Sailplane Factory, and the startling statistic that a full 80% of Frankfort’s population had taken to the skies. Although the factory moved to Illinois before it folded and the school has moved to Cadillac with the Northwest Soaring Club, the gliders’ glory days had put Frankfort on the map for good. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 9 Regional Recreation The tourism that has become one of the region’s strongest economic bases is largely fueled by an abundance of recreational opportunities. In the winter, residents are found playing on the slopes of lakes vying for one more knot. When the wind gets too fierce nearby alpine ski resorts, racing down snow mobile routes, for the sailors, the sailboarding crew unravels its gear and participating in snow shoe stampedes, enjoying a vigorous day speeds over the whitecaps, catching air and impressing the of Nordic skiing, or relaxing in an ice hut on an inland lake bystanders. Lake Michigan may not get waves big enough for trying to secure that perfect catch. Some more adventurous surfing on a regular basis, but its substantial wind kicks up souls are racing their ice sail boats. When warm weather some pretty large breakers for an inland lake. is upon the region, residents are found mountain biking or Fishing is a huge industry in the walking on the non-motorized region, whether it is winter or transportation trails, walking the All types of fishing exist summer. All types exist in plenty: tree-lined neighborhood streets enterprise or recreation, fly or bait of the villages and towns, and in plenty: enterprise or and tackle. The region’s rivers, living life by enjoying family and streams, and lakes are heavily community. recreation, fly or bait scrutinized for their freshwater During the summer months, inhabitants, and they are home and tackle. winter’s empty and lonely to some of the finest fly fishing the orchards burst forth with energy. country has to offer. Golf is also a Small fruit stands dot M-22, and nurseries along US-31 are major recreational must for many who live and visit the region; available for drivers to smell the fresh air and listen to the opportunities range from opulent courses known throughout sway of the trees while tasting the bounty of the area. Boating, Michigan and beyond to propitious courses that host all levels whether sailing or under power, occupies many lazy afternoon of player. days. Sailboats of all sizes cluster in weekly regattas on the �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 0 Parks and recreation “Because to so many citizens, men and women alike, life is a grind, a round of labor and a season of care... Thus public recreation facilities are provided because of the demand for a free and popular antidote to task-driving conditions.“ Charles Mulford Robinson used these words in a 1910 article titled “Educational Value of Public Recreation Facilities” to assure his readers that his treatise was not going to sap all the fun out of public parks. “To furnish that antidote is their essential purpose,” he soothed. “Education is incidental to it.” Still, his next several pages do not waver from their purpose: “The song of a bird, the scent of a flower, the glory of a sunset sky are parts of our common heritage. ... If the park can cultivate these in large numbers of people, as an incident of its service as a public pleasure ground, it will bestow great benefit; it will vastly increase its usefulness to the community; it will not only heighten the enjoyment of its own attractions, but it will put into hearts and minds a faculty of enjoyment that will be of service in daily life. To such extent, the investment which has been made in the parks will be paying daily dividends on the common stock of human experience.” That may sound a bit overblown, but it turns out that we needn’t rely on the common stock of human experience to get dividends out of parks. Nearly a century after Mr. Robinson’s article, a 2006 National Fish and Wildlife Foundation study found that “outdoor recreation sales (gear and trips combined) of $289 billion per year are greater than annual returns from pharmaceutical and medicine manufacturing ($162 billion), legal services ($253 billion), and power generation and supply ($283 billion).” Camping and hiking alone accounted for 55% of outdoor recreation’s total impact on the US economy, surpassing fishing, hunting, water sports, trail- and snow-based activities, and wildlife viewing. Blaine Township Park �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 1 LEELANAU CO. 'Pl t at Ba BENZIE CO. y 22 • : ,.,. -- -·' - Platt Lake Benzonia Twp. Honor Frankfort Crystal Lake Twp. n a g - -' -Weldon Twp. I ,------- ' - -• Joyfield Twp. Blaine Twp. I I Colfax Twp. ' ' :- BENZIE CO. fmlll!l :Thompsonville -- ~ MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. '' '' Bear Lake Bear Lake Cleon Twp. I -~----\m. ----;------: ----· I MANISTEE CO. i Benzonia Gilmore Twp. Maple Grove Twp. Onekama Twp. Marilla Twp. ~- - - - - - - - --I-• Bear Lake Twp. Onekama Kaleva Portage Lake I _, Manistee Brown Twp. •. - .J,, Manistee Twp. WEXFORD CO. L e k a M Inland Twp. Homestead Twp. Beulah Elberta -., - '-•.----- BENZIE CO. Crystal Lake GRAND TRAVERSE CO. : Lake Twp. i h c ... Almira Twp. fmlllllLake • Ann Platte Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. Filer Twp. '' I MANISTEE CO. MASON CO. ,- MANISTEE CO. LAKE CO. LAKES TO LAND Recreational Facilities and Amenities 0 2 4 8 Miles • 2.32 Parks and recreation map Data Sources: State of Michigan Geographic Data Library, MDOT D City or Village County Boundary Township Boundary Major Road Minor Road Park / Public Recreation Area Camping Picnic Facilities Drinking Water Restrooms / Port-A-Johns a M El •a Swimming Showers Hiking / Trailhead Biking Nordic Skiing 8 R ' Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 2 z ? LEELANAU CO. Ba tt y ç ? Almira Twp. Lake Ann Platte Twp. Lake Twp. ! 9 ! 9 ! 9 ! 9 Platt Lake ç ? Crystal Lake Twp. Ä ? k a L e i Inland Twp. Beulah Elberta M I ½ ! 9 ! 9 Homestead Twp. I ½ Frankfort i h c Honor Benzonia Twp. Benzonia ' Gilmore Twp. n a g ! 9 l I ½ Joyfield Twp. Blaine Twp. BENZIE CO. Crystal Lake GRAND TRAVERSE CO. a Pl ! 9 BENZIE CO. ç ? Weldon Twp. Colfax Twp. Ä ? Thompsonville ! 9 BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I ½ ç ? Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama Marilla Twp. ! Kaleva 9 Portage Lake ,_ '' ç ½ ? I Manistee Brown Twp. ! 9 Filer Twp. 9 Stronach! Twp. i ? Norman Twp. I ,- ø ? !9 9 !! 9 ! 9 Eastlake i ? I ½ ! 9 Dickson Twp. ! 9 ! 9 Ä ? -------------1--- ---- Manistee Twp. ! 9 MANISTEE CO. - - ----t----- ---- !Bear Lake 9 WEXFORD CO. ! 9 Bear Lake I I \. MANISTEE CO. ! 9 ! 9 ! 9 ø ? MANISTEE CO. ! 9 LAKE CO. MASON CO. LAKES TO LAND 0 Campgrounds City or Village County Boundary Township Boundary Major Road Minor Road 4 8 Miles 2.33 Campgrounds map Data Sources: State of Michigan Geographic Data Library, MDNR, NPS D 2 ! 9 ! 9 ! 9 ! 9 ! 9 National Park Campgrounds National Forest Campgrounds State Forest Campgrounds State Park Campgrounds Local Municipality Campgrounds 6 R ; Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 3 Camping As leisure activities go, camping is about as democratic as it gets. The Michigan Department of Natural Resources boasts that “you are never more than half an hour from a Michigan State Park, State Forest Campground, State Recreation Area, or State trail system,” so just about anyone in need of a getaway can pack up a few subsistence items and start communing with the great outdoors in short order. It’s affordable, kid- and petfriendly, and so therapeutic that entire intervention programs have been built around it. 2.34 Orchard Beach State Park in Manistee Township Photo: UpNorth Memories by Don Harrison Lake Michigan’s varied shoreline and the region’s abundance of inland lakes, rivers, streams, woodlands, bluffs, and trails make it a year-round destination for outdoor enthusiasts of all types. And at the end of the river rafting or the bicycle riding, those enthusiasts need a place to rest their heads—and a bite to eat, and maybe a few supplies or souvenirs, making an attractive campground into a community economic driver. State campgrounds within Benzie and Manistee Counties are maintained and managed by the MDNR The Platte River campground, federally managed as part of the Sleeping Bear Dunes National Lakeshore, is at the junction of M-22 and the Platte River, where archaeological evidence suggests that humans may have been taking a summer holiday since 600 B.C. Numerous private and quasi-public campgrounds dot the area, but it is interesting to note that the region hosts no state campgrounds at all in the recreation-focused area west of US-31—a potentially overlooked income source. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 4 Boat launches The eight Great Lakes states registered 4.3 million boats in 2003—one third of all US recreational vessels—and Michigan’s 1,000,000 boats led the region. Forty-two percent of them belonged to residents of coastal counties. To preserve public access to our 3,000 miles of coastline, Michigan’s state legislature began earmarking fishing license funds to purchase water frontage in 1939. Since then, marine fuel taxes and boat registration fees paid by recreational boaters have funded the construction of over 1,200 boat launching facilities. In the Lakes to Land region, the launches offer access to Lake Michigan, rivers, and inland lakes for watercraft ranging from kayaks to yachts. In addition to these State-designated launches, there are many additional inland lake road-end boat launch areas maintained by the Benzie and Manistee County Road Commissions. Such maintenance is money well spent. A Great Lakes Recreational Boating study conducted by the US Army Corps of Engineers in 2003-2008 found that an average Great Lakes boat owner spends about $3600 per year, including equipment, insurance, fees, gas, food, and lodging. Applying that figure to the statistic above, it is reasonable to estimate that recreational boating is a $72 million enterprise in the Lakes to Land region. The same study appraises its contribution to Michigan personal income at $1.3 billion, to the overall economy at $1.9 billion, and to statewide employment at 51,000 jobs. 2.36 Bear Lake boat launch circa 1920s Photo: UpNorth Memories 2.35 Table of boating economic impacts Lakes to Land Region* State of Michigan Great Lakes basin 19,071 953,554 4,282,507 Trip and craft sales $780 million $3.9 billion $19 billion Personal income added $260 million $1.3 billion $6.5 billion Economic value added $380 million $1.9 billion $9.2 billion 1,027 51,329 246,117 Registered boats Jobs * calculated by taking 42% of state number and dividing by 21 (2 of 42 total coastal counties) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 5 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Platt Lake Benzonia Twp. Elberta L e k a M Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. ic ·-s -- -- _I - Honor Frankfort g i h 1- - - - - - - - - - - - - - - BENZIE CO. _51_ -- -- -- -~ - Benzonia Gilmore Twp. an GRAND TRAVERSE CO. I Crystal Lake I Joyfield Twp. Blaine Twp. Weldon Twp. SI -s- -- Colfax Twp. Thompsonville __ ,'__ BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake MANISTEE CO. Maple Grove Twp. Onekama Twp. WEXFORD CO. Bear Lake ------------ -- J -Manistee Twp. ~ Brown Twp. Dickson Twp. sfiJ Manistee Filer Twp. )fr", : SI SI ,J - 1-- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- - Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Boat Launch Ramps Data Sources: State of Michigan Geographic Data Library, MDNR State Designated Boat Access Site City or Village County Boundary Township Boundary Major Road Minor Road 0 2 4 8 Miles 2.37 Boat launch ramps map 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 6 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Filer Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Lands Open to Public Hunting Data Sources: State of Michigan Geographic Data Library, MDNR D City or Village County Boundary Township Boundary Major Road Minor Road Open to Public Hunting: US Forest Service National Park Service Commercial Forest Act Lands State Forest Land State Wildlife/Game Areas LAKE CO. 0 2 4 8 Miles 2.38 Lands open to public hunting map D D -D 6 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 7 Hunting Want to hunt deer, elk, rabbit, hare, squirrel, pheasant, grouse, woodcock, quail, crow, coyote, opossum, porcupine, weasel, skunk, woodchuck, turkey, or waterfowl? There’s a license for that. The Department of Natural Resources, responsible for fish and wildlife management, regulations, and habitat protection, is primarily funded through two mechanisms: the direct sale of hunting and fishing licenses, and the leveraging of those proceeds for use in the federal Wildlife and Sport Fish Restoration (WSFR) project. The WSFR program, which turned 75 in 2012, levies a tax of 10% to 11% on sporting arms, ammunition, bows, arrows, and crossbows and then returns that money to state conservation departments (in Michigan, the MDNR) through 3-to-1 matching grants. So, every $1 spent on a hunting license yields $4 in conservation funding. 2.39 Jake turkeys in Onekama It’s a system that many like because it directly ties the cost of preserved land to its use. But it is also a system in which land conservation for all reasons is vulnerable to changes in hunting behavior. The chart below shows that sales for all licenses have declined steadily over the past five years, both numerically and as a share of the overall population. The magnified rate of return provided by the WSFR program also works in reverse: for every $1 lost in hunting license sales, MDNR must make up a $4 budget shortfall. This has led the department to urge all who are interested in conservation to buy a license­—whether you plan to hunt or not. Photo: Al Taylor 2.40 Table of hunting licenses sold by year Change 20062011 % change 20062011 2006 2007 2008 2009 2010 2011 9,457 734,089 204 24,024 295,349 132,764 125,933 21,951 60,403 814,003 9,516 724,198 166 24,387 293,659 127,772 121,487 20,877 58,866 800,921 10,180 733,993 355 24,148 273,262 124,570 118,021 20,561 58,040 805,299 8,953 725,186 366 23,331 266,549 127,120 120,769 20,758 58,214 798,256 8,975 697,454 227 24,411 261,032 125,093 115,101 27,310 56,688 772,114 9,020 691,181 154 25,813 256,175 114,139 106,880 20,905 55,724 763,059 -437 -42,908 -50 1,789 -39,174 -18,625 -19,053 -1,046 -4,679 -50,944 -4.6% -5.8% -24.5% 7.4% -13.3% -14.0% -15.1% -4.8% -7.7% -6.3% MI population 10,082,438 10,050,847 10,002,486 Licenses per capita 0.0807 0.0797 0.0805 9,969,727 0.0801 9,883,640 0.0781 9,876,187 0.0773 -206,251 -0.003 -2.0% -4.3% Bear Deer Elkb Fur harvester Small game Turkeyc Spring turkey Fall turkey Waterfowl All types Hunting license typea b I Source: Brian J. Frawley, MDNR. a Within each license type, a person is counted only once regardless of the number of licenses purchased. b A restricted number of licenses were available, and these licenses were distributed using a random drawing. c Some but not all of turkey hunting licenses were distributed using a random drawing. d Total for all types does not equal sum of all license types because people can purchase multiple license types. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 8 2.41 Benthic macroinvertebrates Trout streams Mayfly One of the region’s major recreational draws is the wealth of opportunities for fishing, both in Lake Michigan and in its inland lakes, rivers, and streams. The map displayed in Figure 2.41 identifies the designated trout streams in Benzie and Manistee counties. Viable trout streams are generally defined by three characteristics: coarse soils, limited development (including limited pavement and other impervious surfaces), and an abundance of groundwater. State-designated Blue Ribbon Trout Streams meet even stricter criteria: they support excellent stock of wild resident trout, permit fly casting while remaining shallow enough to wade in, produce diverse insect life, and have excellent water quality. Trout are good indicators of water quality in general because of their reliance on benthic macroinvertebrate diversity—the bugs, larvae, and other organisms that live on the bottom of a body of water. These creatures thrive in streams with high levels of dissolved oxygen, and this means clean, cold water for two reasons: water’s ability to hold dissolved oxygen decreases as temperature increases, and the bacteria in organic waste can quickly consume all available dissolved oxygen. When present, aquatic macroinvertibrates help maintain the water quality by eating bacteria and decayed plants, then become a source of food themselves for the resident fish population. Dragonfly Caddisfly The Platte River from Maple City Road to Honor and Bear Creek upstream of Nine Mile Road both have Blue Ribbon designations. The Platte River stretch hosts the state’s fish hatchery, which raises chinook and coho salmon and produces coho eggs for the entire upper Great Lakes. Despite Bear Creek’s modest name, its flows are similar to the Little Manistee and Pine Rivers, and the tributary provides the Manistee River system with its wild runs of steelhead trout and salmon. 2.42 Steelhead trout Photo: Cheri and Tony Barnhart �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 9 LEELANAU CO. Pl a Ba tt ------------1BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta k a L e M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. ,)~ Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Trout Locations -- City or Village Trout Stream Blue Ribbon Trout Stream 4 8 Miles 2.43 Trout locations map Data Sources: State of Michigan Geographic Data Library D 2 County Boundary Township Boundary Major Road Minor Road 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 0 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h c i i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. ,-- Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Recreational Trails Data Sources: State of Michigan Geographic Data Library, MDOT, NWMCOG, GTRLC D City or Village County Boundary Township Boundary Major Road Minor Road GTRLC Trail Equestrian Trail Betsie Valley Trail 0 2 4 8 Miles 2.44 Recreational trails map Snowmobile Trail North Country Trail Non-Motorized Multi Use Trail (use restrictions vary) B Updated: 09-24-13 • R Beckett&Ra~der �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 1 Recreational trails The Michigan Statewide Trails Initiative of 1992 defines a However trailway as “a land corridor passing through the community many or countryside...accommodating a variety of public recreation worthy benefits a trail might provide, its raison d’etre can often be boiled down to one word: fun. uses.” Recent research casts trails in the role of community superhero, providing economic, environmental, recreational, health, and even safety benefits. They offer transportation alternatives to the car. They are exercise opportunities that lead directly to better medical outcomes. They’re sites of chance meetings with neighbors and wildlife. They can provide a buffer between natural areas and inhabited ones. They draw in visitors from other communities. Their activity can enliven an area that would otherwise look desolate enough to invite crime. But however many worthy benefits a trail might provide, its raison d’etre can often be boiled down to one word: fun. Michigan’s citizenry comes together in myriad ways to identify, create, and maintain an extensive and varied trail network. For example, our 6,200-mile web of snowmobile trails, 181 miles of which run through Benzie and Manistee counties, is one of only three such systems in the country. Half of the system is on private lands while the other half is distributed among federal, state, and other public lands; all utilize grant program grooming tractors for maintenance. The 22-mile-long Betsie Valley Trail that follows the abandoned Ann Arbor Railroad bed is another collaborative example: owned by the Michigan Department of Natural Resources, it is maintained by Benzie County and supported by the not-for-profit Friends of the Betsie Valley Trail corporation. The Shore to Shore Riding and Hiking Trail that cuts across the northeast corner of Benzie County was established in 1964 by the Michigan Trail Riders Association, and the only “riding” to be done on this journey between Oscoda on Lake Huron and Empire on Lake Michigan is on a horse—neither motors nor bicycles are welcome. The Grand Traverse Regional Land Conservancy has made trails an integral part of its land stewardship mission. And the federally-managed North Country Trail is a footpath that traverses seven states between New York and North Dakota; the Huron-Manistee is one of the 10 national forests it touches on in its 4,600 mile journey. 2.45 Table of trail miles Snowmobile Equestrian Nonmotorized North Country Trail GTRLC Benzie Manistee Total 63.13 15.36 60.01 0 118.68 0 64.91 33.21 181.81 15.36 124.96 33.21 14.71 2.07 16.79 �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 3 Cultural Resources Though the land itself provides plenty of amusement for many, over the years the people of the region have built, preserved, and accrued a wealth of cultural endeavors with which to supplement their entertainment. Those inclined toward the visual arts may like to visit the works at the Oliver Art Center and the Crystal Lake Art Center, or wait until the art fairs arrive in Frankfort and Bear Lake. For a little free anytime cultural pick-me-up, peek into the Frankfort post office at the car ferry mural funded by the Works Progress Administration in 1941. Even a little and Manistee counties offer public libraries and branches. Even a little hotel stay can come with a side of history at the lumber-town-turned-resort called Watervale Inn—or it can make history the main attraction as in the old-west-themed Rockin’ R Ranch in Bear Lake. There you’ll find horseback riding, hayrides, sledding, carriage rentals, and of course a hotel stay saloon. Those who prefer the auditory delights can be serenaded by can come with a side of the Benzie Community Chorus For fun that’s a little less formal, and make the summer rounds of hometown festivals Arcadia history. Concert in the Park venues. In the Daze and Bear Lake Days theatrical hub of Frankfort, you are celebrated in July while can attend the Lakeside Shakespeare Theatre, Benzie County Onekama hosts Onekama Days in August and the Manistee Players, and Frankfort Garden Theater. County Fair in September. You can get a head start on sampling the region’s dining options at the Taste of Benzie Your culture can come packaged with a little education at festival in Elberta. Catch a movie in Honor at the Cherry the Arcadia Historical Society, or it can come packaged in Bowl Drive-In, open every summer since 1953, and if you’re the 60,000 bottles used to build the house that now hosts the in the car anyway, defy a little gravity at the Putney Road Kaleva Historical Society in Manistee County. Both Benzie Mystery Spot in Blaine. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 4 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Honor Frankfort Elberta L e k a M i i ch Inland Twp. Homestead Twp. I I I I - ·1I - -- -- -- Beulah Crystal Lake Twp. ,_ Benzonia Gilmore Twp. n ga BENZIE CO. Benzonia Twp. GRAND TRAVERSE CO. Platt Lake Crystal Lake 1 I I I y Joyfield Twp. Blaine Twp. I Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. • Springdale Twp. Cleon Twp. Bear Lake Onekama • Bear Lake Twp. . Portage Lake Marilla Twp. ' ' I Kaleva MANISTEE CO. Maple Grove Twp. Onekama Twp. WEXFORD CO. Bear Lake I I I I II I - ------------------ -1 -------· ,,. Manistee Twp. Manistee • Filer Twp. Brown Twp. Dickson Twp. Eastlake Stronach Twp. Norman Twp. • MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Historic Sites • LAKE CO. 0 2 4 2.46 Historic sites map 8 Miles • Data Sources: State of Michigan Geographic Data Library, MSHDA D Registered Historic Site City or Village County Boundary Township Boundary Major Road Minor Road 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 5 Historic sites “[T]he task is to breathe the breath of life into American history for those to whom it has been a dull recital of facts—to recreate for the average citizen something of the color, the pageantry, and the dignity of our national past.” So spoke Verne Chatelan, chief historian for the National Parks Service at the 1935 passage of the Historic Sites Act. Since then, the 1966 National Historic Preservation Act has broadened both the definition and the scope of historic designation, giving official recognition and benefits access at all levels of government and in the private sector. Historic sites connect a geographic location to itself across time. They offer those who behold them an opportunity to broaden our definition of “community,” beyond those souls who happen to be living in a particular place right now to the sum all those who have passed through—an act which, when conceived in reverse, lets our own souls become part of a community which will outlive us many hundreds of times over. The Frankfort Land Company House imagined itself in just such a way in 1867: the two-story Italianate was the first stylish house in Frankfort, built for the company officials tasked with developing the town. “No building in Frankfort is more closely connected to the establishment of the city,” says the building’s National Register entry, adding that the lavish structure also “advertised the company’s confidence in the town’s economic potential.” 2.47 Historic site photos Top: The Frankfort Land Company House, Frankfort (Benzie County) Middle: The Manistee County Courthouse Fountain, Onekama Village (Manistee County) Bottom: The William and Ursula Quimby Homestead, Arcadia Township (Manistee County) Photos: Michigan State Housing Development Authority “Historic Sites Online” The Manistee County Courthouse Fountain in Onekama Village Park has twice been solemnly dedicated to the community. In 1887, the ornate public sculpture was purchased to decorate the lawn of the new Victorian Gothic courthouse. After a 1950 fire destroyed the building, the Portage Lake Garden Club obtained the fountain and moved it to the Village Park to memorialize the deceased servicemen of Onekama Township. The William and Ursula Quimby Homestead is neither lavish nor ornate, called an “ordinary farmhouse” even by its Register entry. But it sheltered a truly extraordinary Arcadia Township neighbor: their daughter Harriet Quimby, who became the first licensed female pilot in 1911 and successfully completed the first female solo flight over the English channel in 1912. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 6 Lighthouses The outsize role of waterborne trade in the history of Michigan—and the Lakes to Land region in particular— afforded lighthouses the equally outsize role of trying to keep that trade from becoming deadly. Colonial lighthouses came under federal control in 1789, when President George Washington created the U.S. Lighthouse Establishment. No lighthouses were constructed in Michigan until 1925, when the light at Fort Gratiot was lit. The first lights on Lake Michigan shone from Chicago Harbor and St. Joseph in 1832. By 1838, the Manitou Passage had been established as the fastest and most protected route to the Straits from the south, but it was still so treacherous it furnished an entire underwater preserve with shipwrecks. The South Manitou Light was lit in 1838 to mark the west side of the passage’s entry. By the time the Point Betsie Light Station joined it in 1858 to guide navigation into the passage from the east, the South Manitou Light was ready for reconstruction. Just south of the passage was the Lake Betsie harbor at Frankfort, the most northern improved harbor on Michigan’s west coast and an excellent refuge at which to wait for optimum passage conditions. Private funds had first improved the harbor, but by 1867 the traffic volume warranted the attentions of the Army Corps of Engineers. The next six years saw a new channel dug and dredged to accommodate the largest ships of the day, a pair of piers and revetments built, and the construction of the Frankfort Pierhead Light. Meanwhile, lumberers on the south side of the Lakes to Land region had discovered the tremendous potential of the Manistee River for transporting their product out of the state’s interior and began lobbying for improvements to the harbor. An Army Corps of Engineers study confirmed the need in 1861 and a lighthouse was built in 1870—and again in 1872, after the first one fell victim to Michigan’s coast-to-coast Great Fire of the previous year. 2.48 Lighthouse photos Top: Point Betsie lighthouse Middle: Frankfort North Light Bottom: Manistee North Pierhead Lighthouse �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 7 LEELANAU CO. I Pl t at Ba -----------: BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M i i h c g Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. .-------- Platt Lake Crystal Lake Benzonia Gilmore Twp. an - - -'' -' Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. 11 :~ Thompsonville '' BENZIE CO. ------~ ----------- MANISTEE CO. Copemish lf_ Arcadia Twp. Pleasanton Twp. Bear Lake Bear Lake Springdale Twp. ! -,------ ''' 'i Onekama Twp. Onekama Cleon Twp. '-------;- Maple Grove Twp. Marilla Twp. Bear Lake Twp. Kaleva Portage Lake ----- r --1------~ I Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. - ~1...r - MANISTEE CO. MASON CO. • -~---- MANISTEE CO. .--- 1 LAKES TO LAND 0 Lighthouses LAKE CO. 2 4 8 Miles • 2.49 Lighthouses map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road 0 •• Point Betsie Lighthouse Frankfort North Light Manistee North Pierhead Lighthouse B R I Beckett&Raeder �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 9 Demographics Demographics are the statistics of a population: gender, age, ethnicity, income, employment, housing, education, etc. Taken together, they try to paint a picture that gives a generalized answer the question, “Who lives here?” The answer to that question is central to the planning process because it is impossible to create a plan that will serve a community well without knowing about the people who comprise that community. Planning strategies vary based upon a population’s current characteristics, and on the ways in which the population is projected to change. For example, a community experiencing an increase in new families should be planned differently than one with an aging population. The former may place a priority on new singlefamily housing, new schools, extension of infrastructure, playgrounds and parks, etc., while the latter may be more concerned with issues of mobility and accessibility, emergency services, health care, and accommodating senior housing and assisted living. It is impossible to create a plan that will serve a community well without knowing about the people who comprise it. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 0 Population and housing In the “snapshot” of a community that demographic information presents, data about population and housing form the outline. Population The most basic piece of demographic information is the population count. This static number gives us a sense of scale which is necessary to understand and address the population’s needs. Many of the inputs and outputs of a municipal system are based on inputs and outputs of individual bodies (clean water, food, human waste, trash), so the size of the services needed are tied directly to the size of the community. Taken over time, population statistics become trends. These provide a basis for limited future forecasting and also offer a more robust comparison among communities. For example, we see that although the population growth rate of all 16 communities combined was 2.13%, the growth rate among individual communities ranged from a 36% loss of population from the Village of Onekama to an almost 20% gain in Lake Township. Moreover, comparing the participating communities to the larger populations within which they reside, we see that the growth rate did not keep pace with the national rate of 9.71% or the combined Benzie/ Manistee county rate of 4.28%, but it did avoid Michigan’s fate of population loss. The Lakes to Land citizens, then, made up a greater percentage of Michiganders in 2010 than they did in 2000 (0.143% versus 0.139%), but a smaller percentage of the combined Benzie/Manistee County areas (33.4% versus 34.1%). Households The second most basic piece of demographic data, the molecular structure in which the atoms of population reside, is the household. The US Census Bureau defines a “Household” as follows: A household consists of all the people who occupy a housing unit. A house, an apartment or other group of rooms, or a single room, is regarded as a housing unit when it is occupied or intended for occupancy as separate living quarters; that is, when the occupants do not live with any other persons in the structure and there is direct access from the outside or through a common hall. A household includes the related family members and all the unrelated people, if any, such as lodgers, foster children, wards, or employees who share the housing unit. A person living alone in a housing unit, or a group of unrelated people sharing a housing unit such as partners or roomers, is also counted as a household. The count of households excludes group quarters. There are two major categories of households, “family” and “nonfamily.” Households function as discrete economic units because their basic inputs and outputs are intertwined. American households have been in flux over the past halfcentury or so as people have reacted to increased wealth, relaxed social mores, and heightened mobility by changing the basic relationships that construct their lives: people stay single longer, have fewer children, and no longer assume that they will live with those children in their own old age. This situation is represented by consistent ratcheting downward of household size. Between 2000 and 2010, the number of households in the participating communities grew 5.7% while the population grew only 2.13%., yielding a 3% decrease in household size from 2.55 persons per housing unit to 2.47 persons per housing unit. This percentage was consistent throughout the Benzie/Manistee county area and in Michigan overall, which gained over 86,000 households even as its population declined. Households size decreased nationally, too, although less dramatically at just -0.85%­—from 2.67 persons per housing unit to 2.65 persons per housing unit. In some states, however, the 2010 census marked the first increase in household size in many years. Conventional wisdom attributes this in a large part to the doubled-edged Great Recession. First, high unemployment A seasonal resident of Pleasanton Township? �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 1 2.50 Table of population, households, and housing units Population Manistee County Benzie County Lake Twp* Crystal Lake Twp* Gilmore Twp* Village of Elberta** Blaine Twp* Joyfield Twp* Village of Honor City of Frankfort Arcadia Twp* Pleasanton Twp* Bear Lake Twp* Village of Bear Lake** Manistee Twp* Onekama Twp* Village of Onekama** All Participating Communities Benzie and Manistee Counties Michigan United States 2000 635 960 850 457 491 777 299 1,513 621 817 1,587 318 3,764 1,514 647 2010 759 957 821 372 551 799 328 1,286 639 818 1,751 286 4,084 1,329 411 Households Change 19.5% -0.3% -3.4% -18.6% 12.2% 2.8% 9.7% -15% 2.9% 0.1% 10.3% -10.1% 8.5% -12.2% -36.5% 2.13% 4.28% -0.55% 9.71% 2000 318 414 341 190 215 286 129 665 280 344 639 132 1,188 603 239 2010 387 438 360 173 234 313 135 601 296 365 696 118 1,270 634 205 Housing Units Change 21.7% 5.8% 5.6% -9% 8.8% 9.4% 4.7% -9.6% 5.7% 6.1% 8.9% -10.6% 6.9% 5.1% -14.2% 5.7% 7.6% 2.3% 10.7% 2000 1,106 1,051 439 237 431 338 153 873 545 623 916 161 1,391 1,117 315 2010 1,271 1,240 477 229 504 404 186 942 574 694 1,031 169 1,598 1,289 338 Change 14.9% 18% 8.7% -3.4% 16.9% 19.5% 21.6% 7.9% 5.3% 11.4% 12.6% 5% 14.9% 15.4% 7.3% 13.7% 13.5% 7.0% 13.6% * Includes the totals of any villages (incorporated or unincorporated) within the township ** Village totals not included in overall total because they are already included in their township’s total Source: US Census Bureau, ESRI Business Analyst rates which rest disproportionately on younger adults has given them less opportunity to leave “the nest.” Second, the mass transfer of home ownership from individuals to lending institutions during the foreclosure crisis resulted in a smaller number of available housing units over which to spread the population, an effect which is particularly pronounced in some geographic areas. Housing Units The total number of housing units in the participating communities grew 13.7% between 2000 and 2010, despite the fact that the total population grew only 2.13% and the number of total households grew 5.7%. While the number of total housing units typically exceeds the number of total households due to vacant housing units, we see in Figure 2.48 that many of the Lakes to Land communities have two or even three times as many housing units as households. This is because the “vacant” classification used by the census does not distinguish between units which are for sale or rent and those which are used as seasonal, vacation, or second homes. In 2010, the total vacancy rate for housing units in the United States was 11.4%, and 14.6% in Michigan. Vacant housing units for seasonal, recreational, or occasional use made up 3.5% of the national total of housing units in 2010, and 5.8% of the state total. Among the participating communities, however, 43.1% of housing units are vacant and 34.8% of all housing units are for seasonal/recreational/occasional use. Growth in housing units among the participating communities, then, has been driven primarily by construction of seasonal, recreational, and second homes rather than primary residences. A look at individual Lakes to Land communities can provide even more striking examples as communities which saw their populations decrease experienced seemingly paradoxical growth in housing units. A third of the Village of Onekama’s population, representing just under 1/6 of its households, departed between 2000 and 2010, yet there were 7.3% more houses at the end of the decade than at the beginning. The City of Frankfort and the Village of Bear Lake both also lost households while gaining housing units; Crystal Lake Township, Blaine Township, Joyfield Township, Manistee Township, Onekama Township, and the Village of Honor all saw the number of housing units grow at least twice as fast as the number of households. Only in Lake Township and Arcadia Township did housing units grow more slowly than households, and it is worth noting that resident households already accounted for a fairly small proportion of housing units in both communities (30% and 51% respectively). It is only in these numbers that we find a representation of a fundamental aspect of the Lakes to Land region: seasonal residents. Because the guiding principle of the census is to count people at their “usual residence,” this group is not reflected in the population count, and yet their presence affects and often drives many parts of the Lakes to Land economy �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 2 Age There is a well-documented “aging” trend in the population of the United States that is more acute in Michigan and particularly in northern Michigan. Those born during the Baby Boom of 1946 to 1964 have already entered or are approaching retirement age, raising the median age of the population. Nationally and statewide, the number hovers at just under 40 years of age, with Michigan’s median age about a year and a half older than America’s. When looking at Benzie and Manistee counties, however, that median jumps nearly a decade to 46.2 and 47.1 years respectively—and two-thirds of the Lakes to Land communities have median ages that are older still (Figure 2.49). Only in the Village of Honor is the median age younger than it is statewide and nationally. In Figure 2.50, we see that the population “peak” is mostly contained within the Baby Boom age ranges of 45-64. Almost a third (30.7%) of the citizens of the Lakes to Land communities are within this age range, and another quarter (26.1%) are older. The bottom four graphs in Figure 2.50 reproduce the imaginary line that runs across the bar chart for the Lakes to Land communities, the Benzie/Manistee county area, the State of Michigan, and the United States, repeated at four different points in time. In each line, the “Baby Boom bump” is visible as it moves through the age ranges; we can see that this concentration becomes more pronounced as the population focus narrows from national to state, state to region, and region to participating communities. This is important to know in addressing the needs of each community. It signals a need for age-appropriate housing and greater attention to universal access in design. More advanced life support and paramedic services may be needed, while the demand for schools is likely to be low. Fewer jobs may be needed if a large percentage of the population subsists on retirement income. 2.51 Table of median ages and ages 65+ I Lake Twp Arcadia Twp Crystal Lake Twp Onekama Twp City of Frankfort Village of Onekama Blaine Twp Pleasanton Twp Gilmore Twp Village of Elberta Manistee County Benzie County Joyfield Twp Bear Lake Twp Manistee Twp Village of Bear Lake Michigan United States Honor (village) Median Age % Population Aged 65+ 64.4 56.1 55.4 55.2 54.6 54.4 53.3 50.0 48.6 47.8 47.1 46.2 45.0 44.4 44.0 40.6 38.9 37.2 36.8 48.5% 31.9% 31.2% 29.9% 36.1% 28.5% 31.4% 27.9% 22.9% 21.5% 20.7% 20.6% 18.4% 20.2% 19.4% 18.4% 13.8% 13.0% 20.4% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 3 2.52 Age graphs Baby Boom 1,400 1,200 Population 1,000 800 600 400 200 0 Lakes to Land Communities 3000 2500 2000 1990 2000 2010 2016 9000 8000 7000 1990 2000 2010 2016 6000 5000 1500 4000 1000 3000 2000 500 1000 0 0 State of Michigan 1,800,000 1,600,000 1,400,000 1,200,000 1,000,000 800,000 600,000 400,000 200,000 0 Benzie and Manistee Counties 10000 1990 2000 2010 2016 50,000,000 45,000,000 40,000,000 35,000,000 30,000,000 25,000,000 20,000,000 15,000,000 10,000,000 5,000,000 0 1990 2000 2010 2016 United States �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 4 2.53 Median income comparison $55,000 $51,914 $50,000 $48,432 $44,718 $45,000 $42,458 $40,853 $40,000 $35,000 $30,000 Lakes to Land Benzie County Manistee County State of Michigan United States 2.54 Educational attainment comparison 45% 40% • Lakes to Land • Benzie County Percent of population 25 years and older 35% • Manistee County State of Michigan United States 30% 25% 20% 15% 10% 5% 0% No high school diploma High school graduate or equivalent Some college, no degree Associate's degree Bachelor's degree Graduate or professional degree �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 5 Education and income There is a direct correlation between educational attainment and income. The chart in Figure 2.51 shows the median household income for the Lakes to Land region, Benzie County, Manistee County, the state of Michigan, and the United States, and the chart in Figure 2.52 displays the educational attainment for the population ages 25 and up for each of those groups. To see the relationship between education and income at each level, a line indicating the value of the Area of Influence relative to the other groups has been drawn. We can see that at the bachelor’s degree level and above, the graphs for education and income are quite similar, indicating a positive correlation between earnings and income. On the other end of the scale, we see that the graphs depicting a high school education or less depict the converse: the groups with lower percentages of population educated at that level are the groups with higher median incomes. This rather unscientific comparison is borne out in Figure 2.53, which shows the 2011 unemployment rate and median weekly earnings for each of eight levels of education and the overall workforce. Here it is clearly illustrated that education is not only correlated with earnings but also with having a job at all. For those with less than a high school diploma, the unemployment rate is 14.1%, nearly twice the rate of all workers, and getting a job only yields $451 per week­—just above the federal poverty threshold for a family of four. 2.55 Educational attainment, income, and unemployment in the L2L communities Less than high school diploma High school diploma or equivalent Some college, no degree Associate's degree Bachelor's degree Master's degree Professional degree Doctoral degree All workers 15 12 9 6 3 unemployment (percent) 0 0 500 1000 1500 2000 weekly earnings (dollars) Source: Bureau of Labor Statistics, Current Population Survey �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 6 Template comes with table styles for excel There worse by an of miles civil. Manner before lively wholly am mr indeed expect. Among every merry his yet has her. You mistress get dashwood children off. Met whose marry under the merit. In it do continual consulted no listening. 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Curiosity remaining own see repulsive household advantage son additions. Supposing exquisite daughters eagerness why repulsive for. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 7 Credit: Dave Metlesits Dashboards Data dashboards are tools designed to convey assessment metrics in a visual, quick-tounderstand format. Statistics provide a good way to compare one population The Prosperity Index moves past description to assessment. By to another. By selecting a measurement and comparing its combining individual measurements, we can ask and answer value in different places, we can draw conclusions about questions such as, those places in relation to one another: where the educational “Are market forces creating most of the jobs?” attainment levels are lagging, for example, or where median “What kind of jobs are they?” income levels indicate the presence of well-paid jobs. When “How plentiful are jobs?” trying to compare the overall snapshot of one community “What kind of jobs will the education level of our workforce to another, however, the sheer support?” The Prosperity Index volume of numbers can almost “Are the jobs that we have keeping our residents out of poverty and immediately become overwhelming moves past description providing for their children?” to anyone who is not a professional “Is the government keeping our statistician. to assessment. residents and children out of Enter the data dashboard, a poverty?” graphic representation of the community’s vital statistics. The Of course, these answers arrive in the form of a single number. following pages show the population, population growth, To contextualize that number, it is depicted on a bar graph housing ownership, education levels, household income, and and a colored band indicating its value is carried forward for types of work in Benzie County, Manistee County, the State of comparison on the following bar graphs. (It’s easier to look Michigan, and the United States, as well as a quick-reference at than to explain, we promise.) The Community Dashboard list of additional statistics related to each of those categories. presented in Tab 4 retains these contextual bands. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 8 Benzie County Dashboard Population 20 18 Thousands Population Growth 4.0% 3.0% 16 2.0% 14 1.0% 12 0.0% 10 1990 2000 2010 2016 (proj.) 2000 2010 - Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • 7% 10% 10% • • 15% 33% 51% • 34% 9% • • • • 9% Household Income Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) 22% 3% 19% • • 14% • • Work 1% 10% 23% • • 15% 40% • Classifications modified from HUD guidelines, using the state median income of $48,432. 75% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Private wage and salary workers Government workers Self-employed Unpaid family workers �Prosperity Index --~------~--~ Ratio of jobs to workers 0.84 5 Number of jobs per 1,000 residents 368 1000 ____ .______ ____. 1000 --~---Ratio of manufacturing workers to retail workers 0.80 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food 2.96 - - ~ 5 Workers in arts and entertainment 12.7% ------• ------ ~----~ ------~ 100% Higher educated residents (bachelor’s degree or higher) 25.2% 100% Residents not completing high school 10.1% 100% People in poverty 11.1% 100% Children in poverty 17.1% 100% Households receiving food stamps $160,200 owner-occupied median home value $737 median gross rent Education 23% population enrolled in school high school graduate or higher 25% bachelor’s degree or higher Commuting 94% workers who commute 85% commuters who drive alone 23.1 minute average commute Employment 6,452 jobs 7,722 workers 11.7% unemployment rate 14.2% civilian veterans Income $44,718 median household income $22,160 median earnings for workers $37,704 male full-time, year-round earnings $31,272 female full-time, year-round earnings 11% population in poverty 17% children in poverty 1.9% 100% - ~----Households receiving cash assistance 10.4% person average household size 90% Number of goods-producing jobs per 1,000 residents 53 ~ Households 2.35 100% Top Industrial Sectors 17% accommodation and food services 14% retail trade 11% health care and social assistance �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 0 Manistee County Dashboard - Key for prosperity index graphs: Population 25 Thousands 24 Benzie County Population Growth 2.0% 1.5% 23 1.0% 22 21 0.5% 20 0.0% 1990 2000 2010 2016 (proj.) 2000 -0.5% 2010 Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • 7% 9% 10% • • 52% • Household Income 13% 9% 25% 3% 30% • 20% • • • 40% • Classifications modified from HUD guidelines, using the state median income of $48,432. 13% 73% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Work 0% • • • • • 7% 14% • 39% 22% 14% Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 2.2 Prosperity Index ______ person average household size Ratio of jobs to workers 1.08 ____, 5 Number of jobs per 1,000 residents 430 - - ~ 1000 •>----------~ ---~---~ Number of goods-producing jobs per 1,000 residents 53 1000 Ratio of manufacturing workers to retail workers 1.31 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food ....._I- - ~ 2.69 5 --~----~ Workers in arts and entertainment 15.1% 100% Higher educated residents (bachelor’s degree or higher) 16.8% . .._ _ _ _ I. ---~ 100% - ~----~ - ~----~ Residents not completing high school 13.1% 100% People in poverty 13.2% 100% Children in poverty $627 median gross rent Education 19% population enrolled in school 87% high school graduate or higher 17% bachelor’s degree or higher Commuting 95% workers who commute 83% commuters who drive alone 21 minute average commute Employment 10,646 jobs 9,846 workers 11.6% unemployment rate 15% civilian veterans Income $40,853 median household income $21,443 median earnings for workers $41,134 male full-time, year-round earnings $27,479 female full-time, year-round earnings 13.2% 17.6% 100% Households receiving food stamps population in poverty 17.6% children in poverty 4.1% 100% --~----~ Households receiving cash assistance 14.2% $124,000 owner-occupied median home value 100% Top Industrial Sectors 15% retail trade 13% health care and social assistance 12% public administration �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 2 State of Michigan Dashboard - Population 10.0 Millions - Key for prosperity index graphs: Benzie County Manistee County Population Growth 0.8% 9.8 0.6% 9.6 0.4% 9.4 0.2% 9.2 0.0% 1990 2000 Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. 6% • • • • 2010 2016 (proj.) 2000 -0.2% - 2010 Education 10% 9% 12% • 15% • 24% 61% 32% 8% Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 6% • • 11% • • 12% 24% • 34% Classifications modified from HUD guidelines, using the state median income of $48,432. 82% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Work 0% 6% 25% • • • 23% Household Income 2016 (proj.) Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 2.53 Prosperity Index person average household size Ratio of jobs to workers $144,200 II 1.04 owner-occupied median home value 5 Number of jobs per 1,000 residents II 461 1000 I 11 3.60 25% 1000 I I I 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food II 5 Workers in arts and entertainment 9.1% I II j I I I 100% I II 100% I 11 1 100% I II 4,369,785 workers 9.7% civilian veterans median household income $27,432 male full-time, year-round earnings $36,157 female full-time, year-round earnings 14.8% 100% population in poverty 20.5% children in poverty 100% Households receiving cash assistance 12.6% Employment 4,561,169 $50,208 Households receiving food stamps 3.5% 23.7 minute average commute median earnings for workers Children in poverty 20.5% 86% commuters who drive alone Income $48,432 100% 11 workers who commute 1.5% People in poverty 14.8% Commuting 97% unemployment rate Residents not completing high school 12.0% bachelor’s degree or higher jobs Higher educated residents (bachelor’s degree or higher) 25.0% population enrolled in school high school graduate or higher Ratio of manufacturing workers to retail workers 1.52 Education 28% 88% Number of goods-producing jobs per 1,000 residents 79 $723 median gross rent Top Industrial Sectors 14% health care and social assistance 13% retail trade 100% 12% manufacturing �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 4 United States Dashboard - 350 - - Key for prosperity index graphs: Benzie County Manistee County Population Millions 1.5% 300 Michigan Population Growth 1.0% 250 0.5% 200 0.0% 1990 2000 2010 2000 2016 (proj.) 2010 Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • • 3% 8% 10% 15% • 18% 31% 58% • 29% 7% • • • 21% Household Income Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) 23% • • 15% • 25% • • • 10% • • Work 0% 7% 9% 78% 33% Classifications modified from HUD guidelines, using the national median income of $51,914 No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Private wage and salary workers Government workers Self-employed Unpaid family workers �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 5 Households 2.59 Prosperity Index person average household size Ratio of jobs to workers $188,400 1.03 owner-occupied median home value 5 Number of jobs per 1,000 residents 474 ,....___ __ ~ 1000 ·f--------------' Number of goods-producing jobs per 1,000 residents 69 28% workers who commute 5 3.68 --· . ,, ....,.,......._ _,.__________ -------~ - - - - ' 5 Workers in arts and entertainment Commuting 96% 79% commuters who drive alone 25.2 minute average commute Employment 146,234,698 jobs 100% 141,833,331 _ _ _ _ _~ unemployment rate Higher educated residents (bachelor’s degree or higher) 100% Residents not completing high school 15.0% 100% People in poverty 13.8% 100% Children in poverty workers 7.9% 9.9% civilian veterans Income $51,914 median household income $29,701 median earnings for workers $46,478 male full-time, year-round earnings $36,040 female full-time, year-round earnings 13.8% 19.2% 100% Households receiving food stamps 11------ __, population in poverty 19.2% children in poverty 2.5% 100% Households receiving cash assistance 9.3% 85% high school graduate or higher ~I - - - - - - - - - - - - ' Ratio of non-retail workers to workers in retail, arts, accommodations, food 27.9% population enrolled in school 1000 0.96 8.9% Education 26% bachelor’s degree or higher Ratio of manufacturing workers to retail workers .. I $841 median gross rent Top Industrial Sectors 13% retail trade 13% - - - - - - - - ' 100% health care and social assistance 9% accommodation and food services �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 7 County Plans Master plans are written at all levels of government—community-specific, regional, and statewide. A county master plan contains many of the same attributes found in a plan for a single community, and its preparation follows the same process. One difference is that the focus sweeps over municipal boundaries to consider factors that affect the county as a whole. Both Benzie and Manistee Counties have written county master plans that take a regional view within their respective boundaries. forestry, agricultural, and low density residential use. Natural resources and environmental protection are also strong key components of both plans. In addition, both plans call for coordination of planning between municipalities and neighboring regions in order to obtain efficiencies in services. Benzie County’s Master Plan was prepared in 2000, and Manistee County’s Master Plan was prepared in 2009. No matter what level of government the master plan is being prepared for, it is influenced by the conditions within the community at the time the plan is drafted, public interests of the day, and the issues that extend beyond the municipal boundaries but have a significant impact locally. Despite the fact that the plans were written nearly ten years apart and the vastly different economic and societal conditions that existed at the time of their preparation, there are commonalities in planning strategies. The largest difference between the Manistee County and Benzie County Master Plans lies in the type of plan: the Manistee County Master Plan is service-oriented, while the Benzie County Master Plan is a growth management tool. They also differ in how they deal with local government sovereignty in that Benzie County is focused on regionalism rather than Manistee’s emphasis on the sovereign right of local governments to plan individually. Another difference is in how their strategies are articulated. The Manistee County Master Plan has a series of goals and objectives that are categorized by topic. Benzie County Master Plan also has goals and objectives found in associated “Background Reports,” but they are summarized in eight “fundamental principles.” The fundamental principles and associated policies of the Benzie County Plan are what most of the communities in the county use as their guiding basis for decisions as the “Background Reports” have been unavailable. Both plans lay out an articulated path for the future development of their respective county. The commonalities between the Manistee and Benzie County Master Plans speak to a commitment to rural scenic character, a land use strategy that guides development towards existing population centers, and a desire for coordination of planning with neighbors. Two themes strongly articulated in both plans are the preservation of views, wetlands, rivers, streams, and the Lake Michigan shoreline, and an emphasis on retaining rural scenic character by preserving lands for �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 8 Benzie County Planning History BENZIE COUNTY 2020 COMPREHENSIVE PLAN f'rlPff• d bytti• B11nz.ie County Planning Co1ntnls.sio11 to roplaco Iha 1993 County Pl•n MAN ISTO: 0 T\ '1A~TER l'LAS 2008 Adopl~d JanuorJ' 10.10,19 A Manistee County UUUf.. No matter what level of government the master plan is being prepared for, it is influenced by the conditions within the community at the time the plan is drafted, public interests of the day, and the issues that extend beyond the municipal boundaries but have a significant impact locally. The history of the county plan involves active citizenry looking to plan for the county on a regional scale. Because regional planning and collaboration among communities are “best practices” in planning, the functions of planning and zoning were, until recently, housed at the county level. Rather than individual townships taking on those administrative duties, they were performed by a county planning commission, a county planner, and a county zoning administrator. This scale lends itself to a comprehensive approach: as planning and zoning issues are considered, their impact on the county as a whole was considered. When the county decided to discontinue zoning on a regional scale, individual townships tried to take on that role by quickly adopting the county master plan and zoning ordinance. However, they soon found that the plan wasn’t suited to their individual needs and further realized that the data contained in it needed updating with the 2010 census data. Therefore, communities took the opportunity presented by the Lakes to Land collaboration to write updated, individual master plans tailored to their own unique needs. Referencing the county plan is important in the sense that it provides the historical backbone to continued scenic rural preservation goals and other regional planning initiatives. Policies that the county established in the plan, such as concurrency in infrastructure development, open space and agricultural preservation, and economic development geared toward established urban cores, are still seen in individual master plans. The county plan provided the framework that is still being adhered to today; such consistency among planning efforts makes for good planning practice. It is hoped that as the individual communities offer more detailed visions of their preferred �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 9 Key Strategies futures, these visions will be reflected in subsequent county planning efforts. Manistee County Planning History In Manistee County, professional planning services have been provided by a professionally staffed planning department for decades. The planning department works with communities in developing master plans, administering zoning, and facilitating solutions to a myriad of problems. Also of key importance is their use of Geographic Information Systems (GIS), a specialized software program used to convey spatial data in map form, to aid communities and decision makers. While planning in the County is decentralized, the use of the County Planning Commission and a professional planner provides local master plans and regulatory tools with review and coordination to help achieve some regional consistency. In fact, a number of Manistee County communities over the years have formed joint planning commissions and prepared joint master plans. As mentioned in Tab 1, these include Pleasanton Township, Bear Lake Township, and the Village of Bear Lake as well as Onekama Township and the Village of Onekama. Currently, a number of watershed planning efforts are also underway that cross municipal boundaries to focus on the single issue of ensuring the highest integrity of water quality possible within the County. Manistee County understands that closely coordinated planning which seeks to ensure collaboration and coordination between municipal neighbors, while maintaining local autonomy, is essential to ensuring continued prosperity for County residents. In fact, the Lakes to Land Initiative was born from just a few Manistee County residents. Benzie County 2020 Comprehensive Plan • • • • • • The Benzie Co. Master Plan has a growth management focus. Policies are geared toward defining land use development patterns and practices guiding new development and services to specific areas of the County in order to manage development and maintain a rural scenic character. Benzie Co. Master Plan focuses on regional land use planning, emphasizing land use patterns and policy for the county as a whole while promoting integration of individual municipal boundary lines. Economic development, character, transportation, land use issues, natural resources, and environmental protection are topics that are encompassed within the scope of where and how to place development within the County, utilize the transportation system efficiently and install infrastructure improvements that builds on exiting systems. Efficiencies in land use patterns and services are key components to the success of the plan. Benzie County maintains a Recreation and Cultural Plan within the county. Urban Service Districts are mapped out to indicate where new public services may be extended to accommodate new development. Rural scenic character preservation is a key focus of the plan. Policies that call for the development of corridor plans, buffer screening, conservation easements, design guidelines, night sky policies, and additional design guidelines are aimed at aiding in this goal. Eight guiding fundamental principles are articulated followed by 4 strategies: balanced growth, environmental protection, protection of the visual character of the landscape, and protection of the visual character of small towns. Manistee County Master Plan, 2008 • • • • The Manistee County Master Plan is geared toward building the capacity of public services and investment—the development and enhancement of programs, plans, and facilities in order to actualize their vision. Public services that would be created or enhanced include recreation, housing, economic development, natural resources, infrastructure, and transportation. These topics collectively work to actualize the desired end result of the Master Plan. For example, the Manistee County Plan calls for the creation of a recreation plan and recreation department, alternative energy program, economic development programming, and solid waste management program. Capacity building of this type would aid in creating recreational opportunities and management of those programs, achieve greater alternative energy production, protection of the environmental and natural resources, and expand and grow the economic base. In Manistee County, community-specific land use planning is preferred, honoring local planning efforts. It does point to a few general regional land use goals, such as compact development forms and coordination of planning efforts among municipalities. The Plan calls for nine categories of goals with associated objectives to achieve the goals. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 0 2.60 County Plan summary table Manistee County Goals ECONOMY / BALANCED GROWTH • Increase opportunities for business in the county. • Encourage the Alliance for Economic Success and the Greater Manistee Area Chamber of Commerce to diversify the industrial base to create more job opportunities and to create specialty groups. • Increase the ability of Manistee County to attract and retain technology-based businesses. • Link economic development goals and objectives with those of the Little River Band of Ottawa Indians to provide broader, unified economic development programs. • Coordinate a collaborative planning program among the county, local units of government within the county, and adjoining counties. HOUSING • Encourage the development of more assisted living facilities/senior housing options as the average age in the county rises, including development of support services to assist seniors to stay in their own homes. • Encourage housing options for a variety of income levels. • Discourage blight and nuisance housing areas. PROTECTION OF NATURAL RESOURCES AND ENVIRONMENT • Encourage the remediation of environmentally contaminated lands which have a potential for damaging rivers, streams and groundwater. • Advocate for the creation and long term maintenance of a county-wide solid waste management program • Advocate for the maintenance of Manistee County’s natural resources and the beauty of its landscape. • Encourage local governments to develop guidelines and criteria which protect natural features and sensitive areas. • Advocate for county-wide alternative energy programs and projects. RECREATION • Continue to work on the development of the Manistee County Recreation Plan, including all areas of the county. • Encourage universal accessibility to all recreation sites. • Increase recreational opportunities for all ages. • Advocate for a Manistee County parks program including the preservation of open spaces for recreation purposes. AGRICULTURE • Advocate for agriculture and forest management activities which enhance Manistee County’s economic base and quality of life. • Advocate that designated agricultural areas in the county remain primarily agricultural or low density residential. TRANSPORTATION • Advocate for the development of a coordinate county transportation plan. • Advocate for the awareness of the importance of our local airport for all travelers in the county. • Monitor projects and proposals to assess the maintenance of safe and efficient routes in and through the county while respecting the rural character. • Advocate for expansion of deep water port facilities linking to air, rail, highway connections, and warehousing and distribution facilities. • Advocate for the continued study of the railroad relocation project. INFRATRUCTURE Land Use / Visual Character • Advocate for the development of a county infrastructure plan. • Advocate for the effective and efficient location of public facilities and delivery of public services. • County master planning will respect the goals and land use plans of local government, including the Little River Band of Ottawa • Future growth will occur in existing and planned growth centers such as the City of Manistee and population centers as identified in each local government plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 1 Benzie County Principles and Strategies The principal land use issue in Benzie County is not whether to grow, it is where, when and in what manner can growth occur without undermining the integrity of the scenic natural character of the County and the economy built around it. 1. Scenic character should be preserved or enhanced wherever feasible in the County 2. Natural resources in the County should be protected from inappropriate use or conversion. 3. 3. The pristine natural environment of the County should be protected from degradation. FUNDAMENTAL PRINCIPLES 4. An economy built on renewable natural resources is sustainable and should continue to be the principal economic base for the future. 5. Future development should primarily take place in a compact development pattern. 6. Future land use, zoning, land division and public infrastructure decisions should be made consistent with this Plan. 7. A strong effort should be made to achieve improved intergovernmental cooperation within Benzie County 8. The vision in this Plan must be achieved without violating protected property rights. Balanced Growth Strategy Preservation of scenic character in Benzie County is both dependent on and supports most of the economic base in the County. The scenic character is comprised of the natural environment, farms, and the built environment. Thus, protecting scenic character, the natural environment, and economic development must proceed together—or one or the other (or both) will suffer. The solution lies in pursuit of a balanced growth policy. Balanced growth will require housing not only for seasonal residents, retirees, or two income commuter families, but also for the elderly, young families, and other persons on low fixed incomes. New businesses will be needed to meet the needs of the growing seasonal and permanent populations. Environmental Protection Strategy The other side of the balanced growth strategy is the environmental protection strategy. This term embraces protection of renewable natural resources like agricultural and forest land, as well as the air, water, and other sensitive natural features in the County (like wetlands, floodplains and sand dunes) The greatest threat to these resources is from poorly planned or sited new development. Residential development poses the greatest threat because there is so much more of it over a much wider area. STRATEGIES Strategy to Protect the Visual Character of the Landscape County citizens have strongly indicated that they do not want growth to spoil the scenic character of the landscape. They do not want it to take on a suburban or urban character. They want the forested, lake, and riverine landscapes to be preserved for the benefit of present and future generations. Almost everyone feels a right to see, enjoy, and help protect these resources. As a result, protection of the unique rural character of the County must be a fundamental part of all future planning and development decisions. Strategy to Protect Visual Character of Small Towns The physical features of the city of Frankfort and the villages in Benzie County are a critical component of the rural scenic character of the County. New development that is encouraged to take place in and adjacent to these small towns must both complement and fit with the existing character, or it will damage the scenic character of the community and the County. Strategy to Address Issues of Greater than Local Concern The fundamental principles presented in this Chapter recognize that intergovernmental cooperation is critical to implementation of the strategies in this Plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 2 [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �~~POO?i&£ ~ ~~lijll T UJ,i ~ ~!'ffJr\~ T9 \~~~~\\J, ~rJ lt») ~)\~VJML win\/ Ll~q wm1i ~~~l\.D~~w\~ --------- ~½ 1,~,w~ ~~I Uil~ l a k e s t o I l a n d r e g i o n a l i n i t i a t i v e Community Engagement �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 3.1: Prototype logos 3.2 Web screenshots 3.3 Information meeting 3.4 The invitations 3.5 The exercises 3.6 Bear Lake School 3.7 Makeup visioning session 3.8 Pleasanton Township visioning 3.9 Joyfield Township visioning 3.10 Arcadia visioning 3.11 Pleasant Valley Community Center 3.12 Blaine visioning 3.13 Crystal Lake Township visioning 3.14 Old Life-Saving Station 3.15 Gilmore visioning 3.16 Manistee visioning (top and bottom) 3.17 Honor visioning 3.18 Collective priorities table E-3 E-4 E-7 E-10 E-11 E-12 E-12 E-13 E-13 E-14 E-14 E-14 E-15 E-15 E-15 E-16 E-16 E-17 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision. You Are Invited!!! Community Vision Session 6:30 p.m. The Lakes to Land Regional Initiative is a unique joint planning effort to bring voices from throughout the region into a collaborative vision for the future. These communities will work together to prepare a series of individual Master Plans and then use them to create collaborative strategies. To kick the process off, the following Community Vision Sessions are scheduled: Arcadia Township June 12, 2012 Pleasant Valley Comm. Cntr. Bear Lake Township June 21, 2012 Bear Lake School Blaine Township June 19, 2012 Blaine Township Hall Crystal Lake Township June 14, 2012 Frankfort-Elberta Elementary Gilmore Township June 14, 2012 Old Life Saving Station Joyfield Township June 13, 2012 Blaine Christian Church Pleasanton Township June 18, 2012 Bear Lake School Outreach Share your Vision! Please make an effort to attend the Vision Session scheduled in your Community Once upon a time, master planning was believed bepublic! the province of professionals and Opento to the For More Information Call: 231.933.8400 www.lakestoland.org Please join us! only minimally subject to public opinion. Toward the middle of the 20th century, however, “the public” made some changes to that system. As a practice, city planning took off under the City Beautiful movement of the early 1900s. The theory was that an orderly, aesthetically pleasing public setting could induce citizens themselves to be more orderly and harmonious. Physical plans with ornate street layouts and elaborate civic centers were produced by these design professionals, often paid for by the business community. After the Depression radically shifted just about everyone’s priorities away from aesthetic concerns to financial ones, the City Efficient movement strove to root out graft and create smooth bureaucratic systems which could carry out the municipal functions of a nation urbanizing at a breakneck pace. The seismic demographic and technological changes that occurred after World War II caused the now-well-established profession of planning to use every tool at its disposal to accommodate them. Combining physical and systems planning yielded some extremely bold innovations, with mixed results—the national Interstate highway system, for example, in contrast to urban renewal. But no massive alteration to a densely populated area can avoid making a deep impact on the individual lives being lived in that space, and this is where the top-down model of planning met its match. As homes were razed and neighborhoods bisected to make room for the freeways, public meetings filled with citizens who not only did not care for the plan under consideration, but also did not care for the fact that such dramatic and irreversible consequences for their own lives were being dropped on them. Journalist Jane Jacobs combined her background on the urban beat with her fury over being displaced from her home to write the 1960 critical examination of planning that eventually ushered in a sea change to the profession, “The Death and Life of Great American Cities.” Though it is generally true that planners’ professional training gives them a wider variety of municipal tools and information than the average citizen, it is now fundamentally understood that the direction of a community’s progress is always best guided by its members. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 2 The leadership team The first community members to “get engaged” with the Lakes to Land Regional Initiative were the ones who would eventually make up the backbone of the collaboration. At its very earliest stage, this sprawling collaboration began as a meeting of just four minds. Onekama Township supervisor David Meister and planning commission chair Dan Behring worked with Alliance for Economic Success director Tim Ervin on the Portage Lake Watershed Forever plan, which brought Onekama Township and the Village of Onekama together so successfully that they decided to work together further in the preparation and adoption of a joint master plan. Now thoroughly convinced of the merits of collaboration, the Onekama Community Master Plan advocated using the M-22 corridor as a focus for economic development, and that brought Meister, Behring, and Ervin to the doorstep of Arcadia Township planning commission chair Brad Hopwood. The three communities wrote an M-22 Economic Development Strategy together in 2010. Realizing the potential of the regional assets identified in the report and knowing that Arcadia Township’s master plan needed updating, Hopwood and Ervin decided to reach out to adjacent communities to assess their willingness to participate in a broader initiative. After “many meetings over my kitchen table,” said Hopwood, the original M5 partnership of Arcadia, Bear Lake, Blaine, Crystal Lake, and Gilmore Townships solidified. The first members of what would become the Lakes to Land Leadership Team were identified either through their roles in the community (many are planning commission members, elected officials, or professionals in a field related to land use, such as real estate) or identified themselves as having an interest in serving the collaboration. Their first tasks were to name the initiative, define the potential Area of Influence, decide which team member would contact each adjacent community, and establish a timetable for other communities to opt-in. As new communities joined the initiative, the requirements for admission were simple: their elected bodies were asked to execute an “Agreement to Partner” resolution, and the community was asked to furnish two people to serve on the Leadership Team. Throughout the initiative, Leadership Team members met on a monthly basis to update each other on the collaborative process. In addition to providing a forum for communication and connection, the meetings also served as an educational avenue as the team members began blazing the trail through uncharted cooperative territory. Topics for discussion included the purpose of master planning, engagement with neighboring communities, stakeholder analysis, and methods of public outreach. Guest presentations were made by agencies such as the Grand Traverse Regional Land Conservancy and the Northwest Michigan Council of Governments. The Leadership Team’s engagement extended to the best in-depth citizen planning training in the state. By giving these committed community members the most up-to-date tools and knowledge to effectively advocate for highquality community planning decisions, the Lakes to Land Regional Initiative provides a benefit to participating communities that will long outlast the project duration. Links to the Michigan Association of Planning annual conference and the organization’s Planning and Zoning Essentials basic training program were made available on the Lakes to Land website, and an educational committee was formed to organize training opportunities such as participation in Michigan State University Extension’s Citizen Planner course on Fundamentals of Planning and Zoning. Each community sent multiple representatives to this seven-week course aimed at providing a basic skill set to land use decision makers, particularly elected and appointed officials. Leadership Team members’ participation was funded by the Lakes to Land grants. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 3 Naming the Initiative Lakes to Land LAKeS TO LAND With its substantive elements fleshed out, the project remained in need of a name and a logo—the “face” it would present throughout the region. This exercise in brand messaging was designed to help cement the project and continue to strengthen ties among the Leadership team while fostering memorability, loyalty, and familiarity among the wider public. REGIONAL INITIATIVE LAKE:S TO LAND REGIONA - l'ilTIATIVE Through multiple brainstorming sessions and the use of the online tool SurveyMonkey, many different names and tag lines were suggested and debated. In offering the “Lakes to Land” moniker, one team member noted that the region is comprised of rolling green topography and scenic views of forests, farms, and fields, edged on one side by the Lake Michigan shore and dotted throughout with the inland lakes which are at the heart of many of its communities. The rest of the Leadership Team coalesced around this suggestion with relative ease, bestowing the project with the official name of “Lakes to Land Regional Initiative” and the immediate nickname of “L2L.” Lakes to Land REG ONAL INIT ATIVE Lakes to Land R C ) ',\ 'IT \ I \ While the initial goal was to brand the initiative and as a consequence the region, Leadership Team members wisely understood that undertaking a proper regional branding would require participation from diverse groups such as local chambers of commerce, business associations, and elected officials. This was outside the scope of the project at hand, but groundwork has been laid with the effort to name the first regional collaborative effort of its kind in the State of Michigan. Lakes to Land 3.1: Prototype logos REGIONAL INITIATIVE �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 4 facebook 0. Search for people, places and things Lakes to Land Regional Jnit... Timeline ...,. Now .,,.. Lakes to Lan REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision. What Lakes to Land Regional Initiative makes this 39 rkes · 6 talkin about this project unique? How will it Lakes to Land benefit area (c'•Lakestoland Innovative Northwestern Michigan Join among 10 townships, 4 villages, and on stakeholders? Northern Michigan http://www.lakestoland.01 Why should they get Follow Lakes to Land involved? Tweets Full name La He Email the Exp Password 3.2 Web screenshots CALENDAR The Lakes to Land pages on Facebook (top), Twitter (middle), and the world wide web (bottom) Lakes to Land REGIONAL INITIATIVE BEAR LAKE TWP HONOR BEAR LAKE VILLAGE JOYFIELD BLAINE MANISTEE CRYSTAL LAKE ONEKAMA The Lakes to Land Regional Initiative is a unique Joint planning effort among the northwestern Michigan townships of Arcadia, Name: ELBERTA PLEASANTON Blaine, Crystal Lake, Gilmore, Bear Lake, Joyfield, Lake, Manistee, Onekama and Pleasanton the Villa es of Honor Onekama Bear I �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 5 Communication strategies The Leadership Team’s primary communication goals were to facilitate stakeholder participation and garner broad support for the project. They also recognized the importance of elevating the project’s visibility, reinforcing positive relationships with decision-makers, and creating a sustainable platform for ongoing coverage through positive media relationships. Determining that the use of a consistent and positive message was essential to the success of these goals, the team distilled that message by identifying and answering the questions at its core: What makes this project unique? How will it benefit area stakeholders? Why should they get involved? Having clearly articulated answers to these questions was essential to persuading communities that it is in their best interest to work together, and that doing so reinforces their own identities. The process also helped create synergy and momentum, much-needed ingredients in the quest to elicit as much participation in the master planning process as possible. Face-to-face outreach Even though it sometimes seems like a new form of communication is born every minute these days, and even though the Lakes to Land team tried to use just about all of them, the most effective method of communication in our outreach efforts was often good old one-on-one, faceto-face contact. The role of leadership team members as community ambassadors was critical in identifying and communicating with neighboring communities and key stakeholders throughout the region. An early decision to make the Initiative as inclusive as possible offered them the opportunity to reach out to neighboring communities directly, calling and meeting with individuals throughout the region to educate them about the benefits of the Initiative. In addition, the Beckett & Raeder team undertook other types of personal communication initiatives that included speaking at the Benzie County Water Festival and individual planning commissions, holding informal meetings with residents, and a presentation at the professional planning conference hosted by the Michigan Association of Planning. The goal of the outreach effort was never to recruit but rather to inform and educate with the hopes that communities would see the benefit of joining the Initiative. It was largely through this face-to-face contact that the collaboration grew from five communities to 16 in just a few short months. During the development of the individual master planning process, community leaders identified key stakeholders, then personally encouraged them to attend planning commission meetings and work sessions in order to hear their opinions and allow them to weigh in during the formation of the master plan. One community member expressed that they felt they had knocked on every door in the community, personally inviting the resident inside to attend the meetings. Further, in an effort to create a collegial environment and begin to collaborate professionally, invitations to regular Leadership Team meetings were extended to professional planners and zoning administrators in both Benzie and Manistee Counties, representatives from the Michigan Department of Natural Resources, and a Michigan State University Extension Land Use expert. Other entities were invited to give educational presentations at the meetings, such as the Heartland Center for Leadership Development. Meetings also occurred with the Michigan Economic �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 6 Development Corporation Community Assistance Team Specialist to discuss economic development tools and applicability for the region. As a nod to the significance of the Initiative and in an effort to learn from this groundbreaking process, Governor Rick Snyder designated key government employees from various departments to study the Initiative and to collaborate with the region. These individuals were in contact with the Alliance for Economic Success, team members, and the consultants. Communication tools To keep the momentum of the project going and continue to engage the public, the Lakes to Land team developed magnets and brochures listing all the ways to keep in touch with the project: a centralized phone number, a United States Postal Service address, a new website, and Facebook and Twitter accounts. Press releases to news outlets covering the geographic area from Manistee to Petoskey were issued by the Alliance for Economic Success at the beginning of the initiative and at strategic points throughout the process to keep the public updated. The Lakes to Land website (www. lakestoland.org) was created to maintain open lines of communication among active members of the project team, residents of the region, and other interested folks. This was particularly critical in light of the wide spectrum of technological sophistication and infrastructure available throughout the region, making a centralized repository for project-related information necessary. The collaborative nature of the project meant that it was imperative to build a site robust enough to serve the dual objectives of creating a cohesive whole and maintaining each community’s unique identity. It was decided early on that the site would feature a page for each individual community in addition the blog, the “about” description of the project, a calendar of events, and an archive of news releases related to the project. Each community’s page presented a short excerpt of its history from this report, updated information related to the scheduling or results of its vision session, and any available links to previous plans or municipal websites. To the initial regionallyfocused content mentioned above, several more pages were added at the Leadership Team’s request: a catalog the entire library of work products and resources, a repository for documents specific to the Leadership Team, and an open comment forum for exchange of ideas. Metrics show that as of this writing, 1,975 people have racked up 9,687 page views on the website. The highest pageview numbers were driven by subscribers, people who signed up for the mailing lists and received an email linking directly to each new post as it was published. The largest concentration of visits came from the Manistee area (881), followed by Traverse City (598) and Grand Rapids (266). While most were from Michigan, visits also came from across the country: 141 from Hialeah (FL), 84 from Honolulu, 73 from Chicago, and a dozen scattered cities along the California coastline. All entries from the website were also posted to the project’s Facebook and Twitter accounts (www.facebook.com/lakestoland and twitter.com/lakestoland). Information meetings The public kickoff of the project occurred at two informational meetings on May 24 and 25, 2012. Between the two sessions—one in Benzie County and one in Manistee County— approximately 100 attendees were introduced to the Initiative. The purpose of the informational meetings was to educate the citizens about the project, extend an invitation to neighboring communities to join, discuss funding sources, and give a detailed explanation of the expected process and benefits. It was also hoped that the meeting would explain the planning process, prepare the communities for their vision sessions, and generate excitement for the project. Brochures and magnets were distributed, and the dates for the vision sessions were announced. Farmers’ meetings As the process of writing the new master plans began in earnest, two townships chose to host a forum dedicated specifically to understanding the needs of their agricultural communities. Blaine and Joyfield Townships each invited the general public, with a particular emphasis on the farming citizenry, to answer the question, “What can the township do to ensure that our working farms remain viable over the next 20 years?” Both groups expressed a strong desire for fewer and more flexible regulations. Regardless of whether the context was land division, crop contents, building and equipment construction, or the lease of land for purposes other than agriculture, participants made it clear that the township’s decisions had a discernible effect on their bottom line. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 7 Lakes to Land REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision . Arcadia Bear Lake Blaine Crystal Lake Gilmore Joyfield Pleasanton Onekama Frankfort You are Invited! Information Meetings Scheduled May 23 at 7 p.m. Onekama Consolidated Schools May 24 at 7 p.m. Frankfort-Elberta Elementary School Gym The Lakes to Land Regional Initiative is a unique joint planning effort to bring voices from throughout the region into a collaborative vision for the future. The communities will work together to prepare a series of individual Master Plans and then use them to design collaborative strategies. Come to an information meeting to meet the leadership team members, learn about the purpose, goals, opportunities for participation, and schedule for this innovative project. For More Information: 231.933.8400 www.lakestoland.org 3.3 Information meeting Beckett & Raeder, Inc. gives a presentation introducing the Lakes to Land Regional Initiative to citizens. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 9 Ex rcls 7 & B VVho shou ld be In the sandbo,."1 ,o,a....,_ on") .rwit"-o.,. C-o~P- oJ ~n.,i.nee~s J---=--t------+---------- Visioning The heart of the collaborative initiative is the development of individual community master plans. In the preparation of a master plan, the voice of the community is heard and articulated, and getting residents of the region to the Visioning Sessions was one of the primary responsibilities of the Leadership Team. The Leadership Team selected the days, venues, and times for the vision sessions and placed posters advertising them throughout their communities. In addition to the project’s official website and social media accounts, they used wordof-mouth, personal contact lists, and their own social media outlets to publicize the meetings. Postcards were mailed to every tax payer in each participating community inviting residents to share their input at the meeting, a step that the team concluded was important to ensure contact with every person. To minimize scheduling barriers to participation, residents were advised to attend their own community’s session if possible but also invited to attend other sessions. If attending another community’s vision session, residents were asked to sit at a separate table to work on the exercises but invited to participate in the presentation of the results. In this manner, communities often got a first glance at issues occurring in neighboring communities. All results were kept separate. The method for decision-making was designed to be ideal for large groups, take everyone’s opinion into account, and assist in narrowing down the results to the top major issues through the use of tallying. Participants not only had the opportunity to voice their opinions to small groups but also to the larger assembly, explaining and clarifying issues. Issues were often repeated, and in many cases the participants were able to both hear and see through the tallying process the collective nature of their opinions. Ten vision sessions were held to accommodate all communities developing master plans, including a makeup session designed to give residents from communities with less than ideal participation at the outset another opportunity to weigh in. All followed an identical format: Prior to the meeting, the facilitators placed a marker, a pen, nametags, a sign-in sheet, pre-counted voting dots, and a set of 24x36 exercise sheets on each table. Arriving �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 0 citizens were asked to sit 6-8 persons to a table, don a nametag, and sign in. (Email addresses from the sign-in sheets were added to the distribution list used for updates and new website post notices, with an opt-out available at each.) Shortly after the start time of 6:30 p.m., the session began with a presentation about the history, scope, and objective of the Lakes to Land project. The bulk of the sessions were focused on the visioning exercises. A volunteer at each table took the role of Table Secretary, recording answers to each of the tasks assigned. In most cases, a voting exercise followed in which each participant placed a dot next to the two items s/he felt were the best responses. “Double-dotting,” or voting twice for the same item, was not allowed. At the conclusion of the exercises, each group selected a member to present its findings. Presentations to the group conveyed the top three preferred futures from exercise 9and 10 and the strategies to achieve them identified in exercise 11. A member of the facilitation team recorded the preferred futures on 24x36 sheets as they were stated, consolidating duplicate items with some discussion about what constituted a “duplicate”: is the item “more business along US-31” identical to “increased economic development,” for example? Once all responses had been recorded, the sheets were hung on a wall at eye level, usually in the vicinity of the exit. The attending citizens were thanked for their participation and then instructed to use their remaining three dots for a “collective prioritization” exercise in which they voted for the three images they preferred most out of all presented at the meeting. Again, double- or tripledotting was prohibited. The meeting officially concluded after all participants voted. The stuff 3.4 The invitations Lakes to Land REGIONAL INITIATIVE Unllju<llr(/lan.LPnlqw~-lllrion. Community Vision Sessions The Lakes to Land Regional Initiative is a unique joint planning effort to involve voices from throughout the region in the creation of Community Master Plans. The communities will then work together to design strategies for collaboration. Bring your voice to the Vision Session in your community and help shape the future. If you are unable to attend the session for your community, please join us at any of the others listed below. All begin at 6:30 p.m. ARCADIA TWP June 12 Pleasant Valley Community Ctr. JOYFIELD TWP June 13 Blaine Christian Church CRYSTAL LAKE TWP INITIATIVE June 14 Frankfort-Elberta High REGIONAL School GILMORE TWP June 14 Old Life-Saving Station PLEASANTON TWP June 18 Bear Lake School BLAINE TWP June 19 Blaine Township Hall BEAR LAKE TWP June 21 Bear Lake School The Lakes to Land Regional Initiative is a 15-community Lakes to Land U~/kgloll.U~Comlllll/lilfu.S/t,md\llsltm, Community Vision makeup session joint planning effort that seeks to bring voices from throughout Northwest Michigan together to shape the future we will all share. www.lakestoland.org We wish more of you in Arcadia, Blaine, Crystal Lake, Gilmore, and Joyfield Townships had come to the previous sessions, so we are holding one more. Citizen input is critical to creating a plan Lakes to Landthat genuinely reflects our community. REGIONAL INITIATIVE Please bring your voice to the Vision Session. Unique Region. Unique Communltle&. Shclml \llsSon. C ommunity if you don’t participate, you can’t complain. V isioning s ession It’s your last chance to participate in this process, and you know what they say... (And who wants that?) July 11, 2012 at 6:30 p.m. Lakes to Land is a 15-community joint planning effort seeking to bring voices from throughout Northwest Michigan together to shape the future we all share. pleasant Valley Community Center We wish more of you in Pleasanton and Bear Lake Townships had come to the previous sessions. Luckily, the Village of Bear Lake’s addition to our collaboration 3586 offers the opportunity to hold one more. Come talk with us about Glovers Lake Road, Arcadia l!l Bear Lake Watershed Water Quality P & R Expansion Public Access Road Improvements Blight Enforcement Wildlife and Fisheries Habitat Improvement l!l www.lakestoland.org Lakes to Land It’s your last chance to participate in this process, and you know what they say... REGIONAL INITIATIVE if you don’t participate, you can’t complain. (lolqwt ...... Uniq,,t°'""""1111lt.-- (And who wants that?) Manistee Township has joined the Lakes to Land Regional p m on Initiative, ugusta unique collaboration in which 15 Northwest Michigan communities BeAr LAke sChooL, 7748 Cody st. are using the master planning (in the library) process to identify strategies for working together. Manistee Township will be updating its master plan, and you are invited to a 6:30 . . A 16 Community Visioning session Questions? Visit www.lakestoland.org or call 231-933-8400 to share your preferred vision for our future. Citizen input is critical to creating a plan that genuinely reflects our community. Please join us. August 22, 2012 At 6:30 p.m. mAnistee township hAll 410 Holden Street www.lakestoland.org • . Iii 13~ '. ' �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 1 visions are made of 3.5 The exercises Exercise 1 & 2 Th~t •one'' word which best describes your COMMUNITY. , T Participants were told that a short phrase was acceptable. This was a voting exercise. Exercise 3 & 4 llsl tho., Items th•I your CO MMUNITY h., accomplished h~,l thwe Hems thr1 l your COMMUNITY could h•• • well ~ccomr:lli'ihed bettO• I Exercise 5 & 6 What "barriers" are impeding improvements in your community? Exe rcise 7 & 8 Who should be in the sandbox? Exercise 9 & 10 Looking Forward - Envision you Community in 2021? Participants first answered the “accomplished well” question and voted on the answers, then answered the “could have accomplished better” question and voted on the answers. Facilitators explained that “barriers” could refer to organizations, situations, attitudes, physical attributes, power structures, etc. This was a voting exercise. Facilitators explained that responses to this question should name organizations of any size which could contribute expertise or resources to further the project’s goals. This was not a voting exercise, but a tally was kept of the number of times each organization was mentioned within a session. Participants were asked to offer a description of their community after ten years of work on their preferred investments. This was a voting exercise, and the secretary was asked to record the top three vote-getters on the next page. Exercise 11 Actions to Accomplish ou r 2021 vision? Prforfty 1 Participants contributed strategies to acheive each of the three most-preferred visions from the previous exercise. Final Exercise Collective Priorit ies I Participants distributed their remaining three dots among the top preferred visions from each group. This was THE voting exercise. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 2 Visioning Results Bear Lake Township The first vision session scheduled for Bear Lake Township, to be held on June 21, 2012 at Bear Lake School, 7748 Cody Street, was cancelled due to the low turnout of three residents. Fortunately, the addition of the Village of Bear Lake provided an opportunity for a makeup session aimed at the “Bear Lake Community” made up of Bear Lake Township, Pleasanton Township, and the Village of Bear Lake, held on August 16 at Bear Lake School. Twenty-two of the 36 attendees represented Bear Lake Township, or 1.3% of the township’s 1751 residents. Citizens used the words “lake” (and “multiple lakes”), “beautiful,” and “lake health” to describe Bear Lake Township. They named fire/EMS services, community activities, and lake improvement as their greatest accomplishments. The top three items that could have been more successful were all physical: buildings on Lake Street, lake access with facilities, and roads. Residents cited funding, participation, and lack of communication/miscommunication as the greatest barriers to progress. They felt that the sandbox should be made up of business owners, community organizations, and property owners. A vibrant, revitalized downtown and parks and lakes access topped the list of collective priorities; these items received two to four times more votes than the next two on the list, trails for biking and walking and the improvement of property values. 3.6 Bear Lake School 3.7 Bear Lake Township, Bear Lake Village, and Pleasanton Township makeup visioning Village of Bear Lake The Village of Bear Lake joined the Lakes to Land collaborative after the initial round of visioning sessions, so its only session took place on August 16. The meeting was held at Bear Lake School in conjunction with the make-up session for Bear Lake and Pleasanton Townships. The six Village of Bear Lake residents in attendance comprised 2.1% of overall population. Words used to describe the Village of Bear Lake by its residents were “stagnant,” “development challenged,” and “retired - mature.” Residents were most proud of their school, water system, and community events such as Bear Lake Days and Sparkle. They felt that more attention could be paid to a blight ordinance, affordable sewer, and park facilities such as a restroom. Barriers to progress were money, knowledge, and participation. When asked which organizations could be potential allies to progress, the citizens named community groups, specifically the Bear Lake Promoters and the Lions, and state government. Collectively, they prioritized employment, an innovative sewer system, and being centered on recreation. The other items to receive votes were having a vital downtown, and being characterized as “multi-generational” and “beautiful.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 3 Pleasanton Township Sixteen residents of Pleasanton Township gathered at Bear Lake School for their community’s initial vision session on June 18, 2012, and eight more arrived at the same location for a makeup session on August 16. In all, 2.9% of the township’s 818 residents participated in the session. Citizens described Pleasanton as “rural,” “agricultural,” and “quiet.” The water quality in Bear Lake was their signature accomplishment, including watershed planning and organization and the control of Eurasian water milfoil. Pleasanton residents mentioned division in the community with some frequency. When asked what the could have been done better, “lack of cooperation among municipalities and board” was first, followed by master planning, better communication, and an accepted sewer plan; the list of barriers was topped by “inter-community discord,” “polarization and divisiveness on issues,” and “divisive leadership.” They felt support should come from service clubs and community groups, Bear Lake Township and Village, and Michigan’s environmental departments (DNR and DEQ). In a particularly direct summation of the previous exercises, residents listed their top priorities as leadership that brings the community together, a zoning ordinance that reflects the master plan, and good communication and cooperation among all groups. 3.8 Pleasanton Township visioning 3.9 Joyfield Township visioning Joyfield Township Joyfield Township hosted its visioning session at Blaine Christian Church, 7018 Putney Road, on June 13, 2012. There were 50 Joyfield residents in attendance, as well as two residents of Arcadia Township and two residents of Blaine Township. All participants completed the exercises with members of their own community, and the results were tallied by community. The rate of participation among Joyfield’s 799 residents was 6.3%. The most common one-word descriptions of Joyfield Township were “beautiful,” “rural,” and “divided.” Residents felt that their community’s strengths were neighborliness, land stewardship or balanced land use, and preserving scenic beauty. They said the community could have a better job of zoning and planning, planning for the future, and communication. Top barriers to improvement were miscommunication (specifically, communication prior to major issues and the complain that “government doesn’t listen”), division within the community, and both personal and governmental financial struggles. Organizations which should be “in the sandbox” were the Farm Bureau, Michigan Department of Environmental Quality, and the Joyfield Township Board of Supervisors. The citizens’ list of collective priorities was topped by retaining scenic character, growth in specialized agriculture, implementing zoning and planning, maintaining a rural character/environment, increasing job opportunities and supporting local business, and utilities. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 4 Arcadia Township Arcadia Township’s visioning session took place at the Pleasant Valley Community Center, 3586 Glovers Lake Road. Ninety-three citizens attended the session held on June 12, 2012. In addition to those citizens, ten Arcadia residents attended a makeup session on July 11, 2012 at the Pleasant Valley Community Center and two Arcadia residents attended the visioning session in Joyfield Township. In total, 103 of Arcadia’s 639 citizens participated; its 16.1% was the best among municipalities which held visioning sessions. 3.10 Arcadia visioning 3.11 Pleasant Valley Community Center The top three words residents used to describe Arcadia were “peaceful,” “natural” (including “nature” and “natural beauty”), and “beautiful.” They felt that their community had done a good job establishing the Pleasant Valley Community Center and the fire department. They also felt that their community was successful in the “wind issue” or the “Duke energy diversion,” saying they had “defeated turbines” and “avoided bad economic development.” They felt that the community could improve channel dredging, calling it a “yearly hassle” and saying a “better policy” was needed. Enforcement of zoning ordinances and speed control were two other areas which residents felt could be improved. The list of barriers to improvement was led by finances, resistance to change, and communication problems. The top three organizations that should be “in the sandbox” were Camp Arcadia, the Grand Traverse Regional Land Conservancy, and the Lions Club. The citizens’ top six collective priorities were channel dredging, improving outdoor activities and developing eco-tourism, M-22 improvements and streetscape, connectivity of biking and hiking trails, a fully operational harbor, and sustainable businesses on Main Street. Blaine Township 3.12 Blaine visioning On June 19, 2012, Blaine Township Hall at 4760 Herring Grove Road filled up with 72 citizens ready to share their vision for the township’s future. Two more citizens attended the July 11 makeup session, totaling 13.4% of the municipality’s 551 residents. Blaine residents described their community as “peaceful” (adding “serene” and “tranquil”), “beautiful” (specifically “natural and seasonal beauty”), and “rural” (including “rural / agriculture”). They cited conservancy and preservation of their land and shore as their greatest accomplishment, followed by “eradicating turbine development” or “stopping the wind energy program,” then zoning. Internet access, road repair, and planning and zoning topped the list of things that the community could have done better. The top two barriers to their goals were financial, both general and public, and each received three times as many votes as the item in third place, which was lack of viable, good-paying employment opportunities. The organizations which should be in the sandbox were township officials, the Michigan Department of Natural Resources, and the Benzie County Road Commission. Citizens listed maintaining the health and quality of lakes, streams, and forests, maintaining a rural community, high speed internet service, healthy and sustainable operating farms, and maintaining the scenic beauty of the township as their top collective priorities. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 5 Crystal Lake Township Forty-two Crystal Lake Township citizens gathered at Frankfort-Elberta High School on June 14, 2012 for their community’s vision session, and two more attended the July 11 makeup session at the Pleasant Valley Community Center. Taken together, 4.5% of Crystal Lake Township’s 975 residents participated. Residents described Crystal Lake Township as “beautiful,” “vulnerable,” and “pristine.” They listed rails to trails, water quality, and the Benzie Bus as their top achievements; zoning, citizen participation, and the RV park topped the list of things they felt the township could have done better. Barriers to the community’s goals were leadership (and specifically, “leadership reflecting all taxpayers”), lack of an agreed-upon, long-term vision, and lack of opportunities to share in a common goal. They felt that it was important for the Crystal Lake Watershed Association, farmers, and the Paul Oliver Memorial Hospital to be in the sandbox. The top priorities to emerge from the exercises were maintaining rural character (including preservation and open green space), quality development resulting from a function master plan and zoning ordinance, better leadership including cooperation and communication, and the regulation of blight and pollution (light, air, noise, and water). 3.13 Crystal Lake Township visioning Gilmore Township Gilmore Township’s restored, historic Old LifeSaving Station at 1120 Furnace Ave. was the site of its community visioning session on June 14, 2012. Thirty-one of Gilmore’s 821 residents attended for a participation rate of 3.7%. The most frequent descriptions of Gilmore were “scenic,” “beautiful,” and “sense of community.” Attendees listed land preservation of land for biking and hiking, parks, and schools as its best achievements. It could have done a better job with broadband internet service, a boat launch, and communication between the village and township. Financial restraints led the list of barriers to progress, followed by communication and lack of yearround employment. Residents felt that local government of all levels should be in the sandbox, including elected and appointed officials of the township, village, county, and state. They singled out Gilmore’s planning commission and the Michigan Department of Natural Resources to round out the top three. The top collective priorities were zoning and planning enforcement, Betsie Bay improvements (clean, dredge, remove invasive species, increase docks and access), rural and natural community character preservation (specifically, maintaining the balance of uses between agricultural and single family residential), and public access to the lake with improvements in game management. 3.14 Old Life-Saving Station 3.15 Gilmore visioning �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 6 Manistee Township The last Lakes to Land visioning session was held in Manistee Township on August 22 at Manistee Township Hall. Forty-nine of the community’s 4,084 residents attended for a turnout of 1.2%. 3.16 Manistee visioning (top and bottom) Those in attendance used the words “beautiful,” “deteriorating” (specifically in reference to Bar Lake) and “water” or “water lovers” to describe their home. They were most proud of services, including fire, EMS, recycling, and road maintenance. Concerns centered around Bar Lake: the outlet, observation deck, park, tables, parking, marking, water level, and public access all made the list, as well as a simple plea to “Save Bar Lake.” Residents cited disagreement in leadership, funding, and government regulations as the top barriers to achieving their goals. They put themselves first in the sandbox, followed by the Michigan Department of Environmental Quality and the United States Army Corps of Engineers. Collectively, the citizens of Manistee Township prioritized the establishment of a watershed authority and cleanup of Bar Lake first, followed by commercial development along US-31 and a reduction in regulations. Village of Honor 3.17 Honor visioning Like the Village of Bear Lake, the Village of Honor joined the Lakes to Land Regional Initiative after the first round of visioning had concluded. Because the community had completed a visioning session the previous year in connection with the Honor Area Restoration Project (from which the collective priorities to the right were taken), the Planning Commission opted to use a survey instrument to gather information related to the Lakes to Land master planning process. Forty-nine surveys were returned. Residents said they most liked that Honor is friendly and small, and its location. By a large margin (56%), they most disliked its blight, including run-down homes and junk piles; vacant stores (13%) and traffic speed (11%) lagged far behind. Citizens would most like to see new development in the form of retail commercial, specifically a deli, coffee shop, and resale or antique shop, followed by single-family homes and then office commercial. Offered a choice of recreation, their support was evenly split between facilities for active recreation and those which are multi-use. Sidewalks were the most-desired new service. Residents did not want to see commercial design requirements for their buildings, but slightly more residents approved of annexing property for future development than disapproved. Citizens also wanted to see growth of green energy and sustainable business policies, and support for a new blight ordinance was overwhelming (84%). �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 7 Collective priorities The ultimate goal of spending a whole intense summer conducting visioning sessions was to bring the individual voices of citizens together to hear what they said in unison. Five hundred residents spoke clearly. This is what was on their minds: Arcadia Channel dredging Improve outdoor activities; develop eco-tourism M-22 improvements streetscape Bear Lake Township Vibrant, revitalized downtown Parks and lakes access Bike and walk trails Employment Innovative sewer system - destination Recreation-centered Blaine Maintain health and quality of lakes, streams, forests; watershed planning Maintain rural community (“stay the same”) High speed internet service, cable or tower, fast and affordable Crystal Lake Maintain rural character - preservation - open green space Quality development: functioning master plan/ zoning Build better leadership, cooperation, communication Zoning and planning enforcement Betsie Bay improvements: clean and dredge; remove invasives; increase docks and access Rural, natural community character preservation; maintain balance of single family residential and agricultural Honor New downtown streetscape New recreation facilities Destination businesses for tourism Joyfield Retain scenic character developed natural areas Growth in agriculture specialized Implement zoning/planning Establish watershed authority / clean up Bar Lake / healthy Bar Lake ecosystem Business on US-31 / commercial development Reduce regulations Leadership that brings community together Zoning ordinance that reflects the master plan Master plan Bear Lake Village Gilmore Manistee Pleasanton 3.18 Collective priorities table �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 8 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 9 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 2 0 [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �l a k e s t o l a n d r e g i o n a l i n i t i at i v e Bear Lake Township People and Land ADOPTED S e p t e m b e r 6, 2014 �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | The Bill of Rights THE Conventions of a number of the States, having at the time of their adopting the Constitution, expressed a desire, in order to prevent misconstruction or abuse of its powers, that further declaratory and restrictive clauses should be added: And as extending the ground of public confidence in the Government, will best ensure the beneficent ends of its institution. RESOLVED by the Senate and House of Representatives of the United States of America, in Congress assembled, two thirds of both Houses concurring, that the following Articles be proposed to the Legislatures of the several States, as amendments to the Constitution of the United States, all, or any of which Articles, when ratified by three fourths of the said Legislatures, to be valid to all intents and purposes, as part of the said Constitution; viz. ARTICLES in addition to, and Amendment of the Constitution of the United States of America, proposed by Congress, and ratified by the Legislatures of the several States, pursuant to the fifth Article of the original Constitution. Amendment I: Congress shall make no law respecting an establishment of religion, or prohibiting the free exercise thereof; or abridging the freedom of speech, or of the press; or the right of the people peaceably to assemble, and to petition the Government for a redress of grievances. Amendment II: A well regulated Militia, being necessary to the security of a free State, the right of the people to keep and bear Arms, shall not be infringed. Amendment III: No Soldier shall, in time of peace be quartered in any house, without the consent of the Owner, nor in time of war, but in a manner to be prescribed by law. Amendment IV: The right of the people to be secure in their persons, houses, papers, and effects, against unreasonable searches and seizures, shall not be violated, and no Warrants shall issue, but upon probable cause, supported by Oath or affirmation, and particularly describing the place to be searched, and the persons or things to be seized. Amendment V: No person shall be held to answer for a capital, or otherwise infamous crime, unless on a presentment or indictment of a Grand Jury, except in cases arising in the land or naval forces, or in the Militia, when in actual service in time of War or public danger; nor shall any person be subject for the same offence to be twice put in jeopardy of life or limb; nor shall be compelled in any criminal case to be a witness against himself, nor be deprived of life, liberty, or property, without due process of law; nor shall private property be taken for public use, without just compensation. Amendment VI: In all criminal prosecutions, the accused shall enjoy the right to a speedy and public trial, by an impartial jury of the State and district wherein the crime shall have been committed, which district shall have been previously ascertained by law, and to be informed of the nature and cause of the accusation; to be confronted with the witnesses against him; to have compulsory process for obtaining witnesses in his favor, and to have the Assistance of Counsel for his defence. Amendment VII: In Suits at common law, where the value in controversy shall exceed twenty dollars, the right of trial by jury shall be preserved, and no fact tried by a jury, shall be otherwise re-examined in any Court of the United States, than according to the rules of the common law. Amendment VIII: Excessive bail shall not be required, nor excessive fines imposed, nor cruel and unusual punishments inflicted. Amendment IX: The enumeration in the Constitution, of certain rights, shall not be construed to deny or disparage others retained by the people. Amendment X: The powers not delegated to the United States by the Constitution, nor prohibited by it to the States, are reserved to the States respectively, or to the people. The Bear Lake Township Master Plan is intended to provide guidance with regard to future decisions related to land use. A Master Plan cannot, in itself, control land use and development. Only a zoning ordinance can do that. �Figures, Maps, Tables 4.1: Bear Lake Township plat map, 1903 P-3 4.2: Demographic dashboard P-14 4.3: Bear Lake Township net worth, including Village P-16 4.4: Bear Lake Township poverty by household type, including Village P-17 am Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity 4.5: Non-retail to retail earnings in Bear Lake Township, including Village P-18 friendship4.6: no Bear inhabiting. Goodness doubtful material has denoting suitable P-19 she two. Lake Township average commute drive time area, including Village Bear Lakepoor Township seasonal vacant He housing table, including Village P-20 mean she 4.7: way and bred theyand come. otherwise me incommode 4.8: Road conditions P-24 4.9: Trails P-25 4.10: Renewable energy potential P-27 4.11: Proposed Merit fiber-optic network P-28 4.12: Broadband service inventory in Benzie and Manistee Counties P-29 4.13: Land dashboard P-32 4.14: Natural features map P-33 4.15: Existing Land Use chart and map P-34 4.16: Average parcel size table P-36 4.17: Resources and development land use table P-36 4.18: Future land use map P-39 4.19: Land use patterns P-40 4.20: Zoning plan P-41 4.21: Action plan P-43 4.22: Map of Bear Lake xiv 4.23: Map of Chief Lake xv 4.24: Map of James Lake xvi 4.25: Hydrology Map xviii 4.26: Wetland Map xix 4.27: Water Quality Testing Locations Map xx 4.28: Historic Farms xxiii 4.29: Road Map xxviii 4.30: Road Right of Way xxix 4.31: Plat Map xxxviii by Dear �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 onq /'I o R r L M "h Photo: Up North Memories by Don Harrison History of Bear Lake A century and a half ago, the Township was covered by one solid “mixed hardwood” forest. The only exceptions to this were in the northwest corner of the southern borders of the Township where the pine timberland was picked up at an early date by lumbermen. The balance of the land remained vacant until Congress passed the Homestead Act in the early 1860s. This Act, which provided free land to bonafide settlers, went into effect on January 1, 1863, and resulted in an immediate influx of pioneers interested in agriculture. The first settlers are believed to be the Russell F. Smith family, who arrived about the first of September 1863, and took up 172 acres of land on the south side of Bear Lake. The Smiths were followed within a short time by the families of Simeon Anderson, Francis Buckner, and John Edmonson. These people and most early settlers were interested in agriculture. Each started with 160 acres of hardwood forest and proceeded to clear land and plant crops. It was a very difficult task, and yet those who persevered (and the majority did) were rewarded with prosperity and good farms. Bear Lake Township was organized as a legal entity early in 1865, but did not achieve its present boundaries until 1870. The first Township election was held in the Spring of 1865 at the home of Simeon Anderson. The honors of first supervisor went to Simeon Anderson; first clerk to H.M. Hannaford, and first Treasurer to D.E. Sibley. The first school was in a small log building, erected for this purpose on the farm of J.B. Mason, the first store appears to have been a small room in the Simeon Anderson home, and a well-stocked store was established by T.A. Tillson previous to 1870. The Bear Lake Post Office opened for business on April 27, 1865, in the home of the first postmaster, Jerome Hulbert. By 1870, the Township had attained a population of 417 living in 91 homes. The assessment rolls for that year show the value of real estate at $10,551 and the value of personal estate at $16,863 for a total equalized valuation of $27,414 on 11,279 acres. By 1881, the total equalized valuation had jumped to $58,760 on 20,029 acres. As the first settler, Russell F. Smith had chosen his land with the idea of a future village. To this end, he offered 12 acres of land to anyone who would come in and start a village. His offer was accepted by a firm which would become �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 known as Carpenter & Harrington, comprised of John S. Carpenter and Eliphlate Harrington. These men built a small store, a boarding house, a steam saw, and a grist mill on the site of the present village. Their enterprise was apparently none too successful, for in the spring of 1873, they sold out to George W. and David H. Hopkins. Starting with just three or four buildings from Carpenter & Harrington, the Hopkins Brothers soon developed the Village of Bear Lake into the major service center for rural population. Hopkins immediately built an improved saw and grist mill. The following year, 1874, the firm platted 88 acres for the Village. On June 1, 1876, the Bear Lake Tram Railway, utilizing horse-drawn freight cars, commenced operation connecting the growing village with the docks at Pierport. In 1881, a new grist mill was built, reportedly the first roller mill in the State. Finally in 1882, the Hopkins Brothers built the Bear Lake & Eastern Railroad to replace the horse-drawn cars with a team of locomotives, steel rails, and suitable equipment. Throughout this period, new businesses opened almost monthly on Lake Street in the Village. While George and David Hopkins may have founded the Village of Bear Lake with the idea of developing a private lumbering enterprise, the sawmill and railroad had a decided influence on the surrounding area. In clearing their farms, the homesteaders produced vast amounts of forest products. It was only practical to haul logs or cordwood distances of under five miles, which left most Township residents without a market for these products. Consequently, for the first decade of settlement, these products were simply burned as the most efficient means of disposal. With the construction of the large sawmill in 1873, the Hopkinses immediately commenced buying logs from nearby farmers. Finally, with the construction of the Tram Railway in 1876, cordwood was shipped to Pierport for marketing in Chicago and Milwaukee. At the very minimum, this market for forest products would have doubled the income of homesteaders, while for the ambitious, income probably increased fivefold. Because of this, the farms of Bear Lake Township developed into extensive, productive units during the last part of the 19th century. Shortly after the turn of the century, the Township enjoyed the peak of this early prosperity. Population reached 1,595 in 1904. There were 207 farms in the Township, with 12,114 productive acres. This land was worked by 583 horses and produced 97,441 bushels of grain, 74,098 bushels of potatoes, 46,000 bushels of apples, and many other products. The Village serving this area had a seemingly endless list of businesses: three general stores, a furniture store, dry goods store, meat market, drug store, bank, canning factory, flour mill, creamery, and a hotel. Individuals providing professional services included: three Photo: Up North Memories by Don Harrison doctors, a dentist, a watchmaker, a shoemaker, a photographer, and a barber. Communication with the outside world was via a daily stage line connecting with the railroad at Chief. By this date, the majority of the forest products had been harvested from the farmland. Because of this, the large mills were dismantled and in 1903, the Bear Lake & Eastern Railroad was taken up and shipped to another state. The original pioneers were passing on and their children or grandchildren frequently chose an easier life in a far away city. The natural fertility originally found in the soil under the hardwoods had been exhausted and farmers found it difficult to produce the record crops of the early years. All of these factors precipitated a general exodus from the Township which probably peaked immediately after World War I. In 1920, the population had dropped to 1,217, but the annual Bear Lake picnic held the following year in a park near the city of Detroit had over a thousand attendants. The 20th century has seen a steady continuation of the trends started early in the period. Agriculture has continued to decline with a gradual conversion by the remaining farmers to the fruit crops, which are ideally suited for the climate. Tourism has risen in importance as resorters and descendants of the early pioneers have returned to the area as a favorite vacation land. The Township has evolved as a pleasant community involved in a broad spectrum of business and industry. ­— Excerpted from the 2002 Bear Lake Township Master Plan �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 ··f·· ".~p (,·,·,·,·(,"t'REAR "i I· 11111 I 1 .... LAKE' ~ II 1111 if ,"((((((,•,·( Tnw11sllip 23 North Manistee County Plat Book 1903 ,., L ., L < ,.... 0 .. w �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 5 Expectations Vision session attendees provided an exceptionally clear picture of their preferred future in Bear Lake Township: a dynamic downtown that is bustling with activity, replete with services, and a true gathering place for all, nestled next to a clean, healthy Bear Lake. Although just 16% of Bear Lake Township residents live within its only village, participants at the visioning session made their first priority a vibrant, revitalized downtown—by a margin of nearly 2 to 1 over the next item, and at least 4 to 1 over everything else. They believed that the things they had done together were the things they had done the best, putting fire/emergency services and community activities at the top of their list of things to be proud of. When asked who should be involved in shaping their future, they split top support evenly between the business community and service organizations, then distributed the rest among property owners, school officials, and the road commission. Visioners also dreamed of good infrastructure. Access to parks and lakes, trails for biking and walking, and a community center comprised half of the priority list; discussions about strategies to achieve these things included addressing the condition of roads and sidewalks. The restaurant and grocery store they wished for hinges on good sewerage. Communication is among the most important tools in the Bear Lake Township toolbox for making these dreams into reality. Downtown vibrancy must be achieved at the nexus of business owners and community members. Planning a community center should seek input from both successful examples and potential users. The school could be a potential partner in building trails. What could hold such a cohesive community back from reaching all its hopes and dreams? Participants overwhelmingly cited a usual culprit: lack of money. They acknowledged the need to secure funding for at least three of their top four priorities, suggesting avenues that ranged from grant applications to investors to fundraising. The number of votes received for the rest of the barriers were so small in comparison that items like encouraging participation, communicating more effectively, recruiting volunteers, and even avoiding political battles look perfectly doable. The following pages present “Cornerstones,” or goals formulated by the Bear Lake Township Planning Commission to guide future development. Each includes a set of “Building blocks,” specific strategies to be implemented to achieve those goals. At the bottom is the “Foundation” that supports each Cornerstone: its linkage to the citizens’ stated priorities and to the Manistee County Master Plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 6 Cornerstone Develop local bike and hiking trails with connections to regional non-motorized networks. Currently Bear Lake Township lacks local and regional non-motorized trails. This is unfortunate because well-planned and maintained non-motorized trail networks provide a conduit for recreation activity and tourism. Communities that have trail networks benefit from an inflow of tourism dollars into the local economy. This economic impact and benefit is well documented in national and regional non-motorized trail studies, and economic models suggest that each dollar spent by a tourist/visitor using a trail has a multiplier of $1.26 in the local economy. The Northwest Michigan Regional Non-Motorized Strategy (2008) does not include a regional trail through or near Bear Lake Township. Priority trails proposed for Manistee County include completing the route in the City of Manistee and connecting with the route around Manistee Lake, creating a trail from Manistee to Onekama, installing a trail from the High Bridge to Thompsonville through Kaleva, building a trail between Onekama and Arcadia, and creating a trail from Manistee Lake / Eastlake to High Bridge. Building blocks 1. Establish a township non-motorized trail network using the existing county road network. 2. Include in the Township Parks and Recreation Plan a formal trail network which utilizes the county road network but also proposes alternative non-road alignments. 3. Make sure local plans are incorporated into Lakes to Land collaborative initiatives and regional non-motorized plans. 4. Collaborate with Onekama Township, Arcadia Township, and Pleasanton Township on a sub-regional network to link Lake Michigan, Arcadia Lake, Portage Lake, and Bear Lake as as regional assets. 5. Investigate the development of a regional trail utilizing Potter Road to connect US-31 (Bear Lake) with M-22 (Pierport and Arcadia). Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Bear Lake Township collective priorities Vibrant and revitalized downtown Parks and lakes access Biking, walking, and hiking trails Improve property values �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 7 Cornerstone Create a revitalized and vibrant downtown in the Village of Bear Lake. The Village of Bear Lake downtown is nicely located on Bear Lake along US-31. Although the township has minimal jurisdictional influence on the course of downtown Bear Lake, it is nonetheless a major stakeholder in the downtown. The downtown defines the physical and economic condition of both the village and the township; as a result, it is important for the township to establish a public policy in its master plan which encourages and supports revitalization of downtown Bear Lake. For example, if the Village of Bear Lake established a downtown development authority, the township would have the ability to decide if it wanted to participate in that revitalization through a contribution of its millage. Therefore, the township is a stakeholder in the revitalization of downtown. When a family decides in which community to locate, that decision often involves the quality of the school system, the availability of work, access to recreation, and the condition of the downtown. A vibrant and viable downtown is an important economic component to the Township. Building blocks 1. Identify in the community master plan a public policy which encourages the revitalization of downtown Bear Lake. 2. Encourage the Village of Bear Lake to establish a downtown business association or downtown development authority; if a downtown development authority is established by the village, the township would agree to participate. 3. Limit the amount of commercial development in the township along US-31, and encourage retail and service businesses to locate in the Village downtown. 4. Encourage appropriate development and conformance with current building and fire codes. 5. Redevelop uderutilized and brownfield properties in the downtown area. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Bear Lake Township collective priorities Vibrant and revitalized downtown Parks and lakes access Biking, walking, and hiking trails Improve property values �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 8 Cornerstone Establish a park system with a combination of outdoor and indoor recreation facilities and enhanced access to the Bear Lake and Chief Lake. Bear Lake Township, the Village of Bear Lake and Pleasanton Township all share access to Bear Lake, which is a draw for many year-round and seasonal residents. Although residents and visitors have access to areawide lakes, local public schools, and state and national forests, many of the communities lack basic recreational assets like playgrounds, bike paths, and parks designed for outdoor events. The combined 2010 US Census population of the three communities was 2,855 residents. Based on the number of seasonal housing units, the summer population can easily increase by another 1,500 residents. Collectively, the three communities could support a small park system and program. Building blocks 1. Collaborate with the Village of Bear Lake and Pleasanton Township on the prearation of a joint 5-Year Michigan Department of Natural Resources Recreation, Open Space, and Greenway Master Plan. 2. Investigate with the Village of Bear Lake and Pleasanton Township the feasibility of establishing a regional recreation authority. 3. Focus initial efforts on updating the waterfront park in the Village of Bear Lake. 4. Identify sites and establish land use plans and zoning that preserve scenic vistas and cultural and historic sites. 5. Identify sites to add additional recreational access to Bear Lake and Chief Lake and the watershed to support natural resource-based tourism. 6. Improve wayfinding to access areas through signage, maps within village and township, and the Explore the Shores web site. 7. Set up a boat cleaning station at one of the two public access sites to Bear Lake. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Bear Lake Township collective priorities Vibrant and revitalized downtown Parks and lakes access Biking, walking, and hiking trails Improve property values �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 9 Cornerstone Improve the quality of our surface water and groundwater. The Greater Bear Watershed extends into 13 townships, 3 villages, and the Little River Band of Ottawa Indians reservation, encompassing a total of 204 square miles or 130,800 acres. Approximately 83% of Bear Lake Township (18, 938 acres) is located within the Greater Bear Watershed. Land surrounding Bear Lake forms the Bear Lake Subwatershed which outlets to Little Bear Creek. The inland lakes, including Bear Lake, and the numerous tributaries are recreational, cultural, wildlife, and tourism assets for Manistee County. Bear Lake is the largest of the inland lakes within the watershed. The quality of surface water is influenced by a variety of sources including septic fields, feed lots, gas and oil exploration, land use, and inappropriate storage and disposal of materials. In addition to surface water, groundwater is important because it is the primary source of potable drinking water for residents. Again, the quality of the groundwater can be influenced by the same sources. Because water, both surface and groundwater, is so important to the health of residents and the economy, its protection and improvement is vital. Building blocks 1. Support adoption of local ordinances that prohibit artificial feeding of waterfowl in or on the riparian properties adjacent to Bear Lake. 2. Conduct an assessment of agricultural management practices with the farming community to determine properties on which to implement best management practices (BMPs). 3. Develop a shoreline inventory of Bear Lake to identify priority locations for restoration projects. 4. Set up a boat cleaning station at one of the two public access sites to Bear Lake. 5. Support enforcement of wellhead protection ordinances. 6. Support development of a locally generated and state approved contingency plan and training for first respondents for road accidents involving fuel or other hazardous materials to minimize runoff to surface waters of Bear Lake and Bear Creek. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Bear Lake Township collective priorities Vibrant and revitalized downtown Parks and lakes access Biking, walking, and hiking trails Improve property values �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 0 Cornerstone Eliminate blight. The State of Michigan Brownfield Redevelopment Authority Act (PA 381 of 1996) defines “blight” as property which 1) has been declared a public nuisance in accordance with state and local building, housing, plumbing, fire, or local ordinance, 2) is an attractive nuisance to children, 3) is a fire hazard, 4) has utilities serving the property or buildings in such disrepair that the property is unfit for its intended use, 5) is tax reverted, 6) is owned by a land bank, or 7) has sufficient demolition debris buried on the site that it is unfit for its intended use. So, blight comes in many forms—and in all of them, it is the responsibility of the local unit of government to monitor and manage its removal. Building blocks 1. Adopt and enforce a blight ordinance. 2. Adopt a local property maintenance ordinance. 3. If a parcel has contaminated property, work with the Manistee County Brownfield Authority on remediation efforts and strategy. 4. Encourage coordinated local township and village adoption and enforcement of clean-up requirements for blighted properties to preserve property values and quality of life. 5. Investigate collaboration with the Village of Bear Lake on combined code and zoning enforcement services. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Bear Lake Township collective priorities Vibrant and revitalized downtown Parks and lakes access Biking, walking, and hiking trails Improve property values �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 1 ��L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 3 Photo: Janette May People and Places How many people? How long did they go to school? What do they do? What activities can be supported by the land itself? And where can we go shopping around here, anyway? Population Population is both an indicator and a driver of economic growth. An increase in people creates a larger economic and customer base on which the business environment can draw, and an area of bustling economic activity attracts people looking to share in its benefits. Bear Lake Township thundered through Michigan’s millennium-opening population slide with hardly a break in its stride. Just over 200 people had arrived in the township between 1990 and 2000, and 163 more followed between 2000 and 2010 to bring the Census total to 1,751. (Under Michigan law, villages are considered to be part of the surrounding township, so these and other statistical totals include the Village of Bear Lake except where indicated.) Housing Home is where the heart is, and where all your stuff is, and probably where the people you call family are too. On a community level, it’s much the same: housing data may talk about buildings, but it tells us much about the actual people we call neighbors. Bear Lake Township’s 1,031 housing units provide the shelter for its 746 households. This represents about 1.38 housing units per household, a figure that accounts for housing units which do not have a household permanently attached to them but are instead for “seasonal or recreational use.” A detailed discussion follows under “Seasonal Fluctuations.” The average household size is 2.48 persons, the second largest in the region. About one-fifth of the homes (198) were built before 1939, representing the largest proportion of the overall housing stock, and another 16% were built during a runner-up boom in the 1990s. Outside of these two decades, the township has experienced a remarkably steady residential development, increasing housing stock by about 10% every 10 years. The median home value is $129,800, and about 57% of the owner-occupied homes have a mortgage. The �Demographic Dashboard - Bear Lake Twp. - Population 2,000 - - - Key for population and prosperity index graphs: Benzie County Manistee County Michigan 3.0% 1,000 2.0% 500 1.0% 0 0.0% 1990 2000 2010 Population Growth 4.0% 1,500 2016 (proj.) 2000 -1.0% 2010 • • • 10% 13% 11% • 13% 19% • 58% 10% Household Income Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. United States 2% 12% • 10% • 42% 14% • • • 16% • • • • 44% • Classifications modified from HUD guidelines, using the state median income of $48,432. 15% Work 1% 7% 27% • 76% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 2.48 Prosperity Index person average household size Ratio of jobs to workers Ii~--------' 0.94 5 396 1000 t=I----------' 1000 Ratio of manufacturing workers to retail workers II H-----------" 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food 2.23 _ _ _____,_______ , -1 -------l~- 1- 5 Workers in arts and entertainment 20.7% t=I-----11- - - - - ~ 100% Higher educated residents (bachelor’s degree or higher) I ~I 22.3% 100% 11----------100% Jl~I -----------' 100% Households receiving food stamps l l- - - - - 100% Households receiving cash assistance I workers who commute 81% commuters who drive alone 22.4 minute average commute Employment 694 jobs 736 workers 13% Income $39,309 median household income median earnings for workers $40,139 male full-time, year-round earnings $26,063 Children in poverty 5.0% Commuting 96% $20,806 People in poverty 9.8% 22% bachelor’s degree or higher civilian veterans 100% 15.6% high school graduate or higher 12.3% - 1J.. . __I- - - - - - - ' 11.4% population enrolled in school unemployment rate Residents not completing high school 11.2% Education 26% 89% Number of goods-producing jobs per 1,000 residents 1.06 $725 median gross rent Number of jobs per 1,000 residents 43 $129,800 owner-occupied median home value female full-time, year-round earnings 11% population in poverty 15% children in poverty Top Industrial Sectors 19% educational services 12% l ~.....-1 -------' 100% arts, entertainment, and recreation 11% retail trade �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 6 median gross rent is $725. Utility gas heats the most homes (47%), followed by bottled, tank, or liquid petroleum (propane) gas (28%). Wood and fuel oil / kerosene each heat about 11% of homes. In a few houses, electricity (3.5%) or other fuel (0.5%) stave off the northern Michigan winter. Education Of the 35 or so core statistics collected on each of the Lakes to Land communities, Bear Lake Township represented the median value in almost a third of them, perhaps suggesting an embodiment of some quintessential characteristic of the region. Such is the case with citizens who have earned a bachelor’s degree, which describes 23% of the township’s residents. With regard to primary and secondary education, however, the numbers stray from the middle way. The proportion of residents enrolled in school of any kind is 26%, ranking fourth among L2L communities. This is a consequence of the township’s median age of 43.1, the fifth youngest in the region. The 89% high school gradation rate is higher than in Manistee County, Michigan, the United States, and nine of its regional neighbors. Income Here, the medians really get going. There were as many Lakes to Land communities with a higher median household income than Bear Lake Township’s ($39,309) as there are with a lower median household income—a median median household income—and such was also the case with median earnings for all workers ($20,806). Median earnings for full-time, year-round male workers ($40,139) also took the center ranking, but median earnings for full-time, yearround female workers ($26,063) dropped to two positions below the regional median. The difference was less pronounced among all 736 workers than among the 412 full-time, year-round workers: there, median earnings for men ($26,174) were just under $5,000 more than for women ($23,326). This may be partly attributable to male workers’ dominance in the three North American Industrial Classification System (NAICS) categories with the highest earnings: 67% of public administration workers ($51,667) and 100% of workers in transportation / warehousing ($50,417) and educational services / social assistance ($49,063). The genders were much more evenly split in the top earning categories among all workers, with females constituting 61% of workers in finance / insurance ($40,625), 26% of transportation / warehousing ($38,438), and 70% of educational services / social assistance. The poverty rate in Bear Lake Township is 11.4%, slightly higher than the median but solidly in the middle tier among Lakes to Land communities and below the state and national rates (14.8% and 13.8% respectively). The rate of poverty among Bear Lake residents younger than 18, 15.6%, again represented the L2L median; it was lower than all of the aggregated benchmarks (range: 17.1%-20.5%). A quick estimate of a community’s “net worth” can be obtained by dividing its major assets (checking and savings accounts, stocks, bonds, mutual funds) by its major liabilities (home and car loans). The higher the ratio of assets to liabilities, the better insulated the community will be from quick changes in the economy. As shown in Table 4.3, the ratio in Bear Lake Township is 3.01. This is among the higher ratios in the region (nine communities have a ratio of 2.93; the highest is 3.23). It is also higher than that of Benzie County, Michigan, and the United States (2.58, 2.65, 2.41) but lower than Manistee County (3.02). Occupations This section talks about the occupations and professions in which the residents of Bear Lake Township work, whether or not their places of employment are within the township limits. 4.3: Bear Lake Township net worth, including Village Assets Checking Accounts Savings Accounts U.S. Savings Bonds Stocks, Bonds & Mutual Funds Total Liabilities Original Mortgage Amount Vehicle Loan Amount Total Net Worth Assets / Liabilities $3,134,892 $7,356,173 $255,289 $19,525,641 $30,271,995 $8,429,170 $1,620,247 $10,049,417 3.01 Source: Esri Business Analyst �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 7 Single-headed households The vulnerability of one type of household to poverty deserves particular mention: that of single-headed households with dependent children. Although the Census does provide a count of male householders with children and no wife present, it presents only female-headed households in its poverty statistics; most of the research literature follows the same form. This is attributable to two reasons: first, female-parent households make up 25.4% of all families while male-parent households make up just 7.3% (in Bear Lake Township, those figures are 14.7% and 3.5% respectively), and second, the 80% female-to-male earnings ratio (81% in Bear Lake Township) exacerbates the poverty-producing effect. Children in single-headed households are by far the group most severely affected by poverty in Bear Lake. As Table 4.4 shows, one in six of the township’s 253 households with children lives below the poverty level, but over half of the 43 female-headed households with children are poor. Stated another way, this means that 63% of the poorest families are headed by single females. Support to single-headed households provides an opportunity to have an appreciable, targeted impact on the well-being of Bear Lake Township’s most vulnerable citizens. Flexible work and education schedules, support of home-based occupations, innovations in high-quality and affordable child care, and enforcement of pay equity are all tools that can be used to accomplish such support. The most prevalent field among Bear Lake Township’s 736 civilian workers is the one that encompasses art, entertainment, recreation, accommodation, and food services. Twenty-one percent, or 152 workers, cite an occupation in these fields. The second most common industry group was educational services, health care, and social assistance, in which 120 workers (16%) serve. Construction and services (excluding public service) rounded out the majority of fields represented (10% and 11% respectively). The occupational group comprised of educational services, health care, and social assistance is the fourth highest-paying category in Bear Lake Township, with a median income of $37,500. The other three groups 4.4: Bear Lake Township poverty by household type, including Village Income in the Past 12 Months is Below Poverty Level All families With related children under 18 years With related children under 5 years only Married couple families With related children under 18 years With related children under 5 years only Families with female householder, no husband With related children under 18 years With related children under 5 years only All people Under 18 years Related children under 18 years Related children under 5 years Related children 5 to 17 years 18 years and over 18 to 64 years 65 years and over People in families Unrelated individuals 15 years and over mentioned above, however, represent three of the four lowest median incomes, ranging from $13,333 to $19,908 (agriculture, forestry, fishing, hunting, and mining is the lowest-paid occupation in the township). Overall, 45% of the township’s workers are employed in the four lowest-paying occupations. Retail and Business Summary This section talks about the businesses and jobs within Bear Lake Township, whether or not the proprietors and employees are residents of the township itself. The business summary generated by Esri counts 102 businesses employing a total of 694 people within the 9.4% 15.0% 16.7% 3.2% 5.2% 0.0% 36.4% 55.6% 45.0% 11.4% 15.6% 15.6% 20.0% 13.9% 10.0% 11.1% 7.1% 9.6% 23.5% Source: American Community Survey, 2006-2010 township’s borders. When compared with the residential population of Bear Lake Township, this equates to 396 jobs per 1,000 residents—again representing the median among Lakes to Land communities, as does its 43 goods-producing jobs per 1,000 residents. The largest concentration of businesses was in retail trade; those 15 establishments comprise just under 15% of all businesses. That category was followed by “other services (except public administration),” which made up 13% of the business community, and then construction (11%) and accommodation / food services (10%). The greatest number of employees (130, or 19%) work in educational �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 8 services. About 12% of employees are in arts / entertainment / recreation, and another 11% work in retail trade. This is significant because nationally, the median earnings of workers in retail, entertainment, and hospitality occupations are about half of the median earnings of all other occupations. Although it is not a direct comparison, we can get a sense of this disparity in wages between nonretail jobs and those in retail, arts, accommodations, and food service by multiplying the median earnings in each industry by the number of workers in that industry, then dividing the resulting aggregate income for each category (non-retail and retail, arts, etc.) by the number of workers in it. This average of weighted median earnings, shown in Table 4.5, estimates that retail, arts, accommodation, and food service workers in Bear Lake Township earn about 75% as much as non-retail workers. The wage discrepancy is not quite as dramatic as it is at the national level, but still worth noting given that these categories represent two of three most prevalent employment opportunities in the township. Commuting It’s a real estate truism that the three most important factors considered by buyers are location, location, and location, yet the traditional measure of housing affordability—surely another consideration hovering near the top of the list—makes no allowance at all for location. The Center for Neighborhood Technology set out to redefine “affordability” to more accurately reflect the proportion of a household’s income that is committed to housing costs, including those incurred while getting to and from that aforementioned location. CNT describes its Housing and Transportation Affordability Index this way: “The traditional measure of affordability recommends that housing cost no more than 30 percent of income. Under this view, three out of four (76 percent) US neighborhoods are considered “affordable” to the typical household. However, that benchmark ignores transportation costs, which are typically a 4.5: Non-retail to retail earnings in Bear Lake Township, including Village Industry Workers Educational services, and health care and social assistance Other services, except public administration Construction Manufacturing Agriculture, forestry, fishing and hunting, and mining Public administration Professional, scientific, management, administrative, waste management services Wholesale trade Transportation and warehousing, and utilities Finance and insurance, and real estate and rental and leasing Total Average of weighted median earnings Retail, art, accommodation, food services Arts, entertainment, and recreation, and accommodation and food services Retail trade Total Average of weighted median earnings 120 78 72 55 53 48 43 21 19 18 527 Median earnings Weighted median earnings Non-Retail $37,500 $13,333 $22,000 $23,125 $12,396 $36,250 $25,875 $20,625 $38,438 $40,625 $4,500,000 $1,039,974 $1,584,000 $1,271,875 $656,988 $1,740,000 $1,112,625 $433,125 $730,322 $731,250 $13,068,909 $24,799 152 52 204 $19,808 $16,667 $3,010,816 $866,684 $3,877,500 $19,007 “Information” median fell in the lowest interval of an open-ended distribution. Source: American Community Survey 2006-2010 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 9 4.6: Bear Lake Township average commute drive time area, including Village county, the addition of transportation costs to the equation puts the share of household income spent on those two combined items over 45% for all places in the county. Ninety-six percent of Bear Lake Township’s workers have some sort of commute, with an average travel time to work of about 22.4 minutes. Both of these figures are in the upper half among Lakes to Land communities and roughly in line with county, state, and national averages. Figure 4.6 shows the Bear Lake Township “workshed,” or the geographic area reachable by this average commute, and we can see that it covers a large proportion of Manistee County. A long commute is tough. Everyone who has ever had one knows it subjectively, and a growing body of empirical evidence is pointing to its detrimental effects on happiness, health, and wealth: its costs are rarely fully compensated by our salaries, the minutes spent behind the wheel come at the cost of minutes spent on exercise and meal preparation, and people with long commutes are frankly just less happy than those with shorter ones. household’s second largest CNT’s map has been steadily expenditure. The H+T Index offers expanding its coverage since its an expanded view of affordability, inception in 2008 and now includes one that combines housing and 337 metropolitan areas in the United transportation costs and sets the States. Manistee County has not benchmark at no more than 45 been analyzed, but Benzie County percent of householdMade income. with Esri Business wasAnalyst considered part of the Traverse Under this view, the number of 800-447-9778 www.esri.com/ba Try it Now! City metropolitan area and its affordable neighborhoods drops neighborhoods are among those that to 28 percent, resulting in a net disappear from the affordability map: loss of 86,000 neighborhoods that while the H+T Index shows the average Americans can truly afford.” housing cost to be less than 30% of household income for the whole While the length of commute may have the greatest effect on the commuter, it’s the method of commuting that has the greatest effect on the environment. Across the board, driving alone is overwhelmingly the most common method of commuting, and it is the one which maximizes the output of vehicle emissions per commuter. Here again, Bear March 14, 2013 Lake Township has its finger on the mainstream Page 1 of 1pulse: 81% of its commuters drive alone, matching the national figure and representing the Lakes to Land median. On the other end of the spectrum, Bear Lake has about twice the rate of organically �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 0 powered commuters who walk to work (6.1%) as at county, state, and national levels. Agricultural Influence Of the 21,871 acres of land that make up Bear Lake Township, 5,964 (27.3%) have an existing land use category of “Agriculture.” This land represents 121 of the 1636 parcels (7.4%) in the Townhip. Another 554 acres (2.5%) comprising 19 parcels (1.2%) are “Natural Resource Related.” Overall, then, about 30% of the land and 9% of the parcels in the township are devoted to “valueadded” land practices. Esri business analyst lists three businesses coded by NAICS as “agriculture, forestry, fishing, hunting,” employing a total of 14 persons. Fifty-three workers who live in the township used that classification to describe their occupations, making up about 7% of the workforce. Seasonal Fluctuations The entire Lakes to Land region is affected to varying degrees by a seasonal economy. An abundance of parks and recreation activities combines with the temperate summer weather to create a magnetic pull felt by most inhabitants of the state from spring to fall, and then formidable weather joins a lack of critical mass in economic activity to produce an edge of desolation through the winter months. The result is a cyclical ebb and flow of people through the region, some to stay for a few hours and some for a few months, all driven by Michigan’s intensely seasonal climate. In many communities, the basic goal of every housing unit is to be occupied. The optimum condition is one in which the number of housing units is only slightly larger than the number of households, with a small percentage of homes empty at any given time to provide choice and mobility to households wishing to change housing units. This percentage is the traditional vacancy rate. Seasonal changes in population, such as seen in the Lakes to Land communities, create an entirely new category of housing units: those for “seasonal or recreational use.” Technically considered “vacant” by the US Census because its rules dictate that a household can only attach itself to one primary housing unit, these homes provide a measure of investment by those seasonal populations that cannot be replicated elsewhere. A high percentage of seasonal/recreational use homes provides concrete evidence of the value of the area for those purposes. It also provides a measure of a portion of the community which will have a somewhat nontraditional relationship with the community at large: seasonal residents may not have kids in the school system or have the ability to attend most government meetings, but they do pay taxes and take a vital interest in goings-on. In some ways, knowing the percentage of seasonal/recreational housing in a community is the most reliable measure of the accommodations the community must make to include its “part-time” population in its decision-making framework. In Bear Lake Township, 19.7% of the homes are classified as seasonal or recreational, a figure lower than in each of the two Lakes to Land counties (25% and 33%) but several times the state and national rates (5.8% and 3.5% respectively). As shown in Table 4.7, this represents a drop of 52 units from its 2000 rate of 26.7%, whereas the “traditional” vacancy rate doubled in the same time from 6.9% to 12.8% (66 housing units). Taken together, these facts suggest that the impact of the housing crash and Great Recession on Bear Lake Township has been a decline in its seasonal resident population. 4.7: Bear Lake Township seasonal and vacant housing table, including Village Total Housing Units Occupied Housing Units Owner Occupied Housing Units Renter Occupied Housing Units Vacant Housing Units Seasonal/Recreational/Occasional Use Other Vacant Population Household size 2000 2010 960 639 569 70 321 255 66 1,587 2.56 1,031 696 595 101 335 203 132 1,751 2.48 Change 7.4% 8.9% 4.6% 44.3% 4.4% -20.4% 100.0% 10.3% -3.1% Source: U.S. Census Bureau 2010 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 1 ��L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 3 Infrastructure For planning purposes, infrastructure is comprised of “the physical components of interrelated systems providing commodities and services essential to enable, sustain, or enhance societal living conditions.” These components, which come together to form the underlying framework that supports our buildings, movements, and activities, usually include our power supply, water supply, sewerage, transportation avenues, and telecommunications. Successful infrastructure is often “experientially invisible,” drawing as little attention in its optimum condition as a smooth road or a running faucet— until it’s not, and then it likely has the potential to halt life as we know it until the toilet flushes again or the lights come back on. It seems we all know the feeling. The American Society of Civil Engineers’ 2013 “Report Card for America’s Infrastructure” gave us a D+ (takeaway headline: “Slightly better roads and railways, but don’t live near a dam”). The Michigan chapter of the ASCE surveyed our state’s aviation, dams, drinking water, energy, navigation, roads, bridges, stormwater, public transit, and wastewater and collection systems in 2009 and gave us a D. Clearly, there is room for improvement all over. But it’s expensive. The ASCE report came with a national price tag of $3.6 trillion in investment before Photo: Deanna Pattison 2020. If this were evenly distributed among the 50 states, it would mean about $72 billion per state—almost half again as much as Michigan’s entire annual budget. The combination of the essential nature of infrastructure with its steep price tag highlights a need for creative problemsolving in this area—precisely the aim of the Lakes to Land Regional Initiative. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 4 Roads 1 to 10; roads rated 5 and above are considered to be at least “Fair.” The State of Michigan’s Public Act 51, which governs distribution of fuel taxes, requires each local road agency and the Michigan Department of Transportation to report on the condition, mileage, and disbursements for the road and bridge system under its jurisdiction. The Pavement Surface Evaluation and Rating (PASER) system used to report on the condition is a visual survey conducted by transportation professionals that rates the road surface from Figure 4.8 depicts all of the roads with PASER ratings of “poor” (1-4) in Benzie and Manistee Counties. The closeup in the inset reveals poor conditions on 9 Mile Road east of US-31, on US-31 north of Potter Road, on Potter Road west of US-31, and on Milarch Road from Potter Road to the northern border of the township. Potter Road has been resurfaced since the collection of this data. LEELANAU CO. BENZIE CO. y Almira Twp. ..• Lake Twp. I Frankfort Elberta -r -- - - ke Potter Road M ic h a ig Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Honor GRAND TRAVERSE CO. Benzonia Twp. 4.8: Road conditions M --1 - - - - - - - - - Platt Lake Crystal Lake • Lake Ann Platte Twp. WEXFORD CO. a t B MANISTEE CO. P t la Benzonia Gilmore Twp. n Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. L a Ma MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. ' Springdale Twp. " Cleon Twp. I aTwp. 1 Bear Lake neka,ma r----..:...-4-~ Bear Lake ....JI --------tMaple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake I - ... - ------------------ -•-------· I I I Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Pavement Surface Evaluation and Ratings 0 2 4 8 Miles • Data Sources: State of Michigan Geographic Data Library, NWMCOG 2012 Asset Management Report D City or Village County Boundary Township Boundary Poor PASER Rating (1 - 4) Major Road Minor Road . ' ' Bcckett&R.'leder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 5 Trails and regional connections collaboration with Onekama Township, Arcadia Township, and Pleasanton Township, all also currently largely devoid of trails, could form the beginning of a sub-regional network. Finally, a regional trail could use Potter Road to connect US-31 to M-22. As noted in the Cornerstones and can be seen in Figure 4.9, there are not presently any local or regional nonmotorized trails in Bear Lake Township. It’s an absence noted by the citizens, who made the creation of biking, walking, and hiking trails their third highest priority at the visioning session. The preferred method articulated in the Building Blocks for accomplishing this is to use the existing county road network to establish a trail network. Potential The Township is also interested in promoting safe walking and biking in the vicinity of its two baseball diamonds near the school forest southwest of Bear Lake. Access to the fields is via S. Shore Drive, one block north of Potter Road. LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta I I -, -- -- I I I I I Potter Road ! I La I Twp. I ke M ic g hi Homestead Twp. Inland Twp. Weldon Twp. Colfax Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort I I GRAND TRAVERSE CO. Honor WEXFORD CO. 4.9: Trails Benzonia Twp. MANISTEE CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. an Joyfield Twp. Blaine Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I nek3ima Bear Lake I I I Bear Lake I I Maple Grove Twp. Onekama Twp. Onekama . ..J- I I Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Recreational Trails 0 2 4 8 Miles • Data Sources: State of Michigan Geographic Data Library, MDOT, NWMCOG, GTRLC D City or Village County Boundary Township Boundary Major Road Minor Road Updated: 09-24-13 GTRLC Trail Equestrian Trail Betsie Valley Trail Snowmobile Trail North Country Trail Non-Motorized Multi Use Trail • • Bcckctt&Raeclcr �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 6 Power supply Electricity for Bear Lake Township homes and businesses is available from Consumers Energy Company (Jackson) and from the Cherryland Electric cooperative (Grawn). Natural gas service is available through Superior Energy Company (Kaleva). Service from “alternative energy suppliers” is also available through Michigan’s Electric Customer Choice and Natural Gas Customer Choice programs. Public Act 295 of 2008 requires Michigan electric providers’ retail supply portfolio to include at least 10% renewable energy by 2015. The Michigan Public Service Commission’s 2012 report estimates renewables to make up 4.7% of the energy supply that year. Figure 4.10 shows the US Environmental Protection Agency’s analysis of renewable energy potential in the Lakes to Land region. Water and sewer Bear Lake Township does not have a public water or sewer system. Residents rely on septic and well systems. The township is not known to have difficulty in installing wells and septic systems, but there are still a number of factors relevant to community development to consider. In order to avoid problems such as inadequate water yield, gas in water, salty water, bacteria contamination, or organic chemical contamination, the community must consider probable causes such as road salting, septic effluent from systems in older developed areas, drainage from slopes into improperly sited residential areas, and failure to protect groundwater recharge areas through a lack of buffer zones and development limitations. Density and intensity of development need to be considered as they relate to septic and well systems, as increased development pressures lead to increasing need for understanding and oversight in well and septic system integrity. In Bear Lake Township, accommodation of an appropriate level of commercial development along US-31 and of new residential properties along the Bear Lake shore may - require investigation into municipal water and sewer systems. Citizens have demonstrated their commitment to protecting the health of Bear Lake by forming three separate entities devoted to that purpose. The Bear Lake Property Owners Association was organized in 1970 to collect scientific and legal information with which to educate the community at large as well as riparian property owners. The Lake Improvement Board, created in 2007, has had success in controlling invasive species such as milfoil. And the Bear Lake Watershed Alliance has brought together jurisdictions around the Lake and along Bear Creek, the Little River Band of Ottawa Indians, the Michigan Department of Environmental Quality, the Grand Traverse Land Conservancy, the Conservation Resource Alliance, and the Manistee Community Foundation to produce a Bear Lake Watershed Management Plan which was approved in July 2013. The Township maintains four access points on Bear Lake and one on Chief Lake. Fire services The Bear Lake Township Fire Department is a rural volunteer fire department with 17 members and three “cadets,” students who are at least 16 and take part in house trainings, shadow fire personnel, and help in emergency situations. The department contracts with Pleasanton Township to offer fire and first response rescue services. Department apparatus includes a 2000 class A pumper, 1999 medium-duty rescue vehicle, 1987 2000-gallon water tender, 1978 pumper, 1984 Wildland truck (on loan from the Michigan Department of Natural Resources), 2011 Kubota UTV rescue/wildland unit, and 2005 Seawolf rescue boat. A 0.75 millage approved by township voters in August 2013 will allow replacement for each of these items once by the year 2036 and three times by the year 2065. A Community Emergency Response Team (CERT) was instituted in 2011. These volunteers are second responders to aid the fire department in emergencies with the potential to last longer than eight hours. In practice, they have also helped with crowd and traffic control at planned events throughout the county and have helped set up emergency shelters during power outages. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 7 4.10: Renewable energy potential Wind Resource Power Resource Class W/m2 Potential Bear Lake Township Poor 1 0-200 2 200-300 Marginal 3 300-400 - Fair 4 400-500 - Good 5 500-600 - Excellent s 600-800 - Outstanding 7 >800 - Superb Biomass Resource MetrlcTons/Year Resource Potential <50,000 50,000 -100,000 • Bear Lake Township L Low [""°7 Marginal 100,000 -150,000 Good 150,000 - 250,000 - Very Good 250,000 • 500,000 - Excellent > 500,000 - Solar Resource kVV11/m2/day Outstanding Resource Potential < 3.5 Moderate :> 3.5-4 Bear Lake Township > 4-5 Good > 5-6 Very Good >6 EPA Tracked Sites O Abandoned Mine Land • Brownfield • RCRA 0 Federal Superfund o Non-Federal Superfund ~ Excellent �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 8 4.11: Proposed Merit fiber-optic network REACH-3MC & Merit’s Fiber-Optic Network Infrastructure KEWEENAW Calumet Houghton Duluth Ontonagon Superior HOUGHTON Baraga ONTONAGON BARAGA Odanah Ashland Ironwood GOGEBIC Marquette Covington Wakefield DICKINSON Crystal Falls Eckerman Seney Gwinn IRON Watersmeet Sault Ste. Marie, Canada LUCE Munising MARQUETTE ALGER MACKINAC DELTA Sagola St. Ignace Manistique Iron Mountain Powers Mackinaw City Cheboygan Escanaba Indian River Onaway EMMET MENOMINEE Marinette Sault Ste. Marie CHIPPEWA SCHOOLCRAFT Petoskey Charlevoix Gaylord ANTRIM Traverse City LEELANAU Grayling Lake City Cadillac MANISTEE WEXFORD MISSAUKEE GLADWIN OCEANA REACH-3MC Round II Fiber CLARE ISABELLA Big Rapids NEWAYGO MuskegonMUSKEGON Allendale Holland Zeeland OTTAWA Benton Harbor merit Flint Corunna EATON BARRY Marshall CALHOUN LIVINGSTON OAKLAND Southfield INGHAM Jackson JACKSON ST. JOSEPH Detroit Ann Arbor WASHTENAW WAYNE Adrian BRANCH Marysville MACOMB Rochester HILLSDALE LENAWEE Windsor, Canada Monroe Centreville Coldwater Hillsdale CASS ST. CLAIR GENESEE CLINTON KALAMAZOO Cassopolis NETWORK INC IONIA Kalamazoo Berrien Springs BERRIEN LAPEER SAGINAW SHIAWASSEE KENT VAN BUREN SANILAC TUSCOLA GRATIOT MONTCALM Grand Rapids HURON Bay City Saginaw Lansing/ East Lansing ALLEGAN BAY MIDLAND Mt. Pleasant Howard City Tawas City IOSCO ARENAC Midland MECOSTA Network Node Gladwin Clare OSCEOLA MASON REACH-3MC Round I Fiber Oscoda West Branch OGEMAW ROSCOMMON Luther Ludington Merit Fiber ALCONA Houghton Lake LAKE Key Mio Rose City CRAWFORD KALKASKA Green Bay Manistee OSCODA Kalkaska GRAND BENZIE TRAVERSE Alpena Hillman OTSEGO Beulah Posen CHEBOYGAN MONTMORENCY ALPENA CHARLEVOIX Menominee Rogers City PRESQUE ISLE MONROE Cleveland Toledo Chicago July 2, 2012 Telecommunications Connect Michigan, our arm of the national agency dedicated to bringing broadband access to every citizen, calculates that such success has already been achieved in 97% of households in Benzie and Manistee Counties. Figure 4.12 further shows that the remaining unserved areas are mostly in the inland areas of the counties rather than in the Lakes to Land communities. Still, improved broadband access came up in several of the visioning sessions. There is certainly room for improvement, particularly in terms of increased speed, provider choice, and types of platforms available. In January 2010, Merit Network was awarded American Recovery and Reinvestment Act funds to launch REACH-3MC (Rural, Education, Anchor, Community, and Healthcare—Michigan Middle Mile Collaborative), a statewide fiber-optic network for “community anchor institutions” such as schools and libraries. The completion of the line between Manistee and Beulah, serving the Lakes to Land region, was announced on December 28, 2012. What does this mean? Besides extending leading-edge direct service to organizations that serve the public, the REACH-3MC network uses an open access model that welcomes existing and new internet service providers to join. By constructing the “middle mile” between providers and users, the REACH-3MC cable removes a significant barrier to rural broadband by absorbing up to 80% of an internet service provider’s startup costs. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 9 4.12: Broadband service inventory in Benzie and Manistee Counties Broadband Service Inventory Empire Township ' Advertised Speeds of at Least 768 Kbps Downstream and 200 Kbps Upstream Benzie County I Platte Township BETA Version Submit questions or recommended changes to: maps@connectmi.org Lake Township As required by the US Department of Commerce's State Broadband Initiative, if broadband service is available to at least one household in a census block, then for mapping purposes, that census block is reported to have some level of broadband availability. As such, broadband availability at an exact address location cannot be guaranteed. Providers supplying more specific data than census block are displayed as such. P -4i BENZIE Crystal Lake Township Frankfort Township P FRANKFORT 1.3 Miles P Homestead Township Benzonia Township BEULAH I I P ELBERTA P BENZONIA Green Lake Township GRAND TRAVERSE I City I Gilmore Township Interstate Inland Township I Symbology P ------ I I HONOR ,,, ± Long Lake Township LAKE ANN I Map users are encouraged to participate in improving broadband data granularity through data validation and field testing efforts. Learn more about this and other broadband mapping facts at www.connectmi.org. 0.325 0.65 P I This map represents areas of broadband service availability determined by ongoing, in-depth technical analysis of provider networks and accommodations for the impact of external factors on service quality. Satellite broadband services may also be available. 0 Solon Township Almira Township I I @)) MiclirgaH *This map is not a guarantee of coverage, contains areas with no service, and generally predicts where outdoor coverage is available. Equipment, topography and environment affect service. Kasson Township I Michigan Updated April 1, 2013 -- - US Road Local Road Municipal Boundary Township Boundary County Boundary National and State Lands Water Blaine Township Fiber Broadband Available Weldon Township Joyfield Township Colfax Township Grant Township Cable Broadband Available DSL Broadband Available Fixed Wireless Broadband Available Mobile Wireless Broadband Available* P Unserved Areas Arcadia Township All Rights Reserved. © Copyright 2013, Connected Nation, Washington, D.C. 20010. Pleasanton Township Broadband Service Inventory Blaine Township Advertised Speeds of at Least 768 Kbps Downstream and 200 Kbps Upstream P Manistee County THOMPSONVILLE Springdale Township Joyfield Township Cleon Township P Weldon Township THOMPSONVILLE Colfax Township GRAND TRAVERSE ARCADIA P Arcadia Township Michigan Wexford Township Pleasanton Township COPEMISH Springdale Township Cleon Township Wexford Township Maple Grove Township KALEVA Marilla Township Springville Township Updated April 1, 2013 BETA Version Submit questions or recommended changes to: maps@connectmi.org @)) MiclirgaH *This map is not a guarantee of coverage, contains areas with no service, and generally predicts where outdoor coverage is available. Equipment, topography and environment affect service. P As required by the US Department of Commerce's State Broadband Initiative, if broadband service is available to at least one household in a census block, then for mapping purposes, that census block is reported to have some level of broadband availability. As such, broadband availability at an exact address location cannot be guaranteed. Providers supplying more specific data than census block are displayed as such. Bear Lake Township Onekama Township This map represents areas of broadband service availability determined by ongoing, in-depth technical analysis of provider networks and accommodations for the impact of external factors on service quality. Satellite broadband services may also be available. BEAR LAKE P Map users are encouraged to participate in improving broadband data granularity through data validation and field testing efforts. Learn more about this and other broadband mapping facts at www.connectmi.org. P ONEKAMA ± 0 0.45 0.9 WEXFORD MANISTEE 1.8 Miles Brown Township Symbology P Dickson Township Manistee Township City Slagle Township Interstate US Road Local Road Municipal Boundary Township Boundary P MANISTEE County Boundary National and State Lands P EASTLAKE Water Fiber Broadband Available P Cable Broadband Available STRONACH WELLSTON Norman Township Stronach Township Filer Township DSL Broadband Available P South Branch Township Fixed Wireless Broadband Available Mobile Wireless Broadband Available* Unserved Areas All Rights Reserved. © Copyright 2013, Connected Nation, Washington, D.C. 20010. MASON Grant Township Free Soil Township Meade Township Elk Township LAKE Eden Township Newkirk Township �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 1 Land Photo: Google Earth Naming a community after a natural feature truly underscores the connection between people and the land on which they live. Obviously, then, the 1800-acre Bear Lake (of which approximately 590 acres are within the township’s 36 square miles) represents perhaps the pivotal feature of the township. The first settlers put their stakes down at its shores, US-31 makes a pass around it, and it has been the basis for collaboration with neighboring Pleasanton Township. But it’s not the only lake in the township. The smaller Chief Lake (160 acres) sits on the southern boundary with Brown Township. Other kettle lakes, formed by glacial ice which broke off and buried under the outwash, dot the landscape: Adamson Lake, James Lake, Lake Emma (all 40 acres), Watson Lake (20 acres), and Cooper Lake (10 acres). Little Beaver Creek runs through the southeast quadrant of the township, while Schimke Creek (also known as Jones Creek) in the southwest corner feeds Portage Lake. Horseshoe Creek sidles out of the township to join Bear Creek to the east. All are trout streams. this plateau. Water retreating from the plateau’s ridges collects in the middle to form wetlands and a small area of surface water. Although it has the greatest elevation range in the region at a difference of 485 feet, this is nearly all attributable to the descent toward Portage Lake in the southwest corner. Much of the township is at a high elevation relative to the rest of the region; only a ridgeline at approximately the boundary between Benzie and Manistee Counties is higher. The steep slopes in Figure 4.14 (page 33) outline Today, over two thirds of the township is dedicated to either agriculture or forest, while about a quarter is used for residential purposes. The remaining land is divided among commercial, institutional, and leisure purposes. Bear Lake Township’s first fortunes came from the blanket of forest that covered it when the first non-Native settlers arrived. When those trees had mostly all been transformed into homes, businesses, fuel, and furniture by the beginning of the 20th century, agriculture arrived in the form of blueberries, apples, and cherries. As the search for energy has worn on, it has led to the discovery of oil and natural gas deposits throughout much of the township. The ground beneath Bear Lake Township, then, has housed us, fed us, and kept us warm. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 2 4.13: Land dashboard Land Dashboard Percentages indicate proportion of total land area except where noted TOPOGRAPHY Elevation Slopes 0-1 degrees: Low: 600 feet above sea level Critical dunes 6,149 acres 28% 1.1-5 degrees: 10,243 acres 47% High: 1,085 feet above sea level 5.1-9 degrees: 3,417 acres 16% Range: 485 feet 9.1-16 degrees: 1,386 acres 6% 16.1-80 degrees: 124 acres 1% 0 acres WATER Lakes Rivers Wetlands 18 miles 0.1% Emergent (characterized by erect, rooted, herbaceous hydrophytes, excluding mosses and lichens): 90 acres 0.4% 890.3 acres 4% Trout Streams: 11.9 miles 66% of river length Lowlands, Shrub, Wooded (characterized by low elevation and woody vegetation): 1,908 acres 9% PUBLIC LAND USE Roads Regional Trails Conserved Land State Land Federal Land DNR: 96.7 miles 0.4% 0 miles 0 acres 685 acres 3% Commercial Forest Act: 265 acres 1% 0 acres �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 3 kins H op - Forest - ------------ ------ - Pleasa nton 13 Mile - - r' Lakeside 4.14: Natural features map e For Bear Lake PLEASANTON TWP. 13 Mile BEAR LAKE TWP. st Chief Golfview Smith Wise Lynn Russell Potter West 1st Bear Lake 3rd 7th 5th 10th 9th 12th South Shore Clinton Allen ke Pleasant La Main ad Jacobs Milarch Railro Potter Hopkins Big Four e Rid ge ,,, r• 'r ., ' 11 Mile Anderson Ames Maidens .,, - ._ ...;_ Old /_., .:' . ,., Wills Win 1 1 Mile Ziehm ONEKAMA TWP. BEAR LAKE TWP. Maidens 4,i BEAR LAKE TWP. MAPLE GROVE TWP. Derby Linderman S pr u c e d y R idg 9 Mile ,., (, ,,) Tannerville ~ Elm Chippewa ant Bry ,. Poplar Jones Anderson Thorpe Adamson Lake 8 Mile Spikes Balsam Coe Elisa Milarch ·_- - - Lyman Collins Thorpe TWP. - -BEAR - - LAKE - TWP. - - -- - BROWN-- - Kenny @ I Chief Lake Siegfried ~ -- Feldhak LAKES TO LAND 0 Johnson Farnsworth ·;· 0.25 0.5 1 Miles Bear Lake Township Natural Features • Data Sources: State of Michigan Geographic Data Library, Benzie and Manistee County Equalization CJ Village of Bear Lake Township Boundary Major Roads Minor Roads Wetland Type: Lowland, Shrub, or Wooded Emergent Trout Stream CJ CJ Slope Degree: 9.1 - 16 16 .1 - 30 CJ 1111 B Updated: 04-08-13 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 4 Land use The land use section of this master plan provides an analysis of existing land use conditions and a proposed future land use development scenario. It contains two distinct maps: the existing land use map and future land use map. The existing land use map depicts how the property within the jurisdiction is currently developed. It shows how the land is actually used, regardless of the current zoning, lack of zoning, or future land use map designation—it is what you see happening on the property. The future land use map of a master plan is a visual representation of a community’s decisions about the type and intensity of development for every area of the municipality. These decisions, represented by the community’s land use categories, are based on a variety of factors and are to achieve the desired future land use. But at the heart of planning for future land use is a picture of how the physical development of the community will take shape. Simply put, this section describes how, physically, the community will look in 15 to 20 years. guided by the goals developed earlier in the master planning process—the Cornerstones and Building Blocks presented in this plan. Although the future land use map is a policy document rather than a regulatory document, meaning that it is not legally binding once adopted, it is used to guide the creation of the zoning ordinance and the zoning map, and it supports land use decisions about variances, new development, and subarea planning. That makes it perhaps the most important part of your master plan, as it defines how community land uses should be organized into the future. Factors considered when preparing the future land use map include: 1. Community Character. How will the land uses promote that character? 2. Adaptability of the Land. What physical characteristics (wetlands, ridges, lakes, etc.) need to be considered when planning for future development? How do the land uses for those areas reflect the uniqueness of the land? 3. Community Needs. What housing, economic development, infrastructure, or other needs should the community plan for? A part of the development of the future land use map is a discussion of the major land use issues facing the community, how they interrelate with the Cornerstones and Building Blocks, and strategies that may be undertaken 4.15: Existing Land Use chart and map EXISTING LAND USE ACRES: 21,871 total ------- PARCELS: 1,636 total Agriculture Forest 260 Natural Resource Related 256 161 54 6 Industrial, Manufacturing, Warehousing 5,964 Shopping, Business, Trade 7 121 Mass Assembly 5,064 2 427 231 Transportation Residential Cottage / Resort Residential Rural 165 Residential Settlement 195 Social / Institutional 80 39 554 8,948 Unclassified / Vacant ' 6 252 Leisure Activities 432 19 1 493 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 5 13 Mile H op PLEASANTON TWP. Forest kins Bear Lake Pleasan Lakeside ton J BEAR LAKE TWP. 13 Mile e For Chief Golfview Potter West 1st 3rd 7th 5th 12th 10th 9th Jacobs Milarch Pleasant d South Shore Clinton Allen st Railro a Potter Hopkins Big Four e R id g e Derby Linderman S pr u c 11 Mile 1 1 Mile Anderson Old Ames BEAR LAKE TWP. MAPLE GROVE TWP. Maidens Ziehm ONEKAMA TWP. BEAR LAKE TWP. Maidens Wills Win d y R id g e 9 Mile Tannerville Elm t Chippewa an Bry Poplar Anderson Thorpe Jones Adamson Lake 8 Mile Spikes Balsam Coe Milarch Elisa BEAR LAKE TWP. BROWN TWP. Johnson Farnsworth Collins Siegfried Chief Lake Kenny Thorpe Lyman Feldhak LAKES TO LAND Bear Lake Township Existing Land Use C J Residential Settlement C J Agriculture C J Shopping, Business, or Trade C J Forest Leisure Activities CJ C J Social / Institutional C J Natural Resources C J Transportation / Utilities C J Residential, Cottage / Resort C J Unclassified / Vacant C J Village of Bear Lake ~ Residential, Rural 0 0.25 } 0.5 1 Miles • Data Sources: State of Michigan Geographic Data Library, Benzie and Manistee County Equalization Updated: 10-22-13 C J Parcel Boundary Township Boundary Road B R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 6 4. Services. How are we ensuring that existing infrastructure is used efficiently, and that new infrastructure is planned for areas where new development is anticipated? 5. Existing and New Development. How will new development in the community relate to existing development? Existing and future land use maps are both different from a zoning map, which is the regulatory document depicting the legal constraints and requirements placed on each parcel of land. The parcels are classified into zoning districts, which are based on the future land use map. When owners want to develop or use their property in ways that do not conform to the zoning map, the planning commission uses the future land use map and the master plan to consider whether the proposed development conforms to existing regulations and policy. The existing land use in Bear Lake Township is very rural, with the exception of properties surrounding Bear Lake in its northwest corner and Chief Lake along it southern border with Brown Township. Land development along Bear Lake is similar in style and density to that found in the Village of Bear Lake, which makes either jurisdiction indistinguishable to the visitor or passerby on US-31 and reinforces the need to encourage the development of the Village of Bear Lake downtown. The configuration of land uses in the township is divided along Maidens Road. North of Maidens Road, existing land uses are primarily agricultural and large-lot rural residential development. South of Maidens Road, the land use is agricultural and forest. Commercial development occurs on US-31 and 13 Mile Road and south of the Village of Bear Lake to 11 Mile Road with two small business districts located at the intersection of US-31 and 9 Mile, and at US-31 and 8 Mile Roads. According to the United States Census Bureau, the township has a total area of 36.1 square miles (93.4 km²), of which, 34.7 square miles (90 km²) is land and 1.3 square miles (3.5 km²) of it 3.71% is water. Land use acreage was quantified at 21,871 acres and is depicted on the Existing Land Use map (Figure 4.15, page 35). Approximately 70% of the township consists of resource-related uses (agriculture, forests, etc.; Figure 4.17). Residential land uses account for 25% of township acreage, and the majority of this is on large lots. The average Residential Rural lot is 10.24 acres. Conversely, Residential Settlement properties account for 252 parcels with an average parcel size of 0.61 acres (Figure 4.16). The typology of land use in Bear Lake Township can be grouped into two categories based on the SmartCode and referred to as transects: Rural / Farm (T2) and Lake / Country (T3). 4.17: Resources and development land use table Land Use Related to Resources Agriculture 27% Forest 40% Natural Resources 3% Subtotal 70% Land Use Related to Development Residential 25% Other Categories 5% Subtotal 30% Total 100% Specifically, these typologies are: Rural / Farm Farming is the dominant land use activity with some large lot residences. Land: Parcels are used partially or wholly for agricultural operations, with or without buildings, and include the following: 4.16: Average parcel size table Acres Parcels Average Parcel Size Residential Cottage/Resort 165 252 0.65 Residential Settlement 260 427 0.61 5,064 493 10.27 Residential Type Residential Rural �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 7 i. ii. iii. iv. v. vi. Farming in all its branches, including cultivating soil. Growing and harvesting any agricultural, horticultural, or floricultural commodity. Dairying. Raising livestock, bees, fish, furbearing animals, or poultry. Turf and tree farming. Performing any practices on a farm incident to, or in conjunction with, farming operations. Living: Farm and non-farm related residences are also found in this category and occupy sites that range in size from less than one acre to 10 acres. Commerce: Sporadic stores or shops which serve local residents. These are located along county roads and are not concentrated in one location to be considered a commercial node or district. Lake and Country Residential This area consists of low density collections of year-round homes or seasonal cottages, some clustered around Bear Lake. Home occupations and outbuildings are permitted. Planting is naturalistic and setbacks are relatively deep. Blocks may be large and the roads irregular to accommodate natural conditions and topography. Commerce: Stores and shops dotted along County Roads and US-31. These establishments include small grocery outlets, gas stations, gift shops, and personal and financial services. the Village of Bear Lake and that portion of the township emanating approximately a mile from the village. This configuration of land use should be preserved in the future and used as a natural delineation between the developed and agricultural portions of the township. The Future Land Use map encourages a higher degree of development around the Village of Bear Lake. Areas immediately adjacent to the village would be developed as Residential Settlement, a higher density development of 3 to 4 dwelling units per acre. This form of residential development would promote a gridlike street pattern similar to the village, which is walkable and provides for connectivity to other uses. Commercial development would extend south along US-31 to 9 Mile Road. Additional commercial development would be encouraged at the 9 Mile Road and 8 Mile Road intersections with US-31. A close review of the existing land use map notes the existence of a ring of agricultural land uses surrounding • Land: A variety of northern Michigan landscapes including rolling hills, lakeshores, meadows, forests and sensitive areas such as critical dunes and wetlands. Living: Residential land use found along Bear Lake and Chief Lake characterized by small lots. This category will contain a combination of seasonal and year-round homes. • Encourage appropriate development and conform to current building and fire codes. Encourage the development of �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 8 underutilized and brownfield properties in the downtown area. In order to meet the Michigan Fire Prevention Code, municipal water may be needed. Currently, the Village of Bear Lake provides a municipal water system which is served by two municipal wells and a 75,000 gallon water tank. In a limited exception, water is provided outside the corporate limits of the village to approximately 15 properties. In order to encourage commercial development along the US31 corridor and in the village proper, an intergovernmental arrangement may be needed between the village and the township. As illustrated on the Future Land Use map, land development south of 11 Mile Road and east of Anderson Road is designated Farm and Forest with the exception of land uses surrounding Chief Lake, which are envisioned to remain Residential Settlement. In addition to the land typologies outlined, there is an additional one that focuses on land developed adjacent to the Village. This typology is described as Settlement (T4). Settlement Traditional residential neighborhoods characterized by a grid street pattern, smaller lots with higher densities than found in other locations. Land: Primarily developed and settled as historic villages and centers of commerce or developed in the same context of their historic counterparts. Living: This land use category describes the neighborhoods of within the Village of Bear Lake. These neighborhoods are made up of single family homes located on lots with an average density of 4 - 6 units per acre. Homes are arranged close to the street with rear garages accessed by an alley when available. Arranged in a grid configuration, the streets are wide enough for on street parking but close enough to maintain an intimate neighborhood character. Trees and sidewalks line the streets, alleys provide rear entry to garages located in the backyard, and front porches beckon neighbors to sit and talk. A church may be found in the middle of the neighborhood along with neighborhood parks. Within walking distance to the business district, civic, and recreational amenities, the Settlement area is the premier place to live for individuals looking for a more urban environment within view of Bear Lake, and other natural resource amenities. Commerce: A variety of small stores and shops, banks, restaurants, and professional services. Future Land Use Categories The Future Land Use map reinforces the recommendations addressed in the Bear Lake Township Community Master Plan (2002) which placed heavy emphasis on maintaining and expanding agricultural operations (orchards, farms, animal husbandry, etc.). This strategy is as important today with a greater emphasis placed on local farm-to-table and local farmto-restaurant movements. The Future Land Use map has six land use categories: Business, Farm and Forest, Institutional, Recreation / Open Space, Residential Rural, and Residential Settlement. Farm and Forest This land use category identifies agricultural and forest (lumber harvesting) as the primary land use. Residences that are associated with the farm operation are found in this category, along with sporadic large-lot rural residences. The focus of this land use category is farming. Recreation / Open Space This category includes public parks and private recreation venues like the Hopkins Park on Bear Lake and the Bear Lake Highlands Golf Course located on US-31. Institutional Institutional land use includes properties that are owned by local units of government within the Township. In Bear Lake Township, they include Bear Lake Public Schools in the Village and along Milarch Road north of Potter Road, Township Hall and Fire Station, Township Cemetery on Maidens Road, Fairview Cemetery, Village of Bear Lake Village Hall, properties owned by the Village of Onekama that are used as part of their sanitary sewer and solid waste system, and the Manistee County Road Commission office and maintenance yard on Nine Mile Road. Residential Rural This area of the township contains single family homes for year-round and seasonal use, located on large lots. Some lots are used for farming and/or timber management. It is the intent of this designation to continue these uses while encouraging slightly larger lots in order to maintain well and septic integrity, private road �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 9 13 Mile PLEASANTON TWP. BEAR LAKE TWP. e For kins Forest H op Bear Lake Pleasa nton Lakeside 4.18: Future land use map 13 Mile d Golfview Smith Wise Lynn Russell Potter Stuart West 1st 3rd 7th 5th 10th 9th 12th South Shore Clinton Pleasant Main Chief ke La Railro a n Jacobs cks o Allen st Eri Potter Derby Milarch Linderman Hopkins Big Four Spru c e R id g e 11 Mile 1 1 Mile BEAR LAKE TWP. MAPLE GROVE TWP. Anderson Old Ames ONEKAMA TWP. BEAR LAKE TWP. Maidens Ziehm Maidens Wills Win d ge y R id 9 Mile Tannerville Elm ant Chippewa Bry Poplar Jones Anderson Thorpe Adamson Lake 8 Mile Spikes Balsam Coe Collins Siegfried Chief Lake BEAR LAKE TWP. BROWN TWP. Johnson Kenny Thorpe Lyman Farnsworth Milarch Elisa Feldhak LAKES TO LAND 0 Bear Lake Township Future Land Use Residential Rural CJ Parcel Boundary 1111 Business / Multiuse 0.3 0.6 1.2 Miles Data Sources: State of Michigan Geographic Data Library, Benzie and Manistee County Equalization Township Boundary Road CJ Farm and Forest CJ Institutional CJ Township Properties CJ Transportation / Utilities Residental Settlement Recreation / Open Space B Updated: 10-22-13 R l Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 0 4.19: Land use patterns standards to ensure emergency service access, and rural and scenic character preservation. Some agricultural commercial endeavors are allowed, and it is the intent of this designation to continue to support and promote agricultural opportunities. Other uses customarily found within a rural area are allowed, in keeping with the scenic rural preservation of the township. Single-family residential development will continue, attracting seasonal and permanent residents. .. ' ' ~tJ~ ~ - .- __· : ~ - I I ....!' ,· • - _..J I ' •. =· I l I• I ' •, •1 ) Some locations within the township will have limitations that prevent or reduce the level of development due to steep slopes and wetlands. As mentioned in the Regional Context section of the plan (Tab 2), much of the Lakes to Land region was impacted by glacier activity that resulted in land formations known as moraines. A moraine is any glacially formed accumulation of unconsolidated glacial debris, soil, and rock which can occur in currently glaciated and formerly glaciated regions, such as those areas acted upon by a past glacial maximum or ice age. These land features are prominent around Portage Lake, Arcadia Lake, and Betsie Lake. In Bear Lake Township, these features form hills with slopes ranging from 9-30 degrees, mostly along the northern portion of the township in sections 1, 3 and 12. Another system of moraines is located in the mid-section of the township just north of James Lake and south of Maidens Road (sections 21 and 22), and in sections 13 and 24 where Maidens Road terminates. On the east side of this moraine is a large lowland wetland complex which accounts for Top, agricultural land; middle, residential settlement; bottom, commercial land Photos: Google Earth �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 1 most of section 13 and 24. These natural features are highlighted on the Natural Features map (Figure 4.14, page 33). Residential Settlement As residential property is developed adjacent to the village, it should connect with the existing street-grid network in order to maintain efficient traffic distribution and walkability. Residential properties adjacent to Chief Lake are also Residential Settlement in their character and development patterns. This development type would be the most cost effective because it will spread the development and infrastructure costs over more lots. These areas are envisioned to be west of US-31 / south of Potter Road, and east of Russell Road / north of Potter Road. Business / Multiuse The business category includes a mixed commercial district which extends the length of the US-31 corridor. This district would include a variety of unplanned land uses including commercial, residential, manufacturing, warehousing, and recreational in a mixed configuration depending on the timing and type of development. It is intended to allow business development to occur along US-31. Zoning Plan The Michigan Planning Enabling Act of 2008 requires the inclusion of a zoning plan in the master plan. The zoning plan calls attention to changes that need to be made to the current zoning ordinance in order to align the zoning ordinance with the new master plan. Specifically, the zoning plan looks to show the relationship between the future land use map and the zoning map, and to suggest ordinance revisions to strengthen that relationship. The changes suggested are necessary in order to help implement specific aspects of the master plan. The zoning plan in Figure 4.20 denotes no major changes from the current zoning ordinance. 4.20: Zoning plan EXISTING ZONING DISTRICTS USES (General) SETBACKS LOT SIZE (Minimum) PROPOSED MODIFICATIONS AGRICULTURE AG-1 Agricultural Production – Crop Agricultural Production – Animal Forestry Lumber and Wood Products Riding Stables Single and Two Family Homes FRONT 50’ REAR 20’ SIDE 20’ 1 Acre No change. RESORT RESIDENTIAL RR-1 Single and Two Family Homes FRONT 50’ REAR 20’ SIDE 10’ 20,000 Sq.Ft. No change. RESIDENTIAL R-1 Single and Two Family Homes Home Occupations Churches FRONT 50’ REAR 20’ SIDE 10’ 20,000 Sq.Ft. No change. MULTIPLE USE M-1 Single and Two Family Homes Home Occupations Retail Trade Finance, Insurance, and Real Estate Educational Services FRONT 100’ REAR 20’ SIDE 20’ 40,000 Sq.Ft. No change. COMMERCIAL C-1 Retail Service Establishments Finance, Insurance, and Real Estate Public Administration Construction Services Wholesale Trade FRONT 100’ REAR 20’ SIDE 20’ 40,000 Sq.Ft. No change. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 3 Action Plan The overall success of the Bear Lake Township Master Plan will be determined by how many of the recommendations have been implemented. This linkage between master plan acceptance and its eventual implementation is often the weakest link in the planning and community building process. All too often we hear that familiar phrase - “the plan was adopted and then sat on the shelf.” The plan is cited as the failure, however, the real culprit was the failure to execute or implement the plan. Implementation of the Bear Lake Township Master Plan is predicated on the completion of the tasks outlined in the Action Plan. 4.21: Action plan RECOMMENDED IMPLEMENTATION STRATEGY 2013 – 2018 Action Item Description Responsible Party Planning Commission Training The Lakes to Land Regional Initiative is coordinating training through Michigan State University for Planning Commissions within the region. This is an opportune time to have Planning Commission members go through the MSU Extension Citizen Planner program. Bear Lake Township Board of Trustees and Village of Bear Lake Trustees. (note: Local units should check with their respective municipal insurance carrier for PC member scholarships) 5-Year Parks and Recreation Plan Prepare and adopt an MDNR approved 5-Year Parks and Recreation Plan. Approval and adoption of a plan will allow the township to apply for a variety of MDNR grant programs. Bear Lake Township Board of Trustees Zoning Ordinance Modifications Revise the zoning ordinance consistent with the Zoning Plan. Planning Commission and Board of Trustees Prepare a Non-Motorized Trail Plan Work through the L2L Regional Initiative to prepare a non-motorized trail plan which includes the township and village. Planning Commission �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i Appendix A Bear Lake Township Businesses �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i i ADULT & CHILD CARE Adult Foster Care: Wildwood, 12481 Milarch Rd - Bear Lake Child Care Services: Great Beginnings at Bear Lake School, 7748 Cody St - Bear Lake Village AGRICULTURE AND FORESTRY Farms: Buckhorn Orchards L.L.C., - Kaleva Calvin Lutz Farms, 8576 Chief Rd - Kaleva Douglas Valley Farms, - Kaleva Fruit Haven Nursery, 8576 Chief Rd - Kaleva K & S Simmental & Angus Farms, 11272 Chippewa Hwy - Bear Lake Meister’s Evergreens, 7643 Anderson Rd - Kaleva Smith Farms, 10821 Linderman Rd - Bear Lake Farm Equipment: West Coast Farm Services and Tractor Repair, 7768 Chippewa Hwy - Kaleva Forestry Services: Mackey Tree Farm, 9499 Ziehm Rd - Bear Lake Neil Nystrom Tree Planting, 10096 Maidens Rd - Bear Lake Lawn Services: Bowling Enterprises/Hydroseeding, 9091 Chief Rd - Kaleva Jus-Green’s Bug Squad, 7953 Main St - Bear Lake Village S & L Turfcare L.L.C., 12156 Linderman Rd - Bear Lake S & S Irrigation L.L.C., 6618 Spruce Ridge Rd- Bear Lake Tree Service: Thompson’s Tree & Stump Removal, 7872 Locust St - Bear Lake Village CEMETERIES Bear Lake Township Cemetery, 7942 Maidens Rd - Bear Lake Fairview Cemetery, 7076 Potter Rd - Bear Lake Fairview South Annex Cemetery, 7115 Potter Rd - Bear Lake CONSTRUCTION Commercial Iron Workers: LAMCO Inc., 7836 Chippewa Hwy - Bear Lake Commercial Pipefitting& Welding: Teachout Industrial Contacting Inc., 9572 Chippewa Hwy - Bear Lake Excavation & Foundation Work: Griz Sealing, Striping & Excavating, 10672 Chief Rd - Bear Lake McBride Septic Systems & Excavating, 6959 Clinton St - Bear Lake �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i i i Heating, Cooling, Plumbing & Refrigeration: Lakeshore Mechanical L.L.C., P.O. Box 155 - Onekama Residential Builders: Brian Groenwald, 12859 Allen Rd - Bear Lake Fairlamb Installation L.L.C., 10591 Potter Rd - Bear Lake JR’s Construction, 6518 South Shore Dr - Bear Lake King Construction, 7206 Johnson Ct - Bear Lake LeSarge Construction, 7269 Chippewa Hwy - Kaleva Northern Construction L.L.C., 11455 Milarch Rd - Bear Lake Northwest Garage, 11833Linderman Rd - Bear Lake Residential Designer: Sierra Drafting & Design, 12545 Mallison Way - Bear Lake EDUCATIONAL SERVICES Elementary, Secondary School: Bear Lake School, 7748 Cody St - Bear Lake Village Library: Keddie-Norconk Memorial Library, 12325 Virginia St - Bear Lake Village Museum: Bear Lake Village Museum, 7738 Main St - Bear Lake Village HEALTH SERVICES Dentists: Dr. Craig Harless, DDS, 7659 Lake St - Bear Lake Village Dr. Norman Olson, DDS, 12521 Russell St - Bear Lake Home Health Care Services: Munson Home Health, 11634 Chippewa Hwy - Bear Lake Laboratories-Clinical, Medical, Diagnostic: Bear Lake Outpatient Services, 8225 Lake St - Bear Lake Physicians: Crystal Lake Clinic, 8225 Lake St - Bear Lake Social & Human Services: Northwest Michigan Health Services, 6433 8 Mile Rd - Bear Lake LAKE ACCESS Boat Launch Sites: Chief Lake Boat Launch off of Lyman Rd - Kaleva Marina Boat Launch - Bear Lake Village �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i v Public Accesses: Road End Access Division St. off of Hopkins Forest Dr - Bear Lake Road End Access off of Anderson Rd - Kaleva Road End Access 13 Mile Rd off of Hopkins Forest Dr - Bear Lake Second St Access - Bear Lake Seventh St. Rd end Access - Bear Lake Public Beaches: Public Beach by Blarney Castle - Bear Lake Village Village Park Beach - Bear Lake Village MANUFACTURING Commercial Printing: Pioneer Press Printing, 12326 Virginia St - Bear Lake Village Fabrication: Correct Compression Inc., 11903 Chippewa Hwy - Bear Lake Bowling’s Last Stand - Bear Lake Metal Fabrication: Bowling Enterprises Inc., 9091 Chief Rd - Kaleva Welding Equipment & Supply: Remanufactured Electrode Cap Inc., 8100 11 Mile Rd - Bear Lake Window & Door Fabrication: Northview Window & Door, 9178 Chippewa Hwy - Bear Lake MEMBERSHIP & ORGANIZATIONS Civil & Social Associations: Bear Lake Athletic Boosters Bear Lake Boy Scouts Bear Lake Girls Scouts Bear Lake Lions Club Bear Lake/Onekama Girls Scouts Bear Lake Promoters Bear Lake Property Owners Association Bear Lake Schools Parent and Teachers for Students (PATS) Bear Lake Watershed Alliance Bear Lake Women’s club Masonic Lodge Order of the Eastern Star Triginta Club �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v MINING Oil and Gas Exploration Services: Chevron DTE Gas Company Dynamic Development Inc. Federal Oil Federated Oil & Gas Jaguar Energy L.L.C. Jordan Development Company, L.L.C. Markwest Merit Energy Michcon Oil-Niagaran Savoy Oil Ward Lake Energy PUBLIC ADMINISTRATION County Road Commission: Manistee County Road Commission, 8946 Chippewa Hwy - Bear Lake Local Fire Department/Volunteers: Bear Lake Township Fire Department, Located in the Village Bear Lake Township Community Emergency Response Team Local Government: Bear Lake Township Board of Trustees, 7771 Lake St - Bear Lake Bear Lake Village Council, 7727 Lake St - Bear Lake Village Municipal Waste Water Treatment Facility: Village of Onekama - Bear Lake USDA & The Natural Resources Conservation Service: Manistee Conservation District, 8840 Chippewa Hwy - Bear Lake U.S Post Office: Bear Lake Post Office, 7777 Main Street - Bear Lake Village RETAIL TRADE Auto & Truck Repair and Auto Supplies: Auto Value Service Co., 7737 Lake St - Bear Lake Village Absolute Auto Repair & Tire, 7530 Chippewa Hwy - Bear Lake Northstar Automotive, 12130 7th St - Bear Lake Auto Body Repair: Coach Craft, 9242 Chippewa Hwy - Bear Lake �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i Car Wash: Bear Lake Touchless Carwash, 11638 Chippewa Hwy - Bear Lake Chainsaw Specialty: Northern Chain Specialty, 7329 Chief Rd - Onekama Dining Entertainment Program: Two on the Town, 12326 Virginia St - Bear Lake Village Electric Contractor: Fink’s Wiring Inc., 7726 Lyman Rd - Kaleva Galaxy Electric Inc., 7347 Potter Rd - Bear Lake Paradigm Electric, 6513 Potter Rd - Bear Lake Event Rental: Rip and Run Canopy Rental, 12326 Virginia St - Bear Lake Village Financial Institutions: Honor State Bank, 11926 Chippewa Hwy - Bear Lake Huntington Bank, 7685 Lake St - Bear Lake Village Florists: Apple Hill Creations, 9654 Chippewa Hwy - Bear Lake Fuel Oil, L.P. and Natural Gas Dealers: Blarney Castle Oil Co., 12218 West St - Bear Lake Superior Energy Ziehm L.P. Gas Sales & Services, 10765 Chippewa Hwy - Bear Lake Gasoline Stations: Blarney Castle #2, 12348 West St - Bear Lake Saddle Up Gas & Grocery, 12991 Pleasanton Hwy- Bear Lake Gift, Novelty & Souvenir Shops: Leckrone Village Variety Antiques & Collectables, Lake St - Bear Lake Village Niizh Makwa Traders, 7714 Lake St - Bear Lake Village Quality Crafts, 7836 Chippewa Hwy - Bear Lake Richmond Drug, 7717 Lake St - Bear Lake Village Serendipity, 7710 Lake St - Bear Lake Village Treasures On The Lake, 7660 Lake St - Bear Lake Village Two Sisters Quilting, 9178 Chippewa Hwy - Bear Lake Greenhouse/Nurseries: Fox Farm Nurseries L.L.C., 7615 Chippewa Hwy - Bear Lake Our Field of Dreams, 9654 Chippewa Hwy - Bear Lake Grocery Stores: Bear Lake Discount Grocery L.L.C., 11740 Chippewa Hwy - Bear Lake Blarney Castle #2, 12218 West St - Bear Lake Dollar General, 11802 Chippewa Hwy - Bear Lake Orchard Lane Country Store, 9217 Chippewa Hwy - Bear Lake Saddle Up Gas & Grocery, 12991 Pleasanton Hwy - Bear Lake �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i i Hardware Store & Design Center: Bear Lake Ace Hardware/Lumber & Supply, 11950 Chippewa Hwy - Bear Lake Home Equipment Rental: Bear Lake Ace Rental, 11950 Chippewa Hwy - Bear Lake Insurance Agents Service: Bear Lake Insurance Agency Inc., 12141 West St - Bear Lake Village Maple Syrup: John Sievert, 11483 Chippewa Hwy - Bear Lake Shreve’s Maple Syrup, 11234 Linderman Rd - Bear Lake Marine Service: Bear Lake Marine, 7760 Lake St - Bear Lake Village Paving & Sealing: Griz Sealing, Striping & Excavating, 10672 Chief Rd - Bear Lake Pharmacy: Richmond Drug, 7717 Lake St - Bear Lake Village Real Estate: Ringel Real Estate and Auction, 11544 Linderman Rd - Bear Lake Restaurant: Hubbell’s Lakeside Restaurant, 7833 Lake St - Bear Lake Village Small Engine Repair: Wheeler’s Power Equipment Sales and Service, 11555 Milarch Rd - Bear Lake Small Wine Maker: Northern Naturals Organics L.L.C., 7220 Chief Rd - Kaleva Snow Removal: Wayne Meister, 8637 Johnson Rd - Kaleva Specialty Soap: Luzetta’s Handmade Soaps, 8754 Chippewa Hwy - Bear Lake Sporting Goods/Fishing: Bear Lake Ace Hardware/Lumber & Supply, 11950 U.S. 31 - Bear Lake Bear Lake Marine, 7760 Lake St - Bear Lake Village Osborn’s Sport Shop, 8929 Chippewa Hwy - Bear Lake Taverns & Restaurants: Grille 44, 12951 Pleasanton Hwy - Bear Lake Rosie’s Place, 9567 Chippewa Hwy - Bear Lake �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i i i Truck Repair & Service: Blarney Castle, 6383 8 Mile Rd - Bear Lake Warehouse: Northstar Operating & Consultant, 9178 Chippewa Hwy - Bear Lake SERVICES Appliance Service: Ware’s Appliance Repair, 10534 Anderson Rd - Bear Lake Beauty & Barber Shops: Bear Lake Barber Shop, 7734 Lake St - Bear Lake Village Hair By Joy, 8659 Johnson Rd - Onekama Highland Hair, 11544 Linderman Rd - Bear Lake Krista LeAnn’s Salon, 7686 Lake St - Bear Lake Village Powder Puff Beauty Shop, 12136 2nd St - Bear Lake Sheli’s Hair Salon 8812 Johnson Rd - Kaleva Theresa’s Hair Care, 8 Mile Rd - Bear Lake Your Style II, 6981 Clinton St - Bear Lake Churches: First Baptist Church, Service Held At Bear Lake School - Bear Lake Village United Methodist Church, 7681 Main Street - Bear Lake Village Funeral Service: Edwards Oak Grove Funeral Home, 12353 Lynn St - Bear Lake Village Golf Practice Center: Driving Range next to Bear Lake Highlands, 11969 Chippewa Hwy - Bear Lake Horse Riding & Western Recreation: Rockin R Stables, 8805 13 Mile Rd - Bear Lake Metal Recycling: Larry Bowling Metal Recycling, 9347 13 Mile Rd - Bear Lake Motels and Resorts: Alpine Motor Lodge, 8127 Chippewa Hwy - Bear Lake Bella Vista Inn, 12273 Lake St - Bear Lake Village Honey Bear Resort, 12475 Hopkins Forest Dr - Bear Lake Windsunpines Resort, 12385 Hopkins Forest Dr - Bear Lake Parks & Campground: Hopkins Park & Campground, Hopkins Dr - Bear Lake Village Harry Cosier Court - Bear Lake Village Veterans Memorial Deck, 7727 Lake St - Bear Lake Village Public Golf Course: Bear Lake Highlands, 11685 Chippewa Hwy - Bear Lake �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i x Satellite Television: Country Roads T.V., 6831 Potter Rd - Bear Lake Septic Cleaning Service: McBride Septic Systems & Excavating, 6959 Clinton St - Bear Lake Sporting & Recreation Services: Bear Lake School Playground &Tennis Court, 7748 Cody St - Bear Lake Village Bear Lake Athletic Complex, South Shore Dr - Bear Lake Storage: Cold Storage Investments, 11903 Chippewa Hwy - Bear Lake Orchard View Self Storage, 7194 9 Mile Road - Bear Lake Towing: Statewide Towing & Auto Recovery, 12907 Pleasanton Hwy - Bear Lake Vacation Rental: Crystal Vacation Rental, 8127 Chippewa Hwy - Bear Lake TRANSPORTATION & PUBLIC UTILITIES Bus Service Facility: Bear Lake School, 7748 Cody St - Bear Lake Village Cable Television: Charter Communication Kaleva Telephone Co. Electrical Services: Cherryland Electric Consumers Energy Telephone Communication: AT&T CenturyLink Telephone Co. Kaleva Telephone Co. Water Supply: Bear Lake Village - Bear Lake Village WHOLESALE TRADE Petroleum Bulk Station and Terminals: Ziehm’s LP Gas, 10765 Chippewa Hwy - Bear Lake �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i Appendix B Excerpts from the 2002 Bear Lake Township Master Plan �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i i The following pages present excerpts from the 2002 Bear Lake Township Comprehensive Master Plan, selected for retention by the Bear Lake Township Planning Commission. 2002 Township- �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i i i II TOPOGRAPHY The network of hills in Bear Lake Township are marginal moraines. The hills are deposits created by water running off the edge of a stationary glacier. The moraine, generally west of U.S. 31, has good farm soils. The good soils, combined with the irregular topography and moderate lakeeffect climate lends the area to unique farming conditions. Those conditions favor fruit-growing, broccoli and cauliflower crops. However, the hills and lake in the hot summers make the area less favorable for corn and grains. Parts of the moraine, which extends east of U.S. 31 have flatter areas which lend themselves to irrigated cash crops. The moraine normally supports hardwood trees and have deposits of gravel and clay. Bear Lake Township is also part of a glacial outwash plain. The outwash plain is where the water moving away from the glacier deposits sand and silt creating flat areas. The outwash plain in Bear Lake Township is part of a large plain that runs through the center of the county, extending from the north county line through Copemish, Kaleva, Brethren and Wellston. Two fingers running out of the larger Kaleva plain, includes Bear Lake and Chief Lake. II The major characteristics of an outwash plain is the presence of wetlands and poorly-drained soils. The entire area from Copemish south, drains into Big Bear Creek and then into the Big Manistee River. It is believed groundwater movement follows the same drainage pattern as the surface water. The plain has about 20-30 ft. of sand on top of a poor (for commercial use) clay. Groundwater sits on top of this 100 foot thick pan so the water table throughout the outwash plain is 10-20 feet below the surface. This shallow water table has an advantage as an inexpensive source of irrigation water. However, the outwash plain soils are relatively infertile and poor for farming . The high water table and predominant horizontal movement of the water table close to the surface necessitates the need for caution as to the type of industry locating in the area. An industry with a large volume of waste should not locate in this areas or should design a program to dispose of the wastes by reuse or transporting them elsewhere. A high density of septic tanks might also present the need for special attention. �RAMP CODE A hard-surfaced ramp with sufficient water depth to accommodate most trailerable boats. c,11 Toilets - Yes Parking - 32 TYPE OF LAKE BOTTOM fibrou, pe:1:l Rd @ puY;;"::ut 1,and ~ LAKE AREA I;j" 17q1; acres Rd B•ir ·* ,. " " "~ II ~ :: ?: ll MIio 11 Mile Rd !! " 'O a: ,, u - ·,. [ID ~ .@ " ------ .. '----- ''- :---:=--~-~ ----- BEST FISHING II .-, Smallmoulh Bass Walleye Pleaunl Sl R•llr~a ~ r I.; I.; I.; (.; Dr ,~ ,~ ,~ 1~ 1~ 12 1;oonlon Soulh Shore I.;; I.;; I.;; I.;; 'O ~ 11 r- :... '--"".f I ,--~ IMa!!'.,~- - - I I"' ;;..---"\---:::;(' 'O "' ~0. - .- k ~ ?; C : ..J "' ~ Cody )I OUTLINE b CONTOURS - • - Cel'llow• SHORE flA.TURES -i,mc:Novedro.-4 ~, a: Poller LAKE MAP SYMBOLS ---- "'-•tine 1· sr.;.,:jl·e !! SI \,' M•oh 0 Wooded R<i L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i v l 22: MAP OF BEAR LAKE [I �I ~ 23: MAP OF CHIEF LAKE uV 'ti rl, rr @ MANISTEE COUNTY 'c Bear Lake & Brown Townships (See County Highway Map) .. 0 BEST FISHING Ill I~C Crappie -< Johnson 126 acres ____, __ ··...:. :---- .. , _ ,,---) ''" '\... (--------. . 11 '· 5 TYPE OF LAKE BOTTOM Rd fibrous peat pulpy peat sand LAKE MAP SYMBOLS OUTLINE & CONTOURS ., 'ti :E (71 .!:! VI ..__....-.. Shorolfne - s- Contour, SHORE FEATURES - Improved road \11/ Marsh 0 Wooded '>c .,C "' L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x v ----~'-0 LAKE AREA 0 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x v i II 24: MAP OF JAMES LAKE II LAKE AREA 23 acres TYPE OF LAKE BOTTOM detritus fibrous peat marl pulpy peat sand LAKE MAP SYMBOLS OUTLINE & CONTOURS ...___.......,. Shoreline - s - Contours SHORE FEATURES - Improved road \11/ Marsh 0 Wooded Nine Mile Rd C 0 ... Ill QJ u C < �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x v i i II WATER Surface Water and Drainage Systems Bear Lake Township surface water consists of Bear Lake, Chief Lake, Emma Lake, James Lake, Watson Lake, Adamson Lake and Cooper Lake. The bulk of Bear Lake Township is part of the Big Manistee River drainage basin. Big Bear Creek drains most of the Township area. Bear Lake drains into Little Bear Creek wich drains into Big Bear Creek which drains into the Big Manistee River. Watson Lake and Cooper Lake are thought of as being kettle lakes. Generally, a kettle lake doesn't seem to be connected to a surfact water drainage basin and is not connected to any of the Township or County's rivers. II Wetlands Soils with high moisture content are classified as somewhat poorly drained to very poorly drained, sandy loamy, clayer, marly or organic (muck or peat) soils or lowlands. These areas have a severe to very severe soil limitations for residential or urban-type development. High water tables, (year-round, intermittent or seasonal within 1-2 feet of the surface) is expected in these areas. Problems with septic tanks, pollution of ground and surface water and poor load-supporting ability are problems associated with wetlands. Wetlands in the Bear Lake Township area are located in the southeastern and southern part of the Township. There are some wetlands along County Rd . 600 and south of the golf course and a good-sized area in the southwestern part of the Township. (It's located between Maidens Road on the north and 9 mile on the south). Artificial Drains Manistee County Drains in the Bear Lake Township area as of November, 1979 are as follows: 1. BIG KAISER DRAIN - many open creeks and ditches drain into Horseshoe Creek and Williamson Creek. 2 . CHIEF LAKE DRAIN - open ditches and several gullies drain into Chief Lake and Chief Creek. 3. GUSTASON DRAIN - open tile (buried) drain, drains, into Little Beaver Creek. 4. BEAVER CREEK DRAIN - there is no explanation in °rhe County Drain Report on what this drain is. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x v i i i 25: II BEAR LAKE TOWNSHIP HYDROLOGY MAP U!igend J o~ -- •-• c:::a--- ! I 7 11 )II !' II I 16 '"' Crk 15 below I 21 D.! I i l i 30 14 ' I 20 ! Ullle B,a,e+ce•k i 19 I I l 17 12 22 23 24 I !\. 28 i 2 26 25 I I I 32 a 33 I ! "'I II �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i x II 26: BEAR LAKE TOWNSHIP WETLAND MAP Legend • Lpland ~ Wet lard (hydric) ~ wet lard (veg . ) ~ M3ybe H. wet land ~ Maybe H. wet land ~ IJaybe veg.wet!and • (Vegitntion & Soi:) t.'a.nist':?': Co .P l~nnirg Dept. Sept . 28, 19~5 II �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x 27: BEAR LAKE WATER QUALITY TESTING LOCATIONS See Fallowing Page for Results · MANISTEE COUNTY 9 0 ,. Lake Township Pleasanton Town5hip (Se! County Highway Map) BEAR LAKE TYP! OF t.: ,u: E ao TTOM ~~!.~~ h.J:-i-•11t"f.ac1d C'.:l•1t vU.t\ •1•ter ,h.,ch ;-, JCCo-=aetclat• .,.c ::-~LL•r.,0i• fibrous 9eH gravel • A ,u{! :c ~•"" Rd pu1pr ou t und !>oau. ~ L.-~Ki; AREA t I 7Qll acres " * Churchill Rd PU8l.lC ACC~SS SITE 13 Mlle Rd "a: BEST FISHING Smallmouth Bass P1tU&nl St Walleye _ _:.:_-._~;:4;_!-*-+.cd.:'---.=.--t-,s;;-t LAK! MAP SYMBOLS oun1Nie. .. CONTOVl'lS Dr . South Sho,..~ "' Shnrt ;;; Cllnton C. 2 1 - • i .,~C Cody --She<'•""' -:-c...-. ..,= .,.C,Rf: ftAnJAES --~,o.C, :; \I Mtnh 0 ,._.. a: Poller 31 ad �Great Lakes Water Quality Laboratory, Inc. P.O. Box 131 Lake Ann, Michigan 49650 231-275-7382 Bear Lake RESULTS LAB ID# Site NO 13082613 1 13082615 3 13082616 4 13082617 5 13082618 6 13082619 7 13082620 8 13082621 9 13082622 10 13082623 11 13082624 12 E coll pH (pH units) Dissolved Oxygen (mg/L) Ammonia Nitrate Nitrite Phosphorus (T) mg/L mg/L mg/L mg/L 842' >2419.6 37.9 8.2 7.9 <0.05 <0.5 <0.05 0.104 801' >2419.6 15.8 8.3 8.0 <0.05 <0.5 <0.05 0.116 774' >2419.6 5.1 8.2 7.8 <0.05 <0.5 <0.05 0.073 767' 1413.6 0.0 8.1 7.8 <0.05 <0.5 <0.05 0.177 780' 1299.7 0.0 8.4 7.8 <0.05 <0.5 <0.05 0.041 796' 2419.6 1.0 8.2 7.9 <0.05 <0.5 <0.05 0.039 768' 1119.9 0.0 8.2 7.7 <0.05 <0.5 <0.05 0.112 795' 1299.7 3.0 8.3 7.6 <0.05 <0.5 <0.05 0.124 798' 980.4 5.2 B.3 7.7 <0.05 <0.5 <0.05 0.163 797 >2419.6 12.0 8.2 7.6 <0.05 <0.5 <0.05 0.078 . . 765 >2419.6 547.5 7.6 7.9 <0.05 0.5 <0.05 0.228 726 >2419.6 579.4 7.5 7.7 <0.05 <0.5 <0.05 0.333 GENERAL COMMENTS: Collected By: Date: Time: BGIGLL 6/?R/1~ 2:50-4:45 pm Test Results Prepared By: Great Lakes Water Quality Laboratory, Inc. Certifcation # 0091 L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x i 2 Total Elevation Coliform (Bacteria) This section has been updated in 2014 to reflect the Township’s periodic testing to maintain quality control 13082614 G.P.S. reading N44' 25.356 W86' 9.006 N44' 25.479 W86' 8.775 N44' 25.469 W86' 8.804 N44' 25.855 W86' 7.793 N44' 26.511 W86' 7.963 N44' 26.819 W86' 8.433 N44' 26.539 W86' 9.672 N44' 25.399 W86' 10.226 N44' 26.413 W86' 10.638 N44' 25.518 W86' 10.276 N 44' 26.404 W86' 7.544 N44' 26.395 W86' 7.558 �P.O. Box 131 Lake Ann, Michigan 49650 231-275-7382 RESULTS Chief Lake LAB ID# Site NO 13082625 1 2 13082627 3 13082628 4 13082629 5 20.663 7.957 20.854 7.847 20.856 7.332 20.657 6.834 20.641 7.281 Ammonia Nitrate mg/L mg/L (Bacteria) (pH units) Oxygen (mg/L) <0.05 <0.5 7.8 7.8 8.4 E coli pH Dissolved Elevation 759' Total Coliform >2419.6 759' >2419.6 1.0 7.9 7.8 <0.05 702' >2419.6 307.6 7.8 7.6 0:00 >2419.6 4.1 7.5 871' >2419.6 23.3 7.6 Nitrite mg/L Phosphorus (T) mg/L <0.05 0,079 <0.5 <0.05 0,07 <0.05 <0.5 <0.05 0.067 7.6 <0.05 <0.5 <0.05 0.045 7.6 <0.05 <0.5 <0.05 0.041 GENERAL COMMENTS: Collected By: Date: BG/GLL Time: 12:45-2:0Spm 8/26/2013 Test Results Prepared By: Great Lakes Water Quality Laboratory, Inc. Certifcation # 0091 This section has been updated in 2014 13082626 G.P.S. reading N44' W86' N44' W86' N 44' W86' N44' W86' N 44' W86' L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x i i Great Lakes Water Quality Laboratory, Inc_ �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x i i i 28: Historic Farms This page has been updated in 2014 Sesquicentennial Farm Joseph, Delbert, Kathryn, Ward Kelley First Owners: John & Amelia Patterson 7082 Chippewa Highway Date of Purchase: 6/18/1862 Kaleva, MI 49645 Centennial Farms John and Lillian Porter First Owner: John Baptise Porter (PaQuin) 7332 Chippewa Highway Date of Purchase: 7/1/1863 Kaleva, MI 49645 NE 1/4 of SE 1/4 & N 1/2, SW 1/4 of NE 1/4, Sec31, T23N, R15W Mabel Schimke First Owner: Gotleib Schimke Route 1 Date of Purchase: 10/18/1866 Bear Lake, MI 49614 Sec30, T23N, R15N Hazel Briske First Owner: James Griswold Route 1 Date of Purchase: 11/23/1868 Bear Lake, MI 49614 W 1/2 of E 3/5 of S 5/8 of SW 1/4, Sec 15, T23N, R15 Winston S. Churchill EST First Owner: Andrew Arner 11058 11 Mile Road Date of Purchase: 6/5/1869 Bear Lake, MI 49614 E 1/2 NE 1/4, Sec 14 & W 1/2 NW 1/4, Sec 13 & S 1/2 Sec 12, T23N, R15W Donovan E. and Bernice Anderson First Owner: David Anderson Route 2 Date of Purchase: 5/11/1872 Bear Lake, MI 49614 S 1/2 of NE 1/4 of Sec 3, T23N, R15W Harold and Joyce Johnson First Owner: Andrew Johnson 7174 Thorpe Road Date of Purchase: 7/1/1880 Bear Lake, MI 49614 SE 1/4, SW 1/4 & SW 1/4 SE 1/4 Sec 31, T23N & Sec 6, T22N, R15W Earl F. and Dorothy Osborn First Owner: Andrew and Catherine Anner Route 1 Date of Purchase: 4/27/1867 Bear Lake, MI 49614 W 1/4 of SE 1/4 of Sec 11, T23N, R15W Joel D. and Carol Meister First Owner: Daniel and Tillie Meister 7901 Anderson Road Date of Purchase: 4/8/1895 Kaleva, MI 49645 NW 1/4 of NW 1/4, Sec 34, T23N, R15W Felix S. and Catherine M. Gauthier First Owner: Frank L. Gauthier, Sr. 7616 Adamson Lake Road Date of Purchase: 4/21/1898 Kaleva, MI 49645 SE 1/4 of NE 1/4, Sec 32, N23N, R15W Douglas E. and Linda Alkire First Owner: Michael Fauble 8390 11 Mile Road Date of Purchase: 7/7/1899 Bear Lake, MI 49614 E 1/2, SW 1/4 Sec 9, T23N, R15W �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x i v II SOIL There are 18 different soil groups in Bear Lake Township, two of which make up the greatest content of the Township. They are classified as C7 and CB. They are both well-drained soils. The classification code being used is one used by the Northwest Michigan Prime Forests Lands Project. ca is classified as one step better than C7 (due to the fact that C7 soils were weakly developed or degraded because of man's activity). Most of C7 soils are located on the abandoned farm lands which were depleted of many nutrients and organic matter by wind erosion and leaching which followed tillage. The best soils in the Township for forest potential are classified as C1, C2, C3, CS and part of E1, E4, ES, E7, F1 and F2. The very best (C2), is well to moderately drained, loamy soils. There are medium to small areas of this soil throughout the Township. C2 soils are found in Sections 3, 4, 7, 9, 16, 30, 31, 32 and 34. The best soil in the Township for agriculture yield are C1 and CS. CS is the best for the highest yield rates in the Township or County. There are only two small areas of this soil in the Township and they are located in Sections 9 and 16. The most unsuitable soils in the Township are G1 , G2 and H7. G1 and G2 are very poorly drained organic soils without trees. The geologic feature is very acidy bogs and unforested swamps. H7 is gravel pits. These soils are located in Sections 1, 2, 4, 5, 8, 15, 16, 19, 20, 21 , 26, 27, 33 and 35. The information on soil comes from the Bear Lake Township Manistee County third Level Soil Association Reports and Tables, furnished by the Manistee County Planning Commission and dated March 1982. 11 This report is for general planning purposed and for preliminary work. It is well to keep this in mind when looking for a progressive soil survey, which this is not. This report should be considered and used often in making recommendations as to the goals and Zoning for the Township. This report was put together by information gathered by the County Planning Commission, Soil Conservation Service and the N.W. Michigan Prime Forests Lands Project. Even though this report and maps are for general planning, it should be noted that this is, so far, the best information that this Township and the County have available to date. Information such as Forest potential, agriculture interpretations, building site limitations, sanitation limitations, construction material sources, recreational limitations and wildlife habitat information is important in all decision making from the Township. Some progressive soil survey work has been done around Bear Lake and along the Little and Big Bear Creeks south of 13 Mile Road. This material is not in published form . It is available for us at the County Planning Office and/or the the County Soil Conservation Service Office. Manistee County does not have a published Modern Progressive Soil Survey. Because the soil survey and grouping is oriented towards timber production statements on other soil properties such as farming, sanitation and construction materials, the groupings used are not always consistent with the groupings used in this text. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x v II MINERAL RESOURCES OIL AND GAS The principle minerals commercially sought in the Township are oil and gas. Well drilling has followed a pattern of the SilurianNiagaran Reef. In the ?O's and 80's, oil and gas activity boomed in Bear Lake Township. In the 90's the wells began to lose production with some wells being plugged. In 1994, new technology was started with lateral drilling of some of the plugged wells, which brought them back to much higher production. II In 1995, Antrim Reef activity was begun with test wells. The oil and gas industry is responsible for a large flow of money in the Township mainly through royalties and personal property taxes. Direct employment from oil and gas activity is not significant. Indirect employment from servicing oil and gas wells and the multiplier effect of the royalties has had a large impact on the local economy. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x v i II WILDLIFE CHARACTERISTICS This section has been updated in 2014 II - BIRDS SANDHILL CRANES - Found infrequently in the Township but generally increasing in number. BOBWHITE QUAIL - Non-existent except when released by private individuals. WILD TURKEY - . RUFFED GROUSE - Stable amount of habitat available for these birds. SHARP-TAILED GROUSE - None. SPRUCE GROUSE - None. MOURNING DOVE - Low to Medium. RING-NECKED PHEASANT - Wild birds low to non-existent, may be some pheasants the result of releases by private individuals. Hard winters usually fatal to these birds. High population. WOODCOCK - Medium population but decreasing in numbers. Habitat is decreasing as hunting pressure increases. WATERFOWL Medium to high 1, the continental population of most species of waterfowl are generally low. Canadian Geese are the exception. BALD EAGLES - Increasing; Manistee River eagles probably use Bear Lake Township as part of total range. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x v i i II WILDLIFE CHARACTERISTICS 11 This section has been updated in 2014 ,._, MAMMALS ,._, OPOSSUM - Medium density. RACCOON - High. COTTONTAIL RABBIT - Medium to high density. MARTEN - None. FISHER - None. SNOWSHOE HARE - Low density. GRAY AND BLACK SQUIRREL - Low to medium density. FOX SQUIRREL- Low to medium density. RED SQUIRREL - Abundant. LEAST WEASEL - Part of range but no actual records of sights. SHORT-TAILED WEASEL - Same as the Least Weasel. LONG-TAILED WEASEL - Occur throughout the State. NORTHERN FLYING SQUIRREL - Common but rarely seen - nocturnal. MINK - Low to medium. BEAVER - Medium BADGER - Part of range but rarely seen. MUSKRAT - Low to medium. STRIPED SKUNK - Medium to high density. PORCUPINE - Low to medium. LYNX - None. COYOTE Medium to high in number, populations subject to mortality due to mange. · RIVER OTTER - Low to medium. BOBCAT - Low density, rarely seen. RED FOX - Low to medium. DEER - Medium density. BLACK BEAR increasing in We have resident bears in number, Township. COUGAR - Low density, rarely seen. ,._, BLACK BEAR ,._, In the late 60's or 70's the DNR placed Black Bear here to consume large amounts of Salmon that were dying on Creek banks at the end of their spawning run. The smell of dying Salmon is very offensive so to alleviate the problem it is believed that the bears were introduced to help balance nature. In the late 70's Roy Kuenzer did kill a black bear here in the township in self defense. There are many other species of birds and mammals that occur in Bear Lake Township. The previous lists include most of the obvious and economically important species. There are important wetland types that provide much needed winter deer habitat and stop over areas for migrating waterfowl. The upland types are utilized by many different birds and mammals, many of which are listed previously. There are no endangered or threatened mammals or birds residing in Bear Lake Township. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x v i i i 29: BE AR LA KE TOWNSHIP RO AD II MAP II . 13 Mile Rd l I I .,/ 7 3 2 10 11 "'C ;- C: t ....\ 0:: 11 Mile Rd ✓-J· ( ) ~ - \._,/ ' I ; l J r is 17 I I I ... 15 14 , Maide ns Rd Ma ens Rd;- ___,) I t 19 21 Q '. ' cc ·, E .c ~ 24 l :5 ii5 ,· 28 ~ 8Mi E iD Rd .. "·· 36 • '\ i l LYTJ'l8n Rd \ ' johnso n Rd Legend Roads ---- Two Track s - Highw ays Minor Roads - County Roads 0La kes Sections 0 0.5 l -0 I' -i 30 "'C c::: I c::: I __ 23 22 tl-..,,.._ 0 l ...., - .,.. ~-. ... 16 !"' - ,.✓ -- 2 Miles �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x i x 30: BEAR LAKE TOWNSHIP MAP Road Right Of Way ,..... •t•• ,,, U•U ...,,. ... ..,, .. , . .. t \f,Sf l • f ! ' ,-SECTION 32 ... . ..,. ,kt. JI :.Jt ..... '".,. ----- -.,,_~-- •··•· ,..,, Jt l (·H ""·'' •--, .... ......... ,:~:;:o"" .....,. ,..,. , �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x BEAR LAKE TOWNSHIP MAP Road Right Of Way ___,. 9c:,1• \,IIJ!l , _ 1. Ul\·• IS"l "'"' / 1 \1•1 .. r.:g;-~.. ,u ••U• U t•,.•U ....... UI• ••• IU• H I lll•• tt 1 • 1• 1 lll•tW ·• \ 20 t•n•u 111· - 1•11. .1 ,_ ..... -· lfl• - f . Ull.•'l.,.. I«. I -ri.;.-SECTION 8 • 1- " I IH•lr UhH t•lf-tl ltt-M .... , .u11.-1111-. ....... 1 • 11• U ,._,., 11(&11111."00: , _ ' """ 01•- .._ ____ . .•tt•tl -, M U I .. . .,t 1wr. • ,.._,. • • lll•ltt • t•U •U l • U•U ,, ,._ · SECTION • • ,.,... '""'" - l•tt•U tl • N •O IU•I •-11-11 .., ~ \. ""·" .• ,.,...... ..,.,....,...,....,... ...... ,..... , - ,_.. ... ...... ..._,,_.. ·-· \ ...... , ,-.... ....... '"·" '" ~ �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x i BEAR LAKE TOWNSHIP MAP Road Right Of Way , ~ -· \ SECTION 5 . · ,. - SECTION 4 · �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x i i This page has been updated in 2014. II MANISTEE COUNTY TRANSPORTATION 11 COUNTYWIDE DIAL-A-RIDE Morning and Afternoon - Monday - Friday 24 Hour Advance Reservation Requested General Manager: Dick Strevey Call 231-723-6525 or 1-800-775-7433 For Reservation or More Information Conference Room Available For Rent Free Transportation To Munson Hospital Monday - Friday: Will Pick Up At Home www.manisteecountytransportation.com II PUBLIC WATER SYSTEM Bear Lake Village has the only public water system. There are three wells with a capacity of 150 gallons per minute. Water storage is by elevated tank with a capacity of 75,000 gallons. District Waterlines are 6” to 1O" in size. Bear lake Township property owners each have their own water system. 11 All property owners in the township have their own septic systems. There is one septic pumping company in the township, McBride Septic Systems and Excavating. The Village of Onekama owns ·78 acres it uses for sewage treatment ponds in Section 19 of Bear Lake Township. Additional lines have been extended east of the Village limits (Russell Street) to accommodate two residences outside Village limit and extended west 200 feet along South Shore from the Village limits to accommodate an additional fire hydrant. There is no projected plans by the Village of Bear Lake to extend water lines at this time. Additional updates: On May 1, 1999, the Village of Onekama purchased 72 acres in Section 17. On May 12, 2005, the Village of Onekama purchased 98 acres in Section 8. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x i i i II PARKS AND RECREATION This section has been updated in 2014. 11 HOPKINS PARK TENNIS COURTS Located in Section 5, in the Village of Bear Lake on the south shore of Bear Lake. The site was originally the lumber yard for the Hopkins Saw Mill. After the lumber cut was finished, Mr. George W. Hopkins undertook the gigantic task of creating a park. Hundreds of loads of earth was hauled in, grass was sown and trees planted. After the work was completed, the two acre park was donated by the Hopkins family to the Village of Bear Lake to be used by the people of the area. The first campers arrived in 1925. The facilities include 30 campsites each of which have a fire pit ring and electrical service. There are picnic tables, grills and a 30 ft x 20 ft. shelter. Restroom and coin operated showers are located in the basement of the Village building above the campgrounds. There is a drinking fountain, 3 water taps and a dump station for recreation vehicles, motor homes and trailers. Tennis courts are located on school property on Smith Street. Built with monies from the Triginta Club of Bear Lake. COUNTY HIGHLAND'S GOLF COURSE Established in 1966 by local businessmen and area citizens. The course originally started with 9 holes and has since expanded to 18 holes, club house, pro-shop, restrooms and drinking fountains on the course. BOAT LAUNCHING SITES On Bear Lake there is one boat launching site located at Hopkins Park. There is a DNR launch in Pleasanton Township. On Chief Lake there is one boat launching site located off Lyman Road. HARRY D. COSIER MEMORIAL PARK Formally known as the "unnamed park" The Park at Wise and Stewart Streets was donated to the Village of Bear Lake on November 19, 1929 by Mr. and Mrs. H.M. Cosier to become a memorial to their departed son Harry D. Cosier. Facilities include a tennis court and 2 basketball boards. LAKE ACCESS SITES Bear Lake Township wants to mark corners and maintain the four access sites on Bear Lake and the one access on Chief Lake. OTHER ATTRACTIONS The Bear located on U.S. 31 in the Village of Bear Lake Village Park located on U.S. 31 next to Richmond Drug �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x i v SCHOOLS II II This section has been updated in 2014 Bear Lake Schools is the public school system that serves both Bear Lake and Pleasanton Township residents. A small number of students in the area also attend other schools of choice within Manistee County. Bear Lake Schools provide K-12 students with programs within the school facility as well as outside it. Most programming occurs at the school itself, but a number of high school students attend career and technical training at West Shore Community College. In addition, Bear Lake Schools also has students who participate in dual enrollment college courses through West Shore Community College technology programs during the day. The main school building represents six different constructions since 1951. The most recent addition (2002) provided for six new elementary classrooms, five new high school classrooms, a new central office, a new regulation II size gymnasium, and some general refurbishing of the building. Bear Lake Schools also take part in a number of cooperative efforts. The school system shares a superintendent with the Kaleva Norman Dickson School District. It also shres a business office with the KND, Onekama, Casman, and Manistee Intermediate school districts. Athletically, Bear Lake has cooperative programs with Onekama in cross country, football, track and baseball. It has cooperative programs with KND in girls soccer and boys golf. Bear Lake Schools offers boys and girls skiing in a cooperative program with both KND and Onekama. The remaining sports, boys and girls basketball and volleyball, are offered through Bear Lake Schools. Finally, Bear Lake Schools partners with both KND and Onekama to offer drama to their students. BEAR LAKE TOWNSHIP CEMETERIES 11 This section has been updated in 2014 Bear Lake Township Cemetery The old part of the Cemetery was deeded October 2, 1869, by Jemima __ __ Cushing to the Board of Health of Bear Lake Township. The Western part of the Cemetery was purchased from Edwin and Bernice Evens on Lots are October 30, 1936. available for purchase. There are 7 .1 + acres in the entire Cemetery which is located on Maidens Road in Section 16 and 17 in Bear Lake Township. Fairview Cemetery By all available records Fairview Cemetery must have been privately owned by Arlie L. Hopkins. The old Cemetery has five acres (no lots available in this .section) and the new one has ten acres and is plotted out. It was purchased from Benjamin E. and Mary Matthews on August 24, 1951. Lots are available for purchase. These cemeteries are on the corners of Linderman and Potter Road in Bear Lake Township. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x v Libraries This section has been updated in 2014 Beginning in the fall of 2000, John and Genevieve Martin generously donated $150,000 for the construction of our library. They requested the new library to be named after longtime Bear Lake residents Luke Keddie and Dr. Norconk. In January 2001, the Township of Bear Lake, the Village of Bear Lake, and the Township of Pleasanton created the legal entity, the Kiddie Norconk Memorial Library Board, to build and administer our new library with the Manistee County Library. Ken and Diana Edwards donated the property on Virginia Street for the location of the building, and on September 26, 2001, the groundbreaking ceremony took place. A reception followed at the Pleasanton Township Hall honoring the Martins and Edwards. Together with the donation from the Martins and Edwards, the volunteer labor, Library Angels, who helped purchase shelving, a $5,000 grant from the Oleson Foundation, and many other community members, the library opened in early June 2002. The Keddie Norconk Memorial Library was dedicated July 13, 2002 during Bear Lake Days. Calvin Murphy, John Martin, Dr. William Anderson, Jerry Mathieu, and Pastor Al Decatur gave speeches. In August 2002, the Keddie Norconk Memorial Board approved an operating agreement with the Manistee County Library. Whereas, the local board is to maintain the branch building, including lawn care, snow removal, and casualty insurance. The county library system will provide operating staff, books, and materials. During 2010, the Keddie Norconk Memorial Library Board purchased additional property from the Edwards for an expanded paved parking lot. In addition, a gazebo was added for outside library activities and a place to sit when using the wi-fi. The Keddie Norconk Memorial Library Board is a joint cooperative of Bear Lake Township, Pleasanton Township, and the Village of Bear Lake; with an operating agreement with the Manistee County Library. This partnership will provide library services for decades into the future to the people of northern Manistee County The current Keddie Norconk Memorial Library Board members are: Chair: David Adams Secretary: Sandy Ertel Treasurer: Deanna Pattison, Bear Lake Township Clerk Trustee: Glen Moore, Village of Bear Lake President Trustee: Carol Merill, Pleasanton Township Supervisor �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x v i II GENERAL GOALS AND OBJECTIVES II GOAL: To have the use of the land in Bear Lake Township well balanced providing for the complimentary and compatible arrangement of land uses and activities. Encourage the orderly consumption of it's surface and subsurface resources and provide the maximum flexibility for future citizens to adapt to conditions which cannot be foreseen . OBJECTIVE: To encourage an atmosphere of trust between citizens, their neighbors, their government and provide for the greatest degree of personal liberty possible. STRATEGY: Based upon the belief that most people hold dear their obligation as caretakers of the land and will respect their neighbors rights as they would expect the same in return. Provide protective guidelines where zoning is concerned, without trying to manage details that are better decided upon by the land owner themselves. OBJECTIVE: Recognize the need and desires of people for quality living conditions. STRATEGY: Organize and establish areas in the township to provide compatible uses and allow for various residential zones, commercial services and agricultural activities. OBJECTIVE: Provide our lakes with guidelines for year round and seasonal residential use offering protection for lake water quality and property values. STRATEGY: Establish minimum set backs, square footage and other parameters which, while safe guarding the neighbor will allow the most flexibility to the property owner, resulting in decisions based upon logical placement v/s arbitrary restrictions. OBJECTIVE: To promote strong neighborhood structure by providing residential areas that are close to necessary service zones. STRATEGY: Establish reasonable set backs, square footage and other parameters which encourage good quality construction and logical placement of structures on a lot. OBJECTIVE: Provide areas for commercial activities which will offer easy access for our residents and the traveler and give the entrepreneur the best chance for success. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x v i i II GENERA L GOALS AND OBJECTIVES II STRATEGY: Establish variable degrees of commercial use availability along US 31 and near the Chief residential area. OBJECTIVE: Provide large land tract owners choices and flexibility managing their property. Structure a protective strategy to surface and subsurface natural resources recognizing land owner rights and adjacent land owner interests. STRATEGY: Provide reasonable acreage requirements for building sites. Provide reasonable setback distances from property lines, streams, lakes and other water areas. Provide reasonable use provisions. OBJECTIVE: Have all township guidelines easily understandable, clear, and avoiding redundancy with other government agency regulations. STRATEGY: Do not try to over regulate or legislate beyond the townships realm of responsibility. OTHER OBJECTIVES: Locate and develop a parcel of land to provide a recreation area for our residents and tourists. Providing water and land activities. Buy additional property for the Township Cemetery (as much as feasible wherever possible) on Maidens Road. For more efficient maintenance, discourage monuments and huge statues and encourage flat grave markers in the future. The care of the cemetery should continue to be the Township's responsibility. Guidelines will be set by the Board and the Board members will check the cemetery several times during the year. No parcel of land should be allowed to be landlocked. All lakes should be zoned with the greatest protection. Township Board should keep lobbying to return lost revenue to the Township through the Michigan Township Association. Resort trade should be encouraged in Bear Lake Township. Support the importance of agriculture in Bear Lake Township. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x v i i i 31: Plat Map Refer to page 51 for keyed parcels BEAR T.23N .-R.15W. LAKE I ~2 ;g 0 ~ ~ llJ (!) llJ ~ (!) ~ t:J llJ llJ (/) Acker (/) z0 "' N 0 0 0 ~ z0 8 0) z0 0 0 0:, (£) 6000E z 2013 Rockford Map Pubis., Inc. SEE ?OOOE BOOOE PAGE 9000E 86°'05• 17 10000E 11000E g se 0 '04• Manistee County, Ml 12000E 0 r-- �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x x x i x II SUMMARY The Bear Lake Township Comprehensive Plan was put together to provide information from which to base planning and zoning decisions upon. The purpose of township planning is to provide a guideline for future growth and development. it must take into account the inherent right of the individual and balance it with their rights as neighbors. The entire community of the township and its neighbors are affected by the way the land is used and maintained. As caretakers of the land we do have the obligation to protect it for our future generations. In this era of excessive regulation, this Planning Board has chosen to believe in the personal intelligence and integrity of the individual. In zoning it has given as much freedom as possible to the individual property owner with respect to property rights. This freedom does place certain obligations upon each property owner to respect the rights of his neighbor with the expectation that they will do the same in return. The zoning ordinance which was written concurrently with this comprehensive plan reflects this philosophy. The ordinance takes into account the various terrains, lakes, thoroughfares and the existing communities make-up and personality. it was written with the belief that when a regulation exists which supercedes the township authority, it should not be redundantly duplicated, making this ordinance thicker and harder to understand. It was written with a realistic view of the present and the future in mind. Submitted for the Good of Bear Lake Township by the 2002 Bear Lake Township Planning Commission With due diligence, the 2014 Bear Lake Township Planning Commission has studied and affirmed these pages. All rights reserved without prejudice. II �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l i Appendix C Sources and Data �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l i i Sources Tab 2 – by Page 26. United States Geological Survey. “USGS Water Science school: the effects of urbanization on water quality: phosphorous.” Last modified March 2013. http://ga.water.usgs.gov/edu/phosphorus.html 31. Michigan Department of Environmental Quality. “Cadillac district watersheds with approved watershed plans.” Last modified August 21, 2012. http://www.michigan.gov/deq/0,1607,7-135-3313_3682_3714_31581-96473--,00.html 34. Michigan Department of Environmental Quality. “State and Federal Wetland Regulations.” Undated. http://www.michigan. gov/deq/0,4561,7-135-3313_3687-10801--,00.html 34. Ducks Unlimited. “Ducks Unlimited Received 11 Great Lakes Restoration Initiative Grants for Conservation in Michigan.” 2011 Conservation Report. http://www.ducks.org/media/Conservation/GLARO/_documents/_library/_conservation/_ states/2011/Michigan_Report2011.pdf 35. National Parks Service. “A Nationalized Lakeshore: The Creation and Administration of Sleeping Bear Dunes National Lakeshore.” Theodore J. Karamanski. 2000. http://www.nps.gov/history/history/online_books/slbe/. Photo: http://www.nps. gov/slbe/images/20060901164502.JPG 38. Michigan Department of Environmental Quality. “Sand Dune Protection.” Undated. http://www.michigan.gov/ deq/0,4561,7-135-3311_4114_4236---,00.html 40. M-22. “About Us.” February 2009. https://m22.com/?category_name=about-us 42. MichiganHighways.org. “Historic Auto Trails.” Last modified March 2013. http://www.michiganhighways.org/indepth/ auto_trails.html 42. Schul, Dave. “North American Auto Trails.” Last modified October 1999. http://academic.marion.ohio-state.edu/schul/ trails/trails.html 43. County Road Association of Michigan. “Michigan’s County Road Commissions: Driving Our Economy Forward.” Undated (circa 2008). http://www.micountyroads.org/PDF/econ_broch.pdf 43. Michigan Traffic Crash Facts. “Reported Traffic Crashes by County in Michigan.” 2011. http://publications. michigantrafficcrashfacts.org/2011/quick_2.pdf 43. Michigan Traffic Crash Facts. “Crash Rate Per Licensed Driver by Age of Driver in All Crashes.” 2011. https:// s3.amazonaws.com/mtcf.pubs/2011/veh_17.pdf 43. Michigan Department of Transportation. “North Region Winter Level of Service for 2011-2012.” Approved October 2011. http://www.michigan.gov/documents/mdot/MDOT_LoS_map_North_08-09_FINAL_255162_7.pdf 46. United States Army Corps of Engineers. “Great Lakes Navigation System: Economic Strength to the Nation. Last modified March 2013. http://www.lre.usace.army.mil/Portals/69/docs/Navigation/GLN_Strength%20to%20the%20Nation%20Booklet 2013v2_final2w.pdf 46. United States Army Corps of Engineers. “Great Lakes Harbors.” Arcadia, Frankfort, Manistee, Portage Lake entries all last modified April 2013. http://www.lre.usace.army.mil/Missions/GreatLakesNavigation/GreatLakesHarborFactSheets.aspx 47. RRHX: Michigan’s Internet Railroad History Museum. “The Evolution of Michigan’s Railroads.” Undated. http://www. michiganrailroads.com/RRHX/Evolution/EvolutionProjectDescription.htm �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l i i i 50. Airnav.com. “Airports.” Updated May 2013. http://www.airnav.com/airport/KMBL; http://www.airnav.com/airport/ KFKS; http://www.airnav.com/airport/7Y2 50. The Rotarian. “Soaring on a Shoestring,” Karl Detzer. December 1939, Volume LV No. 6, p. 16-18. Accessed via books. google.com. 53. Annals of the American Academy of Political and Social Science. “Educational Value of Public Recreation Facilities,” Charles Mulford Robinson. March 1910, Vol. 35, No. 2, pp. 134-140. http://www.jstor.org/stable/1011260 53. Southwick Associates, for the National Fish and Wildlife Foundation. “The Economics Associated with Outdoor Recreation, Natural Resources Conservation and Historic Preservation in the United States.” October 2011. http://www.trcp.org/assets/ pdf/The_Economic_Value_of_Outdoor_Recreation.pdf 57. Michigan Department of Natural Resources, Parks and Recreation Division. “Michigan Public Boat Launch Directory.” Undated during the Engler administration (1991-2003). http://www.michigan.gov/documents/btaccess_23113_7.pdf 57. Great Lakes Commission, for the United States Army Corps of Engineers. “Great Lakes Recreational Boating’s Economic Punch.” December 2008. http://www.glc.org/recboat/pdf/rec-boating-final-small.pdf http://www.lre.usace.army.mil/_kd/Items/actions.cfm?action=Show&item_id=6197&destination=ShowItem Great Lakes Recreational Boating report in response to PL 106-53, Water resources development act of 1999, US Army Corps of engineers, Dec. 2008 60. Michigan Department of Natural Resources. “Value of Wildlife to Michigan.” Undated. http://www.michigan.gov/ dnr/0,4570,7-153-10370_30909_43606-153356--,00.html 60. Michigan Department of Natural Resources. “75th anniversary of Pittman-Robertson Act is a perfect time to celebrate hunters’ role in conservation funding.” August 2012. http://www.michigan.gov/dnr/0,4570,7-153-10366_46403-284662-,00.html 67. Interlochen Public Radio. “Art Around the Corner – Frankfort’s Post Office Mural.” February 2012. http://ipr.interlochen. org/art-around-corner/episode/18226 68. National Parks Service National Register of Historic Places. “Telling the Stories: Planning Effective Interpretive Programs for Properties Listed in the National Register of Historic Places bulletin,” Ron Thomson and Marilyn Harper. 2000. http://www.nps. gov/nr/publications/bulletins/pdfs/interp.pdf 68. National Parks Service National Register of Historic Places. Database. Varying dates. http://nrhp.focus.nps.gov/ natreghome.do?searchtype=natreghome 69. Michigan Lighthouse Conservancy. “The United States Lighthouse Service.” Last modified June 2011. http://www. michiganlights.com/lighthouseservice.htm 69. terrypepper.com. “The Lighthouses of Lake Michigan.” Last modification date varies; July 2004-January 2007. http://www. terrypepper.com/lights/lake_michigan.htm 78. United States Bureau of Labor Statistics. “Education Pays.” March 2012. http://www.bls.gov/emp/ep_chart_001.htm 79. Esri. “Tapestry Segmentation Reference Guide.” 2012. http://www.esri.com/library/brochures/pdfs/tapestrysegmentation.pdf 84. Metlesits, Dave. “Season 1-2 dash in Photoshop” (illustration of KITT car dashboard from “Knight Rider”). April 2007. http://davemetlesits.deviantart.com/gallery/10189144?offset=24#/dvkxfu �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l i v Tab 4 – by Subject Economics United Stated Department of Labor Bureau of Labor Statistics. “Industries at a Glance. Manufacturing: NAICS 31-33.” Data extracted February 2013. http://www.bls.gov/iag/tgs/iag31-33.htm United Stated Department of Labor Bureau of Labor Statistics. “Industries at a Glance. Retail Trade: NAICS 44-45.” Data extracted February 2013. http://www.bls.gov/iag/tgs/iag44-45.htm ReferenceForBusiness.com. “Service Industry.” Accessed March 2013. http://www.referenceforbusiness.com/management/ScStr/Service-Industry.html Esri. “2011 Methodology Statement: Esri Data—Business Locations and Business Summary.” March 2012. http://www.esri. com/~/media/Files/Pdfs/library/whitepapers/pdfs/esri-data-business-locations.pdf University of Washington West Coast Poverty Center. “Poverty and the American Family.” 2009. http://depts.washington.edu/ wcpc/Family United States Department of Labor Bureau of Labor Statistics. “Highlights of Women’s Earnings in 2009.” June 2010. http:// www.bls.gov/cps/cpswom2009.pdf Commuting Center for Neighborhood Technology. “H+T Affordability Index.” Data extracted March 2013. http://htaindex.cnt.org/about. php; http://htaindex.cnt.org/map/ Slate.com. “Your Commute Is Killing You,” Annie Lowrey. May 2011. http://www.slate.com/articles/business/ moneybox/2011/05/your_commute_is_killing_you.single.html (studies cited: http://www.gallup.com/poll/142142/wellbeinglower-among-workers-long-commutes.aspx; http://www.sciencedirect.com/science/article/pii/S1353829205000572; http:// ideas.repec.org/p/zur/iewwpx/151.html) Traffic Counts Michigan Department of Transportation. Average daily traffic map. 2011. http://mdotwas1.mdot.state.mi.us/public/maps_ adtmaparchive/pdf/2011adt/AADT_STATE_FrontPg-2011_29x30_NO_INSETS.pdf Michigan Department of Transportation. Traffic monitoring information system. Built October 2007; data extracted March 2013. http://mdotnetpublic.state.mi.us/tmispublic/ Infrastructure PEI Infrastructure Investor. “What in the world is infrastructure?” Jeffrey Fulmer. July / August 2009, p 30–32. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l v American Society of Civil Engineers. “Report Card for America’s Infrastructure.” 2013. http://www.infrastructurereportcard. org/ The Economist. “D (for dilapidated) plus: Slightly better roads and railways, but don’t live near a dam.” April 6, 2013. http:// www.economist.com/news/united-states/21575781-slightly-better-roads-and-railways-dont-live-near-dam-d-dilapidated-plus Michigan.gov. Mi Dashboard. Data extracted March 2013. http://www.michigan.gov/midashboard/0,4624,7-256-59631--,00.html Michigan Transportation Asset Management Council. “PASER Collection.” Accessed March 2013. http://www.mcgi.state.mi.us/ MITRP/Educ_Training/PASERCollection.aspx Michigan Department of Licensing and Regulatory Affairs, Public Service Commission. “Michigan Service Areas of Electric and Gas Utilities.” Data extracted March 2013. http://www.dleg.state.mi.us/cgi-bin/mpsc/electric-gas-townships. cgi?townsearch=p* Michigan Department of Licensing and Regulatory Affairs, Public Service Commission. “MPSC Issues Annual Report on Renewable Energy.” February 2013. http://www.michigan.gov/mpsc/0,4639,7-159-16400_17280-295134--,00.html United States Environmental Protection Agency. “Michigan Renewable Energy Maps.” Data extracted March 2013. http://www. epa.gov/renewableenergyland/maps_data_mi.htm Connect Michigan. “My ConnectView” interactive map. Data extracted March 2013. http://www.connectmi.org/interactivemap Merit Network. “Merit’s ARRA Projects: REACH-3MC Fiber-Optic Network Update.” February 2013. http://www.merit.edu/ documents/pdf/reach3mc/REACH-3MC_Project_Overview.pdf Land United States Geological Survey. “The National Map.” Accessed March 2013. http://nationalmap.gov/ United States Department of Agriculture Forest Service, Northern Research Station. “Michigan Surficial Geology.” Accessed March 2013. http://www.ncrs.fs.fed.us/gla/geology/images/mi-surfgeo.gif United States Geological Survey. “Classification of Wetlands and Deepwater Habitats of the United States: Emergent Wetland.” Last modified February 2013. http://www.npwrc.usgs.gov/resource/wetlands/classwet/emergent.htm Michigan Department of Environmental Quality. “The Sand Dunes Program.” Accessed March 2013. http://www.michigan. gov/deq/0,4561,7-135-3311_4114_4236-9832--,00.html �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l v i Data US Census Bureau, American Community Survey 2006-2010, Selected Social Characteristics (DP02), Selected Economic Characteristics (DP03), and Selected Housing Characteristics (DP04) Subject Bear Lake Twp Estimate Percent POPULATION 1990 1,374 NA 2000 1,587 1.55% 2010 1,751 1.03% 2016 (proj.) 1,754 0.03% HOUSING OCCUPANCY Total Housing Units 1,031 1031 Owner-occupied 595 57.7% Renter-occupied 101 9.8% Seasonal/Recreational/Occasional use 203 19.7% Vacant - For Sale, For Rent, etc. 132 12.8% EDUCATIONAL ATTAINMENT Population 25 years and over 1,308 1,308 Less than high school 147 11.20% High school graduate and equivalency 557 42.60% Some college, no degree 181 13.80% Associate’s degree 131 10.00% Bachelor’s degree 166 12.70% Graduate or professional degree 126 9.60% Percent high school graduate or higher (X) 88.80% Percent bachelor’s degree or higher (X) 22.30% SCHOOL ENROLLMENT Population enrolled in school 450 25.70% CLASS OF WORKER Civilian employed population 16 years + 736 736 Private wage and salary workers 559 76.00% Government workers 115 15.60% Self-employed 56 7.60% Unpaid family workers 6 0.80% Private sector jobs 83.6% INCOME AND BENEFITS (IN 2010 INFLATION-ADJUSTED DOLLARS) Total households 746 746 Less than $10,000 33 4.40% $10,000 to $14,999 33 4.40% $15,000 to $24,999 133 17.80% $25,000 to $34,999 112 15.00% $35,000 to $49,999 165 22.10% $50,000 to $74,999 162 21.70% $75,000 to $99,999 55 7.40% $100,000 to $149,999 38 5.10% $150,000 to $199,999 5 0.70% $200,000 or more 10 1.30% Median household income (dollars) 39,309 (X) Very low income 199 26.7% Low income 112 15.0% Moderate income 327 43.8% High income 93 12.5% 15 2.0% Very high income Per capita income 19,311 Median earnings for workers (dollars) 20,806 Median earnings for male full-time, 40,139 year-round workers (dollars) Median earnings for female full-time, 26,063 year-round workers (dollars) POVERTY All families (X) All people (X) Under 18 years (X) Receiving food stamps 73 Receiving cash assistance 37 INDUSTRY Civilian employed population 16 736 years and over Agriculture, forestry, fishing and 53 hunting, and mining Construction 72 Manufacturing 55 Wholesale trade 21 Retail trade 52 Transportation and warehousing, and 19 utilities Information 5 Finance and insurance, and real 18 estate and rental and leasing Professional, scientific, and 43 management, and administrative and waste management services Educational services, and health care 120 and social assistance Arts, entertainment, and recreation, 152 and accommodation and food services Other services, except public 78 administration Public administration 48 Manufacturing to retail jobs 1.06 Non-retail 454 Retail, arts, accommodations, food 204 Non-retail to retail, arts, acc., food 2.23 (X) (X) (X) (X) 9.40% 11.40% 15.60% 9.80% 5.00% 736 7% 10% 8% 3% 7% 3% 1% 2% 6% 16% 21% 11% 7% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l v i i EMPLOYMENT STATUS Population 16 years and over In labor force Civilian labor force Employed Unemployed Armed Forces Not in labor force Civilian labor force Percent Unemployed Jobs per 1,000 residents Non-service jobs per 1,000 residents COMMUTING TO WORK Workers 16 years and over Drove alone Carpooled Public transit (except taxi) Walked Other means Worked at home Workers who commute Commuters who drive alone Mean travel time to work (minutes) HOUSEHOLDS BY TYPE Total households Average household size Average family size VETERAN STATUS Civilian population 18 years + Civilian veterans ANCESTRY Total population American Arab Czech Danish Dutch English French (except Basque) French Canadian German Greek Hungarian Irish Italian Lithuanian Norwegian Polish Portuguese Russian Scotch-Irish Scottish Slovak Subsaharan African Swedish Swiss Ukrainian Welsh West Indian (excluding Hispanic) 1,431 841 839 736 103 2 590 839 (X) 420 409 1,431 58.80% 58.60% 51.40% 7.20% 0.10% 41.20% 839 12.30% 720 560 79 0 45 4 32 688 22.4 720 77.80% 11.00% 0.00% 6.30% 0.60% 4.40% 95.56% 81.40% (X) 746 2.48 2.81 746 (X) (X) 1,383 180 1,383 13.00% 1,872 128 3 37 29 46 268 103 72 545 9 0 177 80 0 72 150 0 9 21 24 35 0 138 4 4 12 0 1,872 6.80% 0.20% 2.00% 1.50% 2.50% 14.30% 5.50% 3.80% 29.10% 0.50% 0.00% 9.50% 4.30% 0.00% 3.80% 8.00% 0.00% 0.50% 1.10% 1.30% 1.90% 0.00% 7.40% 0.20% 0.20% 0.60% 0.00% OCCUPATION Management, business, science, and arts occupations Service occupations Sales and office occupations Natural resources, construction, and maintenance occupations Production, transportation, and material moving occupations VALUE Owner-occupied units Median home value (dollars) MORTGAGE STATUS Owner-occupied units Housing units with a mortgage Housing units without a mortgage GROSS RENT Occupied units paying rent Median rent (dollars) HOUSE HEATING FUEL Occupied housing units Utility gas Bottled, tank, or LP gas Electricity Fuel oil, kerosene, etc. Coal or coke Wood Solar energy Other fuel No fuel used YEAR STRUCTURE BUILT Total housing units Built 2005 or later Built 2000 to 2004 Built 1990 to 1999 Built 1980 to 1989 Built 1970 to 1979 Built 1960 to 1969 Built 1950 to 1959 Built 1940 to 1949 Built 1939 or earlier 58 36.50% 20 25 32 12.60% 15.70% 20.10% 24 15.10% 659 659 129,800 (X) 659 376 283 659 57.10% 42.90% 66 725 66 (X) 746 350 206 26 81 0 80 0 3 0 746 46.90% 27.60% 3.50% 10.90% 0.00% 10.70% 0.00% 0.40% 0.00% 980 25 90 154 93 116 98 118 88 198 980 2.60% 9.20% 15.70% 9.50% 11.80% 10.00% 12.00% 9.00% 20.20% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l v i i i US Census Bureau, American Community Survey 2006-2010, Selected Economic Characteristics (DP03)                   746 576 253 440 189 26 21 110 43 170 131 81 267 272 2.48 2.81 +/-62 +/-59 +/-44 +/-55 +/-39 +/-13 +/-13 +/-31 +/-23 +/-39 +/-30 +/-21 +/-41 +/-45 +/-0.16 +/-0.17 746 77.20% 33.90% 59.00% 25.30% 3.50% 2.80% 14.70% 5.80% 22.80% 17.60% 10.90% 35.80% 36.50% (X) (X) INCOME IN THE PAST 12 MONTHS IS BELOW POVERTY LEVEL All families 9.4% +/-3.7 With related children under 18 years 15.0% +/-6.9 With related children under 5 years only 16.7% +/-20.6 Married couple families 3.2% +/-2.2 With related children under 18 years 5.2% +/-4.6 With related children under 5 years only 0.0% +/-46.8 Families with female householder, no husband 36.4% +/-15.8 With related children under 18 years 55.6% +/-26.0 With related children under 5 years only 45.0% +/-55.0 All people 11.4% +/-4.0 Under 18 years 15.6% +/-7.4 Related children under 18 years 15.6% +/-7.4 Related children under 5 years 20.0% +/-11.5 Related children 5 to 17 years 13.9% +/-7.3 18 years and over 10.0% +/-3.9 18 to 64 years 11.1% +/-5.2 65 years and over 7.1% +/-3.2 People in families 9.6% +/-3.7 Unrelated individuals 15 years and over 23.5% +/-12.1 (X) +/-4.8 +/-5.4 +/-6.1 +/-5.0 +/-1.8 +/-1.7 +/-3.8 +/-3.0 +/-4.8 +/-3.8 +/-2.7 +/-4.9 +/-5.1 (X) (X) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x l i x Notes for US Census Bureau, American Community Survey 2006-2010, Tables S2403 and S2404 (following pages) Data are based on a sample and are subject to sampling variability. The degree of uncertainty for an estimate arising from sampling variability is represented through the use of a margin of error. The value shown here is the 90 percent margin of error. The margin of error can be interpreted roughly as providing a 90 percent probability that the interval defined by the estimate minus the margin of error and the estimate plus the margin of error (the lower and upper confidence bounds) contains the true value. In addition to sampling variability, the ACS estimates are subject to nonsampling error (for a discussion of nonsampling variability, see Accuracy of the Data). The effect of nonsampling error is not represented in these tables. The methodology for calculating median income and median earnings changed between 2008 and 2009. Medians over $75,000 were most likely affected. The underlying income and earning distribution now uses $2,500 increments up to $250,000 for households, non-family households, families, and individuals and employs a linear interpolation method for median calculations. Before 2009 the highest income category was $200,000 for households, families and non-family households ($100,000 for individuals) and portions of the income and earnings distribution contained intervals wider than $2,500. Those cases used a Pareto Interpolation Method. Industry codes are 4-digit codes and are based on the North American Industry Classification System 2007. The Industry categories adhere to the guidelines issued in Clarification Memorandum No. 2, “”NAICS Alternate Aggregation Structure for Use By U.S. Statistical Agencies,”” issued by the Office of Management and Budget. While the 2006-2010 American Community Survey (ACS) data generally reflect the December 2009 Office of Management and Budget (OMB) definitions of metropolitan and micropolitan statistical areas; in certain instances the names, codes, and boundaries of the principal cities shown in ACS tables may differ from the OMB definitions due to differences in the effective dates of the geographic entities. Estimates of urban and rural population, housing units, and characteristics reflect boundaries of urban areas defined based on Census 2000 data. Boundaries for urban areas have not been updated since Census 2000. As a result, data for urban and rural areas from the ACS do not necessarily reflect the results of ongoing urbanization. Explanation of Symbols: 1. An ‘**’ entry in the margin of error column indicates that either no sample observations or too few sample observations were available to compute a standard error and thus the margin of error. A statistical test is not appropriate. 2. An ‘-’ entry in the estimate column indicates that either no sample observations or too few sample observations were available to compute an estimate, or a ratio of medians cannot be calculated because one or both of the median estimates falls in the lowest interval or upper interval of an open-ended distribution. 3. An ‘-’ following a median estimate means the median falls in the lowest interval of an open-ended distribution. 4. An ‘+’ following a median estimate means the median falls in the upper interval of an open-ended distribution. 5. An ‘***’ entry in the margin of error column indicates that the median falls in the lowest interval or upper interval of an open-ended distribution. A statistical test is not appropriate. 6. An ‘*****’ entry in the margin of error column indicates that the estimate is controlled. A statistical test for sampling variability is not appropriate. 7. An ‘N’ entry in the estimate and margin of error columns indicates that data for this geographic area cannot be displayed because the number of sample cases is too small. 8. An ‘(X)’ means that the estimate is not applicable or not available. �                  Median earnings: Median earnings:    Male Female  Margin of Margin of Margin of Margin of Margin of Margin of  Error  Error  Error    Error Error Error +                                                                                                                                                                                                                                                                                                                                                                     L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l �                 Median earnings: Median earnings:     male female  Margin Margin of Margin of Margin of Margin of Margin of  of Error  Error  Error    Error Error Error                                                                                                                                                                                                                                                                                                                                                                            L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l i �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l i i Esri Business Analyst Financial Expenditures Bear Lake Township Area: 36.08 Square Miles Spending Potential Index Assets Market Value Checking Accounts Savings Accounts U.S. Savings Bonds Stocks, Bonds & Mutual Funds Annual Changes Checking Accounts Savings Accounts U.S. Savings Bonds Earnings Dividends, Royalties, Estates, Trusts Interest from Savings Accounts or Bonds Retirement Plan Contributions Liabilities Original Mortgage Amount Vehicle Loan Amount 1 Amount Paid: Interest Home Mortgage Lump Sum Home Equity Loan New Car/Truck/Van Loan Used Car/Truck/Van Loan Amount Paid: Principal Home Mortgage Lump Sum Home Equity Loan New Car/Truck/Van Loan Used Car/Truck/Van Loan Checking Account and Banking Service Charges Finance Charges, excluding Mortgage/Vehicle Average Amount Spent Total 80 83 92 74 $4,504.00 $10,568.84 $366.78 $28,053.09 $3,134,892 $7,356,173 $255,289 $19,525,641 43 81 373 $109.84 $306.43 $8.62 $76,454 $213,284 $5,998 81 77 74 $770.35 $679.80 $987.24 $536,181 $473,157 $687,143 58 88 $12,110.45 $2,327.86 $8,429,170 $1,620,247 65 74 77 91 $2,935.06 $93.68 $157.02 $142.94 $2,042,875 $65,205 $109,292 $99,492 74 78 79 94 $1,415.96 $125.77 $853.53 $689.21 $985,544 $87,539 $594,076 $479,705 72 $19.30 $13,434 73 $173.39 $120,686 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l i i i Business Summary Bear Lake Township Area: 36.08 Square Miles Data for all businesses in area Total Businesses: Total Employees: Total Residential Population: Employee/Residential Population Ratio: by NAICS Codes Agriculture, Forestry, Fishing & Hunting Mining Utilities Construction Manufacturing Wholesale Trade Retail Trade Motor Vehicle & Parts Dealers Furniture & Home Furnishings Stores Electronics & Appliance Stores Bldg Material & Garden Equipment & Supplies Dealers Food & Beverage Stores Health & Personal Care Stores Gasoline Stations Clothing & Clothing Accessories Stores Sport Goods, Hobby, Book, & Music Stores General Merchandise Stores Miscellaneous Store Retailers Nonstore Retailers Transportation & Warehousing Information Finance & Insurance Central Bank/Credit Intermediation & Related Activities Securities, Commodity Contracts & Other Financial Investments & Other Related Activities Insurance Carriers & Related Activities; Funds, Trusts & Other Financial Vehicles Real Estate, Rental & Leasing Professional, Scientific & Tech Services Legal Services Management of Companies & Enterprises Administrative & Support & Waste Management & Remediation Services Educational Services Health Care & Social Assistance Arts, Entertainment & Recreation Accommodation & Food Services Accommodation Food Services & Drinking Places Other Services (except Public Administration) Automotive Repair & Maintenance Public Administration Unclassified Establishments Total Source: Business data provided by Infogroup, Omaha NE Copyright 2012, all rights reserved. Esri forecasts for 2011. 102 694 1,749 0.40 Businesses Number Percent 3 2.8% 4 4.1% 1 0.8% 11 11.1% 2 2.3% 8 7.8% 15 14.4% 2 2.0% 0 0.0% 0 0.3% 2 1.7% 3 2.5% 1 0.9% 2 0.9% 0 0.0% 3 2.5% 1 0.8% 3 2.8% 0 0.0% 2 1.9% 2 1.7% 5 5.1% 2 1.7% 1 0.8% Employees Number Percent 14 2.0% 18 2.6% 8 1.1% 30 4.3% 13 1.9% 69 9.9% 76 11.0% 11 1.5% 0 0.0% 1 0.1% 19 2.8% 10 1.4% 7 1.0% 12 1.8% 0 0.0% 7 1.0% 4 0.6% 6 0.9% 0 0.0% 12 1.7% 2 0.2% 18 2.6% 8 1.1% 2 0.2% 3 4 1 1 0 4 3 4 3 10 6 4 13 3 5 2 2.5% 3.9% 1.3% 0.8% 0.0% 3.8% 3.1% 3.9% 2.8% 10.2% 6.0% 4.2% 12.9% 2.9% 4.6% 1.7% 8 8 3 1 0 11 130 64 82 39 12 27 30 7 52 15 1.2% 1.1% 0.4% 0.1% 0.0% 1.6% 18.7% 9.2% 11.8% 5.7% 1.8% 3.9% 4.4% 1.1% 7.5% 2.2% 102 100% 694 100% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l i v �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l v Appendix D Documentation A complete packet has been assembled that includes “Intent to plan” notices Draft distribution notices Public hearing notices All received comments Meeting minutes related to consideration of comments Public hearing meeting minutes A copy of this packet is on file at Bear Lake Township Hall. The documents are also available at www.lakestoland.org/bear-lake-2/master-plan/ As required by Michigan Public Act 33 of 2008, the Michigan Planning Enabling Act, the signed resolution adopting this master plan is on the inside cover. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l v i �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Implementation �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 5.1 Shared Community Priorities table 5.2 Volunteer card 5.3 Regional Collective Priorities table 5.4 Lakes to Land Master Plan covers M-3 M-7 M-7 M-11 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 Priority Sharing The original scope of work for the collaboration, designed at the very beginning of the process, was focused on respecting and honoring the individuality and unique qualities of communities while developing opportunities for partnership and collaboration. Given their potential utility to other communities, the appendix includes a generic copy of the resolutions that Lakes to Land governing bodies were asked to consider and pass to signify grassroots acceptance and understanding of Lakes to Land goals and principles. Just as Lakes to Land began within a collaborative framework, a culmination was envisioned in which all of the participating communities brought their completed master plans—whether written with Lakes to Land or independently—together to share their content and discuss the potential for implementation partnerships. The event was to be called a “Convention of Communities,” and would be both a working session and a celebration of the successful master planning process. But it’s hard to accurately predict the conditions at the end of a pioneering undertaking. The Leadership Team’s monthly meetings over the course of the year and a half spent writing the master plans forged some deep and personal connections among the communities’ planning commissioners and leaders, and excitement to share in each others’ work built as the drafts neared completion. There is a long, quiet administrative stretch between when a planning commission completes its draft and when it is formally and finally adopted, and the Leadership Team wanted to capitalize on and spread some of the enthusiasm before it dissipated. Accordingly, they invited planning commissioners and appointed and elected officials from all of the participating communities as well �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 2 LAKES to LAND LOCAL VEGGIE PLATTER Th, cniem. to, me Sall Grinnin& Kitchen, p,odur:a ;, &!way, ,n ,h;, «rkr, LOCAL FIRST. Michipn grown ,-,.,1 md ORGANIC durd. To rlw rnd, fM liJ/omng /oc,J /inns grtrw irems on this my: as the Little River Band of Ottawa Indians to a “Priority Sharing Meeting” on June 27, 2013. Fifty-nine people, including a couple of members of the public, attended. This unprecedented gathering of community planners and leaders was exciting and dynamic, occurring at the right time under the right circumstances—a situation that could hardly be planned even by the best planners. The meeting opened with a locallysourced, zero-waste feast of pizza and veggies organized by Crystal Lake Township leadership team member Sharron May. In preparation for the meeting, communities were asked to choose five priorities that could serve as an initial step to advance their goals and vision, and the consultant team presented the full list of 69 priorities before consolidating them into ten categories in order to indicate potential alliances. Demonstrating both the value and effect of momentum, Tim Ervin of Manistee Alliance for Success introduced a new grant awarded to the Initiative by the Michigan Department of Treasury for implementation and explained that the grant was written to target support for zoning and the development of an Agriculture Innovation District—both common themes that had emerged through the collaborative goal-setting process. Ten posters, one for each theme and its associated priorities, were affixed to the wall. Participants were given Brown's Family Orchards &- Honey, Onekama Echo Bend Farm. Arcadia Loving Dove Farm, Bear We Narrow Gauge Farms &- Forge, Beulah Potter Road Farm, Bear Lake Still Grinning Gardens, Frankfon Ware Farms, Bear Lake ~ .. EATING IS AN A GR/CULTURAL ACT... WENDELL BERRY N �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 3 5.1 Shared Community Priorities table Lakes to Land RE f: 10 AL I IT IATI V ~ SHARED COMMUNITY PRIORITIES AGRICULTURE Blaine Consider deve lop ing an agricu lture vita lity strategy Pleasanton Develop agricultu re -based economic deve lopment. Crystal Lake Ord in ances should be adopted and enforced from nuisances such as blight, noise, air, smoke, light and water pollution I Joyfield I Gilmore _ Honor rM ulti-townsh ip house hold dump day I Blight 1 Developme nt of a blight/junk ord inance. I Bea r Lake Twp 1 1 Develop an enforcable bl ight and junk ordi nance and take steps to implement it. Elimi nate bl ight Crystal Lake I !~?rove comm unication a~d cooperation between Crysta l Lake Towns hip and its citizens and other loca l units of governmen t. Manistee Reinstitute semi-an nu al meet ings with neigh boring townsh ips Ma nistee Expand/Use Web Page and Facebook to promote Manistee and link to CVB, Chamber & AES Crystal Lake Encouraged development in locations with public services and consiste nt with t he density, character, and development in the area and ou r Corn erstones Elberta Historic Life Savi ng Station Preservation 1 Joyfield Growth in light industry/smal l business (train ing, zon ing issues) Ma nistee Work w ith Main Street/ODA to recruit more business options 1---- - - - Ma nistee Promote Gu idebook for Economic Development/Job Creation Honor Develop design gu idel ines that expresses the community's vision for achieving a desired Village character. Arcadia Implement commercial streetscape improvements. 1 I Ma nistee Twp. ;-Bear Lak~-Village Page 11 Continue to we lcome construction of large retail stores in the township l Revitalize downtown Shared Priorities 06.27.2073 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 4 Lakes to Land RH: 10 Al I lll ATI V INFRASTRUCTURE: EXPAND AND IMPROVE Elberta 1 Sewer/Water infrastructu re I infrastructu re - w ireless, natura l gas IJoyfie ld Joyfie ld Townsh ip roads - assessment, upgrades, trai ls Blaine Develop a road improvement plan to cover mai ntenance, site plans (private roads) and good commun ication and coord ination with MDOT and Cou nty Road Gilmore Technology Commission . Project ana lysis and feas ibility study of insta Iling a san itary sewer system . Arcadia lr----------Arcadia Ut ilize and develop the faci lities at t he Pleasant Va lley Community Center to be . t he loca l and reg ional trail hub. Create and Improve Way-fi nd ing signage and Enha nce the commercial co rri do r ! t hrough t raffic controls and improved pedestrian/non-motorized access and offstreet parkin g. Adopt Energy Independence Plans, including commu nity energy generation and reduction in grid-based energy based on fossi l fuels. 1 I ! I I Fran kfo rt Fran kfort Affordab le sewer High-speed Intern et infrastructure -~-- - - - - - ------M-22 SCENIC HIGHWAY 1 M-22 Scen ic Highway Designation One kama M-22 corridor/ Scenic Heritage route - Pu rchase the vacant properties along South Street for the pu rpose of deve lop ing a pub lic access poin t to the Platte River. - - - - -- - - - - - - - - - - - - - , Penfold Park Marina (dredgi ng, raised boardwa lk/fishing deck, kaya k/canoe launch, con nect to Betsie Va lley Trai l) Elberta Elberta Elberta ! Fran kfort ! I Ma nistee Twp. I Bea r Lake Twp . ! Bea r Lake Vil lage Bea r Lake Vi llage ~ - RECREATION OPPORTUNITIES AND IMPROVE EXISTING FACILITIES Honor l - -- Gilmore XP. l - -- - - Elberta beach park development (parki ng, picn ic tables, restrooms, cha nging area, play area/lan dscaping) T°Elbe rta Dunes Sout h (trail si~ gn_s_, -be_n_c-he- s, loo kout platforms, natura l-h isto ry ! sign age, promote yea r rou nd activities, se If-composting style permanent I restrooms) ,..__--- ~ - - - - - - - - - - - -- - - - - - - - - - - - - < new sta nda rds fo r pu blic facilities in recreationa l destinations and I Create deve lop publ ic private partners hip(s) to bu il d these fac ilities I Provide more access to the Big Man istee I Develop a pa rks and recreation plan . I Rive r Commu nity Center I Pa rk Faci lity/Pu blic Restrooms ar Lake Vl llage_ _ s_ ye_a_r_R_e_c_ re_a_ti_o_ n _P_la_n_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Page 12 Shared Priorities 06.27.2013 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 5 Lakes to Land Rf f. 10 Al I IT IATI V SPECIAL REGULATIONS/ ZONING Review and revise Rural Prese rvation Zon ing District of the Zon ing Ord inance Crystal Lake lBlaine Blaine , Elberta Gilmore lGilmore Honor IDevelop a scenic view protection plan Simplify PUD process , Zoning Ord inance critique and revision Fund ing to incorporate zon ing revisions and provide fo r legal review of zo ning ord inance . I Rura l scenic chari oteer prese rvation. Revisions to t he zon ing ordina nce. ! Fran kfort I Update the Zon ing Ord inance. I Update Parking regu lation.sand standard II · Develop Zon ing Ordinance(s) for Altern ative and Renewable Energy col lection, storage and use along with co nservation sta ndards that wi ll bri ng about the reduction in energy demand. Requi re buffers & connections between different land use districts I Pleasanton Fran kfort Manistee Twp . Manistee Twp. : Onekama Onekama TRAILS SYSTEM Gilmore I Stream line permitting processes , Zoning ord inance rewrite Protection of "Natural Resou rces" (wate rshed, agriculture, etc.) LAND AND WATER Trail Systems Pleasanton Develop a non-motorized transpo rt ation route through the Village linking the Village to the Sleeping Bea r Dunes Nationa l Lakeshore. Develop a mu lti-user tra il system t hroughout t he Township t hat also connects to regional trail systems. Arcadia Developme nt of blue and green non-motorized transportation tra ils. Bea r Lake Twp . Develop tra il systems t hroughout t he community and provide li nkages to regional trail systems. Onekama Bike/ hiking pathway/ trail pla n Joyfield Trails/ bri dge over Betsie River Cry~tal Lake Incorporate water quality and stor m water MDEQ BMP's into la nd use plan ning and zoning recesses . Develop a watershed plan, including management, committee and protection Honor Blaine Arcadia Manistee Twp . Page I 3 Develop a Watershed Plan. I Encourage buffers around lakes & streams Shared Priorities 06.27.2013 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 6 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 7 5.2 Volunteer card Lakes to Land RLC.:.10 AL INI II All Vl Name: _ _ _ _ _ _ _ _ _ _ _ __ Address: _ _ _ _ _ _ _ _ _ _ _ __ Sli, irf'd Prlorllk•s A Agriculture 8. Reduce Blight and Nuisance, Erm il: _ _ _ _ _ _ _ _ _ _ _ __ C. lmpro'-'3 (or,ynunication~ I am lntw.s!ld 1n waliin; on OM of tt- prioritia,: D. Ecooomic D<>Wk,pmoot E. Expand and l"l"o"" lnfra,tructure F. M-22 Scenic Highway G. Expand Racrootion and l~ra.... Facilitie, H. Spacial Regulation, / Zon ing Trail, Sy,tem, (Lend end Weter) J. Wotec Qua lily four sticker “dots” and asked to vote for the four topics they considered to be of the highest priority. As indicated by the table below, the topics that received the greatest number of votes were trail systems, infrastructure, and economic development. Each participant was also given a card with all ten of the priorities listed and asked to provide their names, contact information, and their top three choices of topics on which ••• Thank you! they would like to work. Based on that selection, they convened with other interested parties at the table marked with that topic’s letter for a discussion about that issue. In this way, the meeting both created a communication mechanism for future committee work and began to foster the relationships required to build it. In many ways, the Priority Sharing Meeting accomplished much of what was hoped would be done at the Convention of Communities by providing a forum to view and discuss the collaboration as a whole with fresh plans in hand, and by presenting the collaboration to a wider audience. Accordingly, later discussions among the Leadership began exploring the best format for the collaboration’s next steps with an eye toward turning the Convention of Communities into an event meant for a future purpose. 5.3 Regional Collective Priorities table REGIONAL COLLECTIVE PRIORITIES Priority Votes Trail Systems: Land and Water 31 Infrastructure: Expand and Improve 29 Economic development 28 Special Regulations / Zoning 25 Reduce Blight and Nuisances 23 Recreation: Expand Opportunities and Improve Facilities 19 Water Quality 16 Agriculture 15 M-22 Scenic Highway 9 Improve Communications 7 �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 9 Collaboration As the project’s focus began to shift from planning to implementation, it became clear that the structure of the collaboration may also need to adapt. Planning commissions are designated by Michigan law as the principal authors of a master plan, and so the candidates for members of a planning collaborative were relatively easy to identify. Implementation, on the other hand, is best practiced with all available hands. The preliminary work committees suggested at the Priority Sharing Meeting represented a possible pool of participants, but need a firmer formation and leadership. Items that rose to the top of the collaboration’s immediate needs included a new organizational structure to replace the one that had been guided by the project’s initial documents, the capacity to assume responsibility for that structure without the constant oversight of consultants, and partnerships with state agencies, foundations, and other entities who could assist with the implementation. An important step toward capacity building came with the training of 23 of the planning commissioners serving jurisdictions within the collaboration through the Michigan State University Extension Citizen Planner program. Those who took the class reported learning a great deal about planning in general and also had yet another opportunity to interact with other planning commissioners, sharing strategies and forming relationships. Being armed with knowledge is important, but putting that knowledge to use is what L2L is all about. With the master plans written, communities are faced with the charge of implementing them. After several meetings and discussions, a core group of Lakes to Land leaders with the help of Manistee Alliance for Economic Success recommended creation of a 501(c)(3) as the appropriate structure under which to organize the collaboration’s future efforts towards implementing the newly adopted master plans. Much of the work at developing this backbone entity is still being determined, but it is assured that the philosophy is based �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 0 on a community collective action model. communication were bandied about: process is waning to a narrow focus on The desire is to help communities Would it be better to have the agency adoption procedures, the collaborative collaborate and co-generate knowledge present all its options and then try to fit structure that produced an in order to achieve community change. one as closely as possible? Or should unprecedented nine coordinated plans, This organization would be a framework L2L representatives lay their case on the woven together with shared geography for cross sector implementation and table and ask the agency to design a and concerns, continues to hum with collaboration, providing a backbone procedure around it? Would it be better anticipation. Work has begun on of support services to L2L participants to talk to a number of partners at once launching a food innovation district, to help implement and achieve their to garner a “big-picture” discussion, designating an M-22 scenic byway, priorities and goals. The entity would or would one-on-one meetings and new protections for the Arcadia be a hub for a collective action model allow for more attention to detail? Lake watershed. With the assistance that would develop and “connect the Meetings have been held with regional of the Executive Office, a meeting dots” between public agency, private representatives from the Michigan has been held with State department foundation, academic and other resources Department of Natural Resources, leadership to review the process, and master plan priorities, including Michigan Department of Environmental results, and priorities of the L2L. In those involving multiple jurisdictions. Quality, and the Michigan Department addition, L2L is also on the agenda for The application and the October Annual supporting documentation Meeting of the “The master plan is not the most has been prepared and Council of Michigan the official filing with the Foundations. valuable thing that has come from Internal Revenue Service Foundations will is anticipated in 2014. learn about L2L and, this. Building relationships has more importantly, The implementation arm have an opportunity of the L2L Initiative is been the biggest value. The network to become part of also faced with a larger a collective action question centered on the is being built from the citizens up.” framework for involvement of partners. implementation. Many, such as the Michigan Another Department of Natural Resources, had of Agriculture and Rural Development, implementation grant opportunity is very clearly-outlined procedures for any and both the “backbone entity” and the being developed that would design a given community to request grant funds implementation partners are learning water and land trail system within the and other assistance, but no procedures together how to collaborate to fulfill region, connecting with trails outside at all to accommodate a request each others’ goals. This is a process that of the region and look at ways that L2L shared among many communities. This will no doubt continue into the future. participants can better manage and represented more of an opportunity than develop recreational assets. an insurmountable hurdle, especially At the time of this writing, the above given the gubernatorial administration’s mentioned questions continue to be a Even as these steps toward tangible overall emphasis on collaboration as topic of discussion and action among progress are underway, it is also evidenced by a complete restructuring the Leadership Team members, a roster appropriate to reflect on a passage of the state’s revenue sharing program that has swelled over the last two from the April 2014 minutes of the L2L to reward communities that could years to include the Little River Band of Leadership Team: “The master plan demonstrate wise use of resources Ottawa Indians as well as additional is not the most valuable thing that has through shared services. However, it planning commissioners and other come from this. Building relationships is always challenging to make broad officials who have taken an interest has been the biggest value. The changes to business-as-usual in a large in the project as it has grown. Even network is being built from the citizens bureaucracy, and several methods of as attention to the master planning up.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 1 5.4 Lakes to Land Master Plan covers Pl ... ~ES 10 ,A>-40 ~£G1Vl'.A eosontOn Tiownsh-.,pP · · - c 1-..1 fl Al - Land ~ -4. . ""_P..Ie ond i · , ,- �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 2 �BEAR LAKE TOWNSHIP 7771 LAKE STREET • BOX 187 , .BEAR LAKE, MICIBGAN 49614-0187 July a, 2014 Bear Lake Township Planning Commission Quarterly Meeting Public Hearing~Maste r Plan The meeting was called to order at 6:45 p . m. by Chair, Bill Ringel . Roll call was taken . PC members present: Bill Ringel, Cindy Zatarga, Floyd Bowling Jr., Janette May, and Kristie Harless . Also present, Corky Best, township supervisor. No others present. The pµblic heari ng was opened at 6:55 p.m . The master plan was discussed . Janette had reviewed the final copy of the plan, and noted that the changes recommended by the pla~ning commission had been done . We are going to ask that a photo of the township hall be added before the final printing if possible. There being no other questions or discussion, the public hearing was closed at 7 : 10 p . m. The minutes of· the quarterly meeting on April 8, 2014 were reviewed . Motion by Janette May, second by C~ndy Zatarga, to approve the minutes as printed . All voted in favor . Motion by Janette May, second by Cindy Zatarga, to approve the maste r plan as printed with the addition of a picture of the township hall if possible, and accept the 2014 master plan from Beckett and Raeder and forward to the Bear Lake Township Board for approval . Roll call vote: yeas, Janette May, Floyd Bowling Jr . , Cindy Zatarga, Bill Ringel, and Kristie Harless . Nays : none. Motion carried. Next we will be working on the wind ordinance, and our next quarterly meeting will be on Tuesday, October 14, 2014. There being no further business, meeting was adjourned at 7 : 55 p.m. by Chair, Bill Ringel. Respectfully submitted, ~~~~ Kristie Harless, secretary Bear Lake Township Planning Commission .; �BEAR LAKE TOWNSHIP COUNTY OF MANISTEE, MICHIGAN TOWNSHIP BOARD RESOLUTION RESOLUTION #i 01. r 1 6 . of 2014 TOWNSHIP BOARD RESOLUTION TO ADOPT BEAR LAKE TOWNSHIP MASTER PLAN WHEREAS, the Michigan Planning Enabling Act (MPEA) authorizes the Planning Commission to prepare a Master Plan for the use, development, and preservation of all lands in the Townshi p; and WHEREAS, the Planning Commission prepared a master Plan and submitted the Plan to the Township Board for review and comment; and WHEREAS,. the plan was distributed for review to entities identified in the MPEA, and WHEREAS, the Planning Commission held a public hearing on July 8, 2014 to consider comment on the proposed Master Plan; and WHEREAS, the Planning Commission finds that the proposed Master Plan is desirable and proper, and furthers the use, preservation, development goals, and strategies of the Township; and WHEREAS, the Township Board also finds that the proposed Master Plan is desirable and proper, and furthers the use, preservation, development goals, and strategies of the Township; THEREFORE BE IT HEREBY RESOLVED AS FOLLOWS: ADOPTION OF THE BEAR LAKE TOWNSHIP MASTER PLAN. The Township Board hereby approved and adopts the proposed Master Plan, including all of the chapters, figures, maps, and tables contained therein. Motion by: Seconded. by: BE:::?T M 8'{ I, the undersigned, the Clerk of the Township of Bear Lake, Manistee County, Michigan, do hereby certify that th~ foregoing i.s a true and complete copy of c';.ttain proceedings taken I.> the Bear Lake Township Board at its regular meeting held on __._ _,, I 2014 relative to adoption of the resolution therein set forth; that said meeting was conduct d and public notice of said meeting was given pursuant to and in compliance with the Open Meetings Act, being Act 267, Public Acts of Michigan, 1976, and that the minutes of said :zfil I(pl ~o l~ meeting were kept and will be made available a s ~ by sa: Dated: A~· ~ / 4 ~ lut/l2....J.,qjt14~-'--11---'~~f-----'-"--~,L_'- l- -/ ) Deanna Pattison, Bear Lake Towns~ip Clerk � 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 Bear-Lake-Twp_Master-Plan_2014 Creator An entity primarily responsible for making the resource Planning Commission, Bear Lake Township, Manistee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2014-09-06 Title A name given to the resource Bear Lake Township Master Plan Description An account of the resource The Bear Lake Township Master Plan was prepared by the township's Planning Commission and adopted on September 6, 2014. Subject The topic of the resource Master plan reports Bear Lake 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/f9e05c6ff904f903668291e059cd61f9.pdf d6161b7e5fa16a4529245078f585f336 PDF Text Text Bear Lake Village Zoning Map Legend Highways Roads 1111 ROW CJ Parcels CJ Bear Lake ·-----, L____: Village Boundary Bear Lake Twp. Map created by the Manistee County Planning Dept. 7/17/2019 MAIN ST S S H OR E D R MAIN ST RUSSELL ST ST EUCLID ST E LAK P -~ y y 1 2 nt se se erla erla me ttle iple U iple U s Ov n Ov e s t t S l l io ia l Mu Mu usine otect ent n B ad Pr sid w o Re t llhe wn We Do 0 75 150 300 I ' STUART ST LYNN ST WISE ST SMITH ST MAPLE ST W ST ² 450 Feet 600 PLEASANT ST DR VIRGINIA ST HO S KI N Zoning Districts CODY ST r - L HOPKINS RD CHIPPEWA HW Y POTTER RD � 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 Bear-Lake_Zoning-Map_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 2019-07-17 Title A name given to the resource Bear Lake Village Zoning Map Description An account of the resource The Bear Lake Village Zoning Map was prepared by the Manistee County Planning Department on July 17, 2019. Subject The topic of the resource Zoning--Michigan Zoning--Maps Bear Lake (Mich.) Bear Lake 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/a0940e4950e29b515fca7331b124a73e.pdf 4e5d711c3dceb837694332b84b499dee PDF Text Text Lakes to Land Regional Initiative Uni q u e R e g i o n . U n i q u e C o m m u n i t i e s . S h a r e d V i s i o n Village of Bear Lake Master Plan J u l y 2014 . �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �village of bear lake Master Plan jULY 2014 Acknowledgements ALLIANCE FOR EaoNoMro SucoEss Village Council Glen Moore President B R CD Beckett&Raeder Carver Edwards Melanie Ware Ron Ronning Jim Mlejinek Jeff Bair Jackie Johnson Don Hyms Alice Howe Planning Commission Barb Farfsing CHARLES STEWART MOTT FOUNDATION Planning Commission Chair Lakes to Land Leadership Team Jeff Bair David Reed Wendy Austin ROTARY CHARITIES -·~ -- - -$¥) ......." o/ TRAVERSE C I TY Jackie Johnson �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �Contents Glossary vii Introduction Participating Communities I-4 Context Regional Setting C-1 Natural Assets C-11 Transportation C-27 Regional Recreation C-39 Cultural Resources C-53 Demographics C-59 Dashboards C-67 County Plans C-77 Community Engagement Outreach E-1 Visioning E-9 Bear Lake Village People and Land Expectations P-1 People and Places P-11 Infrastructure P-21 Land P-29 Action Plan P-39 Appendix A i Appendix B xv Implementation Priority Sharing M-1 Collaboration M-9 �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i i Glossary Sources APA - American Planning Association Planner’s Dictionary EPA - Environmental Protection Agency MI NREPA - Michigan Natural Resources and Environmental Protection Act B&R - Beckett & Raeder, Inc. Blight Unsightly condition including the accumulation of debris, litter, rubbish, or rubble; fences characterized by holes, breaks, rot, crumbling, cracking, peeling, or rusting; landscaping that is dead, characterized by uncontrolled growth or lack of maintenance, or damaged; and any other similar conditions of disrepair and deterioration regardless of the condition of other properties in the neighborhood. (Lincoln, Nebr., APA) Buffer (also screening) A strip of land, fence, or border of trees, etc., between one use and another, which may or may not have trees and shrubs planted for screening purposes, designed to set apart one use area from another. An appropriate buffer may vary depending on uses, districts, size, etc., and shall be determined by the [appropriate local board]. (Pomfret Township, N.Y., APA) An area of land, including landscaping, berms, walls, fences, and building setbacks, that is located between land uses of different character and is intended to mitigate negative impacts of the more intense use on a residential or vacant parcel. (Dona Ana County, N.Mex., APA) A strip of land with natural or planted vegetation located between a structure and a side or rear property line intended to separate and partially obstruct the view of two adjacent land uses or properties from one another. A buffer area may include any required screening for the site. (Charlotte, N.C., APA) Open spaces, landscaped areas, fences, walls, berms, or any combination thereof used to physically and visually separate one use or property from another in order to mitigate the impacts of noise, light, or other nuisance. (Clarkdale, Ariz., APA) Man-made or natural vegetated area with plantings to protect adjacent permitted residential uses from noise, odor, dust, fumes, glare, or unsightly storage of materials in commercial or industrial districts. (Rock Hall, Md., APA) Buffer zone (also transitional zone): Districts established at or adjoining commercial-residential district boundaries to mitigate potential frictions between uses or characteristics of use. Such district regulations may provide for transitional uses, yards, heights, off-street parking, lighting, signs, buffering, or screening. (Miami, Fla, APA.) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i i i Cottage Industry (also home-based business; home occupation) A small, individual-owned business or concern that functions without altering the residential character of the neighborhood, and which does not create any negative impacts on the public health, safety, and general welfare of the adjacent property owners. (Dona Ana County, N.Mex, APA.) A business in a residential area conducted primarily by the residents of the property manufacturing artistic, handicraft, and other craft items. (Monterey County, Calif., APA) A processing, assembling, packaging, or storage industry, generally employing fewer than 20 persons, conducted wholly within an enclosed building located on a site isolated from other such uses, generating low traffic volumes and with little or no noise, smoke, odor, dust, glare, or vibration detectable at any property line. (Multnomah County, Ore., APA) A use conducted for the generation of revenue entirely within a dwelling, or in an accessory structure located on the same lot or tract as a dwelling, which complies with the requirements of [local code]. The use must: be clearly incidental and secondary to the use of the property for residential purposes; not change the character of the structure or area; or have any exterior evidence of the workshop. Home workshops are intended to be limited to low intensity uses that produce or repair a product, but can be operated in such a way that they do not adversely affect adjacent properties. (Fort Wayne, Ind., APA) Conservation Easements A nonpossessory interest in real property imposing limitations or affirmative obligations, the purposes of which include retaining or protecting natural, scenic, or open space values of real property; assuring its availability for agricultural, forest, recreational, or open space use; protecting natural resources; or maintaining air or water quality. (Muskegon, Mich., APA) A nonpossessory interest in land that restricts the manner in which the land may be developed in an effort to conserve natural resources for future use. (Rock Hall, Md., APA) Anonpossessory interest of a holder in real property imposing limitations or affirmative obligations for conservation purposes or to preserve the historical, architectural, archaeological, or cultural aspects of real property. (Concord, N.C., APA) An easement intended to protect, preserve, and conserve a natural feature, which shall prohibit the construction of any buildings or structures within the easement and shall prohibit the removal of all vegetation, except that which is necessary for protecting the public health and safety and/or according to an approved forest management plan, where required. (Wayne County, Ohio, APA) Dark Sky Provisions An ordinance or portion thereof designed to protect and promote the public health, safety and welfare, the quality of life, and the ability to view the night sky, by establishing regulations and a process of review for exterior lighting. (Ketchum, Idaho, B&R) Existing Land Use Map A map depicting the use of each parcel at the time of the writing of a master plan. (B&R) Future Land Use Map A map depicting the intended land use in each area of a jurisdiction. (B&R) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i x Impervious Surface Any hard-surfaced, man-made area that does not readily absorb or retain water, including but not limited to building roofs, parking and driveway areas, graveled areas, sidewalks, and paved recreation areas. (Lake County, Ill., APA) Any nonvertical surface artificially covered or hardened so as to prevent or impede the percolation of water into the soil mantle, including but not limited to roof tops excepting eaves, swimming pools, paved or graveled roads, and walkways or parking areas and excluding landscaping, surface water retention/detention facilities, access easements serving neighboring property, and driveways to the extent that they extend beyond the street setback due to location within an access panhandle or due to the application of [county] requirements to site features over which the applicant has no control. (King County, Wash., APA) Any material that substantially reduces or prevents the infiltration of stormwater into previously undeveloped land. “Impervious area” shall include graveled driveways and parking areas. (Sandy, Ore., APA) A surface consisting of asphalt, concrete, roofing material, brick, paving block, plastic, or other similar material which does not readily absorb water. (Bayfield County, Wisc., APA) Any material which prevents, impedes, or slows infiltration or absorption of storm water directly into the ground at the rate of absorption of vegetation-bearing soils, including building, asphalt, concrete, gravel, and other surfaces. (Traverse City, Mich., APA) Low Impact Development An approach to land development (or re-development) that works with nature to manage stormwater as close to its source as possible. (EPA) Open Space land free of human structures, including non-permeable surface coverings to be used for parking. Open space may be privately owned and used for agriculture, forestry, or other commercial, recreational or aesthetic purposes. Open space may also be publicly owned land for parks or resource preservation. (EPA) Overlay zoning district An area where certain additional requirements are superimposed upon a base zoning district or underlying district and where the requirements of the base or underlying district may or may not be altered. (Milwaukee, Wisc., APA) A special district or zone which addresses special land use circumstances or environmental safeguards and is superimposed over the underlying existing zoning districts. Permitted uses in the underlying zoning district shall continue subject to compliance with the regulations of the overlay zone or district. (Merrimack, N.H., APA) A zoning district to be mapped as an overlay to a use district and which modifies or supplements the regulations of the general district in recognition of distinguishing circumstances such as historic preservation, wellhead protection, floodplain or unit development while maintaining the character and purposes of the general use district area over which it is superimposed. (Lancaster, Ohio, APA) Provides for the possibility of superimposing certain additional requirements upon a basic use zoning district without disturbing the requirements of the basic use district. In the instance of conflicting requirements, the stricter of the conflicting requirement shall apply. (Racine County, Wisc., APA) A district established by ordinance to prescribe special regulations to be applied to a site in combination with the underlying or base district. (Blacksburg, Va., APA) Zoning districts that extend on top of more than one base zoning district and are intended to protect certain critical �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | � features and resources. Where the standards of the overlay and base zoning district are different, the more restrictive standards shall apply. (Hilton Head, S.C., APA) Screening (also berm; buffer; fence; visual obstruction) (1) A method of visually shielding or obscuring one abutting or nearby structure or use from another by fencing, walls, berms, or densely planted vegetation; and (2) the removal of relatively coarse floating or suspended solids by straining through racks or screens. (Siskiyou County, Calif., APA) A method of visually shielding or obscuring an abutting or nearby use or structure from another by fencing, walls, berms, or densely planted vegetation. (Clarkdale, Ariz., APA) The treatment created with landscaping or a decorative two-dimensional structure to visually conceal an area or on-site utilitarian use that is considered unattractive. (Burien, Wash., APA) Sedimentation Control Ordinance An ordinance or portion thereof designed to manage the effects solid particulate matter, including both mineral and organic matter, that is in suspension in water, is being transported, or has been removed from its site of origin by the actions of wind, water, or gravity and has been deposited elsewhere. (MI NREPA part 91) Sense of Place (also community character; community of place) The constructed and natural landmarks and social and economic surroundings that cause someone to identify with a particular place or community. (Wisconsin Department of Natural Resources, APA) The characteristics of a location that make it readily recognizable as being unique and different from its surroundings and that provides a feeling of belonging to or being identified with that particular place. (Scottsdale, Ariz., APA) Environmentally Sensitive Areas Environmentally sensitive areas include important natural resources such as sensitive topographic features (i.e. steep slopes (>15%)), geologic/geomorphic formations, sinkholes and karst terrain; scenic vistas/overlooks/lookouts; and public and private forest and woodlands. These areas also include wildlife management areas/natural areas designated for the protection of wild animals, within which hunting and fishing are either prohibited or strictly controlled. Identification of environmentally sensitive areas in your community can assist the community protect these important resources. (EPA) Setback (also lot definitions) The minimum distance by which any building or structure must be separated from a street right-of-way or lot line. (Blacksburg, Va., APA) The required distance between every structure and the lot lines of the lot on which it is located. (Doylestown, Ohio, APA) The distance between a street line and the front building line of a principal building or structure, projected to the side lines of the lot and including driveways and parking areas, except where otherwise restricted by this ordinance. (Duluth, Ga., APA) Erosion The removal of soil through the actions of water or wind. (APA) The detachment and movement of soil or rock fragments, or the wearing away of the land surface by water, wind, ice, and gravity. (Champaign, Ill., APA) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i The general process by which soils are removed by flowing surface or subsurface water or by wind. (St. Paul, Minn., APA) The process by which soil particles are mobilized and transported by natural agents such as wind, rainsplash, frost action, or surface water flow. (Burien, Wash., APA) Detachment and movement of soil, rock fragments, refuse, or any other material, organic or inorganic. (Sandy, Ore., APA) The detachment and movement of soil, sediment, or rock fragments by water, wind, ice, or gravity. (Cudahy, Wisc., APA) The wearing away of the ground surface as a result of the movement of wind, water, ice, and/or land disturbance activities. (Minneapolis, Minn., APA) The wearing away of land by the action of wind, water, gravity or a combination thereof. (Grand Traverse County, Mich., APA) Stormwater Management (also drainage) Any stormwater management technique, apparatus, or facility that controls or manages the path, storage, or rate of release of stormwater runoff. Such facilities may include storm sewers, retention or detention basins, drainage channels, drainage swales, inlet or outlet structures, or other similar facilities. (Champaign, Ill., APA) The collecting, conveyance, channeling, holding, retaining, detaining, infiltrating, diverting, treating, or filtering of surface water, ground water, and/or runoff, together with applicable managerial (nonstructural) measures. (Redmond, Wash., APA) The system, or combination of systems, designed to treat stormwater, or collect, convey, channel, hold, inhibit, or divert the movement of stormwater on, through, and from a site. (Temple Terrace, Fla., APA) Vegetative Buffer (also riparian) An area extending landward from the ordinary high-water mark of a lake or stream and/or from the edge of wetland that provides adequate soil conditions and native vegetation for the performance of the basic functional properties of a stream corridor and other hydrologically related critical areas. . . .(Yakima County, Wash., APA) Viewshed The area within view from a defined observation point. (California Planning Roundtable, APA) A visually sensitive area that is visible from a defined observation point. (Loveland, Colo., APA) Zoning District (also base zoning district; land-use classification) A section of the city in which zoning regulations and standards are uniform. (Wood River, Ill., APA) Any district delineated on the official zoning district map under the terms and provisions of this code or which may hereinafter be created subsequent to the enactment of this code for which regulations governing the area, height, use of buildings, or use of land, and other regulations relating to development or maintenance of existing uses or structures, are uniform. (Hedwig Village, Tex., APA) An area or areas within the limits of the city for which the regulations and requirements governing use, lot, and size of building and premises are uniform. (Hopkins, Minn., APA) Any section, sections, or divisions of the city of which the regulations governing the use of land, density, bulk, height, �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i i and coverage of buildings and other structures are uniform. (Cabot, Ark., APA) A land use area or zone established by this title for the designated intent. (Sandy, Ore., APA) A designated area of the territory of the city within which certain uniform zoning regulations and requirements, or various combinations thereof, apply as set forth in this title. (Santa Rosa, Calif., APA) A part, zone, or geographic area within the city or under its extraterritorial jurisdiction within which certain zoning or development regulations apply. (North Liberty, Iowa, APA) A portion of the city within which certain uses of land and buildings are permitted, and certain other uses of land and buildings are prohibited, or within which certain yards and other open spaces are required, or within which certain lot areas are established, or within which certain height limits are required for buildings, or within which a combination of such aforesaid regulations are applied, all as set forth and specified in this title, or any of the districts with which any combining regulations are combined. (Richland, Wash., APA) Zoning Map (also official map) A map that graphically shows all zoning district boundaries and classifications within the city, as contained within the zoning code, which is signed by the community development director and on file in the planning department. (Escondido, Calif., APA) The map adopted as an ordinance by the municipality that delineates the extent of each district or zone established in the zoning ordinance. (Grand Forks, N.Dak., APA) The map or maps that are a part of this zoning code and that delineate the boundaries of all mapped zoning districts within the physical boundary of the city. (Newport, R.I., APA) The map and any amendments thereto designating the zoning districts, incorporated into this ordinance by reference. (Wood River, Ill., APA) The map delineating the boundaries of zones which, along with the zoning text, comprises the zoning ordinance. (North Liberty, Iowa, APA ) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i i i [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i v [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Introduction �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 1.1 The Lakes to Land Regional Initiative Leadership Team 1.2 Arcadia Furniture Factory 1.3 Bear Lake School 1.4 Frankfort harbor entrance 1.5 Downtown Frankfort, 1940 1.6 Platte River Trout Pond rearing grounds before the state hatchery 1.7 A car ferry returns to Elberta, 1930s 1.8 Manistee Historic Salt and Logging Operations 1.9 Lake view from the top of Prospect Ave., Onekama I-2 I-5 I-6 I-7 I-7 I-7 I-8 I-8 I-9 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 1 Why a collaborative master plan? Residents of 16 communities along the State of Michigan’s northwestern coast have decided to join forces in order to commandeer their future and set a course to navigate their growth and development together. The purpose Michigan has never seen collaboration like this before. A project that began as five townships striving for better coordination has expanded into the largest planning effort of its kind in the state. Ten townships, four villages, and two cities have come together to define themselves as belonging to one cohesive region with the potential to become more than the sum of its parts. The unique formation represented in this report is designed to plan for the region while maintaining communities’ individual identities. By undertaking the collaborative master planning process, residents have discovered ways to work together as a united front, sharing assets and collaborating on ideas to achieve economic well-being and excellent quality of life. We can identify the role that our communities’ unique assets play within both the region and the state, then use that understanding to shape the future we will all share. The strategies • • • • • Develop individual master plans for each community that doesn’t have one; Identify regional collaborative opportunities; Identify cross-community collaborative opportunities; Develop community-specific and regional implementation strategies; Develop the organizational capacity necessary to implement the plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 2 What is a master plan? What is a collaborative master plan? “Master plan” is a serious-sounding name, and indeed it’s a serious document. Intended to provide a clearly articulated vision of the community 15 to 20 years into the future, it either succinctly describes persistent concerns or defines the development of the “ideal” community. It also contains a guide to achieve that development based on careful study of many factors, and it can be legally referenced in land use decisions. For the purposes of this planning process, a collaborative master plan is a document that contains an articulated vision, with defined goals and strategies, for the future development of a geographic area based upon input from members of more than one community. Basically, it’s the same plan we just talked about—now with all our neighbors on board. But before it’s all those things, a master plan is a dream. The process of master planning begins with dreaming about how a community could be a better place to live. Citizens gather and share perspectives on their community’s strengths, weaknesses, opportunities, and threats. We talk about what the physical spaces in a community mean to us, how we would like to use them, and what we could do to make them better. We consider the challenges facing us and the organizations we could enlist to help overcome those challenges. These are issues which must be considered for the success of any community, and the residents of the communities participating in this collaboration have decided to take it into our own hands. We know that unless we take control of our destiny, individually and as a region, our dreams may be left to debate. Planning at the local level is usually by definition limited to one community, but collaborative master plans have the luxury of erasing municipal boundaries to view the region as a whole. They are also synonymous with increasingly syllabic names like “regional strategic growth planning” or “regional asset-based land use development planning.” This collaborative master plan contains a “statutorily compliant” (see next page for legalese) master plan for our unique community, along with a regional component that seeks to understand collaborative opportunities, goals, and strategies. 1.1 The Lakes to Land Regional Initiative Leadership Team But...why? The benefits of having an updated master plan are that it will: • • • • • provide a point of reference for all land use decisions. prevent arbitrary or capricious decision-making. ensure wise use of resources. assist in preserving community assets. provide a sound basis for funding opportunities. The benefits of collaborative master planning include: • • • • • • • • facilitating partnership within a geographical region. providing consistency between communities. helping communities identify and shares resources. protecting land use types and natural resource assets that cross municipal boundaries. providing a well-documented and justified basis for funding requests. understanding possible opportunities to achieve economies of scale. capitalizing on existing assets. understanding how sustainability plays a role in maintaining a high quality of life for current and future generations. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 3 History of the regional initiative: What came before... In the beginning, there were five. As 2011 drew to a close, informal discussions among leaders in several communities had coalesced into a decision to forge ahead with a bold new idea: five neighboring townships would join forces to produce a cohesive set of master plans and implementation strategies. Initial assistance came from The Alliance for Economic Success (AES), an economic development organization serving Manistee County and the surrounding area that provides neutral third-party convener and facilitation services to develop organizational capacities and relationships. AES secured funding from the Michigan Department of Treasury State Economic Incentive Program, revised in 2011 to place heavy emphasis on coordination among communities, and the C.S. Mott Foundation. The beginnings of the Leadership Team were formed next and charged with the competitive bidding, interviewing, and selection of a professional planning consultant to guide and facilitate the process. The five original communities quickly found company. Neighboring townships which did not have master plans seized the opportunity to create one, and communities which did have master plans asked to participate in the implementation phase. Within eight months, the collaboration had tripled in size to encompass 16 communities, signaling a hunger for cooperation. The end result is a defined region with potential collaborative partners and the possibility for greater success. ...and what we did next The process of developing the collaborative and individual master plans began with the formal development of a Leadership Team. Consisting of representatives from each participating community, this team constituted the linchpin of the Initiative: members provided guidance to the consultants, acted as liaisons with their respective communities, and worked with their elected officials. Their first two action items were the selection of a name for the project and the decision to reach out and invite neighboring communities to join. Next, the new Lakes to Land Initiative, or L2L as it is affectionately called, launched a media campaign. The lakestoland.org website was developed, Facebook and Twitter accounts were set up, a centralized phone number was dedicated, and email addresses of interested citizens were collected to begin a distribution list. Press releases kept local news outlets updated, and postcards were sent to every taxpayer within the participating communities inviting them to the visioning sessions. Leadership Team members hung posters advertising the visioning sessions and met with citizens face to face—often the most effective communication method available. The visioning sessions, described in detail in Tab 3, were held throughout the summer in an effort to attract as many seasonal and non-seasonal residents as possible. Each participating community held a session, and two “make-up” visioning sessions were held for members of all communities who were not able to Making it legal According the Michigan Planning Enabling Act of 2008, the general purpose of a master plan is to guide and accomplish, in the planning jurisdiction and its environs, development that satisfies all of the following criteria: • • • is coordinated, adjusted, harmonious, efficient, and economical. considers the character of the planning jurisdiction and its suitability for particular uses, judged in terms of such factors as trends in land and population development. will, in accordance with present and future needs, best promote public health, safety, morals, order, convenience, prosperity and general welfare. It also has to talk about at least one of the following things: • • • • • • • • a system of transportation to lessen congestion on streets; safety from fire and other dangers; light and air; healthful and convenient distribution of population; good civic design and arrangement and wise and efficient expenditure of public funds; public utilities such as sewage disposal and water supply and other public improvements; recreation; the use of resources in accordance with their character and adaptability. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 4 Participating attend their own sessions. Visioning sessions were well attended, with some communities achieving over 100 individuals. At the same time, presentations were given to individual planning commissions and regional conferences such as the Benzie County Water Festival, and Leadership Team members actively worked at inviting their neighboring communities to join the Initiative. As the Initiative grew, it caught the attention of Michigan Governor Rick Snyder. Having recently begun a Placemaking Initiative connecting community development with economic development, Governor Snyder asked to audit the Lakes to Land Regional Initiative in hopes of developing strategies that could be replicated elsewhere in the State. Shortly thereafter, the Michigan Department of Natural Resources selected Lakes to Land Regional Initiative as a pilot project to assist with its own internal efforts in placemaking throughout the State. Meetings were held with representatives from Michigan State Housing Development Authority, Michigan Economic Development Corporation, and Department of Agriculture and Rural Development, all charged with helping Governor Snyder further the State’s Placemaking Initiative. Other pertinent organizations which attended the Leadership Team meetings included the Grand Traverse Regional Land Conservancy, Benzie and Manistee County planning services, Michigan State University Extension Services, Hart Leadership Development, and the Northwest Michigan Council of Governments. Once all of the communities had master plan drafts, about 60 leadership team members, trustees, planning commissioners, and interested citizens attended a “Priority Sharing” meeting to discuss their communities’ pertinent issues. The 69 submitted priorities were arranged into ten themes which could then serve as a basis for the formation of work committees. This process illustrated clearly the potential benefits of collaboration. A series of sessions was conducted during the master plans’ public period that focused on capacity building and learning how to work with funders to maximize opportunities for implementation. Communities which are developing a master plan as part of the Lakes to Land Regional Initiative: Arcadia Township Bear Lake Township Village of Bear Lake Crystal Lake Township Gilmore Township Village of Honor Joyfield Township Manistee Township Pleasanton Township Communities which have recently developed a master plan and wish to collaborate with regional neighbors on implementation: Village of Elberta City of Frankfort Lake Township City of Manistee Onekama Community and Township) Our 2011(Village performance was significantly better than industry averages in most categories �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 5 communities The Lakes to Land communities are situated along the M-22 and US-31 corridors in Northwestern Michigan, stretching from the northern tip of Lake Township in Benzie County to the southern boundary of Manistee Township in Manistee County. It encompasses communities east of US-31 but adjacent to the highway, then continues west to the Lake Michigan shore. In it are villages, cities, and townships displaying a range of character from rural agriculture to urbanized centers. Communities are adjacent to each other, have similar socioeconomic statuses, and share geographic attributes such as natural resources. All communities in the geographic area were informed of the Initiative and invited to join. Haven’t I seen you before? Some of the communities have previously collaborated together. Onekama Township and the Village of Onekama recently developed a joint master plan to facilitate the creation of one greater Onekama municipality. Pleasanton Township, Bear Lake Township, and the Village of Bear Lake attempted to create a joint planning commission and master plan in 2007. The communities in the northern section of the region have had an opportunity to collaborate by developing a regional trail system that spans a number of municipalities. Historical settlements Lumber and railroads were defining influences on the communities in the Lakes to Land region—many towns grew up around sawmills or train stops, nourished by the economic lifeblood such enterprises provided. As the fortunes of those industries went, so too did the fate of a few of the settlements. basswood, hemlock, and beech trees in the township, and the towns were gone by 1910. In Manistee County, the town of Pleasanton, also called Saile Station, had 350 people in 1870. Eight miles east of Pierport and 25 miles north of Manistee, it was home to bucket manufacturers D. and R. Lumley along with a furniture maker, a basket manufacturer, and a blacksmith. Timber, potatoes, butter, and sugar were shipped out. The little hamlet was complete with two churches, a general store, and a school superintendent. Stage travel went to Manistee, Benzonia, and Traverse City, and in 1917 modernity arrived: it had telephone service and was listed as a stop on the Arcadia & Betsie River Railway. Further up on the A&BRR was a little town called Butwell, at the corner of Butwell and Taylor Roads, and all we know about a settlement named Burnham is that it was just due north of Arcadia on the county line. Arcadia Township The Arcadia & Betsie River Railroad, terminating in Arcadia, had extended over 17 miles to connect with the Chicago and West Michigan Railway by 1895. The line maintained an influx of goods to the area and allowed crop transportation from the fertile fields of the township to the markets of Chicago. There was also a good market for ice, which was cut from Bear Lake and hauled by wagon to A&BRR’s Sorenson Station just east of Pleasanton Township from about 1890 until 1937. The Arcadia Furniture Factory on the north end of Bar Lake manufactured both furniture and fine veneers to be sold in Macy’s in New York City. The Village of Arcadia, originally named Starkeville after lumberman Henry Descriptions of two such “ghost towns” in Benzie County date from the year 1877. Gilmore was “located in Blaine Township on the shore of Lake Michigan, 12 miles south of Benzonia. Settled in 1850. Wood and logs shipped. Triweekly stage to Frankfort and Pier Point. George B. Farley, Postmaster and general store.” A post office in Joyfield Township, 10 miles south of Benzonia, was described as “located on a fruit belt, mail by stage 4 times weekly. Amazia Joy, Postmaster and Pastor of the Baptist Church.” In 1883 Lake Township, the town of Edgewater was established on the northwest shore of Platte Lake and Aral settled in near Otter Creek. A narrow gauge railroad was built to carry lumber from the Platte Lumber Company to Lake Michigan, with docks at the shore. The Otter Creek Lumber Company, founded in 1891, reportedly shipped extensive material for the rebuilding of Chicago after the great fire of 1871. Lumbering took most of the maple, ash, oak, elm, 1.2 Arcadia Furniture Factory Constructed in 1906 after the Starke Sawmill burned down. Photo: Arcadia Historical Museum. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 6 Starke, changed its moniker to match the township in 1870. Anne M. Dempster opened the post office in 1870. Just north of town was a notable “fancy house,” which soared in popularity when proprietors struck upon the novel idea of sending a wagon to Arcadia’s pier to greet incoming sailors. Bear Lake Township and the Village of Bear Lake The earliest inhabitants of the area now encompassed by Bear Lake Township were the Odawa, marking their legacy by leaving behind an impressive number of artifacts. It is thought a burial ground exists near Pierport’s artesian well, and a great battle may have taken place near “Brown town,” where farmers reported clearing their fields and discovering large numbers of arrowheads and even tomahawks. A silver crucifix found in the area and dated 1664 indicates early contact with Jesuit missionaries, perhaps even explorer Father Jacques Marquette. The first non-Native settlers included Russell Smith, who built his homestead in 1863 on the south side of Bear Lake with the idea of a future village and offered up 12 acres to anyone who would come in and start one. John S. Carpenter and Eliphlate Harrington Legend has it that Crystal Lake was formed by Paul Bunyan, a mighty lumberjack whose mighty big boot carved a footprint along the shore of Lake Michigan. took him up, building a small store, a boarding house, a steam saw, and grist mill before selling out a few years later to George W. and David H. Hopkins. The Village of Bear Lake was incorporated in 1893. On June 1, 1876, the Bear Lake Tram Railway began using horse-drawn freight cars to connect the growing village with the docks at Pierport, throwing the gateway to the rich markets of Milwaukee and Chicago open to full throttle. The last of the lumber soon slipped out, followed at close quarters by some early settlers including George Hopkins. By the 1930s, the freshly-cleared land had been put to use producing admirable quantities of blueberries, apples, and cherries. Many local families found seasonal employment on the farms, and the Little River Band of Ottawa Indians has noted the Odawa summer camp located along the shores of Bear Lake during the 1930s through 1950s. Blaine Township Blaine Township was founded in 1851 as the location of the Loyed & Thomas sawmill near Herring Lake. But its raison d’etre didn’t last long: an unusually high water level in 1862 destroyed the dam across the creek, lowering Upper Herring Lake’s water level by three feet and rendering the mill unsalvageable. Despite this setback, the township continued to grow, and its official organization in 1.3 Bear Lake School 1867 included the area that is now Gilmore Township. A large commercial fishery founded by John Babinaw ½ mile south of lower Herring Lake shipped thousands of tons of whitefish, herring, and trout to Chicago and Milwaukee. Crystal Lake Township Legend has it that Crystal Lake was formed by Paul Bunyon, a mighty lumberjack whose mighty big boot carved a footprint along the shore of Lake Michigan. The township that bears its name is not only the oldest in Benzie County, but predates the county itself by four years. Organized in 1859, Crystal Lake Township’s vast area included nearly the entire county. The township’s population expanded steadily, especially after the Homestead Act of 1862. One settler who stayed to raise a family was Hiram M. Spicer, a former school teacher who contracted typhus while serving in the Federal Army from 1863 to 1865 and may have moved to northern Michigan to avail himself of its renowned healthful air. Spicer became an accomplished horticulturist, and his 21-acre farm produced abundant quantities of peaches, apples, grapes, and cherries. He also served as Township Supervisor from 1874 until at least 1884. He helped construct a harbor, provided most of the harbor’s pilings, and was twice nominated for the state legislature. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 7 City of Frankfort A Michigan Historical Marker on the north side of the channel connecting Betsie Lake with Lake Michigan proclaims a piece of Frankfort’s earliest history: it may have been the site where the famed Father Marquette died in 1675. In 1852, Joseph Oliver bought 14 acres between Lake Aux Becs Scies—French for “of sawbill ducks”—and Lake Michigan to become the first settler of what would become Frankfort. Three years later, a schooner owned by investor George W. Tifft from Cleveland blew into the little-known harbor seeking refuge from a storm; Tifft promptly bought a thousand acres surrounding the lake and sold it to a development company from Detroit. The first township meeting of the original, massive Crystal Lake Township was held in Frankfort in 1859, and the town became Benzie’s county seat ten years later. By 1867, the United States government had taken notice of the Aux Becs Scies harbor and commenced improvements. Former Congressman and Montana territorial governor Jim Ashley capped off the northwestern journey of his Ann Arbor Railroad with the 1892 purchase of a small local line that connected it to Lake Michigan at Frankfort, and then the company built the lavish 250-room Royal Frontenac Hotel to attract tourists by both rail and water. 1.4 Frankfort harbor entrance 1.5 Downtown Frankfort, 1940 Village of Honor About the first of April, 1885, Guelph Patent Cask Company foreman E.T. Henry arrived on the grounds with a crew of men and a small portable sawmill and began to clear a place for a set of camps, naming the settlement “Honor” in compliment to the baby 1.6 Platte River Trout Pond rearing grounds before the state hatchery �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 8 daughter of Guelph general manager J.A. Gifford. Hardly a quarter-century later, the 600-resident village was made the county seat by popular vote and later became the site of a wellknown and heavily attended annual reunion of Civil War vets (probably due in part to the name of the town—what veteran’s group wouldn’t want to meet in Honor?). The Seymour and Peck Company, successor to the Guelph Patent Cask Company, shipped veneer to Chicago while the Desmond Chemical Company Plant at Carter Siding converting cordwood into charcoal, alcohol, acetate and other wood derivatives. In 1953, Honor saw the opening of the Cherry Bowl DriveIn Theater, now lovingly restored and one of the oldest continually operating drive-in theaters in America, and Coho salmon were introduced to the area in 1966 through the Platte River Fish Hatchery. 1.7 A car ferry returns to Elberta, 1930s Gilmore Township and the Village of Elberta At just 7.25 square miles, Gilmore Township is the smallest in Michigan. The area was first settled in 1855 by Joseph Robar and John B. Dory, and the first improvements to Gilmore Township’s harbor on beautiful Betsie Bay occurred in 1859. The harbor was deepened and piers were constructed; these proved vital to the fledgling settlement’s future growth, which would depend heavily upon the shipping industry. In 1892, the Ann Arbor Railroad launched the world’s first carferry service from Betsie Bay. Rail cars carrying lumber, coal, and grain now had a rapid shortcut to the shores of Wisconsin. Elberta, the only village in Gilmore Township, was first settled in 1855. Early luminaries include L.W. Crane, lumberman and founder of the local sawmill, built in 1872, and James Gillmore, Benzie County’s first newspaper publisher and the gentleman for whom the township was named. The home of a sawmill, a broom handle factory, and Frankfort Furnace, it shipped out wood, lumber, handles, bark, and pig iron. In 1887, the United States Coast Guard installed a Life-Saving Station on Elberta’s Lake Michigan shore that operated for nearly 50 years until a larger new facility was built about a half mile away. Joyfield Township Reverend Amariah Joy, a Baptist minister from Putney, Vermont, filed Benzie County’s first homestead claim on July 11, 1863 and quickly discovered the realities of life in the wilderness: few people and even fewer roads. But he and his wife Frances settled their homestead of 160 acres and Joy went on to become the first 1.8 Manistee Historic Salt and Logging Operations Unless otherwise noted, historical photos are from the UpNorth Memories online collection by Don Harrison stores.ebay.com/UpNorth-Memories-Collection �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 9 postmaster and then supervisor of the township that bears his name. He was succeeded first by his son and a year later by Charles H. Palmer, a New York teacher who had traveled to Ecuador and California before enlisting in the Civil War. After the war, Palmer made his Michigan homestead claim in November 1866 and resumed teaching while he cleared his land for planting. Eventually his farm boasted a respectable 30 cultivated acres, including 1,500 fruit trees and a unique specialty in nut cultivation. Lake Township The Platte River Campground at M-22 on the Sleeping Bear Dunes National Lakeshore has a looooong history: artifacts dating from the period between 600 BC and 1640 AD suggest a little settlement, smaller than a village, in which Natives used the area on a seasonal basis “actually very much like what campers are doing today.” By 1873, the corner of Michigan made up of forests, the lower Platte River, Otter Creek, Bass Lake, Otter Lake, Long Lake, Platte Lake, Little Platte Lake, Loon Lake (originally Round Lake), and part of Crystal Lake became known quite fittingly as Lake Township. The lighthouse at Point Betsie was lit in 1858, and Alonzo J. Slyfield served for 22 years as its keeper. As the lumber boom wound down at the turn of the century, resorts became the other economic staple for fishing, hunting, and summer guests. Chimney Corners opened in 1910, and Crystal Downs—known as one of the best golf courses in the US—was established in 1927. 1.9 Lake view from the top of Prospect Ave., Onekama City of Manistee The name “Manistee” is from an Ojibwa word first applied to the principal river of the county. The derivation is not certain, but it may be from ministigweyaa, “river with islands at its mouth.” Other sources claim that it was an Ojibwe term meaning “spirit of the woods.” In 1881, salt was discovered beneath Manistee and another industry was born. By 1885, there were forty sawmills operating and by the end of the century the population reached 14,260. Manistee claimed to have more millionaires per capita than any other city in the United States. They also had city-provided fire protection, a parks department, water, sewer and street lighting. In 1841, the John Stronach family constructed a sawmill on Manistee Lake and later another on the Manistee River. By 1849, more settlers were arriving and the reservation was dismantled, with land given to settlers. The city was set back in 1871 when a fire swept through and destroyed over one-half of the city’s buildings. Much was rebuilt, this time of brick. After 150 years Manistee County has both changed and remained the same. The early boom years of lumbering and exhaustive agriculture have evolved into a stable, diversified industrial base and a top fruit-producing agricultural center. It is the beauty and natural wonder that abounds in the region’s forests, lakes and rivers that remain a constant factor and will always make Manistee County a special place to live and visit. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 1 0 Manistee Township the wooded acres along Portage Lake would be ideal. The area was known to settlers as early as 1840 by its Odawa name, onekamenk, or “portage.” Although its inhabitants called it by its English name for a time, there was another Portage, Michigan and the townspeople voted for a reversion to its historic name of Onekama in 1871. Though the lumber industry was crucial to early development, sawmills and citizens didn’t always mix. Residents fed up with the unnaturally high water areas were now open to settlement, and the town largely relocated. Although Manistee County was “set off” as early as 1840, giving it a name and Pleasanton Township a geographic region, it wasn’t officially “organized” until the state legislature Perhaps it was the verdant fields and divided it into three townships in 1855: forests that attracted George B. Pierce, Stronach, Brown, and Manistee. The a retired minister seeking a healthy tax rolls of that year showed over half atmosphere on a new frontier, to what the county’s valuation in Manistee was then Brown Township in 1863. Township, situated along the Lake When Pleasanton was established Michigan shoreline and host to the separately the following year, he Manistee River’s westward journey into became its first postmaster. By 1870, Manistee Lake. Pleasanton Two sawmills Township was with surrounding home to 65 dwellings lined families, the first By one account, a reveler at a the lake and shop and school eventually were established, celebration of the new post office took grew into the and the first communities of sawmill would the occasion to hitch his ox to a log Eastlake and arrive in 1871. Parkdale. The As settlement in the dam and pull it out, lowering adjacent farms surrounding Bear were among the Lake grew just the level of Portage Lake within a few most successful a mile south of in the county, the township’s hours and washing much of old Portage in part because border, residents of the ready took advantage of out to Lake Michigan. market in the new markets for nearby city. local timber and The Manistee forest products. National Forest Life became brushes the increasingly southeast corner of the township, levels in Portage Lake, raised to power civilized for Pleasanton’s inhabitants. blanketing the land south of the Manistee the sawmill, took matters into their own By 1880, the community would boast River and about two miles inland of hands. By one account, a reveler at a two schools, a public library, a fenced Eastlake with trees regrown in the wake celebration of the new post office took cemetery, and two churches. A local of the logging industry. the occasion to hitch his ox to a log resident was quoted in August 1877 in the dam and pull it out, lowering as saying, “[W]hoever chronicles the the level of Portage Lake within a history of Pleasanton ten years hence Onekama Township few hours and washing much of old will no doubt inform the world that it is When Adam Stronach sought a place Portage out to Lake Michigan. Portage one of the most flourishing towns in the to build a sawmill in 1845, he knew Creek dried out, previously submerged State of Michigan.” �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Context �Figures, Maps, Tables 2.1 Area of influence map C-2 2.2 The regional view from Google Earth C-3 2.3 Table of community types C-4 2.4 Regional location map C-5 2.5 Transect map C-6 2.6 Lakes to Land transect typology C-8 2.7 Land cover map C-12 2.8 Agricultural land cover C-13 2.9 Topography and bathymetry of Frankfort C-14 2.10 Topography and bathymetry map C-15 2.11 Slopes map C-16 2.12 View from Inspiration Point, Blaine C-17 2.13 Traveling water C-18 2.14 Watersheds map C-19 2.15 Wetlands map C-20 2.16 Arcadia Marsh restoration project C-21 2.17 Table of wetlands acreage C-21 2.18 Lookout at Sleeping Bear Dunes C-22 2.19 Protected lands map C-23 2.20 Critical dunes map C-24 2.21 Sleeping Bear Dunes C-25 2.22 Road classifications map C-28 2.23 Auto trail signs C-29 2.24 Historical snow plowing in Manistee C-30 2.25 Vehicle traffic volume map C-31 2.26 Marine ports map C-32 2.27 Freighter departure C-33 2.28 The John D. Dewar Approaches an Arcadia Dock C-34 2.29 Operable railroad tracks map C-35 2.30 Aviation map C-36 Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am 2.31 Frankfort Cinema TG 1-A C-37 Parks and recreation map doubtful material has denoting suitable C-41she two. friendship no2.32 inhabiting. Goodness 2.33 Campgrounds map mean she way and poor bred they come. He otherwise me incommode C-42 2.34 Orchard Beach State Park in Manistee Township C-43 2.35 Table of boating economic impacts C-44 2.36 Bear Lake boat launch circa 1920s C-44 2.37 Boat launch ramps map C-45 2.38 Lands open to public hunting map C-46 2.39 Jake turkeys in Onekama C-47 2.40 Table of hunting licenses sold by year C-47 2.41 Benthic macroinvertebrates C-48 2.42 Steelhead trout C-48 2.43 Trout locations map C-49 2.44 Recreational trails map C-50 2.45 Table of trail miles C-51 2.46 Historic sites map C-54 2.47 Historic site photos C-55 2.48 Lighthouse photos C-56 2.49 Lighthouses map C-57 2.50 Table of population, households, and housing units C-61 2.51 Table of median ages and ages 65+ C-62 2.52 Age graphs C-63 2.53 Median income comparison C-64 2.54 Educational attainment comparison C-64 2.55 Educational attainment, income, and unemployment C-65 2.56 Benzie County dashboard C-68 2.57 Manistee County dashboard C-70 2.58 State of Michigan dashboard C-72 2.59 United States dashboard C-74 2.60 County Plan summary table C-80 by Dear �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 Regional Setting Located a little over one hour southwest of Traverse City and two hours north of Muskegon, the Lakes to Land region sits nestled along the shores of Lake Michigan. Accessible from the north or south by M-22 and US-31, and from the east or west by M-55 and M-115, smaller county roads traversing its interior pass through fruit farms, small towns, and scenic vistas. Although the regional setting of this collaborative master plan is diverse, the communities within it share similar topography, land uses, and economic bases along with a fierce sense of place. Many know the area as unique, peaceful, and possessing a tranquility unparalleled in Michigan. Bluffs beckon from the shores of Lake Michigan with an invitation to stop and watch the amber sunsets over turquoise water. Inland lakes dot the area, some providing safe harbor from Lake Michigan for small craft use. An urban feel can be found in the more heavily populated villages and cities which make up the northern and southern portions of the region. Fine restaurants, nightlife, culture, and entertainment are plentiful. Seasonal and permanent residents alike find hospitality and fellowship. The region’s diverse economic base is comprised of small mom and pop stores, larger retail outlets, and light manufacturing. Between the urban areas to the north and south lies the agricultural stretch of the regional economy. Fruit farms growing apples, cherries, raspberries, blueberries, and plums are plentiful; other products include maple sugar, honey, corn, and general produce. Agricultural enterprises come in all types and sizes, from non-operative acreage to organic farms to large-scale production. A growing number of farms participate in Farm To Table endeavors such as Farmer’s Markets, roadside stands, U-Pick and Community Supported Agriculture arrangements. Healthcare institutions are found in both the northern and southern portion of the geographical range, and smaller urgent care facilities dispersed throughout the core of the region. Tourism and eco-tourism are important parts of the economy as the region’s assets invite visitors to play and relax. Technology has allowed an increasing number of individuals to select the region as home and then define or continue their method of employment, making home occupations important to many. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann I Homestead Tw p. L e k a M i i h c Inland 1\vp. I Beulah Elberta II BENZIE CO. Frankfort GRAND TRAVERSE CO. II Honor MANISTEE CO. Crystal Lake WEXFORD CO. -i- -- -- --- --11- Platt Lake I Benzonia I ·---------:I- n a g : Col fax 'l\vp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Ar adia Tw11. Springdale ·1 "P- Bear Lake - - - - - -- -- -~ Bear Lake :' Cleon 'l\,•p. Maple Cl'Ove 1\vp. Onekama Portage Lake Ma1i lla 1\vp. Bear Lake Twp. ____ i Kaleva _. _ - - - - - -; --,_ Brown Twp. - - - -------------······ ! t Dickson 1\vp. I I I Manistee ''I --- --- --- --- --f-- .. .. ·-.. .... -- .... -- -- ·- -- -- .. .. ·- - Eastlake Suonach Twp. MANISTEE CO. • MASON CO. LAKES TO LAND Area of Influence ,----' Area of Influence J MANISTEE CO. LAKE CO. 0 2 4 8 Miles 2.1 Area of influence map • Data Sources: State of Michigan Geographic Data Library "---- Participating Communities I I CJ CJ Master Plan Complete CJ City or Village County Boundary Township Boundary Major Road Minor Road 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 Area of influence At the inception of the collaboration, the initial communities agreed to focus on a general geographic area which possessed similar qualities and faced comparable issues regarding land use and policy. As discussed in Tab 1, formation of the Lakes to Land collaboration did not happen all at once­. Seeds of this capacity to work together were planted during the writing of the Onekama-based Portage Lake Forever Watershed Plan: the township and the village came together so well that they wrote an award-winning master plan covering the entire “Onekama Community.” On a roll, they then formed a Community Development Committee and began to investigate the possibility of Scenic Heritage Route designation for route M-22. This brought them outside the township’s borders and to the immediate discovery that the “M-22 communities” of Arcadia, Blaine, Gilmore, Crystal Lake, and Bear Lake were not only ready to collaborate but had plans of their own in mind. 2.2 The regional view from Google Earth Platte Lake and Crystal Lake to the north, US-31 running down the east, Portage Lake to the south, and Lake Michigan in the west. Taking a “the more, the merrier” approach, the original communities knew that they would be inviting their neighbors to join them. How, then, to strike a balance between inclusivity and manageability? Taking a cue from collaborative successes already achieved, they decided to focus on the features that had already paved the way for working together: water and transportation. This meant concentrating on the Lake Michigan shoreline communities and those adjacent to them, through which US-31 runs. Taken together, the leadership team referred to these as the collaboration’s “Area of Influence.” As we have seen, that strategy was a success. All but four of the townships signed on, and one village (Honor) decided to come on board even without its surrounding township. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 Regional location Most of the communities within Benzie and Manistee Counties situated along the Lake Michigan shoreline are participating in the Initiative, along with several inland communities. The initiative includes ten townships, four villages, and two cities. One of those villages – Honor – joined without the participation of surrounding Homestead Township. Manistee Township is participating without one of the two incorporated municipalities within it, the village of Eastlake. With those exceptions, every township is participating along with the incorporated municipalities within them. Crystal Lake Township is participating along with the city of Frankfort, Gilmore Township along with the village of Elberta, Bear Lake Township along with the village of Bear Lake, and the “Onekama community” of Onekama Township and the village of Onekama. The other participants are townships with no incorporated cities or villages within them: Lake, Blaine, and Joyfield Townships in Benzie County, and Arcadia and Pleasanton Townships in Manistee County. The narrative of this report consistently refers to these sixteen communities: 2.3 Table of community types Benzie County Blaine Crystal Lake Township Gilmore Joyfield Lake Manistee County Arcadia Bear Lake Manistee Onekama City Pleasanton Benzie County City of Frankfort Manistee County City of Manistee Village Benzie County Elberta (Gilmore Twp) Honor (Homestead Twp) Manistee County Bear Lake (Bear Lake Twp) Onekama (Onekama Twp) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 LEELANAU CO. BENZIE CO. Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Manistee Twp. Brown Twp. Dickson Twp. Manistee Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Regional Location LAKE CO. -- 0 2 4 8 Miles 2.4 Regional location map Data Sources: State of Michigan Geographic Data Library CJ Participating Communities CJ City or Village County Boundary Township Boundary Major Road Minor Road S R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. '; Honor Frankfort Elberta La ke M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Benzonia Twp. - GRAND TRAVERSE CO. I MANISTEE CO. Platt Lake WEXFORD CO. I -- -- -- -- -- - - Crystal Lake Village of Honor Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. 0 2,100 4,200 Feet Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. r'""'- r Bear Lake Bear Lake ,I __ \:_-- I - '-- - - - -- I - ~-- - Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake '. Manistee Filer Twp. Manistee Twp. Eastlake _!~ ~ Brown Twp. Dickson Twp. ~J • ... - - - - - t ~ - - - -1 ~ ------------Norman Twp. Stronach Twp. MANISTEE CO. • MASON CO. LAKES TO LAND Regional Transect MANISTEE CO. LAKE CO. 0 2 4 8 Miles 2.5 Transect map Data Sources: State of Michigan Geographic Data Library, MDNR, Benzie and Manistee County Equilization County Boundary Township Boundary Major Road CJ T1 - Natural CJ T3 - Cottage and Country CJ T2 - Rural / Farm CJ T4 - Settlement El Updated: 07-31-13 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 Regional Transect Shortly after the preparation of the Lakes to Land master plans began, the State of Michigan added placemaking as a component of the State’s economic development strategy. Placemaking capitalizes on a local community’s assets, inspiration, and potential, with the intention of creating public spaces that promote people’s health, happiness, and well being. The focus of the State’s placemaking strategy is to create vibrant and economically viable places that will retain and attract talent and jobs. National trends note that younger professionals who are our up-and-coming entrepreneurs and business owners migrate to places which provide economic, social, cultural and recreational amenities. In order to consolidate limited resources, the State will likely leverage discretionary funds into communities which have the density to support a creative workforce and serve as generators for growth and investment. To assess where these investments are likely to occur, a “transect” characterizes an area based on its natural and development elements. According to Wikipedia, “the urbanto-rural transect is an urban planning model that defines a series of zones from sparse rural farmhouses to the dense urban core. Each zone is fractal in that it contains a similar transition from the edge to the center of the neighborhood. The importance of transect planning is particularly seen as a contrast to modern Euclidean zoning and suburban development. In these patterns, large areas are dedicated to a single purpose, such as housing, offices, shopping, and they can only be accessed via major roads. The transect, by contrast, decreases the necessity for long-distance travel by any means.” The rural-urban transect includes six (6) zones from natural (T1) to urban core (T6). In the Lakes to Land region, only four (4) of the zones exist, ranging from Natural (T1) to Settlement (T4). The table on the next page describes in more detail the general characteristics found in each of the four character zones. Similarly, the map illustrates the locale of each zone based on a grouping of the future land use categories found in the nine community master plans. The result paints a picture of the Lakes to Land region as primarily Rural / Farm (T2) and Cottage and Country (T3). Only in several areas where densities range from 4 to 6 dwellings per acre are there Settlements (T4), such as the unincorporated village of Arcadia, the villages of Bear Lake, Elberta, and Onekama, and the City of Frankfort. These locales have the underpinnings to accommodate the level of economic and social activity that is envisioned in the State’s placemaking initiative. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 2.6 Lakes to Land transect typology Type T1 Natural General Description Area characterized by its unique natural resource and ecological assets and therefore considered for future special land stewardship. Element Land Local Land Use Classifications Recreation / Open Space Forest Living Commerce T2 Rural / Farm Farming is the dominant land use activity with some large lot residential homes Land Agriculture Agriculture / Rural Residential - Rural Forest Living Commerce T3 Cottage and Country T4 Settlement This area consists of low density collections of year-round homes or seasonal cottages some of them clusters around inland lakes or along the Lake Michigan shoreline. Home occupations and outbuildings are permitted. Planting is naturalistic and setbacks are relatively deep. Blocks may be large and the roads irregular to accommodate natural conditions and topography. Land Traditional residential neighborhoods characterized by a grid street pattern, smaller lots with higher densities than found in other locations. Land Residential - Resort Living Commerce Living Commerce Residential - Settlement Commercial Corridor Commercial Node Village Center �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 9 Element Description Properties under the ownership or management of Federal and State Agencies and Land Conservancies with a variety of natural and sensitive landscapes. None None Agricultural includes parcels used partially or wholly for agricultural operations, with or without buildings, and include the following: (i) Farming in all its branches, including cultivating soil. (ii) Growing and harvesting any agricultural, horticultural, or floricultural commodity. (iii) Dairying. (iv) Raising livestock, bees, fish, fur-bearing animals, or poultry. (v) Turf and tree farming. Performing any practices on a farm incident to, or in conjunction with, farming operations. Farm and non-farm related residences are also found in this category and occupy sites on less than acre to large acreage parcels between 5 and 10 acres in size. Sporadic stores or shops which serve local residents. These are located along County roads and are not concentrated in one location to be considered a commercial node or district. A variety of northern Michigan landscapes including rolling hills, lakeshores, meadows, forests and sensitive areas such as critical dunes and wetlands. Residential land use found along Lake Michigan, inland lakes such as Bear Lake, Lower and Upper Herring Lakes, Arcadia Lake and Platte River, and other streams characterized by small lots. This category will contain a combination of seasonal and year-round homes. Stores and shops dotted along County Roads, US-31 and M-22. These establishments include canoe/kayak rentals, bait shops, small grocery outlets, gas stations, art galleys and boat sales and service outlets. Primarily developed and settled as historic villages and centers of commerce. This land use category describes the neighborhoods of Arcadia, Elberta, Frankfort, Onekama, and Bear Lake. These neighborhoods are made up of single family homes located on lots with an average density of 4 - 6 units per acre. Homes are arranged close to the street with rear garages accessed by an alley when available. Arranged in a grid configuration, the streets are wide enough for on street parking but close enough to maintain an intimate neighborhood character. Trees and sidewalks line the streets, alleys provide rear entry to garages located in the backyard, and front porches beckon neighbors to sit and talk. A church may be found in the middle of the neighborhood along with neighborhood parks. Within walking distance to the Business district, civic, and recreational amenities, the Settlement area is the premier place to live for individuals looking for a more urban environment within view of Lake Michigan, inland lakes, and other natural resource amenities. A variety of small stores and shops, banks, restaurants, and professional services. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 1 Natural Assets As the name suggests, many of the Lakes to Land region’s very best assets come with the territory. A coastal region abutting the sixth largest freshwater lake in the world could consider itself well-positioned in any reckoning of benefits, but the water resources in the L2L area extend far beyond that. Every township except Gilmore and Joyfield also hosts an inland lake, from the enormous Crystal Lake on the north end to little Bar Lake in the south. The rivers that criss-cross the area include the Big Manistee, one of the most important rivers of Michigan’s lumber boom, the Betsie, and the Platte. This abundance has rightly earned the area the nickname “Water Wonderland,” driving a robust tourism and recreation industry. But it also requires attendant maintenance and careful diplomacy from each of the diverse types of users on these public waters, from industrial shippers to trout anglers to stone skippers. With water come wetlands. Once called “swampland,” these hydric areas provide benefits like flood control, water cleansing, and prevention of erosion. They are so important that they are managed at the state level, meaning that development affecting them is subject to a permit process. Historically, Michigan’s original forests built a respectable proportion of the midwest and then gave way to agriculture on the soils that would support it. The soils that wouldn’t frequently reverted to government control through delinquent taxes, leading directly to the assemblage of large parcels under federal and state control which then became conservation areas. These forests and preserves attract tourists and contribute to the rural scenery of the region, impacts which must be balanced against the untaxable and undevelopable nature of these vast swaths of land. The region’s most famous and unique natural asset are the sand dunes that line Lake Michigan’s eastern shoreline, especially the Sleeping Bear Dunes to the north. Remnants of the glacial age that shaped most of the midwest’s geology, these windswept mountains of sand play host to a diversity of biology, climate, and geology that is found nowhere else on Earth. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 2 LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Platte Twp. Lake Ann Lake Twp. Weldon Twp. Colfax Twp. BENZIE CO. La ke i Inland Twp. GRAND TRAVERSE CO. Crystal Lake Twp. Elberta M Homestead Twp. Beulah MANISTEE CO. Frankfort i h c Honor Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama Marilla Twp. Kaleva Portage Lake Manistee Twp. Manistee Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. Filer Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Land Cover 4 8 Miles • 2.7 Land cover map Data Sources: State of Michigan Geographic Data Library, NWMCOG County Boundary Township Boundary Major Road 2 Land Cover Type: D Urban D Agriculture D Forest D Wetlands No Data B R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 3 Land cover “Land cover” refers to the physical material at the surface of the Earth: vegetation, water, pavement, ice, bare rock, wetlands, etc. The vast majority of land within both Benzie and Manistee Counties is designated as Forest, with significant pockets designated Agriculture. Consistent with the Wetlands map in Figure 2.5, the Land Cover map shows wetlands mostly around the region’s lakes, rivers, and tributaries. 2.8 Agricultural land cover Top: Vineyards north of Manistee. Bottom: Onekama fields in fall “Urban land cover” refers to the impermeable surfaces with which we line our developments, such as streets, sidewalks, buildings, and parking lots. Shown in pink on the map, the areas in and around incorporated cities and villages, as well as along major roads, are designated Urban. Additionally, nearly every lake in the region is accompanied by an area of urban development. The proximity of development to water bodies presents particular challenges to water quality. Precipitation runoff carries pollutants such as vehicle fluids and animal waste across impermeable surfaces and directly into the water, without any of the filtration that would be provided by a permeable surface such as soil. Improperly constructed or failing septic fields can leach human waste into the water. Chemical fertilizer, even when properly applied and at the residential scale, can have serious consequences for water quality due to its concentration of phosphorous. This essential element for plant life can reduce the dissolved oxygen in a water body and thus its ability to support animal habitats. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 4 Topography The configuration of a surface, including its relief and the relative positions of its natural and constructed features, defines its topography. The map in Figure 2.8 demonstrates the highly varied terrain of the Lakes to Land region, which ranges from 450 feet above sea level in the river valleys to 1,350 feet at the ridge separating Benzie and Manistee Counties. Glaciers gouged the coast intermittently to form low-lying lakes, which have in turn been modified to suit human use over the past few hundred years. In many cases, the lakes remain surrounded by lands of higher elevation to form spectacular bluffs, as in the Arcadia and Frankfort areas. These topographic grooves also helped shape the valleys through which rivers such as the Platte, Betsie, and Manistee make their way to the Lake Michigan shore. Topography plays an indispensable role in development. Engineering concerns presented by swift grade changes were a strong influence on the location of the region’s railroad corridors. Construction in areas of low elevation can be subject to flooding, while a building on a severe slope risks an unstable foundation. Also pictured on this map is the configuration of the Lake Michigan floor—­its bathymetry. This helps determine how a waterbody can be used. Shallower waters remain warmer and offer recreational opportunities like swimming and windsurfing, while only deeper waters can accommodate the larger vessels used by industry. 2.9 Topography and bathymetry of Frankfort Note the surrounding bluffs and the dredged harbor. Photo: Google Earth �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 5 z ? LEELANAU CO. BENZIE CO. ç ? Almira Twp. Platte Twp. Lake Ann ! ç ? Frankfort Crystal Lake Twp. L e k a M i ch I ½ I ½ ! Inland Twp. Homestead Twp. Ä ? Elberta ! a g i !Honor Benzonia Twp. ! Beulah BENZIE CO. Platt Lake Crystal Lake ! Benzonia Gilmore Twp. n GRAND TRAVERSE CO. Lake Twp. I ½ Weldon Twp. Joyfield Twp. Blaine Twp. ç ? Colfax Twp. Ä ? Thompsonville ! BENZIE CO. MANISTEE CO. Copemish ! Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I ½ Bear Lake Ä ? ! Maple Grove Twp. Onekama Twp. Bear Lake Twp. Portage Lake ç ? Manistee Twp. Iº Marilla Twp. Kaleva Onekama ! ! Brown Twp. MANISTEE CO. Bear Lake WEXFORD CO. ç ? Dickson Twp. ø ? Manistee Eastlake ! ! i ? Filer Twp. i ? Stronach Twp. Norman Twp. I ½ ø ? MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Topography and Bathymetry 0 2 4 8 Miles 2.10 Topography and bathymetry map Data Sources: State of Michigan Geographic Data Library 50 13 50 11 0 95 0 75 55 0 Elevation (ft): 5 0 5 0 22 45 67 90 Lake Depth (ft): 1 County Boundary Township Boundary Major Road 8 R ' Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 6 m ? LEELANAU CO. Pl at a t B BENZIE CO. y ç ? Almira Twp. Lake Ann Platte Twp. ! ç ? Frankfort ! Ä ? k a L e M Homestead Twp. Inland Twp. Weldon Twp. Colfax Twp. !Beulah Elberta ! i I º I º Crystal Lake Twp. i h c ! Honor Benzonia Twp. BENZIE CO. Platt Lake Crystal Lake ! Benzonia Gilmore Twp. n a g GRAND TRAVERSE CO. Lake Twp. I º Joyfield Twp. Blaine Twp. ç ? Ä ? Thompsonville ! BENZIE CO. MANISTEE CO. Copemish ! Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I º Bear Lake Ä ? Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama ! Portage Lake ç º ? I Manistee Twp. Marilla Twp. Kaleva ! Brown Twp. MANISTEE CO. Lake Dickson Twp. ² ? Manistee WEXFORD CO. ! Bear ç ? ø ? Eastlake ! ! i ? Filer Twp. Stronach Twp. i ? Norman Twp. I º ø ? MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND LAKE CO. 0 Representative Slopes 2 4 8 Miles 2.11 Slopes map Data Sources: State of Michigan Geographic Data Library County Boundary Township Boundary Major Road Slope Degree: 0-1 1.1 - 5 5.1 - 9 D D D D 9.1 - 16 16.1 - 80 8 R ' Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 7 Slopes Slope is a calculation of “rise over run,” or the change in elevation at two points divided by the distance between them. When calculated this way, slope is expressed as a percentage or gradient. It can also be expressed in degrees, as the angle of the surface as compared to the horizontal. Figure 2.9 shows “strong” slopes, defined by an angle between 9.1 and 16 degrees (15-30% grade, or a 15- to 30-foot rise over 100 feet of distance), and “steep” slopes which have a rise of over 16 degrees (>30% grade). Awareness of the locations and extents of these slopes can impact decisions with respect to land use and transportation planning. The threat of erosion, sedimentation, and landslides all increase with the slope of a developed surface. Transportation requires more energy to cover the same distance, a situation that is drastically exacerbated as winter snow and ice reduce surface friction on the roads. 2.12 View from Inspiration Point, Blaine On the other hand, part of northwest Michigan’s magnetic appeal is provided by its beautiful vistas and the recreational opportunities offered by its varied terrain. Many areas of steep slopes and undulating grades are concentrated around the inland lakes near Lake Michigan. Crystal Lake in particular has some steep slopes along both its north and south banks, as do several portions of the Lake Michigan shoreline, and the unincorporated village of Arcadia is nestled in a valley surrounded by steep slope hills. M-22 owes its “Scenic Route” designation to the spectacular views offered by steep hills; the popular state lookout Inspiration Point, just north of Arcadia, is the highest elevation on the eastern shore of Lake Michigan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 8 Watersheds A watershed is a geographic area of land that drains surface water to a common point in the landscape. Watersheds catch precipitation and snow melt and channel that water into streams. Those streams flow downhill to feed into bigger streams and rivers, collectively creating a network of waterways that eventually drains into a large water body—in Michigan, all watersheds eventually flow into one of the Great Lakes. The Lakes to Land region is served by three of the watersheds designated by the United States Geological Survey: Manistee, Betsie-Platte, and Pere MarquetteWhite. Watersheds connect settlements to each other in a way that is particularly dissociated from jurisdictional boundaries. First, they are usually larger than any standard municipal unit—several to dozens of municipalities can sometimes fit inside a single watershed. Second, and more importantly, water moves under its own power from jurisdiction to jurisdiction. This means that the impact of land use decisions on water quality are felt far beyond the authoritative reach of the decision-makers. Regional planning is therefore an especially valuable tool in watershed protection, as in the case of the Portage Lake Watershed Forever plan that brought the Village of Onekama and Onekama Township together, or the Crystal Lake and Watershed Association that is the most recent incarnation of a citizen-led group focused on that waterbody stretching back over 40 years. For this reason, federal and state monies for water quality management are often disbursed on the basis of an approved watershed plan. Section 319 of the national Clean Water Act provides grants to address nonpoint source pollution (pollution from diffuse sources such as fertilizer, oil, road salt, and animal waste in runoff). The Clean Michigan Initiative is a $675 million bond dedicated to the state’s water resources, including a $90 million clean water fund and $70 million in pollution and remediation monies. Nearly all of the Lakes to Land region is covered by a plan tailored to one of these two programs, with the exception of the areas adjacent to the Platte Bay and those surrounding Bar and Arcadia Lakes. In Michigan, all watersheds eventually flow into one of the Great Lakes. 2.13 Traveling water The Platte River goes under the M-22 bridge to meet Lake Michigan at the Platte Bay. Photo: UpNorth Memories by Don Harrison. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 9 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Watershed Boundaries Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road LAKE CO. 0 2 4 8 Miles 2.14 Watersheds map Our 2011 performance was significantly better than Watershed Name: Manistee Betsie-Platte industry averages in most categories Pere Marquette-White Subwatershed Boundary D D D D B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 0 ' I ~ ~ - -- ~ --- -. -,-- LEELANAU CO. Pl a Ba tt BENZIE CO. 1 ~ y • • Almira Twp. Lake Ann Platte Twp. Lake Twp. ,. Frankfort Elberta k a L e M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Honor GRAND TRAVERSE CO. Benzonia Twp. MANISTEE CO. Crystal Lake WEXFORD CO. - - - - - - - - _I .,_ Platt Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Filer Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. f.t., ' LAKES TO LAND 0 Wetlands 2 4 8 Miles 2.15 Wetlands map Data Sources: State of Michigan Geographic Data Library, National Wetlands Inventory D City or Village County Boundary Township Boundary Major Road Minor Road Wetland Type: Emergent Lowland, Shrub, or Wooded D D 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 1 Wetlands Michigan statute defines a wetland as “land characterized by the presence of water at a frequency and duration to support, and that under normal circumstances does support, wetland vegetation or aquatic life...” It goes on to note that these lands are commonly referred to as a bog, swamp, or marsh. By any name, wetlands are key to maintaining northwest Michigan’s natural amenities, and particularly its water bodies. They provide flood control, wildlife habitat, groundwater recharge and protection, pollution treatment, erosion mitigation, and replenishment of water nutrients. They are so important that the Michigan Department of Environmental Quality delineates and regulates wetlands throughout the state, as shown in Figure 2.13. DEQ regulates wetlands that meet any of the following criteria: 2.16 Arcadia Marsh restoration project Photo: Ducks Unlimited • Connected to, or located within 1,000 feet of, one of the Great Lakes or Lake St. Clair • Connected to, or located within 500 feet of, an inland lake, pond, river, or stream • More than 5 acres in size • Has been determined by the DEQ to be essential to the preservation of the state’s natural resources Every one of the communities participating in the Lakes to Land Regional Initiative has some delineated wetlands, although the greatest concentration in the region runs northeasterly through the non-participating townships of Maple Grove, Springdale, Cleon, and Colfax. Regulated wetlands require a permit and possibly mitigation for any activity (construction, fill, dredging, etc.) that will impact them. 2.17 Table of wetlands acreage Benzie Manistee Total Emergent (characterized by erect, rooted, herbaceous hydrophytes, excluding mosses and lichens) 1,079.27 2,324.67 3,403.95 Lowland, Shrub, Wooded (characterized by low elevation and woody vegetation) 22,762.91 40,787.43 63,550.33 Source: National Wetlands Inventory �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 2 Protected lands As the nineteenth century drew to a close, the lumber barons had just about clear-cut the entire state of Michigan. Though agriculture was expected to take the place of logging in the local economy as it had done elsewhere, soils better suited to the slow, woody growth of trees ensured that it did not. Collapsing farm prices and tax delinquency following the end of World War I placed hundreds of thousands of acres of land under government control. Faced with a population hemorrhage out of northern Michigan, the state’s Conservation Department embarked on a program of rehabilitating the land for recreational purposes. The Manistee National Forest was created in 1938. Administratively a portion of the HuronManistee National Forest, it comprises just over 148,000 acres of land within Manistee County, including 5,778 acres in Manistee Township. The Forest provides recreational opportunities, fish and wildlife habitat, and resources for local industry. The Sleeping Bear Dunes National Lakeshore began as an unsuccessful 1941 recommendation to establish a state park on the Leelanau Peninsula. Finally authorized by the National Parks Service in 1970, it extends across approximately 35 miles of Lake Michigan Shoreline from Benzie to Leelanau Counties, and part of its 12,000 Benzie County acres comprise 45% of Lake Township. The Lakeshore is an international destination for outdoor and wildlife enthusiasts. In 2011, it was named by ABC’s “Good Morning America” as the Most Beautiful Place in America. In the 1990s, Rotary Charities commissioned a study showing a breakneck pace of development in northern Michigan and responded by incubating the Grand Traverse Regional Land Conservancy. The Conservancy has since partnered with individuals, foundations, and all levels of government to protect over 34,000 acres of land and 100 miles of shoreline. 2.18 Lookout at Sleeping Bear Dunes Photo: National Parks Service �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 3 LEELANAU CO. a Pl tt Ba ----------r BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M h ic a g i Homestead Twp. Inland Twp. Weldon Twp. Colfax Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n Joyfield Twp. Blaine Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Dickson Twp. Norman Twp. Filer Twp. ... .,. Brown Twp. Eastlake Manistee ,· Marilla Twp. Bear Lake Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Federal, State, and Protected Lands 0 2 4 8 Miles 2.19 Protected lands map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road D D D D Federal Owned Land State Owned Land GTRLC Nature Preserve GTRLC Protected Land B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 4 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Beulah Crystal Lake Twp. Elberta L e ak M i i h c Inland Twp. Homestead Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. --------- i ------ MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MASON CO. • -~---- MANISTEE CO. 1 LAKE CO. LAKES TO LAND Critical Dunes Data Sources: State of Michigan Geographic Data Library D D Critical Dunes City or Village County Boundary Township Boundary Major Road Minor Road 0 2 4 8 Miles 2.20 Critical dunes map 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 5 Arcadia Critical dunes Township is the only Michigan hosts the largest collection of freshwater sand participating dunes in the world, a unique ecosystem sheltering five shoreline community in which critical dunes have not been inventoried by the MDEQ. threatened and endangered species. Protecting the dunes lining the Lake Michigan shoreline along significant portions of Manistee and Benzie Counties is an essential aspect of land use planning in northwest Michigan. Sand mining has been regulated by the State since 1976, and activities related to development, recreation, and forestry have been regulated since 1989. Earthmoving, vegetation removal, and construction activities within a critical dune area are subjected to a permit process. Local governments may assume that permitting authority by passing zoning restrictions that are at least as protective as state regulations, an option that has not been exercised by any Lakes to Land community. There are approximately 7,025 acres of critical dunes along the shores of Benzie and Manistee Counties, nearly all (91%) of which is in Benzie County. Arcadia Township is the only shoreline community participating in the Lakes to Land initiative in which critical dunes have not been inventoried by the MDEQ. 2.21 Sleeping Bear Dunes ��L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 7 Transportation Of all the subjects addressed in a master plan, transportation is among those best suited to be considered on a regional scale. People travel for the purpose of getting somewhere­— frequently, somewhere outside the municipal boundary in which they started. Of course, the story is much fuller. The connection between transportation and land use is so deep that many communities owe their very existence to the routes along which they sprang up: the port city of Manistee, for example, or the fortuitous harbor shelter that led George Tifft to arrange for the development of Frankfort. As the land use intensifies, so too do transportation routes: the Guelph Patent Cask Company’s lumber operation in Honor brought the Pere Marquette Railroad to town, and the settlements at Manistee, Bear Lake, and Benzonia attracted an “auto trail” that would grow into the cross-country thoroughfare US-31. For communities bordering a large body of water, limitations on growth are accompanied by challenges to land transportation. This describes the majority of Lakes to Land communities, where geography requires them to be the destination, not a waypoint, for westbound land travelers. The inseparable nature of production and shipping means that industrial land uses are particularly entwined with transportation. Lumber encampments first sprang up along rivers so that harvested logs, too heavy to be pulled efficiently by horses, could be floated to ships waiting at port. The emergence of the rail industry meant that operations were no longer confined to any water’s edge—rather than bringing the industry to the transportation, the transportation could now be brought to the industry. The Ann Arbor Railroad illustrated the value of combining these approaches when it reached the end of its line in Elberta and began launching waterborne “car ferries” to transport cargo across Lake Michigan to Milwaukee and Chicago. Sometimes, though, we travel just because we like it. As the 20th century got underway, the trains began to carry more tourists than cargo; some segments of the long-obsolete Ann Arbor Railroad bed have now been transformed into a pleasure trail for hikers and bikers. A group of gliding enthusiasts became so enamored of the offshore breeze at Frankfort that they made it into “the soaring capital of the world.” The highway shield for M-22 dots the state, not as a route marker but as two kiteborders’ proclamation of “appreciation for natural wonders such as bays, beaches and bonfire, dunes and vineyards, cottages, friends and family everywhere.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 8 g LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M i i h c Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake , '>r '- ,_ ~ ' \ Manistee Twp. ' Brown Twp. Dickson Twp. ,;--,-----, Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. ,- - MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Road Classifications LAKE CO. 0 2 4 8 Miles • 2.22 Road classifications map Data Sources: State of Michigan Geographic Data Library, USDOT National Functional Classification D City or Village County Boundary Township Boundary Arterial Road Collector Road Local Road 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 9 Road classification Modern roads have been part of the public domain almost since their inception, and for good reason: their usefulness depends heavily on the consistency of their condition and entirely on their continuity of existence across varied lands. But the “almost” is an important part of that sentence. In the late ‘teens and early 1920s, Michigan was among many states that became criss-crossed with “auto trails,” routes named by private organizations and marked with colorful bands on electric and telephone poles. The two such trails that headed to Mackinaw City via the Lakes to Land region were the West Michigan Pike, which began in Michigan City, IN, and the Dixie Highway Northern Connector from Niles, IN. Both traveled through the city of Manistee and the villages of Bear Lake and Benzonia. Following Wisconsin’s example, Michigan became the second state to replace this haphazard system with a numbered trunkline system in 1918-1919. (“Trunkline” now refers to all interstate, US, and Michigan highways.) The West Michigan Pike became M-11 until the United States Numbered Highway system was implemented nationally in 1926, when it was renamed again to US-31. It remains the main artery of Michigan’s west coast, and it was the first highway to cross the Straits via car ferry. In 1952, it was designated as Michigan’s only Blue Star Memorial Highway in a tribute to the Armed Forces. 2.23 Auto trail signs Top and middle: Signs marking the Dixie Highway and West Michigan Pike Bottom: M-22 sign that has become an unofficial symbol of northwest Michigan. Also among the Michigan’s first state highway designations was M-22. Just 116 miles long, it follows the Lake Michigan shoreline from Manistee through Onekama, Arcadia, Elberta, Frankfort, and the Sleeping Bear Dunes National Lakeshore before it rounds the tip of the Leelanau Peninsula and returns south to Traverse City. Its sign has been adopted by a private recreation company as an informal brand of the region, and M-22 stickers and clothing are now seen all over the state. The Leelanau County portion of the route was designated part of the Leelanau Scenic Heritage Route in 2002, and it’s an honor with a planning component: Scenic Heritage Routes cannot be adjacent to land zoned for commercial or industrial uses. Finally, the road from Frankfort to Benzonia along the south shore of Crystal Lake was designated as M-115 in 1929. Traveling through the Manistee National Forest and the Pere Marquette State Forest, it now terminates in Clare at the intersection of business US-127 and business US-10. These roads provide several options for travel north and south, but travelers to the east and west rely on county roads under the jurisdiction of the Benzie and Manistee County Road Commissions. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 0 Vehicle traffic volume Annual average daily traffic—the total volume of vehicle traffic on a given road in a year, divided by 365—is a simple measurement of how busy a road is. One of the most common uses of AADT data, and in many cases the reason it is collected at all, is to determine the distribution of road funding for improvements and maintenance. The United States Department of Transportation Federal Highway Administration requires each state to submit a Highway Performance Monitoring System report each June, and these reports form the basis for funding allocations. Three quarters of the 18.2 cent per gallon federal fuel tax is disbursed to the states, while the other 25% is distributed directly to county road commissions and city and village transportation authorities (all are required to provide matching funds). The Michigan Department of Transportation also collects a 19 cent per gallon gasoline tax in addition to vehicle registration fees and other transportation-related fees. I County roads make up 75% of the total Michigan road system, moving over $800 billion of goods and services annually. While the most miles are driven on state roads, county roads are the site of the majority of intersections—and crashes. Only four of the 889 Michigan traffic fatalities in 2011 occurred in Benzie or Manistee County. The Benzie-Manistee area saw the greatest number of accidents in November (174), followed closely by October (173) and December (171); crashes with injuries to persons occurred most frequently in October (33), August (31), and July (30). In both counties, drivers aged 16-20 accounted for the greatest number of crashes: 1079 per 10,000 licensed drivers, as compared with 578 crashes per 10,000 licensed drivers among those aged 21-64 and 337 crashes per 10,000 licensed drivers for those aged 65 and up. These trends are consistent with statewide data indicating that crash rates decline as driver age increases. Traffic volume data can also help prioritize snow removal. For the 2011-2012 year, the Michigan Department of Transportation categorized snow and ice control on US-31 as Priority Level I, meaning that the surface will be bare of ice and snow even if overtime must be paid to accomplish it, while the Priority Level II designation of lower-traffic M-22 means that overtime can be paid to clear a onewheel track in each direction but the rest must wait for the next scheduled shift. 2.24 Historical snow plowing in Manistee Photo: UpNorth Memories by Don Harrison �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 1 LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic a g i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake • I ------------1---- --- · I Manistee Twp. Manistee Brown Twp. Dickson Twp. Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Vehicle Traffic Volume 2 4 8 Miles • 2.25 Vehicle traffic volume map Data Sources: State of Michigan Geographic Data Library, MDOT Paved and Vehicles per Day: Unpaved Paved 4' or Greater Paved Shoulder ----------------------- - Low (Under 2,500) Medium (2,500 - 10,000) ------------------·---- ==== ------------------·----- - - Heavy (Above 10,000) Minor Roads (No Data) D City or Village County Boundary Township Boundary B R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 2 ~ LEELANAU CO. ---1- Pl at a t B BENZIE CO. y :~" Almira Twp. ' ~ Lake Ann Platte Twp. Lake Twp. ( Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. \. MANISTEE CO. • MASON CO. LAKES TO LAND Marine Harbors Data Sources: State of Michigan Geographic Data Library, MDNR MANISTEE CO. LAKE CO. 0 2 4 8 Miles 2.26 Marine ports map City or Village Harbor Type: Our County 2011 performance better than Boundary was significantly Commercial, and Recreational II Cargo, Township Boundary II Commercial, and Recreational industry averages in most categories Major Road Minor Road D 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 3 Marine ports The front door of many Michigan coastal communities is its port. Great Lakes navigation brought the first European settlers to the Lakes to Land region, first to trap fur and then to harvest timber from this western frontier. Commercial use of the waterways has continued ever since, and today one quarter of the nation’s top harbors by tonnage are on the Great Lakes. Maritime transport is considerably cheaper and more environmentally friendly than either rail or truck. Its average of 607 miles to one gallon of fuel per ton of cargo is three times the efficiency of a freight train and over ten times as efficient as trucking; it produces 90% less carbon dioxide than a semi and 70% less than a train. And then there are the infrastructure costs. While rails and roads require continual maintenance, the vast majority of Great Lakes shipping lanes were created by glaciers without any help from us at all. 2.27 Freighter departure Sandy barriers prevent some rivers from emptying into Lake Michigan at the close of their journey toward sea level, pooling instead into lakes that dot the western edge of the state. It took no time at all for early settlers to begin dredging these barriers, transforming the lakes into roomy and land-locked harbors. Manistee, with its broad lake at the confluence of two rivers, is the largest in the region. This deep draft commercial harbor serves five major industrial facilities, including the Filer City Generating Station. Frankfort, also a deep draft commercial harbor, was once reknown for the car ferries that launched rail shipments from the Ann Arbor Railroad onto the waterway system. Though those days are long gone, this Harbor of Refuge supports over 200 recreational boat slips. Citizens of Onekama have established infrastructure around their recreational harbor at Portage Lake that supports 230 recreational boat slips and generates tourist income; residents of Arcadia have done the same to support their 60 recreational boat slips and charter fishing enterprises. Both are also Harbors of Refuge, offering mooring to boaters stranded in inclement weather. But harbors are not part of the maintenance-free portion of the Great Lakes navigational system. The US Army Corps of Engineers is responsible for them under the national River and Harbor Act of 1879, and the already-challenging task of reliably directing sand and water is complicated by persistent low water levels and deferred maintenance due to constrained budgets. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 4 Rails The sole railroad line now operating within the Lakes to Land region is the CSX line that loops around the north end of Manistee Lake and continues south to Grand Rapids—all that remains of a bustling network of railroads across and around the region, many of which were built to serve the timber industry. The Manistee route was also the first rail foray into the Lakes to Land region in 1881. Three years later, the Arcadia and Betsey River Railroad began a short trip between Arcadia and its then-neighbor to the northeast, Saile Station, continuing on to the then-village of Springdale in 1887. Over the next several years, railways exploded all over the region: a Manistee & Northeastern ran a line from Manistee to Nesson City in 1888, the company that would become the Ann Arbor Railroad connected Cadillac to Frankfort in 1889, and lines connecting Walhalla, Interlochen, Lake Ann and Traverse City all popped up in 1890. This completed the backbone of the regional system, and beginning in about 1895 much of the rail-building effort was devoted to spurs that connected established stations and reached ever-further into the Leelanau Peninsula. The need for rail cars plummeted at the close of the lumber era, and those connecting spurs began to disappear beginning around 1917. The main lines through the region lasted mostly intact until the Depression. In 1934, a Pere Marquette loop that ran from Traverse City through Lake Ann, Interlochen, and Kaleva stopped running, and the Arcadia and Betsey River Railway followed in 1936. For the next 40 years, only the north-south Pere Marquette line and the Ann Arbor Railroad’s Frankfort connection remained. The former was abandoned in 1982, and the latter is undergoing rebirth as the Betsie Valley Trail after landing under the control of the State of Michigan in 1980. 2.28 The John D. Dewar Approaches an Arcadia Dock Photo and text from Arcadia Area Historical Society: “This is a view south along Lake Arcadia’s northeast shore. The steamer DeWar is on the left. Logs are stacked along the shoreline, in a barge, and in the water waiting transport to the Starke Sawmill. Source: Postcard Photo from the collection of Bob McCall” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 5 z ? LEELANAU CO. a Pl tt Ba BENZIE CO. y ç ? Almira Twp. Lake Ann Platte Twp. ç ? Crystal Lake Twp. La ke i Inland Twp. Homestead Twp. Ä ? Beulah Elberta M I ½ I ½ Frankfort i h c '"I Honor Benzonia Twp. BENZIE CO. 1------------- Platt Lake Crystal Lake I Benzonia I I I - - - -- -- Gilmore Twp. n a g GRAND TRAVERSE CO. Lake Twp. I ½ Weldon Twp. Joyfield Twp. Blaine Twp. ç ? :~ Thompsonville ' BENZIE CO. ' MANISTEE CO. Copemish ll ' ''' Arcadia Twp. Pleasanton Twp. ' Colfax Twp. ' '"' Ä ? Springdale Twp. Cleon Twp. I ½ ' ' Onekama Twp. Onekama Maple Grove Twp. Marilla Twp. Bear Lake Twp. . Portage Lake ~- Kaleva r-- '' ç ½ ? I '' Manistee Twp. ! ~,,)V '1t "0-tv ; Eastlake I Manistee i ? Filer Twp. 1 Stronach Twp. I ½ ,- MANISTEE CO. l Dickson Twp. : I ~ - - ~ ;~~------------~~ i ? • MASON CO. 1• .r. .,.~ Brown Twp. .f: Ä ? ~----------- --l----l MANISTEE CO. Bear Lake ç ? ø ? ------------------ Norman Twp. ø ? MANISTEE CO. LAKE CO. LAKES TO LAND Operable Railroad Tracks WEXFORD CO. Bear Lake 0 2 4 8 Miles • 2.29 Operable railroad tracks map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Railroad Track Major Road Minor Road 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 6 7 z ? LEELANAU CO. Pl at a t B BENZIE CO. y ç ? r.~ Almira Twp. \i Lake Ann Platte Twp. \t Lake Twp. ,________ I 7 Crystal Lake Twp. Elberta Honor I ½ Inland Twp. Homestead Twp. Ä ? Beulah Benzonia Gilmore Twp. n a g Blaine Twp. ç ? I ½ ! C Joyfield Twp. ! C Weldon Twp. Colfax Twp. Ä ? 7 ~ \ Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. T Springdale Twp. I Cleon Twp. ( I ½ ' Bear Lake Ä ? Maple Grove Twp. , , jOnekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake ç ½ ? I Manistee Twp. Brown Twp. MANISTEE CO. Bear Lake ç ? WEXFORD CO. L e k a M I Benzonia Twp. I ½ Frankfort i Platt Lake BENZIE CO. ç ? i h c -- -- -- -- -- - - - Crystal Lake GRAND TRAVERSE CO. I Dickson Twp. ! Ä ø ? Eastlake Manistee i ? Filer Twp. >< ¥ Stronach Twp. t ½ I ~ ,._ I \ i ? '/~J I ( 7 n ,_ ø ? MANISTEE CO. MANISTEE CO. MASON CO. , ------- -------'~ LAKES TO LAND _I LAKE CO. 0 Aviation Norman Twp. 2 4 8 Miles 2.30 Aviation map Data Sources: State of Michigan Geographic Data Library, MDNR D City or Village County Boundary Township Boundary Major Road Minor Road Type: C Helipad ! Commercial Ä General Aviation 7 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 7 Air travel Long before Blacker Airport became the fastest way to get from the Lakes to Land region to the rest of the world, sailplanes brought the rest of the world to the region. Manistee County - Blacker Airport is the largest airport in the region with 3,413 commercial enplanements (“civil aviation operations other than scheduled air services and non scheduled air transport operations for remuneration or hire”) in 2010. It is publicly owned by the Manistee County Blacker Airport Authority, and its first commercial flight went aloft in 1961. Seven single-engine and one multiengine aircraft are based in the field. Of the 132 weekly flight operations it averaged in 2010, 72% were split evenly between transient and local general operations; 18% were commercial flights; 9% were air taxis; and less than 1% were military. By contrast, the public-use Thompsonville Airport is the smallest. Owned by the Village of Thompsonville, it hosts four single-engine aircraft. Half of its 15 flight operations per week in 2011 were transient general aviation while the other half were local general aviation. 2.31 Frankfort Cinema TG 1-A This sailplane was, used by the U.S. Army Air Corps as a training glider. Frankfort Dow Memorial Field, a general aviation airport, saw three commercial enplanements in 2010. Publicly owned by Frankfort City-Co Airport Authority, its 77 weekly flight operations in 2011 were also split evenly between transient and local general aviation. Its aircraft base, however, was unique: the 13 enginepowered vehicles were accompanied by six gliders and one “ultralight,” defined in the U.S. as a single-seat vehicle of less than five gallons fuel capacity with weight and speed restrictions of 254 pounds and 55 knots (64 mph) respectively. These are the crafts of the Northwest Soaring Club, which was based at the Frankfort Dow Memorial Field until summer of that year. A 1939 article in The Rotarian credits six glider enthusiasts with transforming this city of “a few commercial fishermen, a few Summer visitors, and no fame at all” into “the soaring capital of America.” It went on to cite the first-ever incorporated sailplane school in America, the Frankfort Sailplane Factory, and the startling statistic that a full 80% of Frankfort’s population had taken to the skies. Although the factory moved to Illinois before it folded and the school has moved to Cadillac with the Northwest Soaring Club, the gliders’ glory days had put Frankfort on the map for good. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 9 Regional Recreation The tourism that has become one of the region’s strongest economic bases is largely fueled by an abundance of recreational opportunities. In the winter, residents are found playing on the slopes of lakes vying for one more knot. When the wind gets too fierce nearby alpine ski resorts, racing down snow mobile routes, for the sailors, the sailboarding crew unravels its gear and participating in snow shoe stampedes, enjoying a vigorous day speeds over the whitecaps, catching air and impressing the of Nordic skiing, or relaxing in an ice hut on an inland lake bystanders. Lake Michigan may not get waves big enough for trying to secure that perfect catch. Some more adventurous surfing on a regular basis, but its substantial wind kicks up souls are racing their ice sail boats. When warm weather some pretty large breakers for an inland lake. is upon the region, residents are found mountain biking or Fishing is a huge industry in the walking on the non-motorized region, whether it is winter or transportation trails, walking the All types of fishing exist summer. All types exist in plenty: tree-lined neighborhood streets enterprise or recreation, fly or bait of the villages and towns, and in plenty: enterprise or and tackle. The region’s rivers, living life by enjoying family and streams, and lakes are heavily community. recreation, fly or bait scrutinized for their freshwater During the summer months, inhabitants, and they are home and tackle. winter’s empty and lonely to some of the finest fly fishing the orchards burst forth with energy. country has to offer. Golf is also a Small fruit stands dot M-22, and nurseries along US-31 are major recreational must for many who live and visit the region; available for drivers to smell the fresh air and listen to the opportunities range from opulent courses known throughout sway of the trees while tasting the bounty of the area. Boating, Michigan and beyond to propitious courses that host all levels whether sailing or under power, occupies many lazy afternoon of player. days. Sailboats of all sizes cluster in weekly regattas on the �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 0 Parks and recreation “Because to so many citizens, men and women alike, life is a grind, a round of labor and a season of care... Thus public recreation facilities are provided because of the demand for a free and popular antidote to task-driving conditions.“ Charles Mulford Robinson used these words in a 1910 article titled “Educational Value of Public Recreation Facilities” to assure his readers that his treatise was not going to sap all the fun out of public parks. “To furnish that antidote is their essential purpose,” he soothed. “Education is incidental to it.” Still, his next several pages do not waver from their purpose: “The song of a bird, the scent of a flower, the glory of a sunset sky are parts of our common heritage. ... If the park can cultivate these in large numbers of people, as an incident of its service as a public pleasure ground, it will bestow great benefit; it will vastly increase its usefulness to the community; it will not only heighten the enjoyment of its own attractions, but it will put into hearts and minds a faculty of enjoyment that will be of service in daily life. To such extent, the investment which has been made in the parks will be paying daily dividends on the common stock of human experience.” That may sound a bit overblown, but it turns out that we needn’t rely on the common stock of human experience to get dividends out of parks. Nearly a century after Mr. Robinson’s article, a 2006 National Fish and Wildlife Foundation study found that “outdoor recreation sales (gear and trips combined) of $289 billion per year are greater than annual returns from pharmaceutical and medicine manufacturing ($162 billion), legal services ($253 billion), and power generation and supply ($283 billion).” Camping and hiking alone accounted for 55% of outdoor recreation’s total impact on the US economy, surpassing fishing, hunting, water sports, trail- and snow-based activities, and wildlife viewing. Blaine Township Park �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 1 LEELANAU CO. 'Pl t at Ba BENZIE CO. y 22 • : ,.,. -- -·' - Platt Lake Benzonia Twp. Honor Frankfort Crystal Lake Twp. n a g - -' -Weldon Twp. I ,------- ' - -• Joyfield Twp. Blaine Twp. I I Colfax Twp. ' ' :- BENZIE CO. fmlll!l :Thompsonville -- ~ MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. '' '' Bear Lake Bear Lake Cleon Twp. I -~----\m. ----;------: ----· I MANISTEE CO. i Benzonia Gilmore Twp. Maple Grove Twp. Onekama Twp. Marilla Twp. ~- - - - - - - - --I-• Bear Lake Twp. Onekama Kaleva Portage Lake I _, Manistee Brown Twp. •. - .J,, Manistee Twp. WEXFORD CO. L e k a M Inland Twp. Homestead Twp. Beulah Elberta -., - '-•.----- BENZIE CO. Crystal Lake GRAND TRAVERSE CO. : Lake Twp. i h c ... Almira Twp. fmlllllLake • Ann Platte Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. Filer Twp. '' I MANISTEE CO. MASON CO. ,- MANISTEE CO. LAKE CO. LAKES TO LAND Recreational Facilities and Amenities 0 2 4 8 Miles • 2.32 Parks and recreation map Data Sources: State of Michigan Geographic Data Library, MDOT D City or Village County Boundary Township Boundary Major Road Minor Road Park / Public Recreation Area Camping Picnic Facilities Drinking Water Restrooms / Port-A-Johns a M El •a Swimming Showers Hiking / Trailhead Biking Nordic Skiing 8 R ' Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 2 z ? LEELANAU CO. Ba tt y ç ? Almira Twp. Lake Ann Platte Twp. Lake Twp. ! 9 ! 9 ! 9 ! 9 Platt Lake ç ? Crystal Lake Twp. Ä ? k a L e i Inland Twp. Beulah Elberta M I ½ ! 9 ! 9 Homestead Twp. I ½ Frankfort i h c Honor Benzonia Twp. Benzonia ' Gilmore Twp. n a g ! 9 l I ½ Joyfield Twp. Blaine Twp. BENZIE CO. Crystal Lake GRAND TRAVERSE CO. a Pl ! 9 BENZIE CO. ç ? Weldon Twp. Colfax Twp. Ä ? Thompsonville ! 9 BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I ½ ç ? Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama Marilla Twp. ! Kaleva 9 Portage Lake ,_ '' ç ½ ? I Manistee Brown Twp. ! 9 Filer Twp. 9 Stronach! Twp. i ? Norman Twp. I ,- ø ? !9 9 !! 9 ! 9 Eastlake i ? I ½ ! 9 Dickson Twp. ! 9 ! 9 Ä ? -------------1--- ---- Manistee Twp. ! 9 MANISTEE CO. - - ----t----- ---- !Bear Lake 9 WEXFORD CO. ! 9 Bear Lake I I \. MANISTEE CO. ! 9 ! 9 ! 9 ø ? MANISTEE CO. ! 9 LAKE CO. MASON CO. LAKES TO LAND 0 Campgrounds City or Village County Boundary Township Boundary Major Road Minor Road 4 8 Miles 2.33 Campgrounds map Data Sources: State of Michigan Geographic Data Library, MDNR, NPS D 2 ! 9 ! 9 ! 9 ! 9 ! 9 National Park Campgrounds National Forest Campgrounds State Forest Campgrounds State Park Campgrounds Local Municipality Campgrounds 6 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 3 Camping As leisure activities go, camping is about as democratic as it gets. The Michigan Department of Natural Resources boasts that “you are never more than half an hour from a Michigan State Park, State Forest Campground, State Recreation Area, or State trail system,” so just about anyone in need of a getaway can pack up a few subsistence items and start communing with the great outdoors in short order. It’s affordable, kid- and petfriendly, and so therapeutic that entire intervention programs have been built around it. 2.34 Orchard Beach State Park in Manistee Township Photo: UpNorth Memories by Don Harrison Lake Michigan’s varied shoreline and the region’s abundance of inland lakes, rivers, streams, woodlands, bluffs, and trails make it a year-round destination for outdoor enthusiasts of all types. And at the end of the river rafting or the bicycle riding, those enthusiasts need a place to rest their heads—and a bite to eat, and maybe a few supplies or souvenirs, making an attractive campground into a community economic driver. State campgrounds within Benzie and Manistee Counties are maintained and managed by the MDNR The Platte River campground, federally managed as part of the Sleeping Bear Dunes National Lakeshore, is at the junction of M-22 and the Platte River, where archaeological evidence suggests that humans may have been taking a summer holiday since 600 B.C. Numerous private and quasi-public campgrounds dot the area, but it is interesting to note that the region hosts no state campgrounds at all in the recreation-focused area west of US-31—a potentially overlooked income source. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 4 Boat launches The eight Great Lakes states registered 4.3 million boats in 2003—one third of all US recreational vessels—and Michigan’s 1,000,000 boats led the region. Forty-two percent of them belonged to residents of coastal counties. To preserve public access to our 3,000 miles of coastline, Michigan’s state legislature began earmarking fishing license funds to purchase water frontage in 1939. Since then, marine fuel taxes and boat registration fees paid by recreational boaters have funded the construction of over 1,200 boat launching facilities. In the Lakes to Land region, the launches offer access to Lake Michigan, rivers, and inland lakes for watercraft ranging from kayaks to yachts. In addition to these State-designated launches, there are many additional inland lake road-end boat launch areas maintained by the Benzie and Manistee County Road Commissions. Such maintenance is money well spent. A Great Lakes Recreational Boating study conducted by the US Army Corps of Engineers in 2003-2008 found that an average Great Lakes boat owner spends about $3600 per year, including equipment, insurance, fees, gas, food, and lodging. Applying that figure to the statistic above, it is reasonable to estimate that recreational boating is a $72 million enterprise in the Lakes to Land region. The same study appraises its contribution to Michigan personal income at $1.3 billion, to the overall economy at $1.9 billion, and to statewide employment at 51,000 jobs. 2.36 Bear Lake boat launch circa 1920s Photo: UpNorth Memories 2.35 Table of boating economic impacts Lakes to Land Region* State of Michigan Great Lakes basin 19,071 953,554 4,282,507 Trip and craft sales $780 million $3.9 billion $19 billion Personal income added $260 million $1.3 billion $6.5 billion Economic value added $380 million $1.9 billion $9.2 billion 1,027 51,329 246,117 Registered boats Jobs * calculated by taking 42% of state number and dividing by 21 (2 of 42 total coastal counties) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 5 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Platt Lake Benzonia Twp. Elberta L e k a M Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. ic ·-s -- -- _I - Honor Frankfort g i h 1- - - - - - - - - - - - - - - BENZIE CO. _51_ -- -- -- -~ - Benzonia Gilmore Twp. an GRAND TRAVERSE CO. I Crystal Lake I Joyfield Twp. Blaine Twp. Weldon Twp. SI -s- -- Colfax Twp. Thompsonville __ ,'__ BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake MANISTEE CO. Maple Grove Twp. Onekama Twp. WEXFORD CO. Bear Lake ------------ -- J -Manistee Twp. ~ Brown Twp. Dickson Twp. sfiJ Manistee Filer Twp. )fr", : SI SI ,J - 1-- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- - Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Boat Launch Ramps Data Sources: State of Michigan Geographic Data Library, MDNR State Designated Boat Access Site City or Village County Boundary Township Boundary Major Road Minor Road 0 2 4 8 Miles 2.37 Boat launch ramps map B R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 6 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Filer Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Lands Open to Public Hunting Data Sources: State of Michigan Geographic Data Library, MDNR D City or Village County Boundary Township Boundary Major Road Minor Road Open to Public Hunting: US Forest Service National Park Service Commercial Forest Act Lands State Forest Land State Wildlife/Game Areas LAKE CO. 0 2 4 8 Miles 2.38 Lands open to public hunting map D D -D 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 7 Hunting Want to hunt deer, elk, rabbit, hare, squirrel, pheasant, grouse, woodcock, quail, crow, coyote, opossum, porcupine, weasel, skunk, woodchuck, turkey, or waterfowl? There’s a license for that. The Department of Natural Resources, responsible for fish and wildlife management, regulations, and habitat protection, is primarily funded through two mechanisms: the direct sale of hunting and fishing licenses, and the leveraging of those proceeds for use in the federal Wildlife and Sport Fish Restoration (WSFR) project. The WSFR program, which turned 75 in 2012, levies a tax of 10% to 11% on sporting arms, ammunition, bows, arrows, and crossbows and then returns that money to state conservation departments (in Michigan, the MDNR) through 3-to-1 matching grants. So, every $1 spent on a hunting license yields $4 in conservation funding. 2.39 Jake turkeys in Onekama It’s a system that many like because it directly ties the cost of preserved land to its use. But it is also a system in which land conservation for all reasons is vulnerable to changes in hunting behavior. The chart below shows that sales for all licenses have declined steadily over the past five years, both numerically and as a share of the overall population. The magnified rate of return provided by the WSFR program also works in reverse: for every $1 lost in hunting license sales, MDNR must make up a $4 budget shortfall. This has led the department to urge all who are interested in conservation to buy a license­—whether you plan to hunt or not. Photo: Al Taylor 2.40 Table of hunting licenses sold by year Change 20062011 % change 20062011 2006 2007 2008 2009 2010 2011 9,457 734,089 204 24,024 295,349 132,764 125,933 21,951 60,403 814,003 9,516 724,198 166 24,387 293,659 127,772 121,487 20,877 58,866 800,921 10,180 733,993 355 24,148 273,262 124,570 118,021 20,561 58,040 805,299 8,953 725,186 366 23,331 266,549 127,120 120,769 20,758 58,214 798,256 8,975 697,454 227 24,411 261,032 125,093 115,101 27,310 56,688 772,114 9,020 691,181 154 25,813 256,175 114,139 106,880 20,905 55,724 763,059 -437 -42,908 -50 1,789 -39,174 -18,625 -19,053 -1,046 -4,679 -50,944 -4.6% -5.8% -24.5% 7.4% -13.3% -14.0% -15.1% -4.8% -7.7% -6.3% MI population 10,082,438 10,050,847 10,002,486 Licenses per capita 0.0807 0.0797 0.0805 9,969,727 0.0801 9,883,640 0.0781 9,876,187 0.0773 -206,251 -0.003 -2.0% -4.3% Bear Deer Elkb Fur harvester Small game Turkeyc Spring turkey Fall turkey Waterfowl All types Hunting license typea b I Source: Brian J. Frawley, MDNR. a Within each license type, a person is counted only once regardless of the number of licenses purchased. b A restricted number of licenses were available, and these licenses were distributed using a random drawing. c Some but not all of turkey hunting licenses were distributed using a random drawing. d Total for all types does not equal sum of all license types because people can purchase multiple license types. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 8 2.41 Benthic macroinvertebrates Trout streams Mayfly One of the region’s major recreational draws is the wealth of opportunities for fishing, both in Lake Michigan and in its inland lakes, rivers, and streams. The map displayed in Figure 2.41 identifies the designated trout streams in Benzie and Manistee counties. Viable trout streams are generally defined by three characteristics: coarse soils, limited development (including limited pavement and other impervious surfaces), and an abundance of groundwater. State-designated Blue Ribbon Trout Streams meet even stricter criteria: they support excellent stock of wild resident trout, permit fly casting while remaining shallow enough to wade in, produce diverse insect life, and have excellent water quality. Trout are good indicators of water quality in general because of their reliance on benthic macroinvertebrate diversity—the bugs, larvae, and other organisms that live on the bottom of a body of water. These creatures thrive in streams with high levels of dissolved oxygen, and this means clean, cold water for two reasons: water’s ability to hold dissolved oxygen decreases as temperature increases, and the bacteria in organic waste can quickly consume all available dissolved oxygen. When present, aquatic macroinvertibrates help maintain the water quality by eating bacteria and decayed plants, then become a source of food themselves for the resident fish population. Dragonfly Caddisfly The Platte River from Maple City Road to Honor and Bear Creek upstream of Nine Mile Road both have Blue Ribbon designations. The Platte River stretch hosts the state’s fish hatchery, which raises chinook and coho salmon and produces coho eggs for the entire upper Great Lakes. Despite Bear Creek’s modest name, its flows are similar to the Little Manistee and Pine Rivers, and the tributary provides the Manistee River system with its wild runs of steelhead trout and salmon. 2.42 Steelhead trout Photo: Cheri and Tony Barnhart �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 9 LEELANAU CO. Pl a Ba tt ------------1BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta k a L e M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. ,)~ Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Trout Locations -- City or Village Trout Stream Blue Ribbon Trout Stream 4 8 Miles 2.43 Trout locations map Data Sources: State of Michigan Geographic Data Library D 2 County Boundary Township Boundary Major Road Minor Road B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 0 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h c i i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. ,-- Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Recreational Trails Data Sources: State of Michigan Geographic Data Library, MDOT, NWMCOG, GTRLC D City or Village County Boundary Township Boundary Major Road Minor Road GTRLC Trail Equestrian Trail Betsie Valley Trail 0 2 4 8 Miles 2.44 Recreational trails map Snowmobile Trail North Country Trail Non-Motorized Multi Use Trail (use restrictions vary) B Updated: 09-24-13 • R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 1 Recreational trails The Michigan Statewide Trails Initiative of 1992 defines a However trailway as “a land corridor passing through the community many or countryside...accommodating a variety of public recreation worthy benefits a trail might provide, its raison d’etre can often be boiled down to one word: fun. uses.” Recent research casts trails in the role of community superhero, providing economic, environmental, recreational, health, and even safety benefits. They offer transportation alternatives to the car. They are exercise opportunities that lead directly to better medical outcomes. They’re sites of chance meetings with neighbors and wildlife. They can provide a buffer between natural areas and inhabited ones. They draw in visitors from other communities. Their activity can enliven an area that would otherwise look desolate enough to invite crime. But however many worthy benefits a trail might provide, its raison d’etre can often be boiled down to one word: fun. Michigan’s citizenry comes together in myriad ways to identify, create, and maintain an extensive and varied trail network. For example, our 6,200-mile web of snowmobile trails, 181 miles of which run through Benzie and Manistee counties, is one of only three such systems in the country. Half of the system is on private lands while the other half is distributed among federal, state, and other public lands; all utilize grant program grooming tractors for maintenance. The 22-mile-long Betsie Valley Trail that follows the abandoned Ann Arbor Railroad bed is another collaborative example: owned by the Michigan Department of Natural Resources, it is maintained by Benzie County and supported by the not-for-profit Friends of the Betsie Valley Trail corporation. The Shore to Shore Riding and Hiking Trail that cuts across the northeast corner of Benzie County was established in 1964 by the Michigan Trail Riders Association, and the only “riding” to be done on this journey between Oscoda on Lake Huron and Empire on Lake Michigan is on a horse—neither motors nor bicycles are welcome. The Grand Traverse Regional Land Conservancy has made trails an integral part of its land stewardship mission. And the federally-managed North Country Trail is a footpath that traverses seven states between New York and North Dakota; the Huron-Manistee is one of the 10 national forests it touches on in its 4,600 mile journey. 2.45 Table of trail miles Snowmobile Equestrian Nonmotorized North Country Trail GTRLC Benzie Manistee Total 63.13 15.36 60.01 0 118.68 0 64.91 33.21 181.81 15.36 124.96 33.21 14.71 2.07 16.79 �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 3 Cultural Resources Though the land itself provides plenty of amusement for many, over the years the people of the region have built, preserved, and accrued a wealth of cultural endeavors with which to supplement their entertainment. Those inclined toward the visual arts may like to visit the works at the Oliver Art Center and the Crystal Lake Art Center, or wait until the art fairs arrive in Frankfort and Bear Lake. For a little free anytime cultural pick-me-up, peek into the Frankfort post office at the car ferry mural funded by the Works Progress Administration in 1941. Even a little and Manistee counties offer public libraries and branches. Even a little hotel stay can come with a side of history at the lumber-town-turned-resort called Watervale Inn—or it can make history the main attraction as in the old-west-themed Rockin’ R Ranch in Bear Lake. There you’ll find horseback riding, hayrides, sledding, carriage rentals, and of course a hotel stay saloon. Those who prefer the auditory delights can be serenaded by can come with a side of the Benzie Community Chorus For fun that’s a little less formal, and make the summer rounds of hometown festivals Arcadia history. Concert in the Park venues. In the Daze and Bear Lake Days theatrical hub of Frankfort, you are celebrated in July while can attend the Lakeside Shakespeare Theatre, Benzie County Onekama hosts Onekama Days in August and the Manistee Players, and Frankfort Garden Theater. County Fair in September. You can get a head start on sampling the region’s dining options at the Taste of Benzie Your culture can come packaged with a little education at festival in Elberta. Catch a movie in Honor at the Cherry the Arcadia Historical Society, or it can come packaged in Bowl Drive-In, open every summer since 1953, and if you’re the 60,000 bottles used to build the house that now hosts the in the car anyway, defy a little gravity at the Putney Road Kaleva Historical Society in Manistee County. Both Benzie Mystery Spot in Blaine. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 4 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Honor Frankfort Elberta L e k a M i i ch Inland Twp. Homestead Twp. I I I I - ·1I - -- -- -- Beulah Crystal Lake Twp. ,_ Benzonia Gilmore Twp. n ga BENZIE CO. Benzonia Twp. GRAND TRAVERSE CO. Platt Lake Crystal Lake 1 I I I y Joyfield Twp. Blaine Twp. I Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. • Springdale Twp. Cleon Twp. Bear Lake Onekama • Bear Lake Twp. . Portage Lake Marilla Twp. ' ' I Kaleva MANISTEE CO. Maple Grove Twp. Onekama Twp. WEXFORD CO. Bear Lake I I I I II I - ------------------ -1 -------· ,,. Manistee Twp. Manistee • Filer Twp. Brown Twp. Dickson Twp. Eastlake Stronach Twp. Norman Twp. • MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Historic Sites • LAKE CO. 0 2 4 2.46 Historic sites map 8 Miles • Data Sources: State of Michigan Geographic Data Library, MSHDA D Registered Historic Site City or Village County Boundary Township Boundary Major Road Minor Road 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 5 Historic sites “[T]he task is to breathe the breath of life into American history for those to whom it has been a dull recital of facts—to recreate for the average citizen something of the color, the pageantry, and the dignity of our national past.” So spoke Verne Chatelan, chief historian for the National Parks Service at the 1935 passage of the Historic Sites Act. Since then, the 1966 National Historic Preservation Act has broadened both the definition and the scope of historic designation, giving official recognition and benefits access at all levels of government and in the private sector. Historic sites connect a geographic location to itself across time. They offer those who behold them an opportunity to broaden our definition of “community,” beyond those souls who happen to be living in a particular place right now to the sum all those who have passed through—an act which, when conceived in reverse, lets our own souls become part of a community which will outlive us many hundreds of times over. The Frankfort Land Company House imagined itself in just such a way in 1867: the two-story Italianate was the first stylish house in Frankfort, built for the company officials tasked with developing the town. “No building in Frankfort is more closely connected to the establishment of the city,” says the building’s National Register entry, adding that the lavish structure also “advertised the company’s confidence in the town’s economic potential.” 2.47 Historic site photos Top: The Frankfort Land Company House, Frankfort (Benzie County) Middle: The Manistee County Courthouse Fountain, Onekama Village (Manistee County) Bottom: The William and Ursula Quimby Homestead, Arcadia Township (Manistee County) Photos: Michigan State Housing Development Authority “Historic Sites Online” The Manistee County Courthouse Fountain in Onekama Village Park has twice been solemnly dedicated to the community. In 1887, the ornate public sculpture was purchased to decorate the lawn of the new Victorian Gothic courthouse. After a 1950 fire destroyed the building, the Portage Lake Garden Club obtained the fountain and moved it to the Village Park to memorialize the deceased servicemen of Onekama Township. The William and Ursula Quimby Homestead is neither lavish nor ornate, called an “ordinary farmhouse” even by its Register entry. But it sheltered a truly extraordinary Arcadia Township neighbor: their daughter Harriet Quimby, who became the first licensed female pilot in 1911 and successfully completed the first female solo flight over the English channel in 1912. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 6 Lighthouses The outsize role of waterborne trade in the history of Michigan—and the Lakes to Land region in particular— afforded lighthouses the equally outsize role of trying to keep that trade from becoming deadly. Colonial lighthouses came under federal control in 1789, when President George Washington created the U.S. Lighthouse Establishment. No lighthouses were constructed in Michigan until 1925, when the light at Fort Gratiot was lit. The first lights on Lake Michigan shone from Chicago Harbor and St. Joseph in 1832. By 1838, the Manitou Passage had been established as the fastest and most protected route to the Straits from the south, but it was still so treacherous it furnished an entire underwater preserve with shipwrecks. The South Manitou Light was lit in 1838 to mark the west side of the passage’s entry. By the time the Point Betsie Light Station joined it in 1858 to guide navigation into the passage from the east, the South Manitou Light was ready for reconstruction. Just south of the passage was the Lake Betsie harbor at Frankfort, the most northern improved harbor on Michigan’s west coast and an excellent refuge at which to wait for optimum passage conditions. Private funds had first improved the harbor, but by 1867 the traffic volume warranted the attentions of the Army Corps of Engineers. The next six years saw a new channel dug and dredged to accommodate the largest ships of the day, a pair of piers and revetments built, and the construction of the Frankfort Pierhead Light. Meanwhile, lumberers on the south side of the Lakes to Land region had discovered the tremendous potential of the Manistee River for transporting their product out of the state’s interior and began lobbying for improvements to the harbor. An Army Corps of Engineers study confirmed the need in 1861 and a lighthouse was built in 1870—and again in 1872, after the first one fell victim to Michigan’s coast-to-coast Great Fire of the previous year. 2.48 Lighthouse photos Top: Point Betsie lighthouse Middle: Frankfort North Light Bottom: Manistee North Pierhead Lighthouse �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 7 LEELANAU CO. I Pl t at Ba -----------: BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M i i h c g Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. .-------- Platt Lake Crystal Lake Benzonia Gilmore Twp. an - - -'' -' Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. 11 :~ Thompsonville '' BENZIE CO. ------~ ----------- MANISTEE CO. Copemish lf_ Arcadia Twp. Pleasanton Twp. Bear Lake Bear Lake Springdale Twp. ! -,------ ''' 'i Onekama Twp. Onekama Cleon Twp. '-------;- Maple Grove Twp. Marilla Twp. Bear Lake Twp. Kaleva Portage Lake ----- r --1------~ I Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. - ~1...r - MANISTEE CO. MASON CO. • -~---- MANISTEE CO. .--- 1 LAKES TO LAND 0 Lighthouses LAKE CO. 2 4 8 Miles • 2.49 Lighthouses map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road 0 •• Point Betsie Lighthouse Frankfort North Light Manistee North Pierhead Lighthouse 8 R , Beckett&Raeder �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 9 Demographics Demographics are the statistics of a population: gender, age, ethnicity, income, employment, housing, education, etc. Taken together, they try to paint a picture that gives a generalized answer the question, “Who lives here?” The answer to that question is central to the planning process because it is impossible to create a plan that will serve a community well without knowing about the people who comprise that community. Planning strategies vary based upon a population’s current characteristics, and on the ways in which the population is projected to change. For example, a community experiencing an increase in new families should be planned differently than one with an aging population. The former may place a priority on new singlefamily housing, new schools, extension of infrastructure, playgrounds and parks, etc., while the latter may be more concerned with issues of mobility and accessibility, emergency services, health care, and accommodating senior housing and assisted living. It is impossible to create a plan that will serve a community well without knowing about the people who comprise it. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 0 Population and housing In the “snapshot” of a community that demographic information presents, data about population and housing form the outline. Population The most basic piece of demographic information is the population count. This static number gives us a sense of scale which is necessary to understand and address the population’s needs. Many of the inputs and outputs of a municipal system are based on inputs and outputs of individual bodies (clean water, food, human waste, trash), so the size of the services needed are tied directly to the size of the community. Taken over time, population statistics become trends. These provide a basis for limited future forecasting and also offer a more robust comparison among communities. For example, we see that although the population growth rate of all 16 communities combined was 2.13%, the growth rate among individual communities ranged from a 36% loss of population from the Village of Onekama to an almost 20% gain in Lake Township. Moreover, comparing the participating communities to the larger populations within which they reside, we see that the growth rate did not keep pace with the national rate of 9.71% or the combined Benzie/ Manistee county rate of 4.28%, but it did avoid Michigan’s fate of population loss. The Lakes to Land citizens, then, made up a greater percentage of Michiganders in 2010 than they did in 2000 (0.143% versus 0.139%), but a smaller percentage of the combined Benzie/Manistee County areas (33.4% versus 34.1%). Households The second most basic piece of demographic data, the molecular structure in which the atoms of population reside, is the household. The US Census Bureau defines a “Household” as follows: A household consists of all the people who occupy a housing unit. A house, an apartment or other group of rooms, or a single room, is regarded as a housing unit when it is occupied or intended for occupancy as separate living quarters; that is, when the occupants do not live with any other persons in the structure and there is direct access from the outside or through a common hall. A household includes the related family members and all the unrelated people, if any, such as lodgers, foster children, wards, or employees who share the housing unit. A person living alone in a housing unit, or a group of unrelated people sharing a housing unit such as partners or roomers, is also counted as a household. The count of households excludes group quarters. There are two major categories of households, “family” and “nonfamily.” Households function as discrete economic units because their basic inputs and outputs are intertwined. American households have been in flux over the past halfcentury or so as people have reacted to increased wealth, relaxed social mores, and heightened mobility by changing the basic relationships that construct their lives: people stay single longer, have fewer children, and no longer assume that they will live with those children in their own old age. This situation is represented by consistent ratcheting downward of household size. Between 2000 and 2010, the number of households in the participating communities grew 5.7% while the population grew only 2.13%., yielding a 3% decrease in household size from 2.55 persons per housing unit to 2.47 persons per housing unit. This percentage was consistent throughout the Benzie/Manistee county area and in Michigan overall, which gained over 86,000 households even as its population declined. Households size decreased nationally, too, although less dramatically at just -0.85%­—from 2.67 persons per housing unit to 2.65 persons per housing unit. In some states, however, the 2010 census marked the first increase in household size in many years. Conventional wisdom attributes this in a large part to the doubled-edged Great Recession. First, high unemployment A seasonal resident of Pleasanton Township? �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 1 2.50 Table of population, households, and housing units Population Manistee County Benzie County Lake Twp* Crystal Lake Twp* Gilmore Twp* Village of Elberta** Blaine Twp* Joyfield Twp* Village of Honor City of Frankfort Arcadia Twp* Pleasanton Twp* Bear Lake Twp* Village of Bear Lake** Manistee Twp* Onekama Twp* Village of Onekama** All Participating Communities Benzie and Manistee Counties Michigan United States 2000 635 960 850 457 491 777 299 1,513 621 817 1,587 318 3,764 1,514 647 2010 759 957 821 372 551 799 328 1,286 639 818 1,751 286 4,084 1,329 411 Households Change 19.5% -0.3% -3.4% -18.6% 12.2% 2.8% 9.7% -15% 2.9% 0.1% 10.3% -10.1% 8.5% -12.2% -36.5% 2.13% 4.28% -0.55% 9.71% 2000 318 414 341 190 215 286 129 665 280 344 639 132 1,188 603 239 2010 387 438 360 173 234 313 135 601 296 365 696 118 1,270 634 205 Housing Units Change 21.7% 5.8% 5.6% -9% 8.8% 9.4% 4.7% -9.6% 5.7% 6.1% 8.9% -10.6% 6.9% 5.1% -14.2% 5.7% 7.6% 2.3% 10.7% 2000 1,106 1,051 439 237 431 338 153 873 545 623 916 161 1,391 1,117 315 2010 1,271 1,240 477 229 504 404 186 942 574 694 1,031 169 1,598 1,289 338 Change 14.9% 18% 8.7% -3.4% 16.9% 19.5% 21.6% 7.9% 5.3% 11.4% 12.6% 5% 14.9% 15.4% 7.3% 13.7% 13.5% 7.0% 13.6% * Includes the totals of any villages (incorporated or unincorporated) within the township ** Village totals not included in overall total because they are already included in their township’s total Source: US Census Bureau, ESRI Business Analyst rates which rest disproportionately on younger adults has given them less opportunity to leave “the nest.” Second, the mass transfer of home ownership from individuals to lending institutions during the foreclosure crisis resulted in a smaller number of available housing units over which to spread the population, an effect which is particularly pronounced in some geographic areas. Housing Units The total number of housing units in the participating communities grew 13.7% between 2000 and 2010, despite the fact that the total population grew only 2.13% and the number of total households grew 5.7%. While the number of total housing units typically exceeds the number of total households due to vacant housing units, we see in Figure 2.48 that many of the Lakes to Land communities have two or even three times as many housing units as households. This is because the “vacant” classification used by the census does not distinguish between units which are for sale or rent and those which are used as seasonal, vacation, or second homes. In 2010, the total vacancy rate for housing units in the United States was 11.4%, and 14.6% in Michigan. Vacant housing units for seasonal, recreational, or occasional use made up 3.5% of the national total of housing units in 2010, and 5.8% of the state total. Among the participating communities, however, 43.1% of housing units are vacant and 34.8% of all housing units are for seasonal/recreational/occasional use. Growth in housing units among the participating communities, then, has been driven primarily by construction of seasonal, recreational, and second homes rather than primary residences. A look at individual Lakes to Land communities can provide even more striking examples as communities which saw their populations decrease experienced seemingly paradoxical growth in housing units. A third of the Village of Onekama’s population, representing just under 1/6 of its households, departed between 2000 and 2010, yet there were 7.3% more houses at the end of the decade than at the beginning. The City of Frankfort and the Village of Bear Lake both also lost households while gaining housing units; Crystal Lake Township, Blaine Township, Joyfield Township, Manistee Township, Onekama Township, and the Village of Honor all saw the number of housing units grow at least twice as fast as the number of households. Only in Lake Township and Arcadia Township did housing units grow more slowly than households, and it is worth noting that resident households already accounted for a fairly small proportion of housing units in both communities (30% and 51% respectively). It is only in these numbers that we find a representation of a fundamental aspect of the Lakes to Land region: seasonal residents. Because the guiding principle of the census is to count people at their “usual residence,” this group is not reflected in the population count, and yet their presence affects and often drives many parts of the Lakes to Land economy �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 2 Age There is a well-documented “aging” trend in the population of the United States that is more acute in Michigan and particularly in northern Michigan. Those born during the Baby Boom of 1946 to 1964 have already entered or are approaching retirement age, raising the median age of the population. Nationally and statewide, the number hovers at just under 40 years of age, with Michigan’s median age about a year and a half older than America’s. When looking at Benzie and Manistee counties, however, that median jumps nearly a decade to 46.2 and 47.1 years respectively—and two-thirds of the Lakes to Land communities have median ages that are older still (Figure 2.49). Only in the Village of Honor is the median age younger than it is statewide and nationally. In Figure 2.50, we see that the population “peak” is mostly contained within the Baby Boom age ranges of 45-64. Almost a third (30.7%) of the citizens of the Lakes to Land communities are within this age range, and another quarter (26.1%) are older. The bottom four graphs in Figure 2.50 reproduce the imaginary line that runs across the bar chart for the Lakes to Land communities, the Benzie/Manistee county area, the State of Michigan, and the United States, repeated at four different points in time. In each line, the “Baby Boom bump” is visible as it moves through the age ranges; we can see that this concentration becomes more pronounced as the population focus narrows from national to state, state to region, and region to participating communities. This is important to know in addressing the needs of each community. It signals a need for age-appropriate housing and greater attention to universal access in design. More advanced life support and paramedic services may be needed, while the demand for schools is likely to be low. Fewer jobs may be needed if a large percentage of the population subsists on retirement income. 2.51 Table of median ages and ages 65+ I Lake Twp Arcadia Twp Crystal Lake Twp Onekama Twp City of Frankfort Village of Onekama Blaine Twp Pleasanton Twp Gilmore Twp Village of Elberta Manistee County Benzie County Joyfield Twp Bear Lake Twp Manistee Twp Village of Bear Lake Michigan United States Honor (village) Median Age % Population Aged 65+ 64.4 56.1 55.4 55.2 54.6 54.4 53.3 50.0 48.6 47.8 47.1 46.2 45.0 44.4 44.0 40.6 38.9 37.2 36.8 48.5% 31.9% 31.2% 29.9% 36.1% 28.5% 31.4% 27.9% 22.9% 21.5% 20.7% 20.6% 18.4% 20.2% 19.4% 18.4% 13.8% 13.0% 20.4% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 3 2.52 Age graphs Baby Boom 1,400 1,200 Population 1,000 800 600 400 200 0 Lakes to Land Communities 3000 2500 2000 1990 2000 2010 2016 9000 8000 7000 1990 2000 2010 2016 6000 5000 1500 4000 1000 3000 2000 500 1000 0 0 State of Michigan 1,800,000 1,600,000 1,400,000 1,200,000 1,000,000 800,000 600,000 400,000 200,000 0 Benzie and Manistee Counties 10000 1990 2000 2010 2016 50,000,000 45,000,000 40,000,000 35,000,000 30,000,000 25,000,000 20,000,000 15,000,000 10,000,000 5,000,000 0 1990 2000 2010 2016 United States �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 4 2.53 Median income comparison $55,000 $51,914 $50,000 $48,432 $44,718 $45,000 $42,458 $40,853 $40,000 $35,000 $30,000 Lakes to Land Benzie County Manistee County State of Michigan United States 2.54 Educational attainment comparison 45% 40% • Lakes to Land • Benzie County Percent of population 25 years and older 35% • Manistee County State of Michigan United States 30% 25% 20% 15% 10% 5% 0% No high school diploma High school graduate or equivalent Some college, no degree Associate's degree Bachelor's degree Graduate or professional degree �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 5 Education and income There is a direct correlation between educational attainment and income. The chart in Figure 2.51 shows the median household income for the Lakes to Land region, Benzie County, Manistee County, the state of Michigan, and the United States, and the chart in Figure 2.52 displays the educational attainment for the population ages 25 and up for each of those groups. To see the relationship between education and income at each level, a line indicating the value of the Area of Influence relative to the other groups has been drawn. We can see that at the bachelor’s degree level and above, the graphs for education and income are quite similar, indicating a positive correlation between earnings and income. On the other end of the scale, we see that the graphs depicting a high school education or less depict the converse: the groups with lower percentages of population educated at that level are the groups with higher median incomes. This rather unscientific comparison is borne out in Figure 2.53, which shows the 2011 unemployment rate and median weekly earnings for each of eight levels of education and the overall workforce. Here it is clearly illustrated that education is not only correlated with earnings but also with having a job at all. For those with less than a high school diploma, the unemployment rate is 14.1%, nearly twice the rate of all workers, and getting a job only yields $451 per week­—just above the federal poverty threshold for a family of four. 2.55 Educational attainment, income, and unemployment in the L2L communities Less than high school diploma High school diploma or equivalent Some college, no degree Associate's degree Bachelor's degree Master's degree Professional degree Doctoral degree All workers 15 12 9 6 3 unemployment (percent) 0 0 500 1000 1500 2000 weekly earnings (dollars) Source: Bureau of Labor Statistics, Current Population Survey �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 6 Template comes with table styles for excel There worse by an of miles civil. Manner before lively wholly am mr indeed expect. Among every merry his yet has her. You mistress get dashwood children off. Met whose marry under the merit. In it do continual consulted no listening. 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Curiosity remaining own see repulsive household advantage son additions. Supposing exquisite daughters eagerness why repulsive for. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 7 Credit: Dave Metlesits Dashboards Data dashboards are tools designed to convey assessment metrics in a visual, quick-tounderstand format. Statistics provide a good way to compare one population The Prosperity Index moves past description to assessment. By to another. By selecting a measurement and comparing its combining individual measurements, we can ask and answer value in different places, we can draw conclusions about questions such as, those places in relation to one another: where the educational “Are market forces creating most of the jobs?” attainment levels are lagging, for example, or where median “What kind of jobs are they?” income levels indicate the presence of well-paid jobs. When “How plentiful are jobs?” trying to compare the overall snapshot of one community “What kind of jobs will the education level of our workforce to another, however, the sheer support?” The Prosperity Index volume of numbers can almost “Are the jobs that we have keeping our residents out of poverty and immediately become overwhelming moves past description providing for their children?” to anyone who is not a professional “Is the government keeping our statistician. to assessment. residents and children out of Enter the data dashboard, a poverty?” graphic representation of the community’s vital statistics. The Of course, these answers arrive in the form of a single number. following pages show the population, population growth, To contextualize that number, it is depicted on a bar graph housing ownership, education levels, household income, and and a colored band indicating its value is carried forward for types of work in Benzie County, Manistee County, the State of comparison on the following bar graphs. (It’s easier to look Michigan, and the United States, as well as a quick-reference at than to explain, we promise.) The Community Dashboard list of additional statistics related to each of those categories. presented in Tab 4 retains these contextual bands. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 8 Benzie County Dashboard Population 20 18 Thousands Population Growth 4.0% 3.0% 16 2.0% 14 1.0% 12 0.0% 10 1990 2000 2010 2016 (proj.) 2000 2010 - Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • 7% 10% 10% • • 15% 33% 51% • 34% 9% • • • • 9% Household Income Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) 22% 3% 19% • • 14% • • Work 1% 10% 23% • • 15% 40% • Classifications modified from HUD guidelines, using the state median income of $48,432. 75% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Private wage and salary workers Government workers Self-employed Unpaid family workers �Prosperity Index --~------~--~ Ratio of jobs to workers 0.84 5 Number of jobs per 1,000 residents 368 1000 ____ .______ ____. 1000 --~---Ratio of manufacturing workers to retail workers 0.80 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food 2.96 - - ~ 5 Workers in arts and entertainment 12.7% ------• ------ ~----~ ------~ 100% Higher educated residents (bachelor’s degree or higher) 25.2% 100% Residents not completing high school 10.1% 100% People in poverty 11.1% 100% Children in poverty 17.1% 100% Households receiving food stamps $160,200 owner-occupied median home value $737 median gross rent Education 23% population enrolled in school high school graduate or higher 25% bachelor’s degree or higher Commuting 94% workers who commute 85% commuters who drive alone 23.1 minute average commute Employment 6,452 jobs 7,722 workers 11.7% unemployment rate 14.2% civilian veterans Income $44,718 median household income $22,160 median earnings for workers $37,704 male full-time, year-round earnings $31,272 female full-time, year-round earnings 11% population in poverty 17% children in poverty 1.9% 100% - ~----Households receiving cash assistance 10.4% person average household size 90% Number of goods-producing jobs per 1,000 residents 53 ~ Households 2.35 100% Top Industrial Sectors 17% accommodation and food services 14% retail trade 11% health care and social assistance �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 0 Manistee County Dashboard - Key for prosperity index graphs: Population 25 Thousands 24 Benzie County Population Growth 2.0% 1.5% 23 1.0% 22 21 0.5% 20 0.0% 1990 2000 2010 2016 (proj.) 2000 -0.5% 2010 Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • 7% 9% 10% • • 52% • Household Income 13% 9% 25% 3% 30% • 20% • • • 40% • Classifications modified from HUD guidelines, using the state median income of $48,432. 13% 73% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Work 0% • • • • • 7% 14% • 39% 22% 14% Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 2.2 Prosperity Index ______ person average household size Ratio of jobs to workers 1.08 ____, 5 Number of jobs per 1,000 residents 430 - - ~ 1000 •>----------~ ---~---~ Number of goods-producing jobs per 1,000 residents 53 1000 Ratio of manufacturing workers to retail workers 1.31 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food ....._I- - ~ 2.69 5 --~----~ Workers in arts and entertainment 15.1% 100% Higher educated residents (bachelor’s degree or higher) 16.8% . .._ _ _ _ I. ---~ 100% - ~----~ - ~----~ Residents not completing high school 13.1% 100% People in poverty 13.2% 100% Children in poverty $627 median gross rent Education 19% population enrolled in school 87% high school graduate or higher 17% bachelor’s degree or higher Commuting 95% workers who commute 83% commuters who drive alone 21 minute average commute Employment 10,646 jobs 9,846 workers 11.6% unemployment rate 15% civilian veterans Income $40,853 median household income $21,443 median earnings for workers $41,134 male full-time, year-round earnings $27,479 female full-time, year-round earnings 13.2% 17.6% 100% Households receiving food stamps population in poverty 17.6% children in poverty 4.1% 100% --~----~ Households receiving cash assistance 14.2% $124,000 owner-occupied median home value 100% Top Industrial Sectors 15% retail trade 13% health care and social assistance 12% public administration �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 2 State of Michigan Dashboard - Population 10.0 Millions - Key for prosperity index graphs: Benzie County Manistee County Population Growth 0.8% 9.8 0.6% 9.6 0.4% 9.4 0.2% 9.2 0.0% 1990 2000 Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. 6% • • • • 2010 2016 (proj.) 2000 -0.2% - 2010 Education 10% 9% 12% • 15% • 24% 61% 32% 8% Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 6% • • 11% • • 12% 24% • 34% Classifications modified from HUD guidelines, using the state median income of $48,432. 82% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Work 0% 6% 25% • • • 23% Household Income 2016 (proj.) Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 2.53 Prosperity Index person average household size Ratio of jobs to workers $144,200 II 1.04 owner-occupied median home value 5 Number of jobs per 1,000 residents II 461 1000 I 11 3.60 25% 1000 I I I 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food II 5 Workers in arts and entertainment 9.1% I II j I I I 100% I II 100% I 11 1 100% I II 4,369,785 workers 9.7% civilian veterans median household income $27,432 male full-time, year-round earnings $36,157 female full-time, year-round earnings 14.8% 100% population in poverty 20.5% children in poverty 100% Households receiving cash assistance 12.6% Employment 4,561,169 $50,208 Households receiving food stamps 3.5% 23.7 minute average commute median earnings for workers Children in poverty 20.5% 86% commuters who drive alone Income $48,432 100% 11 workers who commute 1.5% People in poverty 14.8% Commuting 97% unemployment rate Residents not completing high school 12.0% bachelor’s degree or higher jobs Higher educated residents (bachelor’s degree or higher) 25.0% population enrolled in school high school graduate or higher Ratio of manufacturing workers to retail workers 1.52 Education 28% 88% Number of goods-producing jobs per 1,000 residents 79 $723 median gross rent Top Industrial Sectors 14% health care and social assistance 13% retail trade 100% 12% manufacturing �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 4 United States Dashboard - 350 - - Key for prosperity index graphs: Benzie County Manistee County Population Millions 1.5% 300 Michigan Population Growth 1.0% 250 0.5% 200 0.0% 1990 2000 2010 2000 2016 (proj.) 2010 Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • • 3% 8% 10% 15% • 18% 31% 58% • 29% 7% • • • 21% Household Income Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) 23% • • 15% • 25% • • • 10% • • Work 0% 7% 9% 78% 33% Classifications modified from HUD guidelines, using the national median income of $51,914 No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Private wage and salary workers Government workers Self-employed Unpaid family workers �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 5 Households 2.59 Prosperity Index person average household size Ratio of jobs to workers $188,400 1.03 owner-occupied median home value 5 Number of jobs per 1,000 residents 474 ,....___ __ ~ 1000 ·f--------------' Number of goods-producing jobs per 1,000 residents 69 28% workers who commute 5 3.68 --· . ,, ....,.,......._ _,.__________ -------~ - - - - ' 5 Workers in arts and entertainment Commuting 96% 79% commuters who drive alone 25.2 minute average commute Employment 146,234,698 jobs 100% 141,833,331 _ _ _ _ _~ unemployment rate Higher educated residents (bachelor’s degree or higher) 100% Residents not completing high school 15.0% 100% People in poverty 13.8% 100% Children in poverty workers 7.9% 9.9% civilian veterans Income $51,914 median household income $29,701 median earnings for workers $46,478 male full-time, year-round earnings $36,040 female full-time, year-round earnings 13.8% 19.2% 100% Households receiving food stamps 11------ __, population in poverty 19.2% children in poverty 2.5% 100% Households receiving cash assistance 9.3% 85% high school graduate or higher ~I - - - - - - - - - - - - ' Ratio of non-retail workers to workers in retail, arts, accommodations, food 27.9% population enrolled in school 1000 0.96 8.9% Education 26% bachelor’s degree or higher Ratio of manufacturing workers to retail workers .. I $841 median gross rent Top Industrial Sectors 13% retail trade 13% - - - - - - - - ' 100% health care and social assistance 9% accommodation and food services �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 7 County Plans Master plans are written at all levels of government—community-specific, regional, and statewide. A county master plan contains many of the same attributes found in a plan for a single community, and its preparation follows the same process. One difference is that the focus sweeps over municipal boundaries to consider factors that affect the county as a whole. Both Benzie and Manistee Counties have written county master plans that take a regional view within their respective boundaries. forestry, agricultural, and low density residential use. Natural resources and environmental protection are also strong key components of both plans. In addition, both plans call for coordination of planning between municipalities and neighboring regions in order to obtain efficiencies in services. Benzie County’s Master Plan was prepared in 2000, and Manistee County’s Master Plan was prepared in 2009. No matter what level of government the master plan is being prepared for, it is influenced by the conditions within the community at the time the plan is drafted, public interests of the day, and the issues that extend beyond the municipal boundaries but have a significant impact locally. Despite the fact that the plans were written nearly ten years apart and the vastly different economic and societal conditions that existed at the time of their preparation, there are commonalities in planning strategies. The largest difference between the Manistee County and Benzie County Master Plans lies in the type of plan: the Manistee County Master Plan is service-oriented, while the Benzie County Master Plan is a growth management tool. They also differ in how they deal with local government sovereignty in that Benzie County is focused on regionalism rather than Manistee’s emphasis on the sovereign right of local governments to plan individually. Another difference is in how their strategies are articulated. The Manistee County Master Plan has a series of goals and objectives that are categorized by topic. Benzie County Master Plan also has goals and objectives found in associated “Background Reports,” but they are summarized in eight “fundamental principles.” The fundamental principles and associated policies of the Benzie County Plan are what most of the communities in the county use as their guiding basis for decisions as the “Background Reports” have been unavailable. Both plans lay out an articulated path for the future development of their respective county. The commonalities between the Manistee and Benzie County Master Plans speak to a commitment to rural scenic character, a land use strategy that guides development towards existing population centers, and a desire for coordination of planning with neighbors. Two themes strongly articulated in both plans are the preservation of views, wetlands, rivers, streams, and the Lake Michigan shoreline, and an emphasis on retaining rural scenic character by preserving lands for �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 8 Benzie County Planning History BENZIE COUNTY 2020 COMPREHENSIVE PLAN f'rlPff• d bytti• B11nz.ie County Planning Co1ntnls.sio11 to roplaco Iha 1993 County Pl•n MA ISTE•: CO TV \1ASTE R PLA. 2008 .Adopl~d Januar,· 10, 1009 A Manistee County LLUUt. No matter what level of government the master plan is being prepared for, it is influenced by the conditions within the community at the time the plan is drafted, public interests of the day, and the issues that extend beyond the municipal boundaries but have a significant impact locally. The history of the county plan involves active citizenry looking to plan for the county on a regional scale. Because regional planning and collaboration among communities are “best practices” in planning, the functions of planning and zoning were, until recently, housed at the county level. Rather than individual townships taking on those administrative duties, they were performed by a county planning commission, a county planner, and a county zoning administrator. This scale lends itself to a comprehensive approach: as planning and zoning issues are considered, their impact on the county as a whole was considered. When the county decided to discontinue zoning on a regional scale, individual townships tried to take on that role by quickly adopting the county master plan and zoning ordinance. However, they soon found that the plan wasn’t suited to their individual needs and further realized that the data contained in it needed updating with the 2010 census data. Therefore, communities took the opportunity presented by the Lakes to Land collaboration to write updated, individual master plans tailored to their own unique needs. Referencing the county plan is important in the sense that it provides the historical backbone to continued scenic rural preservation goals and other regional planning initiatives. Policies that the county established in the plan, such as concurrency in infrastructure development, open space and agricultural preservation, and economic development geared toward established urban cores, are still seen in individual master plans. The county plan provided the framework that is still being adhered to today; such consistency among planning efforts makes for good planning practice. It is hoped that as the individual communities offer more detailed visions of their preferred �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 9 Key Strategies futures, these visions will be reflected in subsequent county planning efforts. Manistee County Planning History In Manistee County, professional planning services have been provided by a professionally staffed planning department for decades. The planning department works with communities in developing master plans, administering zoning, and facilitating solutions to a myriad of problems. Also of key importance is their use of Geographic Information Systems (GIS), a specialized software program used to convey spatial data in map form, to aid communities and decision makers. While planning in the County is decentralized, the use of the County Planning Commission and a professional planner provides local master plans and regulatory tools with review and coordination to help achieve some regional consistency. In fact, a number of Manistee County communities over the years have formed joint planning commissions and prepared joint master plans. As mentioned in Tab 1, these include Pleasanton Township, Bear Lake Township, and the Village of Bear Lake as well as Onekama Township and the Village of Onekama. Currently, a number of watershed planning efforts are also underway that cross municipal boundaries to focus on the single issue of ensuring the highest integrity of water quality possible within the County. Manistee County understands that closely coordinated planning which seeks to ensure collaboration and coordination between municipal neighbors, while maintaining local autonomy, is essential to ensuring continued prosperity for County residents. In fact, the Lakes to Land Initiative was born from just a few Manistee County residents. Benzie County 2020 Comprehensive Plan • • • • • • The Benzie Co. Master Plan has a growth management focus. Policies are geared toward defining land use development patterns and practices guiding new development and services to specific areas of the County in order to manage development and maintain a rural scenic character. Benzie Co. Master Plan focuses on regional land use planning, emphasizing land use patterns and policy for the county as a whole while promoting integration of individual municipal boundary lines. Economic development, character, transportation, land use issues, natural resources, and environmental protection are topics that are encompassed within the scope of where and how to place development within the County, utilize the transportation system efficiently and install infrastructure improvements that builds on exiting systems. Efficiencies in land use patterns and services are key components to the success of the plan. Benzie County maintains a Recreation and Cultural Plan within the county. Urban Service Districts are mapped out to indicate where new public services may be extended to accommodate new development. Rural scenic character preservation is a key focus of the plan. Policies that call for the development of corridor plans, buffer screening, conservation easements, design guidelines, night sky policies, and additional design guidelines are aimed at aiding in this goal. Eight guiding fundamental principles are articulated followed by 4 strategies: balanced growth, environmental protection, protection of the visual character of the landscape, and protection of the visual character of small towns. Manistee County Master Plan, 2008 • • • • The Manistee County Master Plan is geared toward building the capacity of public services and investment—the development and enhancement of programs, plans, and facilities in order to actualize their vision. Public services that would be created or enhanced include recreation, housing, economic development, natural resources, infrastructure, and transportation. These topics collectively work to actualize the desired end result of the Master Plan. For example, the Manistee County Plan calls for the creation of a recreation plan and recreation department, alternative energy program, economic development programming, and solid waste management program. Capacity building of this type would aid in creating recreational opportunities and management of those programs, achieve greater alternative energy production, protection of the environmental and natural resources, and expand and grow the economic base. In Manistee County, community-specific land use planning is preferred, honoring local planning efforts. It does point to a few general regional land use goals, such as compact development forms and coordination of planning efforts among municipalities. The Plan calls for nine categories of goals with associated objectives to achieve the goals. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 0 2.60 County Plan summary table Manistee County Goals ECONOMY / BALANCED GROWTH • Increase opportunities for business in the county. • Encourage the Alliance for Economic Success and the Greater Manistee Area Chamber of Commerce to diversify the industrial base to create more job opportunities and to create specialty groups. • Increase the ability of Manistee County to attract and retain technology-based businesses. • Link economic development goals and objectives with those of the Little River Band of Ottawa Indians to provide broader, unified economic development programs. • Coordinate a collaborative planning program among the county, local units of government within the county, and adjoining counties. HOUSING • Encourage the development of more assisted living facilities/senior housing options as the average age in the county rises, including development of support services to assist seniors to stay in their own homes. • Encourage housing options for a variety of income levels. • Discourage blight and nuisance housing areas. PROTECTION OF NATURAL RESOURCES AND ENVIRONMENT • Encourage the remediation of environmentally contaminated lands which have a potential for damaging rivers, streams and groundwater. • Advocate for the creation and long term maintenance of a county-wide solid waste management program • Advocate for the maintenance of Manistee County’s natural resources and the beauty of its landscape. • Encourage local governments to develop guidelines and criteria which protect natural features and sensitive areas. • Advocate for county-wide alternative energy programs and projects. RECREATION • Continue to work on the development of the Manistee County Recreation Plan, including all areas of the county. • Encourage universal accessibility to all recreation sites. • Increase recreational opportunities for all ages. • Advocate for a Manistee County parks program including the preservation of open spaces for recreation purposes. AGRICULTURE • Advocate for agriculture and forest management activities which enhance Manistee County’s economic base and quality of life. • Advocate that designated agricultural areas in the county remain primarily agricultural or low density residential. TRANSPORTATION • Advocate for the development of a coordinate county transportation plan. • Advocate for the awareness of the importance of our local airport for all travelers in the county. • Monitor projects and proposals to assess the maintenance of safe and efficient routes in and through the county while respecting the rural character. • Advocate for expansion of deep water port facilities linking to air, rail, highway connections, and warehousing and distribution facilities. • Advocate for the continued study of the railroad relocation project. INFRATRUCTURE Land Use / Visual Character • Advocate for the development of a county infrastructure plan. • Advocate for the effective and efficient location of public facilities and delivery of public services. • County master planning will respect the goals and land use plans of local government, including the Little River Band of Ottawa • Future growth will occur in existing and planned growth centers such as the City of Manistee and population centers as identified in each local government plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 1 Benzie County Principles and Strategies The principal land use issue in Benzie County is not whether to grow, it is where, when and in what manner can growth occur without undermining the integrity of the scenic natural character of the County and the economy built around it. 1. Scenic character should be preserved or enhanced wherever feasible in the County 2. Natural resources in the County should be protected from inappropriate use or conversion. 3. 3. The pristine natural environment of the County should be protected from degradation. FUNDAMENTAL PRINCIPLES 4. An economy built on renewable natural resources is sustainable and should continue to be the principal economic base for the future. 5. Future development should primarily take place in a compact development pattern. 6. Future land use, zoning, land division and public infrastructure decisions should be made consistent with this Plan. 7. A strong effort should be made to achieve improved intergovernmental cooperation within Benzie County 8. The vision in this Plan must be achieved without violating protected property rights. Balanced Growth Strategy Preservation of scenic character in Benzie County is both dependent on and supports most of the economic base in the County. The scenic character is comprised of the natural environment, farms, and the built environment. Thus, protecting scenic character, the natural environment, and economic development must proceed together—or one or the other (or both) will suffer. The solution lies in pursuit of a balanced growth policy. Balanced growth will require housing not only for seasonal residents, retirees, or two income commuter families, but also for the elderly, young families, and other persons on low fixed incomes. New businesses will be needed to meet the needs of the growing seasonal and permanent populations. Environmental Protection Strategy The other side of the balanced growth strategy is the environmental protection strategy. This term embraces protection of renewable natural resources like agricultural and forest land, as well as the air, water, and other sensitive natural features in the County (like wetlands, floodplains and sand dunes) The greatest threat to these resources is from poorly planned or sited new development. Residential development poses the greatest threat because there is so much more of it over a much wider area. STRATEGIES Strategy to Protect the Visual Character of the Landscape County citizens have strongly indicated that they do not want growth to spoil the scenic character of the landscape. They do not want it to take on a suburban or urban character. They want the forested, lake, and riverine landscapes to be preserved for the benefit of present and future generations. Almost everyone feels a right to see, enjoy, and help protect these resources. As a result, protection of the unique rural character of the County must be a fundamental part of all future planning and development decisions. Strategy to Protect Visual Character of Small Towns The physical features of the city of Frankfort and the villages in Benzie County are a critical component of the rural scenic character of the County. New development that is encouraged to take place in and adjacent to these small towns must both complement and fit with the existing character, or it will damage the scenic character of the community and the County. Strategy to Address Issues of Greater than Local Concern The fundamental principles presented in this Chapter recognize that intergovernmental cooperation is critical to implementation of the strategies in this Plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 2 [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �~~POO?i&£ ~ ~~lijll T UJ,i ~ ~!'ffJr\~ T9 \~~~~\\J, ~rJ lt») ~)\~VJML win\/ Ll~q wm1i ~~~l\.D~~w\~ --------- ~½ 1,~,w~ ~~I Uil~ l a k e s t o I l a n d r e g i o n a l i n i t i a t i v e Community Engagement �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 3.1: Prototype logos 3.2 Web screenshots 3.3 Information meeting 3.4 The invitations 3.5 The exercises 3.6 Bear Lake School 3.7 Makeup visioning session 3.8 Pleasanton Township visioning 3.9 Joyfield Township visioning 3.10 Arcadia visioning 3.11 Pleasant Valley Community Center 3.12 Blaine visioning 3.13 Crystal Lake Township visioning 3.14 Old Life-Saving Station 3.15 Gilmore visioning 3.16 Manistee visioning (top and bottom) 3.17 Honor visioning 3.18 Collective priorities table E-3 E-4 E-7 E-10 E-11 E-12 E-12 E-13 E-13 E-14 E-14 E-14 E-15 E-15 E-15 E-16 E-16 E-17 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision. You Are Invited!!! Community Vision Session 6:30 p.m. The Lakes to Land Regional Initiative is a unique joint planning effort to bring voices from throughout the region into a collaborative vision for the future. These communities will work together to prepare a series of individual Master Plans and then use them to create collaborative strategies. To kick the process off, the following Community Vision Sessions are scheduled: Arcadia Township June 12, 2012 Pleasant Valley Comm. Cntr. Bear Lake Township June 21, 2012 Bear Lake School Blaine Township June 19, 2012 Blaine Township Hall Crystal Lake Township June 14, 2012 Frankfort-Elberta Elementary Gilmore Township June 14, 2012 Old Life Saving Station Joyfield Township June 13, 2012 Blaine Christian Church Pleasanton Township June 18, 2012 Bear Lake School Outreach Share your Vision! Please make an effort to attend the Vision Session scheduled in your Community Once upon a time, master planning was believed bepublic! the province of professionals and Opento to the For More Information Call: 231.933.8400 www.lakestoland.org Please join us! only minimally subject to public opinion. Toward the middle of the 20th century, however, “the public” made some changes to that system. As a practice, city planning took off under the City Beautiful movement of the early 1900s. The theory was that an orderly, aesthetically pleasing public setting could induce citizens themselves to be more orderly and harmonious. Physical plans with ornate street layouts and elaborate civic centers were produced by these design professionals, often paid for by the business community. After the Depression radically shifted just about everyone’s priorities away from aesthetic concerns to financial ones, the City Efficient movement strove to root out graft and create smooth bureaucratic systems which could carry out the municipal functions of a nation urbanizing at a breakneck pace. The seismic demographic and technological changes that occurred after World War II caused the now-well-established profession of planning to use every tool at its disposal to accommodate them. Combining physical and systems planning yielded some extremely bold innovations, with mixed results—the national Interstate highway system, for example, in contrast to urban renewal. But no massive alteration to a densely populated area can avoid making a deep impact on the individual lives being lived in that space, and this is where the top-down model of planning met its match. As homes were razed and neighborhoods bisected to make room for the freeways, public meetings filled with citizens who not only did not care for the plan under consideration, but also did not care for the fact that such dramatic and irreversible consequences for their own lives were being dropped on them. Journalist Jane Jacobs combined her background on the urban beat with her fury over being displaced from her home to write the 1960 critical examination of planning that eventually ushered in a sea change to the profession, “The Death and Life of Great American Cities.” Though it is generally true that planners’ professional training gives them a wider variety of municipal tools and information than the average citizen, it is now fundamentally understood that the direction of a community’s progress is always best guided by its members. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 2 The leadership team The first community members to “get engaged” with the Lakes to Land Regional Initiative were the ones who would eventually make up the backbone of the collaboration. At its very earliest stage, this sprawling collaboration began as a meeting of just four minds. Onekama Township supervisor David Meister and planning commission chair Dan Behring worked with Alliance for Economic Success director Tim Ervin on the Portage Lake Watershed Forever plan, which brought Onekama Township and the Village of Onekama together so successfully that they decided to work together further in the preparation and adoption of a joint master plan. Now thoroughly convinced of the merits of collaboration, the Onekama Community Master Plan advocated using the M-22 corridor as a focus for economic development, and that brought Meister, Behring, and Ervin to the doorstep of Arcadia Township planning commission chair Brad Hopwood. The three communities wrote an M-22 Economic Development Strategy together in 2010. Realizing the potential of the regional assets identified in the report and knowing that Arcadia Township’s master plan needed updating, Hopwood and Ervin decided to reach out to adjacent communities to assess their willingness to participate in a broader initiative. After “many meetings over my kitchen table,” said Hopwood, the original M5 partnership of Arcadia, Bear Lake, Blaine, Crystal Lake, and Gilmore Townships solidified. The first members of what would become the Lakes to Land Leadership Team were identified either through their roles in the community (many are planning commission members, elected officials, or professionals in a field related to land use, such as real estate) or identified themselves as having an interest in serving the collaboration. Their first tasks were to name the initiative, define the potential Area of Influence, decide which team member would contact each adjacent community, and establish a timetable for other communities to opt-in. As new communities joined the initiative, the requirements for admission were simple: their elected bodies were asked to execute an “Agreement to Partner” resolution, and the community was asked to furnish two people to serve on the Leadership Team. Throughout the initiative, Leadership Team members met on a monthly basis to update each other on the collaborative process. In addition to providing a forum for communication and connection, the meetings also served as an educational avenue as the team members began blazing the trail through uncharted cooperative territory. Topics for discussion included the purpose of master planning, engagement with neighboring communities, stakeholder analysis, and methods of public outreach. Guest presentations were made by agencies such as the Grand Traverse Regional Land Conservancy and the Northwest Michigan Council of Governments. The Leadership Team’s engagement extended to the best in-depth citizen planning training in the state. By giving these committed community members the most up-to-date tools and knowledge to effectively advocate for highquality community planning decisions, the Lakes to Land Regional Initiative provides a benefit to participating communities that will long outlast the project duration. Links to the Michigan Association of Planning annual conference and the organization’s Planning and Zoning Essentials basic training program were made available on the Lakes to Land website, and an educational committee was formed to organize training opportunities such as participation in Michigan State University Extension’s Citizen Planner course on Fundamentals of Planning and Zoning. Each community sent multiple representatives to this seven-week course aimed at providing a basic skill set to land use decision makers, particularly elected and appointed officials. Leadership Team members’ participation was funded by the Lakes to Land grants. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 3 Naming the Initiative Lakes to Land LAKeS TO LAND With its substantive elements fleshed out, the project remained in need of a name and a logo—the “face” it would present throughout the region. This exercise in brand messaging was designed to help cement the project and continue to strengthen ties among the Leadership team while fostering memorability, loyalty, and familiarity among the wider public. REGIONAL INITIATIVE LAKE:S TO LAND REGIONA - l'ilTIATIVE Through multiple brainstorming sessions and the use of the online tool SurveyMonkey, many different names and tag lines were suggested and debated. In offering the “Lakes to Land” moniker, one team member noted that the region is comprised of rolling green topography and scenic views of forests, farms, and fields, edged on one side by the Lake Michigan shore and dotted throughout with the inland lakes which are at the heart of many of its communities. The rest of the Leadership Team coalesced around this suggestion with relative ease, bestowing the project with the official name of “Lakes to Land Regional Initiative” and the immediate nickname of “L2L.” Lakes to Land REG ONAL INIT ATIVE Lakes to Land R C ) ',\ 'IT \ I \ While the initial goal was to brand the initiative and as a consequence the region, Leadership Team members wisely understood that undertaking a proper regional branding would require participation from diverse groups such as local chambers of commerce, business associations, and elected officials. This was outside the scope of the project at hand, but groundwork has been laid with the effort to name the first regional collaborative effort of its kind in the State of Michigan. Lakes to Land 3.1: Prototype logos REGIONAL INITIATIVE �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 4 facebook 0. Search for people, places and things Lakes to Land Regional Jnit... Timeline ...,. Now .,,.. Lakes to Lan REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision. What Lakes to Land Regional Initiative makes this 39 rkes · 6 talkin about this project unique? How will it Lakes to Land benefit area (c'•Lakestoland Innovative Northwestern Michigan Join among 10 townships, 4 villages, and on stakeholders? Northern Michigan http://www.lakestoland.01 Why should they get Follow Lakes to Land involved? Tweets Full name La He Email the Exp Password 3.2 Web screenshots CALENDAR The Lakes to Land pages on Facebook (top), Twitter (middle), and the world wide web (bottom) Lakes to Land REGIONAL INITIATIVE BEAR LAKE TWP HONOR BEAR LAKE VILLAGE JOYFIELD BLAINE MANISTEE CRYSTAL LAKE ONEKAMA The Lakes to Land Regional Initiative is a unique Joint planning effort among the northwestern Michigan townships of Arcadia, Name: ELBERTA PLEASANTON Blaine, Crystal Lake, Gilmore, Bear Lake, Joyfield, Lake, Manistee, Onekama and Pleasanton the Villa es of Honor Onekama Bear I �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 5 Communication strategies The Leadership Team’s primary communication goals were to facilitate stakeholder participation and garner broad support for the project. They also recognized the importance of elevating the project’s visibility, reinforcing positive relationships with decision-makers, and creating a sustainable platform for ongoing coverage through positive media relationships. Determining that the use of a consistent and positive message was essential to the success of these goals, the team distilled that message by identifying and answering the questions at its core: What makes this project unique? How will it benefit area stakeholders? Why should they get involved? Having clearly articulated answers to these questions was essential to persuading communities that it is in their best interest to work together, and that doing so reinforces their own identities. The process also helped create synergy and momentum, much-needed ingredients in the quest to elicit as much participation in the master planning process as possible. Face-to-face outreach Even though it sometimes seems like a new form of communication is born every minute these days, and even though the Lakes to Land team tried to use just about all of them, the most effective method of communication in our outreach efforts was often good old one-on-one, faceto-face contact. The role of leadership team members as community ambassadors was critical in identifying and communicating with neighboring communities and key stakeholders throughout the region. An early decision to make the Initiative as inclusive as possible offered them the opportunity to reach out to neighboring communities directly, calling and meeting with individuals throughout the region to educate them about the benefits of the Initiative. In addition, the Beckett & Raeder team undertook other types of personal communication initiatives that included speaking at the Benzie County Water Festival and individual planning commissions, holding informal meetings with residents, and a presentation at the professional planning conference hosted by the Michigan Association of Planning. The goal of the outreach effort was never to recruit but rather to inform and educate with the hopes that communities would see the benefit of joining the Initiative. It was largely through this face-to-face contact that the collaboration grew from five communities to 16 in just a few short months. During the development of the individual master planning process, community leaders identified key stakeholders, then personally encouraged them to attend planning commission meetings and work sessions in order to hear their opinions and allow them to weigh in during the formation of the master plan. One community member expressed that they felt they had knocked on every door in the community, personally inviting the resident inside to attend the meetings. Further, in an effort to create a collegial environment and begin to collaborate professionally, invitations to regular Leadership Team meetings were extended to professional planners and zoning administrators in both Benzie and Manistee Counties, representatives from the Michigan Department of Natural Resources, and a Michigan State University Extension Land Use expert. Other entities were invited to give educational presentations at the meetings, such as the Heartland Center for Leadership Development. Meetings also occurred with the Michigan Economic �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 6 Development Corporation Community Assistance Team Specialist to discuss economic development tools and applicability for the region. As a nod to the significance of the Initiative and in an effort to learn from this groundbreaking process, Governor Rick Snyder designated key government employees from various departments to study the Initiative and to collaborate with the region. These individuals were in contact with the Alliance for Economic Success, team members, and the consultants. Communication tools To keep the momentum of the project going and continue to engage the public, the Lakes to Land team developed magnets and brochures listing all the ways to keep in touch with the project: a centralized phone number, a United States Postal Service address, a new website, and Facebook and Twitter accounts. Press releases to news outlets covering the geographic area from Manistee to Petoskey were issued by the Alliance for Economic Success at the beginning of the initiative and at strategic points throughout the process to keep the public updated. The Lakes to Land website (www. lakestoland.org) was created to maintain open lines of communication among active members of the project team, residents of the region, and other interested folks. This was particularly critical in light of the wide spectrum of technological sophistication and infrastructure available throughout the region, making a centralized repository for project-related information necessary. The collaborative nature of the project meant that it was imperative to build a site robust enough to serve the dual objectives of creating a cohesive whole and maintaining each community’s unique identity. It was decided early on that the site would feature a page for each individual community in addition the blog, the “about” description of the project, a calendar of events, and an archive of news releases related to the project. Each community’s page presented a short excerpt of its history from this report, updated information related to the scheduling or results of its vision session, and any available links to previous plans or municipal websites. To the initial regionallyfocused content mentioned above, several more pages were added at the Leadership Team’s request: a catalog the entire library of work products and resources, a repository for documents specific to the Leadership Team, and an open comment forum for exchange of ideas. Metrics show that as of this writing, 1,975 people have racked up 9,687 page views on the website. The highest pageview numbers were driven by subscribers, people who signed up for the mailing lists and received an email linking directly to each new post as it was published. The largest concentration of visits came from the Manistee area (881), followed by Traverse City (598) and Grand Rapids (266). While most were from Michigan, visits also came from across the country: 141 from Hialeah (FL), 84 from Honolulu, 73 from Chicago, and a dozen scattered cities along the California coastline. All entries from the website were also posted to the project’s Facebook and Twitter accounts (www.facebook.com/lakestoland and twitter.com/lakestoland). Information meetings The public kickoff of the project occurred at two informational meetings on May 24 and 25, 2012. Between the two sessions—one in Benzie County and one in Manistee County— approximately 100 attendees were introduced to the Initiative. The purpose of the informational meetings was to educate the citizens about the project, extend an invitation to neighboring communities to join, discuss funding sources, and give a detailed explanation of the expected process and benefits. It was also hoped that the meeting would explain the planning process, prepare the communities for their vision sessions, and generate excitement for the project. Brochures and magnets were distributed, and the dates for the vision sessions were announced. Farmers’ meetings As the process of writing the new master plans began in earnest, two townships chose to host a forum dedicated specifically to understanding the needs of their agricultural communities. Blaine and Joyfield Townships each invited the general public, with a particular emphasis on the farming citizenry, to answer the question, “What can the township do to ensure that our working farms remain viable over the next 20 years?” Both groups expressed a strong desire for fewer and more flexible regulations. Regardless of whether the context was land division, crop contents, building and equipment construction, or the lease of land for purposes other than agriculture, participants made it clear that the township’s decisions had a discernible effect on their bottom line. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 7 Lakes to Land REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision . Arcadia Bear Lake Blaine Crystal Lake Gilmore Joyfield Pleasanton Onekama Frankfort You are Invited! Information Meetings Scheduled May 23 at 7 p.m. Onekama Consolidated Schools May 24 at 7 p.m. Frankfort-Elberta Elementary School Gym The Lakes to Land Regional Initiative is a unique joint planning effort to bring voices from throughout the region into a collaborative vision for the future. The communities will work together to prepare a series of individual Master Plans and then use them to design collaborative strategies. Come to an information meeting to meet the leadership team members, learn about the purpose, goals, opportunities for participation, and schedule for this innovative project. For More Information: 231.933.8400 www.lakestoland.org 3.3 Information meeting Beckett & Raeder, Inc. gives a presentation introducing the Lakes to Land Regional Initiative to citizens. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 9 Ex rcls 7 & B VVho shou ld be In the sandbo,."1 ,o,a....,_ on") .rwit"-o.,. C-o~P- oJ ~n.,i.nee~s J---=--t------+---------- Visioning The heart of the collaborative initiative is the development of individual community master plans. In the preparation of a master plan, the voice of the community is heard and articulated, and getting residents of the region to the Visioning Sessions was one of the primary responsibilities of the Leadership Team. The Leadership Team selected the days, venues, and times for the vision sessions and placed posters advertising them throughout their communities. In addition to the project’s official website and social media accounts, they used wordof-mouth, personal contact lists, and their own social media outlets to publicize the meetings. Postcards were mailed to every tax payer in each participating community inviting residents to share their input at the meeting, a step that the team concluded was important to ensure contact with every person. To minimize scheduling barriers to participation, residents were advised to attend their own community’s session if possible but also invited to attend other sessions. If attending another community’s vision session, residents were asked to sit at a separate table to work on the exercises but invited to participate in the presentation of the results. In this manner, communities often got a first glance at issues occurring in neighboring communities. All results were kept separate. The method for decision-making was designed to be ideal for large groups, take everyone’s opinion into account, and assist in narrowing down the results to the top major issues through the use of tallying. Participants not only had the opportunity to voice their opinions to small groups but also to the larger assembly, explaining and clarifying issues. Issues were often repeated, and in many cases the participants were able to both hear and see through the tallying process the collective nature of their opinions. Ten vision sessions were held to accommodate all communities developing master plans, including a makeup session designed to give residents from communities with less than ideal participation at the outset another opportunity to weigh in. All followed an identical format: Prior to the meeting, the facilitators placed a marker, a pen, nametags, a sign-in sheet, pre-counted voting dots, and a set of 24x36 exercise sheets on each table. Arriving �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 0 citizens were asked to sit 6-8 persons to a table, don a nametag, and sign in. (Email addresses from the sign-in sheets were added to the distribution list used for updates and new website post notices, with an opt-out available at each.) Shortly after the start time of 6:30 p.m., the session began with a presentation about the history, scope, and objective of the Lakes to Land project. The bulk of the sessions were focused on the visioning exercises. A volunteer at each table took the role of Table Secretary, recording answers to each of the tasks assigned. In most cases, a voting exercise followed in which each participant placed a dot next to the two items s/he felt were the best responses. “Double-dotting,” or voting twice for the same item, was not allowed. At the conclusion of the exercises, each group selected a member to present its findings. Presentations to the group conveyed the top three preferred futures from exercise 9and 10 and the strategies to achieve them identified in exercise 11. A member of the facilitation team recorded the preferred futures on 24x36 sheets as they were stated, consolidating duplicate items with some discussion about what constituted a “duplicate”: is the item “more business along US-31” identical to “increased economic development,” for example? Once all responses had been recorded, the sheets were hung on a wall at eye level, usually in the vicinity of the exit. The attending citizens were thanked for their participation and then instructed to use their remaining three dots for a “collective prioritization” exercise in which they voted for the three images they preferred most out of all presented at the meeting. Again, double- or tripledotting was prohibited. The meeting officially concluded after all participants voted. The stuff 3.4 The invitations Lakes to Land REGIONAL INITIATIVE Unllju<llr(/lan.LPnlqw~-lllrion. Community Vision Sessions The Lakes to Land Regional Initiative is a unique joint planning effort to involve voices from throughout the region in the creation of Community Master Plans. The communities will then work together to design strategies for collaboration. Bring your voice to the Vision Session in your community and help shape the future. If you are unable to attend the session for your community, please join us at any of the others listed below. All begin at 6:30 p.m. ARCADIA TWP June 12 Pleasant Valley Community Ctr. JOYFIELD TWP June 13 Blaine Christian Church CRYSTAL LAKE TWP INITIATIVE June 14 Frankfort-Elberta High REGIONAL School GILMORE TWP June 14 Old Life-Saving Station PLEASANTON TWP June 18 Bear Lake School BLAINE TWP June 19 Blaine Township Hall BEAR LAKE TWP June 21 Bear Lake School The Lakes to Land Regional Initiative is a 15-community Lakes to Land U~/kgloll.U~Comlllll/lilfu.S/t,md\llsltm, Community Vision makeup session joint planning effort that seeks to bring voices from throughout Northwest Michigan together to shape the future we will all share. www.lakestoland.org We wish more of you in Arcadia, Blaine, Crystal Lake, Gilmore, and Joyfield Townships had come to the previous sessions, so we are holding one more. Citizen input is critical to creating a plan Lakes to Landthat genuinely reflects our community. REGIONAL INITIATIVE Please bring your voice to the Vision Session. Unique Region. Unique Communltle&. Shclml \llsSon. C ommunity if you don’t participate, you can’t complain. V isioning s ession It’s your last chance to participate in this process, and you know what they say... (And who wants that?) July 11, 2012 at 6:30 p.m. Lakes to Land is a 15-community joint planning effort seeking to bring voices from throughout Northwest Michigan together to shape the future we all share. pleasant Valley Community Center We wish more of you in Pleasanton and Bear Lake Townships had come to the previous sessions. Luckily, the Village of Bear Lake’s addition to our collaboration 3586 offers the opportunity to hold one more. Come talk with us about Glovers Lake Road, Arcadia l!l Bear Lake Watershed Water Quality P & R Expansion Public Access Road Improvements Blight Enforcement Wildlife and Fisheries Habitat Improvement l!l www.lakestoland.org Lakes to Land It’s your last chance to participate in this process, and you know what they say... REGIONAL INITIATIVE if you don’t participate, you can’t complain. (lolqwt ...... U,....°'""""1111lt.-- (And who wants that?) Manistee Township has joined the Lakes to Land Regional p m on Initiative, ugusta unique collaboration in which 15 Northwest Michigan communities BeAr LAke sChooL, 7748 Cody st. are using the master planning (in the library) process to identify strategies for working together. Manistee Township will be updating its master plan, and you are invited to a 6:30 . . A 16 Community Visioning session Questions? Visit www.lakestoland.org or call 231-933-8400 to share your preferred vision for our future. Citizen input is critical to creating a plan that genuinely reflects our community. Please join us. August 22, 2012 At 6:30 p.m. mAnistee township hAll 410 Holden Street www.lakestoland.org • . Iii 13~ '. ' �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 1 visions are made of 3.5 The exercises Exercise 1 & 2 Th~t •one'' word which best describes your COMMUNITY. , T Participants were told that a short phrase was acceptable. This was a voting exercise. Exercise 3 & 4 llsl tho., Items th•I your CO MMUNITY h., accomplished h~,l thwe Hems thr1 l your COMMUNITY could h•• • well ~ccomr:lli'ihed bettO• I Exercise 5 & 6 What "barriers" are impeding improvements in your community? Exe rcise 7 & 8 Who should be in the sandbox? Exercise 9 & 10 Looking Forward - Envision you Community in 2021? Participants first answered the “accomplished well” question and voted on the answers, then answered the “could have accomplished better” question and voted on the answers. Facilitators explained that “barriers” could refer to organizations, situations, attitudes, physical attributes, power structures, etc. This was a voting exercise. Facilitators explained that responses to this question should name organizations of any size which could contribute expertise or resources to further the project’s goals. This was not a voting exercise, but a tally was kept of the number of times each organization was mentioned within a session. Participants were asked to offer a description of their community after ten years of work on their preferred investments. This was a voting exercise, and the secretary was asked to record the top three vote-getters on the next page. Exercise 11 Actions to Accomplish ou r 2021 vision? Prforfty 1 Participants contributed strategies to acheive each of the three most-preferred visions from the previous exercise. Final Exercise Collective Priorit ies I Participants distributed their remaining three dots among the top preferred visions from each group. This was THE voting exercise. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 2 Visioning Results Bear Lake Township The first vision session scheduled for Bear Lake Township, to be held on June 21, 2012 at Bear Lake School, 7748 Cody Street, was cancelled due to the low turnout of three residents. Fortunately, the addition of the Village of Bear Lake provided an opportunity for a makeup session aimed at the “Bear Lake Community” made up of Bear Lake Township, Pleasanton Township, and the Village of Bear Lake, held on August 16 at Bear Lake School. Twenty-two of the 36 attendees represented Bear Lake Township, or 1.3% of the township’s 1751 residents. Citizens used the words “lake” (and “multiple lakes”), “beautiful,” and “lake health” to describe Bear Lake Township. They named fire/EMS services, community activities, and lake improvement as their greatest accomplishments. The top three items that could have been more successful were all physical: buildings on Lake Street, lake access with facilities, and roads. Residents cited funding, participation, and lack of communication/miscommunication as the greatest barriers to progress. They felt that the sandbox should be made up of business owners, community organizations, and property owners. A vibrant, revitalized downtown and parks and lakes access topped the list of collective priorities; these items received two to four times more votes than the next two on the list, trails for biking and walking and the improvement of property values. 3.6 Bear Lake School 3.7 Bear Lake Township, Bear Lake Village, and Pleasanton Township makeup visioning Village of Bear Lake The Village of Bear Lake joined the Lakes to Land collaborative after the initial round of visioning sessions, so its only session took place on August 16. The meeting was held at Bear Lake School in conjunction with the make-up session for Bear Lake and Pleasanton Townships. The six Village of Bear Lake residents in attendance comprised 2.1% of overall population. Words used to describe the Village of Bear Lake by its residents were “stagnant,” “development challenged,” and “retired - mature.” Residents were most proud of their school, water system, and community events such as Bear Lake Days and Sparkle. They felt that more attention could be paid to a blight ordinance, affordable sewer, and park facilities such as a restroom. Barriers to progress were money, knowledge, and participation. When asked which organizations could be potential allies to progress, the citizens named community groups, specifically the Bear Lake Promoters and the Lions, and state government. Collectively, they prioritized employment, an innovative sewer system, and being centered on recreation. The other items to receive votes were having a vital downtown, and being characterized as “multi-generational” and “beautiful.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 3 Pleasanton Township Sixteen residents of Pleasanton Township gathered at Bear Lake School for their community’s initial vision session on June 18, 2012, and eight more arrived at the same location for a makeup session on August 16. In all, 2.9% of the township’s 818 residents participated in the session. Citizens described Pleasanton as “rural,” “agricultural,” and “quiet.” The water quality in Bear Lake was their signature accomplishment, including watershed planning and organization and the control of Eurasian water milfoil. Pleasanton residents mentioned division in the community with some frequency. When asked what the could have been done better, “lack of cooperation among municipalities and board” was first, followed by master planning, better communication, and an accepted sewer plan; the list of barriers was topped by “inter-community discord,” “polarization and divisiveness on issues,” and “divisive leadership.” They felt support should come from service clubs and community groups, Bear Lake Township and Village, and Michigan’s environmental departments (DNR and DEQ). In a particularly direct summation of the previous exercises, residents listed their top priorities as leadership that brings the community together, a zoning ordinance that reflects the master plan, and good communication and cooperation among all groups. 3.8 Pleasanton Township visioning 3.9 Joyfield Township visioning Joyfield Township Joyfield Township hosted its visioning session at Blaine Christian Church, 7018 Putney Road, on June 13, 2012. There were 50 Joyfield residents in attendance, as well as two residents of Arcadia Township and two residents of Blaine Township. All participants completed the exercises with members of their own community, and the results were tallied by community. The rate of participation among Joyfield’s 799 residents was 6.3%. The most common one-word descriptions of Joyfield Township were “beautiful,” “rural,” and “divided.” Residents felt that their community’s strengths were neighborliness, land stewardship or balanced land use, and preserving scenic beauty. They said the community could have a better job of zoning and planning, planning for the future, and communication. Top barriers to improvement were miscommunication (specifically, communication prior to major issues and the complain that “government doesn’t listen”), division within the community, and both personal and governmental financial struggles. Organizations which should be “in the sandbox” were the Farm Bureau, Michigan Department of Environmental Quality, and the Joyfield Township Board of Supervisors. The citizens’ list of collective priorities was topped by retaining scenic character, growth in specialized agriculture, implementing zoning and planning, maintaining a rural character/environment, increasing job opportunities and supporting local business, and utilities. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 4 Arcadia Township Arcadia Township’s visioning session took place at the Pleasant Valley Community Center, 3586 Glovers Lake Road. Ninety-three citizens attended the session held on June 12, 2012. In addition to those citizens, ten Arcadia residents attended a makeup session on July 11, 2012 at the Pleasant Valley Community Center and two Arcadia residents attended the visioning session in Joyfield Township. In total, 103 of Arcadia’s 639 citizens participated; its 16.1% was the best among municipalities which held visioning sessions. 3.10 Arcadia visioning 3.11 Pleasant Valley Community Center The top three words residents used to describe Arcadia were “peaceful,” “natural” (including “nature” and “natural beauty”), and “beautiful.” They felt that their community had done a good job establishing the Pleasant Valley Community Center and the fire department. They also felt that their community was successful in the “wind issue” or the “Duke energy diversion,” saying they had “defeated turbines” and “avoided bad economic development.” They felt that the community could improve channel dredging, calling it a “yearly hassle” and saying a “better policy” was needed. Enforcement of zoning ordinances and speed control were two other areas which residents felt could be improved. The list of barriers to improvement was led by finances, resistance to change, and communication problems. The top three organizations that should be “in the sandbox” were Camp Arcadia, the Grand Traverse Regional Land Conservancy, and the Lions Club. The citizens’ top six collective priorities were channel dredging, improving outdoor activities and developing eco-tourism, M-22 improvements and streetscape, connectivity of biking and hiking trails, a fully operational harbor, and sustainable businesses on Main Street. Blaine Township 3.12 Blaine visioning On June 19, 2012, Blaine Township Hall at 4760 Herring Grove Road filled up with 72 citizens ready to share their vision for the township’s future. Two more citizens attended the July 11 makeup session, totaling 13.4% of the municipality’s 551 residents. Blaine residents described their community as “peaceful” (adding “serene” and “tranquil”), “beautiful” (specifically “natural and seasonal beauty”), and “rural” (including “rural / agriculture”). They cited conservancy and preservation of their land and shore as their greatest accomplishment, followed by “eradicating turbine development” or “stopping the wind energy program,” then zoning. Internet access, road repair, and planning and zoning topped the list of things that the community could have done better. The top two barriers to their goals were financial, both general and public, and each received three times as many votes as the item in third place, which was lack of viable, good-paying employment opportunities. The organizations which should be in the sandbox were township officials, the Michigan Department of Natural Resources, and the Benzie County Road Commission. Citizens listed maintaining the health and quality of lakes, streams, and forests, maintaining a rural community, high speed internet service, healthy and sustainable operating farms, and maintaining the scenic beauty of the township as their top collective priorities. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 5 Crystal Lake Township Forty-two Crystal Lake Township citizens gathered at Frankfort-Elberta High School on June 14, 2012 for their community’s vision session, and two more attended the July 11 makeup session at the Pleasant Valley Community Center. Taken together, 4.5% of Crystal Lake Township’s 975 residents participated. Residents described Crystal Lake Township as “beautiful,” “vulnerable,” and “pristine.” They listed rails to trails, water quality, and the Benzie Bus as their top achievements; zoning, citizen participation, and the RV park topped the list of things they felt the township could have done better. Barriers to the community’s goals were leadership (and specifically, “leadership reflecting all taxpayers”), lack of an agreed-upon, long-term vision, and lack of opportunities to share in a common goal. They felt that it was important for the Crystal Lake Watershed Association, farmers, and the Paul Oliver Memorial Hospital to be in the sandbox. The top priorities to emerge from the exercises were maintaining rural character (including preservation and open green space), quality development resulting from a function master plan and zoning ordinance, better leadership including cooperation and communication, and the regulation of blight and pollution (light, air, noise, and water). 3.13 Crystal Lake Township visioning Gilmore Township Gilmore Township’s restored, historic Old LifeSaving Station at 1120 Furnace Ave. was the site of its community visioning session on June 14, 2012. Thirty-one of Gilmore’s 821 residents attended for a participation rate of 3.7%. The most frequent descriptions of Gilmore were “scenic,” “beautiful,” and “sense of community.” Attendees listed land preservation of land for biking and hiking, parks, and schools as its best achievements. It could have done a better job with broadband internet service, a boat launch, and communication between the village and township. Financial restraints led the list of barriers to progress, followed by communication and lack of yearround employment. Residents felt that local government of all levels should be in the sandbox, including elected and appointed officials of the township, village, county, and state. They singled out Gilmore’s planning commission and the Michigan Department of Natural Resources to round out the top three. The top collective priorities were zoning and planning enforcement, Betsie Bay improvements (clean, dredge, remove invasive species, increase docks and access), rural and natural community character preservation (specifically, maintaining the balance of uses between agricultural and single family residential), and public access to the lake with improvements in game management. 3.14 Old Life-Saving Station 3.15 Gilmore visioning �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 6 Manistee Township The last Lakes to Land visioning session was held in Manistee Township on August 22 at Manistee Township Hall. Forty-nine of the community’s 4,084 residents attended for a turnout of 1.2%. 3.16 Manistee visioning (top and bottom) Those in attendance used the words “beautiful,” “deteriorating” (specifically in reference to Bar Lake) and “water” or “water lovers” to describe their home. They were most proud of services, including fire, EMS, recycling, and road maintenance. Concerns centered around Bar Lake: the outlet, observation deck, park, tables, parking, marking, water level, and public access all made the list, as well as a simple plea to “Save Bar Lake.” Residents cited disagreement in leadership, funding, and government regulations as the top barriers to achieving their goals. They put themselves first in the sandbox, followed by the Michigan Department of Environmental Quality and the United States Army Corps of Engineers. Collectively, the citizens of Manistee Township prioritized the establishment of a watershed authority and cleanup of Bar Lake first, followed by commercial development along US-31 and a reduction in regulations. Village of Honor 3.17 Honor visioning Like the Village of Bear Lake, the Village of Honor joined the Lakes to Land Regional Initiative after the first round of visioning had concluded. Because the community had completed a visioning session the previous year in connection with the Honor Area Restoration Project (from which the collective priorities to the right were taken), the Planning Commission opted to use a survey instrument to gather information related to the Lakes to Land master planning process. Forty-nine surveys were returned. Residents said they most liked that Honor is friendly and small, and its location. By a large margin (56%), they most disliked its blight, including run-down homes and junk piles; vacant stores (13%) and traffic speed (11%) lagged far behind. Citizens would most like to see new development in the form of retail commercial, specifically a deli, coffee shop, and resale or antique shop, followed by single-family homes and then office commercial. Offered a choice of recreation, their support was evenly split between facilities for active recreation and those which are multi-use. Sidewalks were the most-desired new service. Residents did not want to see commercial design requirements for their buildings, but slightly more residents approved of annexing property for future development than disapproved. Citizens also wanted to see growth of green energy and sustainable business policies, and support for a new blight ordinance was overwhelming (84%). �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 7 Collective priorities The ultimate goal of spending a whole intense summer conducting visioning sessions was to bring the individual voices of citizens together to hear what they said in unison. Five hundred residents spoke clearly. This is what was on their minds: Arcadia Channel dredging Improve outdoor activities; develop eco-tourism M-22 improvements streetscape Bear Lake Township Vibrant, revitalized downtown Parks and lakes access Bike and walk trails Employment Innovative sewer system - destination Recreation-centered Blaine Maintain health and quality of lakes, streams, forests; watershed planning Maintain rural community (“stay the same”) High speed internet service, cable or tower, fast and affordable Crystal Lake Maintain rural character - preservation - open green space Quality development: functioning master plan/ zoning Build better leadership, cooperation, communication Zoning and planning enforcement Betsie Bay improvements: clean and dredge; remove invasives; increase docks and access Rural, natural community character preservation; maintain balance of single family residential and agricultural Honor New downtown streetscape New recreation facilities Destination businesses for tourism Joyfield Retain scenic character developed natural areas Growth in agriculture specialized Implement zoning/planning Establish watershed authority / clean up Bar Lake / healthy Bar Lake ecosystem Business on US-31 / commercial development Reduce regulations Leadership that brings community together Zoning ordinance that reflects the master plan Master plan Bear Lake Village Gilmore Manistee Pleasanton 3.18 Collective priorities table �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 8 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 9 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 2 0 [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Bear Lake Village People and Land Adopted J u l y 1 6, 2014 �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 4.1: Proposed crosswalk striping 4.2: Demographic dashboard 4.3: Net worth 4.4: Poverty by household type 4.5: Retail marketplace summary 4.6: Village of Bear Lake “workshed” 4.7: Seasonal and vacant housing table 4.8: Road conditions 4.9: Trails 4.10: Renewable energy potential 4.11: Proposed Merit fiber-optic network 4.12: Broadband service inventory 4.13: Land dashboard 4.14: Natural features map 4.15: Existing Land Use table and map 4.16: Future Land Use map 4.17: Zoning plan 4.18: Action plan 4.19: Capital improvements plan P-6 P-12 P-14 P-15 P-17 P-18 P-19 P-22 P-23 P-24 P-26 P-27 P-30 P-31 P-32 P-34 P-37 P-39 P-41 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 Expectations At their visioning session, Village of Bear Lake residents were not only practical but synergistic, combining employment with recreation and capital improvements with community building. The first priority of attendees at the Village of Bear Lake vision session was job creation, using the words “stagnant” and “development challenged” most frequently to describe their community. Noting that transportation improvements to support manufacturing and industry are not anticipated, they preferred instead to promote technology and access to services. They placed particular emphasis on stabilizing the seasonal economic cycle, indicating that year-round jobs would lead to year-round residents and vice versa. One challenge ahead may be the reconciliation of that goal with the Village’s interest in a future shaped by recreation. Though their proposed skateboard park would likely only see fair-weather usage, the proposed dog park may have a greater potential for some wintertime use­—especially in conjunction with an increase in year-round residents. Visioners felt the community had done a good job putting on events that span the calendar, naming Bear Lake Days in July and the holiday-themed Sparkle in the Park. The Bear Lake Promoters, sponsor of both events as well as an autumnal “Trunk or Treat,” was the first name offered when the group was asked who should “be in the sandbox” to offer guidance, support, and elbow grease. Residents were most proud of their school, at which the visioning session was held, and their water system. The Village of Bear Lake has a public water system consisting of two wells drilled into a primary aquifer. The community has participated in a Wellhead Protection Program funded by the state of Michigan since 2000, which seeks to determine the direction from which the water supply reaches the wells in order to determine any potential for contamination and to help plan for future well sites and land use. A remaining goal is the installation of a solid waste management (sewer) system, envisioned to be an innovative, affordable improvement with significant community buy-in. The following pages present “Cornerstones,” or goals formulated by the Village of Bear Lake Planning Commission to guide future development. Each includes a set of “Building blocks,” specific strategies to be implemented to achieve those goals. At the bottom is the “Foundation” that supports each Cornerstone: its linkage to the citizens’ stated priorities and to the Manistee County Master Plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 Cornerstone Create a revitalized and vibrant downtown in the Village of Bear Lake. The Village of Bear Lake is nicely located on US-31 and adjacent to the shores of Bear Lake. The downtown is the center of activity for residents of the Village and surrounding Bear Lake and Pleasanton Townships. The Village is made up of historic neighborhoods with tree-lined streets and sidewalks that lead the traveler to the the lake, schools, shopping, post office and other important places of civic engagement. The downtown, however, is the heart of activity. Ensuring that the Village remains walkable and connected to the assets of the community is very important. Also of great importance is working at building a downtown made up of businesses that showcase unique shops, a grocery and hardware store, coffee shops and much more. These businesses will service the patrons of not just the Village and surrounding Townships but also the many folks who are enjoying the abundance of recreational activities and other attractions found in the region. Seasonally sustainable, the future of the business district in the Village will be made up of commerce that is both seasonal in nature as well as available year round. In addition, the residents understand that a revitalized and vibrant downtown requires that people live and work in unison within the area, so accommodating residential uses in the downtown is encouraged. It is the hope that when a family looks to the Village to relocate in, they will see not only the quality of the school system, the availability of work, and access to an abundance of recreation, but a downtown that is well cared for and bustling with activity. A vibrant and viable downtown is an important economic component. Building blocks 1. Identify in the community master plan a public policy which encourages the revitalization of downtown Bear Lake. 2. The Village of Bear Lake will strive to establish a downtown business association. 3. Encourage retail and service businesses to locate in the Village downtown. 4. Encourage appropriate development and conformance with current building, fire, and blight codes. 5. Redevelop underutilized and brownfield properties in the downtown area. 6. Investigate the possibility of starting a Michigan Main Street program. 7. Investigate the possibility of starting a Chamber of Commerce. 8. Spearhead community based festivals such as Christmas in Bear Lake festival and ice sculpture festival. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Village of Bear Lake collective priorities Employment Innovative sewer system Recreation-centered Multi-generational �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 Cornerstone Improve the visual appearance and character of the Village to foster a healthy and desirable community in which to live, shop, work, and play. The Village of Bear Lake was once a thriving and energetic community, a desirable locale in which to set roots. While located near more highly populated centers of commerce, it is far enough away to warrant being more than a mere “bedroom community.” One ingredient that may prevent the Village from actualizing its true potential is its appearance. While many property owners take pride in their yards, homes, and store-fronts and have worked to keep their appearances above reproach, a few sore spots remain in need of spit and polish. Being blessed by adjoining one of the most scenic inland lakes in the state, the community is looking to build upon its already established character as a premier destination and outdoor playground. This character development means establishing a unified look that shapes all the elements of the community. Through streetscape amenities, well-maintained properties, Building blocks and architectural character, the Village will be able to develop a “brand” and become known for that unique 1. Seek funding and use the Complete Streets character. Once developed, the Village can then market recommendations to make street improvements itself in order to share all of its unique and much soughtwhich include installing sidewalks, street lights, after qualities. street trees, planters, benches, and curbing 2. 3. 4. 5. 6. 7. 8. Foundation where appropriate in the neighborhoods and business districts. Work with MDOT to make improvements to US31, including traffic-calming techniques on the business district portion, lower speeds, appropriate on-street parking configurations, and new curb designs and sidewalks. Establish clearly marked pedestrian crossings on US-31 roadway to assist in the safe movement across the highway. Develop and enforce a zoning ordinance. Develop landscape standards as part of the site plan review process in the zoning ordinance. Decide upon community character criteria – what do we want the physical aspects of the Village to look like? Develop design guidelines for commercial and residential development that specifies the community character through architectural elements and landscaping. Seek opportunities to apply for grants to assist home and business owners with repairs and restoration. Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Village of Bear Lake collective priorities Employment Innovative sewer system Recreation-centered Multi-generational �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 Cornerstone Eliminate blight. The State of Michigan Brownfield Redevelopment Authority Act (PA 381 of 1996) defines “blight” as property which 1) has been declared a public nuisance in accordance with state and local building, housing, plumbing, fire, or local ordinance, 2) is an attractive nuisance to children, 3) is a fire hazard, 4) has utilities serving the property or buildings in such disrepair that the property is unfit for its intended use, 5) is tax reverted, 6) is owned by a land bank, or 7) has sufficient demolition debris buried on the site that it is unfit for its intended use. So, blight comes in many forms—and in all of them, it is the responsibility of the local unit of government to monitor and manage its removal. Building blocks 1. Adopt and enforce a blight ordinance. 2. Adopt a local property maintenance ordinance. 3. If a parcel has contaminated property, work with the Manistee County Brownfield Authority on remediation efforts and strategy. 4. Encourage coordination among the Village and adjoining townships wiht regard to adoption and enforcement of clean-up requirements for blighted properties to preserve property values and quality of life. 5. Investigate collaboration with Bear Lake Township on combined code and zoning enforcement services. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Village of Bear Lake collective priorities Employment Innovative sewer system Recreation-centered Multi-generational �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 5 Cornerstone Ensure that the community has adequate and responsive public safety personnel, facilities, and equipment. It is crucial that the Village of Bear Lake and Bear Lake Township remain connected in terms of fire and rescue services. Keeping the streets clear of snow and sanded during the winter months and maintaining streets within the Village’s jurisdiction are extremely important but becoming more difficult with aging and deteriorating equipment. In addition, numerous other safety concerns crop up including sidewalks and retaining walls to name but two. Building blocks 1. 2. 3. 4. 5. 6. Continue to support Bear Lake Township’s efforts to maintain a high-quality Fire and Rescue Department. Investigate ways to replace damaged sidewalks and to install sidewalks leading to the school. Actively seek grants to replace aging equipment such as plow trucks, mowers, pick up trucks, loaders, and the like. Replace the railroad tie retaining wall at the north entrance of Hopkins Park. Update the restroom facilities serving Hopkins Park to bring them up to current codes. Move the Village Hall and all operations to the former Baptist Church building and ensure that the new building meets all applicable codes. 7. Look into designating the neighborhoods as historic districts with the National Historic Register. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Village of Bear Lake collective priorities Employment Innovative sewer system Recreation-centered Multi-generational �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 6 Cornerstone Develop and enhance recreational and historical opportunities and facilities. As the heart of the Greater Bear Lake area, the Village of Bear Lake is poised to serve as a hub of recreational opportunities. Cooperation with Bear Lake School and Bear Lake and Pleasanton Townships is crucial. Better utilization of Hopkins Park by all stakeholders, increased usage of Harry Cosier Court where pickleball is now played, and greater use of Village Park all need to be explored. Although the Bear Lake area has a number of bicycle routes, the Northwest Michigan Regional Non-Motorized Strategy (2008) does not include a regional trail through or near the Village of Bear Lake. Village Park sits ready to fulfill its mission as a “hub” for bicyclists, travelers, and residents. Finally, the Village needs to chronicle and preserve its history for future generations as well as protect the scenic vistas available near Bear Lake. Building blocks Smith Lynn Maple Wise Virginia 1. Support increased usage of current facilities like the public boat launch, 4.1: Proposed crosswalk striping Hopkins Park, and all its facilities. 2. Look for ways to improve the playground and shelter house in Hopkins Park. 3. Position Village Park as a hub for bicyclists, travelers, and residents, providing safe access to the rear of the park with off-street parking in the Bear Lake s Museum parking lot. kin Locust op H 4. Define off-road/off highway routes to connect with Pleasanton and Bear Lake Townships’ snowmobile and bicycle trails. St. Lake 1/ 5. Support the development of a regional trail utilizing Potter Road to connect US3 US-31 (Bear Lake) with M-22 (Onekama, Pierport, and Arcadia). 6. Support a Community Center that would service all of “Greater Bear Lake.” Main 7. Support a Senior Center to service the needs of the area’s aging population. Main St. e Sout h Sh or 8. Support the establishment of a Bear Lake Historical Society. t 9. Continue to improve the facilities of the Bear Lake Museum, being sure itWes meets all current codes. 10. Identify sites and establish land use plans and zoning that preserve scenic vistas and cultural and historic sites. 11. Improve wayfinding through signage and maps and the “Explore the Shores” website. 12. Collaborate with Bear Lake and Pleas­anton Townships on the preparation of a joint 5-Year Michigan Department of Natural Resources Recrea­tion, Open Space, and Greenway Master Plan. 13. Collaborate with all adjoining governmental entities to make better use of all area recreational facilities by exploring a coordinated Recreation Plan. 14. Investigate the feasibility of working with Bear Lake and Pleas­anton Townships to establish a regional recreation authority. 15. Request that MDOT stripe US-31 at key places to allow for pedestrian crossings from the east side to the west side, connecting the neighborhoods and business district to Bear Lake. Two recommended places for striping are at the Memorial Park deck and next to the bank. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Village of Bear Lake collective priorities Employment Innovative sewer system Recreation-centered Multi-generational �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 7 Cornerstone Improve Hopkins Park for enhanced recreational opportunities. The Village of Bear Lake has the foundation for excellent recreational facilities in Hopkins Park, Harry Cosier Court, Village Park, boat launch, and Hopkins Park Access. The Village, Bear Lake Township, and Pleasanton Township all share access to Bear Lake, which is a draw for many year-round and seasonal residents. Although residents and visitors have access to area wide lakes, local public schools, and state and national forests, many of the communities lack basic recreational assets like playgrounds, bike paths, and parks designed for outdoor events. The combined 2010 US Census population of the three communities was 2,855 residents. Based on the number of seasonal housing units, the summer population can easily increase by another 1,500 residents. Collectively, the three communities could support a small park system and program. Building blocks 1. Focus on updating Hopkins Park campground and waterfront park. 2. Research a docking, launching, and boat cleaning station for public access site. 3. Improve the restrooms of Hopkins Park, bringing them to code and making them more accessible for all visitors to downtown. 4. Improve the shelter house at Hopkins Park. 5. Improve the playground at Hopkins Park. 6. Install wifi in Hopkins Park. 7. Investigate ways for campers to hook up directly to sewer facilities in Hopkins Park. 8. Redesign or incorporate the Veterans Memorial Park deck into the nonmotorized pathway linking the neighborhood, businesses, and park. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Village of Bear Lake collective priorities Employment Innovative sewer system Recreation-centered Multi-generational �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 8 Cornerstone Improve the quality of our surface water and groundwater. The Greater Bear Watershed extends into 13 townships, 3 villages, and the Little River Band of Ottawa Indians reservation, encompassing a total of 204 square miles or 130,800 acres. All of the Village of Bear Lake is located within the Greater Bear Watershed. Land surrounding Bear Lake forms the Bear Lake Sub-watershed, which outlets to Little Bear Creek. The inland lakes, including Bear Lake, and the numerous tributaries are recreational, cultural, wildlife, and tourism assets for Manistee County. Bear Lake is the largest of the inland lakes within the watershed. The quality of surface water is influenced by a variety of sources including septic fields, feed lots, gas and oil exploration, land use, and inappropriate storage and disposal of materials. In addition to surface water, groundwater is important because it is the primary source of potable drinking water for residents. Again, the quality of the groundwater can be influenced by the same sources. Because water, both surface and groundwater, is so important to the health of residents and the economy, its protection and improvement is vital. Building blocks 1. Continue to support the efforts of the Bear Lake Watershed Alliance, Bear Lake Property Owners Association, and the Lake Management Board to keep the lake clean and free from invasive species. 2. Develop a shoreline inventory of Bear Lake to identify priority locations for restoration projects. 3. Support enforcement of wellhead protection ordinances. 4. Support a sewer system if price is financially feasible for Village residents and businesses. 5. Assure that all septic tanks are functioning properly 6. Support development of a locally generated and state approved contingency plan and training for first respondents for road accidents involving fuel or other hazardous materials to minimize runoff to surface waters of Bear Lake and Bear Creek. 7. Support local efforts to prohibit artificial feeding of waterfowl in or on the riparian properties adjacent to Bear Lake. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Village of Bear Lake collective priorities Employment Innovative sewer system Recreation-centered Multi-generational �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 9 ��L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 1 People and Places How many people? How long did they go to school? What do they do? What activities can be supported by the land itself? And where can we go shopping around here, anyway? Population Population is both an indicator and a driver of economic growth. An increase in people creates a larger economic and customer base on which the business environment can draw, and an area of bustling economic activity attracts people looking to share in its benefits. The population of the Village of Bear Lake was only two citizens fewer in 2010 than in 1990—from 288 to 286 persons. However, the 2000 figure was 318 citizens, a population swell and loss of just about 1%. Stability is projected to continue through 2016. Housing Home is where the heart is, and where all your stuff is, and probably where the people you call family are too. On a community level, it’s much the same: housing data may talk about buildings, but it tells us much about the actual people we call neighbors. The Village of Bear Lake’s 193 housing units provide the shelter for its 139 households. This represents about 1.38 housing units per household, a figure that accounts for housing units which do not have a household permanently attached to them but are instead for “seasonal or recreational use.” A detailed discussion follows under “Seasonal Fluctuations.” The average household size is 2.4 persons, the fourth largest in the region. Slightly less than one third of the homes (31.6%, or 61 housing units) were built before 1939, representing the largest proportion of the overall housing stock. The 1940s, 1960s, and 1970s each saw the addition of a few dozen homes before construction tapered off sharply beginning in 1980. Just 16 homes (8.2% of total housing) have been built since. The median home value of $96,000 is the lowest in the region, and less than half (48%) of the owner-occupied homes have a mortgage. The median gross rent of $677 represents one position above the median among Lakes to Land communities. �Demographic Dashboard - Village of Bear Lake - Population 330 320 310 300 290 280 270 260 - - - Key for population and prosperity index graphs: Benzie County Manistee County Michigan United States Population Growth 4.0% 3.0% 2.0% 1.0% 0.0% -1.0% 1990 2000 2010 2016 (proj.) 2000 2010 -2.0% Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • 17% 14% 9% 50% • 7% 8% • 14% • 44% 19% 18% Household Income Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) 0% 11% 25% • 1% Work 3% • 18% • • • • • • • • 40% • Classifications modified from HUD guidelines, using the state median income of $48,432. 24% 78% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 2.4 Prosperity Index person average household size Ratio of jobs to workers I~---------' 0.97 5 ---------1------.1l1 - - - ~ population enrolled in school Plf---------~ high school graduate or higher 1000 Ratio of manufacturing workers to retail workers II H---------" 0.56 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food 1.18 -------'----I------1 -------l~-1~ 5 Workers in arts and entertainment 31% t=l------11- - - - - ~ 100% 1 ij-1- - - - - - - - ' 16.5% 1 100% .......----.i i ~--1 -----~ 100% 11-- - - - ~ 100% ll- - - - - ~ 100% Households receiving food stamps lll 68% commuters who drive alone 17.5 minute average commute Employment 136 jobs 140 15.2% unemployment rate 19% Income $35,625 median household income median earnings for workers $26,250 male full-time, year-round earnings female full-time, year-round earnings 10.5% population in poverty 19.5% children in poverty 100% Households receiving cash assistance 5.0% workers who commute $33,594 Children in poverty 16.5% Commuting 100% $17,841 People in poverty 19.5% 17% bachelor’s degree or higher civilian veterans Residents not completing high school 10.5% 92% workers Higher educated residents (bachelor’s degree or higher) 8.5% Education 23% 1000 Number of goods-producing jobs per 1,000 residents 31 $677 median gross rent Number of jobs per 1,000 residents 476 $96,000 owner-occupied median home value I J l ~-----1- - - - - - ~ 100% Top Industrial Sectors 38% educational services 15% retail trade 12% accommodation and food services �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 4 Utility gas heats the most homes (52%), followed by fuel oil/kerosene (25%) and bottled, tank, or liquid petroleum (propane) gas (11%). Wood and electricity each heat about 6% of homes. Education Twenty-three percent of Village of Bear Lake citizens are enrolled in school at some level. The Village boasts an impressive 92% high school graduation rate, higher than two thirds of the Lakes to Land communities as well as the county, state, and national rates. Bachelor’s degrees are held by 16.5% of the population, nearly half of whom (7.2%) have gone on to receive a graduate or professional degree. Income Median earnings for all Village of Bear Lake workers are $17, 841, about 80% of the median earnings for all workers in Benzie and Manistee Counties and about 60-65% of median earnings at the state and national levels. The Village’s median household income of $35,625 was correspondingly low, averaging about 77% of of the figures for the aggregate populations. Both measured within the bottom half among Lakes to Land communities. Earnings data for the Village of Bear Lake presents an interesting singularity: earnings for female full-time, year-round workers are 128% of earnings for male fulltime, year-round workers ($33,594 vs. $26,250). It is the highest difference among the three Lakes to Land communities with higher full-time, year-round female earnings than male, a situation which does not occur at all in any of the larger populations. The American Community Survey provides earnings data by industry for both full-time, year-round workers and for all workers which shed valuable light on the overall data, but it must be strongly tempered with the understanding that the statistically small size of the workforce in the Village of Bear Lake (140 persons) leads to a relatively large margin of error: 20% overall, and in a few cases almost 100%. Some broad strokes can be painted, however. Three industrial categories had sufficient data for full-time, year-round workers to calculate median earnings. Two of them had higher earnins for women than for men: education / health care / social assistance ($64,375 vs. $50,750) and accommodation / food service ($33,594 vs. $18,125). In manufacturing, men earned $40,417 to women’s $22,917. As rare as it is for female full-time, year-round workers out-earn men, it is very nearly unprecendented for all female workers, a pool that includes seasonal and part-time workers, to out-earn all male workers—but that happens in the Village of Bear Lake, too, with female earnings of $24,375 vs. male earnings of $17,292. Here, however, the data suggests that the small sample size may be distorting the results. Only in accommodation / food service do women earn more than men. While the difference is significant at $32,500 vs. $9,844 and affects the largest share of the workforce (40 of 140 workers), the other groups paint an opposing picture: male earnings in the retail trade category are nearly double that of female earnings ($30,179 vs. $15,147) , and men in the educational services field make up just a third of the workers in that category but have median earnings that are nearly seven times that of the women ($46,250 vs. $6,667). 4.3: Net worth Assets Checking Accounts Savings Accounts U.S. Savings Bonds Stocks, Bonds & Mutual Funds Total $484,446 $1,258,479 $34,851 $2,135,361 $3,913,137 Original Mortgage Amount Vehicle Loan Amount 1 Total $948,436 $141,890 $1,090,326 Liabilities Net Worth Assets / Liabilities 3.59 Source: Esri Business Analyst �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 5 Single-headed households The vulnerability of one type of household to poverty deserves particular mention: that of single-headed households with dependent children. Although the Census does provide a count of male householders with children and no wife present, it presents only female-headed households in its poverty statistics; most of the research literature follows the same form. This is attributable to two reasons: first, female-parent households make up 25.4% of all families while male-parent households make up just 7.3% (in the Village of Bear Lake, those figures are 22.3% and 2.9% respectively), and second, the 80% female-to-male earnings ratio (which applies selectively in the Village of Bear Lake, as discussed on the previous page) exacerbates the poverty-producing effect. Children in single-headed households are by far the group most severely affected by poverty in the Village of Bear Lake. As Table 4.4 shows, one in five of the village’s 41 households with children lives below the poverty level, but almost half of the 17 female-headed households with children are poor. Combining these two pieces of data, we can see that nearly every single one of the poorest families are headed by single females. Support to single-headed households provides an opportunity to have an appreciable, targeted impact on the well-being of the Village of Bear Lake’s most vulnerable citizens. Flexible work and education schedules, support of home-based occupations, innovations in high-quality and affordable child care, and uniform enforcement of pay equity are all tools that can be used to accomplish such support. The poverty rate in the Village of Bear Lake is 10.5%, one position below the median among Lakes to Land communities and lower than county, state, and national rates (range: 11.114.8%). The rate of poverty among residents younger than 18, 19.5%, is two positions higher than the regional median and within the upper edge of the aggregated benchmarks (range: 17.1-20.5%). A quick estimate of a community’s “net worth” can be obtained by dividing its major assets (checking and savings accounts, stocks, bonds, mutual funds) by its major liabilities (home and car 4.4: Poverty by household type Income in the Past 12 Months is Below Poverty Level All families With related children under 18 years With related children under 5 years only Married couple families With related children under 18 years With related children under 5 years only Families with female householder, no husband With related children under 18 years With related children under 5 years only All people Under 18 years Related children under 18 years Related children under 5 years Related children 5 to 17 years 18 years and over 18 to 64 years 65 years and over People in families Unrelated individuals 15 years and over loans). The higher the ratio of assets to liabilities, the better insulated the community will be from quick changes in the economy. As shown in Table 4.3, the ratio in the Village of Bear Lake is 3.59. This is the highest ratio in the region: nine communities have a ratio of 2.93, and the next highest is 3.23. It is also higher than that of Benzie County, Manistee County, Michigan, and the United States (range: 2.58– 3.02). Occupations This section talks about the occupations and professions in which the 9% 22% 0% 0% 0% 0% 29% 47% 11% 20% 20% 35% 13% 8% 7% 8% 9% 16% Source: American Community Survey 2006-2010 residents of the Village of Bear Lake work, whether or not their places of employment are within the village limits. The most prevalent field among the Village of Bear Lake’s 140 civilian workers is the one encompassing art, entertainment, recreation, accommodation and food services. Thirty-one percent, or 43 workers, cite such an occupation. The second most common industry group was educational services, health care, and social assistance, in which 20 workers (14%) serve. Retail trade and public administration rounded out the �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 6 majority of fields represented (13% and 10% respectively). jobs per 1,000 residents is the fourth lowest figure in the region. The occupational group comprised of educational services, health care, and social assistance is the second highest-paying category in the Village of Bear Lake, with a median income of $43,750. Two of the other groups mentioned above, however, fall in the bottom half of median incomes, with $19,375 for arts / entertainment / recreation / accommodation / food service and $18,750 for retail trade (insufficent data was available to calculate a median for public administration). Overall, three of the four lowest median incomes, ranging from $13,333 to $19,908 (agriculture, forestry, fishing, hunting, and mining is the lowest-paid occupation in the township). Overall, when the village’s industries are ranked by median earnings, 36% of workers are employed in industries in the top half and 64% are employed in industries in the bottom half. The largest concentration of businesses was in arts, accommodation, and food service; those four establishments comprise 18% of all businesses. That category was followed by retail trade and “other services (except public administration),” each of which comprised 14% of the business community with three establishments apiece. Retail and Business Summary This section talks about the businesses and jobs within the Village of Bear Lake, whether or not the proprietors and employees are residents of the township itself. The business summary generated by Esri counts 22 businesses employing a total of 136 people within the Village limits. When compared with the residential population of the Village of Bear Lake, this equates to 476 jobs per 1,000 residents, the fourth highest ratio among Lakes to Land communities. Its 31 goods-producing The greatest number of employees (51, or 38%) work in educational services. About 15% of employees are in retail trade, and another 12% work in the arts, accommodation, and food service. This is significant because nationally, the median earnings of workers in retail, entertainment, and hospitality occupations are about half of the median earnings of all other occupations. Table 4.5 is designed by Esri to provide a snapshot of retail opportunity by presenting the fullest picture possible of both supply and demand. Supply is calculated by combining the Census of Retail Trade, a portfolio of demographic and business databases, and the Census Bureau’s Nonemployer Statistics data to estimate total sales to households by businesses within the study area. To estimate demand, Esri combines annual consumer expenditure surveys from the Bureau of Labor and Statistics with its own proprietary Tapestry Segmentation system, yielding a fairly tailored picture of the purchases likely to be made by the inhabitants of the study area. We can then arrive at the Retail Gap by subtracting the supply from the demand. A negative number, shown in red on the chart, signifies an oversupply or surplus, while the positive numbers shown in green indicate leakage of sales which are presumably being conducted outside the community. Commuting It’s a real estate truism that the three most important factors considered by buyers are location, location, and location, yet the traditional measure of housing affordability—surely another consideration hovering near the top of the list—makes no allowance at all for location. The Center for Neighborhood Technology set out to redefine “affordability” to more accurately reflect the proportion of a household’s income that is committed to housing costs, including those incurred while getting to and from that aforementioned location. CNT describes its Housing and Transportation Affordability Index this way: “The traditional measure of affordability recommends that housing cost no more than 30 percent of income. Under this view, three out of four (76 percent) US neighborhoods are considered “affordable” to the typical household. However, that benchmark ignores transportation costs, which are typically a household’s second largest expenditure. The H+T Index offers an expanded view of affordability, one that combines housing and transportation costs and sets the benchmark at no more than 45 percent of household income. Under this view, the number of �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 7 4.5: Retail marketplace summary Industry Group NAICS Motor Vehicle & Parts Dealers Automobile Dealers Other Motor Vehicle Dealers Auto Parts, Accessories & Tire Stores Furniture & Home Furnishings Stores Furniture Stores Home Furnishings Stores Electronics & Appliance Stores Bldg Materials, Garden Equip. & Supply Stores Bldg Material & Supplies Dealers Lawn & Garden Equip & Supply Stores Food & Beverage Stores Grocery Stores Specialty Food Stores Beer, Wine & Liquor Stores Health & Personal Care Stores Gasoline Stations Clothing & Clothing Accessories Stores Clothing Stores Shoe Stores Jewelry, Luggage & Leather Goods Stores Sporting Goods, Hobby, Book & Music Stores Sporting Goods/Hobby/Musical Instr Stores Book, Periodical & Music Stores General Merchandise Stores Department Stores Excluding Leased Depts. Other General Merchandise Stores Miscellaneous Store Retailers Florists Office Supplies, Stationery & Gift Stores Used Merchandise Stores Other Miscellaneous Store Retailers Nonstore Retailers Electronic Shopping & Mail-Order Houses Vending Machine Operators Direct Selling Establishments Food Services & Drinking Places Full-Service Restaurants Limited-Service Eating Places Special Food Services Drinking Places - Alcoholic Beverages 441 4411 4412 4413 442 4421 4422 4431 444 4441 4442 445 4451 4452 4453 4,464,461 4,474,471 448 4481 4482 4483 451 4511 4512 452 4521 4529 453 4531 4532 4533 4539 454 4541 4542 4543 722 7221 7222 7223 7224 Demand (Retail Potential) Supply (Retail Sales) $412,493 $346,828 $32,166 $33,499 $38,499 $24,416 $14,083 $58,032 $92,922 $74,190 $18,732 $318,703 $266,923 $14,941 $36,839 $216,270 $241,828 $105,831 $74,783 $15,027 $16,021 $58,021 $47,036 $10,985 $524,056 $151,910 $372,146 $66,528 $5,150 $15,977 $4,409 $40,992 $175,910 $129,590 $10,555 $35,765 $207,929 $84,551 $102,313 $9,069 $11,996 $54,261 $0 $0 $54,261 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $786,484 $0 $0 $0 $0 $0 $61,526 $61,526 $0 $0 $0 $0 $94,788 $54,114 $40,674 $0 $0 $0 $0 $0 $0 $103,097 $103,097 $0 $0 $0 Retail Gap Leakage/ Surplus Factor Businesses $358,232 $346,828 $32,166 -$20,762 $38,499 $24,416 $14,083 $58,032 $92,922 $74,190 $18,732 $318,703 $266,923 $14,941 $36,839 -$570,214 $241,828 $105,831 $74,783 $15,027 $16,021 -$3,505 -$14,490 $10,985 $524,056 $151,910 $372,146 -$28,260 -$48,964 -$24,697 $4,409 $40,992 $175,910 $129,590 $10,555 $35,765 $104,832 -$18,546 $102,313 $9,069 $11,996 76.7 100.0 100.0 -23.7 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 -56.9 100.0 100.0 100.0 100.0 100.0 -2.9 -13.3 100.0 100.0 100.0 100.0 -17.5 -82.6 -43.6 100.0 100.0 100.0 100.0 100.0 100.0 33.7 -9.9 100.0 100.0 100.0 1 0 0 1 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 1 1 0 0 0 0 3 1 2 0 0 0 0 0 0 1 1 0 0 0 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 8 4.6: Village of Bear Lake “workshed” Gilmore 0 county, the addition of transportation costs to the equation puts the share of household income spent on those two combined items over 45% for all places in the county. Twp Blaine Twp 0 ' Weldon ~ Pleasanton Twp 17.S minutes Twp Bear ~ kc Bear pke Twp Maple , rove Twp ~n•kama Onekama O Twp 0 Brethren Dickson 0 Twp Manis ti,.,a Tu p .-,,+L..._~ ~ - - - - - - - - - - - ~ - - affordable neighborhoods drops to 28 percent, resulting in a net loss of 86,000 neighborhoods that Americans can truly afford.” CNT’s map has been steadily expanding its coverage since its inception in 2008 and now includes 337 metropolitan areas in the United States. Manistee County has not been analyzed, but Benzie County was considered part of the Traverse City metropolitan area and its neighborhoods are among those that disappear from the affordability map: while the H+T Index shows the average housing cost to be less than 30% of household income for the whole The Village of Bear Lake is one of two Lakes to Land communities in which the American Community Survey found that 100% of workers have some sort of commute. The average commute time of 17.5 minutes, the fifth shortest in the region, is shown in the “workshed” map in Figure 4.6. It covers much of central Mansitee County, stretching up into Benzie County along US-31 and reaching the eastern edge of the City of Manistee. A long commute is tough. Everyone who has ever had one knows it subjectively, and a growing body of empirical evidence is pointing to its detrimental effects on happiness, health, and wealth: its costs are rarely fully compensated by our salaries, the minutes spent behind the wheel come at the cost of minutes spent on exercise and meal preparation, and people with long commutes are frankly just less happy than those with shorter ones. While the length of commute may have the greatest effect on the commuter, it’s the method of commuting that has the greatest effect on the environment— across the board, driving alone is overwhelmingly the most common method of commuting, and it is the one which maximizes the output of vehicle emissions per commuter. Here, the Village of Bear Lake shines: just 68% of commuters drive alone, by far the lowest percentage in the region (range: 73-90%) and well below the county, state, and national figures (range: 79-86%). The greatest contributor to this figure is the contingent of people who walk to work, making up fully one quarter of the workforce. The village’s compact development pattern �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 9 makes this possible and provides clear evidence of the positive influence that good urban design can have on the transportation choices available to a community’s citizens. Agricultural Influence Of the 170 acres of land and 258 parcels that make up the Village of Bear Lake, none have an existing land use category of “Agriculture” or “Natural Resource Related.” This makes sense in a village, which is a settlement area defined by its concentration of residents (as opposed to a township, which is defined by its land area and its co-located borders with adjacent townships). Since agriculture requires land which is not currently in use by people, a village is an unlikely place to find it. However, villages do an excellent job of providing for the convergence of a regional agricultural community and are well-suited to create a positive business environment focused on regional food sources. Though Esri business analyst does not list any businesses or employees in the field coded by NAICS as “agriculture, forestry, fishing, hunting,” six workers who live in the village used that classification to describe their occupations, making up about 4% of the workforce. Seasonal Fluctuations The entire Lakes to Land region is affected to varying degrees by a seasonal economy. An abundance of parks and recreation activities combines with the temperate summer weather to create a magnetic pull felt by most inhabitants of the state from spring to fall, and then formidable weather joins a lack of critical mass in economic activity to produce an edge of desolation through the winter months. The result is a cyclical ebb and flow of people through the region, some to stay for a few hours and some for a few months, all driven by Michigan’s intensely seasonal climate. In many communities, the basic goal of every housing unit is to be occupied. The optimum condition is one in which the number of housing units is only slightly larger than the number of households, with a small percentage of homes empty at any given time to provide choice and mobility to households wishing to change housing units. This percentage is the traditional vacancy rate. Seasonal changes in population, such as seen in the Lakes to Land communities, create an entirely new category of housing units: those for “seasonal or recreational use.” Technically considered “vacant” by the US Census because its rules dictate that a household can only attach itself to one primary housing unit, these homes provide a measure of investment by those seasonal populations that cannot be replicated elsewhere. A high percentage of seasonal/recreational use homes provides concrete evidence of the value of the area for those purposes. It also provides a measure of a portion of the community which will have a somewhat nontraditional relationship with the community at large: seasonal residents may not have kids in the school system or have the ability to attend most government meetings, but they do pay taxes and take a vital interest in goings-on. In some ways, knowing the percentage of seasonal/recreational housing in a community is the most reliable measure of the accommodations the community must make to include its “part-time” population in its decision-making framework. Within the Village of Bear Lake, 13.6% of the homes are classified as seasonal or recreational, a figure lower than in each of the two Lakes to Land counties (25% and 33%) but significantly higher than the state and national rates (5.8% and 3.5% respectively). While vacancy data for greater Bear Lake Township suggests a decline in its seasonal residents between 2000 and 2010, the table in 4.7 does not reflect that trend within the Village. Here, seasonal housing units actually increased slightly but were far outstripped by the increase in vacancy related to the loss of population. 4.7: Seasonal and vacant housing table Total Housing Units Occupied Housing Units Vacant Housing Units Seasonal/Recreational/Occasional Use Other Vacant Population Household size 2000 2010 161 132 29 18 13 318 2.56 169 118 51 23 28 286 2.48 Change 5.0% -10.6% 75.9% 27.8% 115.4% -10.1% 0.6% ��L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 1 Infrastructure For planning purposes, infrastructure is comprised of “the physical components of interrelated systems providing commodities and services essential to enable, sustain, or enhance societal living conditions.” These components, which come together to form the underlying framework that supports our buildings, movements, and activities, usually include our power supply, water supply, sewerage, transportation avenues, and telecommunications. Successful infrastructure is often “experientially invisible,” drawing as little attention in its optimum condition as a smooth road or a running faucet— until it’s not, and then it likely has the potential to halt life as we know it until the toilet flushes again or the lights come back on. It seems we all know the feeling. The American Society of Civil Engineers’ 2013 “Report Card for America’s Infrastructure” gave us a D+ (takeaway headline: “Slightly better roads and railways, but don’t live near a dam”). The Michigan chapter of the ASCE surveyed our state’s aviation, dams, drinking water, energy, navigation, roads, bridges, stormwater, public transit, and wastewater and collection systems in 2009 and gave us a D. Clearly, there is room for improvement all over. But it’s expensive. The ASCE report came with a national price tag of $3.6 trillion in investment before 2020. If this were evenly distributed among the 50 states, it would mean about $72 billion per state—almost half again as much as Michigan’s entire annual budget. The combination of the essential nature of infrastructure with its steep price tag highlights a need for creative problem-solving in this area—precisely the aim of the Lakes to Land Regional Initiative. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 2 Roads road surface from 1 to 10; roads rated 5 and above are considered to be at least “Fair.” The State of Michigan’s Public Act 51, which governs distribution of fuel taxes, requires each local road agency and the Michigan Department of Transportation to report on the condition, mileage, and disbursements for the road and bridge system under its jurisdiction. The Pavement Surface Evaluation and Rating (PASER) system used to report on the condition is a visual survey conducted by transportation professionals that rates the Figure 4.8 depicts all of the roads with PASER ratings of “poor” (1-4) in Benzie and Manistee Counties. The closeup in the inset reveals poor conditions along US-31 for the length of the Village, beginning just south of the Village limits and stretching into Pleasanton Township. LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. 4.8: Road conditions Elberta k La e M i i ch g Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. Benzonia Gilmore Twp. an --------;.(:j Joyfield Twp. Blaine Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake + : Weldon Twp. Colfax Twp. r, Thompsonville 22 BENZIE CO. MANISTEE CO. Arcadia Twp. Pleasanton Twp. - _-+ ' Copemish ... Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake I I I I I I I I ------------------- I-------· I I Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. ,-- MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Pavement Surface Evaluation and Ratings 0 2 4 8 Miles Data Sources: State of Michigan Geographic Data Library, NWMCOG 2012 Asset Management Report D City or Village County Boundary Township Boundary Poor PASER Rating (1 - 4) Major Road Minor Road B R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 3 Trails and regional connections session. Their preferred method for accomplishing this is use of the existing county road network to establish a trail network, which would also serve Village residents. Potential collaboration with Onekama Township, Arcadia Township, and Pleasanton Township, all also currently largely devoid of trails, could form the beginning of a sub-regional network. As noted in the Cornerstones and can be seen in Figure 4.9, there are not presently any local or regional nonmotorized trails through the Village of Bear Lake. It’s an absence noted by the citizens of surrounding Bear Lake Township, who made the creation of biking, walking, and hiking trails their third highest priority at the visioning LEELANAU CO. P t la t B BENZIE CO. ay Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta 4.9: Trails k La e M ic h a ig Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. ' Onekama I Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Recreational Trails 0 2 4 8 Miles Data Sources: State of Michigan Geographic Data Library, MDOT, NWMCOG, GTRLC D City or Village County Boundary Township Boundary Major Road Minor Road Updated: 09-24-13 GTRLC Trail Equestrian Trail Betsie Valley Trail Snowmobile Trail North Country Trail Non-Motorized Multi Use Trail ' ' Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 4 4.10: Renewable energy potential Power supply Wind Resource Power Resource Potential Class W/m 2 Village of Bear Lake 1 0-200 2 200-300 Poor Marginal 3 300-400 Fair 4 400-500 - Good 5 500-600 - Excellent 6 600-800 - Outstanding >800 7 - Superb Biomass Resource Metric TonsMear <50,000 50,000 -100,000 Resource Potential CJ Low 17 Marginal 100,000 -150,000 Village of Bear Lake Good 150,000 - 250,000 - Very Good 250,000 - 500,000 - Excellent > soo,ooo - Solar Resource kV\lh /111 2/day < Outstanding Resource Potential 3.5 Moderate > 3.5-4 Village of Bear Lake > 4-5 > 5-6 >6 EPA Tracked Sites o Abandoned Mine Land • Brownfield • RCRA o Federal Superfund O Non-Federal Superfund Good ~ ~ Very Good Excellent Electricity for Village of Bear Lake homes and businesses is available from Consumers Energy Company (Jackson). Natural gas service is available through Superior Energy Company (Kaleva). Service from “alternative energy suppliers” is also available through Michigan’s Electric Customer Choice and Natural Gas Customer Choice programs. Public Act 295 of 2008 requires Michigan electric providers’ retail supply portfolio to include at least 10% renewable energy by 2015. The Michigan Public Service Commission’s 2012 report estimates renewables to make up 4.7% of the energy supply that year. Figure 4.10 shows the US Environmental Protection Agency’s analysis of renewable energy potential in the Lakes to Land region. Water and sewer The Village of Bear Lake has a public water system, but residents and businesses still rely on individual septic systems. Village residents have moderate difficulty in installing septic systems due to a lack of available yard space. For properties that must install both well and septic systems, there are a number of factors that must be considered. In order to avoid problems such as inadequate water yield, gas in water, salty water, bacteria contamination, or organic chemical contamination, the community must consider probable causes such as road salting, septic effluent from systems in older developed areas, drainage from slopes into improperly sited �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 5 residential areas, and failure to protect groundwater recharge areas through a lack of buffer zones and development limitations. Density and intensity of development need to be considered as they relate to septic systems and the wellhead, as increased development pressures lead to increasing need for understanding and oversight in well and septic system integrity. In the Village of Bear Lake, the threat of contaminants leaching from the former Sawyer Fruit processing plant poses a potential threat to the wellhead and to the lake. Likewise for a downtown to truly meet its potential, some form of affordable solid waste management is essential. Thus accommodation of an appropriate level of commercial development along US-31 downtown will likely require investigation into an affordable sewer system. Further, the Greater Bear Watershed Management Plan has determined that the Village of Bear Lake is a significant critical storm water runoff area due to its high amount of impervious surface and stormwater sewer system outlets that drain directly into Bear Lake. With this in mind, a comprehensive and critical look at the methods with which the Village deals with water and its sanitary needs is essential. The recently completed Greater Bear Watershed Management Plan details a number of suggestions that will help the Village in protecting Bear Lake and it watershed. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 6 4.11: Proposed Merit fiber-optic network REACH-3MC & Merit’s Fiber-Optic Network Infrastructure KEWEENAW Calumet Houghton Duluth Ontonagon Superior HOUGHTON Baraga ONTONAGON BARAGA Odanah Ashland Ironwood GOGEBIC Marquette Covington Wakefield Gwinn IRON Watersmeet DICKINSON Crystal Falls Sault Ste. Marie, Canada LUCE Eckerman Seney Munising MARQUETTE ALGER Sagola MACKINAC St. Ignace Manistique Iron Mountain Powers Mackinaw City Cheboygan Escanaba Indian River Onaway EMMET MENOMINEE Marinette Sault Ste. Marie CHIPPEWA SCHOOLCRAFT DELTA Petoskey Charlevoix Gaylord ANTRIM Hillman OTSEGO Traverse City LEELANAU Grayling Beulah Manistee Lake City WEXFORD MISSAUKEE GLADWIN REACH-3MC Round I Fiber OCEANA REACH-3MC Round II Fiber CLARE ISABELLA Big Rapids NEWAYGO MuskegonMUSKEGON Allendale Holland Zeeland OTTAWA Howard City Benton Harbor LAPEER Flint Corunna EATON BARRY Marshall CALHOUN LIVINGSTON OAKLAND Southfield INGHAM Jackson JACKSON ST. JOSEPH Detroit Ann Arbor WASHTENAW WAYNE Adrian BRANCH Marysville MACOMB Rochester HILLSDALE LENAWEE Windsor, Canada Monroe Centreville Coldwater Hillsdale CASS ST. CLAIR GENESEE CLINTON KENT KALAMAZOO Cassopolis NETWORK INC TUSCOLA SAGINAW SHIAWASSEE IONIA Kalamazoo Berrien Springs BERRIEN SANILAC Saginaw GRATIOT MONTCALM VAN BUREN HURON Bay City MIDLAND Lansing/ East Lansing ALLEGAN ARENAC Midland Grand Rapids Tawas City IOSCO BAY Mt. Pleasant MECOSTA Network Node Gladwin Clare OSCEOLA MASON Oscoda West Branch OGEMAW ROSCOMMON Luther Ludington Merit Fiber ALCONA Houghton Lake LAKE Key Mio Rose City CRAWFORD KALKASKA Cadillac MANISTEE OSCODA Kalkaska GRAND BENZIE TRAVERSE Green Bay Posen PRESQUE ISLE CHEBOYGAN MONTMORENCY ALPENA Alpena CHARLEVOIX Menominee Rogers City MONROE Cleveland Toledo Chicago July 2, 2012 Telecommunications Connect Michigan, our arm of the national agency dedicated to bringing broadband access to every citizen, calculates that such success has already been achieved in 97% of households in Benzie and Manistee Counties. Figure 4.11 further shows that the remaining unserved areas are mostly in the inland areas of the counties rather than in the Lakes to Land communities. Still, improved broadband access came up in several of the visioning sessions. There is certainly room for improvement, particularly in terms of increased speed, provider choice, and types of platforms available. In January 2010, Merit Network was awarded American Recovery and Reinvestment Act funds to launch REACH-3MC (Rural, Education, Anchor, Community, and Healthcare—Michigan Middle Mile Collaborative), a statewide fiber-optic network for “community anchor institutions” such as schools and libraries. The completion of the line between Manistee and Beulah, serving the Lakes to Land region, was announced on December 28, 2012. What does this mean? Besides extending leading-edge direct service to organizations that serve the public, the REACH-3MC network uses an open access model that welcomes existing and new internet service providers to join. By constructing the “middle mile” between providers and users, the REACH-3MC cable removes a significant barrier to rural broadband by absorbing up to 80% of an internet service provider’s startup costs. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 7 4.12: Broadband service inventory in Benzie and Manistee Counties Broadband Service Inventory ,1 Empire Township Advertised Speeds of at Least 768 Kbps Downstream and 200 Kbps Upstream Michigan Updated April 1, 2013 Platte Township BETA Version Submit questions or recommended changes to: maps@connectmi.org i ) Mich'fgail *This map is not a guarantee of coverage, contains areas with no service, and generally predicts where outdoor coverage is available. Equipment, topography and environment affect service. P BENZIE Crystal Lake Township Frankfort Township P FRANKFORT 1.3 P Homestead Township Benzonia Township BEULAH I I P ELBERTA P BENZONIA Green Lake Township GRAND TRAVERSE I City I Gilmore Township Interstate Inland Township I Symbology P ------ I I HONOR ,,, Miles Long Lake Township LAKE ANN I Map users are encouraged to participate in improving broadband data granularity through data validation and field testing efforts. Learn more about this and other broadband mapping facts at www.connectmi.org. -4i P I This map represents areas of broadband service availability determined by ongoing, in-depth technical analysis of provider networks and accommodations for the impact of external factors on service quality. Satellite broadband services may also be available. ± Solon Township Almira Township I I Lake Township As required by the US Department of Commerce's State Broadband Initiative, if broadband service is available to at least one household in a census block, then for mapping purposes, that census block is reported to have some level of broadband availability. As such, broadband availability at an exact address location cannot be guaranteed. Providers supplying more specific data than census block are displayed as such. 0.325 0.65 Kasson Township I Benzie County 0 -- - US Road Local Road Municipal Boundary Township Boundary County Boundary National and State Lands Water Blaine Township Fiber Broadband Available Weldon Township Joyfield Township Colfax Township Grant Township Cable Broadband Available DSL Broadband Available Fixed Wireless Broadband Available Mobile Wireless Broadband Available* P Unserved Areas Arcadia Township All Rights Reserved. © Copyright 2013, Connected Nation, Washington, D.C. 20010. Pleasanton Township Broadband Service Inventory Blaine Township Advertised Speeds of at Least 768 Kbps Downstream and 200 Kbps Upstream P Manistee County THOMPSONVILLE Springdale Township Joyfield Township Cleon Township P Weldon Township THOMPSONVILLE Colfax Township GRAND TRAVERSE ARCADIA P Arcadia Township Michigan Wexford Township Pleasanton Township COPEMISH Springdale Township Cleon Township Wexford Township Maple Grove Township KALEVA Marilla Township Springville Township Updated April 1, 2013 BETA Version Submit questions or recommended changes to: maps@connectmi.org *This map is not a guarantee of coverage, contains areas with no service, and generally predicts where outdoor coverage is available. Equipment, topography and environment affect service. P As required by the US Department of Commerce's State Broadband Initiative, if broadband service is available to at least one household in a census block, then for mapping purposes, that census block is reported to have some level of broadband availability. As such, broadband availability at an exact address location cannot be guaranteed. Providers supplying more specific data than census block are displayed as such. Bear Lake Township Onekama Township This map represents areas of broadband service availability determined by ongoing, in-depth technical analysis of provider networks and accommodations for the impact of external factors on service quality. Satellite broadband services may also be available. BEAR LAKE P Map users are encouraged to participate in improving broadband data granularity through data validation and field testing efforts. Learn more about this and other broadband mapping facts at www.connectmi.org. P ONEKAMA ± 0 0.45 0.9 WEXFORD MANISTEE 1.8 Miles Brown Township Symbology P Dickson Township Manistee Township City Slagle Township Interstate US Road Local Road Municipal Boundary Township Boundary P MANISTEE County Boundary National and State Lands P EASTLAKE Water Fiber Broadband Available P Cable Broadband Available STRONACH WELLSTON Norman Township Stronach Township Filer Township DSL Broadband Available P South Branch Township Fixed Wireless Broadband Available Mobile Wireless Broadband Available* Unserved Areas All Rights Reserved. © Copyright 2013, Connected Nation, Washington, D.C. 20010. MASON Grant Township Free Soil Township Meade Township Elk Township LAKE Eden Township Newkirk Township �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 9 Photo: Google Earth Land The Village of Bear Lake sits at the south shore of Bear Lake, occupying a patch of land at foot of Bear Lake Township’s highest elevation that rises slightly above the otherwise flat basin surrounding the lake. Michigan’s dazzling wealth of virgin forests had brought settlement to Manistee County by the 1840s, and pioneers fanned out inland in search of farmland after the Homestead Act was passed in 1862. One such enterprising settler was determined to establish a village along Bear Lake; 88 acres were platted and land deals for industry, commerce, and residence were made. get tourists from Chicago to Mackinaw City and offer them plenty of opportunities to engage in local commerce along the way. A 1915 directory notes that “Manistee was the first county to complete the entire route of the West Michigan Pike through its territory where it is part of a system of more than one hundred miles of improved roads, costing upwards of a half a million dollars”—over $11 billion in 2012 dollars. Transportation followed swiftly behind industry, first in the form of horse-drawn carts on the Bear Lake Tram Railway and then as the steel and locomotive Bear Lake and Eastern Railroad. Lumbering established itself as firmly in Bear Lake as it did everywhere else in the northern portion of the state, and the fortunes of the railroad followed its precipitous decline in the early 20th century just as closely. The Village of Bear Lake sits on the “short route” from Manistee to Traverse City, as opposed to the “scenic route” hugging the shoreline. The directory calls it “the center of a prosperous farming region [which] enjoys a large and growing agricultural trade. The business is well taken care of by enterprising merchants, hotel, restaurant, and garage men, and there are a bank, printing office, grist mill, and other business institutions. There are excellent schools and churches, and the village has electric light and cement sidewalks.” But the auto was ready to take its place. US-31 began as the West Michigan Pike, an improved road designed to �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 0 Land Dashboard Percentages indicate proportion of total land area except where noted TOPOGRAPHY Elevation Slopes Critical dunes 0-1 degrees: 18.9 acres 11% Low: 765 feet above sea level 1.1-5 degrees: 132.1 acres 78% High: 967 feet above sea level 5.1-9 degrees: 34.6 acres 20% Range: feet 9.1-16 degrees: 15.7 acres 9% 16.1-80 degrees: 0.3 acres 0.2% 0 acres WATER Lakes 0 acres Rivers Wetlands 0 miles Emergent (characterized by erect, rooted, herbaceous hydrophytes, excluding mosses and lichens): 0 acres Lowlands, Shrub, Wooded (characterized by low elevation and woody vegetation): 0 acres PUBLIC LAND USE Roads Regional Trails Conserved Land State Land Federal Land 5.77 miles 3.4% 0 miles 0 acres 0 acres 0 acres �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 1 Lake side 4.14: Natural features map ton an as Ple Bear Lake hlan Hig Smith Russell Lynn West I ~ ' Hopkins Chippewa ( !(( ... Golfview Wise Maple Jacobs Hancock Cody -- -- --. -1~ Potter Allen Main Virginia Stuart ' --+ Ronning Euclid Locust e Lak South Shore d Tillson Pleasant s pkin Ho -. ' LAKES TO LAND Village of Bear Lake Natural Features 0 250 500 1,000 Feet V Data Sources: State of Michigan Geographic Data Library, Benzie and Manistee County Equalization Village of Bear Lake Boundary Major Roads Minor Roads Wetland Type: CJ Lowland, Shrub, or Wooded CJ Emergent Slope Degree: CJ 9.1 - 16 16 .1 - 20 1111 8 Updated: 10-18-13 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 2 Land use The land use section of this master plan provides an analysis of existing land use conditions and a proposed future land use development scenario. It contains two distinct maps: the existing land use map and future land use map. The existing land use map depicts how the property within the jurisdiction is currently developed. It shows how the land is actually used, regardless of the current zoning, lack of zoning, or future land use map designation—it is what you see happening on the property. The future land use map of a master plan is a visual representation of a community’s decisions about the type and intensity of development for every area of the municipality. These decisions, represented by the community’s land use categories, are based on a variety of factors and are guided by the goals developed earlier in the master planning process—the Cornerstones and Building Blocks presented in this plan. Although the future land use map is a policy document rather than a regulatory document, meaning that it is not legally binding once adopted, it is used to guide the creation of the zoning ordinance and the zoning map, and it supports land use decisions about variances, new development, and subarea planning. That makes it perhaps the most important part of your master plan, as it defines how community land uses should be organized into the future. A part of the development of the future land use map is a discussion of the major land use issues facing the community, how they interrelate with the Cornerstones and Building Blocks, and strategies that may be undertaken to achieve the desired future land use. But at the heart of planning for future land use is a picture of how the physical development of the community will take shape. Simply put, this section describes how, physically, the community will look in 15 to 20 years. Factors considered when preparing the future land use map include: 1. Community Character. How will the land uses promote that character? 2. Adaptability of the Land. What physical characteristics (wetlands, ridges, lakes, etc.) need to be considered when planning for future development? How do the land uses for those areas reflect the uniqueness of the land? 3. Community Needs. What housing, economic development, infrastructure, or other needs should the community plan for? 4. Services. How are we ensuring that existing infrastructure is used efficiently, and that new infrastructure is planned for areas where new development is anticipated? 5. Existing and New Development. How will new development in the community relate to existing development? Existing and future land use maps are both different from a zoning map, which is the regulatory document depicting the legal constraints and requirements placed on each parcel of land. The parcels are classified into 4.15: Existing Land Use table and map EXISTING LAND USE ACRES: 170 total ------- Agriculture PARCELS: 258 total Forest 1 Leisure Natural Resource Related 0.06 Leisure 8 4 Industrial, Manufacturing, Warehousing 25 Mass Assembly 12 Shopping, Business, Trade Transportation Residential Cottage / Resort Residential Rural 90 69 Residential Settlement Social / Institutional Leisure Activities Unclassified / Vacant 211 9 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 3 Pleasanton Bear Lake Pleasant ns pki Ho Euclid Locust Lake Main Virginia Ronning South Shore Hancock Russell Maple Smith Lynn Wise Stuart West Cody Chippewa Hopkins Potter 0 325 650 LAKES TO LAND 1,300 Feet Village of Bear Lake Existing Land Use Data Sources: State of Michigan Geographic Data Library, Village of Bear Lake Planning Commission .... CJ Institutional CJ Recreation / Open Space Shopping, Business, or Trade Vacant Residential, Cottage/Resort 0 Bear Lake Twp Residential, Rural property Residential Settlement Bear Lake Twp; belongs to Village by variance Parcel Boundary �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 4 4.16: Future Land Use map Pleasanton Bear Lake Pleasant ins Locust Euclid pk Ho So uth Sh ore Main Ronning e Virginia Lak Hancock Russell Maple Stuart Smith Lynn Wise West Cody Hopkins Chippewa Potter LAKES TO LAND 0 295 590 1,180 Feet Village of Bear Lake Future Land Use Data Sources: State of Michigan Geographic Data Library, Village of Bear Lake Planning Commission 11111 Business-Residential CJ Institutional 11111 Recreation / Open Space 0 11111 Residential Settlement 11111 Shopping, Business, Trade CJ Parcel Boundary Bear Lake Twp property Bear Lake Twp; belongs to Village by variance • �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 5 zoning districts, which are based on the future land use map. When owners want to develop or use their property in ways that do not conform to the zoning map, the planning commission uses the future land use map and the master plan to consider whether the proposed development conforms to existing regulations and policy. Future Land Use Categories Residential Settlement This category describes the residential settlement area of the Village which is comprised of small lot residential development patterns arranged along a grid street pattern. Many lots are small, with homes that have front porches and garages located in the rear yard. Trees and sidewalks line the streets. Walkability is superb, and there are obvious connections to the downtown, Bear Lake, library, school, and other civic buildings. This development pattern will continue in infill development and on some of the larger parcels available for development. Newer homes will have to contend with septic systems and their accompanying isolation distance requirements, but because the Village is served by a community wide public water system, development of smaller lots will not beas challenging as if both water and septic systems were needed. With that said, storm water management is an issue as methods to protect the Bear Lake Watershed must be developed. Public water is envisioned to be extended to newly developed lots. Institutional In the Village of Bear Lake, the Institutional future land use category primarily comprises two types of land: Village owned property and public school property. These uses will continue and be supported. The improvements of parks are anticipated, and the continuing efforts to make the Bear Lake School System a school of choice is supported. With that said, the community recognizes the importance of the neighborhood school, as it is often found that neighborhood schools contribute to a sense of community, attract families to live in the adjacent neighborhoods, and increase adjacent housing values. Business The Business area is found along US-31, or Lake Street, between Russell Street and Main Street. In this area the development patterns will continue to include two story mixed use (which includes residential on the 2nd story), zero setback standards, off-street parking, architectural character and unified sign detail, connectivity with Hopkins Park and Bear Lake, and walkability. Other dimensional and use requirements will create a traditional multiple use downtown district where people live, work, and play all in the same area. Care will be given to ensure that the latest standards in storm water management, point and non-point source pollution prevention, and other watershed protection measures and standards are used. Business-Residential The Business-Residential area is found along the route that traverses Main Street between US-31 and Smith Street, Smith Street between Main Street and US-31, and US-31, or West Street, between Main Street and Potter Road. All development in this area will be sympathetic to the residential neighborhoods within and adjacent to it. Commercial development is of the character in keeping with larger lot suburban feel, where walkability is still an option but it is transitioning into the type of businesses that are more auto-oriented. This area has larger parking areas, lots with multiple access points onto US-31, and some single family homes containing a business as the primary use. This type of development pattern will continue, but greater care will be taken to provided shared access points onto US-31, incorporate walkability into site design, and ensure that parking is provided at an appropriate level. Great care will be taken to provide standards that call for character development, including landscaping, signage, access management, and lighting. Lighting will be shielded to avoid excess spill onto adjacent neighbors and will be required to be turned off during nonbusiness hours. How much traffic the business produces will be analyzed to ensure that the neighborhoods are not encumbered by an unacceptable amount of traffic generated. Signs will be displayed that are not lit and are of a size that the community feels are acceptable within the neighborhoods. This segment of business development is a transition into the downtown area and must provide a good first impression of the Village. So while different in density and dimensional requirements, the look and character of this area will develop in collaboration and unison with the Lake Street/US-31 area but will remain sympathetic to the residential neighbors. Recreation and Open Space This category includes public parks such as Hopkins Park. Parks in the Village are supported, and efforts to improve them will occur. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 6 Zoning Plan The Michigan Planning Enabling Act of 2008 requires the inclusion of a zoning plan in the master plan. The zoning plan calls attention to changes that need to be made to the current zoning ordinance in order to align the zoning ordinance with the new master plan. Specifically, the zoning plan looks to show the relationship between the future land use map and the zoning map, and to suggest ordinance revisions to strengthen that relationship. The changes suggested are necessary in order to help implement specific aspects of the master plan. The zoning plan in Figure 4.17 suggests the establishment of three zoning districts and one overlay zone. The zoning districts and overlay zone proposed include: • • • • Residential Settlement R-2 Multiple Use M-1 Multiple Use M-2 Business District Overlay Zone Multiple Use M-1 Zoning District The Multiple Use M-1 District is intended for US-31/Lake Street between Russell and Main Street. It is hoped that the compact development pattern that is already evident along Bear Lake will continue as this is in keeping with the historic development patterns, is already conducive to promoting walkability, and portrays the downtown character that is desired by the residents. Additional shops that provide services and goods to the residents are desired as infill development. The community may want to consider developing FormBased Codes, which are a method of regulating development to achieve a specific form, character, or look of an area while focusing much less on the type of use occurring with in the building. The architectural design of the buildings and how they relate to each other and to people are the key characteristics of Form-Based Codes. By using Form-Based Codes, the Village will be able to emulate those qualities they most desire in future development proposals much more effectively then with zoning tools alone and will have a greater ability to design the “look” of the community. Business District Overlay Zone The Business District Overlay Zone is meant to be super-imposed over the Multiple Use M-1 District along the segment of US-31 next to Bear Lake. An overlay district is a set of alternative land development requirements that are required in the zoning district for the area in question. Overlay districts have a defined physical boundary and may add or decrease regulations. The Bear Lake Business Overlay Zone would detail key requirements for limiting impervious surfaces, handling and treating of storm water, requiring permeable landscaping standards, reducing setback and other dimensional requirements to allow for buildings to be located directly next to each other, providing for 2nd floor residential living, reducing the off street parking requirements, developing provisions for signage, and may even provide incentives for roof top gardens. Multiple Use M-2 Zoning District The Multiple Use M-2 District is a typical district found in most communities for an unusual area of the Village. It would be located on Smith Street between US-31 and Main Street, extending west on Main toward US-31. The Multiple Use M-2 District will allow uses related to civic needs such as library, post office, banks, and funeral homes. Main Streets often run along the busiest street in the community. However, in the Village of Bear Lake, Main Street may be found in the quiet residential neighborhoods. Most traffic travels on US-31 and doesn’t intersect with Main Street in such a way that would divert the traveler on it, nor would the traveler find land uses that they would typically need as this main street does not have commercial uses such as retail, food establishments, grocery, or gas stations. However, the Village of Bear Lake’s Main Street already contains many uses typically found on ‘main street” — bank, library, post office — that serves the residents of the Village. This future zoning district will continue to allow the existing uses but during the permitting process the Village will take a look at lighting standards, signage, road access, landscaping, traffic impact, and noise. The goal is to allow the uses already present to continue and for additional uses to be added, but at no time do the residents of the Village want to sacrifice their quiet, safe, walkable, friendly neighborhood to commercial growth. This means that lighting will not occur at night after hours, limited hours of operation may be considered, uses that may generate an unacceptable amount of traffic will not be encouraged, sidewalks will be maintained, signage will not be illuminated, and noise will be kept at levels typical of a neighborhood. Compatibility between the business development and residential uses is a goal that residents want to see achieved. These zoning districts, and the regulations that accompany them, work together to strengthen the relationship between the Future Land Use map and the Cornerstones of this master plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 7 4.17: Zoning plan PROPOSED ZONING DISTRICTS Residential Settlement R-S USES (General) SETBACKS LOT SIZE (Minimum) NOTES Single and Two Family Homes, Home Occupations, Churches, Institutional Front 25’ Rear 15’ Side 10’ 20,000 sq. ft. Add provisions that would allow for front yard encroachment averaging so that front yard setbacks may be reduced upon determining the average setback distance of buildings within 200 feet. Multiple Use M-1 (on US-31) Single, Multi-Family and residential on 2nd floor of commercial buildings, Retail, Finance, Insurance, Wholesale Trade, Construction Services Front 100’ Rear 20’ Side 20’ 40,000 sq. ft. Include road access management standards to minimize curb cuts, include lighting requirements to protect night sky, develop a unified signage theme and requirements to help develop community character Downtown Business District Overlay Used to encourage a wider variety of businesses conducive to a walkable downtown district Zero line setbacks (water and sewage issues must be appropriately handled as per Health Department Standards) Use of existing lots are allowed; lot combination is encouraged for greater flexibility in use and to handle septic systems. The Downtown Business District Overlay District encompasses the area adjacent to Bear Lake on US-31 and is meant to allow for greater development flexibility and watershed protection. Standards to be included that will help in watershed protection include decreasing impervious surfaces by requiring permeable concrete, permeable landscaping requirements and storm water infiltration systems to manage water runoff and that treats the water before it proceeds into Bear Lake. Multiple Use M-2 (on Main Street and Smith Street) Single family and multi-family Front 25’ residential, Banks, Funeral Rear 15’ Homes, Bed and Breakfasts, Side 10’ Home Occupations, Museum, Retail, Post Office, Church, Parks 20,000 sq. ft. Limit the types of businesses to those types that fit into the fabric of a quiet neighborhood. Develop lighting standards to protect night sky and are prohibit illumination during nighttime hours, develop signage standards that call for small, non-illuminated signage. Consider requiring that all proposals conduct a traffic analysis to understand how the traffic generated will impact the neighborhood. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 9 Action Plan The overall success of the Village of Bear Lake Master Plan will be determined by how many of the recommendations have been implemented. This linkage between master plan acceptance and its eventual implementation is often the weakest link in the planning and community building process. All too often we hear that familiar phrase - “the plan was adopted and then sat on the shelf.” The plan is cited as the failure, however, the real culprit was the failure to execute or implement the plan. Implementation of the Bear Lake Village Master Plan is predicated on the completion of the tasks outlined in the Action Plan. 4.18: Action plan Recommended Implementation Strategy 2013 – 2018 Action Item Description Responsible Party Blight Enforce and develop blight ordinances Village Council Streetscape / US-31 Streetscape for US-31 improvements including signage, sidewalks, traffic calming, pedestrian crossings L2L with Planning Commission Non-motorized trails Work with adjoining townships (Bear Lake and Pleasanton) for non-motorized trail connection L2L with Planning Commission Hopkins Park public facilities Actively seek funding to update present public restrooms and showers at Hopkins Park Village Council and L2L Replace aging Village equipment Actively seek funding to replace aging equipment such as plow truck, mower, pick up truck, loader, etc. Village Council �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 0 The following is Bear Lake Village’s 2014 Capital Improvements list, as submitted to the Northwest Michigan Council of Governments. The 2014 Call for Economic Development and Recreational Projects For Communities within the Michigan Economic Development Corporation’s (MEDC) Region 2 of the Economic Development Collaboratives The Northwest Michigan Council of Governments (NWMCOG) is tasked with compiling a comprehensive list of Capital Improvements Plans for the MEDC’s Region 2 of the Economic Development Collaboratives, which consists of Antrim, Benzie, Charlevoix, Emmet, Grand Traverse, Kalkaska, Leelanau, Manistee, Missaukee, and Wexford Counties. We are requesting all local units of government within the region share their economic development and recreational projects with NWMCOG for inclusion in a regional Capital Improvements List. By providing this information to NWMCOG, communities will be better positioned to acquire the resources to implement their individual Capital Improvement Plans as it demonstrates greater coordination with other regional partners increasing the region’s capacity to maximize the benefits of public and private resources. Listing your community’s projects in 2014 Capital Improvements List will fulfill state and federal requirements of the Governor’s Regional Prosperity Initiative (PA 59 of 2013) administered under the Michigan Department of Technology, Management, and Budget and the Comprehensive Economic Development Strategy (CEDS) process of the United States Department of Commerce’s Economic Development Administration. If your projects are listed in either your currently approved Capital Improvement Plan (CIP) or Recreation Plan, please send us the requisite plan by email or by mail if no electronic copy is available. Otherwise please use the form that is included below to list your projects. Thank you for participating in the Northwest region’s project listing. If you have any questions please do not hesitate to contact: Scott Gest (Economic Development Projects) (231) 929-5091, scottgest@nwm.cog.mi.us Paul Bussey (Recreational Projects) (231) 929-5053, paulbussey@nwm.cog.mi.us PO Box 506, Traverse City, MI 49685-0506 Regional Prosperity Initiative The State of Michigan’s Regional Prosperity Initiative was enacted to encourage local private, public and nonprofit partners to create vibrant regional economies. Included in the Governor’s FY 2014 Executive Budget Recommendation, the legislature approved the recommended process and the Regional Prosperity Initiative was signed into law as a part of the FY 2014 budget (PA 59 2013). EDA Comprehensive Economic Development Strategy (CEDS) Process The CEDS is designed to bring together the public and private sectors in the creation of an economic roadmap to diversify and strengthen regional economies. The CEDS should analyze the regional economy and serve as a guide for establishing regional goals and objectives, developing and implementing a regional plan of action, and identifying investment priorities and funding sources. The CEDS must contain a section which identifies regional projects, programs and activities designed to implement the Goals and Objectives of the CEDS. Most grants programs including the Public Works and Economic Adjustment Assistance funded by EDA must be consistent with a CEDS approved by EDA for the region in which the project will be located. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 1 4.19: Capital improvements plan Projects Project Title Project Classification 1 2 3 4 5 6 7 8 9 10 Blight  Economic Development Project  Recreational Project Update Public Park Facilities  Economic Development Project  Recreational Project Streetscape  Economic Development Project  Recreational Project Skatepark; Resurface Pickleball Courts  Economic Development Project  Recreational Project Affordable Sewer System Construction  Economic Development Project  Recreational Project Nonmotorized Trails Brief Project Description Uninhabited, falling-down commercial buildings on US 31; eyesore junk on private property; demolish buildings that are hazardous to the public as they are now. Improvements on existing “shelter house” and picnic area; update playground; need for family entertainment (add facility for family movie night) Infrastructure/in need of underground electric, new lighting, etc.; new sidewalks throughout village, including Smith St & Cody St which are the main streets to the school Need funding for both; as of present there is NOTHING in the village for kids and adult recreation Presently village does not have a sewer system, and therefore no new business can come into village because lots are not big enough for private septics. To incorporate adjoining townships to village.  Economic Development Project  Recreational Project Replace Aging Village Equipment  Economic Development Project  Recreational Project Stormwater Infrastructure  Economic Development Project  Recreational Project Village Boat Ramp / Launch  Economic Development Project  Recreational Project Village Office Remodeling  Economic Development Project  Recreational Project The one truck the village uses is 20+ years old; the village is also in need of a snow plow truck and commercial lawnmower. Present storm water drains flow into lake with no filtering system; some drains are plugged. With our lake being the reason tourists visit Bear Lake, the boat launch and ramp need to be updated; not ADA acceptable. Village recently purchased a building and now it needs to be renovated to include new ADA facilities. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | � Appendix A Sources and Data �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i i Sources Tab 2 – by Page 26. United States Geological Survey. “USGS Water Science school: the effects of urbanization on water quality: phosphorous.” Last modified March 2013. http://ga.water.usgs.gov/edu/phosphorus.html 31. Michigan Department of Environmental Quality. “Cadillac district watersheds with approved watershed plans.” Last modified August 21, 2012. http://www.michigan.gov/deq/0,1607,7-135-3313_3682_3714_31581-96473--,00.html 34. Michigan Department of Environmental Quality. “State and Federal Wetland Regulations.” Undated. http://www.michigan. gov/deq/0,4561,7-135-3313_3687-10801--,00.html 34. 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Schul, Dave. “North American Auto Trails.” Last modified October 1999. http://academic.marion.ohio-state.edu/schul/ trails/trails.html 43. County Road Association of Michigan. “Michigan’s County Road Commissions: Driving Our Economy Forward.” Undated (circa 2008). http://www.micountyroads.org/PDF/econ_broch.pdf 43. Michigan Traffic Crash Facts. “Reported Traffic Crashes by County in Michigan.” 2011. http://publications. michigantrafficcrashfacts.org/2011/quick_2.pdf 43. Michigan Traffic Crash Facts. “Crash Rate Per Licensed Driver by Age of Driver in All Crashes.” 2011. https:// s3.amazonaws.com/mtcf.pubs/2011/veh_17.pdf 43. Michigan Department of Transportation. “North Region Winter Level of Service for 2011-2012.” Approved October 2011. http://www.michigan.gov/documents/mdot/MDOT_LoS_map_North_08-09_FINAL_255162_7.pdf 46. United States Army Corps of Engineers. “Great Lakes Navigation System: Economic Strength to the Nation. 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Annals of the American Academy of Political and Social Science. “Educational Value of Public Recreation Facilities,” Charles Mulford Robinson. March 1910, Vol. 35, No. 2, pp. 134-140. http://www.jstor.org/stable/1011260 53. Southwick Associates, for the National Fish and Wildlife Foundation. “The Economics Associated with Outdoor Recreation, Natural Resources Conservation and Historic Preservation in the United States.” October 2011. http://www.trcp.org/assets/ pdf/The_Economic_Value_of_Outdoor_Recreation.pdf 57. Michigan Department of Natural Resources, Parks and Recreation Division. “Michigan Public Boat Launch Directory.” Undated during the Engler administration (1991-2003). http://www.michigan.gov/documents/btaccess_23113_7.pdf 57. Great Lakes Commission, for the United States Army Corps of Engineers. “Great Lakes Recreational Boating’s Economic Punch.” December 2008. http://www.glc.org/recboat/pdf/rec-boating-final-small.pdf http://www.lre.usace.army.mil/_kd/Items/actions.cfm?action=Show&item_id=6197&destination=ShowItem Great Lakes Recreational Boating report in response to PL 106-53, Water resources development act of 1999, US Army Corps of engineers, Dec. 2008 60. Michigan Department of Natural Resources. “Value of Wildlife to Michigan.” Undated. http://www.michigan.gov/ dnr/0,4570,7-153-10370_30909_43606-153356--,00.html 60. Michigan Department of Natural Resources. “75th anniversary of Pittman-Robertson Act is a perfect time to celebrate hunters’ role in conservation funding.” August 2012. http://www.michigan.gov/dnr/0,4570,7-153-10366_46403-284662-,00.html 67. Interlochen Public Radio. “Art Around the Corner – Frankfort’s Post Office Mural.” February 2012. http://ipr.interlochen. org/art-around-corner/episode/18226 68. National Parks Service National Register of Historic Places. “Telling the Stories: Planning Effective Interpretive Programs for Properties Listed in the National Register of Historic Places bulletin,” Ron Thomson and Marilyn Harper. 2000. http://www.nps. gov/nr/publications/bulletins/pdfs/interp.pdf 68. National Parks Service National Register of Historic Places. Database. Varying dates. http://nrhp.focus.nps.gov/ natreghome.do?searchtype=natreghome 69. Michigan Lighthouse Conservancy. “The United States Lighthouse Service.” Last modified June 2011. http://www. michiganlights.com/lighthouseservice.htm 69. terrypepper.com. “The Lighthouses of Lake Michigan.” Last modification date varies; July 2004-January 2007. http://www. terrypepper.com/lights/lake_michigan.htm 78. United States Bureau of Labor Statistics. “Education Pays.” March 2012. http://www.bls.gov/emp/ep_chart_001.htm 79. Esri. “Tapestry Segmentation Reference Guide.” 2012. http://www.esri.com/library/brochures/pdfs/tapestrysegmentation.pdf 84. Metlesits, Dave. “Season 1-2 dash in Photoshop” (illustration of KITT car dashboard from “Knight Rider”). April 2007. http://davemetlesits.deviantart.com/gallery/10189144?offset=24#/dvkxfu �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i v Tab 4 – by Subject Economics United Stated Department of Labor Bureau of Labor Statistics. “Industries at a Glance. Manufacturing: NAICS 31-33.” Data extracted February 2013. http://www.bls.gov/iag/tgs/iag31-33.htm United Stated Department of Labor Bureau of Labor Statistics. “Industries at a Glance. Retail Trade: NAICS 44-45.” Data extracted February 2013. http://www.bls.gov/iag/tgs/iag44-45.htm ReferenceForBusiness.com. “Service Industry.” Accessed March 2013. http://www.referenceforbusiness.com/management/ScStr/Service-Industry.html Esri. “2011 Methodology Statement: Esri Data—Business Locations and Business Summary.” March 2012. http://www.esri. com/~/media/Files/Pdfs/library/whitepapers/pdfs/esri-data-business-locations.pdf University of Washington West Coast Poverty Center. “Poverty and the American Family.” 2009. http://depts.washington.edu/ wcpc/Family United States Department of Labor Bureau of Labor Statistics. “Highlights of Women’s Earnings in 2009.” June 2010. http:// www.bls.gov/cps/cpswom2009.pdf Commuting Center for Neighborhood Technology. “H+T Affordability Index.” Data extracted March 2013. http://htaindex.cnt.org/about. php; http://htaindex.cnt.org/map/ Slate.com. “Your Commute Is Killing You,” Annie Lowrey. May 2011. http://www.slate.com/articles/business/ moneybox/2011/05/your_commute_is_killing_you.single.html (studies cited: http://www.gallup.com/poll/142142/wellbeinglower-among-workers-long-commutes.aspx; http://www.sciencedirect.com/science/article/pii/S1353829205000572; http:// ideas.repec.org/p/zur/iewwpx/151.html) Traffic Counts Michigan Department of Transportation. Average daily traffic map. 2011. http://mdotwas1.mdot.state.mi.us/public/maps_ adtmaparchive/pdf/2011adt/AADT_STATE_FrontPg-2011_29x30_NO_INSETS.pdf Michigan Department of Transportation. Traffic monitoring information system. Built October 2007; data extracted March 2013. http://mdotnetpublic.state.mi.us/tmispublic/ Infrastructure PEI Infrastructure Investor. “What in the world is infrastructure?” Jeffrey Fulmer. July / August 2009, p 30–32. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | � American Society of Civil Engineers. “Report Card for America’s Infrastructure.” 2013. http://www.infrastructurereportcard. org/ The Economist. “D (for dilapidated) plus: Slightly better roads and railways, but don’t live near a dam.” April 6, 2013. http:// www.economist.com/news/united-states/21575781-slightly-better-roads-and-railways-dont-live-near-dam-d-dilapidated-plus Michigan.gov. Mi Dashboard. Data extracted March 2013. http://www.michigan.gov/midashboard/0,4624,7-256-59631--,00.html Michigan Transportation Asset Management Council. “PASER Collection.” Accessed March 2013. http://www.mcgi.state.mi.us/ MITRP/Educ_Training/PASERCollection.aspx Michigan Department of Licensing and Regulatory Affairs, Public Service Commission. “Michigan Service Areas of Electric and Gas Utilities.” Data extracted March 2013. http://www.dleg.state.mi.us/cgi-bin/mpsc/electric-gas-townships. cgi?townsearch=p* Michigan Department of Licensing and Regulatory Affairs, Public Service Commission. “MPSC Issues Annual Report on Renewable Energy.” February 2013. http://www.michigan.gov/mpsc/0,4639,7-159-16400_17280-295134--,00.html United States Environmental Protection Agency. “Michigan Renewable Energy Maps.” Data extracted March 2013. http://www. epa.gov/renewableenergyland/maps_data_mi.htm Connect Michigan. “My ConnectView” interactive map. Data extracted March 2013. http://www.connectmi.org/interactivemap Merit Network. “Merit’s ARRA Projects: REACH-3MC Fiber-Optic Network Update.” February 2013. http://www.merit.edu/ documents/pdf/reach3mc/REACH-3MC_Project_Overview.pdf Land United States Geological Survey. “The National Map.” Accessed March 2013. http://nationalmap.gov/ United States Department of Agriculture Forest Service, Northern Research Station. “Michigan Surficial Geology.” Accessed March 2013. http://www.ncrs.fs.fed.us/gla/geology/images/mi-surfgeo.gif West Michigan Pike Association. “Maps, Routes, and Tourist Directory of the West Michigan Pike.” 1915. http://www. beachtowns.org/images/WestMichiganPike_1915Directory.pdf United States Geological Survey. “Classification of Wetlands and Deepwater Habitats of the United States: Emergent Wetland.” Last modified February 2013. http://www.npwrc.usgs.gov/resource/wetlands/classwet/emergent.htm Michigan Department of Environmental Quality. “The Sand Dunes Program.” Accessed March 2013. http://www.michigan. gov/deq/0,4561,7-135-3311_4114_4236-9832--,00.html �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i Data US Census Bureau, American Community Survey 2006-2010, Selected Social Characteristics (DP02), Selected Economic Characteristics (DP03), and Selected Housing Characteristics (DP04) Subject POPULATION 1990 2000 2010 2016 (proj.) HOUSING OCCUPANCY Total Housing Units Owner-occupied Renter-occupied Seasonal/Recreational/Occasional use Vacant - For Sale, For Rent, etc. EDUCATIONAL ATTAINMENT Population 25 years and over Less than high school High school graduate and equivalency Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Percent high school graduate or higher Percent bachelor’s degree or higher SCHOOL ENROLLMENT Population enrolled in school CLASS OF WORKER Civilian employed population 16 years and over Private wage and salary workers Government workers Self-employed in own not incorporated business workers Unpaid family workers Private sector jobs INCOME AND BENEFITS (IN 2010 INFLATION-ADJUSTED DOLLARS) Total households Less than $10,000 $10,000 to $14,999 $15,000 to $24,999 $25,000 to $34,999 $35,000 to $49,999 $50,000 to $74,999 $75,000 to $99,999 $100,000 to $149,999 $150,000 to $199,999 $200,000 or more Median household income (dollars) Very low income Low income Moderate income High income Very high income Bear Lake Village Estimate Percent 288 318 286 283 NA 1.04% -1.01% -0.17% 169 85 33 23 28 169 50.3% 19.5% 13.6% 16.6% 237 20 103 42 33 22 17 (X) (X) 237 8.50% 43.50% 17.70% 13.90% 9.30% 7.20% 91.60% 16.50% 66 23.08% 140 140 109 26 1 77.90% 18.60% 0.70% 4 78.6% 2.90% 139 6 2 27 33 42 13 13 3 0 0 35,625 35 33 55 16 0 139 4.30% 1.40% 19.40% 23.70% 30.20% 9.40% 9.40% 2.20% 0.00% 0.00% (X) 25.2% 23.7% 39.6% 11.5% 0.0% Per capita income Median earnings for workers (dollars) Median earnings for male full-time, yearround workers (dollars) Median earnings for female full-time, year-round workers (dollars) POVERTY All families All people Under 18 years Receiving food stamps Receiving cash assistance INDUSTRY Civilian employed population 16 years and over Agriculture, forestry, fishing and hunting, and mining Construction Manufacturing Wholesale trade Retail trade Transportation and warehousing, and utilities Information Finance and insurance, and real estate and rental and leasing Professional, scientific, and management, and administrative and waste management services Educational services, and health care and social assistance Arts, entertainment, and recreation, and accommodation and food services Other services, except public administration Public administration Manufacturing to retail jobs Non-retail Retail, arts, accommodations, food Non-retail to retail, arts, acc., food 16,318 (X) 17,841 (X) 26,250 (X) 33,594 (X) (X) (X) (X) 23 7 8.90% 10.50% 19.50% 16.50% 5.00% 140 140 6 4% 9 10 8 18 0 6% 7% 6% 13% 0% 0 0 0% 0% 5 4% 20 14% 43 31% 7 5% 14 0.56 72 61 1.18 10% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i i EMPLOYMENT STATUS Population 16 years and over In labor force Civilian labor force Employed Unemployed Armed Forces Not in labor force Civilian labor force Percent Unemployed Jobs per 1,000 residents Non-service jobs per 1,000 residents COMMUTING TO WORK Workers 16 years and over Drove alone Carpooled Public transit (except taxi) Walked Other means Worked at home Workers who commute Commuters who drive alone Mean travel time to work (minutes) HOUSEHOLDS BY TYPE Total households Average household size Average family size VETERAN STATUS Civilian population 18 years and over Civilian veterans ANCESTRY Total population American Arab Czech Danish Dutch English French (except Basque) French Canadian German Greek Hungarian Irish Italian Lithuanian Norwegian Polish Portuguese Russian Scotch-Irish Scottish Slovak Subsaharan African Swedish Swiss Ukrainian Welsh West Indian (excluding Hispanic origin) 264 167 165 140 25 2 97 165 (X) 490 189 264 63.30% 62.50% 53.00% 9.50% 0.80% 36.70% 165 15.20% 139 95 9 0 35 0 0 139 17.5 139 68.30% 6.50% 0.00% 25.20% 0.00% 0.00% 100.00% 68.35% (X) 139 2.4 2.73 139 (X) (X) 250 47 250 18.80% 334 26 0 0 11 9 77 22 22 100 0 0 26 13 0 30 28 0 0 16 0 0 0 16 0 0 0 0 334 7.80% 0.00% 0.00% 3.30% 2.70% 23.10% 6.60% 6.60% 29.90% 0.00% 0.00% 7.80% 3.90% 0.00% 9.00% 8.40% 0.00% 0.00% 4.80% 0.00% 0.00% 0.00% 4.80% 0.00% 0.00% 0.00% 0.00% OCCUPATION Management, business, science, and arts occupations Service occupations Sales and office occupations Natural resources, construction, and maintenance occupations Production, transportation, and material moving occupations VALUE Owner-occupied units Median home value (dollars) MORTGAGE STATUS Owner-occupied units Housing units with a mortgage Housing units without a mortgage GROSS RENT Occupied units paying rent Median rent (dollars) HOUSE HEATING FUEL Occupied housing units Utility gas Bottled, tank, or LP gas Electricity Fuel oil, kerosene, etc. Coal or coke Wood Solar energy Other fuel No fuel used YEAR STRUCTURE BUILT Total housing units Built 2005 or later Built 2000 to 2004 Built 1990 to 1999 Built 1980 to 1989 Built 1970 to 1979 Built 1960 to 1969 Built 1950 to 1959 Built 1940 to 1949 Built 1939 or earlier 221 37.60% 86 151 64 14.60% 25.70% 10.90% 66 11.20% 108 108 96,000 (X) 108 52 56 108 48.10% 51.90% 28 677 28 (X) 139 72 15 8 35 0 9 0 0 0 139 51.80% 10.80% 5.80% 25.20% 0.00% 6.50% 0.00% 0.00% 0.00% 193 6 0 8 2 29 36 17 34 61 193 3.10% 0.00% 4.10% 1.00% 15.00% 18.70% 8.80% 17.60% 31.60% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i i i US Census Bureau, American Community Survey 2006-2010, Selected Economic Characteristics (DP03)                                                                                                                                              �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i x Notes for US Census Bureau, American Community Survey 2006-2010, Tables S2403 and S2404 (following pages) Data are based on a sample and are subject to sampling variability. The degree of uncertainty for an estimate arising from sampling variability is represented through the use of a margin of error. The value shown here is the 90 percent margin of error. The margin of error can be interpreted roughly as providing a 90 percent probability that the interval defined by the estimate minus the margin of error and the estimate plus the margin of error (the lower and upper confidence bounds) contains the true value. In addition to sampling variability, the ACS estimates are subject to nonsampling error (for a discussion of nonsampling variability, see Accuracy of the Data). The effect of nonsampling error is not represented in these tables. The methodology for calculating median income and median earnings changed between 2008 and 2009. Medians over $75,000 were most likely affected. The underlying income and earning distribution now uses $2,500 increments up to $250,000 for households, non-family households, families, and individuals and employs a linear interpolation method for median calculations. Before 2009 the highest income category was $200,000 for households, families and non-family households ($100,000 for individuals) and portions of the income and earnings distribution contained intervals wider than $2,500. Those cases used a Pareto Interpolation Method. Industry codes are 4-digit codes and are based on the North American Industry Classification System 2007. The Industry categories adhere to the guidelines issued in Clarification Memorandum No. 2, “”NAICS Alternate Aggregation Structure for Use By U.S. Statistical Agencies,”” issued by the Office of Management and Budget. While the 2006-2010 American Community Survey (ACS) data generally reflect the December 2009 Office of Management and Budget (OMB) definitions of metropolitan and micropolitan statistical areas; in certain instances the names, codes, and boundaries of the principal cities shown in ACS tables may differ from the OMB definitions due to differences in the effective dates of the geographic entities. Estimates of urban and rural population, housing units, and characteristics reflect boundaries of urban areas defined based on Census 2000 data. Boundaries for urban areas have not been updated since Census 2000. As a result, data for urban and rural areas from the ACS do not necessarily reflect the results of ongoing urbanization. Explanation of Symbols: 1. An ‘**’ entry in the margin of error column indicates that either no sample observations or too few sample observations were available to compute a standard error and thus the margin of error. A statistical test is not appropriate. 2. An ‘-’ entry in the estimate column indicates that either no sample observations or too few sample observations were available to compute an estimate, or a ratio of medians cannot be calculated because one or both of the median estimates falls in the lowest interval or upper interval of an open-ended distribution. 3. An ‘-’ following a median estimate means the median falls in the lowest interval of an open-ended distribution. 4. An ‘+’ following a median estimate means the median falls in the upper interval of an open-ended distribution. 5. An ‘***’ entry in the margin of error column indicates that the median falls in the lowest interval or upper interval of an open-ended distribution. A statistical test is not appropriate. 6. An ‘*****’ entry in the margin of error column indicates that the estimate is controlled. A statistical test for sampling variability is not appropriate. 7. An ‘N’ entry in the estimate and margin of error columns indicates that data for this geographic area cannot be displayed because the number of sample cases is too small. 8. An ‘(X)’ means that the estimate is not applicable or not available. �                                                                                                                                                                                                                                                                                                                                                        Margin  Margin of  Margin of Margin of Margin of  Margin of of Error Error Error Error Error Error          Median earnings: Median earnings:  Male Female L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | � �                                                                                                                                                                                                                   Margin  Margin of  Margin of  of Error Error Error                                                                                                                                             Margin of  Margin of  Margin of Error Error Error          : Median earnings:  female L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i i Esri Business Analyst Financial Expenditures Bear Lake Village, MI_1 Bear Lake village, MI (2606460) Geography: Place Spending Potential Index Assets Market Value Checking Accounts Savings Accounts U.S. Savings Bonds Stocks, Bonds & Mutual Funds Annual Changes Checking Accounts Savings Accounts U.S. Savings Bonds Earnings Dividends, Royalties, Estates, Trusts Interest from Savings Accounts or Bonds Retirement Plan Contributions Liabilities Original Mortgage Amount Vehicle Loan Amount 1 Amount Paid: Interest Home Mortgage Lump Sum Home Equity Loan New Car/Truck/Van Loan Used Car/Truck/Van Loan Amount Paid: Principal Home Mortgage Lump Sum Home Equity Loan New Car/Truck/Van Loan Used Car/Truck/Van Loan Checking Account and Banking Service Charges Finance Charges, excluding Mortgage/Vehicle Average Amount Spent Total 75 $4,105.47 $484,446 86 $10,665.08 $1,258,479 91 $295.35 $34,851 62 $18,096.28 $2,135,361 51 108 387 $104.60 -$366.61 $54.31 $12,343 -$43,260 $6,409 98 74 64 $813.12 $428.87 $855.17 $95,948 $50,607 $100,910 59 67 $8,037.59 $1,202.46 $948,436 $141,890 63 80 74 76 $2,550.16 $73.45 $103.97 $104.89 $300,919 $8,667 $12,269 $12,377 68 83 74 79 $1,403.66 $95.06 $656.44 $558.96 $165,632 $11,217 $77,459 $65,957 79 64 $23.06 $138.03 $2,721 $16,288 October 11, 2013 Data Note: The Spending Potential Index (SPI) is household-based, and represents the amount spent for a product or service relative to a national average of 100. Detail may not sum to totals due to rounding. Annual change may be negative. 1 Vehicle Loan Amount is the amount of a loan for a car, truck, van, boat, camper, motorcycle, motor scooter, or moped, excluding interest. Source: Esri forecasts for 2012 and 2017; Consumer Spending data are derived from the 2010 and 2011 Consumer Expenditure Surveys, Bureau of Labor Statistics. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i i i Business Summary Bear Lake Village, MI Bear Lake village, MI (2606460) Geography: Place Data for all businesses in area Total Businesses: Total Employees: Total Residential Population: Employee/Residential Population Ratio: by NAICS Codes Agriculture, Forestry, Fishing & Hunting Mining Utilities Construction Manufacturing Wholesale Trade Retail Trade Motor Vehicle & Parts Dealers Furniture & Home Furnishings Stores Electronics & Appliance Stores Bldg Material & Garden Equipment & Supplies Dealers Food & Beverage Stores Health & Personal Care Stores Gasoline Stations Clothing & Clothing Accessories Stores Sport Goods, Hobby, Book, & Music Stores General Merchandise Stores Miscellaneous Store Retailers Nonstore Retailers Transportation & Warehousing Information Finance & Insurance Central Bank/Credit Intermediation & Related Activities Securities, Commodity Contracts & Other Financial Investments & Other Related Activities Insurance Carriers & Related Activities; Funds, Trusts & Other Financial Vehicles Real Estate, Rental & Leasing Professional, Scientific & Tech Services Legal Services Management of Companies & Enterprises Administrative & Support & Waste Management & Remediation Services Educational Services Health Care & Social Assistance Arts, Entertainment & Recreation Accommodation & Food Services Accommodation Food Services & Drinking Places Other Services (except Public Administration) Automotive Repair & Maintenance Public Administration Unclassified Establishments Total Source: Business data provided by Infogroup, Omaha NE Copyright 2012, all rights reserved. Esri forecasts for 2011. Bear Lake village, MI (26... 22 136 283 0.48 Businesses Number Percent 0 0.0% 0 0.0% 0 0.0% 1 4.5% 1 4.5% 2 9.1% 3 13.6% 2 9.1% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 1 4.5% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 2 9.1% 2 9.1% 1 4.5% 0 0.0% Employees Number Percent 0 0.0% 0 0.0% 0 0.0% 3 2.2% 6 4.4% 11 8.1% 20 14.7% 12 8.8% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 8 5.9% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 2 1.5% 7 5.1% 4 2.9% 0 0.0% 1 0 0 0 0 0 2 0 0 4 2 2 3 0 2 0 4.5% 0.0% 0.0% 0.0% 0.0% 0.0% 9.1% 0.0% 0.0% 18.2% 9.1% 9.1% 13.6% 0.0% 9.1% 0.0% 3 0 0 0 0 0 51 0 0 16 3 13 8 0 12 0 2.2% 0.0% 0.0% 0.0% 0.0% 0.0% 37.5% 0.0% 0.0% 11.8% 2.2% 9.6% 5.9% 0.0% 8.8% 0.0% 22 100% 136 100% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i v �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x v Appendix B Documentation A complete packet has been assembled that includes “Intent to plan” notices Draft distribution notices Public hearing notices All received comments Public hearing meeting minutes A copy of this packet is on file at Honor Village Hall. The documents are also available at www.lakestoland.org/bear-lake-village/master-plan/ As required by Michigan Public Act 33 of 2008, the Michigan Planning Enabling Act, the signed resolution adopting this master plan is on the inside cover. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x v i �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Implementation �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 5.1 Shared Community Priorities table 5.2 Volunteer card 5.3 Regional Collective Priorities table 5.4 Lakes to Land Master Plan covers M-3 M-7 M-7 M-11 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 Priority Sharing The original scope of work for the collaboration, designed at the very beginning of the process, was focused on respecting and honoring the individuality and unique qualities of communities while developing opportunities for partnership and collaboration. Given their potential utility to other communities, the appendix includes a generic copy of the resolutions that Lakes to Land governing bodies were asked to consider and pass to signify grassroots acceptance and understanding of Lakes to Land goals and principles. Just as Lakes to Land began within a collaborative framework, a culmination was envisioned in which all of the participating communities brought their completed master plans—whether written with Lakes to Land or independently—together to share their content and discuss the potential for implementation partnerships. The event was to be called a “Convention of Communities,” and would be both a working session and a celebration of the successful master planning process. But it’s hard to accurately predict the conditions at the end of a pioneering undertaking. The Leadership Team’s monthly meetings over the course of the year and a half spent writing the master plans forged some deep and personal connections among the communities’ planning commissioners and leaders, and excitement to share in each others’ work built as the drafts neared completion. There is a long, quiet administrative stretch between when a planning commission completes its draft and when it is formally and finally adopted, and the Leadership Team wanted to capitalize on and spread some of the enthusiasm before it dissipated. Accordingly, they invited planning commissioners and appointed and elected officials from all of the participating communities as well �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 2 LAKES to LAND LOCAL VEGGIE PLATTER Th, cniem. to, me Sall Grinnin& Kitchen, p,odur:a ;, &!way, ,n ,h;, «rkr, LOCAL FIRST. Michipn grown ,-,.,1 md ORGANIC durd. To rlw rnd, fM liJ/omng /oc,J /inns grtrw irems on this my: as the Little River Band of Ottawa Indians to a “Priority Sharing Meeting” on June 27, 2013. Fifty-nine people, including a couple of members of the public, attended. This unprecedented gathering of community planners and leaders was exciting and dynamic, occurring at the right time under the right circumstances—a situation that could hardly be planned even by the best planners. The meeting opened with a locallysourced, zero-waste feast of pizza and veggies organized by Crystal Lake Township leadership team member Sharron May. In preparation for the meeting, communities were asked to choose five priorities that could serve as an initial step to advance their goals and vision, and the consultant team presented the full list of 69 priorities before consolidating them into ten categories in order to indicate potential alliances. Demonstrating both the value and effect of momentum, Tim Ervin of Manistee Alliance for Success introduced a new grant awarded to the Initiative by the Michigan Department of Treasury for implementation and explained that the grant was written to target support for zoning and the development of an Agriculture Innovation District—both common themes that had emerged through the collaborative goal-setting process. Ten posters, one for each theme and its associated priorities, were affixed to the wall. Participants were given Brown's Family Orchards &- Honey, Onekama Echo Bend Farm. Arcadia Loving Dove Farm, Bear We Narrow Gauge Farms &- Forge, Beulah Potter Road Farm, Bear Lake Still Grinning Gardens, Frankfon Ware Farms, Bear Lake ~ .. EATING IS AN A GR/CULTURAL ACT... WENDELL BERRY N �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 3 5.1 Shared Community Priorities table Lakes to Land RE f: 10 AL I IT IATI V ~ SHARED COMMUNITY PRIORITIES AGRICULTURE Blaine Consider deve lop ing an agricu lture vita lity strategy Pleasanton Develop agricultu re -based economic deve lopment. Crystal Lake Ord in ances should be adopted and enforced from nuisances such as blight, noise, air, smoke, light and water pollution I Joyfield I Gilmore _ Honor rM ulti-townsh ip house hold dump day I Blight 1 Developme nt of a blight/junk ord inance. I Bea r Lake Twp 1 1 Develop an enforcable bl ight and junk ordi nance and take steps to implement it. Elimi nate bl ight Crystal Lake I !~?rove comm unication a~d cooperation between Crysta l Lake Towns hip and its citizens and other loca l units of governmen t. Manistee Reinstitute semi-an nu al meet ings with neigh boring townsh ips Ma nistee Expand/Use Web Page and Facebook to promote Manistee and link to CVB, Chamber & AES Crystal Lake Encouraged development in locations with public services and consiste nt with t he density, character, and development in the area and ou r Corn erstones Elberta Historic Life Savi ng Station Preservation 1 Joyfield Growth in light industry/smal l business (train ing, zon ing issues) Ma nistee Work w ith Main Street/ODA to recruit more business options 1---- - - - Ma nistee Promote Gu idebook for Economic Development/Job Creation Honor Develop design gu idel ines that expresses the community's vision for achieving a desired Village character. Arcadia Implement commercial streetscape improvements. 1 I Ma nistee Twp. ;-Bear Lak~-Village Page 11 Continue to we lcome construction of large retail stores in the township l Revitalize downtown Shared Priorities 06.27.2073 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 4 Lakes to Land RH: 10 Al I lll ATI V INFRASTRUCTURE: EXPAND AND IMPROVE Elberta 1 Sewer/Water infrastructu re I infrastructu re - w ireless, natura l gas IJoyfie ld Joyfie ld Townsh ip roads - assessment, upgrades, trai ls Blaine Develop a road improvement plan to cover mai ntenance, site plans (private roads) and good commun ication and coord ination with MDOT and Cou nty Road Gilmore Technology Commission . Project ana lysis and feas ibility study of insta Iling a san itary sewer system . Arcadia lr----------Arcadia Ut ilize and develop the faci lities at t he Pleasant Va lley Community Center to be . t he loca l and reg ional trail hub. Create and Improve Way-fi nd ing signage and Enha nce the commercial co rri do r ! t hrough t raffic controls and improved pedestrian/non-motorized access and offstreet parkin g. Adopt Energy Independence Plans, including commu nity energy generation and reduction in grid-based energy based on fossi l fuels. 1 I ! I I Fran kfo rt Fran kfort Affordab le sewer High-speed Intern et infrastructure -~-- - - - - - ------M-22 SCENIC HIGHWAY 1 M-22 Scen ic Highway Designation One kama M-22 corridor/ Scenic Heritage route - Pu rchase the vacant properties along South Street for the pu rpose of deve lop ing a pub lic access poin t to the Platte River. - - - - -- - - - - - - - - - - - - - , Penfold Park Marina (dredgi ng, raised boardwa lk/fishing deck, kaya k/canoe launch, con nect to Betsie Va lley Trai l) Elberta Elberta Elberta ! Fran kfort ! I Ma nistee Twp. I Bea r Lake Twp . ! Bea r Lake Vil lage Bea r Lake Vi llage ~ - RECREATION OPPORTUNITIES AND IMPROVE EXISTING FACILITIES Honor l - -- Gilmore XP. l - -- - - Elberta beach park development (parki ng, picn ic tables, restrooms, cha nging area, play area/lan dscaping) T°Elbe rta Dunes Sout h (trail si~ gn_s_, -be_n_c-he- s, loo kout platforms, natura l-h isto ry ! sign age, promote yea r rou nd activities, se If-composting style permanent I restrooms) ,..__--- ~ - - - - - - - - - - - -- - - - - - - - - - - - - < new sta nda rds fo r pu blic facilities in recreationa l destinations and I Create deve lop publ ic private partners hip(s) to bu il d these fac ilities I Provide more access to the Big Man istee I Develop a pa rks and recreation plan . I Rive r Commu nity Center I Pa rk Faci lity/Pu blic Restrooms ar Lake Vl llage_ _ s_ ye_a_r_R_e_c_ re_a_ti_o_ n _P_la_n_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Page 12 Shared Priorities 06.27.2013 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 5 Lakes to Land Rf f. 10 Al I IT IATI V SPECIAL REGULATIONS/ ZONING Review and revise Rural Prese rvation Zon ing District of the Zon ing Ord inance Crystal Lake lBlaine Blaine , Elberta Gilmore lGilmore Honor IDevelop a scenic view protection plan Simplify PUD process , Zoning Ord inance critique and revision Fund ing to incorporate zon ing revisions and provide fo r legal review of zo ning ord inance . I Rura l scenic chari oteer prese rvation. Revisions to t he zon ing ordina nce. ! Fran kfort I Update the Zon ing Ord inance. I Update Parking regu lation.sand standard II · Develop Zon ing Ordinance(s) for Altern ative and Renewable Energy col lection, storage and use along with co nservation sta ndards that wi ll bri ng about the reduction in energy demand. Requi re buffers & connections between different land use districts I Pleasanton Fran kfort Manistee Twp . Manistee Twp. : Onekama Onekama TRAILS SYSTEM Gilmore I Stream line permitting processes , Zoning ord inance rewrite Protection of "Natural Resou rces" (wate rshed, agriculture, etc.) LAND AND WATER Trail Systems Pleasanton Develop a non-motorized transpo rt ation route through the Village linking the Village to the Sleeping Bea r Dunes Nationa l Lakeshore. Develop a mu lti-user tra il system t hroughout t he Township t hat also connects to regional trail systems. Arcadia Developme nt of blue and green non-motorized transportation tra ils. Bea r Lake Twp . Develop tra il systems t hroughout t he community and provide li nkages to regional trail systems. Onekama Bike/ hiking pathway/ trail pla n Joyfield Trails/ bri dge over Betsie River Cry~tal Lake Incorporate water quality and stor m water MDEQ BMP's into la nd use plan ning and zoning recesses . Develop a watershed plan, including management, committee and protection Honor Blaine Arcadia Manistee Twp . Page I 3 Develop a Watershed Plan. I Encourage buffers around lakes & streams Shared Priorities 06.27.2013 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 6 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 7 5.2 Volunteer card Lakes to Land RLC.:.10 AL INI II All Vl Name: _ _ _ _ _ _ _ _ _ _ _ __ Address: _ _ _ _ _ _ _ _ _ _ _ __ Sli, irf'd Prlorllk•s A Agriculture 8. Reduce Blight and Nuisance, Erm il: _ _ _ _ _ _ _ _ _ _ _ __ C. lmpro'-'3 (or,ynunication~ I am lntw.s!ld 1n waliin; on OM of tt- prioritia,: D. Ecooomic D<>Wk,pmoot E. Expand and l"l"o"" lnfra,tructure F. M-22 Scenic Highway G. Expand Racrootion and l~ra.... Facilitie, H. Spacial Regulation, / Zon ing Trail, Sy,tem, (Lend end Weter) J. Wotec Qua lily four sticker “dots” and asked to vote for the four topics they considered to be of the highest priority. As indicated by the table below, the topics that received the greatest number of votes were trail systems, infrastructure, and economic development. Each participant was also given a card with all ten of the priorities listed and asked to provide their names, contact information, and their top three choices of topics on which ••• Thank you! they would like to work. Based on that selection, they convened with other interested parties at the table marked with that topic’s letter for a discussion about that issue. In this way, the meeting both created a communication mechanism for future committee work and began to foster the relationships required to build it. In many ways, the Priority Sharing Meeting accomplished much of what was hoped would be done at the Convention of Communities by providing a forum to view and discuss the collaboration as a whole with fresh plans in hand, and by presenting the collaboration to a wider audience. Accordingly, later discussions among the Leadership began exploring the best format for the collaboration’s next steps with an eye toward turning the Convention of Communities into an event meant for a future purpose. 5.3 Regional Collective Priorities table REGIONAL COLLECTIVE PRIORITIES Priority Votes Trail Systems: Land and Water 31 Infrastructure: Expand and Improve 29 Economic development 28 Special Regulations / Zoning 25 Reduce Blight and Nuisances 23 Recreation: Expand Opportunities and Improve Facilities 19 Water Quality 16 Agriculture 15 M-22 Scenic Highway 9 Improve Communications 7 �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 9 Collaboration As the project’s focus began to shift from planning to implementation, it became clear that the structure of the collaboration may also need to adapt. Planning commissions are designated by Michigan law as the principal authors of a master plan, and so the candidates for members of a planning collaborative were relatively easy to identify. Implementation, on the other hand, is best practiced with all available hands. The preliminary work committees suggested at the Priority Sharing Meeting represented a possible pool of participants, but need a firmer formation and leadership. Items that rose to the top of the collaboration’s immediate needs included a new organizational structure to replace the one that had been guided by the project’s initial documents, the capacity to assume responsibility for that structure without the constant oversight of consultants, and partnerships with state agencies, foundations, and other entities who could assist with the implementation. An important step toward capacity building came with the training of 23 of the planning commissioners serving jurisdictions within the collaboration through the Michigan State University Extension Citizen Planner program. Those who took the class reported learning a great deal about planning in general and also had yet another opportunity to interact with other planning commissioners, sharing strategies and forming relationships. Being armed with knowledge is important, but putting that knowledge to use is what L2L is all about. With the master plans written, communities are faced with the charge of implementing them. After several meetings and discussions, a core group of Lakes to Land leaders with the help of Manistee Alliance for Economic Success recommended creation of a 501(c)(3) as the appropriate structure under which to organize the collaboration’s future efforts towards implementing the newly adopted master plans. Much of the work at developing this backbone entity is still being determined, but it is assured that the philosophy is based �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 0 on a community collective action model. communication were bandied about: process is waning to a narrow focus on The desire is to help communities Would it be better to have the agency adoption procedures, the collaborative collaborate and co-generate knowledge present all its options and then try to fit structure that produced an in order to achieve community change. one as closely as possible? Or should unprecedented nine coordinated plans, This organization would be a framework L2L representatives lay their case on the woven together with shared geography for cross sector implementation and table and ask the agency to design a and concerns, continues to hum with collaboration, providing a backbone procedure around it? Would it be better anticipation. Work has begun on of support services to L2L participants to talk to a number of partners at once launching a food innovation district, to help implement and achieve their to garner a “big-picture” discussion, designating an M-22 scenic byway, priorities and goals. The entity would or would one-on-one meetings and new protections for the Arcadia be a hub for a collective action model allow for more attention to detail? Lake watershed. With the assistance that would develop and “connect the Meetings have been held with regional of the Executive Office, a meeting dots” between public agency, private representatives from the Michigan has been held with State department foundation, academic and other resources Department of Natural Resources, leadership to review the process, and master plan priorities, including Michigan Department of Environmental results, and priorities of the L2L. In those involving multiple jurisdictions. Quality, and the Michigan Department addition, L2L is also on the agenda for The application and the October Annual supporting documentation Meeting of the “The master plan is not the most has been prepared and Council of Michigan the official filing with the Foundations. valuable thing that has come from Internal Revenue Service Foundations will is anticipated in 2014. learn about L2L and, this. Building relationships has more importantly, The implementation arm have an opportunity of the L2L Initiative is been the biggest value. The network to become part of also faced with a larger a collective action question centered on the is being built from the citizens up.” framework for involvement of partners. implementation. Many, such as the Michigan Another Department of Natural Resources, had of Agriculture and Rural Development, implementation grant opportunity is very clearly-outlined procedures for any and both the “backbone entity” and the being developed that would design a given community to request grant funds implementation partners are learning water and land trail system within the and other assistance, but no procedures together how to collaborate to fulfill region, connecting with trails outside at all to accommodate a request each others’ goals. This is a process that of the region and look at ways that L2L shared among many communities. This will no doubt continue into the future. participants can better manage and represented more of an opportunity than develop recreational assets. an insurmountable hurdle, especially At the time of this writing, the above given the gubernatorial administration’s mentioned questions continue to be a Even as these steps toward tangible overall emphasis on collaboration as topic of discussion and action among progress are underway, it is also evidenced by a complete restructuring the Leadership Team members, a roster appropriate to reflect on a passage of the state’s revenue sharing program that has swelled over the last two from the April 2014 minutes of the L2L to reward communities that could years to include the Little River Band of Leadership Team: “The master plan demonstrate wise use of resources Ottawa Indians as well as additional is not the most valuable thing that has through shared services. However, it planning commissioners and other come from this. Building relationships is always challenging to make broad officials who have taken an interest has been the biggest value. The changes to business-as-usual in a large in the project as it has grown. Even network is being built from the citizens bureaucracy, and several methods of as attention to the master planning up.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 1 5.4 Lakes to Land Master Plan covers Pl ... ~ES 10 ,A>-40 ~£G1Vl'.A eosontOn Tiownsh-.,pP · · - c 1-..1 fl Al - Land ~ -4. . ""_P..Ie ond i · , ,- �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 2 �JUL 2 4 :>nu VILLAGE OF BEAR LAKE COUNTY OF MANISTEE, MICHIGAN PLANNING COMMISSION RESOLUTION PLANNING COMMISSION RESOLUTION TO ADOPT VILLAGE OF BEAR LAKE COMMUNITY MASTER PLAN WHEREAS, the Michigan Planning Enabling Act (MPEA) authorizes the Planning Commission to prepare a Master Plan for the use, development, and preservation of all lands in the Village; and WHEREAS, the Planning Commission prepared a Community Master Plan and submitted the Plan to the Village Council for review and comment; and WHEREAS, the plan was distributed for review to entities identified in the MPEA; and WHEREAS, notice was provided to the entities as provided in the MPEA; and WHEREAS, the Planning Commission held a public hearing on June 17, 2014 to consider comment on the proposed Community Master Plan; and WHEREAS, the Planning Commission finds that the proposed Community Master Plan is desirable and proper, and furthers the use, preservation, development goals, and strategies of the Village; THEREFORE BE IT HEREBY RESOLVED AS FOLLOWS: ADOPTION OF THE VILLAGE OF BEAR LAKE COMMUNITY MASTER PLAN. The Planning Commission hereby approved and adopts the proposed Community Master Plan, including all of the chapters, figures, maps, and tables contained therein, and forwards a copy to the Village Council and other entities as required by the MPEA. Motion by: Seconded by: �VILLAGE OF BEAR LAKE JUL 2 4 ?014 COUNTY OF MANISTEE, MICHIGAN VILLAGE COUNCIL RESOLUTION VILLAGE COUNCIL RESOLUTION TO ADOPT VILLAGE OF BEAR LAKE COMMUNITY MASTER PLAN WHEREAS, the Michigan Planning Enabling Act (MPEA) authorizes the Planning Commission to prepare a Master Plan for the use, development, and preservation of all lands in the Village; and WHEREAS, the Planning Commission prepared a Community Master Plan and submitted the Plan to the Village Council for review and comment; and WHEREAS, the plan was distributed for review to entities identified in the MPEA; and WHEREAS, notice was provided to the entities as provided in the MPEA; and WHEREAS, the Planning Commission held a public hearing on June 17, 2014 to consider comment on the proposed Community Master Plan; and WHEREAS, the Planning Commission finds that the proposed Community Master Plan is desirable and proper, and furthers the use, preservation, development goals, and strategies of the Village; and WHEREAS, the Village Council also finds that the proposed Community Master Plan is desirable and proper, and furthers the use, preservation, development goals, and strategies of the Village; THEREFORE BE IT HEREBY RESOLVED AS FOLLOWS: ADOPTION OF THE VILLAGE OF BEAR LAKE COMMUNITY MASTER PLAN. The Village Council hereby approved and adopts the proposed Community Master Plan, including all of the chapters, figures, maps, and tables contained therein. Motion by: Seconded by: (ftrV-i,r Gl«),L-n:1:':l - f;;.1~ ~ [).;n }<.o n /-k-1.~t lS -- r+lJ$8/\_,ft2cnr> ,· I\.J _ L/~4- G~n /)lloc.,re_. - LJ~c ,Jc·YY\ fYl (~j II e L , At>serd,J'CL C--16-e__, :j[) h__,'\..'5 ,' I - ~ v.(!__ {l_ I) ~~-,_(=(' (~cl-; ,- - lj~,,.___ � 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 Bear-Lake_Master-Plan_2014 Creator An entity primarily responsible for making the resource Planning Commission, Village of Bear Lake, Bear Lake Township, Manistee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2014-07 Title A name given to the resource Village of Bear Lake Master Plan Description An account of the resource The Village of Bear Lake Master Plan was prepared by the village's Planning Commission in July 2014. Subject The topic of the resource Master plan reports Bear Lake (Mich.) Bear Lake 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/2aa431081619cbe179dd13ec71beb3d8.pdf bff545e0209adaa8a2bc02a2a3f266d4 PDF Text Text z cc ...I A. = ~ I- en cc :i: > 1- - ( .) > cc m LI.I = IFROM THE LIBRARY QFi Plannlng & Zonlng Center, Inc. �e11 THE BAY CITY MASTER PLAN �CI TY 0F MAS T E R B AY CI TY P L A. N PREPARED BY CITY OF BAY CITY PLANNING DEPARTMENT 301 WASHINGTON AVENUE BAY CI TY, r1 I CH I GAN �:. - ,·- · -. -,. CITY OF BAY CITY /\11t1P. R. llachtel, Mayor CITY COMMISSION Ti111othy G. Sullivan Ward W. VanDerwi 11 , I I l<obed Moehr i e Dr~I ores M. Ludwig l<i ctiard J. Laskowski Michael l.l . Marti11dc1lr l llo111a c, /\. 13a i ,·d Terr y Sutter ,loll11 M. llc1rt111a11 rLANNING COMMISSION Mark Zunolti Gerald E. Carroll Vincent Duranceau Wi 11 i am J. Grundner ?u nr Lurive CITY STAFF Eell' l Ki v i s to , Ci t y P1 a11 n e rRu c; sel l Lundberg, /\ssista11t Planner I( 1: . McGi 11 ivr-ay, Dhector of Community Development /\l McFudyen, Director of Redevelop111ent & Housing Services llonuld lleffelbower, City Engineer \Ii 11 ic1111 \fright, Dit-ectni- of Dovmtown Development Authol'ity �• CITY PLANNING COMMISSION 3111 N . Wi\S!IIIJ1;1 ,, r, ., vr CITY OF BAY CITY BAY CII/ MI CHIGAN 48 706 /\pril, 19112 H1: CITI7ENS OF BAY CITY /\ND ALL OTHERS INTERESTED Itl /\ GETTER CITY Ifl vii I I Cl! TO LI VE AND WORK 1hr c1ttached Master rla11 is the officially adopted long-range comprehensive plan used by the Bay City Planning Co1rnnission as their general guide in making land use, transpnl'lc1tion, and c0t11111unit_y ft1cilities decisions. Thi s plan i s based on The Bay City Plan prepared for the City by Gerald Luedtke and /\:,sociatr.s . A large 11u111ber of the "Luedtke" plans were printed and distributed throughout the City. flu111erous meetings and discussion s were held on the Luedtke plan. Se veral changes were suggested. Many of these changes are incorporated in the attached Master Plan whict1 we fee l now represents what most people want our City to be like in tl1r~ future. It is the rlanning Comrnission's intent to up-date this plan every five years to reflect changes in values, technology and socio-economic conditions. Your comments on ways to improv e thi s plan a1 ·e v1clcome. Pr' ~ p e c t f u 11y s ubm i t t ecl , 1\/\Y CllY PL/\NNIMG COMMISSIOM r-1,ll'k 7 annl l i r I1.1 i 1·111 il 11 r-11 / q_j l1 �! W 1 • : • 1- 1W 1 FOREW/\RD Tl1e Bay City Plan sets for·th recommendations for public and private development during the next 20 years. The plan is concerned with the physical, economic, social, and aesthetic development and improvement of the city. The plan was prepured through intensive discussions with community organizations and individual citizens throughout Bay City during the past year. This is a bold plan. Bay City is an older city which needs such a bold plan with innovative and farreaching ideas if it is to remain viable and to grow. As this plan is implemented through the years, it will be revised and changed many times; but the basic ideas upon which the plan is founded should remain valid for several decades. This plan should serve as a challenge to the leaders of Bay City to seek the highest quality of future development in the city. �·r/\BLE OF CONTENTS P/\GE LI ST OF ILLUSTRATION S f 1 L/\NNING DETERMINANT S l1L/\NN I NG ) SSUES i i 1 6 POLICIES OF THE PLAN lS CONSERVATION OF EXI STING NEIGHBORHOODS 21 llEw Hous I NG DEVELOrMErn 27 n1vERFRONT REDEVELOPMENT STRATEGY 35 [oMMERCIAL DEVELOPMENT 4fJ ll! GH-/\ccESSIBILITY DEVELOPMENT AREAS 47 INDUSTRIAL DEVELOPMENT 11~ OPEN SPACE 54 IIIOROUGHF/\RE SYSTEM 57 STRATEGY FOR ELIMINATION OF INCOMPATIBLE LAND USES 62 THE QUALITY OF LIFE 65 APPENDIX A - LIST OF SUB-AREA AND SPECIAL PURPOSE PLANS 69 �LIST OF ILLUSTRATIONS PAGE GENERALIZED EXISTING LAND UsE 7 UrrnERUT I LI ZED AREAS 9 AREAS IN TRANSITION RESIDENTIAL AREAS 12 7-5 30 RIVERFRONT REDEVELOPMENT AREAS 38 COMMERCIAL AREAS 43 48 50 55 5g 63 68 NEIGHBORHOOD PLANNING AREAS IIIGH ACCESSIBILITY DEVELOPMENT AREAS INDUSTRIAL AREAS OrEN SPACE AREAS MAJOR THOROUGHFARES INCOMPATIBLE LAND USES /\E STHET I CALLY DISPLEASING FuruRE LAND UsE PLAN INSIDE BACK COVER I I �rLAtlt~ I NG DETERn I N/\N rs IIISTORICAL DEVELOPME!Jr Bdween lB36 and 1864, live sepat·ate conununities were e s tablished within the present r.oq1orat.e li111its of 13ay Cily. l1 01·ts111outh and Lower Saginil\'i were platted on the east bank of the Saginr1w !<ive1· in 1836 and 1837, respectively. 13angor, Salzburg and Lake City were platted on Lite 1-1r.st bank in 1851, 1862, and 1864, respectively. lite econo1ny of all five co111111unities was based on the rich forest of the Saginaw Valley. Locations along the river near the Saginaw Bay were ideal for milling and shipping lu111ber, and the Saginaw Valley rrovided plenty of lu111ber. The Pioneer Directory of 18fi8 claimed tltat the St1ginaw tract was probably the most extensive and invaluable in the wot ·ld. The f1irecto1·y reported that the Saginaw tract covered thousands of acres and contained enouqh high-quality timber to provide an abundant supply for several generations. By 1868, there were at least 32 sa~11ills operating in Bay County, 11,w; t. 1"Jithi11 the r1rrt1 1·1hicl1 is nov1 Bay City. fhe 111ost dramr1tic grm·1th in the area which vias to beco111e Bay City occurred between 1860 and 1884 when the population increased from approximr1tely 1,600 to approximately 39,000. Only t1-10 other citir. s i11 the United States grew at a fiisler rate during that generation. Lu111beri11g and milling spurred many related industries. Wooden products from pails to st1iling ships were manufactured. Iron and steel mills viere established to supply boilers ,rnd other machinery for the sa~nills. Brine from wells was used to produce salt; wood was burned to evaporate water from the brine. Most 1,iood-related industries were located along the banks of the Saginaw River. They occupied relatively small sites in comparison to some 111odern industrirs, but the riverfront industrial pattern they established remains today. Population growth and thr. burgeoning lumber economy resulted in adjustments in local political boundaries. !11 1857, the state legislature created Bay County out of Arenac, �Midland, and Saginaw Counti <'s . Port smouth and Lower Saginaw united under the name of Bay City in 1857 . In 1877 , Ba nks (formerly Bangor), Wenona (formerly Lake City), and Salzburg, united under th e na111r o f We s t Bay City. In 186 5 , the Third Street Bridge was con s tructed across the Saginaw River . Before 1900, three other bridges spanned the river. Bay City and West Bay Cit v forined an integrated unit v1hich was politically unifi ed as the Ci t v of Bc1 y 1. it y i11 Flf11'.i _ . .., ? �• Bay City's lu111brring crc1 v1.i -, QVet- llefore the turn of l11e ce ntury. The Saginaw Valley c leared and atte111pl r; t_,, 111i 11 lu111her from the Upp e r Peninsula were unsuccessful. Mi 11 operation s c l osed, ,1s did 111an y other indu s tries IJased on the lumber economy. llmvevei-, so111e inclustri ec; r; 111viv ecl by adjusting to new conditions. During the late lU00' s and ea1·ly 1900' s, '; liipliuildin'.], construction, and industrial equipment 111anufr1 c t11r-ing and other 11ew i11d11 s trie s 1-1ere established. Th es e new industries became i111porti1nt co111ponr11t c; of !1,1v Cit y ' s t1-1entieth century Pc ono111y. 1-1 ,Js r'orUU\T I ON ·111 1010, Bay City had a 11o~•ulation of over 45,000 people. Fifty years later, the U. S. Ce ns us r 0c ord ed El ay Cit y 's lai-gest population, 53,604. Since then, Bay City has e '< per iencerl a dec l in r i11 population. The 1970 Census enumerated about 49,500 residents, a clr cr-eilc;e o f over ~,00 0 fro111 1%0 . Census 13ureau preliminary 1980 total population for B,i y Cit y i s 41, 59'.1, a dr~c i-eil c;e of i1l111ost 8,000 people. lhP large drop in total popula1 i1111 is p1· i111,wi l y ,1f.trili11trrl fr J "r. lii· inking" family s i ze. 1 Subtle. hut i111po r·ti1 11t c lic111 •1rs in tli r age s tructure of B,1y City's population have been LakiWJ plt1ce durinq recr•1it: dPc ,Hl rs. The most imrortant change is the decline in the pt-opo t-tion o f re c; ide11ts in t.l1P higlily produ c tive 30 to 49 years old age group. In 1960, p(' r so ns 30 to 49 ye,1r s old r ep 1·r'sentccl ?.4.9 percent of tile city's population. In 1970, they rep t·esented 20.2 pri ce 11t. Mo st of thi s decline can be attributed to outmigration. 13ay City residents 1-1ho 1;1e1·p hetv1r:en 30 and 49 years old in 1970 were between 20 and 39 yrMs old in 19611 . In 191,0, rlJ y City had 11,400 residents between 20 and 39 years old. Tr n ycilrs l at er, 13ay City had only 10,000 residents between 30 and 49 years old. Thus, t Ii e re wa s a 1q pe t' c e n t. cl r c I i ne i n the s i z e o f t h i s a ge g ro u p . 0 b s e r ve rs o f pop u 1a t i on c ha11g es s inc e 1970 believe that out.migration has continurd to reduce the proportion of rt1y City's pnpulr1tion i11 tfir, Jn t.o 4g ye,-=ir old grnup. ·, �~~~-~~~~~-~--~~~~~~ [coNOMY Motor vehicle manufacturing is even more important to Bay City than to the State of Michigan as a whole. llo1-1ever, Bay City is less dependent on manufacturing activities in generr1l than is Michigan. Michigan Employment Security Commission data for 1976 indicate that all 111anufi1cturing activities provided 30.6 percent of the jobs in Bay County and 32.4 percent of the jobs in Michigan. Motor vehicle manufacturing provided 11 .4 percent of the jobs in Bay County, but only 10.9 percent of the jobs in Michigan. In 1976, nonmanufacturing employment accounted for 55. l percent of the jobs in Bay County, but only 49.4 percent of the jobs in Michigan. In 1976, Bay County had a c:; 0111ewha t l m-ier proportion of govern111ent jobs than did M"ichi gan. Manufactul'ing firms, including 111otor vehicle manufacturing firms, are among the largest e111ployers in Bay City. The Bay City Chevrolet plant e111ploys over 4,000 workers. Two flay City auto parts 111anufacturing firms employ between 150 and 500 workers. Bay City's rrestolite Company e111ploys over 1,000 workers in electrical products manufacturing. The Industrial Brownhoist Division of the American Hoist and Derrick Company employs he tween 500 and l , 000 v-mrkers in Bay City. The Michigan Employment Security Commission has projected e111ployment growth for the State of Michigan and for Bay County between 1976 and 1985. Over a 11 employment growth for Bay County is expected to keep fairly close pace with employment growth in the state. Hov1ever, manufacturing e111ployment in Bay County is expected to increase at a slower rate than manufacturing employment in the state, and motor vehicle manufacturing employment in Bay County is expected to grow at a much slower rate than in the state. Nondurable goods manufacturing employment in Bay County is expected to increase at a much faster rate than in the state. E111ploy111ent growth in Bay City beyond 1985 will depend on the ability of existing industries to expand and also on the ability of the city to attract new industry. The potenlit1l for attracting 11c1·1 industry may be reduced by anticipated declines in the automobile 4 �~~~--~~~~-~--~~~~~~ 111anufacturing component of the national economy, and by the tendency for newer rapidgro1,,th industries to locate in sunbelt states. Bringing new industrial development to Bay City will require attractive industrial sites and a vigorous marketing program. Bay City has a number of assets which should help attract new development. Chief among these assets are the city's relationship to the Saginaw Bay and Lake Huron, and its urban infra" true tur·e. l<EG I ON/\L SETT I NG Bay City i s the s111alle st and 111ost northerly standard metropolitan statistical area in t·1 icliigan. It is link r d tn the Detroit area via the I-75 Freeway. The cities of Saginaw rJn d Flint lie between Bay City and Detroit. The 1-69 Freeway intersects near Flint and 1 inks Bay City with Lansing, Jackson, and Kalamazoo. U.S. 23 joins I-75 south of Flint ,1 11rl link s Bay City to /\nn /\rbor. Bay City is part of an econrnnic constellation which includes the cities of Saginaw and Midland. Saginao,.1 is the largest of the three (1976 population 84,000). Bay City ranks se cond in size (1976 population 46,000). Midland is the smallest (1976 population 37,000). Bay, Saginaw, and Midland counties exhibit a strong inter-relationship in their employment und residency patterns. Michigan Employment Security Commission data for 1973 indicate that, of the 37,265 Bay County residents who were employed, 8,032 worked outside the co unty~ 4,937 in Saginaw County, 2,639 in Midland County, and 456 elsewhere. Of the 71,520 Saginaw County residents who were employed in 1973, 7,514 worked outside Saginaw County; 1,672 in Bay County, and tile rest elsewhere. Of the 20,034 Midland County residents e111ployPd in 1973, 3,384 worked outside Midland County; 805 in Bay County and the rest else1-,here. The Saginaw metropolitan area is more heavily dependent on durable goods manufactur· ing, particularly transportation equipment manufacturing, than is the Bay City metropolitan area. In the Midl,rnd metropolitan area, Dow Chemical is the most important employer. Since 1940, both Saginaw and Midland counties have grovm at a faster rate than Bay County. 5 �~~~~~~~~-----~--~~~ l1L/\NN I NG ISSUES Ex1sTING LAND UsE Bay City's existing land-11se pattern reflects the historic economic importance of the Saginaw River. Almost 75 percent of the city's river frontage, exclusive of the Middleqrounds, is devoted to industrial and warehousing uses. The Bay City Central Business llistrict is located adjacent to the Saginaw River. Many Central Business District 11roperties which front on the Saginaw River are occupied by warehousing or industrial ll S CS. Bily City has acquired a significant amount of public recreation space on the Saginaw Hiver. Veterans Memorial Park and the Middlegrounds recreation area are the two largest open-srace areas with access to the river. Wenonah Park in the Central Business District rrnnts on the Saginav-1 Rivrr. Bily City's residential areas extend to the southeast and the northwest of the Saginaw llivet·. There is very little residential development directly on the Saginaw River. The City's residential areas are traversed by business developments located in strips along ,,,a .ior thoroughfares. 6 �' I I iI ....__ -z < --z -. , _' • • • • -I I I I I I I I I I I ~ r. ) ' f. ' ----z ~ ' ~ ' , ,. ' I -- , ,. ' ,. _ _J r- r.r.. ;>-'.'. , ' r- :r :., L_ ':;=' .r :, wJ =- _) -:r. f .., :., == ~ :r. - ·-:: . ! I __. ,,., = :.. - I ! ·-~ :::: ·, .; ?~ :.... --- -----·-- -::- - ·- /?---.. NOIHM =.,.,. --=- _,-- :r. ., ~ I - :... :., r f ~i 7 - ' .,.,. --: r ... f - -, :., ~ . ... ,. , .: �~~~~~---~~---~~~--- 0vERUTILIZED AREAS Overutilized areas result from excessive development densities which concentrate more activity in an area than the streets and other public facilities can comfortably accommodate. The residential area south of Center Avenue is the most extensively overutilized area in Bay City. This area contains large, old homes built on small lots. Many of the llo111es have been converted for multiple-family use. The streets are congested and there i s inadequate off-street parking. Many school sites in the city are overutilized because of inadequate parking or poor accessibility. The Bay City Central High School creates traffic congestion on Columbus Avenue and has inadequate parking. Other school sites which generate excessive traffic on local streets include the T.L. Handy and Washington schools. 13ay Medical Center Hospital is a major overutilized site which creates traffic co11\Jestion on Columbus Avenue and has inadequate parking. Overutilized sites in or near the Central Business Dist1·ict include City Hall, the County Building, the Bay City Post Office, and the Telephone Exchange. Detailed planning to improve circulation and provide aclditional parking in the Central Business District area was underway simultaneous with t I1(' pr P. pen· tt t i on o f the 8c1 y Ci t y r 1a n . liNOt RUT I LI ZED /\REAS Und erutilized areas include vacant land which was never developed and vacant land which lia s been cleared and is wttiting new development. Underutilized areas also include dP.veloped land with underntilized buildings. Underutilized areas are major opportunities to r1 cliieve desirable nevi d0velop111ent for the city. llw city's most i111portant tmderutilized site is northwest of the James Clements Airport. /\tone ti111e, consideration was given to developing this area with industrial facilities. Industrial development has not been vigorously pursued because of the area's unstable c-, oil s , potential flooding, ttnd the lack of improved streets and utilities. 8 �J, I ~~-- i ~ ~---_: ,. ! I I; __ _J I iI Wooos1o e .. - f f '' ' i ~--- 'i i lI ~i i 'P---- Center-,.---~-=--.::"'\~: i Il I I Columbus i ..................... i ___ _..,, I if, ..-, ---.. --f - ' < ,-. --,_, -----'---~ .- - - ' z -- t f I ~. ~·L-------. ~: -'"-- - : ., -----=--- ..,,...- ! I ./ - ....- .. ....:. �~~~~~ - ~~~~~---~--~~ One major underutilized site is located on the Middlegrounds Island south of the Lafayette Street Bridge. Access to this site is difficult, but its riverfront location could make it iliglily attractive foi· the right type of development. A substantial nu111ber of the underutilized sites are located within Bay City's established industrial belts along the Saginaw River. Some of these underutilized sites are owned by industries with existing facilities on adjacent sites. Others are held for future use by 11 c 11 indu str ies or hy adjc1cent industries seeking expansion room. The future use of some underutilized sites will necessarily be determined by the established pattern of surrounding u~es. The area bounded by the Chesapeake and Ohio Railroad, Lincoln Street, the Penn Cenlt·al l~ailroad, and Farragut Street is such an area. About half of the land in this area is vacant, but the distribution of existing industrial facilities makes utilization of the vacant land for anything other than industrial purposes impractical. The underutilized area on the west side of the city between Thomas and Fisher is in the heart of a residential area. l~e si dential development would appear to be most appropriate for this area. The same is true of the underutilized area south of Ionia and east of Euclid Avenue, and the underutilized arras along the vacated railroad right-of-way between Hart and Ohio Stn:c ts. lllere are three rrima1·y c1reas in v1hich existing buildings are underutilized. Most of the upper stories of Central Business District structures and of Midland Street Business District s tructures are underutilized. It is estimated that there are approximately 1,000,000 square feet of vacant space on the second floor or higher of Central Business District and Midland Business District commercial and office structures. One major underutilized site contains industrial buildings which have been vacant since the Defoe Shipbuilding Company ceased operations. This site is located on the Saginaw River near the Central Business District. Its buildings could be reoccupied by other industrial uses, or they could be c leared to make room for new industrial or nonindustrial uses. 10 �········------AREAS IN TRANSITION [3ay City contain s a nu111her of at·eas in which existing rleveloprnent is undergoing tran sit ion. lhe charc1cter of strip-corn111crcial areas in the city is changing from primarily neighbod1oodor ·ientecl retail and service uses to businesses which serve a broader market area. One pilt'ticular problem has been lhe changing clientele at some bars. /\tone time, most of [3ay City's bars functioned as neighborhood "pubs" to which most patrons walked'. Many bars now serve a specialized clientele such as youthful "disco" groups or motorcycle clubs which are di ~rnrtive to adjacent tir?ighborhoods. Certain older housing arras have shown gradual improvement after a period of decline. The Banks area located north of the Saginaw River between State Street and the Truman Parkway is one such area which appears to be improving. Other older housing areas, particularly t.liose located along tf1e east side of the Saginaw River have evidenced decline during recent years. Center /\venue is lined by historic old homes, many of which were built by the leading fa111ilies of Bay City during the late 19th and early 20th centuries. Some of these homes have been converted to 111ultiple-farnily use or nonresidential use. A few lots on Center Avenue are 11m-, occ11p i ed hy !Ja c; c; tat ions. Cl1a11ges µlimned for tfw Central [3usiness District will result in more intensive con1111ercial c111d office utilization c1nd a reinvigorated residential function. Changes planned for the rlirllirnd SIYeet Bu c; ine s'~ At·e.:i i·Jill create a specialized t·estaurant and entertainment di s trict. CoNrROVERSIAL AREAS Many areas in Bay City have become the focus of healthy controversies over appropriate future development and use. Such controversies are a normal part of the ongoing process of managing land-use change. Many controversies can be resolved by the Bay City Plan. Others \·Jill demand attention for many years to come. 11 �I I I I I I I I I I 1111111 ~ - - - - ~ , • , - - - - - - - - - Vv11oer - - - - - - - ~ - - - - - - - - - - - - - - ____ 1 z ~ ---- I z: l I __ _j ~--~ I :: ::: -.::: - ~ u:::, w ~ I C., ~ r· - CD r:, I C• - I -.:: Kosc1uszkot' . ::: I....... ~ -::: '- ~ :..,J - :: ;: ...:: ::: ~ .:: ::: )... ..,:::; ·- -- -. ---~ ..-.----- "'0 I - -: I I > ::: ::. ~-_: "'l: ;: I Latayette·J'L.-.Jlii'------'!'"'--•1--...ibi,,, -0 •II ' ..,, r - __,,; ci5 ------- - '.:"'-. ::. ::: --::: - --::: ::: ::: ::: ::: l \ I ' .I~\ i / \ ...:::: :: \ '1 !~'\ ,~ :.... -- -- - \\ m -~ ) -\ --- \ :-:- :: : . - ::: - .::::: . :::. -- \I~ '~- -··· ~ :- '\ 0 C l ..., . ~--------✓- :: :::. -- - -- - ::..: - -:: - -~ -- �• ,.,. ....... - --~•- He James Clement s /\irport i s one such area. Some resid ents believe an airport should he 111a intained, but not at th e pre sent site. Others believe the airport does not benefit the city in proportion to the cost of maintaining it and, therefore, should be phased out. f~esidents of the city and surrounding areas who use the uirport are anxious to have the se rvice 111aintained. Traffic circulation proble1ns have generated high levels of controversy during recent year s . rore111o s t among these ha s bee n the controversy over where to replace the collapsed Third Street Bridge. Originally, Midland Street businessmen wanted the bridge rebuilt at its old location in order to maintain traffic volumes in front of their stores. Most business111en now believe that permitting through traffic to by-pass the Midland Street Business District could strengthen i ts comme rcial potential. Many residents are concerned about the effect of bridge traffic on the adjacent neighborhood . They would like to see a two-lane bridge constructed. City traffic engineers calculate that four lanes are needed to carry proje c ted traffic volume s . Federal assistance for bridg e construction may be available ro 1· a fout' -li1ne bridg e , l;11t not for a two-lane bridge. fher e i s widespread conc ern that regional truck traffic on Center Avenue will disrupt uttempts to preserve it s hi s toric residential character. Presently, Center Avenue i s part o f th e main truck route from the 1-75 Freeway to the Michigan thumb. So far, all truck t1·a ffi c rero uting alterna t iv es considered have prov en to be very co stly. Tr affi c congestion on lrumbull Avenue is another controversy. Heavy traffic cros s ing the fo ur-lune Independence Bridge converges on the two-lane Trumbull Avenue, creating congestion. l<es ident s in the acljacf'n t ne ighborhood are concerned that widening could result in more traffi c . Strip-commerc ial development has generated controversy between property owner s , resident s , and planner s . Several years ago, commercial developmeht was permitted along previously 1·0s icl ential portion s of r, ,, rfield, Broadway and Kosciu s zko /\venues. Bay City planners would 13 �• ,a,a,a,a"'IIII . . ---------- no1-.i like to prevent furtlter co111111ercial development in order to preserve the quality of adjc1cc11L residential arec1s. Proposed and recently constructed new commercial development c1long Wilder r{oad c1ncl f11r · I id /\venue has been vigorou s ly opposed by residents of adjacent ric i qhhm·ltoods. lh e luture utiliz,1tion of the county fairground site has become an issue. Although the <i il e acco111111odates srecial eve nts, in addition to regular athletic usage, many observers ilr.lievr. L11 ;1t a more inte11sive usr. would be appropriate for its in-town location. Uses 1vhich hav(' Ileen propo sed fo1· the site include a nevi hosrital, and multiple-family housing. Such usr. s rnuld occui- in conjunction with redevelopment of the marginal industrial facilil i r•c; '.~ nu l 11 n r thr fc1 i I rp ·o1111d s ite. Ulilizatiu11 of Veter ans MP111orial Park as a place for young adults to congregate is cons idered a p1 ·oli le111 hy man y residents. This is a problem which has occurred in many cities i11 Micltigc1n. Some 01J ,,0rve rs believe that it is inevitable for young adults to establi s h points t.o congregt1te. Crn11111unities ..1hich do not provide appropriate locations may find ter11agc1·s relea si ng L11cir 1; nergies in even less desirable activities. However, residents of the neighborhoods \/hich are disrupted by the co111ings and goings of student revellers are justifiably co11cernrcl v1ith the rroble111. The north tip of the Middlegrounds Island ha s been proposed for a good l oc ,1 t_ i 011 rm· students to gather because the river can provide c1 buffer lw t1-1 r.e 11 other lc1ncl us 0c; _ I h(' a111oun t and lo ca tion 11 f neighborhood recreil ti on spilce has become an i ss ue of contrnversy i11 ccrta in of 13ay City' s 11eighborhoods. Residents of some neighborhoods are anxious to hov e the city develop and 111aintoin large neighborhood parks. Desirable as this objective is, it c; o111eti111es conflicts with the equally desirable objective of developing and maintaining recreation s pace' c,t raleqically located along the Saginav1 River to serve co111mu11ity101i de needs. 14 - - �----- -- .. - - - - - - - - - POLICIES OF THE PLAN (\ CONTINUOUS RIVERFROIH OPEN SPACE SYSTEM It is reco111111ended that Bay City rigorously follow a rol icy of development of a continuous open-space system along the Saginaw River. The city should also continue to maintain and improve its system of large and ,vell-distributed neighborhood park areas. Major continuous open-space areas are prnrosed on both sides of the Saginaw River from north of the central business district to the southern city limits. Development of these open-space areas can be achieved through both public and private funding. Public parks and pedestrian ways can be connected with similar open-space areas contained in private residential developments and marinas along the riverfront. Continuity of open space along the riverfront will permit walking, jogging and bicycling along the river. The visual image of a continuous green open-space system alonq the river will be very strong and will help to attract new residential development. I\ I VERFRONT Hous I NG DEVELOPMENT The r.ay City Plan proposes extensive new housing development along the Saginaw River. The city should follow a pol icy of gradually phasing out nonresidential uses along the river and encouraging new residential development consisting of single-family homes, mediu111density townhouses, and higher-density apartment buildings. If all of the indicated residential development areas shown in the Bay City Plan are developed, as many as 5,500 new residential units could be built on both sides of the Saginaw River. This new housing could be integrally designed with riverfront marinas and recreation areas to provide a very desirable residential environinent. Such residential developments would also be in close proximity to Downtown Bay City and 111ajor centers of employment--an important consideration in an era of drclining energy resources. Bay City is losing its younger, middle-class population to suburba11 areas. By following this policy of extensive new riverfront housing development, the city will attract a sizable new population to the city. If Bay City can capitalize on the beautiful t·esidential setting of the Saginaw River, the next generation will witness a re.iuvenation of the city urnnatched by anything which has occurred in Bay City during the past one-hundred years. 15 �.. ,.,.,.. .... - - - - - - - -----TRANSf.ORMATIO~ OF LAND ADJACENT TO THE JAMES CLEMENTS MUNICIPAL AIRPORT INTO lloUSING lJEVELOPMENT The vaca11t land northwest of the James Clements Municipal Airport should be redeveloped as a new planned residential neighborhood. The site contains approximately 200 acres, 111ost of which lies substantially below the Saginaw River flood plain. Use of dredging, filling, canals, and elevated structures could render developable land for a planned residential community consisting of multi-family and single-family structures . The new residential development could take full advantage of its riverfront location. Canals could provide needed drainage as well as permit recreation access to the river. Portions or tlH! s ite could be lert in a natural open-space preserve. ANNEXATION OF LAND FROM FRANKENLUST AND PORTSMOUTH TOWNSHIPS In order to achieve a 111ore efficient growth pattern and to extend municipal services, it is recomn1ended that Bay City annex portions of Frankenlust and Portsmouth township s. ll1 e Bay City Plan recomnends annexation of approximately 2,626 acres from Frankenlust and Po 1·ts111outh townships east and south of the city. Single-family development is propo sed for n1ost of this area. The annexed area west of the Saginaw River could accommodate a planned residential dev elopment si1nilar to the concept proposed for the airport site. Hesidential development on the west side of the river could include canals, marinas, natu1·e preserves, and other features to take full advantage of the riverfront amenity. 13ecause the portion of Portsmouth Township recommended for annexation is serviced by railroad, there is also a possibility of development of new industrial sites within the annexed area. The use of "tax sharing" is recommended in promoting annexation proposals. The townships would continue to receive taxes from the annexed parcels and not have to furni s h the full range of qovernmental services these development areas will require. 16 �.-.- ····----- - - - - CoNSERV/\TION or- Ex,srirJG NEIGHBORHOODS Bay City should pursue a policy encouraging co111pletio11 o~ a neighborhood conservation plan for each older neigl1borhood in the city. Neighbot·hood planning for conservation should he done with intrnsivP, orrJanized participation of residents of er1ch neighborhond. Most of the existing housing in Bay City is old . /\pproxi111ately three-ciuarters of Lilf' ho111cc; in flay Ci Ly v1cre built bof ore 1929, and 1110s t of those were built before 1910. Despite the age of the city's neighborhoods, housing has stayed in remarkably good condition because of the strong ethnic groups which reside in the city's neighborhoods rind take great pride in them. The strong identity of Poles, Irish, French, Gen11an and other ethnic groups with their neighborhoods is the real secret to maintaining these neighborhoods in a sound and viable condition over a long period of time . The city should pursue it s pt·esently highly active neighborhood planning program. Bay City is currently condu c ting neighborhood planning and improvement programs in the Patter son-Belinda area, tllf' Jefferson-Lincoln area, the Midland Street area, the Columbus /\venue area, and the South End area. Bay City's Housing Preservation Plan makes specific rPro111111endr1tions for hou s ing consrrvation which are coordinated with the Bay City Plan. CoMMERC I /\L DEVELOrMEIJ 1 Bay City l1as r·ecently prepared a separate Downtown Redevelopment Plan which provides for e x ten s ive public r1nd private i111provements. This plan provides for a double-loop road sy s te111 to i111prove traffic circulation, pedestrian-parking malls on Washington Avenue rtnd Ce nter /\venue, a plaza at the intersection of Center Avenue and Jefferson Street, and a 1· iv e drn11t promenade and bikev,ay. Two major parking structures are also planned. :he city s hould aggressively pursue the recommendations of tile new downtown plan. The new 1--1atr.rfront residential development proposed in this plan will need to be supported by a viable r1nd attractive do1,mto1-1n. Bay City is one of the few central-place cities in Michigiln whose downto1-m has not been 1-1eakened by the development of outlying shopping mall s . The city should expeditiously carry out the needed improvements to the downtown area to ensure that it will remain the dominant shopping area within the metropolitan ilt ' f' ,l . l/pvifalizc1!.io11 nf 1hr 111r1ny neighborhood busi11p c;c; distt·icts should be continued. I7 i �·······-----------IIIGH AccESSIBILITY DEVELOPMENT /\REAS Tt1e city should encourage new construction within high-accessibility development areas located along certain segments of the city's major thoroughfare network. High-accessibility development areas are intended to provide opportunities for medium-density residential development, commercial development, office development, and institutional development. Such development should not occur in strip fashion but should be built on sites of a block or more in depth. Adequate off-street parking and generous landscaping buffers should be provided to ensure that the development is not harmful to adjacent single-family residential areas. ELIMINATION OF INCOMPATIBLE LAND USES The city should seek to elin1inate as many incompatible land uses as possible from its residential neighborhoods. Historically, many commercial and industrial uses have become intermi xed with the residential fabric of the city. Over the short run, it will not be possible or desirable to eliminate all incompatible land uses from Bay City. The pattern of commercial uses in residential areas is too firmly established to be quickly erased. The Bay City tradition of neighborhood stores and taverns can be maintained, but efforts should be made, through detailed neigborhood planning, to lessen the undesirable impact of commercial uses in residential areas. Incompatible industrial uses should also be eliminated from residential area s . It is not recommended that wholesale downzoning of incompatible industrial uses be done. Downzoning should be used to prevent more intensive industrial operations from being established in existing industrial sites in residential areas. Downzoning which makes existing industrial facilities nonconforming should be used only to a very limited extent. Greenbelts, buffer strips, improved off-street parking, and other approaches, should be encouraged through zoning and detailed neighborhood-level planning in order to make incompatible industrial uses less disturbing to the residential environment. 18 �--------- :• ·- -----INDUSTRIAL RELOCATION llistorically, industry ir1 Bay City developed along the riverfront because it provided a source of power and transportation. This riverfront pattern was later reinforced by tt1e location of railroad rights-of-way along the river's edge. Because of the importance of industry to the city's tax base and employment, the city should work with industries at their existing sites on expansion or rehabilitation projects. The city should only attempt to relocate the industry, or redevelop the site into another use, when the industry cannot operate profitably at the site. Several of the designated industrial areas in the Bay City Plan have room for industrial expansion. The Bay City Plan contains five industrial areas which contain approximately 1,035 acres. There are also ~bout 100 acres in Portsmouth Township which could be ·used for industrial development. RAILROAD CONSOLIDATION The city should continue to push for additional railroad consolidation and right-of-way vacation. Right-of-way which provides essential service to existing industrial developn1ent rannot be eliminated. However, the city should be sensitive to opportunities for i·ight-of-way vacation created by phasing out of industrial uses or changes to uses not requiring railroad service. Where right-of-way elimination cannot be accomplished, detailed neighborhood-level planning should provide for landscape buffering of railroad right-of-way from adjacent residential uses. SYMBOLIC ELEMENTS AND LANDMARKS Bay City has many symbolic elen1ents which create strong visual images and give character to the city by virtue of their location, physical appearance, and functional importance. The city should carefully preserve and improve these symbolic elements in future years, 19 �~~~~~~~----------The Bay City City Hall is a most striking element in the city skyline. The recent extensive renovation program carried out in this building will ensure its continued use for many generations. Many of the city's beautifully designed churches such as St. Stanislaus, St. Boniface, Immanuel Lutheran, and Holy Trinity, are all notable for their symbolic importance to the neighborhoods of Bay City and should be carefully preserved during coming years. THOROUGHFARE SYSTEM Thoroughfare improve,nents should be made to increase continuity in east-west and northsouth circulation on both sides of the Saginaw River. The continuity of Bay City's circulation system is deficient largely due to the historic development of the city as five separate communities. The collapse of the Third Street Bridge is a recent event which has reduced the continuity of Bay City's circulation system. A continuous west river thoroughfare should be developed to connect the southwest and northeast sections of the city on the west side of the Saginaw River. Thoroughfares should be improved to upgrade north-south circulation on the east side of the Saginaw River. A new bridge is needed north of the downtown area to provide better east-west circulation across the Saginaw River. Existing east-west thoroughfares on both sides of the Saginaw River should be maintained in good condition. Provision should be made for the elimination of regional through traffic by development of a circumferential by-pass. Presently, many of Bay City's thoroughfares are periodically congested with regional through traffic traveling between I-75 and the thumb area, or using state highways which pass through the city as an alternative to I-75. Bay City should press for the early implementation of one of the several by-pass plans now under consideration. 20 �. ,•• aaa - - Ill . . • • • • • • • . . CONSERVATION OF EXISTING NEIGHBORHOODS NEIGHBORHOOD CONSERVATION ISSUES Bay City has one of the highest proportions of older housing of any central-place city in Michigan. Approximately three-quarters of the homes in Bay City were built before 1929, and most of those were built before 1910. Despite this high proportion of older housing, most of the city's neighborhoods have remained remarkably stable. According to 1970 Census data, 66.8 percent of Bay City's households had lived in the same housing unit for four years or more. According to 1960 Census data, 66.9 percent had been living in tile same household for four years or more. There are very few areas in Bay City which have any abandoned homes. llornes which are vacated because of safety violations are rapidly demolished. During the past decade, approximately 1,000 substandard residential units have been razed. Nev-1 suburban housing has attracted many former Bay City residents, and many current residents aspire to live outside the city limits. However, there has been no massive suburban flight from Bay City of the type experienced by other major urban centers in Michigan. Many residents seeking new housing have bought vacant lots in existing neighborhoods. The current high cost of new housing and the high interest rates required to finance housing are encouraging many residents to improve their existing li o111e rather than move to a new one. Thr strong ethnic character of Bay City neighborhoods has contributed to an intense sen se of community pride. Residents believe ethnic pride is responsible for the immaculate co ndition of many older housing units in the city. Residents of Polish ancestry are most numerous today, as they have been for many decades. Historically, Bay City has also been characterized by distinct German, Irish, and French communities. The churches of Bay City play a very important role as the focal points of ethnic and neighborhood identity. In addition to their religious and social function, many of Bay City's churches play an important symbolic role hy virtue of their remarkable architectural design. 21 I-- �~~~~~~~~----------Bay City's neighborhoods are not without problems. The city has not been successful in retaining younger residents. Most of the city's highly-valued neighborhood stability is attributable to older families. Young unmarried persons, and young families with children, often look outside the city for new housing opportunities. Suburban locations are attractive because of their large lots, lower taxes, and desirable schools. Because of declining enrollments, there has been a substantial decrease in the number of elementary schools in Bay City. During the past several years, 16 elementary schools have been closed. This has diminished the strength of the neighborhood unit in Bay City. Some residents are concerned that Bay City schools do not have adequate financial support. Recent school millage requests have been turned down by Bay City voters. Although the Bay City school system does not receive as high a millage as some other urban school systems, the overall burden of city, county and school taxes is considered high. 22 �··-----~---------Residential deterioration can be found in Bay City, n1ostly in scattered pockets of bliqht, but also in a few areas which extend over several blocks . The reasons for such blight are numerous and complex. Some housing deterioration may be inevitable. Bay City's high proportion of older housing units makes a certain amount of residential deterioration almost inevitable, as does the city's high proportion of older residents with fixed incomes. During the preparation of the Bay City Plan, community leaders representing citizens' groups, neighborhood organizations, realtors, the financial community, and city government sat down to discuss reasons for housing deterioration in different parts of the city. They noted that much of the housing deterioration is associated with absentee landlords. Some said that the ethnic pride which sets a high maintenance standard for a person's own home does not set the same high standard for rental property. Other leaders noted that maintenance of rental property is difficult because banks sometimes deny loans to improve rental properties. People with low incomes find it difficult to keep their homes in good repair, but some community leaders are disconcerted by neighbors who prefer making payments on a recreation vehicle to 111ak i ng payments on a home improvement 1oan. Some community 1eaders believe that banks and savings and loan institutions have red-lining policies which deny ho111e improvement and mortgage loans in certain areas, but leaders of the city's financial community are unanimous in asserting that this is not so. Most all agreed that tax payn1ents and heating costs have become particularly burdensome for owners of the large old homes located in some Bc1y City neighborhoods. Many community leaders believe there is a need for better municipal control of housing quality. Some felt that special permits should be required for conversion of one-family residential structures to two-family residential structures in the RM-1 Zoning District just as in the R-1-C District. Many community leaders felt that housing units should be inspected and brought up-to-code each time they are sold. Scattered type public housing was seen to be generally desirable, but the recognizable design uniformity of public housing units was believed to be stigmatizing to the neighborhoods in which they were located. Almost all community leaders who sat down with the planners expressed the need for the city to adopt comprehensive priorities for dealing with housing problems. They felt that piecemeal approaches designed to distribute neighborhood improvement efforts equally among the different areas would not be effective. 23 �··-----~~---------SPECIAL NEIGHBORHOOD PLANNING PROGRAMS Simultaneous with preparation of the Bay City Plan, a comprehensive city-wide analysis of housing conditions was commenced. The study was initiated to obtain information needed to set housing and neighborhood revitalization priorities. It is the first such comprehensive analysis of city-wide housing conditions since the Bay City Community Renewal Program was completed in early 1972. Since 1972, the Community Renewal Program has been the basis for detailed planning of very specific neighborhood improvements in carefully delineated areas. Neighborhood plans which have been completed to date have been incorporated in the Buy City Plan and summarized below: 1. Patterson-Belinda Redevelopment Plan: This plan covered the area north of Woodside Avenue between Crotty Street and Trumbull Avenue, and the area north of the Saginaw River and east of Sophia. Clearance of substandard housing lo make way for industrial expansion was coordinated 1tlith construction of the new approachways to the Independence Bridge. 2. Jefferson-Lincoln Redevelopment Plan: This plan focuses on the area bounded by Jefferson Street, First Street, Lincoln Street, and Fourth Street. The plan provides for redevelopment and major rehabilitation activities in th e area between Madison and Lincoln. The plan provided for clearance of a three-block site for a 158-unit elderly high rise. A 10-acre park is partly developed. Three blocks of new, private townhouse development are incorporated in the plan. Extensive funds are avc1iluble fnr housing rehabilitation. 3. North Henry Street rlan: This plan focuses on the area bounded by North Henry Street, Union Street, Wenona Avenue and Hart Street. The plan propo se s vacation of a portion of Catherine Street and an existing railroad right-of-way. Provision is made for new residential development, park area, a greenbelt, and a bicycle path network, and retention of neighborhood commercial development along North Henry Street. Imp 1ementat ion of this p1an has been combined with efforts to irnplP.111ent the Midland Street Plan. 24 �-- < --- ----- <._,. --- -zz --... L'"": "- if, ,_' -'--------------wi1oer - - - -... ' ,l , ,..,., 2 r .., -= -~ 2 ..:., ....... .... = :.., = /' LJ__.,...-,.___ - --.-.....,.,,. Lafavet1e - ;._ I .:. = "J. -== -= :: :., J. I I I N l'°: L--~---, r- __ __J r------' I I \ I .... "-JI ~ ~ ;._ _, �-- - - - 11111 . . - - - - - II. Midland Street Area Plan: This plan focuses on the historic Midland Street Business District and surrounding residential development. It addresses the need for a new thoroughfare alignment in co11junction with the replacement of the Third Street Bridge. !he chief residential recommendations include extensive redev r lopment for multiple-family housing and the pre ser vation of other residential areas through rehabilitation. 5. South End Arca Plah: A revitalization planning program has been started in this area. The area is bounded by 27th Street, Jennison Avenue, Cass Avenue and the Saginaw River. The plan points to ce 1·ta in critic al actions that should be taken such as: /,; 6. Strengthen the single-family residential environment 1•1i th relv11Ji l i tat ion and code enforcement programs * Acquire and develop land for direct riverfront access i1nd reci·ci1tinnal use * Work toviards a concentration of commercial land uses along 13roi1dway Avenue * llezo ne lt1 11d for ne1-1 residential development Columbus Avenue Area Plan: A revitalization planning program is being carried out in the area bounded by 10th Street, Ridge Road, 18th Street and the Saginaw River. The Land Use and Circulation Concept Plan has been planned to a significant extent to maintain the essence of Columbus Avenue so that when it is totally revitalized it will still be readily recognized as a familiar experience and image by tl1r. people who regularly use it. 26 - - - .. �W1W1W1 W1W1 • 1 -J WI - I - I - I. , - I - •1- r~EW HOUS I r~G DEVELOPMENT The Bay City Plan proposes extensive new housing developn~nt within the existing corporate li111its of the city and within portions of Portsmouth and Frankenlust Townships proposed for annexation to the city. New single-fa111ily and multi-family development is proposed within the city's present corporate limits. Single-family development is proposed for the portions of Portsmouth Township suggested for annexation. Single-family and multifamily development is propoc:;ed for the portion of Frankenlust Township proposed for annexation. New residential developn1ent will be needed to accommodate the growing number of households which will wish to live close to n1ajor employment and shopping opportunities. Residential locations within Bay City can offer convenience to jobs and services and an established infrastructure of public utilities will minimize the "bite" of increasing transportation and housing costs. If Bay City can capitalize on these assets, the next generation will witness a rejuvenation of the city unmatched by anything which has occurred in Bay City during the past one-hundr-ed years. The potential for new housing development in Bay City can be strengthened by e111ploy111ent growth. However, extensive new residential development is not dependent on the creation of large numbers of new jobs. The increased desirability of in-town residential locations should be enough to sustain major new development over the next twenty-five yer1rs. RIVERFRONT RESIDENTIAL DEVELOPMENT IN THE JAMES CLEMENTS AIRPORT AREA New residential development on the site north of the Ja111es Clements Airport is a good illustration of a dramatic new land-use proposal of the Bay City Plan. The area contains approxi111ately 200 acres, most of which 1 ies substantially below the Saginaw River flood plain. Use of dredging, filling, canals, and elevated structures could render up to 145 acres developable for a planned residential community consisting of multi-family and single-family structures. At an average density of ten units per acre, 1,450 families could be housed in the a1·er1. The proposed new development should take full advantage of 27 ~ �1W1_ 1_ 1_ 1 - I- I- I-I-I. ,. ,. , -1•1-I its riverfront location. Canals could provide needed drainage as well os permit recreation access to the river. A portion of the area could be left in a natural open-space preserve. Multistory residential structures could be oriented to view s along the river. A mixture of housing-unit types could provide residences for families, young adults, and senior citizens. With proper design and marketing, tl1< area could become the most desirable residential community in the Bay City metro politan area. Marketing of quality residential development on this site would be enhanced hy deve 1op111en t of a 1oca 1 access road which could connect with the Veterans Memori a 1 llighway at the extreme north and south ends of the airport site. Such a local access road would enable residents and visitors to by-pass existing industrial develop~er,t located on the east side of the Veterans Memorial Parkway. If the city annexes this industrial area, steps should be taken to require future industrial development t.,> prnvide a substantial landscape buffer along the highway. Such a buffer :; hould include il high berm and dense rvergreen planting. Thi s site is one of the most promising locations for major new residential development in Bay City. This location on the Saginaw River provides a potential for exploiting natural amenities which can help guarantee successful development. It is large enough to take advantage of economies of scale. The value of existing investments on the site is low in comparison with the value of investments on other riverfront location s in the city. The site is presently owned in part by the city, but municipal ownership is not required for successful residential development. Indeed, it is intended that the area be primarily developed and marketed through the private market. The desired quality of development could be achieved through appropriate zoning regulation. To help prepare this site for residential development, the City should encourag e its des ignation as a fill site for river dredgings. It is recognized that environ111entalists will oppose the filling of this site. The city will have to argue that thi s site is one of the few remaining sites in the city that can be developed for needed ho11 s ing Mld that the city is p1·e" e1·ving other "natural" sites along the river. 28 �• ___ ___ _ -••1111••-, RIVERFRONT RESIDEHflAL DEVELOPMENT IN T•IE CENTRAL BUSINESS DISTRICT fhr Bay City Plnn incorporates riverfront residential development proposals set forth in the Bay City Downtown Rrdevelopment Plan, a separate, recently completed plan. Adaptive reuse of exi st ing structures for residential purposes is proposed for the Mea north of Wenonah Park. This area is presently occ upied by industrial, warehousing, and retail facilities. Much of the existing floor space in this area is vacant. Adaptive residential reuse could be accomplished in steps over a period of sr.veral years. Howe ver, successful marketing may require substantial improvements over the entire area to ueate an attractive, unified residential environment. The a1·ei1 enjoys an attra c tive view of the Saginaw River and the Veterans Memorial Park. lhe proposed Saginaw River B1·idge can be an asset to this view if properly designed. lhe scrapyard located 011 the wr s t side of the river north of Midland Street should he removed. RIVERFRONT RESIDENTIAL DEVELOPMENT BETWEEN THE CENTRAL BUSINESS DISTRICT AND THE AIRPORT AREA The Bay City Plan proposes riverfront residential development on the east side of the Sagi naw River between Ninth Street and Forty-First Street, on the Middlegrounds, and the west side of the river beb·1een Crump Avenue and Ivy Avenue. High-density multifamily residential development is proposed for the east and west side of the Saginaw River where clearance of ex isting industrial and residential developments would be required. Medium-density 111ultifamily residential development is proposed for vacant portions of the Middleground s. In all, these areas contain approximately 180 acres for high-density 111ultif c1 111ily residential development, ilnd 36 acres for medium-density 111ultifa111ily residential development. Approximately 70 acres currently utilized for industrial, warehousing, and commercial functions 1vould be cleared; appoximately 70 acres currently utilized for residential development would be cleared. The balance of the area is undeveloped or in public rights-of-way. At average densities of ten units per acre for medium-density development and 15 units per acre for high-density development, 3,000 ne1v residential units could be constructed. ;,ig �I I f I I I I I I :.. ::: .,. _ I _ _J :., = < --z. ----- :.. L : -1 I ] ] ... r .l IJ .., :II =) , :.. = -:: ! ..,::: 'V 'f ::: 'f. ::: ' "f :., , ' = f :., :., :.. rJ', '.' :.. ,...__ J, ODIi ..... .••• .: I . I I- L. -J •. i : LL-H·· \ i , l : :: ~ - ;..,_...::: - _,,. ....:: :: ..:: -::: -- \' I I • l '•• I •• • 1 ..•• .•.• .. . .. :: - .- ~ ·..::.. - - --..::._ - :: :: :: :: ::.: ...:: ;.... :: :: ·- -- ....:: --- --:: :: .._ :: :: :: :: :: - I I ............ ····--···· :-- :: ·:: '---- I I I l :::::: .__ ~ -·.-.::....: ..::._ ::::: - ...::, :.... -- CJ :: :-=::::--........ ~ ...:....-:::: :: �W '• W ~ WI 1111 • • • • • • ,. • ,. l<cdevrlopment for high-de11sity i·esidential use along the Sc.1gina1v River should be a lonqrange policy of the city, not a short-range objective. It 1vill not be economically fe,1sible or desirable to force the relocation of viablr industrial concerns which wish to remain on the Saginav, River. However, it should be possible for the city to pursue long-range redevelopment strategies which can take advantage of periodic private market decisions to relocate from existing facilities. Such a strategy is outlined in the ~cc tio11 of the Bay City l'lan entitled "Riverfront Redevelopment Strategy." r1IDLAND NEIGHBHORHOOD HJGH-DENSITY MULTIFAMJLY RESIDENTJAL DEVELOPMENT New high-density multifa111ily residential development is proposed in the Midland Street neighborhood. /\ subc;tantial portion of this high-density residential development lies adjacent to Veterans Memorial Park. One high-rise r11ultifamily residential structure has alr·eady been constructed in the area. High-density multifamily residential development i s particularly arprorriate for the area. Residents will be close to the Midland Street Busine c;s District and tl1e Central Business District. A substantial portion of the area er1joys attractive views c.1cross Veterans Memorial Park and other proposed riverfront opens pace areas. Apartments constructed along Vermont Street and the proposed West River ,1rtf!t·ial s treet could b0 designed to minimize the effects of anticipated heavy traffic volumes. Parking areas can be located between residential structures and arterial streets. Sides of buildings could face arterial streets. Screeninq walls and landscape huffers can ,1lso hr. constructed r1ln11ri arterial streets. /\rmEXA TI ON OF RE s I DE rn I AL DEVELOPMENT AREAS lhe Bay City Plan provides for annexation of upproxi111at e ly 2,626 acres from Portsmouth and 1-t·a nkenlust Township s east and south of the city. Sin<Jle-family residential development is proposrd for most of this area. The annexed area west of the Saginaw River could accoITT110rL:it.0 ,1 planned residenti ,11 development. High-density multifamily residential develorment, 31 - �• ------ - - - - - - 111ediu111-density multifa111il y residential development, and single-family residential development could all occur in a mixture which provides residential units for families, senior c itizen s , and young adults. Residential development on the west side of the river could i11clude canals, nature preserves, and other features to take full advantage of the riverfront a111enity. Convenient s hopping to serve residents of th e area could also be included. r1oBILE lloME PARI< RE S IDENTIAL DEVELOPMENT There ar e two mobile home park communities located within the present corporate limits of Bay City. One is located in the industrial area between Broadway and the Chesapeake and Ohio Railroad right-of-way . There is limited potential for expansion of this mobile home ar ea be cause it i s cornpletely surrounded by exi s ting development. The second mobile home park community is lo cat ed ea st of Euclid Avenue between Niagara and Hotchkiss Streets. , Thi s co111111unity could be expanded across the Grand Trunk Western Railroad right-of-way. Such ex pan s ion was plann ed by the original developer of the mobile home park. Expan sion co uld help meet any additional need for mobile home sites within the city, and it would pro vid e an opportunity for re s idential access to the Saginaw River. Proposed anne xation of the are a ea st of the Jan1es Clements Airport would bring an additional existing mobile home community within tli P. corpor a te limit s of Bay City and provide land for expan s ion. 32 �····------ .... RIVERFRONT REDEVELOPMENT STRATEGY THE MAGNIFICENCE OF THE SAGINAW RIVER The Saginaw River, becausr' of its dramatic width and its improving water quality, is certainly Bay City's most important natural asset. This asset should be capitalized upon to bring new upwardly mobile people into Bay City. Over the next tv-1enty-five years, extensive new residential development could occur adjacent to the Saginaw River. Such residential development could be designed in an integrated way with riverfront marinas and pat·ks to create a residential lifestyle which is attractive to people from throughout the metropolitan area. IIISlORICAL RIVERFRONT DEVELOPMENT PATTERNS The bold new riverfront redevelopment strategy proposed by the Bay City Plan requires changing a land-use pattern which is older than Bay City itself. Industrial use of the riverfront has ct1aracterized the Bay City area since the communities of Portsmouth and Lower Saginaw were platted on the east bank of the Saginaw River in 1836 and 1837. lhe Saginaw River was an essential avenue for industry and commerce from these very early days. By the peak of the lumbering boom, the Saginaw River carried a level of traffic analogous to the 111ost heavily used modern thoroughfare. In July of 1868, recorded river traffic passing the Third Street Bridge included 326 steamers, 1,694 tugs, 442 sailing vessels, and 217 barges. All of the area's major lumbering and related industries were located along the river, or very close to it. The river was, however, a less than perfect avenue for transportation. In the winter, traffic came to a standstill. After the Civil War, the railroad become the preferred means of moving natural resources from the hinterland to major urban centers. The first railroad service to Bay City came in 1867 with the completion of a Bay CitySaginaw line. Subsequent railroad development brought Bay City in touch with more 33 �-----------ex tensive 111a1·kets for its lumber, fish, and salt products. The city was eventually served by the Grand T,·unk Western, Pere Marquette, Chesapeake and Ohio, Penn Central, and Detroit and Ma ckina c Sys tem s. Numerous railroad spurs were cut through residenliJl area c; on both side s of the river. Industrial facilities were no longer dependent upon riverfront lo ca ti ons ; th ey sprang up along railroad line s throughout the a r ea now vJithin the Bay Cit y corporate limit s . Hov1ever, industrial utilization o f the riverfront continued because rail road 1 i nes were stretched out to serve ex i s ting concern s along the river and the lines generat ed new indu s trial development 011 vacant riverfront land and as replacements for older facilities which closed down. Thu c;, th e 01·iginal ri ve di-ont industrial development pattern became self-perpetuating. 34 �··•--11111• - - - - - - RIVERFRONT REDEVELOPi1ENT STRATEGY Change in industrial occupancy is a natural pheno111ena in the long-range economic cycle. S0111e industrial fin11s close their doo1·s , others find ne1-1 locations for expanded or more 111odern facilities. During recent years, Bay City has see n the closing of the Defoe Shipbuilding Company, an important local industrial concern since near the turn of the century. There has been s peculation that other riverfront industrial establishments 111ight close or relocate. Over the years, many riverfront industrial properties have c l1anr;rd fro111 one ind11 str ial uc;e to another. It is within the purview of Bay City to manage the proce ss of industrial change to achieve a new land-use pattern, a land-use pattern which opens more of the riverfront to people-oriented residential and recreational uses. Achieving such a land-us e pattern will take a long ti111e. Thirty years may be required to shift the usage of ex ten sive portions of the riverfront frorn industrial to residential or recreational uses. The city will hav e to adopt a patient and sensitive management approach in order to achieve the de s ir ed land-use change. Key ele111ents of the approach are as fo 11 Ov/<;: l. The city will l1ave to maintain close communication with established industrial fin11s along the riverfront. The city should keep abreast of the needs and plans of riverfront industrial firms to the maximum c x tent po c; s i h 1r~. 2. The city should not expect to pressure riverfront industrial concerns to relocate. However, whenever locational decisions are to be made, the ci ty should be prepared to present viable relocation options which are attractive to riverfront industries and the city itself. The city should be prepared with locational alternatives whe.never a fin11 co nsiders a major investment in its present site. 1rl �., ------ - - - - - Making available viahle relocation options requires available industrial siles of a variety of sizes within the city limits. During recent ycilr'S, several Michigan cities have been able to achieve cJra111cJtic land-use changes by developing industrial parks to provide a relocation resource for older industries. At the same li111e, 111any major Michigan cities have lost existing industries because appropriate new sites were not available when crucial n~lociltion decisions were made. 3. £3ay City must hf, prepared to acquire existing industrial properties and l1old them over an extended period. This will be necessary to assemble areas large enough for attractive riverfront residential development. Properties may be acciuired and lr,ased until the appropriate time for redevelop111e11t. In thi s v1ay, holding costs can be reduced. If previous occupants r e lo ca t e 1\lithin the city, there need be no tax base l OS t . 4. The sensitive u·; e of downzoning may be necessary in order to avoid major ne1-1 1·i vedront industrial reinvestment that could best be captured elsewhere in the city. Major new riverfront industrial invest111ent will increase the cost or at least delay the ti111etable few the transition to residential use. 5. Bay City 111ay wish to utilize its Economic Development Corporation to oversee and manage the long-range relocation of existing indust,·y to new industrial locations within the city. The process can be coordinated with efforts to attract new industry from outside Bay City . Property management could be assigned to an existing or new municipal department, or private property 111anaqr;111ent firms could be used. 36 �•111• - .. - - - - - - - - - - -6. I lie urban re11e1·1i11 appi-oach used by Bay Cit y to c1chi eve 1and-u se changes in t'10 l'r1tterson-Belinda area will have very limited applicability 011 thr riverfront. The approach is costly and the federal gra11t 111oney needed to underwrite it is unavailable in sufficient quc1ntities. Under the urban ren ewal approach, the city must acquii·e pi-operty, by condemnation if necessary, relocate busines c;cs r1nd residents, de111olish structures, and sell the property foi · rww development. The market va 1ue for riverfront property zo11ed for residential developlllent 1-iill be a fraction of the total urban rene1vi1l cost. Federally 111andated relocation pay111ents to i·0s idents and businesses which are forced to move are among the 111o s t expensive ingredients of the urban renewal approach. Ba y City will avoid these relocation costs by allowing relocation to take place at the initiative of individual indu s trial cnncrrnc; over a more gradual, longer time period. r1tlf~l<ET VALUE ANALY S I S The 111arket value of vacant lc1nd suitable for high-density riverfront residential develop111ent could exceed the market value of that land for present industrial and re s id ential uses. Lc1nd along the east side of the Saginaw River which has been proposed for riverfront residential development includes both industrial and residential uses with a total as sr.ssed value of approximately $2,500,000. Its market value should be between $5,000,flOO and $5,500,000. This represents a market value of approximately $25,000 per acre. If the land were rezoned for high - density mult ifami 1y resident i a 1 development, it could hiJV e a market value of between $6,000 and $10,000 per permitted i·es idential unit. With residential densities of 15 units per acre, the land would 37 �', ! - ........ .· I z --. ----, -' I I I I I II C. ;....,_' , .- ~.,,,., r- z L_ ,1c1 mt>.it [ .! C 0 • -0 0 :I r .. . .r ) ----.,... ..... ----.-.... r •' ::, 'J --'.'.'.'. ,. ' 5. C: 0 0 0 (.) C I i .... ~--··ca,~· ··········· ······ \,, ·., _____ _ \\ \ -=-···········- ------- -------· :: I • �,_ ...... - - - - - - - ... l1avc a market value of $G5,000 or 111ore rer acre. Of cou1 ·se, redevelop111ent costs 1vill be higher than the cunenl 111cJrket value of the land even if relocation costs are avoided. Co s ts for de111ol it ion of existing structures and site prepJration will be c; ull s tcJntial. Many existing streets will have to be vacaled and their pilvements rirped up. New public i111prove111ents will be needed in the area. Management of properties during the interim between acquisition and resale could be a deficit-producing operation, at least in some cc1 c; es . l{/\IUW/\D (ONSOLID/\TIOIJ t·1cJny of the r·iverfront al ·"as proposed for residential redevelopment are served by e x i s ling l'ailroad line c; . S11cccs s ful residential redevelop111ent of these areas cannol occur 1vith freight Cilt·s l'Unning through them. Carefully planned railroad consolidation will be nece s saty in order to preserve essential services to industries viliich will re111ain along tlte riverfront over the long run c1nd to eliminate railroad I im"'· in future residenti .- 11 redevelopment areas. JAMES CLEMENTS AIRPORT lite Jt1111es Cle111ents Airport should be 111aintained as a Basic Utility II type of airport. lllis class of airport should have no detrimental effect on the proposed ,tdj,1crnt riverfront houc;inq. lfJ �-------- - - - - COMMERCIAL DEVELOPMENl REGIONAL lRADE AREA [3uy City is the 111ost not ·Lhr.rly 111ajor metropolitan area in Michigan. For this reason, tlte tradr arer1 for Ba_y City's comparison retail establish111ents extends well into the counties wlticli lie to lit e north along the Saginaw Bay and inland. Bay City retailers can expect to Ci.lpture i.ln i111portant part of the retail expenditures of residents of Arenac, Gladwin, Iosco, r1ge111aw, Roscommon and Clare counties. The cities of Midland t111d Sariina1--1 compete v1itl1 fl.:iy City for a share of regional comparison retail trade 10 �- ------ - - - - - - - -ex penditures, but Bay Cit y's location puts it at an advantage in capturing the expenditu1·es of residents living to the north. Midland and Saginaw retailers enjoy a locational aclv,1ntt1ge over Ray City in capturing comparison retail expenditures of persons living to L11 e so uth . Bay City' s Central Business District is a major regional commercial center. !he Midland Street Bu s in ess Di s trict and the Columbus /\v enue Business District also have ex t ensive a111ounts of co111p,1rison retail space which help s attract shoppers from throughout tl1e region. Major retail attractions located just outside of Bay City include the K-Mart a11d other st ores located on [uclid Avenue, and the Hampton Square Mall located east of the city. M,1jor c1ttrr1 ct. i1111 <; r1t lla111pton Square Mall include a K-Mart store and a Wiechmann' s •; f. nn~. RAY CITY RETAIL STRUC!URE /\ I though s hoppinq facilil .ies an' sca ttered throughout Bay City, most retail development li es withi11 nine general a1·eas . Three of Bay City's nine retail areas contain primarily crn11pari so n retail 11ses. r11e se three are the Central Business District, the Midland Street l3us ine ss District, a11d tl1e Co lu111bu s Avenue Business District. The Central Business Di s trict co 11tc1in c; the large s t concentration of commercial activity in the city. The 406,000 square fee t of retr1il sp ac e in U1 c Ce ntral Business District i s over half of th e 714,000 square fr.et in th e city as a 1-1hole. The Central Bu s iness District is pri111arily a comparison 1·e tail ce nt e r; 277,000 squa1 ·e f ee t of C.B.D. retail square footage is devoted to compari so n U'~es and only 29,000 squan feet is devoted to convenience uses. The Midland Street 13u c; ines s Di s trict, locr1t cu across the river from the Central Business District, functions as iJ seco nd "downtown" for Bay City. It contains 64,000 square feet of retail floor area, 117,000 c; quare feet of co111parison area, and 17,000 square feet of convenience area. There i s 111ore t·etail floor· area alonq Columbus /\venue than ~n the Midland Street Busines s Di s trict. llov1eve r, the retail floo1 · area alonq Columbus Avenue is intermixed with other uses so that it i s not as concentrated as in the Midland Street Business District. In all, there is 93,0 00 square feet of retail floor area along Colun1bus /\venue; 73,000 square feet is compariso n retail and 20,000 sq uat ·e feet is convenience retail. 1 /JI �,.,.,..-..11111 ... ... --- ------ f\ay City's six 1·e111ain111q retail ar·eas contain a 111i x tul'f:' or COi11pal'iso11 il11d convenience retail establish111rnts. lliey also contain a nu111ber of personal service use s such as barbe1· and beauty shops, laundry and dry-cleaning establishments, repair· shops, und other si111ilar uses 1vhicll c11·e co111plementary to convenience retail establishments . l~etail concent1·ations c,1n !Jr~ found on Marquette Street in the Banks area, on Johnson St1·eet between 1-ioodside and Fifth Streets, on Kosciuszko Avenue, on Lafayette Avenue, on Salzburg Avenue, and on Broadway south of 28th Street. Substantial commercial develop111ent probably would have also occurred on Euclid Avenue if it had not been for the resistance of adjacent residential property owne1·s; most of Euclid Avenue connnercial development occurs in Bangor Tm<1nship and in Monitor fownship. Wilder Road has recently been zoned commercial, c:J11d nevJ stores are starting to be located adjacent to this 1·ccr ntly v1idened highwav. CErHR/\L Bus I rff ss DI s 11 ~ 1r:T fluy (ity hris a strnng Centi-al Business District v1hicli hri s historically captured r1 very hi(Jh proportion of 1·ela il expenditures. In 1972, the 111ost recent year for which Census of Business data is avail.1ble, Boy City's Central Bu s ine ss District captured amost onrhalf of all Bay City 1·etail expenditures and almost one-quarter of all Bay County 1·ctail expenditures . Belvn'e11 1967 and 1972, the propo1tio11 of cily c:rnd county 1·ctoil expcndit11res captu1·ed by the Central Business District declined only sliqhtly. Du1· inq Lile sa111e ti111e pe1· iod, tl1e central business districts of 111a11y other 111ajo1· cities in Michigan lost mu c h 11101 ·e g1 ·ound to outlying comretitors. l01· exa111ple, in 1972, Saginaw's Central Business Dist1·ict capttwed 9.9 percent of Saginilvl Standard Metropolitan Statislicr1l Area retail expendit11res, down frorn 13.7 percent i11 1967. In 1972, the Central Business Di s trict of Ann /\rl>or captured 8.3 percent of /\nn Arbor Standard Metropolitan Statistical Area retail ex11enditures, dovm frorn 15.0 percent in 1967. In 1972, the Kalamazoo Central Busine ss District captured only 4.6 percent of f~alarnazoo Standard Metrnrolitr1n Str1tisticc1l /\n,a retail expenditures, dnl'ln f1·0111 17.2 percent in 1967. 112 Ill �I I _J - .. ~ if. < ,. ' '- --< . ,y l :.. '- -< --- I Ce"t•r T--------,.-- rL_ ':., :., _-, ..,:..,-=':., :., '- :.. f .' -- '- ,y :.. '- :., -' -' J - I a~ -~ ~ '.._; ) .. . ... .. .. . . I I C C 0 0 0 " C .r. -~ ..J 2 . .i--•• ------··.. • •······· . :: . ----···.. • ' Coll••~•••• ea•• : - ....-- ....... . .. ---· b---········;··· . -- ...... : : .. . ..., ;.... .. - ::~ ...... :: ~ ,; ~ :: ~ - ·:,. ..__ - ;._ :: - -- ' . . ..... -........ -- :- :: -- - --.::... ' ..,/ ..... ..,/ '...) L_l ''- :.. :.. -... �• ,..,.~1WI,.. __ _ .. --- ------ The decl i11e in the proportion of retail expenditures captured by central business districts is attributable to the growth of outlying shopping centers. The Bay City area has experienced sucl1 growth, but it has not made the dramatic inroads on Central Business District market share experienced in other cities. Hampton Square Mall and the com111ercial establish111ents on Euclid Avenue outside of Bay City will continue to compete effecti vel y with th e Bay City Central Business District for local and regional s hopping dollars. However, it is believed unlikely that there is sufficient market i11 the Bay City area to support a new comparison shopping center of substantial size. lhus, the Bay City Central Business District and other comparison shopping areas have qood potential for steady grnwth, and there is little possibility that they will be undermined all at once by a major new competitor. The opening of the proposed \,Jp110n ,1 h rad: rlaza crnnplc>x 1·1ill further strengthen the Central Business District. RAY CITY DOWNTOWN REDEVELOPMENT PLAN ril e Downtown Redevelop111ent Plan, a separate plan which was adopted in 1979, provides foi · a double loop road svste111 to improve traffic circulation in the Central Business llistrict and to link thr Ce ntral Business District with the Midland Street Busine ss 11i s ti ·i c t. 1he Downto1v11 f~e development Plan incorporates major shopper amenities i11 c ludi11g skywalks, pede str ian-parking malls on Washington Avenue and Center Avenue, i1 plaza at the inters ect. ion of Center Avenue and Jefferson Street, and a riverfront prn111enade and bikeway. Major parking structures are planned. A mixed-use complex-the ~Jenonah Park Plaza--is proposed for the old Wenonah Hotel site. Landscaped 111eclians are proposed for W,1s hi11gton Avenue outside of the commercial core. These i111proveme nts would enhance the econo111ic vitality of Bay City's Central Business !J i '.;trict. The Downtown RP.develorrn1ent Plan designates sites for major new private inv estment including t·eta il and office facilities. A conference center and hotel ,11 ·0 prnpo sed so uth of \·/P n<rnah rark. 44 �1,a ,.,.,. _____ _ ---------- STRIP-COMMERCIAL AREAS Outside of tile Central P.usiness District and the Midland Street 13usiness District, 13c1y City has no areas \~hore co111111ercial development is dense enough to allov1 shoppers to easily patronize seve1·,1l stores with one stop. There are no areas in which a full 1·ange of convenience retail and service facilities (supermarket, drugstore, hilnk, c leaners, and barbershop) can be found within easy reach of each other. The city's strip-co111111ercic1l areas contain a mixture of corrnnercial, residential, industrial ond other uses. So111e off-street parking can be found, but usually in locations where it ser ves 011ly one or two adjacent stores. The Johnson Street and Colu111bus Avenue str ip-co1111nercial areas contain the highest concentration of commercial development outside of the Central 13usiness District and the Midland Street Business District. lhe stores in these area s are, in general, better maintained and apparently more cn111petitive than many of the stores in some of the city's other strip-commercial areas. COMMERCIAL DEVELOPMEflr flLMl H e Bay City Plan provides fo1· an intensification of commercial development in the Central 13usiness District and in the Midland Street Business District. Intensification of commercial develop111ent in selected portions of major thoroughfares is also included in the plan. However, t.he total area of thoroughfare commercial development is between Seco nd St1 ·eet and Fifth /\ venue, on Kosciuszko between Jackson and Farragut, and on Lafayette Avenue betwee n Garfield Avenue and Water Street. The plan establishes the policy of encouraging tile neighborhood shopping function of these commercial areas. fhoroughfare commercial develop111ent is also provided for along Columbus Avenue between Sc1ginc1w Stre et and Mclellan Avenue. The Bay City Plan incorporates planning objective s for this area set forth in the Columbus Avenue Plan, a se parate recently-completed ne ighborho od plan. Thoroughfare commercial develop111ent is provided for along Saginaw <:;trcf't nnd \.-Jashinqton /\v0nur so uth of the Central 13usine ss District. 45 �~ ~,.,..,.,..~-- .. ... - - - ·- - - - - Develop111ent of a 11iajo1· co111111ercial area on Euclid /\venue between Fi s her and Ionia Streets i s proposed. Thi s area contains 30 acres v1hich could acconunodate a comme rc ial park similar in concrpt to an industrial park. Such a development will require r1 lo cal access road off L11clid Avenue. Individual parcel s could accommodate co111111erc ial establishment s which r0quire independent structures, and which would normally be located in s trip- con1111p1-c i,1 I r11·0a s . A convenience shopping area could be part of th e con ce pt. l11r• [3 ;1y f'. ity Pl an ol r; o dr;', i(J11 ,1 t. es high-acce ss il>ilit 'Y.' dev elop111ent c1rea s along key c;0 cJ111ent c. of 111ajor t:hol'Ou ghl c1 1<'S . lhe se high - acces s ibility development areas can acco111111O<L1l<' co111111c1-cic1l as 1~cll ,1'., otl1c1· use s . lligh-acces s iliilily corridor s arc c1ll or pi!rt. s o f : Wilder Road, Eu c l irJ /\ve nue, Saginaw Street, Ko sciu s zko /\venu e , Broadv1ay Avenue, Sc1 l zbu1·g /\v r nu P, Lo filyP tf. P /\ve nu e , ll enry Street, Marqu e tt e /\venu e and Wenona Av enu e . r rn vision is mad e for fring e-co111111e rcial develop111ent in th e area beh1een Woodside Av enu e c1nd ,ii- s t Street i111rnedi a Le ly east of the Central 8usine ss District. Fringe-connnercial use s includ e those v1hi ch ,w e 11ot appropriate in a centr ul business district or neighborl1o od shopping area, 01· do not provide direct service to the motoring public. Typic a l f r ing e-co111mercial use s in c lude auto111obile and other motor vehicle sale s and ser vice e stabli s hments, 111ecliu111 - !.o large- s ize printing establi s h111cnt s , lumberyard s , r1nd foocl s t or age 1ocke r s . fh e B,1y Cit y Plan de li11 e,1tes a s pecial Center /\venue pr ese rvation corridor extending a l ong Center /\v enu e fron1 Madi son Avenue to Lincoln Avenue. The Center Avenue prese rvation corridor i s int end ed to pr e serve the histori c chara c ter of Cente r Avenue. Th e pre servati on corridor con c~ pt can be implemented by zoning regulations which permit office and a limited range of commercial uses to occupy th e historic homes on Cente r /\v enue. Very strict design standards and site plan revi ew procedures should be utilized t o preserve tf1 ri f1i s toric architecture and urban a111bience of th e area . 46 �1,..,.. .... .,. .. ... - .. .. . .. ------ l!IGH-/\CCESSIBILITY DFVELOPMENT AREAS The Br1y C:ity rlan r eco111111e11ds high-accessibility develop111ent areas along certain seg111ents of the city's 111ajor thoroughfare network. High-ac cessibility development areas are intended to provide opportunities for 111edium-density residential development, co111111ercial development, office develop111ent, and institutional development. It is not intended that such develop111ent should occur in a strip fashion with rows of multifamil y housing, shops, and offices sc attered next to major thoroughfares. Development should occur on sites of a bl ock or more in depth. Adequate parking and landscaping should be provided to ensure the dev e lop111ent is not harmful to adjacent single-family residential areas. High-accessibility development areas are delineated along Wilder Road and Euclid Avenue. Residential, co111111r:>rcial, and office development along these thoroughfares could occur on vacant land 1-1hicli has never previously been developed. High-accessibility clevelopment areas are c1lso proposed along segments of the proposed We s t River Drive (Henry Street and Marriuette Street), Saginaw Street, Broadviay Avenue, Salzburg Avenue, Lafayette Avenue, and Kosciuszko /\venue. New multi-family residential, commercial, and office development in these areas could occur through the clearance of existing obsolete and substandard structures. Piecemeal conversion of existing residential structures to 111ultiple-family or nonre s idential use should not be permitted. New development in these areas should be provided with adequate parking and landscape buffering to protect existing s ingle-family develop111r,11L v1ithin adjacent neighborhood s . 47 �I .✓ -- I -=--=-~::.....,-\.\I ;k----· .-%~~\,' _//% "v c r.:. ,,, -:: - -~· --·--'.'.'._ ..,/. -z -~ H•- . _.. r/ ,.r = -.... --- -- : : .... ·7•cr __ j....... __ ;>J\ •• ·• ••••• : : I ~' .- L _.../ \ 1.. !I ~ ~ 7 •• Ii / r,. .__-;- '• Cf; ,. if,, I . f. ;..., ' r- . ;.r. , • , . I .. . ~ - - - - - - . - - - : \ · Ir I I '-- -- -...,. ,:• / .. , -·· :: -- I ': ' ' ' ;,._ .: - ·-.s?·? ...;_ :: .. ; \ .' ., .I ___.,,. ) l \' -. .: \ I .: .: S:: ) ' ::: .::. ._ .:. .: :: ·- .: I '--==-----. ~' \ . .• ;.. - .... . . . . .... -- -.:~;- -- --:-,- -- ;.. .... -··· :: ::- -:. : :•.-_ . . . .... --·- . . . . . . . . ... -- ~ ---- ... ···-· ·-·· ..::._ ✓ > :: :: -- --.- ---::,--. :: :: �. ., ._ ~,-. .. ... ... -- ... - ,_ .... ~ ~ .... .... r.... - INDUSTRIAL DEVELOPMENf l'UTURE } NDUSTR I /\L r,rrn\•/ rH It is anticipated that future industrial growth in Bay City will come primarily through the expan s ion of exi s ting industries. Transportation equipment manufacturing and food and other nondurabl e goods 111anufacturing are expected to be prime growth areas. Transportation equipment 111an11facturing industries require very large sites with good highway and rail access. Water ilccess is sometimes necessary for the large volume of bulk s hipping. Bay City do1? s not have enough vacant industrial acreage within any one area 49 - - �I I I I I ! I -~------------- w •o• ' --- , ----- ....- r--- - - ! I -- I p ' 1.... i ' ~ L I ' tI I 11' .,_ .,,,., I -:----------~~ L rI I I I I I I .,, ' .... I ' ~- ~ l \ ~ '' ... I .! \\ '\ \ - - - - - - - - - - - - - - · "~>U&11'C-- > ' _; r •- :: ...:. ::.. :-- ..:. - -- - ..: ••••••••--••••••••••••• l,O!'• ••-•••••••••••• .. :: ·- :.. :: ::. ------ I U I • • • • • • • • • • • - • • • ................ - • -- ::. ---- --- :.. / , ·····•· ··-·········~·- ~ ······-··-············ .................. . �~ : ..._ ........ ..,._ ...... ._I ... , _ _, -I : , ~ ~ ~ I .... , -- - - to offer good potential for thr~ r!stc1hlish111e11t of i1 111ajnr 11e\'1 ti·ansportation equip111ent 111a11ufact11ring facility. t·lost. grn1-1th is likPly to collie U1rouqh the expansion of the existinq Chevrolet pl;i11t ,rnd it <; r.urpliers. Clearance 1·11lich resulted fro111 the rc1tterso11Be l i nd a UI ba n Rc II r, vi r1 1 I' rn .kc t. p I o v i dc s a d d it i on a 1 a er· f' il ~If' vi it h i n c 1o s e p rn x i ni it y to the CIH'Holct plc1nt. Mon' i11dust1 ic1l are,1 close to tl1r Cllevrnlet rlant could be provided by the redevelopment of 1-r,111aini11g industrial areas located north of Woodside Avenue. niJ11dura1Jles 111anufacturi11g ofhet tl1r1n food includes pri111a1-ily the manufacturing of consumer goods in s111all plant.s. /\ny nf 13c1y City's several indu:-;trial areas with good highway ,1 ccr.ss ,11·c q1itr1hlP fr,r · 111r1d nr1nr1111·r1hlr rinorls 111,1n11L1rt111inq rstr1blish111rnts. IIISfORIC/\L lrmusrnJ/\1 flEVEIOPMHIT r/\TTERN /\ND tXISTING lNDUSTRIJ\L AREAS r,s noted ea1 -l irr, tile c i Lv ' s e :: isl i11q i11dustrial develop111ent pattern predates the incorporation of 8ay Cit y J r, c1 unilir.d 111ut1icipality. Hivpt·front sites becallle the pri111e industric1l locations i11 tlH' citv during the era of lu111her 111ills, vJOoden products 111c1nufacturing. and c;t1lt 111i11i11q. llie gi·eat majority of the city's existing industriill ilCt 'Ci1CJe is in sitPs 1-11lirl1 f1ont on the Sr1ginaw niver. Mr1n_y such sites are long <1nd n<1no1-1; they v1rre irlec1l fn1 · s,31•n11ills and lu111ber storage, but they are not particularly suitable for modern in,lii c; t1 -ii1l 1ila11ts. Hiql111ay accr.ssibility is through two-lane residentir1l streets. This dcvr lop111e11t pattern does not fulfill the needs of modern industrial estc1hlish111ents 1-1hicl1 prefer rxposure to the motoring public for advertising rur·poses. !he strip of i11dust.rial developrnent lying betv1een Lafayette /\venue and Fortyfir·s L Sti·eel contains tire 11c1nov1r.st and most roorly-r1ccessed industrial sites in the city. vii tl1 t.he exceptio11 of i1 fr'"' recently-developrd sitPs ne ,1 r rorty-first Street, most of the st.rip contai11s very lov1 inl.rnsity ind11strial uses. The l3ily City Plan rroposes long-range pliasinq out. or tt1i c. i11d11 r, f:1 iul area. In the sltort-ranqe, the city should v1ork with these industries t.o keep thr111 r 11 1hr t1x roll ;:111d to prntect. jobs. When changes in the economy, tr.cllnology, 01· vc1lues ocrut · that \viltTant lite industry to find a new location, the city should ilssi s t in rrlnc ,11 i11q th0 i11d11st.1-y in the cif:y ancl in redevelopinq the old site into housinq. 1 1 r; I �·····-l·-l-···••11 r·urURE lNDUSTRI/\L DEVELOPMENT /\REAS !lie Bay City Plan incorpo1· ,1tc>s five industrial areas v1ithin the existing city li111it ,;, a11d one indu s trial arra in a portion of Portsmouth Tow11sllip proposed for annexation to the city. In al 1, inclt1st1·ial areas within the city contain approxi111ately 1,035 r1ues. lhc Pm·ts111outl1 l o1·111 s hip industrial area contai11s 98 acres. The largest industrial area in the city lies between Woodside Avenue and the Saginc1v1 River. Thi s area contains the Bay City Chevrolet plant and several other major industries. fhere is e :'. tensive vacant land, a portion of v1hich was created by the Piltterson-Belinda Ut ·ban l!e newal Project. However, much of the vacant land in the district is ovmed by inclu '.; tt ·ir::s already located there, and, therefore, it is probabl y not avililable for new ind11strial concerns. Vacant ind11strial structures are locat ed ,i t the for111er site of U1c Defoe Shipbuilding Company. Existing industrial uses in the di s trict 111ake very l i111ited use of the river frontage. lhe Chevrolet plant uses thr river for cooling p1111 1 oc;ps and the municipal se\vagc treatment plant utilizes it ,7'-, il rr' cc iviniJ st t' Pillli. l he seco nd largest i nclu s txi al ai ·ea i ncoq,ora ted in the Br1 y City Pl an is 1oca ted in the extre111e 1101'tl1ea sl. co rnet · of the city above Marquett e Avenue and east of the Tr11111c1n l' arh1ay. Thr un:,1 pt·Psently contains petroleu111 and aggregate s torage fa ci liti s ;is v-1rll ,1s 111anufact:uri11g plants. It is the one major industrial area in the city wlii t, does not have so111e sitrs f1-onting on the Saginav1 River. With the exception of the st r·ee ts 1•tltich border the di s trict, it contains very little public right-of-way. Tl1is lock of public 1-iqht -o f - v1,1v could be an advantage \-Jhen ilssembling sites for lan1e-s ca le clr'V(' 1011111r. n t. During recent years, U1e 111ost intensive industrial use of the riverfront has been 111ilde by industries located hr.:t1·1een Marquette Avenue and the Sa ginaw River. The Bay City Plan 1,1·ovi des fot· retnininq ind11 s txinl use of the Marquett e industrial area. It contains 52 �!· l· l·I-]- - - _:_1_. 1. 1W1 approxi111ately 133 aues, 111ost of which are fully developed. The largest industrial concern in this ai·ea specializes in aggregate shipping and storage. The area also contains a 111arina and tugboat facility. Because the area combines rail and riverfront access, it is suitable for river-oriented storage uses. Topography should 111ake it relatively easy to screen the Marquette industrial area from adjacent residential areas. A gi-,1in elevator should be built along this stretch of riverrt ·on t. rhe industrial area locatrd between Salzburg Avenue and Niagara Street on the west s ide of the Saginaw River contains approximately 107 acres, almost one-third of v1hich remains undeveloped. The undeveloped portion lies to the west of the railroad right-of-way 1>1hich cuts through the area parallel to the river. The largest industric1l facility in the area is the Prestolite plant, but there are several otl1er i111portc1nt manuracturing es tablishments located there also. Highway access to the Salzburg industrial ai·ea is better than for any other industrial area within the city limits. The futurP. industrial potential of the area could be strengthened ir one or t~vo large parcel s could be asse111bled from existing vacant acreage. fhe industrial district located on the east side of the Saginaw River between Ninth Street ilnd Eighteenth Street contains approximately 74 acres. American Hoist and lkl'l'ick Co111pany, one of thP city's largest employers, is located near the northern end of this district. ror this reason, and because of the other important industrial uses here, the district is not proposed for phasing out in favor of riverfront residential redevelopment. The area is a viable industrial district because sites here arr sub s tantially deeper than in the riverfront industrial district on the east side or the river between L,1fi1vrtte Avenue and Forty-first Street. S3 �---••---··· OPEN SPACE lhe open-space pattern i11dicc.1ted in the Bay City Plan includes extensive riverfront acreage as well as larr1e and well-distributed neighborhood park areas. Major riverfro11t open-space areas include the Veterans Memorial Park and the river frontage to the north of the park. Riverfront acreage to the north of the park includes industrial land which must be c.1 cquired for the Hoodside-Vennont Bridge approachway. This land is presently utiliz ed for salvage yard operations. North of the salvage yards on the riverfront lies a vacant area protected from development because of its c1rchneological signifir.anr:r. It contains extensive Indian relics. A 1 inea1' riverfront op en-s pace area is proposed from the south end of Veterans Memorial Park to Niagara Street. Much of this area is natural wetland which functions as an important wildlife habitat area. Public acquisition of a portion of this area could be accomplished with fu11ds from state and federal open-space acquisition programs. The linear open-space ar·ea between Salzburg Avenue and Niagara Street need not involve public acquisition. llov1r ver, a greenbelt screen should be developed to screen indust rinl uses from propo se d Middlegrounds open-space and residential areas. Two important riverfronl open-space areas are indicated in the Central Bu s iness District. Wenonah Park provides a major civic riverfront area v1hich will be abutted by new commercial, office, entertaininent, and convention facilities. To the north of Wenonah Park 1 ies a propo sed residential area which will include a pedestrian promenade along the riv erfront. A landscaped open-space area is also provided for at the approachway to the Veterans Me111orial Bridge. Major riverfront open-space areas are proposed for the Middlegrounds. The Midd .legrounds contains a commercial marina which is complementary to the extensive publi c 1Tueation area proposed. 54 �• • • • •.I • • • •,1 ' I 'i ~- - ·-: ',)~:.: --< ,_, .~ _..I ,.-~:c ., - ,.,0001,oe- r.' ::: ;~~-4;\ ' .~., . -- \\\: .._______ ~ante,•---------•J .....i...,___ ~=. J."'"'"' ,. ' • r- ' - 1,... mOIJI J . •_ ) L .. : r d .r::. E :, l :: C C: C C> J J--Yr1 ~ 0 '- :: <.) C: ;.. • r-l!"'~, ~ ~ .,, ~- r. C: :::. :::. - ....::.- - ... ·:: :: ....::: '-.: =:.J. ..::._ - - I ~ :;•••••• •••• . I ~.::t_·\ ·~ - \\. ,.., __,,-{ r-""'l .;r,;J !~ { .. 1.·:.r-1 \ I . -{"-/}I I rr::..~ · .. . •-:-rr· ,",:<-,•"•J C '•\•I 1 -~, .;.c f >.J-,;.;,.,.~- \ \ \ . •, \_ \ 1 •• ' . 1 ~~ . ;.. -'- ' - ----- ' " - ..... - ' • • • • • ~-1· . . . ~ _ .... ., • • L.........1...........--• ·\_ \, I _,,·._,:,-'~·-:1 ·, , ,, . ;.. ' \ f:-!~--\ i ·, •••••• \\. ·-. l.;:(~1 •.)<\ t'."- ...... I ~rJ-- -c ~ '•• • - -- -- .._ -- :: .' ·····-·····~-· ·~ : ' , :~ / • •••• Cosr ··:· . ,· ,.-,•, <.' _._,.,. ·-- -- . · ..... .. . . - ', •• ' :.. ••••••••••••••• ••••••••••••· :-1' . ... , ,,. ., j I :: ~ __ -::: - ::::: ..:: :: :: :::_, ........ :: ":" -...::. �····--···· A linear open-space area is proposed for the east bank of the Saginaw River south from Lafayette Avenue to Fo,·ty-first Street. This linear open-space area could be incorporated as an integral part of riverfront residential development. The open-space c1 creag e could be count Pd in determining permitted residential densities. However, a public ec1sP.111ent should li e acquired to permit pedestrian and bicycle circulation. An extensive open-space ar P.a is indicated between the river and the residential developproposed for the area north of the James Clements Airport site. Because of the l o~v elevation of this ai·ea. approximately half of the area must be reserved as open s pace. A large portion o f this open space should be included as part of the planned re"idential develorment. Public open sp ace for active and passive recreation use should hr rr"ei·ved a t the nortli r rn po,·t ion of the present airport site near Forty-first Street. 111c11t 5G �............... TIIOROU(;Hr-/\RE SYSTEM \IEsr SIDE CrRCUL/\Tiuri West side Bay City is 111;1dr. 11p of the previously separat e communities of Bunks, Wenonu, and Salzbut·g, and there ,ire poor 111ajor road connections between them. No through route exists along the western edge of the Saginaw River to allow traffic to move directly between southwest and norlheast portions of the city. In order to provide better west c; icle circu1ation, the 13ily City Plan recommends realign111ent of existing streets and cons 1xuction of conn0cto1 ·s be~1-1een them to create a continuous west river route. The route proposed in the plar1 uses Marquette, Henry, and Wenona Streets as the main ele111ents in the proro sed west 1·iver route . The final alignment of the route may be refined throuqh mor e detr1ilrd planning. Major east-west circulation on the west side of the Saginaw River will he acco111111odated on the thoroughfares which connect the proposed Saginaw l~iver 13ridge, the Veterans Memorial Bridge, and the Lafayette Bridge. It is proposed that Midland and Ven11ont Streets form a major thoroughfare leading to the \-Joodside-V e r111ont 13ridge. The Jenny-Thomas one-way courle will function as a major thoroughfare leading to the Veterans Memorial Bridge. Salzburg 1-iill function as a major thoroughfare leading to the Lafayette Bridge. Wilder Road and Euclid Avenue will provide east-west and 11ni·t11-south circulation at the northern and western boundaries of t:hr city, 1·ec;pectivrly. 1-_ /\ S r SI DE C 1 ~CUL/\ r I ori rive 111ajor east-v-1est thornughfares are proposed for the east side of the Saginaw River. The '; e ar e : \,Jood s ide Ave nue, Center Avenue, Columbus /\venue, Lafayette-Ko sc iuszko, a nd Cass /\venue. rou1· 111a .ior north-south circulation routes are proposed. The most important of these is tlw route formed by the Veterans Memorial Highway, Broadway, Garfield, and Wa s hington /\venues. This route will link the proposed riverfront residential area and the Central 13usiness District. It will also carry traffic approaching thr city frrn11 the south illonq the Veterans Memorial Higf1v1ay. Trumbull /\venue is the 57 �II "• • • • • • • • -~--------------~ oo - \ -- - ! · --~ if: ,_ I "'.'.'._ --- I r- ... f L ~ r • ._, ~ > 1 ; 00 01 10 • - • --.... -~---.-. 7I . ..\: ..,.,_,...,~' l l'lomo• I : a~ta,..,_ _ _ _ _ _ _ _....,__ l ::o" I C () ..... . i I f C,· :, I I I f 0- "C '61 I I C: 0 't:: .!: !. "C C ~ 0 --- ·-, _ ,...__ -~ C .)' .' '' ' '' ' . C } "C ... ~ :: .. .... C" 0 C: L - c C L C I - I r I ! i ....~ 'I I :, ········ .......... ~---· I (.,01• --~••••••••••••., - --- - --:: "--- --: ~ ,i i•l ( ,•rr ,> \ __ 1~ .......-'!- " 1\-. ------•a>••·········-············~- · -. - . 'I I ' ' t! /; \ ~ ~ --, \•• ~ , - - __·-~ ·····•· --·-·········""·-~······-··-·············· __ . . . 1 ... _:.. ~ J. .::::. _, �• . ~ · w second most i111portant north-south thoroughfare on the east side of the river. It connects with Independe11ce Bridge on the north and with M-15 near Columbus Avenue. !\ new nortl1-south thorou9hfilt'e connection is proposed hetween the Veterans Memorial llighway at McGraw /\venue and Lafayette Avenue. This thoroughfare will provide Jccess to proposed new rr,sidential development along the riverfront. McGraw Avenue could eventually prnvide a 111ajor thoroughfare linkage through proposed irnnexation il\'f'rlS <;ntlth of the p1·rs r 11t city limits. 1 I, mouG11 I RAFF I c: S, 10R r-R/\NGE SoLUT r oNs Bay City is traversed by four state highways: M-13, M-15, M-25 and M-84. It also lies adjacent to I-75 and 11S-10. M-25 is a major truck route between 1-75 and the thur11b area. M-15 and M-1 3 have been popular with motorists as alternatives to the heavily-used 1-75. Thei1 popularity increased with the opening of the Independence llrid\Je. lhrough traffic prnble111s are particularly sevet'e on summer weekends. Most of the proble11rs associatccJ with through traffic involve the channeling of heavy volu111es into tl'm-lane strerts, and long backups at intersections or behind cars 111aking left turns. Sho1 ·L-range solutions include widening of affected streets and adding turn lanes at certain intersections. Proposals for widening the Lafayette nriclgr or constructing " 11ev1 bridge at Cass Avenue have also been considered. f11ROLJGH TR/\FFIC: Lor1G-R/\MGE SOLUTIONS Develop111ent of a continuous circumferential by-pass will be the most effective approach tor eliminating through L1-affic from Bay City. Such a by-pass could utilize 1-75 on the west side and Wilder Road on the north. Pine Road (which extends through Ports111outh and Ha111pton Townships and Essexville) could be the eastern segment of such a circu111ferential route. Wi Ider Road could be extended and a new bridge could be con,;tx uctrrf to connect \~i lrJc,1· to Pine Road. !\ less expensive alternative would be to 59 �•• ••••• utilize the Independence l3ridge which could be connected to Pine Road via Woodside Avenue. Sevet·a 1 proposals have b1'en considered for the south seg111ent of the proposed by-pass. One proposal is to construct a Cass Avenue bridge to link Cass and Hotchkiss. A second alternative is to link 1-75 t.o McGraw Avenue via a new thorouqhfare located between Hotchkiss and Sto11e Island Road. McGraw Avenue, Bullock Road, and German Road, could form the south segment of the circu111fr1·(•11tial route. Pine Road would have to be extended south of Cass to German Rnad. -1111 rrn STR EE T BRIDGE l~E r LACEMENT The collop se of the Thit ·d S!Tert Bridge in 1976 has caused major traffic problems for Bay City. Tile Third Street Hridge v✓ as one of only two bridges serving the Central Business District area and one of only four bridges serving the entire metropolitan community. It carried over 20 percent of the daily river crossings in the city. Veterans Memorial Bridge, 1vhich is part of the M- 25 route, has had to accommodate a very high proportion of the displaced traffic. Henry, Wl' nona, Thomas and Jenny Streets have experienced serious traffic congestion as a result of refunneling of traffic to the Veterans Memorial Bridge. East side sti-eets 111o s t seriously affected are Center /\venue, Madison Avenue Water Street, Saginaw Street, Hashington /\venue, McKinley Avenue and Seventh Street. Circulation difficulties associated 1-1ith the collapse of the bridge have created particular problems for Bay City's t1-10 main bu:-;i11ess districts. The extra traffic using the Veterans Memorial Bridge has increased traffic congestion downtown. Midland Street businessmen were originally concerned that the loss of traffic would result in reduced business. However some observers believe the area is recuverinq from the initial shock of redistributed traffic patterns and that it will eventually benefit from the elimination of through traffic. Traffic congestion is most serious during peak Central Business District traffic times and when bridges are opened to accommodate shipr:iing and pleasure-boating traffic. Numerous traffic improvements designed to better the flow of traffic through the congested areas at the ends of the Veterans Me111orial 8ridge have br:e11 i111ple1nented or considered. The most important of these i111prove111ents i c; thP co11stxuction ol ,1 110v1 lwidqe to link Woodside Avenue viith Vermont. 60 �···-···· I NDE r'ENDE t'lCE Bl< I OGE /\I' r'RO/\CHW/\ Y S 1111: new Independence 8rid!Je v1as opened in July 1976 shortly after the collapse of the lhird Street Bridge. lhe Independence Bridge project wa c; a joint city and county rffort. Lhat included a111! itiouc; 1·edevelopment of the orea aro1md the bridge. IndepenclPn ce [fridge is able t.o cr1rry 111uch 111ore traffic than the old Belinda Bridge. However, llir' increr1sed traffic ha s cauc;cd serious problems at both approaches to the bridge. fo n'ciUCP. tr,1ffic congr,,:;t.ion, \-Jildrr Road was widened t.o five lanes from the bridge's north end to M- 13. It is 11roposed to upgrade Trumbull /\venue between the bridge and M-15. Tr ,1 ffic proble111 s 011 lt'u111bull are particularly severe on weekends when the s ti ·eet is clogged by thi ·ough traffic seeking an alternate route to 1-75. In the short1·a11gc, intersection i111111 ·<1v 0111c11tc; need to be made; in the long-range, the street needs tn !iP 1-1iclr:t1ed. 1 Cr:tJTl</\1_ DU S INESS D1 s 1P1cr (JRCUL/\TION 8il y 1: it y 's Cent1·,1l Bu s in es s District has experienced many traffic problems. Circulation i s hampered hy on-sln~et parking, inadequate off-street parking facilities, inadequ ,1 te s treet arrang c111Pnts, traffic signalization problems, and a mixture of thrnugli and local traffic. fhe Bay City Downtown Redevelopment Plan contains a douhl e lnop concept de s ig1tf'd to improve circulation in the Central Business District unc..l link it with the Midl<111d St.reet Business District. On the north, the C.B.D. loop will consist of Tltircl and rourth Streets. On the south and east, the C.B.D. 10011 will cnnsist of Saqinr1w Street, the McKinley-Seventh Street one-way couple, ond Madison /\venue. Qt.h e r improvements needed in the downtown area include the upgrading of traffic signal r, , the construction of parking ramps, a new downtown bridge, ,ind t.iir' 1·rrntit.ing of M-? r; to by - pass the d01·mtown area. Gl �........... ,. srR/\lEGY roR ELIMIN/\1 l(lM OF UICOMPAl IBLE LAMD !!SES L'uring lhc past clcc:ad1•, 1:,1y Lily has 111ade substantial prng1ess in e·li111inc1ling incrnnpatible land uses. llii s hiJ •; been acco111plished in conjunction with detailed neighborhoodlevel planning under the llr·bun Renewal Program and the Con1111unity Development Program. 1\-10 areas where r1·ogre<; r: l1a·~ be0n most dramatic are the Patterson-Belinda area, and the ,leffrrson-Lincoln arra. In the Patterson-Belinda area, extensive substandard residential develop111ent was clra1ed lo 111ake room for industrial expansion. The entire project was coo1·di11ated with constrnction of the Independence Bridge and related thoroughfare i111prove111ents. 111 the J1:I fr!rson-Lincoln area, deteriorated housing and conunercial uses were clea1·ed for a pa1k, iJ senior citizens high rise apartment, multi-family townhouses and a law enforcement center. The City's first housinq rehabilitation program was •; t,,1 ded i 11 tl1i s 11r> i rJlihn1 l11J od. Ove1· the s hort run, it v1i ll not be possible nor desfrable to eli111inate all incompatible land uses fron1 flay City. Ille pattern of commercial uses in residential areas is too fir111ly estali li s l1 ed to li e 1 p1ickly erased. The Bay City tradition of neighborhood ston"; 011d ta ve rn s can be 111,1 i11t.Ji11c,1, but efforts should be 111ade to lessen the undesirable i111pact of co111111e1cial uses i11 residential areas. Oecisions about \<Jhich co111111ercial usf' s Lo retain a11d hov1 to 111akr• them better neighbors lo resid ential develop111ent should be 111ade at the neiqhborhood plc1nn ing level. Effort s sho11ld be made to eli111inate incompat ililr indu s trial uses f10111 1esidential areas, but such efforts should not be heavy-handed. Ille 8,1y City Plan doe s nut 1·eco1rnnend wholesale downzoning of incompatible industrial uses. Do1<Jnzoning should be use d to prevent more intensive industrial operations fro111 being established in existing industrial sites in residential areas. Downzoning which n1akes existing indu s t1 · ial fc1cilities nonconforming should be used only to a very li111ited extent. (~reenbelts, buff(!l' strips, additional off-street parking, and other approaches, should be encouraged thrnugh zoning and detailed neighborhood-level planning in order to 111ake inco111patible inrlt1 s t1 · i.:il uses less disturbing to the residential environment in 1-1hich tliry c11 -0 lo cc1te d. 62 �\ ------------Wilder-Ra-------------\ i r-~ i 11,! Ill .: • 11; ' - i J --~ 'J :r _, __,_ _ Wood11oe - ~' ~ z ---' - I I II .... .....- J. :r -< -- -"" ; .:::. :; ,T' .I :r :r 7 <' - 'J ·, ~ DIV -- --- ::. - -::- - :: .,,. ..__ --- ------ --:-- ~-:; - .:: --:. --- --: ::: ...::: - ----- ·-·.. .: ·-:::.~. : : ·- ~ 1- -; .......~ .i- '; ~ ...::: ....._ ._ ... i I ~ \ ""':: - .._..::.... .,,. - - -- --- --- -- �........ --- During recent years, 13ay City has made substantial progress in consolidating railroad lin es and eliminating unn eces sary rights-of-way. The city should continue to push for additional consolidation and right-of-way vacation, where possible. Right-of-way 1-1hich provides essential senice to existing industrial development cannot be eliminated. ll • 1·1ev er , tile city should he sensitive to opportunities for right-of-way vacation created by phasing out of certain indu s trial uses or changes from uses requiring railroad service to uses not requiring railroad service. vlhere right-of-v1ay elimination cannot be accomplished, detailed neigl1bor·hood-level planning should provide for landscape buffering of rililroad rightc;-of-way frn111 adjacent residential uses. The homes fronting on Carroll f<oad are among th e nice st and be st maintained in the city despite the fact that a railroad riqht-of-way arch es along their back property lines. Deep lots and dense landc; ci1p inq llavP help ed to 111i11i111ize the impact of train trilffic. 64 �• .I.I.I• • ., 11, W , .• ) rIIE OU/\L I ry OF LI rE Hr:s10Ern1/\L VITALIT Y llli s flay City Pliln is forn1ulated in the belief that the city must be a good place to live, as t•1ell as a good pl ace to 111ake a living. The strength of the city i s pri111arily dependent upon its reside11tial vitality. It must be attractive to families with growing c hildren as well as to young unmarried people and older people. Planning for schools, parks, s hopping, neighborhood institutions, police and fire protection, cultural activities, and enviro11111ental c l Pcrnliness, should all be geared to strengthening residential vi t.;:i 1 i ty. P.ay r.ity 1·es idents place i1 p1·emiu111 on neighborhood social ties. ror this reason, Bay City may be one of the fe\-1 ce ntral-place cities in the Midwest in which existing urban neiq hborf1oods are prefPtT ed ove1· newer suburbs by a large proportion of the population. Bc1y City has many fine neighborhoods with attractive and desirable homes. Certain older r11·eas in Bay City have been rejuvenated primarily throuqh property-owner efforts. Other 11r'iql1hnl"11oorls have hennfitrrl fro111 carefully coordinated rubl ic revitalization. llo1-1ever, l3ay City ha s a very g1·eat need to create new ne ighborhoods which can attract 1·cs id r nt s seeki ng new hou s ing. There are presently no unutilized area s within the city v1hich cc1 n acco111111odate 111ajor new residential development. Provision of new neighborhoodsca l e residential dev c lor111ent can be accomplished only through annexation of adjacent tJ11dPve lnp ed areas .a nd tl1rnuqh redevelopment of areas presently devoted to other use s. 65 �·····••11 ErtVIHONMENTf\L 0Uf\ll I Y lllc s trength of 13ay Cil.y clr' pends in part on the perception s of the people v-1ho live, work, rl.nd vi s it the c it y. !he City's environmental quality and vigor must be readil y sr. en. Entran ces to th ~ c ity should be distinctive. The Central Business District, the City Il a fl area, Veterr1n s Memorial Park, the Middlegrounds, and the entire riv e r front should convey th e i1 importance through a strong and attractive visual impact. /\pprna c hways to the c it y it self and to its major activity centers should be distinctivP. Special efforts should be 111ade to upgrade landmarks and symbolic elements of the civic 0nviron111 1: nt. /\e s thcti cc1\ l y- unattractive uses should be cleaned up or restricted. /\r' PH 0/\ CI IW/\ YS /\prirn ach1-1ays a1·e i111p ort c1 11t. hecau se they provide the fir s t image of Bay City to r e sident s and e111pl oyees rel.urning lrn111 out s ide the city and to vi s itors. Important approachway point s ar e lo cated alonu 111,1 jor arterial streets which lead into the city. Approachways a l so occ ur at the entr crn cr. to major activity centers within the city. Bridges over th e <::; aq in c1 v1 l~i vr 1· ,Jl' r. i111p u1·L,11it apprnacl1v1a ys to either sid r. of the c ity . \li e po le n l. i a f 101· c1ea ti11 ~1 c1 pos itive psychological i111pact at i111pol'tant apprnachwa y poin ts s hould be lllax i111iz ed t hro ugl1 spe c ial efforts to impro ve surrounding development s , en s ur e a ttr ac tiv e vi ew of di s lo11t develop111ent, and create a d1·amatic impact through new devel op111 ent. One approt1 cl1v1a y v1hi ch has undergone significant improvement during recent year s i s th e Veteran s Me111orial Bridg e ar ea. Improvements in the area which have helped create a po s itiv e psy chological i111r ac t are the Sears and Holida y Inn structures, Veteran s Memorial Pa rk, a nd the Pine To1•1e1 ·s high rise apartment building. Public right-of-way landscaping on tl 1e ea s t s ide o f tl1 e b1·idg e has also enhanced thi s approachway. The renovation of Cit y Hall add s t o t he overci ll environmental quality. The environmental quality of th e app1·oa c hwa y can lie furtl ir ,1· s trengthened by the elimin a tion of unattractiv e and inappro priate l and J ses suc h as th e ce111ent indu s try located be hind City Hall and the auto r epair estu bli s h111011t l oca t ed al l.inn and ,Jenny. Ba y City s hou ld encour age e s t abli s hment of more ,it t1 ·,1 c t i vr' l c1 11d 11sr'<; .i i l l1i •; k0y i1 pp1·o c1 c h1•1ay . 66 �•••••••1.,••• SYMGOLI C ELH1EIH S Alm LANDMARKS Sy111 bol ic ele111ents Cl'eate s trong visual images and give character to the city by vfrtue of t l1e it· location, phy s icc1l appec1rance, and institutional importance. Bay City i s a c<' tilt ·c1 l-pL1cc cu111111uniLy 1-11,iclt i s a focus of econo111ic activity for tile sut-rounding t·e qion. 8ay r.ity'r; Crntr·;il Businrss District has symbolic importance over and above its functional t'Ole. lire llH'vrolet plant sy1t1bolizes the enet·gy and i111portance of 111otor veliiclr, 111a11ufacturing in 13,iy City. Center /\venue is lined with historic homes built. by the l eading citizens of an e arlier time. It sy111bolizes the emergence and growth of Buy f' i ty ;is an i111portctnt urban center. Veterans Memorial Park and the Middlegrounds f'ark opC'n up the city to the Saginaw River and emphasize the river's symbolic irnportunce. I111portan t ne1-1 st rue tu res such as the Sea rs department store and the Ho 1 i day Inn sy111bolize growth and 1evitalization in the city as does the recently-renovated City Hall ul1 i r lt prnv i cfr-: s u 1 ink be l.1-Jc e n the Bay City of today and the Bay City of the past. Mutty sy111ho l i c ele111ents i111portant to individual neighborhoods are scattered throughout Bay City. Chi ef among these are the city's beautifully designed churches. St. Stanislau s, l1lll11anu e l Lutli e t·a n. and Holy Trinity, are all notables for their symbolic importance. tl e ighbot ·hood parks s uc h as Carroll Park, Roosevelt Park, and Birney Park, play a symbolic i-nle hy e nhc1n c: inq lhc t-r•,irlr.ntial ambiance of their neighborhoods. /\ E S1 11 E r I C/\ L L Y- l} I S I' I_E /\ S I NG /\ RE AS lhe 111ost pro111inent aesthetically-displeasing areas in Bay City line the Saginaw Rive1· 1-1h ere indu s trial develop111e11t often presents an unsightly view to observers on city bridges or on the opposite river bank. On the east side of the river, unsightly develop111ent cc1n be found from 1-lcKinley Avenue to the James Clements Airport. On the west side of the 1· iver, unsightly industrial facilities can be found from the Truman Parkway to Bradley Street, and fro111 Salzburg Avenue to Niagara Street. Aesthetically-displeasing ureas are al so locatr.d ulong major thoroughfares vihere older housing is beginning to cider i nrr1 t e. 67 �"• • •II ._,... ~ -< z i f) ----< '~' ,.._ I rJ_ _ _J ;...-. ' II II •II Ill Ill ' ~ I.- : ante, rL_ r o lurnb1H ~ u rI C 0 ..,:, ! _.r _) :, ~ l C ..... CI: --- ·---::-. ::: I ~ I -- - I I I :.... ~ ·- - ·...::... ::.· ; i -~--~ \ \ -.J \ \ - - - ;.... - �········••11• ArPENDIX A- LIST or- SUB-AREA AND SPECIAL PURPOSE PLANS I. SUB-AREA PLANS A. Riverfront Ng_Et_li ]?_enew_~l Area General Neighborhood Renewal Plan, Parkins/Rogers, .l:rnuarv, 1.971. (Overall frame work plan for Patterson-Belinda, Jefferson-Lincoln, Downtown and Midland Street areas. Served as detailed plan for Patterson-Belinda Redevelopmr 11t Projcc.l.) I\. ~v City Riverfront North Environmental Design Study, Parkins/Rogers & Associates i11 ,1s s nciation 1-:ith Christopher Wzacny & Associates, March, 1972. (Urban design s tudiE's for Patterson-Belinda, Jefferson-Lincoln, Downtown, Midland Street, Banks, Woodside and Johnson Strert l)istricts. Also contained urban dos ig11 s l11diC's for industrial areas.) C. Jeff e rson-Linct)Jn M.-ister Plan, Christopher \.Jzncny & Associates, 1975 . (L:111d u s r - 111·li;111 d c s1gn plan presented in map fonn only.) ll. n<!..Y_J: it_y_ Do1-mt: (11m Red e velopment Plan, Chdstopher Wzacny (llotnllc<l l rl1td 11 sc & Associates, 1978. trnnsportation plan for Bay City's Central Business District) 69 �, ••• ····•1111,a E. Midland Street ll_e_vtl2I1_ment Area, Phase I, Christ op her Wzacny & Associates, September, l CJ7Q. (Ln11tl F. 11 s e> ,rnd c ir c u]ation concept plan for MidJand Street District.) Columbus Avenllc Corridor Study, Phase 1, Christopher Wzacny & Associates, luly, .1979. ( l,:rnd us< ' n11d G. 1 · irc11l,1tion concept plan for Columbus Avenue District.) South-End l'J:in 1 l'._!1_0_~e_l_, Christopher Wzacny & Associates, May, 1980. ( l.;111d use ;ind c i rcllL1t .I.on plan for South-end lllstrict.) I 1. Sl'EC: 1 i\ l , l' llll l' tlSI '. l' l,1\ I!:; A. l~c-~o_v_cr_,·_ !'_c_li()11 P_r_n_g_ram, Christopher Wzacny f, As sociates, October, 1980. ( C it. ,·- 1.JidC' 11 :1rl TL :rnd r cc n .• ation plan and program.) Communiy_J :~ n t ~ r ~l'_o__S~ lzburg /\venue Ex tens io_n, J\nde rson /Lesniak & /\ssoci n t e s , Sc plt' mh c r- , 1_qg11. (ll(' lni l t1 d cl1• ::i r- 11 pl;in for extensjon of Vetcrnns Memorial Park south to Salzburg.) C. Downtown Riverfront Promenade Design, Christopher Wzacny & Associates, Se pt e mber, JqRn. (llv l ,1ilt•J 1Il1;!11 cl e'.~ lgn for riv e rfront development in downtown.) 70 �............ l!I. SPE CI/\l. S !III J!E S /\. [3_ay ~i__ ty__l_!_Q_us i11u Iss ~!?_~, Gerald Luedtke & Assoc iates , 1980. (flesc1·ipti () 11 of l1 ous ing problem s and altern at e so lutions.) B. r o_r t_fo_li _o of l~ivro 1J_!_'_ont Housing Ideas, Gerald Luedtke & Associates, 19 Rl. ( Stati s tical d,1ta, information and urban design on potential housing site s til e Sc1g i 11 <11·1 I~i ve r.) 0 11 71 � 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 Bay-City_Master-Plan_1982 Creator An entity primarily responsible for making the resource City of Bay City Planning Department, City of Bay City, Bay County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1982-04 Title A name given to the resource The Bay City Master Plan Description An account of the resource The Bay City Master Plan developed by the City of Bay City Planning Department and introduced to the public in April 1982. Subject The topic of the resource Master plan reports Bay County (Mich.) Bay City (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/03d82eaa9ac03be8a43ac937ef2324e0.pdf 6ba0e70678d4e48ae4f97b0247fb054b PDF Text Text CITY OF BATTLE CREEK COMPREHENSIVE PLAN TECHNICAL REPORT Prepared By JJR Incorporated Planning & Zoning Center, Inc. WJ Schroer Company Adopted October 1997 �TABLE OF CONTENTS PAGE CHAP"I"ER ONE: INTRODUCTION .................•................................................................ 1-1 PURPOSE/SCOPE OF PLAN .................................................................................................. 1-1 PROCESS AND PARTICIPANTS ........................................................................................... 1-2 Process ........................................................................................................................... 1-2 Participants .................................................................................................................... 1-5 CHAP"I"ER TWO: EXISTING CONDITIONS AND TRENDS ........................................ 2-1 REGIONAL SETTING ............................................................................................................. 2-1 HISTORY .................................................................................................................................. 2-1 NATURAL RESOURCES ................... .................. ................... .... ...... .... ........... ....................... 2-2 Topography ................................................................................................................... 2-2 Soils/Geology ................................................................................................................ 2-2 Surface Drainage ........................................................................................................... 2-2 Floodplain ...................... :............................................................................................... 2-4 Wetlands ................................................ ................................ .. ...................................... 2-4 Vegetation/Wooded Areas ............................................................................................ 2-4 Threatened and Endangered Species .. .................... ................................. ...................... 2-4 SOCIO-ECONOMIC TRENDS ................................................................................................ 2-4 Introduction ................................................................................................................... 2-4 Population Change During The Twentieth Century .. .................................................... 2-8 Population Projections ................................................................................................ 2-26 Economic Trends ..................... .. .... .......... .. ....... ............... .... .... .................... ................ 2-31 Conclusions ................................................................................................................. 2-46 EXISTING LAND USE .. .. ........... ............ ....... ... .... .. ...... ...... ........ ...... ...... .... ..... .. .... .... ............ 2-53 Existing Land Use Patterns ......................................................................................... 2-53 Land Use Statistics: Developed Land ........................................................... .............. 2-53 Land Use Statistics: Undeveloped Land ....... ................... ................ ......... .................. 2-58 Comparisons to Population and Job Growth Projections ............................................ 2-58 EXISTING INFRASTRUCTURE .... ................ ..... .. ....... .................... ....... ............ .. ....... ........ 2-59 Water Supply ............................................................................................................... 2-59 Wastewater System ..................................................................................................... 2-59 �TRANSPORTATION ............................................................................................................. 2-61 Regional Context/Accessibility ................................................................................... 2-61 Rail ................................................................................................................. :............ 2-61 W. K. Kellogg Airport ................................................................................................. 2-61 Roadways .................................................................................................................... 2-63 Transit. .......................................................... .- .............................................................. 2-65 PUBLIC FACILITIES/SERVICES ......................................................................................... 2-68 Police Department .............................................................................. .. ....................... 2-68 Fire Department. .......... ................................................................................................ 2-68 Ambulance Service ..................................................................................................... 2-70 Solid Waste and Recycling ........................ ............................................ ...................... 2-70 City Government ......................................................................................................... 2-72 Other Government ........................ ............ ................................................................... 2-72 Post Office ................... .. .............................................................................................. 2-73 Recreation .................................................................................................................... 2-73 Seniors ......................................................................................................................... 2-73 Youth .......................................................... .... ................................... .......................... 2-76 Library ......................................................................................................................... 2-76 Public Schools ............................................................................................................. 2-76 Private Schools ......................................... ........ ........................................................... 2-76 Colleges ....................................................................................................................... 2-78 Health .......................................................................................................................... 2-78 CHAP'fER THREE: VISION ............................................................................................... 3-1 VISION STATEMENT ............................................................................................................. 3-l Introduction ................................................ ........................................ ........................... 3-1 Twenty-First Century Battle Creek ............................................................................... 3-1 Quality of Life: Impressions, Standards and Visual Character .................................... 3-2 Downtown -The City's Heart .................. .............................................. ... .................... 3-3 A City of Neighborhoods - Diversity is Celebrated ...................................................... 3-3 Quality of Life - A City of Recreational Options .......................................................... 3-4 Economic Development - A City of Opportunity ............... ....... .......... ......................... 3-5 Planned Growth ... ..... ................................... .... ............................... .. ... .... ...................... 3-5 Intergovernmental Cooperation/Coordination .............................................................. 3-6 CHAP'fER 4: GOALS, OBJECTIVES AND POLICIES .................................................. 4-1 INTRODUCTION ..................................................................................................................... 4-1 ECONOMY ...... ..... ........ .............. .......... ..... ....... ........ ..... ................ ....... ... ..... ............ .... ...... ..... . 4-l LANDUSE .............................. ...... .... ....... ...... .. .............. ..... .. .......................... ......................... 4-3 II �DOWNTOWN .......................................................................................................................... 4-6 INDUSTRIAL DEVELOPMENT ............................................................................................. 4-7 COMMERCIAL DEVELOPMENT ......................................................................................... 4-9 RESIDENTIAL DEVELOPMENT/NEIGHBORHOODS ..................................................... 4-12 ENVIRONMENT ....................................................................................... ............................. 4-14 OPEN SPACE, PARKS AND RECREATION ..................................................................... .4-15 INFRASTRUCTURE .............................................................................................................. 4-17 Capital Improvements ................................................................................................. 4-17 Transportation ............................................................................................................. 4-18 Utilities ........................................................................................................................ 4-20 PUBLIC SERVICES ....................................................................... ................ ........................ 4-22 HEALTH ................................................................... .............................................................. 4-22 EDUCATION .................................................................................... ................ ...................... 4-23 VISUAL CHARACTER ......................................................................................................... 4-24 CITIZEN ATIITUDES/OPPORTUNITY ............. ...................... ........................................... 4-25 INTERGOVERNMENT AL COOPERATION ....................................................................... 4-26 BALANCING CONFLICTING POLICIES ............................................................................ 4-27 CHAPTER V: PLAN RECOMMENDATIONS ................................................................. 5-1 INTRODUCTION ..................................................................................................................... 5-1 FUTURE LAND USE ................................................ .......... ........ ......................... .................... 5-1 Alternative Land Use Futures .......... ........................................... :.................................. 5-1 Planning Principles ....................................... ......... ... ......................... .... ........................ 5-7 Protection of Public Health and Safety .. .. ................ ...... ..... ... ...... .. ............... ...... .......... 5-7 Conservation of Sensitive Natural Resources ............ ............................. ........... .. .. ... .... 5-7 Environmental Protection ... ... ....... .... ...... .... ........ ... ... ........ ... .......... ............ .. .. ................ 5-7 Minimizing Public Service Costs .. .............................................. ................ ....... .... ....... 5-8 Efficiency and Convenience in Meeting Land Use Needs ........................... ..... ............ 5-8 Ensuring Compatibility Between Land Uses ................. .. ...... ....................................... 5-9 Sustaining a Job Base Adequate to Support Families ....................... ............................ 5-9 111 �Future Land Use .......................................................................................................... 5-10 More Detailed Planning and Plan Revisions ............................................................... 5-22 ZONING PLAN ...................................................................................................................... 5-22 Relationship of the Comprehensive Plan to the Zoning Ordinance ............................ 5-22 Staging Strategy............................................ .- ............................................................. . 5-23 Schedule of Regulations .............................................................................................. 5-27 Other Techniques and Relationship to Zoning ............................................................ 5-27 FUTURE INFRASTRUCTURE PLAN .................................................................................. 5-29 Transportation ............................................................................................................. 5-30 Sewer and Water ............. ............................................................................................ 5-35 Stormwater Management ..... ;...................................................................................... 5-37 FUTURE PUBLIC FACILITIES/SERVICES ........................................................................ 5-39 Police Department ....................................................................................................... 5-39 Fire Department ........................................................................................ ................... 5-39 Ambulance Service ................. ............................................................ ........................ 5-40 Solid Waste and Recycling .......................................................................................... 5-40 City Government .......................................... ............................................................... 5-40 Other Government ............................................................................. .......................... 5-40 Post Office ... ................................................................................................ ................ 5-40 Recreation ....... ............................................................................................................. 5-40 Library ....................... :........................................................... ...................................... 5-43 Public Schools ................................................................................... .......................... 5-43 Health ............................. ............................................................................................. 5-43 CHAPTER 6: IMPLEMENTATION ................................................................................... 6-1 PRIMARY IMPLEMENTATION TOOLS ................................................ ....... ....................... 6-1 Relationship to Zoning ................. .. ............... ............................................. ................... 6-1 Relationship to Land Division, Subdivision and Condominium Regulations .............. 6-1 Building and Property Maintenance Codes .. ....................... .......................................... 6-1 Relationship to Capital Improvements Program ................ .... .......... ............................. 6-2 Public Works Financing .................................. .......................... ........... ... ...................... 6-2 RELATIONSHIP OF COMPREHENSNE PLAN TO OTHER PLANS .......... ..... ................. 6-3 Downtown Development Authority ............... ....................................... .. .. .................... 6-3 Local Development Financing Authority (LDFA) .............................. .. .. .... .................. 6-3 Other Plans ...................................... ..... .. ...... ..... ............................. .... ... .. ... .............. ..... 6-3 IV �ADDITIONAL IMPLEMENTATION METHODS ................................................................. 6-3 Other Planning and Economic Development Assistance ...... ........................................ 6-3 Managing Growth and Change ...................................................................................... 6-4 Periodic Updating and Revisions .................................................................................. 6-4 Revision of Ordinances ................................................................................................. 6-4 INTERGOVERNMENTAL COOPERATION ......................................................................... 6-4 CITIZEN EDUCATION ...... ................ .................................................................. ................... 6-4 BARRIERS TO IMPLEMENTATION ..................................................................................... 6-5 Schools ....................... ................................................................................................... 6-5 Immediate Steps to Update Zoning ............................................................................... 6-5 Immediate Steps to Implement a New CIP Procedure ......... ................. .... ... .. ............... 6-5 Singing from Same Hymnal .......................................................................................... 6-5 Lack of a Metropolitan Area Plan .......................................................... ....................... 6-6 APPENDIX A: Management Summary Recommendations V �LIST OF FIGURES Chapter 1 1-1 Comprehensive Plan Process ........................................................................................ 1-3 Chapter 2 2-1 Surface Drainage, Floodplains and Wetlands ............................................................... 2-3 2-2A Woodlands and Forested Wetlands ............................................................................... 2-5 2-2B Threatened and Endangered Species by Township, Range and Section ............. .......... 2-6 2-3 Census Blocks of Battle Creek Neighborhoods and Surrounding Communities, 1990 ............................................................................................................................... 2-9 2-4 Population of Battle Creek and Surrounding Communities, 1930-1990 .................... 2-11 2-5 Population of Battle Creek and Surrounding Communities, 1990 .............................. 2-14 2-6a Population by Age in Battle Creek, 1990 .................................................................... 2-18 2-6b Population by Age in Calhoun County, 1990 .............................................................. 2-18 2-7 Persons 18 Years and Under in Battle Creek and Surrounding Communities, 1990 ......................................................................................................... .................... 2-19 2-8 Persons Over 64 Years in Battle Creek and Surrounding Communities, 1990 ........... 2-20 2-9 Number of Persons of African-American Descent in Battle Creek and Surrounding Communities, 1990 ................................................................................ 2-23 2-10 Number of Persons of Asian Descent in Battle Creek and Surrounding Communities, 1990 ..................................................................................................... 2-24 2-11 Projected Population with 20-, 30- and 45-minute Drive Times of Battle Creek in 2020 ............................................................................... ~ ......................................... 2-33 2-12a Percent of Battle Creek Residents in Different Income Groups, 1980 ... ........................... . ....................................... .. ............................................................................................ 2-41 2-12b Percent of Battle Creek Residents in Different Income Groups, 1990 .............................. . ..................................................................................................................................... 2-41 2-13 Number of Persons in Poverty in Battle Creek and Surrounding Communities, 1990 ............................................................................................................................. 2-43 2-14 Female Head of Household with Children in Battle Creek and Surrounding Communities, 1990 ..................................................................................................... 2-44 2-15 Age of Housing in Battle Creek, 1990 ........................................................................ 2-50 2-16 Year Housing Built in battle Creek and Surrounding Communities ........ ..... .. ............ 2-51 2-17 Vacant and Underutilized Land .................. .. ............................ .. ... ......................... .. ... 2-54 2-18 Existing Land Use ......... ........ ............... ....................................................................... 2-55 2-19 Existing Water Distribution and City Proposed Extensions to 2000 .................... ...... 2-60 2-20 Existing Sanitary Sewer ........................................................................... ...... ............. 2-62 2-21 Existing Roadway Function Classification and Traffic Flow ..................................... 2-64 2-22 Current and Projected Volume Deficiencies (BCATS 2015 Plan) ............................. 2-66 2-23 Current Public Transit Service .................................................................................... 2-67 2-24 Existing Fire Station Locations ................................................................................... 2-69 2-25 City Government Facilities ......................................................... .. .............................. 2-71 2-26 Parks and Open Space ................................................................................................. 2-75 2-27 Existing Schools Serving Battle Creek ....................................................................... 2-77 vi �Chapters 5-1 Land Use Alternative 1: Existing Zoning ..................................................................... 5-3 5-2 Land Use Alternative 2: Trends-Based ........................................................................ 5-4 5-3 Land Use Alternative 3: Vision-Based ......................................................................... 5-6 5-4 Future Land Use to 2020 .............................. :................................................................ :5-8 5-5 New Neighborhood Model .......................................................................................... 5-12 5-6 Neighborhood Preservation Strategies ........................................................................ 5-14 _5-7 Older Commercial Corridors: Revitalization Strategies ............................................ 5-18 5-8 Clustered Residential Development Option in Proposed Agricultural Zone .............. 5-21 5-9 Proposed Transportation Improvements .................................................. ................... 5-31 5-10 Proposed Thoroughfare Plan ....................................................................................... 5-32 5-11 Proposed Sanitary Sewer Extensions to 2020 ............................................................. 5-36 5-12 Proposed Water Extension to 2020 ............................................................................. 5-38 5-13 Fire Station Locations ................................................................................................. 5-41 5-14 Open Space, Parks and Recreation, and Linear Park .................................................. 5-42 VII �LIST OF TABLES Chapter 1 1-1 Advisory Committee Members ..................................................................................... 1-6 Chapter 2 2-1 Threatened and Endangered Species ..................................................... .. ...................... 2-7 2-2 Population of Battle Creek and Surrounding Communities, 1930-1990 .................... 2-10 2-3 Persons Per Household, Battle Creek and Surrounding Communities, 1980-1990 .... 2-13 2-4 Population by Neighborhood, City of Battle Creek, 1990 ........................ .................. 2-15 2-5 Population by Age in Battle Creek, Battle Creek Township, Calhoun County and Michigan, 1970-1990 .................................................................................................. 2-16 2-6 Population by Age in Battle Creek, Calhoun County and Michigan, 1990 ................. 2-17 2-7 Population by Race in Battle Creek, Calhoun County and Michigan, 1980-1990 ...... 2-22 2-8 Educational Attainment in Battle Creek, Calhoun County and Michigan, 1990 ........ 2-25 School Enrollment in Battle Creek, Calhoun County and Michigan, 1970-1990 ....... 2-27 2-9 2-10 Comparison of Projections of Battle Creek Population to 2020 by Four Methods ..... 2-28 2-11 BCATS Projected Population of Battle Creek and Surrounding Communities, 1990-2020 .................... .... ............................... ........................................................ ..... 2-29 2- 12 Projection of Battle Creek Population as a Percentage of County Increase, 1990-2020...................................................... ....................... .. ..................................... 2-30 2-13a Existing and Projected Population 1990-2020 for 20-, 30- and 45-Minute Drive Times From Battle Creek: Method A ............................................................... 2-32 2-13b Existing and Projected Population 1990-2020 for 20-, 30- and 45-Minute Drive Times From Battle Creek: Method B ...... ..... .................................................... 2-32 2-14 Employment in Battle Creek and Surrounding Communities, 1990 ...... ... .................. 2-34 2- 15a Labor Force in Battle Creek and Surrounding Communities, 1992-1996 ................... 2-35 2-15b Employment in Battle Creek and Surrounding Communities, 1992-1996 ................. 2-35 2-15c Unemployment in Battle Creek and Surrounding Communities, 1992-1996 ............. 2-35 2-16 Persons Employed in Battle Creek and Surrounding Communities, 1990-2020 ........ 2-36 2-17 Employed Persons Residing in Battle Creek and Surrounding Communities, 1985-2020........... .......... ..................................................... .. ..................... ........... ........ 2-37 2-18 Calhoun County Employi:n,ent Forecast, 1994-2015 ............ ....................................... 2-38 2-19a Household Income Range in Battle Creek, Calhoun County and Michigan, 1980 ..... 2-40 2-19b Household Income Range in Battle Creek, Calhoun County and Michigan, 1990 ..... 2-40 2-20 Families Below Poverty Level in Battle Creek, Calhoun County and Michigan, 1970-1990............... ...... ........... ....... .............. .................................... ... ...... ......... ...... ... 2-42 2-21 Low to Moderate Income Population Percentage by Neighborhood, City of Battle Creek, 1990 ............................................ ............ ................... ... .................. ....... 2-45 2-22 Occupied Housing Units for Battle Creek, Calhoun County and Michigan, 1970-1990......... ... ....... .. ..... .. ......... .... ..... .. .... ..... .. ............ ............ .. .... .. ... ............. ......... 2-47 2-23 Age of Housing in Battle Creek, Calhoun County and Michigan, 1990 ...... ............. .. 2-49 2-24 Real and Personal Property Totals, City of Battle Creek, 1992-1996 ......................... 2-52 2-25 Existing Land Use Categories ........... ......... .. .... ........ ...................... ............. ................ 2-56 Vlll �2-26 2-27 Existing Land Use by Existing Zoning Category: Developed and Undeveloped Land .................................. .................................................................... 2-57 Battle Creek Parks ....................................................................................................... 2-74 Chapter 5 5-1 Comparison of Three Alternative Futures .... ;................................................................ 5-2 5-2 Existing Neighborhood Types and Preservation Strategies ........................................ 5-15 5-3 Older Commercial Corridor Types and Improvement Strategies ................................ 5-19 5-4 Schedule of Zoning Regulations ................................................................................. 5-28 IX �Chapter One Introduction PURPOSE/SCOPE OF PLAN A comprehensive plan is a long-range plan or strategy used to guide the growth and ,development of a community or region. In general, the goals of the comprehensive plan are to: • • • • describe and document existing conditions and trends as a basis for decision-making; clarify goals and objectives for future development; establish policies to guide future development decisions regarding proposed land use and re-zoning; and, provide a foundation for capital improvement priorities, zoning and subdivision regulations. A comprehensive plan establishes the basis for determining what types and densities of development are appropriate in what areas of the community, including where new development should occur and where resources should be directed to revitalize already developed areas. The comprehensive plan also helps to determine what streets, water and sewer lines and other public facilities are needed to support the proposed future pattern of land use and what important environmental and cultural resources should be protected. The comprehensive plan is a public record of the consensus of the community concerning the policies for its future development. It is used by the Planning Commission, City Commission and city City of Battle Creek Comprehensive Plan October 1997 staff as a guide to day-to-day decisionmaking in developing and applying zoning and subdivision regulations (the "rules" that spell out what development can occur where) and in making public investment and management decisions (for example, what, if any land should be acquired for public use and/or redevelopment; what roads should or should not be widened or where utilities should be extended or improved). The comprehensive plan is also a vehicle for communicating Battle Creek's policies for the future to adjacent jurisdictions (the City of Springfield and nearby townships) and to land owners and developers. Battle Creek's last Comprehensive Plan was prepared in 1966 and the most recent future land use plan for the former Battle Creek Township was prepared in 1981. Although the City has been continuously involved in pla~ning, the community's collective vision for the future has not been comprehensively re-evaluated for a long time. The entire City of Battle Creek (including the township area which merged with the City in 1983) is addressed in this Comprehensive Plan. While community input, as reflected in the Vision Statement (see Section 3), covers a broad range of topics (including health, education and public safety) which are critical to quality of life, the Comprehensive Plan focuses on land use, development and public facility issues on which City policy has a direct impact. Technical Report Page 1-1 �PROCESS AND PARTICIPANTS As the result of a competitive selection process, the City of Battle Creek selected the team of JJR Incorporated, Planning & Zoning Center, Inc. and William J. Schroer Associates to assist the community in preparing the Comprehensive Plan. This team of professionals worked with city staff, a 37-member Advisory Committee, the 'Planning Commission and the citizens of Battle Creek over an 18-month period to formulate a consensus-based vision for the future and to define the policies and implementation tools needed to achieve that vision. Process The planning process was structured in five steps designed to answer five basic questions (see figure 1-1). Step 1. What is Battle Creek's current situation and what are the trends for the future? The results of this initial planning step are presented in Chapter 2 of the Comprehensive Plan Technical Report and address the following: • • • • • • History Natural Resources Socio-economic Characteristics Land Use Existing Infrastructure (roadways, water and sewer) Public Facilities/Services Step 2. What is Battle Creek's vision for the future? What kind of community do we want to be? In May and June 1996, a series of fou r "futuring" meetings was held to allow the citizens of Battle Creek to play an active role in defining a preferred future for the city. Working in small groups, citizens brainstormed descriptions of what made City of Battle Creek Comprehensive Plan October 1997 them feel "proud" or "sorry" about Battle Creek today. Then each small group described their ideas for what the community's future should look like 20 years from now. When all ideas had been - recorded, each group selected and presented the five most important images of their "preferred future." When all of the groups most highly ranked "future visions" were compared, seven were consistently at the top of the list: • • • • • • • Well-maintained neighborhoods Reduced crime Excellent schools and expanded job training and higher education opportunities Continued expansion of the City's job base Continued momentum in revitalizing downtown An expanded system of parks and green space Increased cooperation between government jurisdictions in planning and the provision of services The input received in these "futuring" sessions became the basis for identifying the priority issues to be addressed in the Comprehensive Plan and for developing a series of goals and objectives to guide its preparation. The goals and objectives (see Chapter 4) address the economy, balanced growth, downtown, industrial development, commercial development, neighborhoods, the environment, open space and recreation, public services, education, the roadway and utilities infrastructure, visual character, citizen attitudes and intergovernmental cooperation. A draft of the goals and Technical Report Page 1-2 �( Figure 1-1 COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK The Planning Approach > WHAT IS THE . CURRENT SITUATION? I WHAT IS OUR' VISION FOR THE FUTURE? I I I Land Use & Preservati on I I I I I ,.,., ,.,., w u I 0.. I I 0:: Demographi cs z ,' I I '' I __ ' I I 0 HOWDOWE ACHIEVE OUR VISION? t-- ' ' ' '' ' 0 I I I I Vision I Goals/u ojectives I Issues - 0 Altern ative 1 I Alternative 2 I Altern ati ve 3 JJR Incorporated with Planning & Zoning Center, Inc. and ~Schroer Company WHAT POLICIES SHOULD WE ADOPr? I I I I I I I I I I ~ 0 t-- I I "I I I I I I I I I I I I ,REVIEWANDADOPTION Battle Creek Comprehensive Plan 0 0 I- <( 0.. u l- o:: .Project Kick-off Meetings Interviews <( Visioning Town Meetings Goals/Objectives Town Meeting Advisory Committee 0.. ,.,., u • Demographic Tables • Economic Trends • Transportation/ Infrastructure M aps 0 • Parks & Open Space Inventory • Existing Land U se Map 1- ::) 0 0:: 0.. • Vi sion Statement • Goals and Objectives • Development O pportuniti es and Issues Advisory Committee Planning Commission Alternatives Town Meetings Focus Groups Advisory Committee Planning Commission • Altern ative Land Use Futures • Focus Group Results I • Draft Policies I • Implementati on Recommenda1 tions Draft Plan Town Meeting Public Hearing Adoption by the Planning Commission • Draft Comprehensive Pl an • Final Documentation for Battle Creek Comprehensi ve Plan I I I I I I mktgljuly97\bal tleck.p65 City of Battle Creek Comprehensive Plan Technical Report age • �objectives and a draft Vision Statement were reviewed with the Advisory Committee and with citizens at a Town Meeting. The Vision Statement was prepared to "transport" the reader into the future by drawing a word picture of what Battle Creek will be like in the year 2020 (see Chapter 3). In this future vision, new development is carefully phased and characterized by both an urban density and an open space character. A system of open space and transportation linkages offer attractive options to travel by car. Planning for developments whose impacts extend across jurisdictional boundaries is undertaken in a way that promotes communication and cooperation between Battle Creek, the City of Springfield, the Townships, the County and the larger region. In the Vision Statement, downtown is a center for culture, education and entertainment that serves as an attractive place to live, work and shop. Older neighborhoods are rejuvenated and new neighborhoods have been developed to provide a range of housing and lifestyle choices. The economy is diverse and growing and both "greenfield" and "brownfield" sites offer attractive investment opportunities for industry. Step 3. How do we achieve our vision? In this step of the planning process three alternative land use futures were illustrated (see Chapter 5) -- one based on existing zoning patterns (Zoning-based Future), one on market trends (Trends-based Future) and one based on the vision defined in step 2 (Vision-based Future). These alternatives illustrated what the community might look like, and provided statistical profiles of future land use, population and jobs, to allow citizens to evaluate the implications of City of Battle Creek Comprehensive Plan October 1997 various choices and to select an alternative, or combination of alternatives, that best represented the development pattern they would like to see in Battle Creek several generations from now. Two Town Meetings · and a series of seven focus groups (described in Appendix B) were held to solicit feedback on the alternative futures. This public input overwhelmingly supported the Vision-based Future. Step 4. What policies should we adopt to implement our vision? In this step of the planning process), the city staff, Planning Commissioners and the Advisory Committee worked with the consultant team to develop the policies which should guide future decision-making to accomplish the approved Comprehensive Plan goals and objectives and to implement the Visionbased Future (see Chapter 4). At this point, the Vision-based Future was translated into a land use plan to the year 2020. Step 5. Review and adoption. In this step, a draft comprehensive plan report was prepared for review by the community and the Planning Commission. Comprehensive Plan policies and the draft future land use plan to the year 2020 were published in a local newspaper. A Town Meeting was held and a draft of the Comprehensive Plan Technical Report was provided for community review. Finally, the Planning Commission held a public hearing on the draft Comprehensive Plan and provided direction on its revisions so that a final plan document could be prepared. The Comprehensive Plan is documented in this Technical report and a summary is prepared in a poster plan format. Technical Report Page 1-4 �Participants Community involvement has been a cornerstone of the planning approach and many people have played a role in the preparation of the Comprehensive Plan: Citizens. The citizens of Battle Creek have participated in a series of Town Meetings: • To define a "preferred future" for the community • To review a draft Vision Statement and draft goals and objectives • To review illustrations of alternative futures and provide input on their implications • To review draft policies, and a draft land use map to the year 2020, designed to implement the goals and objectives and the preferred vision-based land use future • To comment on the draft Comprehensive Plan in a public hearing Randomly selected representatives of five groups (south side residents, north side residents, business owners, minority residents, senior residents, young adult residents, lender/developer representatives) were also asked to comment on the alternative land use futures in a focus group format. Planning Commission. While five Planning Commissioners were also members of the Advisory Committee, city staff briefed the Planning Commission as whole at regular intervals on the progress of the -planning process. Consultant team and planning staff met with the Planning Commission to review the alternative land use futures in December 1996 to encourage their feedback and determine whether support existed for the vision-based alternative. Planning Commissioners were also provided with background information and invited to participate in a series of Advisory Committee meetings held from January to May to discuss draft policy directions and review the draft future land use plan to the year 2020. City staff. City staff played an important role in gathering background information on existing conditions. Regular briefings were also provided to the Planning Commission and City Commission. City staff worked with the consultant team throughout the planning process, discussing draft materials at each step. They also played an important role in public information/education. Public comment was also received at a public hearing on the draft Comprehensive Plan in September 1997. Advisory Committee. A 37-member Comprehensive Plan Advisory Committee has also provided input and guidance throughout the planning process. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 1-5 �Table 1-1 Advisory Committee Members Abby Mohan Jim Hettinger Battle Creek Unlimited Gary Dodd Minges Brook Council Ted Dearing Battle Creek City Commission Marta Howell Neighborhoods, Inc. Robert Spencer Lakeview Public Schools Joe Lussier Sherry Keys-Hebron Community Action Agency William Calloway Kellogg Heritage Center Lewis Cooper Def Logistics Service Center Peter Christ Battle Creek Community Foundation Ken Tsuchiyama City of Battle Creek Dave Boehlke Neighborhoods, Inc. Gary Reimer City Commissioner Mark Behnke City Commission Ron Armbruster Joyce A. Brown Kellogg Youth Initiative Jim Moreno Tony Walker City Commissioner Dave Thomas United Arts Council Jim Demarest AMSA Kay Taylor Battle Creek Health Systems Michael J. Bitar Battle Creek Public Schools Bruce Phillips Battle Creek Association of Realtors Susanna Takasaki Def Logistics Service Center Rance L. Leaders City of Battle Creek Jennifer Link-Carver Burnham Brook Center Peter Phelps United Way of Battle Creek Tim Kane Dorothy Young James Graham Southwest Michigan Urban League Rob Young Battle.Creek Chamber of Commerce Jack Howell Cereal City Development Council Marlene Lawrence Calhoun County Health Improvement Wayne Wiley City of Battle Creek Timothy Knowlton Kellogg Company J. B. Mailman Kellogg Company City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 1-6 �Chapter Two Existing Conditions and Trends REGIONAL SETTING The City of Battle Creek is located in the southern portion of lower Michigan, approximately half way between Detroit and Chicago. The southern portion of the community is traversed by the I-94 corridor, Michigan's primary east-west transportation route. I-94 is a significant magnet for urban and economic growth within the state, region and city. I-69, one of the state's major north-south travel routes, is located about six miles east of Battle Creek. Three cities of similar or larger size are located within 50 to 60 miles of Battle Creek: Kalamazoo, Jackson and Lansing. Theses cities have historically been Battle Creek's competitors for economic and population growth. HISTORY In 1831, the first settlers were drawn to Battle Creek by the potential for water power at confluence of Battle Creek and Kalamazoo Rivers. The first mill race was constructed in 1835. The first plat of city was filed 1836 (pop. 400) and the City was incorporated in 1859. Rail lines were extended to Battle Creek from the east in 1845 and west from Battle Creek to Chicago in 1854. The city became a leader in the manufacture of agricultural equipment in late 1840's; other manufacturing followed. In the 1850's, Battle Creek became the headquarters of the Seventh Day Adventist Church which founded the Health Reform Institute in 1866. With the help of John City of Battle Creek Comprehensive Plan October 1997 -Harvey Kellogg, the Institute was transformed into the Battle Creek Sanitarium which grew and expanded through the 1920's. In the 1890's, C. W. Post, a visitor to the "San," started the manufacture and aggressive marketing of health food products and the health food industry born. The W. K. Kellogg Company was established in Battle Creek in 1906 and the food processing industry continued to be a major employer through the 1960' s. The military have also played an important role in the development of Battle Creek both before and after World War II. The Fort Custer Military Reserve (1,816 acres) is located on the western edge of the City. In the early 1970s, Battle Creek Unlimited began planning for the industrial development of over 2,400 acres located on the western edge of the city and acquired from the Federal Government. As noted in the Fort Custer Comprehensive Plan (1979), very few older cities of Battle Creek's size have had a such a significant land resource located within the city limits to devote to economic development. The Park, now including over 85 businesses employing approximately 7,500 people, is more than 50% developed. Most of the remaining available parcels in the Park are less than 10 acres in size. In 1983, the City of Battle Creek and Battle Creek Township merged, doubling the size of the city and increasing its tax base by 122%. The merger was inspired by the Kellogg Company's need to build a new and larger headquarters, and its reluctance to Technical Report Page 2-1 �make a major investment in a city where manufacturing jobs were declining, unemployment was high and signs of decay were proliferating. The merger allowed the City of Battle Creeek to reduce tax rates and convince major employers to contribute tax savings to create an economic development fund which has been used to retain existing jobs and attract new ones. The economic development strategy which the merger made possible has yielded significant success. The Kellogg Company has built its new headquarters in downtown Battle Creek; 24 foreign manufacturers have located in the city and Battle Creek's reputation as a good place to do business is now well known. NATURAL RESOURCES Topography Land within the city is generally flat to the south and west and gently rolling to the north and east. As a result, slopes/topography do not present a constraint on development; indeed, rolling terrain can be an asset for higher value residential development. Soils/Geology Local soils are predominately a glacial till of sand and gravel (to depth of 60 feet and greater). These soils present no constraints for construction, with the exception of the area between M-66 and Battle Creek River, but are not all suited to the use of septic fields. As a result, lots must either be very large or served by public water and sewer. Marshall sandstone underlies the glacial till and contains an abundant supply of ground water. As a result, limits on water supply are not considered a development constraint, although additional efforts to protect City of Battle Creek Comprehensive Plan October 1997 wellhead areas have been undertaken and additional well pumping and water treatment capacity will ultimately be needed. Surface Drainage -Surface drainage f ea tu res are the most significant natural resource components shaping development constraints and opportunities in Battle Creek. The Kalamazoo River (flowing from southeast to northwest), the Battle Creek River (flowing from northeast to southwest and meeting Kalamazoo River to west of downtown Battle Creek) and lakes are the major components of surface drainage system. The most important lakes (permanent open water over five acres in size) include Goguac (350 acres) located in south central portion of community, Harts Lake near western edge of the city and Beadle Lake located to the southeast of the city in Emmet Township. Tributary streams/drains carrying storm water runoff to the Kalamazoo River include Waubascon Creek and Sperry Drain from the north and Marsh Drain, Helmer Brook, Brickyard Creek, Minges Brook and Harper Creek from south. Watersheds are illustrated in figure 2-1. Goguac Lake and the Kalamazoo and Battle Creek Rivers create physical barriers to movement within the community. The limited number of river crossing points impacts both the number and distribution _of major north-south circulation routes. Goguac Lake also impacts the spacing of east-west circulation routes in south-central portion of community. Nevertheless, rivers, lakes, and streams/drains represent significant assets for development -particularly in providing residential development sites with significant market appeal -- and in creating a highly valued visual character and recreational opportunities. Public access to and visibility Technical Report Page 2-2 �Legend ...-'"", Watershed Boundary EJ Stream or Drain ~ Wetland - 100-Year Floodplain ~ 500-Year Floodplain - • I B Drive N Figure2-1 0 { T"' 'F · B Drive S 'f Surface Drainage, Floodplains and Wetlands Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page:J-3 j �of rivers, streams and lakes will enhance community quality of life and identity. Incorporating improved strategies for stormwater management in updating development regulations and ordinances is needed to prevent and correct non-point source pollution problems and realize maximum benefit from these valued resources. It has been suggested that Goguac Lake be given priority in storm ' water management planning and implementation. In addition, restoration of the Mill Pond as an urban amenity has been proposed. Floodplain The 100-year floodplain boundary is shown in figure 2-1. Development within 100-year floodplain is significantly constrained. Wetlands Battle Creek's largest wetlands are associated with the Kalamazoo and Battle Creek River floodplains, Goguac Lake (to the southwest of the lake), Harts Lake (to the north and south of the lake) and the Marsh Drain headwaters (see figure 2-1). Because wetlands play a critical role in providing flood storage, filtering pollutants from urban and agricultural runoff and providing wildlife habitat, improved strategies for their protection will be needed in updating development regulations/ordinances. These important resources can also be an important part of a community-wide linked open space system. Strategies for wetland banking -- especially to allow additional job-creating development in the Fort Custer Industrial Park area -- also need to be explored (e.g., purchase, protection and improvement/expansion wetlands elsewhere to compensate for wetlands lost in the Park). City of Battle Creek Comprehensive Plan October 1997 Vegetation/Wooded Areas Much of the native landscape (both upland wooded areas which were originally dominated by oak-hickory forest and outwash plains which originally supported . tall grass prairie and oak savannas) in the city has been lost to agriculture and urbanization. A number of wooded areas/woodlots still remain, however, as illustrated in figure 2-2. No assessment of the quality of these wooded areas has been undertaken, as yet. Such an assessment would serve as the foundation for a woodland preservation ordinance to encourage the preservation of valued tree cover in areas where new development will occur. Threatened and Endangered Species A review of the Michigan Natural Features Inventory database shows that threatened and endangered species and species of special concern are present in several portions of the city (see table 2-1). Prior to development in those areas listed in table 2-1, a site inventory should be undertaken (by the developer) to determine whether the appropriate habitat exists to support the threatened and/or endangered species. If so, a field investigation is required. SOCIO-ECONOMIC TRENDS Introduction Information on demographic and socioeconomic change in Battle Creek over the past several decades provides the context for projecting what the future is likely to bring to the city, deciding what citizens want the community to be like several decades from now and defining appropriate methods to achieve that future. This information comes from several sources. Some, such as Technical Report Page 2-4 �0 < "€0 z Legend . . Forested Upland Forested Wetland Verona Rd . .·. B Drive N Figure 2-2A Woodlands and Forested Wetlands 0 · B Drive S ).':: .. Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK /'agt 2-5 �R.8W. R.7W. 27 Legend Sections in which Threatened and Endangered Species have been Identified 34 35 T.1S. erona Rd. T.2S. 10 11 - Gethings 21 28 .. "O B Drive N 0:: ~ ~ ~ 0 T2S. ~ N ::::: T3S. '° 31 "-, . . c.l :a 32 ~ \. Figure 2-2B • a::l Q I T.2S. ~ 5_J T.3S. I 0 -, - 1/2 Mile 1 Mile r·"t I· a B Drive S Threatened and Endangered Species by Township, Range and Section 2 Miles Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page2-6 �Table 2-1 Threatened and Endangered Species Township Range Section Common Name Scientific Name Status 1 s. 8W. 33 Leiberg's panic grass Black-eyed Susan prairie fen woodland prairie Panicum leibergii Rudbeckia sullivantii Threatened Special Concern 30 Prairie-Indian-plantain Black-eyed Susan Cacalia plantaginea Rudbeck.ia sullivantii Threatened Special Concern 2 S. 7W. 6 Regal frittilary Speyeria idalia Endangered 2 S. 8W. 6 Yellow fumewort Blanchard's cricket frog Coryalis flavula Acreis crepitans blanchardi Threatened Special Concern 18 Pugnose shiner Beaked agrimony Purple twayblade Blanchard's cricket frog Hooded warbler Notropis anogenus Agrimonia rostellata Liparis lilifolia Acreis crepitans blanchardi Wilsonia citrina Special Concern Special Concern Special Concern Special Concern Special Concern 19 Eastern box turtle Hooded warbler Cerulean warbler Terrapene carolina Wilsonia citrina Dendroica cerulea Special Concern Special Concern Special Concern 25 Swamp rose-mallow Hibiscus moscheutos Special Concern 30 White false indigo Baptisia lactea Threatened 34 Dwarf-bulrush Hernicarpha micrantha Threatened (All status designations are State of Michigan. No known federally listed species were identified.) City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-7 �population information, is obtained from the US Census Bureau, while economic information is obtained from state and local sources. Projections of trends into the future were made by the consultant team, by the State Department of Management and Budget, Office of the State Demographer and by the Battle Creek Area Transportation Study (BCATS) staff. Socio-economic trend data is presented at several levels: the region, which includes the City of Battle Creek and the surrounding townships; the city as a whole and sub-units of the city, such as neighborhoods and census blocks (see figure 2-3). In discussing Battle Creek trends, data for the city is generally combined with that of the former Battle Creek Township. The Township was merged with the City in 1983, more than doubling the area of the city and nearly doubling its population. Population Change During The Twentieth Century Battle Creek experienced rapid population growth in the first half of this century, but population declined after 1950. The population of Battle Creek more than doubled between 1900 and 1930, from 18,563 to 43,573. Slower growth occurred during the next twenty years, which included WW II, with Battle Creek's population reaching 48,666 in 1950. In 1950, the combined population of the city and Battle Creek Township was, 63,771, the highest ever (see Table 2-2 and figure 2-4). The city's population declined by 9,735 persons, or 20%, between 1950 and 1970, when the city-only portion of the population fell to 38,931. The city' s population drop outpaced the township's population rise during the same period. In 1970, the City of Battle Creek Comprehensive Plan October 1997 township population was 21,782, up from 15,105 in 1950, an increase of 6,677 persons. As a result, the combined population of the city and township dropped to 60,713. Following the merger of Battle . Creek Township with the City in 1983, the combined population still continued to drop, to 53,540 in 1990. Much of the change in the city's population since 1950 can be attributed to persons migrating from the city into the ring of surrounding townships. Emmet, Bedford, Pennfield, Leroy and Newton Townships experienced significant increases in population between 1950 and 1970. In that two-decade time period, in which the city lost nearly 10,000 persons, these townships gained about the same amount. In the period between 1970 and 1990, the city population (when combined with Battle Creek Township) lost about 5,000 persons. In the immediately surrounding townships during the same period, the pattern was one of modest growth. There was considerable migration out of Michigan during the 1980s, and much of the decline may be due to the poor economic condition in the state during this period. There also may have been some migration from the ring of jurisdictions immediately surrounding Battle Creek to the next ring of communities outward from Battle Creek. The population of Michigan increased by nearly 400,000 between 1970 and 1980, but increased by only about 33,000 between 1980 and 1990. Smaller Household Size. While there have been recent declines in the population of Battle Creek, there has been no net decline in the number of households. A decline in the number of persons per household accounts for the population decline. Technical Report Page 2-8 �Figure 2-3 Census Blocks of Battle Creek Neighborhoods and Surrounding Communities, 1990 I 1-94 Rural Southwest restlake Prairievrw Pag~ 2-9 �Table 2-2 POPULATION OF BATTLE CREEK AND SURROUNDING COMMUNITIES, 1930-1990 POPULATION ~QMMUIS:IIX l.M TTT,E. C.R.E.E.K C.lTY B8'1'1'LE CREEK IQWNSHW BEDEQBD IQWNSHIP EMMETT IQWNSHIE , PENNFTET ,12 IQWNSHW SPRINGFIELD CITY 19J2 1942 1.J.,S.ZJ. ~.4.il 6 334 1 844 2,861 4.212 3 522 4,225 2 380 3,326 1,000 2,000 12~2 12~2 1272 1282 1222 ~6.6.6. 4J.l6.2 J.8., 'l.J.l J.i 721. i1.,5.l1. l 5 105 2,213 1.362 4.144 3,000 12 OlQ 21182 20,615 10.486 ]Q,811 ]Q 151 2.081 ]Q,88] l ].] 55 6.626 8 220 8143 4,605 3,994 5,917 0* 2 8]Q ]Q 164 8 386 5,582 Source: US Census Bureau • Battle Creek Township incorporated into the City of Battle Creek City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-10 �Figure 2-4 Population of Battle Creek and Surrounding Conmunities, 1930-1990 70,000 60,000 = 0 ~ 50,000 40,000 1 £ TOTAL CITY ANDTOWNSIHP BATTLECREEK CITY BATTLE CREEK TOWNSHIP SPRJNGFIELD CITY PENNFIELD TOWNSHIP BEDFORD TOWNSHIP City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-11 �Between 1980 and 1990, the number of persons per household declined from 2.53 to 2.5, according to the US Census Bureau, and from 2.6 to 2.4 according to the City of Battle Creek Consolidated Plan for Housing and Community Development. This was a decline of about 8%. According to the 1995 Consolidated Plan for Housing and Development, families made up 46% of households, while persons living alone 'made-up 21 %, and non-families 24%. Nine percent of households were headed by persons 65 years or older. Seventy percent of families were married. Single female heads of households made up 25% of families and 5% were single male heads of households. Figure 2-5 shows a relatively unpopulated core running through the city, along the river. While this area, which includes the downtown, was historically a populated area, there was little housing in 1990 and this trend continues today. All of the communities surrounding Battle Creek also declined in the number of persons per household, with Bedford Township having the largest drop, from 3.13 persons per household in 1980 to 2.84 in 1990 (see table 2-3). b.) Neighborhood Population Distribution. Within the city, the highest populations live in the neighborhoods of Fremont/McKinley/ Verona and Minges Brook/Riverside (see figure 2-5). Together these neighborhoods account for about 35% of the city's population. The next three highest population neighborhoods are Wilson/ Coburn/Roosevelt/Territorial, Westlake/ Prairieview and North Central, which account for almost another 40% of the city's population. The next highest population concentration is in the Post/Franklin neighborhood. (See table 2-4 for a breakdown of population by neighborhood.) City of Battle Creek Comprehensive Plan October 1997 Battle Creek's Aging Population. An increasingly large proportion of the Battle Creek population is 65 years old or older. Fifteen percent of the Battle Creek population was 65 years of age or older in 1990, while it was only 12.6% in 1980. The average for Calhoun County was 14% in 1990 and 11 % in 1980. The 65 years and older population in the State of Michigan was about 12% in 1990 and 9.8% in 1980. (See tables 2-5 and 2-6 and figures 2-6a and Between 1980 and 1990, the under 18 years of age population in Battle Creek declined 8%. The age group between 18 and 64 also declined in Battle Creek between 1980 and 1990, by just over 6%. The under 18 year population also declined at similar rates in Calhoun County and the state, while the population between 18 and 64 years declined 2.1 % in Calhoun County and rose by 3.6% state wide. There is a generation mix, to a degree, in Battle Creek neighborhoods. In comparing figures 2-7 and 2-8, which show the 18 years and under and 64 years and over population concentrations respectively, there was some overlap of these populations in 1990 in the Fremont/McKinleyNerona, Post/Franklin, Wilson/Coburn/Roosevelt/Territorial and Rural Southwest neighborhoods. There was overlap to a lesser degree in the Urbandale, Minges Brook Riverside and North Central Technical Report Page 2-12 �Table 2-3 PERSONS PER HOUSEHOLD OF BATTLE CREEK AND SURROUNDING COMMUNITIES. 1980-1990 Total Change 1980- Percent Change 1980- S::!lMMlll'.::iID: 12~2 1222 1222 1222 Bd,ITLE., C,.REEK (;JTY 2.53 2.5.0 -Q.QJ -1Zz B8IIl,E CBEEK IQWNSHIE BEDEQBD IQWNSHIE EMMEII IQWNSHIE EENNFTRI ,D IQWNSHIE 212 3 13 212 2 82 * 2 84 2 62 2 61 -Q 22 -22''2 -Q IQ -4~ -Q 21 -1~ SPRINGFIELD CITY 2.55 2.46 -0.09 -4% • Battle Creek Township incorporated into the City of Battle Creek Source: US Bureau o_{ Census City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-13 �Figure 2-5 Population in Battle Creek and Surrounding Communities, 1990 Population, 1990 ~ 1320 to 3170 ~ 620 to 1320 D Oto 620 Page2-U . �Table 2-4 Population by Neighborhood, City of Battle Creek, 1990 Population 1990 Percent of Total 1990 Wilson Coburn Roosevelt Territorial (Central) 6,396 11.9 Fremont/Verona/McK.inley 9,638 18 Minges/Riverside 9,010 16.8 Post/Franklin 5,963 11.1 Rural Southwest 3,592 6.7 Urbandale 5,248 9.8 North Central (Washington Heights) 6,216 11.6 Westlake/Prairieview 7,395 13.8 Neighborhood Source:City of Battle Creek 1995 Consolidated Plan for Housing and Community Development (Neighborhood names in parentheses are as referenced in the 1995 Consolidated Plan for Housing and Community Development.) City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-15 �Table 2-5 Population by Age in Battle Creek, Battle Creek Township, Calhoun County and Michigan, 1970-1990 1980 lQ,288 2Q,445 5,001 Total Change, 1970-1980 -2,482 -SQQ -215 % of ~hange 1970-1980 -}2.4% -2.4% -4.1% 1970 1980 Total Change, 1970-1980 8,081 12,263 1,438 5,112 % of Change 1970-1980 -28.6% l7% CITY OF BATTLE CREEK UNDER 18 18 IQ 64 . 65 ANDQVER 1970 12,77Q 20,245 5,216 BATTLE CREEK TOWNSHIP UNDER 18 18 IQ 64 65ANDQVER 12,112 2,124 -2,3Q~ 456 686 41,1% Battle Creek Township merged with the City of Battle Creek in 1983. CITY OF BATTLE .CREEK (Including Battle Creek Townshil?l UNDER 18 18 TQ 64 65 ANDOVER 1970 1980 (combined (combined 202ulationl 202ulationl 2Q,85] HiMQ 33,208 33,164 6.654 7.125 Total Change, 1970-1980 -4,72] -44 471 % of Change 1970-1980 -23,Q~ -0.1% 7.1 % 4Q,9Q2 84,667 15,225 -8,984 13,348 2,688 -18.Q% 18.1% 2Q.2% CALHOUN COUNTY UNDER 18 18 IQ 64 65 ANDQVER 42,893 71,312 13301 1990 ]4,11Q 31,038 7,706 Total Change, 1980-1990 -122Q -2,126 581 % of Change 1980-1990 -8,Q% -6.4% 8.2% 36,247 82,82Q 18,4Q4 -3,262 -1,711 2,402 -2.7% -2-1% 15.1% ' STATE OF MICHIGAN UNDER 18 ]8 TQ 64 65 ANDQVER 3,354,946 4,286,834 174,212 2,750,831 5,602,4Q2 2Q1,683 -604, 1Q2 6]5,575 132,764 -18% 12.3% 17.1% 2,422,921 5,8Ql,7Q3 ],132,Q32 -25Q,216 192,224 224,356 I -2.)% 3.6% 24.7% Source: US Census Bureau City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-16 �Table 2-6 Population by Age in Battle Creek, Calhoun County and Michigan, 1990 COMMUNITY UNDER 5 ST017 · .,,i- 18 25 35 45 55 65 TO TO TO TO TO TO 24 34 44 54 64 74 75 AND OLDER CITY OF BATTLE CREEK 4,373 10,231 4,907 8,883 7,926 4,960 4,516 4,214 3,504 o/olNBATILE CREEK 8.0% 19.0% 9% 17.0% 15.0% 9.0% 8.0% 8% 7.0% %IN CALHOUN COUNTY 7.0% 19.0% 10.0% 15.0% 15% 10.0% 9.0% 8.0% 6.0% o/olNTHE STATE OF MICHIGAN 7.6% 18.9% 10.8% 16.9'% 15.1% 10.2% 8.5% 7.1% 4.9% Source: US Census Bureau I I City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-17 �Figure 2-6a Population by Age in Battle Creek, 1990 65 and Over Under 5 15% 8% _..,...,.....,-:-..-:-:-:-,-:-:;:;~ 32% 26% Figure 2-6b Population by Age in Calhoun County, 1990 65 and Over Under5 13% 7% .. •.•···················•· • · Jt*:-it*1~-- . · . · ·'. ·'.<: -: :::.· ..•.•·••·•·••••• : ::-::-::: :-::.-.,.• ~-~~~:zr:::·:·:·:r'.;: :>. •-,- - · : . I I , , ~ 25% City of Battle Creek Comprehensive Plan October 1997 Technical Report Page2-18 �Figure 2-7 Number of Persons 18 Years and Under in Battle Creek and Surrounding Communities, 1990 Age 18 and Under, 1990 ~ 416 to 991 ~ 207 to 416 D Oto 207 Page ]-19 �Figure 2-8 Number of Persons Over 64 Years in Battle Creek Persons Over 64 Years ~ D D 140 to 377 87 to 140 Oto 87 Page l -20 �neighborhoods. There was a small young population in Bedford, Pennfield and Emmett Townships, but greater than average older populations. Bedford and Pennfield Townships just north of the city boundary. Few AfricanAmericans lived in Emmett Township (see figure 2-9). Minority Population. The minority population in Battle Creek increased between 1980 and 1990 (see Table 2-7). While the percentage of increase was high for some minority populations, the actual 'increases were relatively small compared to Battle Creek's overall population. AfricanAmericans numbered 8,972 persons, or about 22% of the city's population in 1990, an increase as a percent of the population of 8% over 1980. Persons of Asian descent numbered 670 in 1990, people of Hispanic origin 978 and those of American Indian, Alaskan Eskimo or Aleut descent numbered 27. The white population portion of the total population declined between 1980 and 1990 by -8%, from 46,952 to 43,096. In Calhoun County, the white population declined -6% and in the state, -2% between 1980 and 1990. In Calhoun County, the American Indian population increased at about the same rate (12%) as in Battle Creek (9%) between 1980 and 1990, while in the state it increased by 25%. The large percentage increase of Asians in Battle Creek also occurred in Calhoun County and the state, but in percentages that were not so dramatic. The increase of Asian people in Calhoun County between 1980 and 1990 was 93% and 67% in the state. There was a 30% increase in Hispanic people in Battle Creek between 1980 and 1990, and a 28% increase in the state during the same period. However, there was no increase in people of Hispanic origin in Calhoun County between 1980 and 1990. . The Asian population in 1990 primarily lived in the outer neighborhoods of the City and in the Townships (see figure 2-10). In 1990, persons of African-American descent lived primarily in the central neighborhoods of the city and in the areas of City of Battle Creek Comprehensive Plan October 1997 Education. In 1990, the educational attainment of Battle Creek's population was as high as the rest of Calhoun County and the state. The percentage of residents in Battle Creek that were high school graduates or had a higher level of education was 78.6% and that of the county and the state was 78.8% in 1990. The percentage of Battle Creek residents with a bachelor's degree or higher college education was 23% in 1990. This was higher than the rest of the county (21 % ) and higher than the State of Michigan (17.4%). (See table 2-8.) School enrollment in Battle Creek has increased dramatically in the period between 1980 and 1990, after a period of nearly no increase between 1970 and 1980. This is due to the merger with Battle Creek Township. According the US Census Bureau, enrollment was 13,892 in 1990, up 51.7% from 9,155 in 1980 and 9,042 in 1970. While the percentage of total enrollment was higher between 1970 and 1980 in both the county and the state, it was lower in the period between 1980 and 1990 for the county and the state. In 1990, county enrollment declined -6.5% and state enrollment declined -5.3%. Statewide, the percentage of public school enrollment remained steady between 1980 and 1990, at about 90% . In Calhoun County and in Battle Creek, the percentage of public enrollment, although higher than the state average, declined slightly between 1980 and Technical Report Page 2-21 �Table 2-7 POPULATION BY RACE IN BATTLE CREEK, CALHOUN COUNTY AND MICHIGAN 1980-1990 1980* 1990 Total Change 1980-1990 460 8 312 932 353 46952 623 8 972 875 342 43 096 538 660 -57 -11 -3 856 117% 8% -6% -3% -8% 552 13 405 2 576 622 125 900 l 003 14105 2452 707 118 847 451 700 -124 85 -7 053 82% 5% -5% 14% -6% 62 982 1,197,586 157,455 44457 7,893,142 104 983 1,291,706 201,596 55 638 7,756,086 42001 94,120 44,141 11 181 -137,056 67% 8% 28% 25% -2% CITY OF BA TILE CREEK ASIAN BLACK HISPANIC INDIAN WHITE Percent Change 1980-1990 CALHOUN COUNTY ASIAN BLACK HISPANIC INDIAN WHITE STATE OF MICHIGAN ASIAN BLACK HISPANIC INDIAN WHITE *Includes Battle Creek Township in 1980. Township merged with City in 1983. Source: US Census Bureau City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-22 �Figure 2-9 Number of Persons of African American Descent in Battle Creek and Surrounding Communities, 1990 estlake Prairievi w Rural Southwest African-American Population, 1990 ~ 440 to 1020 ~ 60 to 440 D Oto 60 Page2-13 �Figure 2-10 Number of Persons of Asian Descent in Battle Creek and Surrounding Communities, 1990 Bed EEK R T Rural Southwest estlake Prairie) w Asian Population, 1990 ~ 36 to 111 ~ - 8 to 36 Oto 8 • Pag~1-:U �Table 2-8 EDUCATIONAL ATTAINMENT IN BATTLE CREEK, CALHOUN COUNTY, AND MICHIGAN 1990 COMMUNITY PERCENT PERCENT OF WITH HIGH SCHOOL BACHELOR'S GRADUATES DEGREE OR OR HIGHER HIGHER CITY OF BATTLE ~REEK 76,Q% 2J .Q~ CALHOUN ~Q!.INTY 77 .0 % 21,Q~ STATE OF MI~HIQA:t:! 7fi.8 % 17.4% Source : US Census Bureau City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-25 �1990. In Battle Creek, public school enrollment declined from about 94% to 93% between 1980 and 1990. Public school enrollment declined from about 95% to 94% in Calhoun county in the same period. (See table 2-9.) College enrollment doubled in Battle Creek between 1980 and 1990, to 3,164 from 1,518 persons. The increase in Calhoun County 'for the same period was more modest, 37.5% and for the state, there was a 35.3% increase between 1980 and 1990. Population Projections A comprehensive plan should examine the potential for population change. An increase in population means that land for new housing, businesses to employ those people and businesses to supply their needs must be available. The city must also serve the needs of new or redistributed population for roads, sewer, water and other utilities and services such as police and fire. Schools may also be affected. Battle Creek has some control over its future population and how that population affects the operation of the city and the quality of life of its residents. In many cities, land for increases in population comes from the annexation of surrounding communities. Battle Creek is unique in that it has large areas of undeveloped land within the city limits and, if it desires, can guide new development to minimize the negative effect of growth on city financial and infrastructure resources. Battle Creek and the surrounding jurisdictions are expected to increase modestly in population. Projections of future population, completed using four different methods, indicate that the population of Battle Creek will reach City of Battle Creek Comprehensive Plan October 1997 between 55,944 to 68,812 persons by 2020. Table 2-10 presents four population projections for Battle Creek, Bedford Township, Emmett Township, Pennfield Township, the City of Springfield and . Calhoun County. Tables 2-11 and 2-12 present projections by BCATS and the Michigan Department of Management and Budget. The largest future population projection is based on the population trend between 1990 and 1994. While recent, this is a very short period to use to project over twenty years into the future. It does show that recent population growth has accelerated, and the future size of the population may be influenced by the recent surge, especially if it continues. None of the projections suggest a large increase in population. Modest growth will provide the City with time to plan for future development. However, if Battle Creek Unlimited's new employment goals of adding 8,000 to 12,000 jobs by the year 2004 become a reality, these population projections are probably low. The biggest · determinant of population migration is new job growth. Thus, greater in-migration could occur if new job growth is very strong. Because a city serves as a regional hub for many aspects of our society, it is important to examine population trends in a wider area than just the first tier of adjacent communities. People often live in one community, work in another, send their children to schools in a third and shop in a fourth, fifth and sixth, all in the same day! As a result, it is important to look at population change in an entire metropolitan area. Technical Report Page 2-26 �Table 2-9 School Enrollment in Battle Creek, Calhoun County and Michigan, 1970-1990 1970 1980 Total Change, 1970-1980 10,115 9,155 -960 -9.5% 13,892 4,737 21.7% 91 % 24.2% 3% J.2% 9J% -1.2% -l.J% 949 1,218 269 60.0% J,164 1,646 !Q8.4% NIA NIA NIA NIA J98 NIA NIA 38,897 -J,J89 -8.0% 36,371 -2,526 -6.2% 93.0% 95 .1% 2% 2.3% 94% -1.1% -1.2% 4,058 6,258 2,200 61.6% 2,018 2,460 J7.2~ NIA NIA NIA NIA 886 NIA NIA TOTAL ENROLLMENT 2,412,215 2,724,257 309,342 12.8% 2,281,042 -143,515 -5 .3% % OF PUBLIC ENROLLMENT 87% 89.8% 3% 3.2% 89.9% 0.1 % 0.1% TOTAL COLLEGE ENROLLMENT 317 448 531 671 214 223 67.5% 719 289 187 618 35.3% HIGH SCHOOL DROP OUTS 65 563 NIA NIA NIA 56 404 NIA NIA CITY OF BA TILE CREEK TOTAL ENROLLMENT % OF PUBLIC ENRQLLMENT ' TOTAL COLLEGE ENROLLMENT HIGH SCHOOL DROP OUTS % of - ChanGe 1990* Total Change, 1980-1990* % of ChanGe* CALHOUN COUNTY TOTAL ENRQLLMENT % OF PUBLIC ENROLLMENT TOTAL COLLEGE ENROLLMENT HIGH SCHOOL DROP QUTS 42,286 STATE OF MICHIGAN Source: US Census Bureau * Period between 1980 and 1990 reflect the merger of Battle Creek Township with the City of Battle Creek and greatly increased the amount and percentage of change. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-27 �Table 2-10 COMPARISON OF PROJECTIONS OF BATTLE CREEK POPULATION TO 2020 BY FOUR METHODS 2020 !;;;QMMUN[D: ll.1 'JILii. C.B.li.li.K C.lrr. BEI:!EQBI:! IQ~NSl:IIE EMMETT IQ~NSl:llf EEl:::ll:::IEIEl,l:! IQ~NSI:11£ SEBINQEIEl.l:! CID: CALHOUN COUNTY !!!;;;~I~• 2020 based on Percentage 2020 ofDMB Straight Projection line based for County on 19901224 ••• •• 2022 Straight line based on 1980129~ •••• S.S.,2!1.!I. lQ lfi8 l l 35~ 8 fi85 5 2~2 S.UH 10 ~fiJ 11 ~22 8 238 5 222 li:S. 8.lZ. 11 ~22 12 Qfi8 ll 202 fi 880 52.~81 2 815 12 J~fi 8 88~ HQI 145,039 145,039 167,174 136,529 Source:VS Bureau of Census * Projections interpreted from figures reported in BCATS 1995 report ** Projection based on Michigan Department of Management and Budget projections for Calhoun County. Individual community projections based on 1990 proportion of county population. *** Straight line projection by Planning & Zoning Center, Inc. based on US Census and MDMB estimates from 1990 to 1994. **** Straight line projection by Planning & Zoning Center, Inc. based on US Census and MDMB estimates from 1980 to 1994. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-28 �Table 2-11 BCATS PROJECTED POPULATION OF BATTLE CREEK AND SURROUNDING COMMUNITIES. 1990-2020 !,;,;QMMUI::illl Total Change, 1990- Percent Change 1990- 12211 ~!l!l!l ~!ll!l ~!l~!l ~!l~!l ~!l~!l BATTLE CREEK CITY 53,6~9 ~4,410 5.J..,172 5~,944 2,285 47!, BEDEQBD IQWNSHI:e EMMEII IQWNSHI:e EENNFTRI.12 IQWNSHI:e SEBINGEIEI.12 CIIY 2 8Hl ]0 2!i2 8 380 5 551 2 228 Hl 25!i 8 481 5 !il 8 HHl42 l l l 53 8 582 5 !i80 l O l !i8 11 354 8 !i85 5142 358 522 305 185 4~ 5~ 42''2 3~ 135,982 140,725 143,271 145,039 9,057 7% CALHOUN COUNTY Source: US Bureau of Census Projections interpreted from figures reported in BCATS 1995 report Calhoun County projections from Michigan Department of Management and Budget City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-29 �Table 2-12 PROJECTION OF BATTLE CREEK POPULATION AS A PERCENTAGE OF COUNTY INCREASE. 1990-2020 Total Change, 1990- Percent Change 1990- 1222 ~222 ~212 ~2~2 ~2~2 ~2~2 BATTLE (REEK CITY 5.J.,65.9 5_5,531 5.~,5J.5. 57,2J.J. 3,574 7~ BE12EQB12 IQWNSHIE EMMETT IQWNSBIE EENNFIEI ,12 IQWNSHIE SEBINGEIEI ,12 CIIY 2 8Hl 10262 8 380 5 55:Z 10 152 11 13:Z 8 6:Z2 5 :Z51 10336 11 332 8 822 5 855 10~63 11 ~:Z2 8 238 5 22:Z 653 :Zl:Z 558 3:ZO 1'1'2 135,982 140,725 143,271 145,039 9,057 7% ~!lMWI~Ill CALHOUN COUNTY :z~ :z~ :Z'I'l Calhoun County projections from Michigan Department of Management and Budget City of Battle Creek Comprehensive Plan October I 997 Technical Report Page 2-30 �Population increase for a 20 to 45 minute driving time was calculated by totaling projected populations for townships, cities and villages within those various drive times from Battle Creek. By 2020, up to 152,000 persons will live within a 20 minute driving radius of Battle Creek, over 435,000 persons will live within a 30 minute drive time and over 737,000 persons within a 45 minute drive time. Although, this is a sizable 'market for Battle Creek culture, business and industry, the market area is also served by the City of Kalamazoo (to the west) and the cities of Marshall and Jackson (to the east). (See tables 2-13a and b and figure 211.) Economic Trends Employment. Battle Creek has a diversified employment base. While widely known as the center of the ready-to-eat cereal industry, with Kellogg Company, Kraft/General Foods (Post) and Ralston Purina based in the city, Battle Creek also has the Kellogg corporate headquarters, the Kellogg Foundation, the headquarters of Nippondenso, Manufacturing USA, the United States Defense Logistics Center, the Battle Creek Health System and Kellogg Community College as major employers. (See table 2-14 for total and retail employment for Battle Creek and surrounding communities and tables 2-15a, b and c for labor force, employment and unemployment figures.) According to the BCATS 1995-2015 LongRange Transportation Plan, there were 36,713 persons employed in the City of Battle Creek in 1990. This includes persons who did not live in the city. The Michigan Employment Security Commission reports that 22,267 persons living in Battle Creek were employed in 1990. MESC estimated that the number was 22,730 in 1995. This City of Battle Creek Comprehensive Plan October 1997 was a 2% increase between 1990 and 1995, or 463 persons. The MESC reports that during the same period, Calhoun County residents with jobs increased by 15%, and jurisdictions surrounding Battle Creek had - the number of residents with jobs increase by7% to 22%. Unemployment averaged only 5.4% during 1996, and reflected a State economic condition of high employment (see table 215c). Late in 1996, it was announced that a Korean firm would build a manufacturing facility in Battle Creek by 2000. Direct and indirect jobs were forecast to number 683. Employment in Battle Creek is expected to increase by the year 2020. BCATS projected an increase of about 20%, or 7,525 jobs, in employment between 1990 and 2020. For the surrounding communities, projected increases were less in terms of total jobs, but greater in terms of percentage increase, ranging from a 32% increase for Pennfield Township to 103% for Emmett Township, between 1990 and 2020 (see table 2-17). A smaller increase of 12%, or 2,778 jobs, in terms of employment by residence, was projected for Battle Creek by the Michigan Employment Security Commission. The base for this projection was an estimated 22,730 jobs held by residents of Battle Creek in 1995 (see table 2-17). BCATS projected the largest employment increases in the services sector (32%) followed by finance, insurance and real estate (22 %) and construction ( 19%) between 1994 and 2015. See table 2-18. An increase of 30% was projected in the agriculture sector. Technical Report Page 2-31 �Table 2-13a EXISTING & PROJECTED POPULATION 1990 - 2020 FOR 20, 30, AND 45 MINUTE DRIVE TIMES FROM BATTLE CREEK DRIVE TIME 20 MINUTE DRIVE TIME 30 MINUTE DRIVE TIME 45 MINUTE DRIVE TIME 1990 2000 2010 2020 Total Change 1990-2020 Percent of Change 1990-2020 142,169 392,414 657,029 143,564 407,004 684,000 144,970 415,015 704,392 146,386 429,626 731,334 4,217 31,300 72,610 3% 8% 11% Straight line projections for communities surrounding Battle Creek, BCATS projection for Battle Creek. Table 2-13b EXISTING & PROJECTED POPULATION 1990 - 2020 FOR 20, 30, AND 45 MINUTE DRIVE TIMES FROM BATTLE CREEK DRIVE TIME 20 MINUTE DRIVE TIME 30 MINUTE DRIVE TIME 45 MINUTE DRIVE TIME 1990 2000 2010 2020 Total Change 1990-2020 Percent of Change 1990-2020 142,136 392,381 656,996 145,435 408,875 685,871 148,750 418,795 708,172 152,083 435,323 737,031 9,947 42,912 80,005 7% 11% 12% BCATS projection for Battle Creek and selected surrounding communities. Straight line projections based on 1980-1990 US Census data for all other communities. City of Battle Creek Comprehensive Plan Ocwber 1997 Technical Report Page 2-32 �Figure 2-11 Projected Population Within 20, 30 and 45 Minute Drive Times of Battle Creek in 2020 r I I I I ' I I D, l I I I d , ., ~ .Ca - r:, !1 -tj li \ i ~ I 10 .,!) D l) J,,_ ':: II ( i D ' ! Q I r I .J h---1 r /r\ . '- I , /2P~IJ-(CL~W----i-J: ~ 1+. . ~~' . + j _,., i _ ~ I 11me 429,626 to 435,323 Persons in 2020 r-c1-f--'='n~l~ir~-+---+-~ I ,)U 1Y1mute urive I ,. / 1 / / C \ a ---c/-/ ili L-, ~~ ~~,--~ :.,+m~-+-----t---t-~' .,-'nL.ri\----i----:-I} I\\ c_..~..l._~ 0 p (( J \ Ll__t-=:-'-~=L_L~ht-1-_L-1--_L.---'-20 Minute Drive Time 146,386 to 152,083 Persons in 2020 Pagt2-33 �Table 2-14 Employment in Battle Creek and Surroundine Comm unities. 1990 Employment Community Citv of Battle Creek Emmett Townsbin Bedford Township Pennfield Townsbin Citv of Sorin1rfield Total Retail 36.7] 3 7 680 2 707 j 994 j 847 2.571 722 ]52 503 403 Source: BCATS 1995 City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-34 �Table 2-lSa LABOR FORCE IN BATTLE CREEK AND SURROUNDING COMMUNITIES, 1992-1996 Total Change Percent of Change 1992 1993 1994 1995 1996 1992-1996 1992-1996 24,22Q 24,82Q 22,l2Q 24,2QQ 24,72Q 20Q 0.8% Bedf2r2Iw12 4,22Q 4,2QQ 4,75Q 4,7QQ 4,672 22 0.2% :Emms.uiw12 2.n2 2,422 2,2QQ 2,422 2,422 l0Q 1.2~ Penfis.lg Iw12 4,:212 4,42Q 4,222 44,772 4,472 100 2.J% City of Springfield 2,850 2,900 2,950 2,925 2,900 50 1.8% CommunitI Cit:i: 2[ !!aUls. ~rs.ek Table 2-lSb EMPLOYMENT IN BATTLE CREEK AND SURROUNDING COMMUNITIES, 1992-1996 CommunitI ~it:i: 2[ !!l!ttls. ~rs.s.k Total Change Percent of Change 1992 1993 1994 1995 1996 1992-1996 1992-1996 22.422 2J,l22 2J,272 2J,J22 2J.422 250 4.2~ 4,J22 4,42Q 4,422 4,422 172 4.1~ 4.Q% Bs.2f2rd Iwn 4,22Q Emms.ttTwn 4,972 2,122 2,222 2,11s 2,172 200 Penfield Twn 4,172 4,272 4,372 4,J22 4,350 175 4.2% City of Springfield 2,675 2,775 2,825 2,800 2,800 125 4.7% Table 2-lSc UNEMPLOYMENT RA TE IN BATTLE CREEK AND SURROUNDING COMMUNITIES, 1992-1996 CommunitI Cit:i: Qf J;!attls. ~res.k Total Change Percent of Change 1992 1993 1994 1995 1996 1992-1996 1992-1996 8.2 7 6.J 6.J 2.4 -3. l -J2.2% 6.2 2.4 -3 -32.7% BeQfQrQ Iw12 8.4 2-2 6.2 Emmettiwn 2-1 2-2 2 2 4.J -2.4 -J2 .82'0 Penfis.ld Tw12 City of Springfield 4.8 J.2 4.8 l2 4.3 J .2 4.4 J 3.7 -1.8 -2.2 -Ji.2% -37.3% 5.9 Source: Michigan Employment Security Commission City of Battle Creek Comprehensive Plan October I 997 Technical Report Page 2-35 �Table 2-16 Persons Employed in Battle Creek and Surrounding Communities, 1990-2020 Total Change COMMUNITY CITY OF BAITLE CREEK BEDFORD TOWNSHIP EMMETT TOWNSHIP PENNFIELD TOWNSHIP CITY OF SPRINGFIELD CALHOUN COUNTY * Percent Change 1990 36,713 2015 42,791 2020 44,238 19902020 7,525 1990-2020 20% 1,994 2,707 1,847 2,571 59,650 2,549 4,965 2,319 3,909 81,030 2,681 5,503 2,431 4,228 85,306 687 2,796 584 1,657 25,656 34% 103% 32% 64% 43% Proj ections extended to 2020 based on BCATS projections to 201 5 * Calhoun County Projections from a computer bulletin board provided by the Michigan Employment Security Commission City of Battle Creek Comprehensive Plan October 1997 Technical Report · Page 2-36 �Table 2-17 EMPLOYED PERSONS RESIDING IN BATTLE CREEK AND SURROUNDING COMMUNITIES, 1985-2020 Total Change J9ll~-J92~ l28~·l 99 ~ COMMUNITY 1985 1990 CITY OF BA ITLE CREEK 21,804 22,267 22,730 926 3,970 4,2 14 4,458 4,705 4,929 PENNFIELD TOWNSHIP 3,719 CITY OF SPRINGFIELD BEDFORD TOWNSHIP , EMMETT TOWNSHIP CALHOUN COUNTY 1995 Est. Percent Change Total Change, Percent Change J99n-inin J99n-in2n 2000 2005 2010 2015 2020 4% 23,193 23,656 24, ll9 24,582 25,045 2,778 12% 488 12% 4,702 4,946 5,190 5,434 5,678 1,464 35% 5,153 448 10% 5,377 5,601 5,825 6,049 6,273 1,344 27% 4,127 4,535 816 22% 4,943 5,351 5,759 6,167 6,575 2,448 59% 2,577 2,662 2,747 170 7% 2,832 2,917 3,002 3,087 3,172 510 19% 55,374 59,650 63,926 8,552 15% 68 ,202 72,478 76,754 81 ,030 85,306 25,656 43% NOTE: Tables 2-16 and 2-17 represent different data, with Table 2-16 repmenting jobs in the listed communities, and Tables 2-17 representing the number of employed persons living in the listed communities. THIS DATA COMES FROM A COMPUTER BULLETIN BOARD PROVIDED BY THE MICHIGAN EMPLOYMENT SECURITY COMMISSION City of Battle Creek Comprehensive Plan October 1997 Technical Report Page2-37 �Table 2-18 CALHOUN COUNTY EMPLOYMENT FORECAST, 1994-2015 EMPLOYMENT SECTOR Services Retail Irade Durable~ Manufactyrin~ NQn Dyrabl~ Manufacturin~ , State and, LQ~al GQv~rnment Finan~e, Insuranc~ and Real Estate Federal GQv~rnm~nt - Civilian Tran~J;!S.UlatiQn and, Publi~ Utiliti~~ ~QDS1D!~tiQD WhQl~~ii!l~ Trii!d.~ Faa:D Federal GQvernment - Militar:x: A~ricultyre Services, Forestr:x: and, Fishin~ Mining TOTAL 1994 18,614 l!;?,Q41 8,12Q 1,22J Q,7Q~ 4,~24 J,886. J,1Q7 2,16.J 1.721 1,614 4Q~ 2015 24,422 11,881 J~~ 209 76,203 1,6.17 7,424 1,Q22 ~.~4Q 4,Q62 J.~J1 J,288 2,114 1,117 210 4(j_Q 239 85,274 % CHANGE Jl,Q2% 11.41% -!;?,26% -1,12% ~-88% 22.4!;?% 4,11% IJ,84% 12,QQ% 11,!:?4~ -21,Q8% -JJ,JJ% 22.~8~ 14.35% 11.90% Source: 1995 BCATS Report NOTE: Figures are for employment by workplace, not by residence City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-38 �Income. Income for City of Battle Creek residents has increased at a faster rate (87%) than that of Calhoun County (57%) and the State of Michigan (66%). However, the level of median income was lower than either Calhoun County or the state. Median income for Battle Creek was $31,115 in 1990, up $14,486 from 1980. Median income for Calhoun County was $32,567 in 1990 and the state median income was '$36,652 in 1990. The per capita income for Battle Creek was $12,963 in 1990, an increase of $6,605 or 104% above that of 1980. While a high rate of increase, this per capita income was still lower than the state, which had a per capita income of $14, 154 in 1990 (an increase of 84% between 1980 and 1990). Tables 2-19a and b show the percentage of households within different income ranges in Battle Creek and compares these to Calhoun County and the State of Michigan for 1980 and 1990. (See also figures 2-12a and 2-12b.) In both reporting periods, Battle Creek lags behind the county and state in the upper income ranges and equals or leads the county and state in the moderate and lower income ranges. For example, only 1.7% of Battle Creek households reported incomes of $50,000 or higher in 1980 while 2.9% of households in the county were in that range and 5.3% of the state. In 1990, Battle Creek was about equal to the county in the $50,000 or higher income range, with 19% of households earning $50,000 or more compared to 19 .9% of the households in the county. Statewide, 25.5% of households earned $50,000 or higher in 1990. In the income range of $10,000 to $19,999, were 30.1 % of Battle Creek households in 1980, while 26.6% of county households and 26.4% of state households reported this income level. City of Battle Creek Comprehensive Plan October 1997 Poverty. The percentage of families below the poverty level in Battle Creek has been higher than Calhoun County and the State of Michigan for more than two decades (see table 2-20 and figure 2-13). The highest · numbers of persons in poverty in 1990 were in the Urbandale, North Central, Post Franklin and parts of the Wilson/Coburn/Roosevelt/Territorial neighborhoods. Battle Creek has also had a higher percentage of female heads of household families below the poverty level for over a decade. (This information was not gathered by the US Census in 1970.) Figure 2-14 shows that there is a fairly widespread distribution of households with a female head of household with children. There were 1,992 families below the poverty level in Battle Creek in 1990. This represents 14.1 % of all families and was a slight decline (0.5%) from 1980. The percent of families under the poverty level was 11 % in Calhoun County and 10.2% in the state in 1990. These were modest increases in poverty, 2.5% and 2.0% over 1980 for the county and the state, respectively. The percent of female head of household families under the poverty level was 37.5% and 35.8% in 1990 for the county and the state. This represented increases of 6% and 5.1 % over 1980, respectively. As shown in table 2-21 , four Battle Creek neighborhoods have large percentages of low to moderate income populations. These are Washington Heights (62%), Post/Franklin (59%), Central (58%) and Urbandale (47%). Housing. The Battle Creek housing stock is relatively old, of relatively low value and the mix of housing types is dominated by Technical Report Page 2-39 �Table 2-19a HOUSEHOLD INCOME RANGE IN BATTLE CREEK, CALHOUN COUNTY, AND MICHIGAN 1980 LESS COMMUNITY CITY OF BATILE CREEK THAN $10,000 to $20,000 to $30,000 to $40,000 to $50,000 or $10,000 $19,999 $29,999 $39,999 $49,000 OVER 39.1% 30.1% 17.7% 8.5% 2.9% 1.7% CALHOUN COUNTY 28% 26.6% 23.4% 12.6% 4.5% 2.9% STATE OF MICHIGAN 25 .6% 26.4% 23.5% 13.3% 5.9% 5.3% BATILE CREEK TOWNSHIP Table 2-19b HOUSEHOLD INCOME RANGE IN BATTLE CREEK, CALHOUN COUNTY, AND MICHIGAN 1990 COMMUNITY CITY OF BATILE CREEK Less Than $10,000 to $15,000 to $25,000 to $35,000 to $50,000 or Over $14,999 $24,999 $34,9999 $49,999 $10,000 20.5 % 11.1 % 17.7% 16.1% 15.6% 19.0% CALHOUN COUNTY NIA* NIA* 18.5% 16.9% 17.8% 19.9% STATE OF MICHIGAN 15.5 % 8.6% 16.4% 15.3% 18.7% 25.5 % * 1990 County data organized differently: 26.8% less than $15 ,000 in 1990 City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-40 �Figure 2-12a Percent of Battle Creek Residents in Different Income Groups, 1980 $40,000 to $30,000 to $49,000 $39,999 3% 9% $50,000 or OVER 2% $20,000 to $29,999 18% LESS THAN $10,000 38% $10,000 to $19,999 30% Figure 2-12b Percent Battle Creek Households in Different Income Groups, 1990 $50,000 or Over 19% Less Than $10,000 20% $10,000 to $14,999 $35,000 to $49,999 16% 11% $25,000 to · $34,9999 16 % City of Battle Creek Comprehensive Plan October 1997 $15,000 to $24,999 18% Technical Report Page 2-41 �Table 2-20 Families Below Poverty Level in Battle Creek, Calhoun County, and Michigan 1970-1990 CITY OF BATTLE CREEK 1970 1980 Total Percent Change, Change 1970, 1970-1980 1980 1990 Total Percent Change, Change 1980· 1980-1990 1990 NUMBER OF FAMil..IES 1,195 2,670 1,475 123.4% 1,992 -678 -25.4% % OFALL FAMILIES 12.2% 14.6% 2.4% 19.7% 14.1% -0.5% -3.4% NIA 39.1% NIA NIA 40.7% 1.6% 4.1% 2,700 3,211 830 25.8% % OF FEMALE HOUSEHOLQER FAMILIES CALHOUN COUNTY NUMBER OF FAMILIES % OFALL FAMILIES % OF FEMALE HOUSEHOLDER FAMILIES 511 18.9% 4,041 7.5% 8.5% 1.0% 13.3% 11.0% 2.5% 29.4% 44.7% 31.5% -13.2% -29.5% 37.5% 6.0% 19.0% 37,752 23.5% 53,296 26.9% STATE OF MICHIGAN NUMBER OF FAMil..IES 160,639 % OFALL FAMILIES % OF FEMALE HOUSEHOLDER FAMILIES 198,391 251,687 7.0% 8.2% 1.2% 17.1% 10.2% 2.0% 24.4% 28.8% 30.7% 1.9% 6.6% 35.8% 5.1% 16.6% Source: US Census Bureau City of Battle Creek Comprehensive Plan Ocwber 1997 Technical Report Page2-42 �Figure 2-13 Number of Persons in Poverty in Battle Creek and Surrounding Communities, 1990 Persons in Poverty, 1990 ~ 232 to 823 D D 75 to 232 Oto 75 Page2-43 �Figure 2-14 Female Head of Household with Children in Battle Creek and Surrounding Communities, 1990 Industrial Park Female Head of Household with Children, 1990 ~ 179 to 472 § D 88 to 179 Oto 88 Pag~2-44 �Table 2-21 Low to Moderate Income Population Percenta2e by Nei2hborhood, City of Battle Creek, 1990 Population 1990 Percentage of Low/Moderate Income Residents by Neighborhood 1990 6,396 58% 9,638 43% Minges/Riverside 9,010 18% Post/Franklin 5,963 59% Rural Southwest 3,592 12% Urbandale 5,248 47% North Central (Washington Heights) 6,216 62% Westlake/Prairieview 7,395 30% Neighborhood Wilson Coburn Roosevelt Territorial (Central) , Fremont/Verona/McKinley Source: City of Bal/le Creek 1995 Consolidated Plan for Housing and Community Development (Neighborhood names in parentheses are as referenced in the /995 Consolidated Plan for Housing and Commun ity Development.) City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-45 �single-family houses. Surrounding communities have newer houses, but they are also primarily single-family. There were 13,494 owner-occupied housing units and 7,963 renter-occupied units in Battle Creek in 1990. (See table 2-22 for a comparison of housing units in Battle Creek, Calhoun County and Michigan between 1970 and 1990.) While changes in the number of owner-occupied and renteroccupied housing will have occurred due to demolitions and new construction between 1990 and 1997, the 1990 census data is the most reliable data available at the time of this report. Sixty-nine percent of Battle Creek's housing is single-family detached. Only about 1% of housing units are single-family attached, and over 15% are multi-family, five or more units. Not all Battle Creek residents live in singleor multi-family houses. There were 864 persons in group homes in Battle Creek in 1990. Of these, 539 were in nursing homes and 120 were in emergency shelters or visible in street locations. Nearly 8% of total housing units in Battle Creek were vacant in 1990, while less than 7% were vacant in the county. The state average was 11.1 % in 1990. Battle Creek's housing stock is relatively old. . Over 80% is more than 27 years old. About 33% was built earlier than 1940 compared to the county average of only 30%. The state average is about 21 %. Over half of the houses in the city were built betw~en 1940 and 1970 as compared to 45% in the county and the state. About 11 % was built between 1970 and 1979 in the city but about 17% in the county and over 20% City of Battle Creek Comprehensive Plan October 1997 statewide. About 6% of homes were built between 1980 and 1990 in the city, over 8% in the county and nearly 14% statewide. (See table 2-23 and figures 2-15 and 2-16.) · Housing in Battle Creek is relatively affordable. The median value of houses in Battle Creek, in 1990, was $39,300. The median value of houses in the county was $42,700 and in the state, $60,600. Median gross rent in Battle Creek in 1990 was $391, while it was $389 in the county and $423 statewide (see table 2-22). SEVs. In the four year period from 1992 to 1996, real and personal property has increased in value by 53% and 82% respectively. State Equalized Value (SEV) of total real property, which includes agricultural, commercial, industrial and residential properties increased from $575,499,524 to $697,475,650. Total personal property in the commercial, industrial and utility sectors, increased from $179,380,500 to $234,136,300 between 1992 and 1996. Personal property includes industrial, commercial and utility machinery, vehicles and equipment. (See table 2-24 for a breakdown of SEV by year and category.) Conclusions Battle Creek's population decline between 1980 and 1990 paralleled declines throughout Michigan. Out migration because of poor economic conditions was a major contributor. While this trend has reversed in recent years, the decline in persons per household is a trend that will likely continue. This means that in the future there will be a larger increase in households with smaller increases in population. Technical Report Page 2-46 �Table 2-22 Occupied Housing Units for Battle Creek, Calhoun County and Michigan, 1970-1990 CITY OF BATILE CREEK 1970 1980 Total Change, 1970-1980 OWNER OCCUPIED 9,017 8,319 -698 -7.7% OWNER OCCUPIED MEDIAN VALUE $11,707 $20,700 $8,993 RENTER OCCUPIED 4,746 5,810 MEDIAN GROSS RENT $106 $206 OWNER OCCUPIED NA 6,179 OWNER OCCUPIED MEDIAN VALUE NA $40,900 RENTER OCCUPIED NA 1,403 MEDIAN GROSS RENT NA $221 34,249 % of 1990 Change (Battle Creek Township Annexed in 1983) Total Change, 1980-1990 % of Change 13,599 5,280 38.8% 76.8% $47,813 $18,600 38.9% 1064 22.4% 7,961 2,151 27% 100 94.3% $391 $175 44.8% 37,370 3,121 9.1% 36,806 -564 -1.5% $13,926 $30,000 $16,074 115.4% $50,604 . $12,700 42.3% RENTER OCCUPIED 9,558 13 ,728 4,170 43 .6% 15,006 1,278 9.3% MEDIAN GROSS RENT $111 $223 $112 100.9% $383 $160 71.7% BATILE CREEK TOWNSHIP CALHOUN COUNTY OWNER OCCUPIED OWNER OCCUPIED MEDIAN VALUE City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-47 �STATE OF MICffiGAN OWNER OCCUPIED 1,973,872 2,322,919 349,047 17.7% 2,427,643 104,724 4.5% OWNER OCCUPIED MEDIAN VALUE $17,590 $39,000 $21,410 121.7% $60,600 $21,600 55.4% RENTER -OCCUPIED 648,777 873 ,330 224,553 34.6% 991 ,688 118,358 13.6% $118 $250 $132 111.9% $423 $173 69.2% MEDIAN GROSS RENT City of Battle Creek Comprehensive Plan October 1997 Technical Report Page248 �Table 2-23 Ae:e of Housine: in Battle Creek. Calhoun County and Michie:an. 1990. COMMUNITY RENTAL HOUSING CITY QF BATILE ' OWNER OCCUPIED HOUSING CITY OF BATILE CREEK TOTAL RENTAL AND OWNER OCUPIED HOUSING UNITS CITY Q[ llAIILE CREEK RENTAL HOUSING ~ALHQUN ~QUNTY OWNER OCCUPIED HOUSING CALHOUN COUNTY TOTAL RENTAL AND OWNER OCCUPIED HOUSING UNITS CALHQ!.!N CQ!!NIT TOTAL NUMBER OF UNITS 1939 1940 1970 OR EARLIER TO TO TO 1969 1979 1990 7,2!21 1,221 2,4Q 11626 262 13 599 4 578 7 888 754 379 21,S!iil 6.~22 ll,Jill 2.~lil l.J~~ l2,Q06 2,864 2,Q21 1,874 38,806 11 154 18 228 5,013 2 414 SJ,812 lS,018 2J,8ZS 8,6J~ ~.288 J.8~Z.226 8DD,J68 1,ZJ2,26S Z8~.2Z6 S2J,JlZ 2,647' 1980 TOTAL HOUSING UNITS STATE OF MICHIGAJS City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-49 �Figure 2-15 Age of Housing in Battle Creek, 1990 8,000 7,000 Cl) ~ C -. 6,000 ::, 5,000 0 4,000 Cl) .c E :::, z Owner Occupied 0 O'I ~ 0 O'I O'I ~ 0 ~ ""' 0 O'I ~ O'I ~ City of Battle Creek Comprehensive Plan October 1997 t-- O'I ~ ~ ~ 0 ·00 O'I ~ Technical Report Page 2-50 �Figure 2-16 Year Housing Built in Battle Creek and Surrounding Communities Average Year Housing Built ~ 1961 to 1981 ~ 1947 to 1961 1939to1947 Page 2-51 �Table 2-24 REAL AND PERSONAL PROPERTY TOTALS, CITY OF BATTLE CREEK 1992-1996 Percent REAL PROPERTY AQRl~l.!I.Il.IB,M.. ~QMM!lB~lt.L !l:illl.!HB.lt.I. RF.S!I!EtIT!AL , REAL PROPERTY TQTAL Total Change Change 1992-1996 1992 1993 1994 1995 1996 1992-1996 $ $ $ $ $ $ I 84115Q lrni2QQ l2!!22QQ 1m1QQ I 822 Q5Q 54 900 3~ m,l31.25Q 154 222 842 m 78BJ25 l2Hl93QQ l22,m,2QQ 2,468 250 2% 22,QZ8 05Q 58 329 956 21 m,482 25,226,262 65,482,2QQ 8 2Q8,02:! J5% m,156,768 32Q,15Q 475 4~,963,m 435,886 270 461 2Ql 650 IQ3,744 882 29~ 575 499 524 607,2:!2 510 634,011,126 666,176 970 69Z,425,65Q 121,976,126 53% Percent PERSONAL PROPERTY !:,;OMM!lBl!:.:AL lfil!l.!:iIBlt.L !.!IIL[D;'. PERSONAL PROP!lBD'. IQIAL 1992 1993 1994 1995 1996 Total Change Change 1992-1996 1992-1996 $ $ $ $ $ $ n,;m6QQ 38,514 IQQ 39 442 IQQ 41 635 3QQ 44'51200 6 9116QQ !2Zl l2:l2l42QQ 142mBQQ l!121128 BQQ m l542QQ l22 322 4QQ 4Hl22QQ 3!1~ 1am1QQ 12,2'5,QQQ 2Q2224QQ 22 122 2QQ 23 55B7QQ 5,2J2 000 29% 129 380 5QQ 2QQm,9QQ 2Q7,3 IQ,3QQ 216 912 2QQ 234,l36,3QQ 54 755 800 82% City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-52 �With an aging population in Battle Creek, there will be a larger population with limited income, a greater need for affordable housing and a greater need for services for the aging than in communities with a younger population. Increasing supplies of affordable housing could reverse the trend by making more housing available for families with younger children. 'A relatively old housing stock means that Battle Creek has a good potential supply of affordable housing, but that the City and its residents will have to be diligent in maintaining that housing stock for it to meet the affordable housing needs of the community. Relatively speaking, income levels are not high in Battle Creek and there is a significant portion of the population living in poverty. This increases the need for affordable housing, as well as for jobs and shopping to be located close to residential areas. EXISTING LAND USE The City of Battle Creek occupies over 28,000 acres (44 square miles) of land. Approximately 60% (17,000 acres) of the city's total land area is developed, while 40% (about 11,200 acres) is undeveloped. The generalized pattern of vacant and underutilized land in Battle Creek is shown in figure 2-17. Few cities in Michigan have such a significant land resource available for future development. The challenge is to ensure that this resource is used wisely, so that development choices are maintained for future generations. of aerial photography and limited field investigation. The land use categories illustrated are defined in Table 2-25. Land Use Statistics: Developed Land · Table 2-26 presents a breakdown of land use by existing zoning to illustrate the percentage of developed land area in each zoning and general land use category. Parks and School Sites. Approximately 22% of the city's developed land is devoted to school sites/playing fields and parks. Given Battle Creek's estimated 1991 population of 55,000, approximately 64.6 acres of parks/school playing field space has been provided per 1,000 population. This compares very favorably to the National Park and Recreation Association (NPRA) suggested standard of 10.5 acres per 1,000 population for close-to-home recreation space (mini parks, neighborhood and community parks) and 15.2 acres per 1,000 population for regional open space within a one hour drive. Residential. Approximately 41 % of the developed portion of the city is in residential land use. In 1990, the average density of residential development across the city was 3.2 units per acre (number of dwelling units divided by number of developed residentially zoned acres). Residential development densities vary, with the higher densities located in the older portions of the city and development densities decreasing as the distance from the center of the city increases. Office/Retail. Approximately 8.5% of Battle Creek' s developed land is zoned for office and retail commercial uses. Existing Land Use Patterns Figure 2- 18 illustrates the approximate pattern of existing land use based on a study City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-53 �»,§ t) < ~ Q:-:"sj ( ~ :0 ::, ..c ~ z0 t:: I u < Legend - Vacant Land (Industrial Zoning) W}11 Vacant Land (Residential Zoning) Verona Rd. f7Z] .g"' ~ • ' I ~ BL-94 - tJ ~ 1 ' I' ~ Cl) Agricultural Land (Either actively farmed or undeveloped, current agricultural zoning allows 1 du/ac.) Vacant Land (Commercial Zoning) Fort Custer Military Reserve (Zoned Industrial) Former Landfill Underutilized/Vacant Industrial (Previously Developed) I B Drive N © 0 Figure 2-17 Vacant and Underutilized Land 1/2 Mile I Mile 2 Miles I I l Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company B Drive S A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK fage1-54 �Legend Pennfield Twp. D D .e, § 0 u B ::E ( Undeveloped Land Golf Courses and Cemeteries Agricultural Rural Residential w Ma nufactured Housing Community D Single Family Detached Resident ial -- High Den ity Multi -Family Residential Strip Commercial/Secondary Business Community Shopping Centers Regional Shopping Center Industrial Institutional B Drive N Figure 2-18 Existing Land Use 0 l/2 Mile I Mile l I B Drive S Johnson Johnson & Roy/inc Planning and Zoning Center, inc. W JSchroer Company ,. A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page 2-55 �Table 2-25 Existing Land Use Categories Land Use Category Comments/Description Parks and Open Space Subcategories include lakes and waterbodies; wetlands; uncultivated open land; wooded areas; parks, golf courses, and cemeteries and former landfills. Agricultural Includes land under cultivation and used for pasture. 'Rural Residential Includes very low density residential development, typically one-acre lots and larger. Single-family Detached Residential Includes varying single-family development densities. High Density Multi-family Residential Includes higher density residential development such as town houses, garden and mid-rise apartments and senior housing. Strip Commercial/Secondary Business Includes a variety of smaller scale office uses and retail goods and services developed separately and fronting on a major thoroughfare. Community Shopping Centers Includes a combination of larger scale "anchor" uses and smaller scale retail goods and services developed as a coordinated entity with shared access and parking; generally serving a larger geographic area (a subarea of the community or entire city). Regional Shopping Centers A concentration of office, retail, entertainment and hotel uses serving a regional market; for example, Lakeview Square Mall and downtown Battle Creek. Industrial Includes research and development functions, warehousing, manufacturing and transportation uses. Vacant and Underutilized Industrial Includes land previously used for industrial, but now vacant and available for reuse. Institutional Includes hospitals, schools and colleges, libraries and government uses . Cuy of Battle Creek Comprehensive Plan October I 997 Technical Report Page 2-56 �Table 2-26 Existing Land Use by Existing Zoning Category: Developed and Undeveloped Land Zonine Cateeorv Agricultural R-IR R-lA R-1B R-IC R-2 R-3A R-3B MDMF HDMF Subtotal (Residential) 0-1 0-2 Subtotal (Office) C-1 C-2 C-3 C-4 C-5 C-6 Subtotal (Commercial) 1-1 1-2 Subtotal (Industrial) Fort Custer School Fields City Parks• Open Space• Subtotal (Parks/Open Space) Abandoned Land Corridor Landfill Total Developed Land Existing Zonine (AC) 168 654 3,495 1,428 630 154 40 137 6 6,712 146 19 165 10 164 589 103 12 286 1,164 269 3,339 3,608 992 2,561.25 1,362 4,915.25 428 91 17,083.25 Percentage or of Total Develoned £AC) 1.0 4.0 21.0 8.6 3.7 1.0 0.2 1.0 Undeveloped Land By Zonin<> 4,204 278 28 1,228 12 37 14 Percentage of Total Undeveloned <An 37.5 2.5 0.2 11.0 0.1 0.3 0.1 399 3.5 6,200 48 55.0 0.4 48 0.4 145 1.29 70 215 2,936 0.6 2.0 26.0 2,936 1,816 26.0 16.0 .Q3 40.83 1.0 0.11 1.11 .06 1.0 4.0 0.6 .07 1.74 7.47 1.63 20.0 20.63 6.03 15.58 8.29 28.77 2.6 0.55 11,215 Total AC Bv Zonine 4,372 932 28 4,723 1,440 661 168 40 536 6 12,912 194 19 213 10 164 734 103 12 356 1,379 3,205 3,339 6,544 1,816 992 2,561.25 1,362 4,915.00 428 91 By Zoning Developed/ Undeveloned <%) 45.6 0.75 4.9 23.12 6.41 3.50 9.05 4.81 17.36 1.51 .32 28,298 44.2Sn.Mi. • The number 1,362 is undefined and currently under investigation: includes Biological Reserve. • City Parks includes Binder Park and Bailey Park. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-57 �Industrial. Approximately 21 % of Battle Creek's developed land is zoned industrial; another 3% is underutilized/vacant industrial land and landfill. Land Use Statistics: Undeveloped Land Table 2-26 also shows undeveloped land (and total land area) by zoning category. Agricultural. Approximately 37.5 % (4,200 'acres) of the undeveloped land area in Battle Creek is zoned for agricultural use. It is important to note, however, that the existing agricultural zoning permits residential development on lots of one acre or larger. Residential. About 17.5 % (2,000 acres) of the undeveloped land in Battle Creek is zoned for residential development at varying densities. Sixty two percent (1,240 acres) is zoned for a maximum density of 6 dwelling units per acre. About 15% (300 acres) of the residentially zoned undeveloped land is zoned for a maximum density of 1 - 3 dwelling units per acre and about 23% (460 acres) is zoned for maximum densities of 9 20 dwelling units per acre. Industrial. Approximately 26% of the city's undeveloped land is zoned for industrial use, not including the Fort Custer Military Reserve; however, further study will be required to determine how much of this acreage is actually suitable for development. About 16% of the undeveloped land in the city (1,816 acres) is included in the Military Reserve. Office/Retail. About 2.4% (263 acres) of the undeveloped land in Battle Creek is zoned for office and retail commercial use. City of Battle Creek Comprehensive Plan October 1997 Comparisons to Population and Job Growth Projections When compared to population and job growth projections to the year 2020, this profile of undeveloped land by zoning - reveals a pattern of "overzoning" in advance of demand. For example, population projections for the City of Battle Creek indicate the potential for increases ranging from a low of 2,300 to a high of 12,300 persons by the year 2020. At the existing average residential density of 3.2 dwelling units per acre, and assuming an average household size of 2.4 persons, approximately 300 acres (or 5% of Battle Creek's undeveloped land zoned for residential and agricultural use) would be required to accommodate a population increase of 2,300. Given the same assumptions on density and household size, approximately 1,600 acres (or 26% of the city's undeveloped land zoned for residential and agricultural use) would be required to accommodate a population increase of 12,300. Similarly, job projections from the Michigan Employment Security Commission (MESC) and the Battle Creek Area Transportation Study (BCATS) for the City of Battle Creek indicate potential for increases ranging from 2,800 to 7,500 jobs by the year 2020. Assuming an average of 15 employees per acre across all employment sectors, approximately 190 acres (or 6% of the undeveloped land zoned for industrial, commercial and office use) would be required to accommodate 2,800 additional jobs. Given the same assumptions on employees per acre, 500 acres (or 16% of the undeveloped land currently zoned for industrial, commercial and office use) would be required to accommodate 7,500 jobs. Technical Report Page 2-58 �Such overzoning commonly results in "leapfrog" development and reduces the community's ability to control growth and the costs associated with it. EXISTING INFRASTRUCTURE Water Supply The City of Battle Creek water system currently serves approximately 55,000 'people in the City of Battle Creek, City of Springfield, Emmett, Bedford and Pennfield Townships and the Fort Custer Military Reserve. Each community owns its own water distribution system which connects to the City of Battle Creek system. Average daily water usage is approximately 12.5 MGD with a peak day water use of 21 MGD. The City of Battle Creek water distribution system is supplied from the Verona wellfield which has a rated aquifer capacity of 42 MGD. The firm pumping capacity of the Verona wellfield is 33.5 MGD; the Columbia wellfield, with a capacity of 4 MGD can be added. The City has acquired additional land surrounding the Verona wellfield sites to ensure wellfield protection. The City's Comprehensive Water Rate Study Update (1987) estimated that future maximum daily demands are expected to match firm pumping capacity of the Verona wellfield (33.5 MGD) by the year 2010. To expand supply capacity it will be necessary to upgrade some of the smaller existing well pumps and increase treatment capacity (which currently matches the firm pumping capacity). The existing water distribution system is shown in figure 2-19. Extensions proposed in the 1996 Water Rate Study (to the year 2000) are also shown. City of Battle Creek Comprehensive Plan October 1997 The water system operated as an enterprise fund; as a result, improvements and extensions are being paid for by tap in and user fees. · Wastewater System The City of Battle Creek wastewater system currently serves approximately 65,000 people in Battle Creek, the City of Springfield and Bedford, Pennfield and Emmett Townships. The wastewater system also serves Fort Custer Military Reserve and major industrial facilities. Four industries, Kellogg, General Foods, Waldorf Paper and Michigan Paper Board are part owners of the wastewater treatment plant. The breakdown of current average daily wastewater treatment plant flow is: Domestic 33 % Major lndustry27 % Other Industry 5% Infiltration/Inflow 26 % Commercial/Gov't. 9% Source: Wastewater Treatment Facility Master Plan (draft; 1994). The last major expansion of the wastewater treatment plant was completed in 1978 at which time design capacities were 27 MGD per average day and 46 MGD per peak hour. The average daily flow is approximately 13 MGD. It is anticipated that the current aggregated contractual limits for the four major industries who are part owners of the system will be increased from approximately 8 MGD to 9 MGD in the near future. Assuming that these increased contractual flow limits are utilized, unallocated flow capacity is estimated to be 9.47 MGD. Technical Report Page 2-59 �Legend: -·-a - - Existing Water Main Existing Wellfield Location • Existing Pumping Station e Existing Reservoir Tank - • City Proposed Extensions (1996-2000) ( 1-9-l n Drive N \ @ 0 1/2 Mile ] t- I Mile n Drive S, A COMPREHENSIVE PLAN FO R THE CITY OF BATTLE CREEK · Figure 2-19 Existing Water Distribution and City Proposed Extensions to 2000 2 Miles l Johnson Johnson & Roy/inc, Planning nnll Zoning Center, inc WJSchroer Company Page2-60 �Based on an intergovernmental agreement signed by all of the communities served by the system, the capacity within the city's system will be distributed on a first come, first served basis, including capacity for the city itself. The wastewater collection/ treatment system is operated as enterprise fund; as a result, extensions and improvements are paid by tap in and user fees. The existing wastewater collection system is shown in figure 2-20. TRANSPORTATION Regional Context/Accessibility 1-94, running east-west across the southern portion of the City of Battle Creek, is a major regional distribution corridor. 1-194 (the north-south connection between 1-94 and downtown and connecting to M-66 to the north and south) and Business Loop 94 (BL-94) (the connection from the westernmost I-94 interchange in Battle Creek north to the Airport and east along the south bank of the Kalamazoo River to East Michigan Avenue) link the traditional core of community to the interstate. I-69, located 6 miles to the east of Battle Creek, is the major north-south interstate linking the community to Lansing and I-75 to northern Michigan and south into Indiana. Rail West of Battle Creek's downtown, rail lines are located to the south of, and roughly parallel to, the Kalamazoo River; the Grand Trunk/CN of North America line curves to the southwest, while the Conrail line follows the south bank of the River to the northwest. To the east of downtown, the Grand Trunk/CN of North America lines curve to the north and east along the southern bank of the Battle Creek River, while the Conrail City of Battle Creek Comprehensive Plan October 1997 lines continue east along the north bank of the Kalamazoo River. Amtrak provides passenger service (using Conrail lines) to Detroit, Chicago and East •Lansing. Conrail and Grand Trunk/CN of North America provide freight service. Grand Trunk, which maintains a large switching yard and maintenance facility west of Raymond Road in northeast Battle Creek, operates approximately 30 through freight trains per day and 25-30 yard movements. Conrail lines serve three to five freight trains per day through Battle Creek on the Detroit/Chicago corridor. At grade rail crossings have been an issue for many years, with east-west lines delaying traffic on high volume north-south roadways. The completion of the Emmett Street overpass will reduce delays and improve access to the northeast. W. K. Kellogg Airport The W. K. Kellogg Airport, owned and operated by the City, is a 1,500-acre facility located on the west side of Battle Creek. The airport is used for corporate and military flights, with 50,000 flights annually. Its primary runway is 10,000 feet in length with a 4,835-foot secondary runway. (Commercial passenger service was discontinued at the W. K. Kellogg Airport in 1987 and is now provided at the Kalamazoo Airport located 23 miles to the west.) Western Michigan University is locating its aviation training facility at the W. K. Kellogg Airport; this project began in 1997 and is expected to be complete by 2002. WMU activity will increase airport use to a total of 90,000 flights annually. The City is also interested in attracting a training school for a major airline which could increase the amount of air traffic to 250,000 flights annually. The airport master plan, Technical Report Page 2-61 �Legend: . Main Interceptor Existing Sewer Line • Waste Water Treatment Plant 1-94 r4.- r4· (·:\ /p·~ ······ S~;; . ·=_.::_.-_·-:·.: .L - =v&:•-:-::: ..:-;·:· i .. 7 .:·.· ·: .. .: . / . .· . . : ~ . . I Deckl~y 0 ~ -.. . .' " ::;; n Drive N ::::: ~ \ \:•: .", ~ @ <-:-:\ Figure 2-20 ~ . Existing Sanitary Sewer I ....... 0 l/2 Mile j l- I Mile ll Drive S; A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK 2 Miles l Johnson Johnson & Roy/inc, Pl.inning nnll Zoning Center, Inc WJSchrocr Company - l'agel-61 �completed in 1995, predicts that no land acquisition, runway expansion or airfield improvements will be needed to accommodate all of the above users. A new tower, renovated hangars and new hangars may be needed, however. The airport master plan delineates existing noise contours and those projected flight increases through the year 2010 (see figure '2-18). These noise contours indicate the potential for conflicts with the expansion of residential development further west toward the airport. As a result, future land use patterns (and zoning) should minimize the potential for conflicts between airport operation and development patterns in adjacent areas. Roadways The City of Battle Creek has approximately 300 miles of streets classified in the following categories (see figure 2-21). Interstate. Designed to handle large volumes of traffic traveling at high speed over long distances between states and urban areas; includes grade separated intersections and limited points of entrance and exit. State Trunkline. Designed to handle large volumes of traffic, usually traveling at speeds of 45 to 55 miles per hour (with reduced speeds within city limits); under state jurisdiction and serving trips between communities and other major activity centers throughout the region. Access points may be controlled and grade separated intersections may be provided, but usually are not within urban areas. Major Arterial. Designed for the movement of large volumes of through traffic and connecting the city with surrounding townships, cities and major activity centers. CiJy of Battle Creek Comprehensive Plan October 1997 Major arterials also provide access to abutting property and intersecting streets, but some access controls (minimum curb cuts, parallel frontage roads) are desirable to optimize through traffic movement and · safety. Right-of-way (R.O.W.) is usually at least 120 feet in width to allow for eventual expansion to five lanes (four through traffic lanes with a center tum lane). Typical speeds may vary from 30 to 50 miles per hour. Minor Arterial. Designed to interconnect with major arterial streets and to permit movement from one section of the city to another; accommodates trips of moderate length at somewhat lower speeds than major arterials. R.O.W. is generally 80 or more feet in width to permit two travel lanes with a center tum lane; on-street parking may or may not be included. Collector. Designed to provide property access and traffic circulation within residential neighborhoods and commercial or industrial areas. Collects traffic from local streets and distributes it to local destinations or arterials. Usually local in nature, but may include some uses that generate significant traffic. R.O.W. is 60 feet in width or greater to permit two travel lanes and the possible addition of left-tum lanes at busy intersections; on-street parking may or may not be included. Typical speeds are a minimum of 30 miles per hour. Local Street. Designed to provide access to adjacent property/land. Streets in this classification make up a large percentage of the total street mileage, but carry a small portion of the total vehicle miles traveled. Through traffic is discouraged. R.O.W. is generally 50 to 60 feet in width. One 12foot travel lane and two 7-foot parking lanes Technical Report Page 2-63 �I ( • • •• • Morgan • • • • Legend ==== Interstate - - - State Trunkline • • • • Principal Arterial - - - - Minor Arterial • • • • • • • Collector Local Street ( 21,000 t I I ... b() Reserve .....::, 4) E C) 0 ::: :r: 0 ci:i Average Daily Traffic Volume Gethings Figure 2-21 .£ -- ::E N :::: '° Existing Roadway Functional Classification and Travel Flow Q' 0 1/2 Mile -1 ·r I Mile 2 Miles r l B Drive S Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company Page2-M �may be provided or two travel lanes with onstreet parking on one or both sides. Typical speeds are 20 to 30 miles per hour. Current and Projected Volume Deficiencies. The 1995 Battle Creek Area Transportation Study (BCATS) 2015 Long Range Transportation Plan identified current (1990) and projected (2015) volume deficiencies in the Battle Creek metropolitan area (including the City of Battle Creek, City of Springfield, and Bedford, Pennfield, Emmett, Newton and Leroy Townships). These volume deficiencies (shown in figure 2-22) serve as one factor in recommending long-range transportation improvements. (These recommended improvements serve as the basis for the preparation of BCATS Transportation Improvement Plans (TIPs) which are prepared annually to allow for actual project implementation.) It should be noted that BCATS traffic projections were based on existing zoning and the best information available on development plans at the time of the study' s preparation. (Projected volume deficiencies based on the future land use plan may differ from those based on BCATS assumptions.) The BCATS plan will be updated every three years. Since 1988, Battle Creek has been working to connect the eastern and western portions of Business Loop 94 (BL-94) from South Avenue (just east of 1-194) to Raymond Road through the Post/Franklin neighborhood and extending into Emmett Township. The goal of this project is to encourage economic development by linking east side residents and the Post and Kellogg factories (currently switching from rail to truck transport) with Fort Custer Industrial Park and 1-94. While the right-of-way for the new roadway connection has been City of Battle Creek Comprehensive Plan October 1997 acquired by the Michigan Department of Transportation, the project was put on hold in 1995 because state funding for road construction (an estimated $12 million) was not available. This project remains · unfunded at this time. In the future, as new development occurs in the southwestern portion of the City, additional north-south and east-west collector roads will be needed to facilitate traffic movement and to provide relief to Helmer Road. Transit Battle Creek's transit system currently operates on nine routes (see figure 2-23) serving an estimated 80-85% of the city's major traffic generators. Service is provided from 6:15 a.m. to 6:15 p.m. Monday through Friday with 9:15 a.m. to 5:15 p.m. service on Saturdays (no service on Sundays). A "pulse system" design is used with all buses converging on a central transfer point, the Intermodal Station, located downtown. Demand response service is also available to seniors and the disabled. Representatives of Battle Creek Transit estimate that 3% of the city's population uses transit on a daily basis. There are approximately 2,700 passenger trips per day serving approximately 1,500 riders per day. The most heavily used routes serve the Main-Post area (Route 3E) and the KendallGoodale area (Route 3W). BCATS recommended project list includes 24 transit projects with a total cost of $8.25 million. Of the total transit expenditures, 76.4% are for the acquisition of new large buses for fixed route service and 19 .1% are for small buses and vans for demandresponsive service. The remaining funds are Technical Report Page 2-65 �Legend il 5 ~-~\ ( .. c,:, 1,,./ ._,_._. ~i .. , .g ,... •• Morgan ©~•-. {-( .. ,,..;i (:.) 6 - - - • 1990 Deficiencies 0 ••, 'I <> vi - C<l . r·· tJ.J - - Projected Deficiencies to 2015 II Verona Rd . ... ........ 1 I r ... bQ ..., 0 ;:I Reserve E C) 0 c:: ::c: 0 c?i Gethlngs I I B Drive N Figure 2-22 BCATS 2015 Long Range Transportation Plan, Current and Projected Volume Deficiencies 0 1/2 Mile I Mile I I ✓--s··, ._.... · B Drive S 2 Miles l Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page.1-66 �d > < "€0 z Legend Existing Bus Route Verona Rd. lW West Michigan Avenue 2E Emmett St/East Avenue 2W Territorial/Goguac 3E Main/Post 3W Kendall/Goodale 4N Capital Avenue NE 4S Capital Avenue SW SW Fort CusterNAMC 5S Columbia Avenue • Intermodal/Tranfer Station 1 • ....0 t:I) Reserve .....::, E ;g 0 C s Cl'.) Gethings Watkins 1-94 Beckley ... Q <!J B Drive N "' 0 01) C ~ Figure 2-23 Current Public Transit Service 0 1/2 Mile I l Mile 2 Miles I l Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company B Drive S ✓-7..::·, .. ).-.: A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK . J>agel-67 �for miscellaneous projects including service vehicles, bus stop amenities and maintenance equipment. Representatives of Battle Creek Transit report that low density residential development and the dispersion of major activity concentrations have negatively impacted their ability to provide efficient, cost effective service. In addition, it has been noted that public transit access from lower income neighborhoods (where rates of car ownership are relatively low) to job centers (for example, Fort Custer Industrial Park) should be improved. This may require a reconsideration of the balance between fixed route and demand response service. PUBLIC FACILITIES/SERVICES The City provides many services, such as police and fire, to its residents and contracts with private companies to provide others, such as garbage pick-up and ambulance response. Provision of these services enables residents to live in comfort, safety and security. Associated with these services are the facilities that house staff and equipment. Some facilities, such as a library or hospital, need to have a substantial portion of its facility centrally located in order to provide service effectively and. A public service such as fire protection, requires dispersed stations in order to respond rapidly at any location within the city. Following is a brief description of key public services provided in Battle Creek and, where pertinent, a discussion of any needs to improve those services. City of Battle Creek Comprehensive Plan October 1997 Police Department The Battle Creek Police Department operates primarily out of its one, downtown headquarters adjacent to City Hall. In addition, the Department leases evidence -storage space in an adjacent building. This space will be lost when that building is torn down in 1997. No formal discussions have identified plans for additional space or expansion as of spring, 1997. The Police Department does utilize other facilities . These include a leased location for the covert drug enforcement unit, six spaces (storefronts, apartments, etc.) donated by members of the community so that the department can have greater visibility in the neighborhoods, a leased space in Fort Custer for the Traffic Unit and animal storage and disposal through an agreement with the Humane Society. There is insufficient parking at Police Headquarters. This problem may be alleviated when the four story adjacent building is torn down; however, the trade off will be a need to find space for evidence storage. Impounded vehicles are stored in private facilities. Fire Department The Battle Creek Fire Department provides fire fighting response to all property within the City of Battle Creek. Aid agreements with other communities were being explored in 1997. The City maintains fire stations in locations throughout Battle Creek (see figure 2-24). This enables a timely response in the event of a fire. If one draws a circle around each station representing a distance of about one and one half miles, locations within those Technical Report Page 2-68 �Legend 0 Existing Fire Station with 1 3/4 Mile Recommended Response Radius Verona Rd. I I (. -( I Reserve .4 ~-. L (···\ . . .,. ... . :.t .• .... :~~; 0 .:_,~ :..'_'-: .:•:u .:·. .··:... / :':, ;trw:, ·.:::.. :-; ·.: ... B Drive N 4 ~ \:•: .:,. ~ ~ Figure2-24 ..., .... Existing Battle Creek Fire Station Locations ~'(,; : c..,'tf ""'- ••• ,_ _ _ _ _-4-....__ _ _ __ l, 0 1/2 Mile I Mile 2 Miles 7 t r B Drive S r~:-.. A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company Page 2-69 �circles should expect a fire department response within just a few minutes. In locating fire stations in the past, the City had to contend with barriers to rapid response times. The rivers, with few bridge crossings, are a barrier. The railroad ·p roved to be the most difficult barrier, since a long train would effectively require rerouting fire trucks a considerable distance. Therefore, fire stations were built to compensate for those historic barriers. As railroad crossings are eliminated as a barrier, some fire stations are now too close together. No new fire -stations have been built since before the merger with Battle Creek Township in 1983. Those located in the former township now serve that portion of the city. An evaluation of Fire Department space or facility needs was on hold in 1997 due to a change in personnel in the position of Fire Chief. The Fire Department anticipated that road reconstruction in the city center could result in alterations or demolition of fire stations adjacent to those projects. As of the spring of 1997, the Fire Service Rating ISO (Insurance Services Office) in the City is 3. The rating was being evaluated in the summer of 1997 but was expected to remain the same. An ISO rating of 3 is as high as any city in Michigan. A rating cannot be higher and improve fire insurance premium rates. The ISO is a complex rating system, performed every ten years, that evaluates the City's water supply, age of equipment, age of schools, dispatch communications and many other factors. Ambulance Service Emergency and transport ambulance service is provided by Life Care Ambulance Service which is sponsored by the Battle Creek City of Battle Creek Comprehensive Plan October 1997 Health System. The Battle Creek Fire Department has state licensed medical first response staff and equipment in every fire . station. This provides rapid response to any emergency medical situation. The Fire Department does not provide advanced life support nor transport. Solid Waste and Recycling Solid waste pick up services (garbage, recycling and yard waste) are provided under contract with a private hauling company. In 1997, the sole provider contract was with Waste Management Inc. Waste ••Management provides pick-up services for all sectors of the City. Solid waste is landfilled at the 103 acre C&C Landfill in Convis Township north of Marshall, west ofl-69. The 1992 Calhoun County Solid Waste Management Plan targets 26 acres of adjacent land for additional landfill sites projected to be needed by 2002. To satisfy a longer term need for landfill space, the Solid Waste Plan assumes the remaining portion of a 125-acre parcel owned by Browning Ferris, Inc., of which the 26 acres mentioned above is a portion, will be used. Currently, the existing landfill receives all the County and a portion of neighboring counties' solid waste. This landfill receives approximately 2,500 to 3,000 cubic yards of solid waste per day. Calhoun County contri~utes 70 percent of this volume. Waste Management has a facility at the Fort Custer Industrial Park. This facility provides on-site vehicle storage, a material recovery and sorting facility for recyclables, and drop-of{ containers for recyclables. There is no yard waste drop-off facility. Yard waste is composted outside of the County. Technical Report Page 2-70 �~ .c:: t:! 0 ( z KEY 1 Public Services Equipment Center 2 · Ft. Custer Customs Cargo Facility Bldg. . 3 Waste Water Treatment Plant 4 Verona Pumping Station S Kellogg Arena Parking 6 Old Hall of Justice 7 CityHall 8 · Public Safety Building 9 Transit Ad.min. Office & Garage 10 Full Blast Youth Center 11 WK Kellogg Regional Airport 12 Parking Ramp 13 Fire department Maintenance Bldg. 14 Irving Park Building 15 Willard Beach Bath House & Picnic Shelter · 16 C.O. Brown Stadium 17 Binder Park Golf Course Pro .Shop/Binder Park Z 18 Water Tank (3.8 million·gallon) 19 Water Jank (1 million gallon) 20 Water Tower (1 million gallon) 21 Glenurban Shelter 22 BCHS Kids Campus Day Care 23 Fell Park Building ' 24 Salt Storage Shed . 25 Intermodal Facility 26 Franklin Neighborhood Center 27 Public Services Building 28 TheRink 29 Riverwalk Two-Tier Parking 30 Reservoir (1.5 million gallon) 31 Water Tower (Two million gallon) 32 Reservoir (Five million gallon) · & Pumping Station 33 Bailey Park Concession Bldg. (Flannery) 34 Bailey Park Concession Bldg, (Convis) 35 Pump House #5 · · 36 Pump House #6 . 37 Toeller Building (Information System) · 38 Bailey Park Framed Bldg. (2 Story) 39 FAA Hanger at WK Kellogg Regional Airport •I I • ( ... 01) I C1) -.::I E C1) 0 :i:: C: 0 .... Cl) Gethings ~ Cl) Beckley: BDriveN Figure2-25 0 Battle Creek City Government Facilities 1/2 Mile I Mile 2 Miles I r i B Drive S r-----i-:·,. ) _. ·: A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company Page 2-71 �Many of the markets for recyclables are in Battle Creek and include the cereal companies. City Government The City owns numerous facilities, such as parking lots, parking ramps, public works facilities and garages. The most visible is City Hall. Figure 2-25 locates downtown city and other governmental facilities. City Hall provides office space for city departments and is the place for citizens to go to access the offices of the Clerk, Assessor, City Manager, Mayor, Treasurer, Planning and Community Development Department, Engineering and Water Billing. The equipment garage is five blocks west of City Hall. The City provides parking for downtown offices, agencies and businesses in lots and ramps. A parking study, under way in 1997, was intended to make recommendations concerning parking shortages. Other Government County. Although the Calhoun County seat is located in the City of Marshall, located about ten miles east of Battle Creek, the - County maintains a number of facilities and provides services in Battle Creek. These include the Calhoun County Health Department, offices of the 10th District Court, Circuit Court offices, Friend of the Court and an office of the MSU Extension Service. Most of these facilities are located in the County Building on Michigan Avenue close to Battle Creek City Hall. The County had no plans for facility expansion in Battle Creek as of the summer 1997. The Secretary of State provides a drivers license and plate office in Battle Creek. The Michigan Department of Transportation has a highway construction field office and maintenance garage on North Street. The Family Independence Agency has an office in the County Building on Michigan A venue. The Employment Security Commission is located on Hamblin Street. The Michigan Air National Guard has an office on Dickman Road near W. K. Kellogg Airport. Federal. The Federal government has a strong presence in Battle Creek, especially the military. Fort Custer, which is located outside of, but adjacent to, Battle Creek (largely in the Kalamazoo County) was a major regional employer during World War I II. While military activity has waned at Fort Custer in recent years, the Defense Department has leased space downtown for several thousand workers in the old Kellogg Sanitarium complex. The Federal government is the third largest employer in Battle Creek. There are Federal facilities associated with W. K. Kellogg Airport. The Federal Aviation Administration of the Department of Transportation operates the Air Traffic Control Tower and the Air National Guard is located at the airport. the United States Customs Service has an international arrivals office at the airport. Several military branch recruiting offices are located at Fort Custer. Additional federal facilities and services include the Post Office downtown, a US Department of Agriculture Soil Conservation Service office in Battle Creek, State. The State of Michigan maintains a limited number of facilities in Battle Creek. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-72 �the Federal Emergency Management Agency, Health and Human Services and the Labor Pepartment. Community Parks. These are parcels of 20 acres or more providing a variety of recreational facilities and programs. The Federal government also operates a Veterans Hospital, which is located outside of the Battle Creek City limits, in Bedford Township, near Fort Custer. Neighborhood Parks. These are parcels of 5 to 15 acres servicing a 12 to 15 block radius. Post Office The Federal government operates a main Post Office in downtown Battle Creek. There were no branch locations in 1997, although at that time a Post Office store was anticipated for the Lakeview Square MalL Stamp sales were provided in area Meijers and Felpaucsh stores. Recreation The City of Battle Creek has long held recreation as an important aspect of quality of life for its residents and, as a result, has one of the most comprehensive recreation programs in the state. Battle Creek's recreational system includes 3,553 acres of which 992 acres are school grounds and playing fields, 2,561 acres are parks and 1,362 acres are open space, including the 245-acre biological preserve. The City has worked in partnership with the school . districts and surrounding jurisdictions to establish a comprehensive regional recreation system and program Battle Creek'.s park system includes 26 parks as outlined in table 2-27 and illustrated in figure 2-26. These parks fall into four categories. Metropolitan Parks. These are large parcels, 50 acres or more. At least 50% of the park users come from a radius of several miles. City of Battle Creek Comprehensive Plan October 1997 Mini Parks. These are parcels of 2 acres or less located in neighborhoods with higher residential densities. Although the Parks and Recreation Department is currently undertaking the ._preparation of an update master plan, a number of need improvement projects have been identified over the past several years. These include: • • • • The need for a community park (or parks) of 50 to 100 acres on the south side of the city, north of 1-94 Mill Pond improvement as an urban recreational amenity Continued improvement of neighborhood parks Extension of the linear park system, especially on the south side of the city and into the townships Seniors Burnham Brook Center, privately owned and operated senior center, provides programs· and services·for its 5,000 members and also offers certain programs and services to the general public. Burnham Brook Center is located just west of downtown on Michigan A venue and is the only facility in Battle Creek with complete facilities and programs for persons 50 years and older. Technical Report Page 2-73 �Table 2-27 Battle Creek Parks Park Size Condition Comments Metropolitan Park Bailey Park 80 ac. Good Adult baseball/softball emphasis; volleyball; play equipment Golf course; zoo; winter park Charles Binder Park Community Parks Irving Park 670 ac . Good 53 ac. Good Leila Arboretum 71 ac. Fair Willard Beach Park Fell Park Nei~hborhood Parks Claude Evans Park McCrea Park 16 ac. 80 ac. Good Fair lOac. 19 ac. Post Park Hamilton Park Piper Park Stellrecht Park 7.5 ac. Good Renovation underway Good Fair/Poor Fair Renovation underway Sasketball; other sports; passive use; restrooms Youth baseball/softball; passive use playground; pavillion Playground; pavillion; pathway Baseball; play equipment Play areas; play equipment Indoor recreation center; playground; basketball Poor Fair Poor Poor Excellent New Poor Excellent New NA Poor Excellent New Excellent New Good Excellent Undeveloped Excellent New Play equipment; passive use Passive use Play equipment; passive use Play equipment Play equipment; basketball; passive use; play area Passive use Play equipment; passive use; basketball Mini Parks Cliff Street McCamly Park Hamblin Park Lincoln School Greenwood 7 ac. 4 ac. 1 ac. 2 ac . 1 ac. 3 ac. 10 ac. Prospect Meachem 2 ac. Rose Garden Handicaooed Quaker 1 ac. 1 ac. 5 ac. Julia V. Milner 1 ac. Riverfront Friendship Park Mineral Park Monument Park 2 ac. 1.5 ac. 3 ac. City of Battle Creek Comprehensive Plan October 1997 . Passive recreation; indoor recreation center; linear park component; playground Passive recreation; environmental education; Kin_gman Museum Water recreation; playground; pavillion Tennis; baseball; playground; restrooms Passive use Play equipment; passive use Play equipment; passive use I I Play equipment Passive use; linear pathway Passive use; amphitheater Passive Passive Technical Report Page 2-74 �Legend ~ Cemetery mm Golf Course ----, Linear Park Park 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19 . 20. 21. 22. 23. 24. 25. 26. ( Reserve Gethings •• Bailey Park Piper Park Quaker Park Handicap Park Irving Park Claude Park Greenwood Park Lincoln Park Julia V. Milner Park Leila Arboretum Fell Park McCamly Park Riverfront Park Friendship Park Monument Park Stellrecht Park CliffPark Post Park Hamilton Park Prospect Park Meachem Park Hamblin Park McCrea Park Mineral Park Willard Beach Charles Binder Park Figure 2-26 Parks and Open Space 0 l/2 Mile I Mile l t ( B Drive S :r---Z···,. "'J:.- A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK 2 Miles Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company Page 2- 75 �Members enjoy a pool, exercise facilities, classes and leisure activities. The general public can use the cafeteria, meeting rooms and participate in programs offered to the public. Youth The Full Blast Center offers exercise opportunities and programs for the public. While it was designed for, and caters to, youth, it is open to residents of any age. This city-owned facility has a running track, gymnasiums and exercise rooms. It is located in the downtown area, which helps serve persons living near the center of the city. The private, non-profit YMCA operates the Y Center on Capital A venue which provides exercise facilities and programs for youth, seniors and general age groups. Library The Willard Library is located just north of the downtown, near Battle Creek Central High School and St. Phillip School. The library was built in 1967. It contains 300,000 volumes and circulates 500,000 items each year. There are no branch locations as part of the system. Library service to outlying areas is offered through a bookmobile. Building and parking space is inadequate at the Library. The library began considering plans for building expansion at its present location in 1997. Patrons and staff share a city parking lot with the Battle Creek Schools. The lot also has a large number of monthly permit-only spaces which are unsold, and these are unavailable for use by library patrons. City of Battle Creek Comprehensive Plarr October 1997 Public Schools There are five public school systems serving the combined area of the City of Battle Creek, the City of Springfield and portions of Bedford Township. The northern and western portions of the area are served by the Battle Creek Schools. A very small area in the northeast portion of the city lies within the Pennfield school district. The central, southern area is served by the Lakeview Schools. A small portion 'of the city's southeast comer is served by the Harper Creek school district and the far southwest by the Climax-Scotts school • •district. Each system includes multiple elementary schools, a junior high (middle) school in the Lakeview system and multiple junior high schools in the Battle Creek system and one high school in each system. (See figure 2-27 .) Battle Creek Schools also owns/operates an outdoor education center and school farm at Clear Lake, the Kingman Museum of Natural History at Leila Arboretum, the McQuiston Leaming Center, the Calhoun County Area Technology Center and the Adult Education Center. There are no current plans for school expansion in either system. The Calhoun County Area Technology Center has programs for high school juniors and seniors, and adults, in the following subjects: business; construction; manufacturing, personal services; health careers; agriculture; lawn and garden; marketing; child care and transportation. Private Schools About seven percent of Battle Creek children attend private schools. St. Philip's Catholic Church operates an early childhood education center and elementary, middle and . Technical Report Page2-76 �••• 36 35 ,34 I KEY Battle Creek Schools Morgan Pennfield School District ---L-- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 · 20 21 22 Battle Creek Central mgh School Northwestern Jr. High School Southeastern Jr. High School Southwestern Jr. High School Springfield Middle School W.K. Kellogg Jr. High School Ann J. KeUogg Elementary School Coburn Elementary School Dudley Elementary School Franklin Elementary School Fremont Elementary School LaMora Elementary Schooi Level Park Elementary School Lincoln Elementary School McKinley Elementary School Post Elementary School Roosevelt Elementary School Urbandale Elementary School Valley View Elementary School Verona Elementary School Washington Elementary School Wilson Elementary School Lakeview Schools 23 24 2S 26 Lakeview High School Lakeview Jr. High School Minges Brook Elementary School Prairleview Elementary School r7 Riverside Elementary School 28 Territorial Elementary School 29 Westlake Elementary School Climax-Scotts Schools • • • Fort Custer Military Reserve Climax-Scotts High School Climax-Scotts Middle School Climax-Scotts Elementary School Harper Creek Schools 30 31 32 • 33 Gethings Harper Creek Senior IDgh School Harper Creek Jr. High School Beadle Lake Elementary School Sonoma Elementary School . Wattle Park Elementary School Pennfield Schools 34 35 36 37 • Pennfield IDgh School Dunlap Middle School Central Elementary School Purdy Elementary School North Pennfield Elementary School • Not Withio Map Area B DriveN Figure2-27 Existing Schools and School Districts Serving Battle Creek 0 1/2 Mile 1 Mile 2 Miles 5 B Drive S A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Johnson Johnson & Roy/ inc Planning and Zoning Center, inc. WJSchroer Company Page 1- 7 �high schools. St. Joseph Catholic Church also provides elementary and middle schools and a pre-school program. Total school enrollment in public and private schools was nearly 14,000 students in 1991. Colleges Kellogg Community College. Kellogg Community College (KCC) has an enrollment of over 9,500 students at its three campuses in Battle Creek, Hastings and Coldwater. The Battle Creek location is on North Street south of Roosevelt Avenue. KCC offers degree programs in a number of academic and technical areas as well as continuing education opportunities. The Mawby Center provides conference facilities. Spring Arbor College. Spring Arbor College offers Bachelors Degree completion programs to over 2,200 students, systemwide. The Battle Creek location provides instruction to local residents and administrative oversight for other Spring Arbor facilities in the southwestern part of Michigan. park and is anticipated to lease its first floor to a child care facility. It will have its own parking lot. Enrollment is about 300 students. -Health The Battle Creek Health System operated two hospitals in 1997 but planned at that time to combine them by 1999 through new construction, demolition and rehabilitation of existing buildings at the former Leila and Community Hospital sites. In 1997, plans for expansion and new facilities included a new 103,000 square foot outpatient center, a 50,000 square foot medical office building and rehabilitation of a 1970's building as a 180 bed in-patient tower, Obstetrics and Critical Care Units. In 1997, other Battle Creek Health System health facilities included an occupational medical center at Fort Custer, a psychiatric hospital, Fieldstone Center, six blocks from the main campus, and Health Net, an employee assistance center on Columbia Avenue. The Battle Creek location is on Beckley Road, and the College shares the building with other tenants. There are no plans for expansion or relocation as of spring 1997. Davenport College. Davenport College is part of the 20-campus system affiliated with the Detroit College of Business. It is the largest private college system in Michigan. Davenport College expected, as of spring 1997_, to occupy a new, 11,000 square foot facility on Van Buren Street adjacent to the Burnham Brook Center and the Federal Center. The new building is on the linear City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 2-78 �Chapter Three Vision VISION STATEMENT Introduction The vision statement presented below describes Battle Creek as residents in 1996 would like it to be in the year 2020. This 'vision is written as if the year is 2020. References "back" to the 1990' s are intended to give a clearer sense of the desired future. The vision statement is based on citizen input received at four Visioning Town Meetings and a survey of local leaders conducted in 1996; it was reviewed and approved by citizens, the Advisory Committee, and the Planning Commission. The vision statement served as the basis for developing the goals, objectives and policies presented in Chapter 4 and the plan recommendations presented in Chapter 5. Twenty-First Century Battle Creek Satisfying the diverse needs, desires and dreams of residents and businesses is a big challenge for any community. Undaunted by the migration of people from urban to rural areas and industry shifts occurring throughout the State, the City of Battle Creek has moved into the 21st century as one of the most desirable places to live, learn, work and play within Michigan. Residents and businesses in Battle Creek enjoy a rich quality of life and are reaping the benefits of commitments made years ago. Alluring characteristics that initially attracted residents to Battle Creek have not only been maintained over time, but enhanced. These include high quality schools, Binder Park Zoo, festivals, the linear park, the Leila Arboretum, well City of Battle Creek Comprehensive Plan October 1997 maintained neighborhoods, attractive . commercial districts and the small city feel in a large city. While the City continues to recognize and celebrate its different and distinct neighborhoods, Battle Creek residents, businesses and neighborhoods have achieved a united identity and image. The land and people that make up Battle Creek function physically, socially and economically as one city. This unity has greatly strengthened the City's ability to meet the challenges of change and for everyone to benefit from its successes. Beginning in 1997, proactive initiatives were undertaken which went well beyond common practice of the day in order to retain and attract people and business to the community. Much of Battle Creek's success can be attributed to broad consensus on a common vision of the future; a positive, collaborative attitude by citizens, government and business leaders and a commitment to education which became a driving force in achieving the vision. The City, businesses, schools and citizens all began to plan with greater attention to the effect of decisions on future generations. This concern for the future was rooted in an important planning concept that emerged in the 1990' s. "Sustainability" as it was called, focuses on meeting the needs of the present generation without compromising the ability of future generations to meet their own needs. The City of Battle Creek has become a true model of sustainability. Businesses, neighborhoods, parks, schools, local government and the natural environment are healthy and self-sustaining in 2020. Technical Report Page 3-1 �Quality of Life: Impressions, Standards and Visual Character When asked about Battle Creek, residents use terms like "friendly," "nurturing," "healthy", "diverse," "historic," "stimulating" and "beautiful". Residents are also quick to say that Battle Creek is a safe city. Use of drugs and both the amount and severity of crime have been greatly reduced as a result of collaborative strategies 'involving neighborhood groups, businesses and the police department. Citizens feel safe to walk at night in any part of the city. Parents are confident their children can use sidewalks, trails and pathways without always being accompanied by an adult. Battle Creek is a productive city. Strategies begun in the 1990' s to attack poverty and to retain and attract jobs that support families have been successful. Everyone who can work, is working in a meaningful job for a decent wage. This is a source of great pride for the people of Battle Creek. Improved quality of education is one of the most significant achievements since the 1990's and is credited with major contributions in improving job opportunities and quality of life. The public and private school systems provide excellent educational opportunities through high school and beyond. Parents are active in schools and local businesses offer a wide range of mentoring programs. Citizens can obtain technical, job-related training, advanced degrees, and can enjoy adult enrichment courses in a wide variety of subjects. Cooperative efforts ensure all public schools achieve high academic standards , while individual schools continue to respond to the needs of surrounding neighborhoods. City of Battle Creek Comprehensive Plan October 1997 New growth and redevelopment have occurred in various forms and locations throughout the City, reinforcing its positive visual character rather than detracting from it. The visual character of a community is . set by the style, size and upkeep of its homes, businesses and civic places such as parks, plazas, schools and government buildings. It is also set by the presence or absence of water and vegetation, hills and highways. Large-scale changes to the landscape (especially of views, open spaces, vegetation, and along the waters edge), have been minimized by the consensus decision of community leaders to accommodate growth by encouraging thoughtfully integrated new development and redevelopment. This philosophy has been applied equally to both residential and nonresidential development. Avoiding crowding and traffic congestion while maintaining the physical and visual integrity of the neighborhoods and downtown has been an important objective in achieving the City's proactive development strategy. A key aspect of community character has been the conscious effort to maintain and enhance transportation links throughout the city. New developments have been designed to complement existing transportation systems and serve the needs of pedestrians, cyclists, bus riders and automobile drivers safely and efficiently. Residential redevelopment has occurred at higher density along key bus routes to help provide more alternatives for persons without automobiles. Commercial and industrial developments continue planned expansion as the need and opportunity exist. Where the visual character, sounds, dust, smells and level of activity of commercial and industrial Technical Report Page 3-2 �development would not be compatible with residential neighborhoods, they are separated or buffered to minimize conflicts. Where neighborhood-scale commercial development can serve residential needs, it is encouraged to locate appropriately adjacent to residential neighborhoods, with architectural design and layout that fits the neighborhood character. Walking, biking or 'taking the bus to work, to school or to shop have become safe, attractive, and low cost alternatives to automobile circulation because links have been established between residential neighborhoods and commercial and industrial development. Downtown - The City's Heart Downtown has been revitalized as the major center for community and business activity. City officials long ago recognized that for a downtown to remain vital and "alive", it must be a place where citizens and businesses want to be. In achieving that end, city leaders recognized they had a solid historical heritage on which to build. Using that heritage as the foundation, a number of successful initiatives were undertaken. Many new residences have been constructed downtown, once again making it a center of activity both in the day and evening. Complementing and supporting the physical and functional renewal of the central city has been the growth in cultural and educational experiences available to residents and visitors. A diverse mix of shopping and entertainment businesses, physical improvements and customer convenience have all contributed to the vibrancy of the downtown. The enchantment of visiting the core of this city is a result of the preservation of its architectural heritage and provision of interesting and attractive places for people. Structures and places of City of Battle Creek Comprehensive Plan October 1997 historical and architectural significance have been renewed and serve as reinforcing elements to the downtown's central character. The downtown today is a vital, exciting and active place where sidewalks . are lined with shops and full of people. Convenient, easy and inexpensive transportation shuttles people from neighborhoods to the downtown and parking is plentiful and convenient. Parks, plazas and streets lined with stately trees welcome visitors and residents alike, while public art is evident in all public spaces. The urban setting of downtown has become a focal point on the linear park system, creating a dramatic destination for people using the trail. Community events make the downtown the place to be on a regular basis. A City of Neighborhoods - Diversity is Celebrated City leaders long ago recognized that accommodating a diversity of people and life styles was critical to the long term vibrancy and strength of the city. They realized that variety in housing choices and living environments would strengthen the city over time. New single family homes have developed within the city, meeting the needs of younger families, while condominiums and cluster housing offer choices for older residents. Revitalized older neighborhoods have also provided an affordable housing opportunity for families of all sizes, races and ages. Common open space is an element in all large, residential projects both in older residential neighborhoods and newly developing areas of the city. The City's goal that all neighborhoods be viable has been achieved. The biggest success and the largest ongoing effort is the rejuvenation of the city's older Technical Report Page 3-3 �neighborhoods. Significant reinvestment in enhancing neighborhood environments block by block (not simply lot by lot) and strict enforcement of zoning, building, housing and rental codes have been the keys to success. Working with local residents, the City has developed programs which encourage property owners to reinvest in their homes and to take pride in their neighborhoods. The result has been 'dramatic as programs such as Neighborhood Watch and Neighborhood Pride are flourishing throughout the city. Efforts to rehabilitate existing homes and to build new affordable housing through groups such as Neighborhood Inc. and Habitat for Humanity have been very successful. Many older neighborhoods have become some of the most popular for first time home buyers and all neighborhoods offer quality housing in a good environment.. Quality of Life - A City of Recreational Options The City has long held recreational opportunity as an important aspect of quality of life. Battle Creek residents, and those of surrounding communities enjoy the linear park, Binder Park Zoo, Leila Arboretum, C.O. Brown Stadium and the Battle Cats, Bailey Park, the River Walk and other green spaces. The linear park extends to all neighborhoods, connecting them to the downtown and important recreational facilities. Users of the linear park enjoy the many miles of trails that pass through natural areas, as well as those that utilize street right-of-ways. The rivers' improved water quality has allowed their use for recreational boating as well as fishing. Buildings now reorient their "front doors" to the river to take advantage of the new opportunities presented by cleaner water. City of Battle Creek Comprehensive Plan October 1997 A walk along the Battle Creek or Kalamazoo Rivers continues to be one of the most popular pastimes in the City, with the unique opportunity to shop or relax . Throughout the city, information centers can be found . featuring data on Battle Creek area attractions as well as maps to help the visitor find their way. Festivals continue to provide entertainment for all generations of Battle Creek citizens. Recognizing that one of its greatest assets lies in the health of its people, the City has established one of the most diverse and comprehensive recreational programs found in the State. Battle Creek takes pride in its indoor recreation centers, such as Burnham Brook for seniors and a recreation center for youth. Effectively meeting the needs of youth growing up in an ever-changing society has been a constant challenge, but also a special source of pride in successful new initiatives. The City has joined forces with the schools and surrounding jurisdictions to establish one of the most comprehensive regional recreation programs found in the state. A wide range of facilities are located throughout the metropolitan area, both on school property and on sites managed by the Recreation Department, sometimes in cooperation with other units of local government. Battle Creek's emphasis on health extends far beyond recreation. Well coordinated, high quality mental and physical health services are available to everyone. However, success with prevention initiatives is the most important reason the community has such a healthy citizenry. Technical Report Page 3-4 �Economic Development - A City of Opportunity Battle Creek continues an aggressive economic development program aimed at retention, expansion and attraction of business and industry within the city. The result is a healthy, growing and diversified economy that benefits the entire metropolitan Battle Creek community. To appreciate the success of this initiative, one 'need only visit the city's industrial districts. Over 1,000 acres have been developed or redeveloped for industry since 1996, during a period when scattered, rural greenfield development has dominated the landscape throughout the rest of the state. The airport has become both an anchor and magnet for new jobs. Opportunities for additional growth and expansion of the airport continue to be found. Strong community values and the quality of life offered in Battle Creek have certainly been part of the reason why over ten thousand new jobs have been attracted to the city since 1990. Of special significance however, has been the City's foresight in setting the stage for sustained economic growth and expansion. Reuse of older industrial sites within the city has been highly successful as a result of land assembly, site clean-up and physical renewal of underutilized industrial properties. The creation of flexible development options, in geographic location, parcel size and incentive packages, have also been key ingredients of the job creation strategy. The City's marketing program, which proactively solicits business and industry, has also been a significant factor in Battle Creek's success in keeping and attracting a diversity of businesses. City of Battle Creek Comprehensive Plan October 1997 The Michigan Jobs Commission has been using Battle Creek's program as a model for other communities throughout the state. Advertising, direct mail, face-to-face visits and trade show participation have all been . components of the program. The single most significant factor in achieving success, however, has been the City's ambassador program. Business executives who already have invested in the community work with the City in promoting the unique benefits and advantages of locating in the supportive working environment of Battle Creek. Also of significance has been the City's ability to satisfy the basic infrastructure requirements of today's business and industry. By continually reinvesting in sewer and water systems, utilities and transportation, the City has demonstrated its ability to satisfy basic industry needs and provide a quality of life on par with any community in southwestern Michigan. Planned Growth Growth in the south and southwestern parts of the city has been carefully staged to maximize the development potential of the land and to create well designed, convenient places with both an urban density and an open space character. Utility extensions and road improvements have been implemented to encourage cost effective, quality development and to discourage leap-frog development that underutilizes land development potential. Beckley Road at I-94 has grown to be the major activity center for retail and highway services. Through careful planning and targeted redevelopment, the area continues to renew itself and attract the kinds of Technical Report Page 3-5 �reinvestments necessary to meet changing shopping demands. It is an anchor for southside and metropolitan shopping needs and is the focal point for residential development in the area. Growth at the other metro area interchanges on 1-94 has been carefully staged to coincide with public infrastructure investments. This has prevented premature, expensive 'development and improved the competitive ability of existing business areas. Redevelopment efforts downtown, in older neighborhoods and industrial areas have been linked to planned infrastructure improvements that provide benefits well beyond the improvement area. A variety of public and private financial resources have been used wherever possible to fund redevelopment efforts. Intergovernmental Cooperation/Coordination An agreement between the City of Battle Creek, the City of Springfield, Fort Custer Military Reservation and Emmett, Bedford, Leroy, Newton and Pennfield Townships is a model which is being duplicated statewide. The basis for this agreement is a shared set of policies structured around a common vision of the future which serves as a framework for decision-making between governmental entities. Coordination of costs, timetables, responsibilities and resources to continue upgrading all public services and facilities are integral parts of these cooperative policies. State and private participation has . added significantly to the coordination process. While local land use decisions are guided by local zoning standards, issues of greater than local concern are subject to input from surrounding local governments before a final decision is made. Special ad hoc committees are established to aid communication among local governments in this process and to ensure adequate public participation. This program has significantly contribute~ not only to the success exhibited by the City over the years in achieving its long-term goals, but also to that of the entire metropolitan area as one of the highest quality living, working and recreating areas in the entire State. The common vision recognizes the autonomy of each unit of government but establishes a mechanism for dealing with issues of greater than local concern. It is founded on the dual principles of respect and cooperation on issues of mutual interest. Parochialism no longer prevents achievement of area-wide interests, yet the individuality and uniqueness of each jurisdiction is retained. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 3-6 �Chapter Four Goals, Objectives and Policies INTRODUCTION Goals, objectives and policies play a fundamental role in the Battle Creek Comprehensive Plan. The goals and objectives chart the Plan's direction 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: 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 often not very helpful to decision makers. It needs further refinement to assist decision makers to reach their selected destination. At the individual level, a goal is like saying, " I want to take a vacation once each year." An OBJECTIVE is a benchmark which specifies in general terms the way (or route) by which the goal (or destination) can be reached. An objective indicates the kinds of actions that should be taken to achieve the goal. It is like deciding to set aside "$X" by "Y date" to travel to "Z." A POLICY is a course of action which, if followed, will achieve an objective. A policy is more detailed than an objective and can be readily translated into specific action recommendations or design proposals. It is like saving $100 extra dollars a month by reducing spending on non-essentials and entertainment in order to afford the vacation. City of Battle Creek Comprehensive Plan October 1997 The Policies are structured for future use by . those who will be responsible for implementing them. This is primarily the Planning Commission and Planning Department. There are two types of redundancy and some cross-referencing: • Key issues are addressed under more than one heading when they do not fit neatly under only one heading (this occurs often with items in the Land Use category--which also appear under Industrial Development, Downtown, etc.). • Every objective has at least one policy. In some cases, the policy differs from the objective only in terms of who is assigned some responsibility to act. This is most obvious in those areas in which the City of Battle Creek has little authority to act (e.g. Health and Education). The redundancy and cross-referencing are intended to make it easier to put these goals, objectives and policies to use once the Plan is adopted. ECONOMY Goal 1: Battle Creek has a sustainable, growing and diversified economy, providing full employment at sufficient wages to support a family. Objectives: • Create new jobs through the retention and expansion of existing employers and the attraction of new companies. Technical Report Page 4-1 �• • • • Target the manufacturing sector of the economy as the primary focus of new job creation (including research, design, engineering, administration and production). Continue to upgrade and enhance the city's transportation, communications and utilities infrastructure systems to meet the needs of business and industry. Coordinate economic development activities with the City of Springfield, neighboring townships, Calhoun County and Region 3 to promote a positive, world class image for the Greater Battle Creek Area. Create an advanced business climate to maximize employment opportunities for residents and meet the future technology requirements of business and industry. Capitalize on assets like the W. K. Kellogg Airport and the Fort Custer Industrial Park. Policies: 1. The Planning Commission and City Commission will continue to support and promote the efforts of Battle Creek Unlimited, the Battle Creek Tax Increment Finance Authority (BCTIFA), and the Downtown Development Authority (DDA) in their individual and combined efforts to retain and expand jobs in Battle Creek. 2. The Planning Commission will seek to ensure that economic development and expansion plans are prepared with their input and are consistent with the adopted Comprehensive Plan. 3. The Planning Commission and City Commission will give high priority to expansion and improvement of infrastructure needed to accommodate new jobs generally and new industries particularly, as long as they are located in areas planned for those uses and City of Battle Creek Comprehensive Plan October 1997 designed to meet zoning standards. Special priority will be given in capital improvement programming to sewer, water, road and related infrastructure improvements in and adjacent to: • the Fort Custer Industrial Park, the W. K. Kellogg Airport and the western leg of the 1-94 business loop from Fort Custer to the 1-94 interchange; • the existing Post and Kellogg manufacturing plants; • downtown. 4. The Planning Commission and City Commission will continue to support an advanced business climate and city and metropolitan marketing efforts that promote Battle Creek as a world class community. 5. The City will assist with job-producing infrastructure improvements in adjoining units of government consistent with existing sewer and water contracts and agreements, when there are a significant number of good paying jobs involved, and adequate land is not available to meet the need within City boundaries. 6. The City will support the installation and improvement of new communication technology, including fiber optics, needed to meet the needs of business and industry. Goal 2: Battle Creek has a skilled work force large enough to help attract new economic development. Objectives: • Support the training and retraining of a work force able to secure and maintain employment, work productively and earn a wage sufficient to support families in a changing economy. • Promote the establishment of technical and educational support programs which Technical Report Page4-2 �• • match residents with business and industry needs. Promote adequate, safe day care for children of working families. Ensure adequate public transportation so that workers without automobiles can get to jobs. Policies: 1. The City will give greatest support to those State and regional job training and retraining efforts which address the existing and projected needs of workers in the metropolitan area. 2. The City will work with the Kellogg Community College, Western Michigan University, Davenport College, and other higher education institutions and the Calhoun Intermediate School District, as well as with area economic development authorities to establish and maintain technical and educational support programs which match residents' skills with business and industry needs. 3. The City will review, and revise if necessary, its zoning regulations to ensure adequate opportunities for safe and convenient day care and other workforce support services near residential and high job-producing areas. 4. The City will plan for new residential development near (but buffered from) major job areas and encourage siting new employers along major corridors to facilitate cost-effective public transportation. 5. The City will identify and pursue opportunities for public/private partnerships in achievement of these goals, objectives and policies. LA:ND USE Goal: Battle Creek manages growth to prevent sprawl at the edge of the City's City of Battle Creek Comprehensive Plan October 1997 developed areas, to promote new development at urban densities and to encourage reinvestment in older areas of the City. - Objectives: • Encourage compact development that uses land and infrastructure efficiently. • Protect environmentally sensitive areas and agricultural land until it is needed for development. • Promote distinctly different development patterns/densities to maintain a clear definition of urban, suburban and rural areas within the city. • Encourage highest densities around key activity centers and along major transportation routes. • Provide a linked system of planned open space that connects newly developing and existing neighborhoods. • Promote relationships between jobs, housing and transportation that are convenient, efficient, healthy and mutually supportive. • Prepare more detailed subarea and functional plans that are consistent with this Comprehensive Plan. • Provide many opportunities, at well publicized meetings, for public and stakeholder input on refinements and amendments to this Plan and functional or subarea plans based upon it. Policies: 1. The Planning Commission will encourage a balance of land uses that provides the full breadth of development opportunity, without favoring a particular area (like the southern part of the city) at the exclusion of another part of the City (like the older northern neighborhoods). 2. The Planning Commission will prepare, with the assistance of appropriate city Technical Report Page4-3 �departments, Battle Creek Unlimited, Neighborhoods, Inc. and other nonprofit organizations, a plan for the redevelopment and reuse of contaminated sites in the city. Once such plans are complete, or where such plans are already in place or such sites have been addressed in other existing plans, the Planning Commission will support their implementation with appropriate zoning changes and inclusion of capital improvements in the annual capital improvements program. New redevelopment plans shall: • identify sites for cleanup; • prioritize sites for redevelopment based on assets and a targeted number of jobs to be created; • identify infrastructure improvement needs and options; • identify costs of cleanup, infrastructure improvements, and sources of financing; • include a phasing plan and • assign implementation responsibility and propose enhancements (if any) to the authority of the entity responsible for implementing the plan. 3. The Planning Commission will develop and adopt subarea plans for each neighborhood in the city and for each major road corridor that are consistent with this Comprehensive Plan. Subarea plans will be developed with input received at well publicized public meetings and involve interested citizens, Neighborhood Planning Councils, businesses and nonprofit organizations. 4 . The Planning Commission will develop, adopt and promote design guidelines for new development that: _ • encourage compact development in planned neighborhoods with a common open space network that both preserves existing natural City of Battle Creek Comprehensive Plan October 1997 features (e.g. streams, wetlands, floodplains, woodlots) and enhances easy access (both visual and physical) to open space from all new residential developments; • includes a mix of residential development types and densities, adequate space for neighborhood business and important public facilities (like schools) in close proximity in order to reduce the total number of vehicular trips needed each day and that • result over time in new development that links jobs, housing, transportation and open space in ways that are convenient, efficient, healthy and mutually supportive. 5. The Planning Commission will develop, adopt and promote design guidelines for redevelopment and adaptive reuse in older neighborhoods and older nonresidential areas that: • enhance the character of already established areas generally, and specifically preserve the historic character of areas classified as such; • promote compatible reuse of lands that are contaminated following cleanup to a reasonable level, in light of feasible future uses and that • result over time in redevelopment that links jobs, housing , transportation and open space in ways that are convenient, efficient, healthy and mutually supportive. 6. The City Planning Commission will develop for adoption by the City Commission, new zoning regulations that implement the Comprehensive Plan and: • encourage new development in most undeveloped areas of the City at densities sufficient to support t_h e cost-effective extension of public Technical Report Page4-4 �• • • • • • sewer and water, transit, police, fire, ambulance, and other services already provided to developed areas of the City according to the schedule for the phased extension of infrastructure and services established in this Plan; provide incentives (such as increased density), as appropriate, for development and redevelopment consistent with this Plan and adopted design guidelines; provide enhanced protection to sensitive environmental areas including floodplains, wetlands, stream banks, lakes, and woodlots, and wherever feasible, incorporate these assets as open space features in new development and redevelopment designs, thereby linking new development to other established areas nearby; maintain the wide range of development densities that already exist in the city and ensure that new densities are both consistent with this Plan, and developed with adequate transitions (or buffer areas) to protect the investment in abutting property; zone land for the highest densities around key activity centers and along major transportation routes; zone agricultural land to protect its use for agricultural purposes until adequate public facilities are available to permit its use for urban density development; zone agricultural land to prevent premature conversion to another use that would preclude eventual development at urban densities, but still permit interim low density residential use; City of Battle Creek Comprehensive Plan October 1997 • zone new commercial development in planned clusters, rather than in strips along major thoroughfares; • prevent congestion of roads by ensuring that before, or at the same time that adjacent land is developed, adequate road improvements are made; • expand application of planned unit development (PUD) and special land use techniques where useful in achieving the goals and objectives of this Plan; • increase buffer area protection for sensitive natural features and to implement greenbelts along waterways; • incorporate broader use of conservation easements in future zoning approvals when sensitive natural features are involved; • incorporate purchase of development rights, transfer of development rights and development agreements authority into the Zoning Ordinance once the Legislature adopts appropriate enabling legislation; • incorporate incentives for the construction of affordable housing; • incorporate use of environmental, traffic and fiscal impact analysis in review of large scale development proposals; • adopt new standards to permit adaptive reuse of large older residences in some areas, and to discourage conversion to multiple family use in others, according to subarea plans and • enlarge protection of historic structures in areas not presently protected. 7. The Planning Commission will not propose any rezoning or support the issuance of any special permit or PURD Technical Report Page4-5 �that is not consistent with this adopted Comprehensive Plan. If review of the proposal justifies a change to this Plan, then the Planning Commission will first process a change to this Plan before taking final action on the zoning request. 8. The Planning Commission shall thoroughly review this Plan at least once each five years and make such updates as a necessary to meet the changing needs of the City. Accompanying changes to zoning, subdivision, condominium and related regulations as well as to capital improvement programs shall be proposed by the Planning Commission following any changes to this Plan. DOWNTOWN Goal 1: Enhance the competitive advantages of Battle Creek's downtown as an office, financial and retail center and as the metropolitan area's major focus for cultural, entertainment and civic celebrations. Objectives: • Reinforce the viability of the central business district (CBD) through continued physical improvements, including improved vehicular and pedestrian access, parking and new open space links from the Riverwalk and linear park to other areas of the city. • Identify and protect structures and places of historical and/or architectural significance to support/reinforce the special identity and character of downtown. • Develop new and improved tourist destinations and supporting services. • Redevelop vacant lands. • Develop a new landmark in the downtown to help serve as a tourist City of Battle Creek Comprehensive Plan October 1997 • destination and focal point for community identity. Work to retain existing major employers in downtown. -Policies: 1. The Cereal City Development Corporation (CCDC) will review, at regular intervals, the physical environment of the downtown, and update plans for improved access, parking, beautification, open space and links to the linear park. Where needed improvements to infrastructure are identified, they shall be included in the annual capital improvement program. 2. The CCDC will identify key vacant lands, work with property owners to find appropriate uses, and provide assistance and incentives, where feasible and appropriate, for development or redevelopment of those parcels. 3. The Historic District Commission will complete, and periodically update, an inventory of historic and landmark buildings, spaces, sculptures or other artifacts of architectural and visual significance and will work for their protection and continued maintenance. 4. The City will establish and/or promote the use of incentives to encourage the preservation of historic character or historic buildings in both new development and redevelopment projects, where such historic character and/or buildings have been identified as important. 5. The City will maintain existing street zoning on Michigan Avenue downtown to promote continuous retail use at street level. 6. The CCDC and Downtown Development Authority (DDA) will continue to meet with major employers Technical Report Page 4-6 �downtown to discuss retention and enhancement of downtown jobs. 7. The CCDC will maintain an inventory of building capacity and features in the downtown, and will continue to actively market the use of those buildings should downtown employers relocate. 8. The City will initiate an innovative process to explore development of a new landmark downtown, such as a large sculpture by a world famous artist, that will serve as a focal point for community identity. 9. The CCDC will advise the Planning Commission on changes needed to the Zoning Ordinance to facilitate improved land use downtown, consistent with adopted plans. 10. The City will help ensure the CCDC has adequate authority and resources to plan for and implement downtown improvements consistent with this and other adopted plans. 11. The City will pilot test various traffic calming techniques downtown including permitting on-street parking. 12. See policy in Transportation section on improved Amtrak rail service and establishment of a high speed rail line between Detroit and Chicago. Goal 2: Downtown Battle Creek has a significant resident population and serves as an activity center for surrounding neighborhoods. . Objectives: • Support revitalization of neighborhoods surrounding downtown through housing rehabilitation and residential infill development. • Encourage residential re-use of the upper floors of downtown buildings. • Encourage the development of new downtown housing at appropriate densities. Policies: 1. The City will revise its Zoning Ordinance to better encourage residences to be located above commercial uses in the downtown. 2. The City will make rehabilitation of housing surrounding the downtown a top priority. 3. The City will promote the use of appropriately sited vacant land in the downtown for high density residential development. INDUSTRIAL DEVELOPMENT Goal: Battle Creek has an ample supply of competitively located and appropriately sized industrial sites. Objectives: • Encourage job development on the remaining acres in the Fort Custer Industrial Park; target this area as the primary focus for new and expanding and manufacturing development. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page4- 7 �• • • • • Provide a full range of support activities within the Fort Custer Industrial Park to increase business opportunities and to provide a rich working environment for employees. • Make full use of transportation serving the site including rail service and the W. K. Kellogg Airport. Identify and reserve land for future industrial growth in planned business park settings with excellent access and appropriate buffering from residential uses . Ensure that development occurs in such a way that undue environmental harm does not result. Redevelop older industrial sites for land uses compatible with surrounding properties. Coordinate airport and industrial development planning. Policies: See policies under Economy, Goal 1. 1. The City will encourage additional industrial development and use of the W. K. Kellogg Airport as part of broader efforts to attract new industry. Development compatible with a location within airport noise contours will be encouraged and development incompatible with airport noise contours will be prevented by new zoning regulations. 2. The City will support Battle Creek Unlimited, and/or other nonprofit economic development interests, in the acquisition of land uniquely suited for industrial development in advance of a demonstrated need for that land, and will assist if necessary with measures to hold that land in reserve. Such land shall have good access, be serviceable with public utilities, have sufficient space to accommodate effective buffers from any City of Battle Creek Comprehensive Plan October 1997 3. 4. 5. 6. 7. nearby residential uses, and be consistent with this Plan. The Planning Commission will review existing zoning standards, and standards in related ordinances to determine if they are adequate to prevent air, water or other environmental harm from industrial operations. If they are not adequate, the Planning Commission will recommend ordinance changes for action by the City Commission. Following adoption of the Comprehensive Plan, and periodically thereafter, the Planning Commission will review zoning of land for industrial use and where necessary, propose changes to ensure an adequate supply of well located, properly zoned land parcels of different sizes, with adequate available public services to meet a wide range of industrial needs consistent with this Plan. The City will target industrial sites with known environmental contamination located in or near the downtown, or in other areas that have historically been used for industrial purposes, for cleanup and reuse. The City will use all federal, state and local resources available to clean up sites of environmental contamination, whether or not of industrial origin. Battle Creek Unlimited will ensure that development within the Fort Custer Industrial Park complies to the maximum extent possible with protective covenants in place to maintain high development standards. Technical Report Page4-8 �COMMERCIAL DEVELOPMENT Goal 1: Battle Creek has clearly defined nodes of commercial activity, appropriately distributed and scaled to serve regional, community and neighborhood needs. Objectives: • Discourage strip commercial development. • Encourage commercial development in compact clusters/planned centers. • Develop zoning regulations and design guidelines consistent with neighborhood plans prepared and adopted with the support of Neighborhood Planning Councils, that permit neighborhoodscaled commercial uses adjacent to residential areas. • Promote new commercial development downtown that meets the needs of existing workers and a growing resident population. • Ensure commercial development in the Beckley Road corridor along 1-94 occurs at a pace that meets (but does not exceed) market needs of the city and the region it serves while protecting the economic viability of other commercial areas in the city, especially downtown, by preventing premature commercial expansion in the Beckley Road corridor. • Ensure new commercial development along the freeway does not consume lands better suited for other purposes. • Ensure new commercial development is designed to give the same consideration to the needs of pedestrians, bicyclists and bus riders as to the needs of motorists and trucks . City of Battle Creek Comprehensive Plan October 1997 Policies: See Policy on Design Guidelines under Land Use. 1. Following adoption of the Comprehensive Plan, and periodically thereafter, the Planning Commission will review zoning of land for commercial use and where necessary, propose zoning changes to the City Commission to ensure an adequate supply of well located, properly zoned parcels of different sizes, with adequate available public services to meet a wide range of commercial and office needs. In so doing, the Planning Commission shall: • keep commercial land uses within areas currently used for commercial purposes or planned for future commercial use (once all required public services are available); • prevent encroachment on commercial areas from incompatible land uses and prevent encroachment of commercial areas on abutting land uses, especially residential uses; • ensure zoning standards for buffering commercial uses from adjacent uses are adequate; • prevent the creation of new strip commercial development; • develop procedures for citizen input into design of planned commercial development and neighborhood support service centers scaled to meet the needs of the neighborhoods in which they are located. Such planned centers shall include limited commercial and noncommercial neighborhood uses like churches, schools, fire stations, etc. Incentives to attract the types of desired Technical Report Page 4-9 �commercial use to these planned centers shall be developed, as well as measures to mitigate negative impacts on abutting residential properties. Design guidelines shall be prepared and PUD regulations adopted to ensure development occurs consistent with the design guidelines; • develop zoning standards to ensure that site plans for new and redeveloped commercial land adequately provide for pedestrians, bicyclists, and bus riders, while also accommodating the needs of motorists and trucks; • examine options for changing commercial zoning regulations downtown to enhance opportunities for new commercial development, protect existing commercial uses that conform with zoning regulations and, where desirable, promote compatible mixes of first floor commercial development with second floor development of residential or office uses; • closely monitor national changes in how consumer needs for retail products and services are met so as to be prepared to accommodate shifting business space and location needs and adapt obsolete sites to different uses through appropriate zoning changes, as necessary; • encourage revitalization of certain commercial nodes as neighborhoodserving commercial centers in older parts of the city; • prevent rezoning of land along 1-94 for commercial uses except where consistent with this Comprehensive Plan; City of Battle Creek Comprehensive Plan October 1997 • maintain existing commercial zoning on the north side of Beckley Road west to Minges Road; • maintain the existing commercial zoning on Helmer Road north and south of of 1-94, and create an institutional zone between the existing commercial zoning and Beckley Road; development will occur consistent with the future land use plan, only when all necessary utilities and other public services are available (see policy on infrastructure extensions), and not prior to a demonstrated need for the additional land; • create an overlay zone for areas zoned for commercial use south of 194 at the time of adoption of this Plan. The overlay zone would include a subset of the uses permitted in the underlying commercial zone that do not require public sewer and water due to the lesser intensity of uses permitted. The full range of uses and intensity of use permitted in the underlying zone would then be permitted once public sewer and water were available to the site. At that point the overlay zone would be removed and • maintain a file of the commercially zoned and available property in the major commercial parts of the City as a basis for evaluating proposed commercial rezonings and preventing the premature conversion of land for additional commercial use (which has, in the past, resulted in substantial shifts in commercial employment, but little net gain). Technical Report Page 4-10 �Goal 2: Battle Creek's existing commercial corridors such as Beckley Road, Columbia, West Michigan and Capital A venues continue to serve as viable business and office locations. Objectives: • Undertake rezoning, and promote land acquisition and assembly to encourage businesses to concentrate in planned centers at defined locations. • Upgrade the functioning and visual appearance of these commercial corridors. • Provide incentives and guidelines for reinvesting in and upgrading older commercial structures/centers. • Maintain downtown as the major office center in the community, but provide land zoned for office use in other appropriate locations to accommodate office functions that are not well suited for a downtown location. • Buffer commercial, service and office development from abutting residential uses wherever necessary. Policies: 1. The Planning Commission will prepare design guidelines to promote improvements to existing commercial areas based on the scale of commercial service that the area provides, for example: • Beckley Road corridor -- regional commercial • Columbia Avenue and Dickman Road (near downtown) -- city-wide commercial • Urbandale, West Michigan Avenue, SW Capital, Emmett at NE Capital and Roosevelt at North Avenue -neighborhood commercial areas. 2. The City will identify and map geographic limits to expansion of City of Battle Creek Comprehensive Plan October 1997 commercial and office development in every established commercial area in the city and adopt zoning regulations consistent with these limits. 3. The City will help to develop commercial, service and office renewal and redevelopment plans for older commercial areas (both within neighborhoods and along major road corridors, including but not limited to Columbia, Capital, Dickman, and West Michigan A venues west of downtown) which include: • identification of techniques to improve the physical appearance, parking sufficiency, safe ingress and egress, and pedestrian friendliness of each area; • methods to assemble sites large enough for redevelopment including demolition of obsolete buildings; • needed improvements to public infrastructure within the area; • identification of effective incentives and guidelines for reinvesting in and upgrading of older commercial structures/centers and redeveloping sites for new commercial, service or office development; • landscaping, fencing and related improvements to buffer negative impacts on abutting residential (or other) properties and • assignment of responsibility to, and identification of funding to support, an existing organization (or a consolidation of organizations) with the expertise to lead/coordinate redevelopment efforts. 4. The City will amend the Zoning Ordinance to provide the necessary incentives and regulatory standa,rds to be consistent with this Plan and any adopted commercial, service or office area renewal and redevelopment plans. Technical Report Page 4-11 �5. The City will amend the Zoning Ordinance to improve standards related to the physical appearance and landscaping of parking and loading areas with special attention to breaking up large expanses of parking with green areas. 6. The City will identify and pursue opportunities for public/private partnerships in achievement of these goals, objectives and policies. 7. See Policies #4 and #5 under "Land Use". • RESIDENTIAL DEVELOPMENT/NEIGHBORHOODS Policies: 1. The City, in cooperation with the appropriate school districts, will identify potential school (especially elementary) and park sites ahead of need and work with the appropriate entities to acquire them. Wherever the opportunity exists, new elementary school and park sites will be included in new and updated neighborhood plans. 2. The City will work with the Neighborhood Planning Councils to update and implement neighborhood plans. These plans should identify needed public improvements, appropriate locations and characteristics of infill housing, targeted areas for rehabilitation and/or redevelopment, and areas where conservation of the existing housing stock should be the principal objective. 3. The City will work with Neighborhoods, Inc., other nonprofit organizations, homeowners, landlords and developers to stabilize housing conditions in targeted neighborhoods. 4. The City and various nonprofit housing organizations (including Neighborhoods, Inc., Habitat for Humanity, and the Housing Commission) will coordinate their efforts in reinvestment, land · Goal 1: Battle Creek has revitalized neighborhoods providing a range of housing choices in a safe and attractive environment that has rising property values. Objectives: • Encourage a variety of housing choices in neighborhoods through a balance of preservation, rehabilitation and new construction of both affordable and upper end housing. • Update/revise and implement the neighborhood plans begun in the 1970s and 1980s with the assistance of the Neighborhood Planning Councils. • Continue to define target areas within which demolition and redevelopment, housing rehabilitation and neighborhood improvement resources of many groups can be concentrated for maximum impact. City of Battle Creek Comprehensive Plan October 1997 • • • Strengthen the livability of existing neighborhoods through improved safety, reinvestment and community involvement. Preserve historic structures, and neighborhoods where feasible. Encourage planning for neighborhood improvement that considers multiple blocks, rather than individual sites. Effectively coordinate public, private and nonprofit organization efforts to improve neighborhoods and housing in Battle Creek. Technical Report Page4-12 �management, demolition, infrastructure maintenance and redevelopment in Battle Creek's neighborhoods. 5. The City will place a high priority on housing rehabilitation projects and new housing projects that incorporate multiblock areas. 6. The City will refine the Zoning Map and Zoning Ordinance to encourage infill and provide for a variety of densities compatible with existing development within old and new neighborhoods, with assistance from Neighborhood Planning Councils and citizens. 7. The City and various nonprofit housing organizations will target neighborhood revitalization efforts around existing schools in neighborhoods experiencing a decline in housing quality in order to attract more families looking for affordable housing options. Goal 2: Battle Creek's newly developed neighborhoods expand the range of lifestyle choices within the City. Objectives: • Encourage housing development which capitalizes on the amenity of riverfront/river view sites. • Encourage new residential development to create cohesive neighborhood units by including a mix of housing types and other neighborhood compatible uses to promote resident interaction and neighborhood identity. • Zone land to offer a variety of density and housing options to optimize choice. City of Battle Creek Comprehensive Plan October 1997 Policies: 1. The City will encourage, through zoning and other incentives, housing development and redevelopment projects to provide a variety of housing types, (from multi-family, to single family, from affordable to upper end housing) at densities compatible with existing neighborhood uses. 2. Battle Creek will promote new housing along the river and stream corridors, but outside of floodplains and flood prone areas, in designs that retain space for extension of the linear park while also protecting water quality. 3. The City will identify and make available to developers, with assistance from Neighborhood Planning Councils and citizens, a catalogue of housing types and other neighborhood compatible uses that could serve as models for infill, new housing development and redevelopment projects. Goal 3: All of Battle Creek's neighborhoods are free of violence, have a reduced incidence of crime and are empowered to advocate for and help meet the needs of their residents. Objectives: • Promote active local neighborhood organizations by helping them tap into resource programs such as Neighborhood Watch in all areas of the city. • Continue to encourage close working relationships between residents and police. • Encourage public participation in neighborhood organizations. Technical Report Page4-13 �Policies: I. The City will actively seek citizen involvement from multi-block areas when planning housing development and redevelopment, and when considering development/redevelopment/rehabilitatio n proposals. 2. The City will continue to actively participate in neighborhood organizations and to promote and support programs such as Neighborhood Watch. 3. Battle Creek Police will continue to interact with neighborhood organizations and further implement community-based policing. ENVIRONMENT Goal: Battle Creek protects its important natural resources and environmentally sensitive areas including groundwater, wetlands, rivers, lakes, floodplains, the natural drainage network, woodlands and wildlife and, where feasible, incorporates them as part of an integrated greenway system. Objectives: • Develop/modify ordinances to promote the protection of valuable natural resource areas. • Identify ways in which property development and management can protect environmental quality. • Promote land acquisition by public or conservation organizations as a method to ensure the long term protection of environmentally sensitive lands, such as shorelands, riverbanks, wetlands, floodplains, woodlands and groundwater recharge areas. • Encourage land owners/developers to dedicate important natural resource areas as permanent open space. City of Battle Creek Comprehensive Plan October 1997 • • • Promote stormwater management and groundwater protection best management practices. Integrate protection of environmentally sensitive areas in a linked open space system throughout the city as opportunities are presented. Enhance the community's image and quality of life by increasing the visibility and passive recreational use of natural areas. Policies: 1. The City will evaluate and refine existing ordinances and adopt, where necessary, new ordinances to protect natural resources such as ground and surface water, air, land, vegetation and wildlife. (See first policy under "Infrastructure, Utilities", concerning wellhead protection.) 2. The City will adopt new regulations that target prevention of future soil and groundwater contamination by land use types that deal with potentially hazardous materials. 3. Battle Creek will require the use of upto-date stormwater and groundwater protection best management practices in future private and public development and will provide incentives for the retrofitting of best management practices in existing development. 4. Where lawful, feasible, and consistent with this Plan, the City will provide regulatory and nonregulatory incentives to developers for the set-aside and protection of natural resource areas, such as shorelands, riverbanks, wetlands, floodplains , woodlands and groundwater recharge areas. 5. The City will identify and prioritize the acquisition of those lands that should be preserved as permanent open space and for natural resource protection purposes, Technical Report Page4-14 �with a priority on high visibility areas, such as the rivers, the lakes, along major road corridors and areas adjacent to population centers. 6. The City will work cooperatively with public and private conservation groups dedicated to the acquisition of priority natural resource lands. 7. The City will incorporate sensitive natural resource lands into its open space and recreation system, in a manner that protects natural resource values while providing citizens with educational opportunities and open space enjoyment. 8. The City will promote land use in the Harts Lake area which is consistent with protection of lake water quality and the scenic character of the lake, and which provides some recreational use of the land. 9. The City will promote wetland banking within the city and region, especially utilizing wetland resources at the Fort Custer Industrial Park. 10. The City will vigorously pursue the clean up and safe redevelopment of previously contaminated or "brownfield sites." 11. The City will prepare design guidelines for the protection of environmentally sensitive areas and natural resources for use by municipal agencies and property owners. 12. The City will promote the education of citizens, local officials, other public agencies and private developers on available guidelines and techniques for development and redevelopment that protect natural resources and environmental quality. 13. The City will encourage partnerships between businesses, neighborhood residents, non-profit and school groups to clean up the environment and/or City of Battle Creek Comprehensive Plan October 1997 promote other environmental improvement programs. 14. The City will support the Leila Arboretum and other organizations with similar goals in their efforts to improve tree and plant growth in the city. 15. A lake watershed management plan will be prepared for Goguac Lake by the City with input from lakefront property owners to present strategies for the long term protection of water quality, use of fertilizers, weed control, surface uses, noise and related issues, and the role of various entities in implementation of those strategies. OPEN SPACE, PARKS AND RECREATION Goal 1: Battle Creek offers a wide variety of indoor and outdoor recreation, cultural and environmental education opportunities in proximity to all residents of the City. Objectives: • Maintain existing neighborhood parks and develop additional neighborhood and community parks within new residential neighborhoods as they are developed. • Continue to work in partnership with the schools to meet community recreation and cultural needs. • Provide park-like landscaping and passive recreation uses, as well as active recreation, at school sites. • Maintain, improve and market present and future regional recreational and cultural attractions (Binder Park Zoo, Binder Park Golf Course, Leila Arboretum, Bailey Park, Kellogg's Cereal City USA, theaters, etc.) • Base recreational planning/programming decisions on regularly updated Technical Report Page 4-15 �• • • evaluations of resident needs and preferences. Promote environmental education programs offering opportunities to learn about the natural and built environment within the linear park system. Encourage private sector involvement in providing open space and recreation opportunities to the residents of Battle Creek. Promote and encourage local efforts to coordinate, and where mutually beneficial, consolidate, a wide range of cultural activities, facilities and attractions. Policies: 1. At least every five years, Battle Creek will evaluate the extent to which the recreational needs of city residents are being met, through the use of surveys, public meetings, interviews with residents and analysis against national and state recreation standards. 2. Every five years, the City will prepare and update an MDNR-approved recreation plan to qualify the City for recreation grants through available state and federal funds. This plan will list proposed capital improvements aimed at keeping current with City recreation needs, new facility construction and upkeep on old facilities. 3. The City will coordinate efforts with neighboring jurisdictions in a regional effort to provide recreation and open space for city and regional populations. 4. The City will work cooperatively with the Battle Creek Chamber of Commerce, the Visitor and Convention Bureau, other civic organizations, the County and other regional authorities, as well as the State to provide maximum exposure to the tourism opportunities of the greater Battle Creek area. City of Battle Creek Comprehensive Plan October 1997 5. The City will work cooperatively with the school systems to provide, wherever possible, recreational facilities and open space at the schools. Special efforts will be made as new schools are established in and around Gethings Road and Stone Jug Road; Helmer Road and Watkins Road and Beckley Road and Helmer Road. 6. The City will coordinate park, river and open space clean-up efforts with those targeted at neighborhoods in order to maximize participation and efficiency, as well as focusing greater attention on these natural resources, such as restoration of the Millpond area. 7. The City will encourage citizen and private sector participation in the provision of open space and recreation opportunities to the residents of Battle Creek. Goal 2: Battle Creek's linear park (greenway) system links recreational facilities and natural resource protection areas to create a distinctive open space structure for the community and a unique recreational resource for its residents. Objectives: • Enhance the community's image, quality of life and environmental awareness by increasing the visibility, accessibility and passive recreational use of its natural areas. • Use the linear park to link all types of open space (parks, school sites, active recreation facilities, cultural facilities, preservation areas and natural features) into one, city-wide network. • Expand the linear park using both onstreet and off-street connections to create the linked open space system. • Foster inclusion of the linear park within the regional transportation network, Technical Report Page 4-16 �• including links with open space in adjacent jurisdictions. Incorporate expansion of the greenway system in new developments and existing neighborhoods as the opportunity occurs. Policies: 1. The City will adopt incentives in the Zoning Ordinance to encourage private sector provision of open space and recreation areas, neighborhood parks and linear park extensions within new development and redevelopment projects. 2. The City will pursue the inclusion of sensitive environments, such as wetlands, floodplains and woodlands into a network of linked open space through targeted acquisition, donation and development design that protects these areas. Whether the area is designated for pubic access or use, and the forms of permitted recreation, will be established at the time acquired or donated, or approved as part of a development site plan. 3. The City will improve access to existing and future recreation facilities through the pursuit of an expanded, linked open space and trail system (such as the linear park), by siting new recreation lands close to existing and future primary population and job centers (such as the Helmer Road, Gethings Road, Watkins Road, Columbia Avenue areas, the Battle Creek and Kalamazoo Rivers, Goguac Lake, Harts Lake and the Fort · Custer Recreation Area) and by facilitating movement to and within recreation facilities for motorists, bicyclists, pedestrians and the physically disabled. INFRASTRUCTURE City of Battle Creek Comprehensive Plan October 1997 Capital Improvements Goal: Establish an annually updated capital improvement program (CIP). Objectives: • Annually prepare and adopt as a part of the budget cycle, a schedule of capital improvements for the next six years. • Prepare, adopt and periodically update an official map of future public facility improvements. Policies: 1. The City Manager and Planning Commission will seek to incorporate over time, infrastructure improvements in the CIP that are balanced in terms of their geographic distribution throughout the city and that support a balanced approach to city growth and revitalization. 2. The City Manager will annually prepare and the Planning Commission will annually review and comment upon a draft capital improvement program which includes those capital facilities to be constructed in the city in the next six years along with their proposed location, cost, means of financing and staging. 3. The City Commission will adopt the capital improvements program as a part of the City budget process following comments from the Planning Commission as to consistency of the draft CIP with the adopted Comprehensive Plan. The first year of the CIP shall be a part of the City budget for the following fiscal year. The remaining years will identify prioritized improvements which may be modified if conditions or financial resources change. 4. The City Manager will prepare a uniform process for preparation of a CIP that Technical Report Page4-17 �involves input from all city departments and interested citizens. 5. The Planning Commission will prepare and adopt guidelines for review of proposed capital improvements for consistency with this Plan. 6. The Planning Commission will prepare an official map of proposed public facility improvements including improvements by all public entities operating within the city for at least the period covered by the current CIP. If new state enabling legislation is passed (as was pending when this Plan was adopted), the official map contents, and process for adoption and application shall be modified as necessary. Transportation Goal 1: Battle Creek continually maintains and upgrades its roadway infrastructure to provide safe, convenient access and to complement balanced, orderly growth. Objectives: • Balance the preservation of neighborhood quality with communitywide access needs. • Alleviate traffic congestion problems. • Provide improved north-south and eastwest arterial routes. City of Battle Creek Comprehensive Plan October 1997 • • Complete major transportation improvements identified by BCATS and included in the City capital improvement program. Continu_e to maintain street surfaces in good condition. Policies: 1. The City will keep the public informed about the status of transportation problems and the alternatives under consideration to address those problems; 2. The City will identify, prepare and consistently implement plans for road improvements in Battle Creek, based on priorities included in the capital improvement plan and metropolitan priorities included in periodic BCATS reports. 3. The Planning Commission will prepare corridor improvement plans for the following corridors: Columbia A venue, Michigan Avenue, Beckley A venue, Helmer Road, Dickman Road, North A venue and Bedford Road. 4. The City will work to promote the following major transportation improvements: • Complete BL I-94 Relocation/Extension to East Michigan A venue as the most important road improvement priority. • Incrementally improve Helmer Road north of I-94, and the interchange itself, concurrent with the planned expansion of sewer and water in the area. • Improve interchange 92 on I-94 at the western entrance to the city concurrent with expanded industrial development in the area. • Repave Martin Luther King Highway from Columbia Road to I-94. Technical Report Page 4-18 �• In the near future, improve M-89 from Augusta Drive to M-37, 20th Street north from Jackson Street to M-37, and Columbia Avenue from 20th Street to M-66/1-94 to alleviate congestion, improve traffic safety and flow. • Reconstruct the Angell Street and Kendall Street bridges over the Kalamazoo River. • At the appropriate time, upgrade Renton Road for trucks and improve the rail crossing, extend GlenCross Road east to 6 Mile, and extend South Minges from 48th (in Kalamazoo County) to 6 Mile. 5. The City Public Works Department will establish and maintain level of service standards for road extension , improvement or modification, and for access from public or private roads to abutting property, to ensure that quality" roads meeting minimum standards will be available throughout the City. 6. The Planning Commission will prepare and the City Commission will adopt amendments to the Zoning Ordinance which incorporate level of service standards for road extensions and modifications, access, and for creation of new roads that are constructed as a part of new development. Where pertinent, standards to ensure that new development does not precede, but occurs concurrent with, needed road improvements will also be developed. 7. The City should pilot test various traffic calming techniques in neighborhoods with significant traffic problems and in City of Battle Creek Comprehensive Plan October 1997 parts of downtown by permitting on street parking, where possible, eliminating one-way streets and/or providing stop signs or other measures to slow traffic, while continuing to practice sound traffic engineering judgment. Goal 2: Battle Creek provides local travel alternatives to automobile use including bikes, walking, and transit. Objectives: • Provide an efficient and pleasant bicycle and pedestrian system that safely connects residential areas with most desired destinations. • Encourage transit use and improve transit opportunities. Policies: 1. The Planning Commission will prepare incentives and regulations for inclusion in the Zoning Ordinance to achieve pedestrian and bicycle friendly designs in new development which link residential areas to the most desired destinations. 2. The Planning Commission will also prepare design guidelines to illustrate options for integrating bicycle and pedestrian systems into new developments. 3. The City will continue to support improvement of mass transit service along major thoroughfares and between high use activity centers and neighborhoods. 4. The City will zone land, and where feasible, offer other incentives to increase residential density along key transit routes. Technical Report Page 4-19 �Goal 3: Battle Creek has excellent rail service with minimum raiVstreet conflicts. Goal 4: Maintain and enhance the W. K. Kellogg Airport. Objectives: • Expand Amtrak service and encourage the development of a high speed rail line between Chicago and Detroit with a stop in Battle Creek. • Provide railroad crossing improvements (overpasses and/or rail abandonment) to eliminate traffic tie-ups, barriers to neighborhood and CBD integration, and to improve truck access. Objectives: • Expand the uses of the airport. · • Improve airport facilities as needed in order to expand the service opportunities to businesses and citizens in the community. Policies: 1. The City Commission will continue to lobby in support of improved Amtrak service and a high speed rail line between Chicago and Detroit with a stop in Battle Creek. 2. The City will continue to work with railroad companies in the identification and implementation of improvements that better serve existing and potential businesses in the Battle Creek area without impeding the orderly development and maintenance of desirable neighborhoods in the city. 3. The City will continue to make improvements on major thoroughfares to alleviate traffic tie-ups caused by atgrade rail crossings. This may involve construction of overpasses, underpasses, rail abandonment, or rail relocation where feasible and desirable. City of Battle Creek Comprehensive Plan October 1997 Policies: 1. The City will continue to work closely with Battle Creek Unlimited and the Airport Authority in the planning and implementation of airport improvements. 2. The Planning Commission will examine the zoning of lands on and around the W. K. Kellogg Airport to ensure flexibility in siting appropriate uses and compatibility with abutting uses, to prevent development on land adjacent to the airport that is incompatible with airport noise contours, and to promote development and use consistent with the recommendations of the adopted W. K. Kellogg Airport Master Plan. Utilities Goal: The City's sewer and water systems are upgraded and extended to support balanced, orderly growth. Objectives: • Maintain the quality of water supply wells by establishing protection zones around each wellhead. Technical Report Page 4-20 �• • Expand sewer and water lines in planned increments that are consistent with this Comprehensive Plan. Coordinate utility construction with road construction. Policies: 1. The City will complete and implement the recommendations of a wellhead protection plan around all water wells owned and operated by the City in cooperation with the municipalities in which the wellhead protection area is located. This will include the posting of signs along streets in the area informing drivers and pedestrians that they are in (or entering or leaving) a wellhead protection area. Abutting jurisdictions within a wellhead protection area will be urged to adopt measures similar to those adopted by the City to prevent contamination of the surface soils or groundwater supply. 2. The Planning Commission will prepare zoning amendments that incorporate groundwater protection into its site plan review standards, and restrict incompatible land uses from locating near wellhead protection areas. 3. The City will plan and implement future utility construction consistent with priorities established in an annual capital improvement program. Where both road and utility work are planned for the same roadway over the next few years, the utility work will be scheduled first. 4. Sanitary sewer, storm water and water line extension shall be made in increments according to the stages established in this Plan (as depicted on fi gure 5-10) and implemented according to the annually updated capital improvement program. Extension of utility lines or enlargement of the service area sooner than provided in this Plan City of Battle Creek Comprehensive Plan October 1997 will occur only when the full costs thereof are borne by the benefiting property owners and/or some great public benefit would result (such as major permanent net job creation) by providing service to an area earlier than planned. Great public benefit will include the creation of a proportionate number of new jobs as it relates to the public investment required for these jobs. It will not include the relocation of existing jobs from one site to another within the city limits. Initially there shall be areas of the city with full urban services and other areas with partial urban services. It is anticipated that all undeveloped areas of the city (as its boundaries existed in 1997) will have main line sewer and water nearby by the year 2022. Full urban services are expected to shortly follow sewer and water into an area. 5. The City Public Works Department will establish and maintain level of service standards for water, sanitary sewer and storm sewer line extension or modification, in order to ensure that total quality service meeting minimum standards will be available throughout the city and in all areas serviced by agreement outside the city. Where pertinent, standards to ensure that new development does not precede, but occurs concurrent with, needed utility improvements will also be developed. 6. The Planning Commission will prepare and the City Commission will adopt amendments to the Zoning Ordinance which incorporate level of service standards for sanitary sewer, storm sewer and water into requirements for new development. Technical Report Page 4-21 �PUBLIC SERVICES Goal 1: The City of Battle Creek provides high quality, rapid response, cost effective and appreciated public safety services. Objectives: • Provide comprehensive and cost effective police protection, fire protection and emergency medical first response services. • Cooperate regionally in the provision of public safety facilities and programs. Policies: 1. The City will ensure that the quality of police, fire and emergency medical first response services remains high. 2. The City will provide for an annual review of police, fire and emergency medical response service performance, and will actively work with these agencies to improve service where needed. 3. The City will seek the most up-to-date, cost-effective equipment and training for police and fire workers. 4. The City will continue to emphasize and promote fire prevention through educational efforts and periodic inspection of high risk facilities. 5. The City will work with surrounding jurisdictions to coordinate and provide public safety sub-stations, personnel and response administration in nonduplicative ways. 6. The City will plan and build new police and fire stations in newly developing parts of the City as needed to ensure response times do not result in a lowered insurance rating anywhere in the city. Goal 2: Preserve the City's ability to satisfy long-term solid waste needs. City of Battle Creek Comprehensive Plan October 1997 Objectives: • Ensure agreements are in place to meet estimated 10-year needs. • Provide cost effective recycling programs and expand recycling education. Policies: 1. The City will include public safety and solid waste management facilities on an official map of future public facility improvements. 2. The City will work with the State and jurisdictions within the region to ensure that solid waste disposal needs are met for the next 10 years, and that future needs are met prior to the expiration of existing agreements. 3. The City will continue its recycling program and will expand the list of materials accepted as markets become available. 4. The City will actively seek markets for additional recyclable materials. 5. The City will actively promote recycling and will expand recycling education for all age levels. HEALTH Goal: Battle Creek provides high quality, affordable health care to all citizens. Objectives: • Promote health education programs to improve health outcomes at the lowest cost. • Encourage comprehensive and cost effective hospital services available to all. • Support affordable, high quality mental health services available to all who need them. Technical Report Page4-22 �• Promote drug prevention education and drug abuse treatment services adequate to serve the community. Policies: 1. The City will promote health and disease prevention education for all age groups. 2. The City will seek the most comprehensive and cost-effective health care for its employees. '3. The City will work to maintain and enhance hospital and related health care facilitates in Battle Creek. 4. The City will support the provision of affordable, quality mental health programs available to all Battle Creek residents who need them. 5. The City will promote drug prevention education to city employees, school children and city residents. 6. The City will support the provision of adequate drug abuse treatment services for community residents who need them. EDUCATION Goal: Battle Creek has a wide range of public and private educational opportunities and students who meet or exceed State standards of excellence. Objectives: • Promote quality education as essential in achieving a sustainable community. • Encourage cooperation among schools to provide a uniform high quality of educational opportunity throughout the community. • Encourage the development of programs to involve parents in promoting high educational achievement. • Encourage the development of programs to involve local businesses in promoting high educational achievement by City of Battle Creek Comprehensive Plan October 1997 • • sponsoring stay-in-school and mentoring programs. Promote the availability of lifelong learning opportunities. Encourage continued collaboration and active exploration of strengths, weaknesses and areas of mutual interest facing local school districts, including but not limited to the costs and benefits of school district consolidation. Policies: 1. The City will promote high educational standards for all citizens. 2. The City will insist on equal opportunities for access to a superior education for all citizens of Battle Creek. 3. The City will encourage the schools to develop programs that actively involve parents in the education of their children and in high educational achievement. 4. The City will encourage the schools to develop programs that actively involve community business persons in the education of the community's children and in high educational achievement. 5. The City will work with area schools and Kellogg Community College, Western Michigan University and other institutions of highe·r education to promote lifelong learning opportunities for all Battle Creek citizens. 6. The City will support area-wide efforts to promote the rational consolidation of area school districts so that public tax dollars are wisely spent, all children receive an equal quality education, and duplicate provision of services and facilities is avoided. Technical Report Page 4-23 �VISUAL CHARACTER Goal 1: Battle Creek is a beautiful and well maintained city. Objectives: • Promote a high standard of building, landscape and other property maintenance citywide. • Maintain a consistent enforcement program for building, housing and property maintenance codes. • Through continued coordination with nonprofits and other agencies, encourage and develop incentive programs for exterior renovation. • Ensure that all city-financed infrastructure repairs are of high quality. Policies: 1. The City will work with neighborhood and business organizations to expand paint-up fix-up programs in its residential neighborhoods and commercial areas. 2. The City will continue to enforce building codes and property maintenance ordinances, with periodic review to ensure that the codes can be adequately enforced and that they perform the intended function. 3. The City will periodically review the performance of the building code and zoning enforcement officials, and where needed, provide the support to make improvements. 4. The City will ensure that the standards of work on infrastructure repairs made by the City or on behalf of the City are of the highest quality. City of Battle Creek Comprehensive Plan October 1997 The City will maintain the Sojourner Truth Parkway in an unspoiled condition to reflect its role as a parkway and to provide an attractive, green entrance to the city. Goal 2: Distinct visual characters are maintained in Battle Creek's urban, suburban and rural areas. Objectives: • Develop design guidelines for important districts, corridors, gateways and nodes to maintain their attractiveness and unique character and illustrate their differences as urban, suburban or rural settings. • Encourage property owners and businesses to make improvements consistent with adopted design guidelines. • Develop a city-wide comprehensive signage program that is both functional and visually attractive. Policies: 1. The City Planning Commission will develop and promote design guidelines as part of special area plans and as part of a citywide visual character improvement program to illustrate effective ways for the City and private property owners to improve the appearance of property, especially at gateways to the city. 2. The City Planning Commission will develop design guidelines for new development and redevelopment that illustrate how property owners can improve the visual character of their properties in keeping with neighborhood character and promote beautification of the city. 3. The City will provide incentives in the Zoning Ordinance for new development, Technical Report Page4-24 �redevelopment and rehabilitation projects that complement the significant architectural and open space character of the surrounding neighborhood. 4. The City will provide incentives in the Zoning Ordinance for new development, redevelopment and rehabilitation projects that fit harmoniously with existing natural features, such as wetlands, floodplains and woodlands and provide connections to the linear park. Goal 3: All new development and redevelopment is visually attractive. Objectives: • Use open spaces, landmark structures, streetscapes, natural land forms and stream courses to create a clear development structure and a high quality visual environment. • Carefully integrate new development with the design guidelines prepared for the area, and with the scale, architecture and design of adjacent quality buildings and landscaping to ensure compatibility and harmony in appearance. Policies: 1. The City will widely promote the Beautiful Battle Creek Awards Program .. 2. The City will promote a "greening" of existing, older commercial corridors (such as Columbia Avenue, SW Capital, West and East Michigan Avenue, etc.) through tree planting and other new landscaping, lighting and improvement of walking and biking paths. City of Battle Creek Comprehensive Plan October 1997 3. The City will improve its identity and "green up" key gateways to the City and important districts (through signs, lighting, landscaping, tree planting and creating or preserving open space and landmark buildings where feasible). 4. The City will develop an attractive, comprehensive signage program using a consistent design that makes all of the city's pathways and attractions easier and safer to find while reducing unnecessary clutter and redundant signs wherever feasible. CITIZEN ATTITUDES/OPPORTUNITY Goal 1: Battle Creek is a diverse community showing respect for racial, cultural, religious and individual differences and providing equal opportunity and access to services. Objectives: • Encourage programs that recognize and publicize the accomplishment of people from diverse backgrounds, especially those who contribute their time and talents on a volunteer basis. • Celebrate the benefits of diversity in the community. Policies: 1. The City will actively celebrate the voluntary contributions of civic and special interest groups in community projects through publicity, commendations and awards. 2. The City will provide opportunities for civic and special interest groups to contribute to community betterment. Technical Report Page 4-25 �Goal 2: Battle Creek benefits from the cooperation and contributions of all groups within the community. • Objective: • Civic and special interest groups contribute and cooperate in almost all community projects. • Policies: 1. The City of Battle Creek will promote enhanced understanding and tolerance among people of diverse backgrounds. 2. The City will actively celebrate the efforts of residents who promote enhanced understanding and tolerance among people of diverse backgrounds. 3. The City will actively celebrate the accomplishments of residents from diverse backgrounds. INTERGOVERNMENTAL COOPERATION Goal: Battle Creek cooperates with surrounding communities to achieve mutual benefit in the provision of services, in interjurisdictional planning and in the coordination of development regulations. Objectives: • Promote opportunities for metropolitan improvement through existing county, city, business and other organizations such as AMSA. • Develop a shared set of policies as a framework for decision making between governmental entities. • Jointly develop a metropolitan plan for planned infrastructure and utility service expansion. City of Battle Creek Comprehensive Plan October 1997 • Coordinate costs, timetables, responsibilities and resources to continue upgrading all other public services and facilities. Review existing mechanisms for dealing with issues of greater than local concern and, if inadequate, revise them or establish new ones with the support of municipalities within the metropolitan area. Establish special ad hoc committees to aid communication among local governments and to ensure adequate public participation. Policies: 1. Following adoption of this Plan, the City Commission will first explore with AMSA, and then, invite representatives of all abutting jurisdictions to participate in preparation of a coordinated land use and infrastructure plan for the metropolitan area. The plan will focus on: • a shared set of policies as a framework for decision-making between jurisdictions; • the physical location of and policies related to the planned expansion of infrastructure and public services; coordinating costs, timetables, • responsibilities and resources to continue upgrading major public services and facilities; • compatibility between land uses along the borders of each jurisdiction; • establishing procedures for dealing with issues of greater than local concern (e.g. regional job development, regional transportation or other infrastructure improvements, Technical Report Page 4-26 �coordinated preservation of open space and regional parks/trails initiatives, significant threats to water or air quality, etc.); • the pros and cons and feasibility of additional consolidation of governmental units and school districts in the metropolitan area; • mutually supportive measures to enhance new job formation in the metropolitan area; • establishing more effective means for communication between and among local governments along with adequate opportunities for public input and • identifying opportunities for improvement through new partnerships that also involve business and other nonprofit organizations. 2. The City will explore use of AMSA as a vehicle to provide a continuing forum on metropolitan land use and infrastructure issues. If changes to the structure, role and function of AMSA are needed to accomplish this purpose, they will be proposed for action by AMSA. 3. The City will continue to actively participate in BCATS planning for metropolitan road improvements and support BCATS in its efforts to secure additional road funds from the state and federal government. 4. The City will encourage BCATS to begin planning for a major new east-west arterial north of Battle Creek with connections to an improved north-south arterial east of Battle Creek in the vicinity of or along 11 Mile Road, which would be built after 2020. City of Battle Creek Comprehensive Plan October 1997 BALANCING CONFLICTING POLICIES Goal: Preserve the integrity of long-term strategies for growth and redevelopment of Battle Creek inherent in the policies of -this Plan. Objectives: • Prepare a set of procedures and guidelines to achieve consistent resolution of conflicts between policies in this Plan and other policies in place in the city. • Periodically review the goals, objectives, policies and land use arrangements proposed in this Plan to ensure they remain appropriate to guide future land use and infrastructure change in the city. Policies: 1. The Planning Commission and Planning Department shall, within three months of the adoption of this Plan, prepare a set of procedures and guidelines to follow in resolving conflicts between policies in this Plan, other policies in place in the City and future land use decisions. To the maximum extent feasible, these procedures and guidelines shall attempt to resolve: • conflicts between policies in favor of solutions that promote the long-term interests of the City over short-term considerations. • conflicts between policies in favor of solutions that promote preservation of the integrity of this Plan as an instrument to guide land use and infrastructure change consistent with the Technical Report Page 4-2 7 �common vision of the future inherent herein. This may mean favoring consistent application of policies,-prepared with broad citizen input, over the narrow interests of proposals which fail to address broader citywide interests. 2. The Planning Commission and Planning Department shall thoroughly review and update this Plan (if necessary), at least once each five years. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 4-28 �Chapter Five Plan Recommendations INTRODUCTION This chapter presents future land use and infrastructure maps designed to implement the goals, objectives and policies presented in Chapter 4 and to anticipate community 'land use arrangements for 20 to 30 years. These plan recommendations have been formulated based on information in the preceding chapters, including: • • • • • • An analysis of existing conditions An evaluation of the impact of city and regional trends A vision for the future developed from community input Projected future land use needs if current trends continue The characteristics of vacant land and Community desire for a strong employment base Alternative 1: Zoning-based Future. This - alternative future (see figure 5-1) illustrates what Battle Creek would look like at full build out if no changes were made in the existing zoning. This alternative is based largely on planning principles that are one to three decades old and which probably did not take the combined resources of the city and the former Battle Creek Township into consideration. This "baseline" future would result in: • • • • • FUTURE LAND USE Alternative Land Use Futures The process of developing a future land use plan began with the preparation of three alternative future scenarios for the buildout of the entire City of Battle Creek, beyond the year 2020. These alternative futures were presented to the Advisory Committee, the Planning Commission, the City Commission and the public in a series of meetings and focus groups. The three alternatives are described below. A more quantitative comparison of the alternative futures is provided in table 5-1. City of Battle Creek Comprehensive Plan October 1997 • • Large, single use zones A largely auto-dependent community Housing segregated by type and cost, with new housing in independent subdivisions, rather than cohesive neighborhoods A limited number of large suburban commercial corridors and nodes A limited number of large job concentrations (including the ultimate development of the Fort Custer Military Reserve) Scattered and unconnected parks and minimal open space preservation Infrastructure extensions which are driven by demand, rather than used to shape growth and serve new development cost effectively Alternative 2: Trends-based Future. This alternative future (see figure 5-2) illustrates what Battle Creek would look like if there were no strong policy framework and zoning were modified in response to development demand to maximize short-term Technical Report Page 5-1 �( ( Table 5-1 Comparison of Three Alternative Futures Jobs Neighborhoods Shopping Parks and Open Space Assumptions Zoning-based Future 5,000 acres new industrial, office and commercial land. About 40,000 new jobs. Over 76,00 total jobs. 13,000 new housing units (6,200 acres) . 31,000 new residents. 86,000 total population. Enough new population to support 2 new grocery store/shopping. centers 18% of total city land area at build out Trends-based Future 3,800 acres new industrial, office and commercial land. About 30,000 new jobs. Over 60,000 total jobs. 5,300 new housing units (3,600 acres). 13,000 new residents. 68,000 total population. Not enough population to support a new shopping center. 25% of total city land at build out Vision-based Future 5,000 acres new industrial, office and commercial land. About 40,000 new jobs. Over 76,000 total jobs. 13,000 - 15,000 new housing units (5,000 acres). 31,000 - 35,000 new residents. 86,000 - 90,000 total population. Enough new population to support two new grocery store/shopping centers. 30% of total city land at build out Fort Custer Military Reserve developed for industrial use. All future residential development at maximum permitted densities. All agriculturally zoned land developed as ) -acre residential lots. No new major parks/open space. Fort Custer Military Reserve remains undeveloped. New industrial development along I-94 on the west side. Continuous office/commercial development along I-94 corridor. I-94 overbuilding leads to disinvestment in other already developed commercial areas. New residential development at decreasing densities. Some new park/open space development. Fort Custer Military Reserve remains undeveloped. New industrial development along BL-94 on west side. New development more compact; jobs and commercial opportunities more evenly distributed. Variety of housing types in new neighborhoods with easy access to schools, open space. Greater preservation of environmental resources; linked open space system City of Battle Creek Comprehe11sive Pla11 October 1997 Tech11ical Report PageS-2 �Legend •• • •D Pennfield Twp. M-96 • Industrial Office, Commercial Multi-Family (R3A-HDMF) (over 6 du/acre) Sin gle Fi,mily Residen tial (R1C-R2) (4-6 du/acre) Single Family R esidential (Rt 8 ) (2-4 du/acre) Single Family Residential (RI A, Rl R) (t-2 du/acre) Agricultural (AG) •• • (1 du/acre) Schools Parks Open Space ll Drin N . ' ..... . 0 1/2 Mile I Mile 2 Miles Land Use Alternative 1 - Existing Zoning ~ I_J I Figure 5-1 B Dri\'c S oon 9/96) -----+-- - -- - - - - - - Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company_ A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page 5-3 �,...; < ;: e z J ' Legend • ~ • Pennfield Twp. M-96 ~ • Industrial Declining Industrial Office/ Commercial Declining Commercial Multi-Family (over 6 du/acre) Declining Neighborhoods Single Family Rcsidcntinl (4-6 du/acre) ~ C = 0 u • • • 0 0 N ( = e -= c,s l-9-1 ~ B Drin N 1/2 Mile I M ile 2 Miles Single Family Residential (1-2 du/acre) Single Family Residential (0.2 - 0.5 du/acre) ~ Schools • Parks • 0 Single Family Residential (2-4 du/acre) Open Space Figure 5-2 Land Use Alternative 2 - "Trends - Based" 11 llrin• S (1 0/29/96) Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK PageS-4 �marketability and profitability. This more reactive planning approach would likely result in many of the same characteristics which the Zoning-based Future would produce (largely because of the existing "over zoning" of land) as well as: • • • • • Decreases in development density with increased land consumption and sprawl Increased costs to provide infrastructure and public services An accelerated "siphoning" of public and private investment from older, developed areas to new growth areas (especially along 1-94) Increased traffic congestion and reduced ability to provide efficient transit alternatives Increased isolation/decreased accessibility to jobs and shopping for lower income neighborhoods Alternative 3: Vision-based Future. The third alternative (see figure 5-3) illustrates what Battle Creek would look like if the community could craft a policy and regulatory framework that translates the Vision Statement and the goals and objectives into reality. This alternative would likely be quite different that the two preceding "futures." • • • Growth would be more compact, with incremental expansion of already developed areas guided through planned infrastructure extensions. While a range of housing densities and costs could be provided in newly developing areas, housing densities would be somewhat higher on average (than in the other alternative futures). With appropriate incentives and regulations, extensive open space could be preserved to protect the functioning of important environmental systems; City of Battle Creek Comprehensive Plan October 1997 • • • • • • these open spaces would also define and link groups of neighborhoods and employment centers. Housing, jobs and shopping would be more evenly distributed throughout the city and would be more closely integrated with one another; the scale of any given single use zone would be smaller. The cost of providing infrastructure and services to new development would be lower as a result of more compact, denser development patterns and smaller increments of infrastructure expansion. The value of existing infrastructure investments could be maximized by guiding new development and promoting reinvestment in older, already developed areas. Downtown's viability would be protected and enhanced to benefit the entire community and to help to increase the attractiveness of near-downtown neighborhoods. Mobility/accessibility would be increased for those who do not drive because land use patterns support walking, biking and transit; all residents would be less auto dependent. Battle Creek would be able to offer a distinctive alternative to typical urban and suburban development and gain a competitive edge by offering an enhanced quality of life and a wider range of housing/lifestyle choices. The alternative futures were reviewed in two Town Meetings, by the Planning Commission, the City Commission and in seven focus groups. There was a high level of agreement among all groups that the vision-based future represented the best overall land use approach for the City of Technical Report Page 5-5 �Legend Pennfield Twp. • • • I n<lustrial Office / Comme rchll M ulti-Fa mily (ove r 6 du /1,cre) Sin gle Fa mily Residentia l (4-6 <lu/acre) D • • S in gle Family Res ident ia l (2-4 du/acre) Single Family Res idential (1-2 du/acre) S ingle Family Residentia l (0.2 - 0.5 du/acre) Schools ( • • i.: ~{:. , . ,, P~lrks (New + E xisting) Open Space (Wetlands, Woods , Riparian Corridors) 'Special Land Use' at Harts Lake I! Dri l'c N Figure 5-3 0 1/2 Mile I M ile ll Dril'C S ::? Milrs Land Use Alternative 3 - "Vision - Based" (10/29/96) Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page 5-6 �Battle Creek. As the preliminary land use plan was developed, certain modifications were made to the vision-based alternative to reflect comments received from Planning Commissioners, City Commissioners and Town Meeting participants. Planning Principles The future land use arrangements shown in figure 5-4 were determined based on 'technical considerations -- such as compatibility with surrounding land uses, natural capacity of the land to accommodate particular uses and the practical provision of necessary infrastructure and services -- and community-specific considerations, including consistency with the vision, goals, objectives and policies. The following planning principles are the technical foundation in support of the future land use plan. The planning principles listed below will be implemented primarily through infrastructure improvements and zoning regulations and applied during the site plan review process. • • • • • • • Protection of public health and safety Conservation of sensitive natural resources Environmental protection Minimizing public service costs Efficiency and convenience in meeting land use needs Insuring compatibility between land uses (nuisance prevention) Sustaining a job base adequate to support families Often a land use decision based on one principle also advances another. For example, prevention of filling or construction on floodplains protects public health and safety, conserves natural resources, protects the environment and City of Battle Creek Comprehensive Plan October 1997 minimizes public service costs (especially for relief efforts). It may also create a valuable buffer or open space between uses and help to insure compatibility. · Protection of Public Health and Safety Key situations in which this principle is applied include: • A voiding construction in areas which present natural hazards. In Battle Creek these include areas at high risk from flooding, saturated soils and wetlands; soils not well suited for support of foundations and steep slopes. • A voiding construction in areas with soils contaminated by hazardous and/or toxic waste until they have been cleaned up and certified for reuse. Conservation of Sensitive Natural Resources Failure to consciously protect sensitive natural resources exposes a community to the risk of destruction of those resources which are often the foundation for an area's character and quality of life. Sensitive natural resources include wetlands, areas supporting an abundance and diversity of wildlife and unique wooded lands. Poorly planned development in or near these areas can not only destroy the resource and the natural character of the area, but can also result in higher public service costs and gradual degradation of an area's development potential. Environmental Protection This principle aims at preventing pollution, impairment or destruction of the environment. While there is considerable overlap with natural resource conservation issues, environmental protection measures focus primarily on air and water quality, and Technical Report Page 5- 7 �( Legend Pennfield Twp. • • • •~ •• Industrial Use Downtown M ixed Use Office/Com mcrcin l Mixed Use C orridor Neighborhood Support Uses Hi toric Re- use O,•erlay M ulti- Fa m ily Resi dential (O,·er 6 dwellings per acre) Single Fnmily Residential (4-6 dwelli ng units/ncre) • • • ® • • ~ ::E ( 1-9 4 •- Si ngle Fa mily Residentinl (2-4 dwelling u nits/sere) ingle Family Residentin l (1-2 dwelli ng units/acre) Ingle Fn mily Residential (Less th 11n 1 d welling /acre) ew Residen tia l I nfill iles In stl rutionaVSchonls Parlif, Cemeteries, Golf Courses New Schoo l and Pa r k Sites Propo ed Pnrks/Prcsen-cs Open pace (Wetla nds, Woodlands, Ripa_r ia n Cor ridors) Lin ear P11rk Ex pansion Specia l Use al Harts Lake • • • • 8 Or ivc N ~ Urba n Sen·ices Boundary 10 Yea r 2020 Agricultura l Zo ne to Year 2020 Figure 5-4 0 1/2 1ilc 8 Orh e S A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK lilc 2 M il(•S Future Land Use Map Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company Page 5-8 �the impact of activities where the water meets the land. Environmental quality is best preserved by planning for appropriate land use activities along streams and rivers, and preventing contamination of air, soil and water. This usually means conducting environmental impact assessments before undertaking certain projects and insuring conformance with all applicable federal, state and local environmental regulations as 'new development or redevelopment occurs. Minimizing Public Service Costs Public service costs may be minimized by encouraging new land uses where existing infrastructure is not used to capacity and where utility extensions can be most economically provided. This also results in compact development patterns, prevents sprawl and is usually favored by taxpayers because it results in the lowest public service costs both for construction and maintenance. Efficiency and Convenience in Meeting Land Use Needs To be efficient in meeting future land use needs, existing infrastructure must be optimally used and infrastructure extension must occur in a manner which keeps the costs low. It also means locating future land uses so that travel between activity centers is minimized, for example, building schools, neighborhood commercial development, and day care facilities near the residential areas they serve. This saves municipal costs on initial facility and road construction as well as on future maintenance. Because trips are shorter, everyone's gasoline expenditures are reduced and fossil fuel supplies are conserved for future use. Travel times are also reduced and, if auto, pedestrian and bicy~le travel are planned for, modal opportunities are increased. City of Battle Creek Comprehensive Plan October 1997 · Ensuring Compatibility Between Land Uses A ·central objective of land use planning is to locate future land uses so that they are compatible with one another. This prevents -future nuisance situations between adjacent land uses, such as loud sounds, ground vibrations, dust, bright lights, restricted air flow, shadows, odors, traffic and similar impacts. A few obvious examples of incompatible land uses include factories, drive-in establishments or auto repair facilities adjacent to single-family homes. With proper planning, land uses can be tiered to buffer impacts and orderly development can occur. Examples include: commercial service establishments on highway frontage with backlot wholesale, storage or office uses abutting a residential area, or single-family residential uses adjacent to park and recreation areas. Sustaining a Job Base Adequate to Support Families A community that has a safe, quality environment, efficient services and compatible land uses may not remain a good place to live without a job base that offers sufficient wages to support families. Not all jobs that support families living in Battle Creek need to be located within the city because excellent transportation facilities connect to other job locations. Nevertheless, without an expanding job base in the city, the cost of public services will be increasingly borne homeowners in the future. New jobs in abutting townships will help meet this need, and may help pay for certain direct public service costs (like sewer and water, if provided by the City), but will not help to pay for broader public service costs unless located within the city. Technical Report Page 5-9 �Future Land Use The future land use plan (figure 5-4) illustrates the proposed pattern of development in Battle Creek at full build-out using the vision-based alternative as a starting point. However, the future land use plan also illustrates an urban services boundary (the geographic area within which full urban services will be provided) to the year 2020 and the staging of development 'after that target year. The future land use plan is a pictorial extension of the Comprehensive Plan's goals and policies. Together, the map, goals and policies are designed to promote orderly development and ensure that appropriate areas are available for all classes of land use anticipated to be needed within the City of Battle Creek during the planning period (roughly 20 to 30 years) based on existing population and job growth trends. The Comprehensive Plan promotes orderly development in a number of other ways. Home owners can invest in their properties with protection from the intrusion and impact of incompatible uses in the neighborhood. Development that overextends services, or that places a financial burden on existing residents and businesses can be avoided. The City and utility companies can adequately plan for the services needed in developing areas and ensure that adequate land has been anticipated for all necessary uses. Each of the major classes of future land use is described below. Specific locations are discussed to illustrate a concept or to explain the land use arrangement as it applies differently to different areas within the city. Parks and Open Space. This category includes existing parks and recreational resources, environmentally sensitive or City of Battle Creek Comprehensive Plan October 1997 "natural resource" areas and rivers. Natural resource areas include wetlands, floodplains, woodlands, creeks and drains. Some of these areas present severe limitations for development. However, these areas also • offer the opportunity for Battle Creek residents to enjoy the outdoors if these places are preserved and made accessible through planned corridors linking to existing parks and open spaces. Natural resource areas provide other public benefits, such as wetlands filtering and storing storm water, streams and creeks draining storm water from land and woodlands improving storm water infiltration and providing habitat for a wide range of plants and animals. The future land use map shows a network of open space corridors weaving through the city. Not only does this place designated open space relatively close to all residents, it provides a potential for environmental educational and routes for linear recreational experiences such as jogging, walking and bike riding. Where possible, these open space and natural resource corridors should link with existing and proposed "standalone" parks and schools. Within the parks and the open space network, buffers for sensitive environments (such as wetlands, drains and woodlands and greenbelts along rivers, lakes and drains) should be provided on city-owned lands (or easements where they can be obtained) and encouraged on private lands. If water quality and habitat protection concerns become critical, the City should adopt setback and greenbelt ordinances. Before lands are proposed for extensive development in an area, future school and park sites should be acquired. Two combined school/park sites are shown on the future land use map. These are located near Technical Report Page 5-10 �Gethings and Stone Jug Roads and north of Watkins Road east of Helmer Road. Six proposed park/preserve sites are identified for future development. • Near downtown • North of Goodale Road • At the west end of Goguac Lake • West of Helmer Road north of Watkins Road • At Harts Lake • In the far southwest comer of the city These proposed parks and school/park sites will improve access to recreation for residents of some already developed neighborhoods and provide parks for future residents as new neighborhoods are developed. Battle Creek has long utilized school sites to expand access to park experiences for residents. This approach should continue in the future because new park site acquisition and development is costly, especially in already developed neighborhoods. Nevertheless, expansion of the linear park and acquisition of rights to natural resourcerelated corridors are also important. Residential Neighborhoods. In the future, the majority of Battle Creek's land area will be devoted to residential land use. The future land use plan promotes residential densities that will support a full complement of urban services, such as sewer, water, transit, police, fire and infrastructure maintenance. The plan does not promote wasteful sprawl. As shown on the future land use map, residential land use should occur in higher densities around the downtown, near major intersections and commercial clusters and along major corridors. This will help to reduce traffic congestion because more people will have a City of Battle Creek Comprehensive Plan October 1997 shorter distance to drive to work and shopping, or can walk, bike or take advantage of transit services. The lighter tone residential areas represent · areas of moderate to lower densities. Many of these areas are already built at densities under four units per acre. Because a residential density of less than four units per acre is not economical to service with sewer and water, these low densities should only continue to be built in limited areas that are not easily serviced by utilities, or which have already been partially developed at this low density. Allowing extensive development without sewer and water service will squander the city's valuable land resources and foreclose options for future generations. Large lot, low-density residential development options are widely available in other jurisdictions outside of Battle Creek. Figure 5-5 illustrates a model for the development of new residential neighborhoods in Battle Creek. This model suggests the development of neighborhoodscale service and civic uses (shopping, daycare, school, church) as an activity focus at the heart of the neighborhood where major streets intersect. Higher density residential development is located within and immediately adjacent to this neighborhood core with lower density residential development at the neighborhood edges. Open space corridors help to define the neighborhood's boundaries and link it to other parts of the city; green space linkages tie the neighborhood core to residential developments and to major open space corridors. Technical Report Page 5-11 �Figure 5-5 New Neighborhood Model M~joy- ?t,ee--r/ C;,o//e,e,,"ll)y- A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page 5-12 �Older neighborhoods should have help from the City and housing non-profits in the form of technical assistance, code enforcement and housing improvement incentives in a joint effort with the Neighborhood Councils. Many of these areas provide valuable stock of affordable houses. A diagram of recommended neighborhood preservation strategies is presented in figure '5-6. In this diagram, the following number and letter key is used. Neighborhood Types 1. Stable neighborhoods 2. Neighborhoods in transition 3. Declining neighborhoods 4. Deteriorated neighborhoods 5. Residential conversion to nonresidential use Improvement Strategy Phasing A. Begin within the next 1 to 3 years B. Begin within the next 3 to 5 years C. Begin beyond 5 years D. Ongoing efforts The defining characteristics of each neighborhood type and the strategies suggested for preservation and improvement are summarized in table 5-2. Design guidelines should be prepared for all areas being developed (and especially newly developing areas) to address issues of visual quality, community character and environmental protection. Design guidelines would provide a range of approaches to development that enhance property values and residents' quality of life and support broader public purposes such as linked open space, natural resource City of Battle Creek Comprehensive Plan October 1997 protection, efficient provision of public services, high visual quality and other public interests. Mixed with the existing neighborhood · residential areas in the future land use map are seven proposed residential infill sites. The City should encourage housing construction in these undeveloped areas within existing residential neighborhoods. Residential infill development should reflect the character of the surrounding homes. As infill and rehabilitation projects are mounted, the City should work with the developers and Neighborhood Councils to consider whole blocks, and not just individual sites so that neighborhood character, parks, linear park links, day care, neighborhood commercial and other factors that contribute to the vitality and viability of the neighborhood are incorporated. While it is important that there is a mix of housing, from the affordable end of the range to the high end, the City should provide incentives so that a portion of the infill or rehabilitation projects can be structured to provide affordable housing. One historic re-use overlay area is identified on the map. In this area, historic homes are used for other purposes, such as group homes and professional offices. The City should ensure that the historic character of these buildings is preserved and that new uses do not conflict with the residential character of the neighborhood. It will be important for the City to begin developing subarea or neighborhood plans that refine the general concepts in this future land use plan. These subarea plans can adapt the future land use plan concepts to Technical Report Page 5-13 �, -~ Legend 1. Maintain Stable Neighborhoods • • • Protect from encroachment Maintain Infrastructure Provide links to parks, open space 2. Restabilize Neighborhoods • • • • C All of the above, plus: Expand low interest Joans Promote home purchase Restrict conversions 3. Revitalize Neighborhoods • • • • ( All of the above (1-2), plus: Promote housing rehab, incremental infill Consider tax freeze, abatements, reverse mortgages Maintain, improve parks, organize spring clean-ups 4. Redevelop Neighborhoods 1-94 • • • • All of the above (1-3), plus: Clear vacant homes Acquire/assemble vacant sites for new housing redevelopment/infill Improve infrastructure S. Convert to Non-Residential Use (4 /:; ·:·.._· ~,• .... (-:\ 1-i<: : l" , •• · ~.: .. :- .. :: ~ .:,.,\·>.-·>::) : . / . ·. .J - ~~ : :~/-.:::•{~ i ... ~ . . .,. ·.· ,-· ,• : • • • n Drive N ~ •, -~ .. «.'\ '""'. '•. ~ _1 ____ I I \ . .. '--... .. . ~-0' I I_J Acquire/assemble lots Provide resident relocation if necessary Improve infrastructure Figure 5-6 0 1/2 M ile I Mile ] 2 Miles l Neighborhood Preservation Strategies D Drives~ Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page 5-14 �Table 5-2 Existing Neighborhood Characteristics and Preservation Strategies Defining characteristics Stable Neighborhoods High owner occupancy. High construction quality. High housing value; desirable location .. Neighborhoods in Transition High owner occupancy. 'Moderate to high quality construction/maintenance. Stable to slightly decreasing values. Losing ground as a desirable neighborhood. Declining Neighborhoods Decline in owner and long-term occupancy. Increasing rental. Conversion of single to multifamily. Moderate/poor quality construction/maintenance Declining values. Deteriorated structures. Not a first choice neighborhood. Deteriorated Neighborhoods More rental than ownership. Poor quality construction/maintenance. Many deteriorated structures, vacant homes and lots. Lowest property values. Neighborhood of last choice. Conversion to Non-Residential Use As above. City of Battle Creek Comprehensive Plan October 1997 Strategies Protect from non-compatible uses . Provide/enforce effective maintenance codes. Maintain infrastructure. Provide links to parks/open space system. All of the above strategies, plus: Expand low interest loan programs. Enforce building codes. Promote home purchase. Restrict conversions to multifamily. Register/regularly inspect of rental units. Organize/reinforce block clubs. All of the above, plus: Tax freeze/abatement on renovation/improvements. Bring tax delinquent homes to non-profits more quickly. Consider reverse equity program for seniors. Acquire key sites/lots for rehab, or demo and infill. Repair/resurface streets, sidewalks, lighting. Maintain/improve parks. All of the above, plus: More aggressive clearing of vacant Jots/structures. Strategic assembly of blocks for redevelopment. City-sponsored clean-up efforts. Consolidate or remove encroaching non-residential uses . Provide infrastructure improvements coordinated with redevelopment Clearance and assembly for redevelopment. Infrastructure improvements coordinated with redevelopment. Technical Report Page 5-15 �the specific development opportunities and constraints and the particular needs and existing character of the individual neighborhoods. Industrial. Industry should remain an important sector of the Battle Creek economy. The future land use plan allocates a substantial land area to industrial use to help ensure a viable industrial setting. 'Industrial uses include manufacturing production as well as research, design, engineering, administration and transport. The future land use plan fosters both new industrial development in or near established industrial parks, such as Fort Custer, and redevelopment of abandoned, brownfield sites, such as those just to the west and east of downtown. Industrial land uses are located in three primary areas on the future land use map. • • • East of the downtown between Business Loop 1-94 and Verona Road West of downtown, through the City of Springfield past Bedford Road The west portion of the city from the river on the north through the Interstate 94/Business Loop 94 (West Columbia Avenue) interchange on the south (known as the Fort Custer expansion area). These areas are suitable for industrial development because of existing railroad access, highway and airport access to the west portion of the city and availability of undeveloped land or previously developed industrial land for which municipal services are already in place. quality and to provide public access to the river banks. Other buffering corridors separate industrial areas from proposed and existing residential areas, such as south of Columbia Avenue west of Helmer Road. Industry is proposed as a suitable land use surrounding the airport due to the high noise levels associated with the flight patterns and because many industries benefit from a location close to airport facilities. The existing residential and commercial area located just north of 1-94 on West Columbia A venue has been retained on the future land use map. Depending on the timing and nature of new industrial development in the surrounding area, however, future review and re-evaluation of land use in this area may be warranted. The amount of land area illustrated on the future land use map for industrial use should be adequate well beyond 2020. A portion of the industrial area along Interstate 94 at the western edge of the city would not be eligible for extension of full urban services until industrial sites already served by urban services, or closer to them, are developed. Within the industrial areas, the City will seek to ensure the protection of air, soil and water quality. Where contamination already exists, the City will work in partnership with industry, state and federal agencies, Battle Creek Unlimited, Neighborhoods, Inc. and other nonprofits to prepare plans for cleanup and redevelopment. Redevelopment plans should include the identification and prioritization of sites for cleanup, needed infrastructure improvements, phasing of the The industrial areas nearest downtown are buffered from the river to protect water City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 5-16 �steps and costs and responsibility for completion of the cleanup. The Planning Commission can support the redevelopment of these areas through appropriate zoning changes and capital improvements once redevelopment plans are in place. Commercial. Future commercial development should occur in compact clusters or planned centers throughout the 'city. On the Beckley Road corridor and along I-94, new commercial development is desired to capitalize on the strong regional market created by the interstate corridor, but only in defined locations. This will ensure that new development along I-94 does not undermine the viability of existing commercial areas, or commercial reinvestment, in other parts of the city or compromise the integrity of existing residential neighborhoods south of Beckley Road. Some of the city's commercial corridors are in decline either because there is not a sufficient number of nearby residents to support those businesses, or due to competition from new development elsewhere. Battle Creek wishes to encourage the redevelopment of those declining areas at the same time it capitalizes on the development potential of greenfield sites. The City will examine ways to encourage viable commercial redevelopment in declining commercial areas, including facade, sign, lighting and streetscape improvement programs; revision of the zoning code to permit a mix of uses, such as small commercial, neighborhood support, office and residential development in close proximity and by focusing infrastructure repairs and improvements in those areas. City of Battle Creek Comprehensive Plan October 1997 A diagram of existing commercial corridors classified by type (A - D) is presented in figure 5-7. Table 5-3 describes the typical conditions in each corridor classification and presents recommended strategies for · improvement. The City of Battle Creek can work with other business development agencies to assist property owners in other commercial areas in the city (such as Roosevelt and North Avenue, Dickman Road, and East Michigan Avenue near Union Street), to help maintain the commercial viability of those properties as necessary in the long term. The City should develop design guidelines for the different scales of commercial development, such as regional shopping centers, city-serving shopping clusters and neighborhood commercial service nodes. Design guidelines provide direction and ideas for property owners in fixing up their businesses to better attract customers and to contribute to an attractive cityscape. The City should also provide incentives and support for property owners to apply the guidelines. Mixed Use. While some mix of land uses is important to the vitality of the city and the viability of businesses, the City will need to examine its zoning ordinance to ensure that permitted uses do not encroach on another in a negative manner. The future land use map displays three areas that include residential and commercial land uses. These are: • Downtown Mixed Use. This area would continue to include restaurants, stores, hotels, private and public offices, educational institutions, entertainment, parking and open spaces. Residential development, especially above commercial/office uses is encouraged. Technical Report Page 5-17 �Figure 5-7 Older Commercial Corridors - Revitalization Strategies ~l ~0 ~ O -~ - ._I Morgan . .lf0 ~ J .. Gclhings A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page 5-18 �Table 5-3 Older Commercial Corridor Types and Improvement Strategies Corridor Type/Characteristics Improvement Strate2ies All corridors Encourage coordinated parking and shared drives. Improve parking area screening. Screen/buffer adjacent residential. Improve visual appearance (facade, sign, streetscape improvements). Provide technical/financial assistance for facade and sign renovation. Establish agency responsible for coordinated marketing/business recruitment. Support formation of area business groups to coordinate public/private improvements. Type A (SW Capital, NE Capital at Emmet, W. Michigan) Limited parcel depth. Limited/insufficient off-street parking. Narrow building to curb dimension. Buildings in need of renovation mixed with housing. Type B (Urbandale) Newer construction; more rehab ; some renovation needed. Some converted residential units . Some limited depth parcels. Some insufficient off-street parking. Varied building to curb setbacks. Type C (Columbia Avenue) More generous parcel size; some smaller parcels. More consistent commercial use. More off-street parking; some parcels lack adequate parking. Larger building to ·curb setbacks. Difficult pedestrian access. Older buildings need updating. Uncoordinated signage and visual appearance. Redevelopment/land use compatibility issues near Goguac Lake. Type D (NE Capita/Avenue) Concentration of historic homes , churches. Large lots, deep setbacks. Limited off-street parking; parking conflicts with historic character. Conversions to non-residential use. Historic rehab and signage issues. City of Battle Creek Comprehensive Plan October 1997 Consolidate parcels, as needed, to improve redevelopment opportunities. Acquire/clear select properties to provide off-street parking. Consolidate parcels to improve redevelopment opportunities, as needed. Improve pedestrian crossing safety. Encourage shared parking. Improve pedestrian crossing safety. Encourage mixed-use redevelopment at Goguac Lake. Develop overlay zone for appropriate re-use of historic buildings. Technical Report Page 5-19 �• • Mixed-Use Corridor. A mixed-use corridor contains commercial, office and residential (most likely multi-family or high density residential) uses. Neighborhood Support Uses. These include convenience stores, gas stations, groceries, hardware, cafes, doctors, dentists and other small-sized facilities. _Where commercial land uses abut residential uses, adequate buffering standards should be adopted. It will be important that commercial uses not be permitted to incrementally expand into residential areas, diminishing the buffering effect or the integrity of the other uses. Between the Fort Custer Military Reserve and the Industrial Park, is the special area surrounding Harts Lake. This area should be developed as a mix of uses that includes recreational, entertainment, possibly a conference/training center and, if feasible, limited specialty retail and restaurant uses. The area is environmentally sensitive and has natural beauty. The City should ensure that those qualities are maintained. Agricultural. The agricultural area is located in the southwest portion of the City. In the 1990s, fallow undeveloped and actively farmed land still existed. Most of this area was not served by municipal sewer and water. Farming should continue to be permitted and encouraged until sewer, water and improved roads are available to accommodate more intensive land use. The agricultural area should serve as a type of land bank for the city into the future . At the projected rate of population growth, only a small part of the city's undeveloped land should be needed by the year 2020. The balance of the undeveloped southwest portion of the city should serve as the land City of Battle Creek Comprehensive Plan October 1997 resource beyond 2020. If it is developed according to trends in the 1990s, it could be developed in a piecemeal fashion, at low density and long before 2020. If that were to occur, the city would run out of developable land, and would face the prospect of stagnation or costly redevelopment. It would also miss the opportunity to provide new urban living opportunities to thousands of new residents. The City should not provide sewer and water service to this agricultural area until land adjacent to already developed areas is utilized for new residential, and to a small extent, for new commercial and industrial purposes. In the meantime, the land should continue to be used for agriculture and very low density residential use (about one dwelling unit per 40 acres). Some portion (but not all) of the agricultural zone could be permitted to be developed as low density residential, with one to two dwelling units per acre (see figure 5-8). This should occur only in areas suitable for septic systems and wells and not easily serviced by sewer and water. This density is insufficient to support extension of sewer and water without a subsidy by other City residents. The City should obtain the development rights to open space corridors and sensitive environmental lands within this area as soon as feasible, so that when future development does occur, it will be possible to create extensions of the linear park cost effectively to link recreation features. Technical Report Page 5-20 �Figure 5-8 Cluster Residential Development Option in Proposed Agricultural Zone Cluster Residential - - - - - - - . . 10 dwelling units on 1 acre lots ,.,. Remainder of Land Available for Future Development I t ------·--- 100 Acre Parcel • 2.5 Dwelling Units Allowable with Proposed Agricultural Zoning (1 dwelling unit/40 acres) · • Up to 10 Dwelling Units Allowed as Cluster Residential Development, with Special Use Permit (1 dwelling unit/10 acres, clustered on one acre lots) A COMPREHENSNE PLAN FOR THE CITY OF BATTLE CREEK Page 5-1 ! �More Detailed Planning and Plan Revisions The future land use map and plan recommendations provide a conceptual level of detail. It is important for citizens to understand them at a general level to see the relationship of the parts to the whole, without getting sidetracked in the details of one neighborhood, street or block. However, more detailed subarea and 'functional plans should be prepared that expand upon this Comprehensive Plan and are consistent with it, so that various approaches to implementation can be proposed and evaluated. The process of developing refinements to the Comprehensive Plan should be open to different stakeholder groups and the general citizenry, so that an understanding of proposals can be developed and the refinements can be molded to fit citizen needs. Given different population and job growth projections, application of the same principles and concepts which are the foundation of this Plan could lead to different land use arrangements. However, these differences would relate more to the extent of particular land uses rather than to their location or relationships to adjoining uses. For example, if a large mixed-use development (e.g., 400 single-family dwelling units plus some commercial) were built near the city or if a large single employer (e.g., an auto manufacturing facility) decided to locate in or near Battle Creek, it would be necessary to re-examine the land use arrangements in this plan. Similarly, the plan would require reexamination if the City of Springfield and one or more adjacent townships wanted to develop a joint, regional plan. Likewise, because of changing conditions, it is crucial City of Battle Creek Comprehensive Plan October 1997 that the plan be reviewed and updated at least once each five years to insure its continued relevance in planning for future land use needs. · ZONING PLAN The Battle Creek Zoning Ordinance has and will continue to serve as the principal dayto-day regulatory tool in guiding land use change. However, this Plan will serve as the new legal basis for an updated Zoning Ordinance. This section outlines changes to the Zoning Ordinance needed to implement the goals, objectives, policies and future land use map. In addition, more specific neighborhood, park and recreation, commercial corridor and capital improvement plans will be prepared over time and adopted as Plan refinements. These refinements should also be reflected in future modifications to the Zoning Ordinance. Relationship of the Comprehensive Plan to the Zoning Ordinance A zoning map typically reflects the existing arrangement of land uses in a community. In contrast, the Comprehensive Plan focuses on the desired land use pattern for 20-30 years into the future. The zoning map should be based on the Plan and amended incrementally to achieve the recommended future pattern of land use. The timing of zoning change is dictated by the characteristics defined by the Plan's policies as prerequisites. These usually relate to the availability of utilities and the adequacy of road conditions in the area. Zoning maps do not always recognize or support the continuance of every existing land use in a community. Differences between an existing land use and a zoning district are usually the result of one oftwo Technical Report Page 5-22 �reasons. If the present use of a property is incompatible with other uses in the vicinity, the community can use zoning, to prevent additional incompatible development. In undeveloped areas and areas planned for, or in need of, redevelopment, communities sometimes zone land for the desired future use as an incentive to encourage that use to be established. Sometimes, this approach _can result in overzoning an area. "Overzoning" means more vacant or undeveloped land is provided in a zoning classification than can be developed within a reasonable time frame. Overzoning usually leads to scattered development and demands for services which cannot be met cost effectively because development is too spread out. Industrial Use. The current Battle Creek zoning map arguably overzones for industrial uses. The practical effect, however, has not been negative because the utilities necessary to serve this large area on the city's west side are not available-although they are planned to be provided. This extensive industrial zone has also served notice as to the City's plan for this area. There has long been broad public support for extensive industrial use on the west side. Moreover, it is anticipated that the job needs of the entire metropolitan area (not just those of Battle Creek) will be met in this area. Thus, overzoning of land for industrial purposes in this area has been a prudent and rational public policy which this Plan supports. Agricultural Use. In contrast, allowing a large number of low density single-family homes in an agricultural zone is another form of overzoning that usually has negative impacts. It allows residential development in an area whose principal permitted use City of Battle Creek Comprehensive Plan October 1997 (agricultural operations) is often incompatible with the quiet use and enjoyment of residences. This type of overzoning also results in the premature conversion of farmland into lots too small to - farm, but too big to be served cost effectively by public sewer and water lines (unless those costs are disproportionately carried by existing residents, rather than the benefiting land owners). In addition, the total number of dwellings that can be developed in an area is reduced and an inefficient land use pattern typically results. This drives up the cost of housing and often lowers potential tax revenues from this land. Staging Strategy In order for a zoning map (which focuses on the present) to be linked to a Comprehensive Plan (which focuses on the future), a strategy for the staging of land use change must be described. The mapable dimensions of this strategy have already been presented in figure 5-4. The goals, objectives and policies on which this land use plan is based have also been presented in Chapter 4. The basic dimensions of the staging strategy are summarized below. The staging strategy focuses on land use changes in the rural southwest part of the City over the next 20 to 25 years. (Although improvements for older neighborhoods, commercial corridors and downtown will also be implemented over time, most of these improvements are not tied to major infrastructure investments as the infrastructure is already in place.) This strategy the incremental expansion of public utilities and other urban services to facilitate private real estate development at densities that can be served cost effectively. Stated another way, the strategy seeks to avoid the negative impacts of scattered rural Technical Report Page 5-23 �residential development on large lots which, if extensive, would preclude the highest and best use of large parts of this area for decades to come and prevent orderly growth to accommodate a wide range of new job and housing opportunities. The staging strategy is based on the following policies: • Encourage new development in most undeveloped areas of the city at densities sufficient to support the cost-effective extension of public sewer and water, transit, police, fire, ambulance, and other services already provided to developed areas of the city. • Sanitary sewer, storm water and water line extensions shall be made in increments according to the stages established in this Plan (as depicted in figure 5-4) and implemented according to the annually updated capital improvement program. Extension of utility lines or enlargement of the service area sooner than provided in this Plan will occur only when the full costs thereof are borne by the benefiting property owners and/or some great public benefit would result (like major permanent net job creation) by providing service to an area earlier than planned. Great public benefit will include the creation of a proportionate number of new jobs as it relates to the public investment required for those jobs. It will not include the relocation of existing jobs from one site to another within the city limits. Initially there City of Battle Creek Comprehensive Plan October 1997 • • shall be areas of the city with full urban services and other areas with partial urban services. It is anticipated that all undeveloped areas of the city (as its boundaries existed in 1997) will have main line sewer and water nearby by the year 2022. The City Public Works Department will establish and maintain level of service standards for water, sanitary sewer and storm sewer line extension or modification, in order to ensure that total quality service meeting minimum standards will be available throughout the city and in all areas serviced by agreement outside the city. The City Public Works Department will establish and maintain level of service standards for road extension, improvement or modification, and for access from public or private roads to abutting property, to ensure that quality roads meeting minimum standards will be available throughout the city. Once these level of service standards have been prepared, the Zoning Ordinance should be amended to include them. The zoning map should also be amended incrementally to accommodate the planned expansion of the urbanized portion of the City of Battle Creek. In the first phase, to the year 2020, public water and sewer will be extended down Stone Jug Road to Gethings Road, then east to Helmer Road, then south on Helmer to Watkins Road and east on Watkins Road Technical Report PageS-24 �(see figures 5-10 and 5-11). Future phases would extend service west on Watkins Road and south on Stone Jug Road, south on Helmer to Beckley Road and then west on Beckley to the western city limits. The actual timing of infrastructure improvements will depend on many factors, including the robustness of the economy, rate of population increase, market demand for new homes and businesses, financing availability, 'and whether the City pays for all of the costs involved or whether the private sector pays for most of the costs in order to speed the process. It is likely, given the economic track record of Michigan, that the staging will occur in spurts, rather than as a smooth progression. Also, unusual opportunities, such as a state grant, or major private financing of improvements in a particular area may result in extensions in some areas sooner than anticipated in this Plan. The City will use a six-year capital improvement programming process, with annual updates, to program more precisely the extension of utilities, roadway improvements and other public services into these areas. It is expected that all the undeveloped land in the southwestern part of the city will ultimately be made more valuable by the implementation of this Plan, but it is also recognized that some areas will be limited to less intensive uses for a longer time period than others. For that reason, some of the changes to the Zoning Ordinance described in this section (such as cluster development in the agricultural zone) will permit a more intensive use of a limited amount of land earlier than would be most cost effective to service, in order to provide those landowners with an opportunity to City of Battle Creek Comprehensive Plan October 1997 capture significant development value earlier than if they had to wait until full urban services were available. Persons living in the rural southwestern part · of the City of Battle Creek today can expect to enjoy that rural character for some time. However, they should be aware that the eventual expansion of public utilities and full urban services into this area will ultimately result in the conversion of most of the agricultural land into urban development. However, this Plan recommends that extensive linked open spaces and sensitive natural areas be preserved as new development occurs. Agricultural and Rural Residential. The following agricultural and rural residential zoning recommendations relate to implementing the staging plan in the rural southwestern part of the City: 1. Retain areas currently zoned and used as agricultural for agricultural purposes and prevent premature conversion to other uses that would preclude eventual development at urban densities when adequate public services are made available. 2. Parcels that are currently under 15 acres in size within the agricultural zone should be placed into a new R-lRL zoning district. This new district would have a 10-acre minimum lot size to recognize the present size and shape of these parcels and their limited utility for agricultural purposes. 3. Drop the current "by right" minimum lot size of 1 dwelling unit per acre in the Agricultural Zone and replace it with a minimum lot size of 1 dwelling unit per 40 acres. This land should be incrementally rezoned into a more Technical Report Page 5-25 �intensive use district consistent with the future land use plan, once public sewer and water are available to the area. 4. Permit clustered residential development by special use permit in the Agricultural Zone at a gross density of one dwelling unit per 10 acres of the parent parcel (see figure 5-8). The actual size of the lots created would be set by the minimum allowable by the Public Health Department in order to accommodate a septic system, but would not be permitted to be greater than 1 acre. This will allow the land owner some greater development value than one dwelling unit per 40 acres, while retaining the bulk of the parcel for later development (at densities as high as an average of 4 dwelling units/acre) once sewer and water are available. 5. The Single-Family Rural Zone (R-lR) should not be expanded in the rural southwest except to include existing lots already fitting its dimensional characteristics. Commercial. The following zoning recommendations relate to expanded commercial use on Helmer Road both north and south I-94: 1. Do not rezone additional land along I-94 for commercial uses except where consistent with this Comprehensive Plan. 2. Areas zoned for commercial use (C-6 Highway Interchange) south of I-94 at the time of adoption of this Plan are recognized to have been prematurely zoned for intensive business use since no public sewer or water is now available to the area and connecting streets are inadequate to accommodate the level of traffic associated with commercial uses permitted in the C-6 (or related) business zones. However, in order to permit City of Battle Creek Comprehensive Plan October 1997 some business use of these lands prior to the provision of public sewer and water, consideration should be given to creation of an overlay zone which would permit development of a subset of the uses allowed in the underlying zone that do not require public sewer and water and improved roads. The full range of business uses and intensity of use permitted in the underlying commercial zone would be permitted once public sewer and water were available to the site. At that point, the overlay zone would be removed. It may not be necessary to create the overlay zone, since the absence of public water and sewer is already having the effect of limiting more intensive business use in this area. However, if too many low intensity business uses are developed prior to the availability of public water and sewer service, the economic potential of the area will be underutilized and important additions to the tax base will be lost. The adoption of an overlay zone will make a clearer public statement of intent. The following are zoning recommendations related to expanded commercial use on Beckley Road: 1. Prevent rezoning of additional land along I-94 for commercial uses except where consistent with this Comprehensive Plan. 2. Expand development within the existing commercial zoning west on the Beckley Road corridor, only when all necessary utilities and other public services are available and not prior to a demonstrated need for the additional commercial land. (Underutilized retail space in the Lakeview Square Mall and the number of vacant storefronts on older commercial corridors suggest that the Technical Report Page 5-26 �possibility exists for overdevelopment of retail use on the Beckley Road corridor in 1997. As a result, further extension of commercial zoning on Beckley Road is not recommended at this time.) • Schedule of Regulations: Height, area, bulk and related dimensional regulations Table 5-4 depicts the current dimensional requirements of all existing zones in the 'Battle Creek Zoning Ordinance. With the exception of the proposed change to the minimum lot size in Agricultural Zone (AG) described above and the addition of the RlRL zone, no additional changes are proposed. However, it may be desirable to consolidate some of the residential zones if doing so will not create a large number of nonconforming uses. None of the important qualifying footnotes found in the Zoning Ordinance for the dimensional standards listed in table 5-4 are included with the table. Thus, the Ordinance should be consulted for additional detail. In addition, text with strikethrough are standards proposed to be deleted and text in italics are new standards (or zones) to be added. Other Techniques and Relationship to Zoning A variety of techniques not currently used, or only used in a limited capacity in the Battle Creek Zoning Ordinance may have value in the implementation of various strategies in this Plan. The Planning Department will examine each of these techniques and propose their use where appropriate as part of a comprehensive update to the Zoning Ordinance. • Overlay zones to implement detailed subarea plans (corridor, neighborhoods, etc.) • Use of floor area ratio' s (FAR) to preserve more open space in commercial, office multi-family and open space development • • • City of Battle Creek Comprehensive Plan October 1997 • • • • • • • • Extended buffer area provisions along streams, creeks and drainage ways Conservation easements Purchase of development rights (of key farm and wooded land for permanent open space protection) Woodlot protection regulations Affordable housing incentives Incentives to encourage compatible adaptive reuse of older structures Historic preservation districts Access controls Impact analysis methodologies Infrastructure service districts (urban and partial services) Infrastructure level of service standards Any of the following techniques if authorized by the Legislature: • Full concurrency regulations • Transfer of development rights • Official maps • Development agreements • Interjurisdictional project impact review on large scale projects Other techniques that involve local regulations, but which are not a part of zoning regulations may also be of value to update and/or adopt, these include: enhanced housing code enforcement, property maintenance regulations and the preparation of design guidelines. It is also important to note that this Plan includes the following key policy regarding the relationship of this Plan to the Zoning Ordinance: Technical Report Page 5-27 �r ( ( Table 5-4 City of Battle Creek Schedule of Regulations District Minimum Lot Area Wtft± Width of Lot Front Yard (ft.) (ft.) Maximum Percent of Side Yard (ft.) Rear Yard (ft.) Building Coverage Maximum Stories Maximum Height (ft.) AG Agricultural -8-;56640acres -l-50300 35 to dwelling only No limitations 2-ln 35 R-IRL Single -Family Rural Large Lot JO acres 300 35 to dwelling only No limitations 2-112 35 R-IR Single-Family Rural 30,000 sq. ft. 120 35 15 35 No limitations 2-1/2 35 R-IA Single-Family 15,000 sq. ft. 100 40 10 35 30 2-1/2 35 R-IB Single-Family 1,500 sq. ft. 60 30 8 35 30 2-1/2 35 30 2-1n 35 2-1/2 R-IC Single-Family 5,000 sq . .ft. 50 25 6 30 R-2 Two-Family 5,000 sq. ft. 60 25 5 25 25 R-3A Multiple Dwelling 5,000 sq. ft. 60 25 5 25 25 R-3B 60 Multiple Dwelling 2,900 sq. ft. 25 5 25 25 MDMF Medium Density Multiple 4,356 sq. ft. 35 20 20 30 HDMF High Density Multiple 2,170 sq. ft. 30 20 35 85 85 4 45 20 30 4 45 0-1 Office Same as in R-3A District 30 20 40 2 30 C-1 Neighborhood Commercial Same as in R-3A District 25 20 40 2 30 C-2 General Business Same as in R-3A District 20 15 No limitations 3 45 C-3 Intensive Business Same as in R-3B District 20 15 No limitations 3 45 Same as in R-3A District C-4 Central Business No limitations No limitation C-5 Planned Shopping See Chapter 1268 35 20 20 No limitations 2 50 C-6 Highway Interchange See Chapter 1270 35 20 20 No limitations 3 45 1-1 Light Industrial Same as in R-3A District 25 25 No limitations No limitation 1-2 Heavy Industrial Same as in R-3A District 25 25 No limitations No limitation City of Battle Creek Comprehensive Pla11 October 1997 No limitations Tech11ical Report Page 5-28 �• The Planning Commission will not propose any rezoning or support the issuance of any special permit or PURD that is not consistent with this adopted Comprehensive Plan. If review of the proposal justifies a change to this Plan, then the Planning Commission will first process a change to this Plan before taking final action on the zoning request. FUTURE INFRASTRUCTURE PLAN The investment decisions made concerning new and improved infrastructure are one of the City's greatest responsibilities and its most effective tool in guiding future private development to achieve the vision underlying the Comprehensive Plan. Safe and healthy drinking water and sewage disposal, as well as safe and convenient transportation access, are core elements of the city's infrastructure. Transit, police and fire protection, and solid waste disposal are other essential services that protect the public health, safety and general welfare. This section summarizes the key recommendations of the Comprehensive Plan concerning public infrastructure and other key public services. (See Chapter 2 for background information on the current status of each of the infrastructure and public services elements.) Because the character and feasibility of land development is directly impacted by the extent to which urban public services are available, the future infrastructure plan works hand-in-hand with the future land use plan and is a critical element of the Comprehensive Plan. The future infrastructure plan is based on the principle that new development should occur concurrent with or after the public services necessary to serve it are in place. It is the specific intent of the future infrastructure City of Battle Creek Comprehensive Plan October 1997 plan to minimize premature development on land that lacks adequate infrastructure. Stated another way, land outside the defined urban services area cannot accommodate intensive commercial or industrial development, or significant high density residential development, before the year 2020 because public water and sewer, improved roads and better police, fire and ambulance service are not planned to be available before then. If those services are available earlier, then more intensive development of those lands would be feasible earlier. Two levels of public service currently exist: 1) the older established part of the city where a full range of urban services is available (i.e., the Urban Services District) and 2) an area, largely in the undeveloped southwest part of the city, where only partial urban services are presently available. Full urban services means that public sewer, water and storm drains are accessible to most property; that paved major roads are nearby and of sufficient size and capacity to meet the demand of adjacent land uses, that police, fire and ambulance response times are as quick, and that other public services (e.g. solid waste disposal, park and recreation facilities, etc.) are as readily available, in the newly developed parts of the city in 2020 as they are in the older urbanized parts of the city in 1997. Private services like electricity, natural gas, telephone, cable TV and other utilities are also presumed to be available concurrent with the introduction of full public services in an area. A full understanding of the following descriptions of proposed infrastructure improvements requires an understanding of the relevant goals, objectives and policies in Chapter 4, as well as reference to the map Technical Report Page 5-29 �illustrations in this chapter. The need for many of these improvements originates in future land use changes illustrated in figure 5-4. Transportation The roads, streets and bridges component of the future infrastructure plan seeks to assure that land development does not occur prematurely or in a manner which will sacrifice the public health, safety, and welfare due to inadequate roadway infrastructure. It is also intended to meet long-standing improvement needs and facilitate planned economic development. Improvements to pedestrian, nonmotorized, rail and air services are also described in this section. Each type of transportation improvement is intended to complement the others in helping to realize the vision underlying this plan. Roads, Streets and Bridges. The current system of roads and streets .in the city has evolved over more than 100 years into a complex web of interconnected elements. In the older, denser parts of the city, this web is more complete and provides a wider range of options for reaching any given destination than in the newer, generally less dense portions of the city. Many points of congestion and some areas presenting safety issues are the focus of current improvement projects. The Business Loop 94 improvement project is one which will significantly improve safe and convenient access to and through downtown from I-94 while also eliminating several key points of congestion. Although property acquisition for this project is complete, state funding for construction is not available as of this writing. Figure 5-9 illustrates road, street and bridge improvement projects on the Battle Creek City of Battle Creek Comprehensive Plan October 1997 Area Transportation Study (BCATS) list of priority projects to the year 2015 (and not already underway or completed). While these projects are generally consistent with the future land use plan, it is important to -note that the anticipated BCATS update should consider changes in land use, development density and phasing proposed in this Plan in forecasting future traffic volumes and improvement needs. Many of these changes are necessary to address the generally poor north/south circulation west of the central area. In addition, as new development occurs, new roadway construction will be required, especially in the southwest portion of the community. As proposed improvement projects are completed, the functional classification of a number of roadways will be modified (see figure 5-10). The following functional reclassifications of roadways and roadway improvements are proposed. • Once the BL-94/Dickman Road Extension is completed, E. Michigan A venue from Division to the new Dickman Road/BL 94 intersection will be downgraded from a state trunkline to minor arterial. • Hubbard will be redesignated as a collector to handle additional traffic from Morgan Road and north side Townships to downtown/I-94. • North Washington (north of Goodale) will also be designated as a collector for the same reason. • Michigan Avenue downtown will be redesignated as a collector. • West Columbia Avenue will be reclassified as a major arterial from Helmer Road to Skyline. Technical Report Page 5-30 �t) ~ ..c:: t: 0 z 0 '•. 'I ~ vi "' Legend : r·· u.l Improvements to Existing Roads - - - Proposed Roads, Phase I .. _____ __ Verona Rd. Proposed Roads, Phase II 0 e © 1 --,._..I I ... ~ \ Gethi (additional turn lanes, etc.) Bridge Repairs/Improvements Improvements to 1-94 Overpasses .JJ· ' -0 I Intersection Improvements s •• B Drive N •• • =o0 Figure 5-9 --~ '"""\. ~ -------- G .J Proposed Transportation Improvements .i:::Q J 0 1/2 Mile I Mile i'il!liiCIL-jfi-JIDSI r-·1.-:·, .. _ B Drive S 2 Miles 1 Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company J ... A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Page 5-31 �~~ c,.:, r OF ,. •• c.i ~ • .c • • • •• • t:: 0 z Legend === Interstate - - - State Trunkline • • • • Principal Arterial - - - - Minor Arterial • • • • • • • Collector - - - Local Street 1 • I Fort Custer Military Reserve - - @ -:!' -.... Proposed Roads Road Improvements and/or Classification Beyond 2020 C\ ' Note: Existing (1997) road classifications are shown for Rights of Way outside of current City Limits. Future re-classification of these roads may be necessary. :=zl.✓2 O)& Mile 1 M.illlle:!l:il~~2~Mil~ B Drive S l~ ~ Figure 5-10 Proposed Thoroughfare Plan Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK PageS-31 �• • • • • • • • • Beckley Road will be reclassified as a major arterial from Capital A venue to the eastern city limits. Helmer Road will remain a minor arterial until upgraded (about 2007) when it is reclassified as a major arterial. Consideration should be given to a boulevard design with extensive trees planting to compensate for mature trees which are likely to be lost to accommodate a wider roadway. Improvement of Helmer Road should be scheduled concurrent with the extension of public sewer and water into the area. I-94 interchange improvements at Helmer Road will also be needed before improvements on Helmer Road south to Beckley occur (see figure 5-8). Interchange 92 on I-94 at the western entrance to the City will require improvement concurrent with expanded industrial development in the area. Renton Road will ultimately need to be upgraded to a minor arterial to serve future industrial uses in this area; both the rail crossing and the intersection with West Columbia Avenue will also need improvement. Watkins Road will require upgrading to serve as a collector from Renton to Minges (and connecting to SW Capital via the existing road/service drive parallel to I-94). Minges Road (south of I-94) will be upgraded to a collector from Helmer to Sonoma. Stone Jug and Gethings Roads will be upgraded to collectors (north of I-94). In the longer-term future, new local streets will need to be constructed in the southwest part of the City (both north and south of I-94). A generalized pattern is shown on figure 5- 9. The actual design should be defined as additional development takes place in the area and City of Battle Creek Comprehensive Plan October 1997 • • • the necessary location of future water and sewer lines is better known. Helmer Road south of Beckley to the southern city limits will need to be improved once significant development west of Helmer occurs. Ultimately, GlenCross Road should be extended east to 6 Mile as more development occurs in this area. South Minges should be extended from 48th (in Kalamazoo County) to 6 Mile (and connecting to Carver Road) as development occurs in this area. Additional new major arterials (perhaps to become a part of the State trunk.line system) might be needed in the longer term future a few miles from the north, south and east sides of the city. These future roadways (not illustrated in figure 5-9) should be the focus of interjurisdictional planning efforts within the next decade to identify the most appropriate route locations and record them on an official map, even if no right-of-way acquisition occurs. Otherwise, it is likely that development will occur on property needed for a future road corridor. The City may want to actively support right-of-way preservation legislation being prepared (as this Plan was written) by the Michigan Department of Transportation in order to facilitate long-range planning and right-ofway acquisition of this sort. Separate corridor plans, prepared subsequent to the adoption of the Comprehensive Plan, should be prepared to evaluate road and street improvements in greater detail as they relate to particular land use changes and properties along key corridors. Once Technical Report Page 5-33 �prepared and adopted by the Planning Commission, these corridor plans will become a part of this Comprehensive Plan. area where existing roads are inadequate to accommodate the new traffic that would be generated. Affected property owners in the corridor, neighborhood groups and all appropriate city departments (and adjoining units of government in some cases) should be involved in the preparation of the corridor _plans. These corridor plans should include recommendations for improvements to enhance safety (such as closing unnecessary driveways), reduce congestion, improve traffic flow, improve pedestrian and bicycle movement, improve the safety and convenience of transit stops and enhance the visual quality of the corridor (through landscaping and related design changes). Where the corridor serves as a gateway to the city, visual character improvements should receive additional attention. At a minimum, corridor plans should be prepared for Columbia Road, Michigan A venue, Beckley Road, Helmer Road, Dickman Road, North Avenue and Bedford Road. Pedestrian and Non-Motorized. As road - improvement projects and new developments are planned and approved, every effort should be made to continue to ensure an efficient and pleasant bicycle and pedestrian system is provided that safely connects residential areas with most desired destinations. A separate effort should be initiated to plan an integrated bicycle and pedestrian path system that links major activity areas to the existing 16-mile linear park system. Once a trail plan is prepared and adopted by the Planning Commission, it will become a part of the Comprehensive Plan. Each year, specific road improvements consistent with the Comprehensive Plan should be included in the annual capital budget, along with other priority infrastructure improvements proposed for the following five years. The City Public Works Department should establish and maintain level of service standards for road extension, improvement or modification, and for access from public or private roads to abutting property, to ensure that quality roads meeting minimum standards will be available throughout the city. These standards should be used in all corridor plans, and applied to any improvement project proposed for inclusion in the capital improvement program. A concurrency standard should also be adopted that precludes intensive new development in any City of Battle Creek Comprehensive Plan October 1997 Linear park connections south to Beckley Road should receive priority. As the opportunity is presented, links to the KalHaven Trail and to the County bike route system (currently under study) should also be implemented. The future land use pattern (figure 5-4) and policies related to nonmotorized transportation options and the linear park should be used to guide future pedestrian and nonmotorized improvements. Transit. While only a small proportion of the population utilizes Battle Creek's existing mass transit system, the current riders (approximately 1,500 a day) are dependent on the service -- often with no other transportation alternative. Future road improvements on main corridors should anticipate transit needs and, where feasible, make special provisions for them (e.g. spaces for buses to stop outside of traffic lanes). Efforts should continue to encourage transit use and improve transit opportunities. Technical Report Page 5.34 �One of the greatest contributions the land use plan can make towards that goal is to encourage higher density development along the major arterials. Accordingly, zoning regulations should be periodically reviewed to identify what changes could be made to help achieve this goal. Rail. Passenger and freight rail service are expected to continue to play an important role in the future of the City of Battle Creek. The City should continue to strongly support the provision of high speed rail service between Chicago and Detroit (with a stop in Battle Creek) and place a high priority on improvements necessary to accommodate it (such as station upgrades and both at-grade crossing and grade separated crossing upgrades). The City should also continue to make improvements on major thoroughfares to alleviate existing traffic tie-ups caused by at-grade rail crossings. This may involve construction of overpasses, underpasses, rail abandonment, or rail relocation, where feasible and desirable. Grade-separated crossings related to high speed passenger rail have been recommended for 20th Street, Helmer Road/S. Bedford Road, and Clark Road/Custer Drive. The timing and necessity for these improvements will depend on how quickly high speed rail becomes a reality, exactly where the line will run, and the cost. Other improvements will likely be necessary related to rail freight service including: ensuring bridges have adequate double-stack car clearance, coexistence of freight with high speed passenger service and abandonment of spurs and existing lines. These and related issues should be addressed through the preparation of a rail plan. Once prepared and adopted by the Planning Commission, the rail plan will become a part of this Comprehensive Plan. City of Battle Creek Comprehensive Plan October 1997 Air. The City should continue to work closely with Battle Creek Unlimited and the Airport Authority in the planning and implementation of airport improvements. These are currently embodied in the Airport · Master Plan, which is periodically updated. The Planning Commission should review the Airport Master Plan, and as long as it remains consistent with the Comprehensive Plan, adopt it as a part of this Comprehensive Plan. For its part, the Planning Commission will periodically examine the zoning of lands on and around the W. K. Kellogg Airport to ensure flexibility in siting appropriate uses and compatibility with abutting uses, to prevent development on land adjacent to the airport that is incompatible with airport noise contours, and to promote development and use consistent with the recommendations of the adopted Airport Master Plan. Sewer and Water The sewer and water component of the future infrastructure plan provides guidance on the provision of public sewer and water facilities in conformance with the future land use plan and in the interest of the community's health, safety, and public welfare. Since most vacant land in the city (and on abutting lands) are characterized by soils which present limitations to septic systems, or which pose threats of groundwater contamination if intensively used for septic waste, high density development of these lands will require public sewer and water. Sewer. Figure 5-11 illustrates the location of proposed future sewer lines in the city. Expansion is proposed as a phased process. The first phase, to the year 2020, includes extending sewer lines down Stone Jug Road to Gethings Road, then east to Helmer Road; then south on Helmer Road to Watkins Road Technical Report Page 5-35 �··-··7 Legend: Main Interceptor ~1] I, /!>-41 ~ .• i :>_. ..... (?.''~ , Existing Sewer Line • ___ _ ••••• uI I 8" Waste Water Treatment Plant Proposed Sewer Extensions to Year 2020 Urban Services ·Boundary to Year2020 C0 0 ,J 'I ,JI 1-94 n Drive N ·. ...... <-:-:"\ ~ j "' ,-::-~- \ @ = . '' 0 1/2 M ile I Mile j lB Dri ve S, A COMP REHEN SIVE PLAN FO R ::-HE CITY OF BATTLE CREEK Figure 5-11 Proposed Sanitary Sewer Extensions to 2020 2 Miles l Johnson Johnson & Roy/inc, Planning and Zoning Cente r, inc WJSchroer Cornp,111y Page 5-36 �and then east on Watkins Road. Future phases would extend service west on Watkins Road and south on Stone Jug Road, south on Helmer Road to Beckley Road and then west on Beckley to the western city limits. Various small spurs will also be extended off each of these major lines to connect new subdivisions and commercial developments. Generally speaking, in order for sewer and water lines to be economically extended into an area (without existing users subsidizing the cost of new users), the majority of development must average at least four residential tap-ins per acre. This requires staging the improvements so that the City and existing users do not have to underwrite large expenses in advance of demand. It also ensures that adequate user fees will be available to pay for maintenance. It is not anticipated that any new sewer lagoons will be needed at the wastewater treatment plant during the planning period. If they are, it will likely be because of additional industrial demand to process heavy loads of organic waste. New lagoons do not pose an engineering problem as adequate space is available. However, the addition of larger mains (or replacement of existing lines with larger capacity mains) to service current major sewer users may pose greater difficulties. Water. Figure 5-12 illustrates the location of proposed water line extensions. The phasing of water line extensions will parallel that of the sewer lines described above, although the actual alignments are somewhat different. No new wells, water towers or other water storage devices are anticipated to be needed within the planning period. If they are City of Battle Creek Comprehensive Plan October 1997 needed, it will most likely be to replace a contaminated water well. There is adequate groundwater availability to meet future needs even if some additional water wells are closed. Current cleanup efforts may · result in the ability at some time to reopen some wells that are presently off-line. Stormwater Management As the permeable soils and vegetated landscape which absorb and slow storm runoff are removed and land surface is covered by buildings, parking lots and other impermeable surfaces, the quantity of stormwater runoff increases. Unless specific preventive measures are taken, these changes in surface conditions encourage increases in runoff flow, flood risk, soil erosion, sedimentation and pollution of area water resources. Although these conditions originate from site-specific circumstances, their impact can extend to the entire community (and communities beyond, if within the same watershed), threatening the public health, safety, and welfare. Effective stormwater management programs can, on the other hand, minimize flood and erosion risk and ensure that the quality of runoff which is collected and ultimately discharged into the watershed system (streams, rivers, wetlands, lakes, etc.) is satisfactory. Though stormwater management should be a concern of all communities (and increasingly is because of Federal and State regulations), the extensive river, creek and wetland system in Battle Creek presents important opportunities for natural system accommodation of stormwater, if floodplains. wetlands, streams and stream bank vegetation are preserved. As new development occurs, it will be very important to preserve floodplains, wetlands, natural drainageways and existing Technical Report Page 5-37 �1i ~012" Legend: -·a ' Existing Water Main Existing Wellfield Location • Existing Pumping Station ---- Existing Reservoir Tank • a•<t•o Proposed Water Main Extensions to Year 2020 Urban Services Boundary to Year 2020 ( ,, .JJ 1-9-1 Il Drive N \ Figure 5-12 Proposed Water Extensions to 2020 I ........ 0 1/2 Mile I Mile ] ( l B Drive S, A COMP REHENSIVE PLAN FOR THE CITY OF BATTLE CREEK 2 Mi les Johnson Johnson & Roy/inc, Planning Rnd Zoning Center, Inc WJSchrocr Company Page 5-38 �vegetation to minimize the volume of stormwater which must be accommodated in storm sewer lines. In addition, the following guidelines can assist in adequately controlling the quality and quantity of stormwater runoff associated with the introduction of new development. • Proposed new development should not be permitted if and where the level of service currently provided by existing stormwater management infrastructure and/or existing drainage patterns would be decreased, unless necessary improvements to such infrastructure or natural drainage are first made. • The current level of service may vary from one site to another but will be generally defined as the rate, quantity, and quality of predevelopment stormwater runoff. • All new and existing land uses must comply with all City, County, State, and Federal regulations regarding stormwater management and soil erosion. • All proposed and existing land uses located on sites with slopes of 12% or greater shall take and maintain aggressive measures to inhibit the erosion of soils and sedimentation. FUTURE PUBLIC FACILITIES/SERVICES Other public services, such as police and fire protection and general government services (for example, tax assessment, code administration and governance services) are also important to overall quality of life. As the community grows, so does the need to extend police, fire protection to more individuals, families, and properties. City of Battle Creek Comprehensive Plan October 1997 Similarly, as the demand for these services increase, so does the need for services administration and the need for property and buildings from which these services are administered. Police Department The Battle Creek Police Department operates primarily out of its downtown headquarters adjacent to City Hall. Deficiencies exist in parking and evidence storage space at this facility. The Police Department will lose its storage space in 1997 when a building adjacent to the headquarters is torn down. This site may be used to expand public parking. A plan to provide both adequate parking and evidence storage should be developed, however. Satellite police facilities are located throughout the city at leased or donated locations. These satellite facilities enable the Police Department to have a greater presence in the neighborhoods. The construction of new satellite police facilities has not been formally proposed. Fire Department The City maintains fire stations in locations throughout Battle Creek. The desirable spacing of these facilities is one and one-half miles apart, depending upon natural or manmade barriers. A planned evaluation of Fire Department space and facility needs was on hold in 1997 due to a change in personnel in the position of Fire Chief. Road improvements through the center of the city (which would require alterations or demolition of buildings) is the primary factor likely to require a change in facilities. While new development would likely lead to a need for a new fires stations, removing long-time barriers, such as at-grade rail crossings, could also result in redundancy in Technical Report Page 5-39 �older parts of the City. (See figure 5-13 for potential fire station service areas where new residential development occur in areas not yet densely developed.) There are no improvements the Battle Creek Fire Department could make that would improve its ISO Fire Service Rating of 3. Ambulance Service The Battle Creek Fire Department has state licensed medical first response staff and equipment in every fire station. As new fire stations are built or old ones demolished, a revised network of rapid response capacity would serve Battle Creek. This would not likely require facilities other than those proposed as new fire stations are built. The Fire department does not provide advanced life support nor transport. Agency consolidation will create an increase in the work force at this Battle Creek facility. Post Office In 1997, a Post Office store at the Lakeview Square Mall was being planned. Recreation The City Parks and Recreation Department is currently undertaking the preparation of an updated master plan for programs and facilities. This plan is expected to be complete in 1998. A number of needed improvement projects have been identified over the past several years, including: • • Solid Waste and Recycling The 1992 Calhoun County Solid Waste Management Plan targets adjacent land for additional landfill sites needed in increments by 2002 and beyond. To satisfy a longer term need for landfill space, the Solid Waste Plan assumes a 125-acre parcel owned by Browning Ferris, Inc., will be used for both mid-term needs beyond. City Government No study has been developed to address City needs for building space. A parking study under way in 1997 was looking at resolving parking conflicts. Other Government The County had no plans for facility expansion in Battle Creek as of the summer 1997. Neither have any state or federal building plans been proposed. The General Services Administration is just completing a $30 million renovation of the Federal Center. The recent Defense Logistics City of Battle Creek Comprehensive Plan October 1997 • • The need for a community park (or parks) of 50 to 100 acres on the south side of the city, north of 1-94 Improvement of the Mill Pond as an urban recreational amenity Continued improvement of neighborhood parks Extension of the linear park system, especially on the south side of the city and into the townships In addition, the future land use plan (see figure 5-14) illustrates an extensive network of open space corridors throughout the city. This "greenway system" is designed to preserve natural resource corridors (stream channels, wetlands, wooded areas), provide open space relatively close to all residents, link existing and proposed parks and school sites and offer linear recreational opportunities (walking and biking). With the addition of improved sidewalks and bike trails following existing street alignments, a Technical Report Page 5-40 �Legend 0 ,--, Verona Rd. ~ , I __ tt_,, \ I Existing Fire Station with 1 3/4 Mile Recommended Response Radius Fire Stations Needed to Serve Future Development (Locations are approximate) B Drive N Figure 5-13 North Proposed Battle Creek Fire Station Locations 0 1/2 Mik I Mile ( B Drive S A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK 2 Miles Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company Page 5--JI �-~ ~ , · Legend Existing l\fajor Park or Golf Course ---· Existing Linear Park Route 0 Proposed New Park or Open Space Preserve ..,.~ Proposed Off-Street Linear Park Extension Proposed On-Street Linear Park Extension ,. ., ~• " ~ Water Connection (boat) to Proposed Park/Preserve ( Proposed Linear Park Entrance (Signage plus parking) r \Vest Lake 1-94 L oop Gcthings @ Alternatives for 1'ew SO to 100 acre Community Park on South Side D Dr ive N ® ' ...... r 0 'l 1/2 Mile ] 1 Mile l Figure 5-14 2 Mi les t n s _I_ ---- ----------..;.J [)ril·c A COMPREHENSIVE PLAN FOR THE CITY OF BATTLE CREEK Open Space, Parks and Recreation, and Linear Park Johnson Johnson & Roy/inc Planning and Zoning Center, inc. WJSchroer Company Page 5-42 �comprehensive open space system can be created which gives structure and amenity to the community, as well as offering an alternative to motorized vehicles for transportation. The future land use plan proposes a three new combined school/park sites located in the southwest portion of the community, as well as six park preserves. These proposed 'park preserves are located at Harts Lake, to the south of I-94 near the western city limit, west of Helmer and south of Gethings Roads, at the southwest edge of Goguac lake, at the Mill Pond south of downtown and north of Goodale Road. Library The Willard Library is located just north of the downtown, near the Central High School and St. Phillips School. Because building and parking space are inadequate, the Library began considering plans for building expansion at its current location in 1997. The Library would like to use an adjacent parking lot for its patrons, a large portion of which is now underutilized. City of Battle Creek Comprehensive Plan October 1997 Public Schools There were no plans for school expansion in 1997. However, residential development in the southwest portion of the City would necessitate additional school construction . . Proposed school and park site locations are shown in figure 5-4. College expansion is not planned as of 1997 for either Kellogg Community College or Spring Arbor College. Davenport College is building a new facility on Van Buren Street, east of the Burnham Brook Center. Health In 1997, plans for expansion and new facilities of the Battle Creek Health System included a new 103,000 square foot outpatient center, a 50,000 square foot medical office building and rehabilitation of a 1970's building as a 180 bed in-patient tower, Obstetrics and Critical Care Units. Those plans are expected to be completed by 1999. Technical Report Page 5-43 �Chapter 6 Implementation PRIMARY IMPLEMENTATION TOOLS Relationship to Zoning The City of Battle Creek has a zoning ordinance adopted pursuant to the CityVillage Rural Zoning Act, PA 207 of 1921. 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. Michigan enabling legislation and case law require that zoning be based upon a comprehensive plan prepared to guide future land use decisions by the Planning Commission, the zoning ordinance should be revised to reflect this Comprehensive Plan's new goals, objectives, policies and future land use proposals. The zoning plan within this Comprehensive Plan (see Chapter 5) provides direction in making these changes. However, the zoning district map and the future land use map (see figure 5-4) will not be identical. The zoning map reflects existing land use (where it should be continued) and areas where more intensive use that currently exists can be accommodated by public facilities. In contrast, the future land use map reflects desired land use arrangements 20-30 years in the future . (See Section 10.10, p. 245-250, Michigan Zoning & Planning, 3rd Ed., by Clan Crawford, ICLE, Ann Arbor, 1988). City of Battle Creek Comprehensive Plan October 1997 . The zoning map will require periodic revision, especially as the availability of public sewer and water make agriculturally zoned land available for more intensive use. Relationship to Land Division, Subdivision and Condominium Regulations The City of Battle Creek should adopt land division regulations and update existing subdivision regulations following (or concurrent with) zoning changes to implement recommendations in this Plan. The enabling legislation that permits the enactment of such regulations is Public Act 288 of 1967, also known as the Land Division Act. This Act allows a community to set requirements and design standards for lot splits, as well as for streets, blocks, lots, curbs, sidewalks, open spaces, easements, public utilities, and other associated subdivision improvements. Condominium regulations should also be updated pursuant to the Condominium Act. Building and Property Maintenance Codes BOCA (Building Officials and Code Administrators International, Inc., the latest version) is the basic building code adopted by the City 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. Technical Report Page 6-1 �The City should continue its utilization of the BOCA Basic Housing - Property Maintenance Code to limit and control the negative influences which result from failure to properly maintain property and structures. The Housing and Rental Code should. continue to be updated. The City has decriminalized zoning, building, housing, rental and similar code violations; they are now all varying levels of civil infractions. Relationship to Capital Improvements Program In its basic form, a capital improvement program (CIP) is a complete list of all proposed public improvements planned for a six-year period including costs, sources of funding, location and priority. The CIP outlines the projects that will replace or improve existing facilities, or that will be necessary to serve current and projected development within a community. Advanced planning for public works through the use of a CIP assures more effective and economical capital expenditures, as well as the provision of public works in a timely manner. The use of capital improvements programming can be an effective tool for implementing a comprehensive 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 Planning Commission should annually review the capital improvement program proposed by the City Manager before the City Council approves it as part of the annual budgeting process. Planning Commission review is City of Battle Creek Comprehensive Plan October 1997 intended to ensure consistency of proposed capital improvements with the Comprehensive Plan. Public Works Financing In addition to using general fund monies, it is often necessary for a community to bond to raise sufficient funds to implement 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: • General Obligation Bonds - require full faith and credit pledges; the principal amount borrowed plus interest must be repaid from general tax revenues. • 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). • Special Assessment Bonds - require that the principal amount borrowed plus interest be repaid through special assessments on the property owners in a special assessment district for whatever public purpose the property owners have agreed (by petition or voting) to be assessed. These traditional financing tools will continue to carry the burden for implementing capital improvements and efforts to preserve City bonding capacity should be maintained. Technical Report Page 6-2 �RELATIONSHIP OF COMPREHENSIVE PLAN TO OTHER PLANS Downtown Development Authority The Downtown Development Authority will continue to play an important role in planning for implementing improvements downtown. However, the success of these 'efforts will be enhanced if they are coordinated with other improvements recommended in this Plan. The best way to accomplish this is by having the Planning Commission adopt the current (or better, the updated) Downtown Development Plan as a formal part of the Comprehensive Plan. (This would require that it is first found to be consistent with the Comprehensive Plan.) With diminished TIFA funds due to the effect of Proposal A., alternative means of financing downtown projects should be sought. One avenue worth pursuing is establishment of a "principal shopping area" under the Redevelopment of Shopping Areas Act, PA 120 of 1961. This technique may only be applied in cities with a master plan for the physical development of the city which also includes the redevelopment of a principal shopping area. Many physical improvements are covered and a wide range of financing options, including special assessments may be used. The Act can be used to cover "soft costs" like planning, as well as "hard costs" like street improvements. Its flexibility makes it worthy of serious consideration as an implementation tool. City of Battle Creek Comprehensive Plan October 1997 Local Development Financing Authority (LDFA) The use of the LDFA to finance industrial park improvements has been evaluated but - has not been implemented in favor of expanding use of existing TIF A funds. Nonetheless, consideration should be given to LDFA as a financing mechanism in the future. Other Plans Elements from other master plans such as the W. K. Kellogg Airport Master Plan and Battle Creek Unlimited's Economic Development Plan have been used as guides to help formulate this Comprehensive Plan. The W. K. Kellogg Airport Master Plan can be obtained from the City of Battle Creek Planning and Community Development Department, as a further reference to accompany this plan. Copies of the Economic Development Plan for the City of Battle Creek can be obtained through Battle Creek Unlimited. ADDITIONAL IMPLEMENTATION METHODS Other Planning and Economic Development Assistance The Planning Commission through the City Economic Development Director should maintain regular communication with the County and Regional Commissions on issues of mutual interest. These organizations should be encouraged to expand their County and region-wide planning and economic development efforts and to share relevant materials with the City. Likewise a copy of this Plan should be forwarded to these agencies when adopted or amended. Technical Report Page 6-3 �Managing Growth and Change Revision of Ordinances 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 to ensure that the tools needed 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). If pending legislation is enacted, many new tools may be made available to local governments over the next few years to manage the process of growth and change. It will be important for City officials to select and use those tools that will provide greater choice over local destiny and quality of life. A list of these tools includes: • transfer of development rights • broader applicability of purchase of development rights • infrastructure concurrency requirements • official maps • new utility extension/boundary authority • regional impact coordination regulations • changes to special assessment district law • development agreements. Periodic Updating and Revisions As additional studies are undertaken special neighborhood and corridor plans are prepared and land use change occurs, the Comprehensive Plan should be updated to reflect the new information. At a minimum the Plan should be comprehensively reviewed and updated at least once every fi ve years. City of Battle Creek Comprehensive Plan October 1997 The Zoning Ordinance and related land use regulations should be reviewed and made . consistent with this plan to ensure that the legal support for future zoning decisions will be undermined. The Zoning Ordinance should also be thoroughly reviewed and updated at least once each five years. INTERGOVERNMENTAL COOPERATION Throughout the planning process, participants have noted the importance of working cooperatively with adjacent jurisdictions to achieve mutual benefits in providing public services and in coordinating land use and development plans and policies. In addition, focus group respondents commented on the need to consider possible future consolidation of government units, particularly the City of Battle Creek and the City of Springfield. Policy recommendations addressing this issue are presented in Chapter 4 under the heading Intergovernmental Cooperation. CITIZEN EDUCATION Although this planning process has been structured to encourage and invite public participation at each phase (and in a variety of ways), many citizens do not have a clear picture of the important land use and development choices facing the community or the implications of alternative policy directions. Because this Comprehensive Plan presents a vision for the future that represents a substantial departure from the "status quo," it is important that efforts to educate citizens concerning the content of the Plan and the rationale underlying its recommendations be continued -- even after Technical Report Page 6-4 �the Plan has been adopted. The success of Plan implementation will depend, to a large degree, on broad understanding of, and support for, its objectives and policies within the community. BARRIERS TO IMPLEMENTATION The primary role of the Planning Commission is to advise on proposed infrastructure, land use and related policy changes that contribute to an improved quality of life in the community. A comprehensive plan is developed to provide the decision-making framework and specific guidance needed to achieve a consensus vision of the future. Many local regulations and other implementation tools (listed earlier) contribute incrementally in achieving the plan recommendations. However, the Planning Commission as an advisory body, does not have principal implementation authority. It must rely on staff, the City Commission and other nonprofit organizations working in concert with the private sector for the plan to become a reality. There are some obvious potential barriers to plan implementation that deserve identification, in the hope that by recognizing them, they can be avoided. of the school districts serving city residents may be the only long term solution; but even if other less drastic measures would have the desired effect, discussion and action on this issue must be undertaken promptly. Other cities, like Lansing, are taking the lead in partnership with schools, to address this problem. Battle Creek could follow this example. Immediate Steps to Update Zoning Another potential barrier will occur if the City does not move quickly to update zoning and related land use regulations in a manner consistent with the plan. Delays will result in an increasing number of potential nonconforming uses which could dramatically reduce the feasibility of implementing Plan recommendations. Immediate Steps to Implement a New CIP Procedure Planned extension of public sewer and water and incremental road improvements are critical to the phased expansion of the urbanized portion of the city. Delays in implementing a new capital improvement programming process could severely undermine the integrity of this plan and the vision it represents. Schools Singing from Same Hymnal Local public schools, an important public service that is outside municipal control, are perhaps the most significant existing barrier to Plan implementation. As long as racial prejudice and/or racial fear continue to drive location decisions for a significant part of the citizenry, the city will continue to f~ce out-migration of many people and find it difficult to attract younger families to available older, affordable housing surrounding the city center. Consolidation City of Battle Creek Comprehensive Plan October 1997 A significant effort was made to involve key stakeholder groups representing public, private and non-profit sectors in the development of this Plan. If these groups do not embrace and support the Plan, and assist with its implementation and defense (when needed), the vision it presents will not be fully realized. Successful Plan implementation will require a large chorus singing from the same hymnal. This is most Technical Report Page 6-5 �important for the first few challenges to proposals in the Plan. Careful, close and continued coordination with all the major stakeholder groups will be required as the Plan is implemented and updated. Lack of a Metropolitan Area Plan No matter what Battle Creek does within its own boundaries, the community can never ' be immune to the land use and development impacts created by neighboring jurisdictions -- and vice versa. Metropolitan areas that work cooperatively in establishing and implementing a common plan are most successful at improving quality of life. The City should take the lead in encouraging and facilitating the creation of such a metropolitan area plan, even though the task may result in some changes to this Comprehensive Plan. City of Battle Creek Comprehensive Plan October 1997 Technical Report Page 6-6 �CITY OF BATTLE CREEK MASTER PLAN APPENDIX A MANAGEMENT SUMMARY RECOMMENDATIONS Background The City of Battle Creek is updating its Master Plan to better prepare the City for the future. The last time the City's Master Plan was updated was in the 1960s and no new Master Plan has been prepared since the City and township merged in 1983. As a result, the Planning Commission, City Commission, City Manager and leaders of the community needed an updated document to serve as a guide to growth and development. The revised Master Plan will establish policies for land use, roadways and utilities, and other city services. The City and its planners have been consulting with residents over the past 12 months to establish ideas and priorities on the kinds of lifestyles and outcomes the citizens of our City would like to see in the year 2020. Situation As part of a dedicated research effort to qualify and quantify the development of the criteria for the future plan and to validate the plan with residents, City management and the consultant team desired to expose the planned City outcomes and alternative futures to different groups of selected residents in a controlled research environment. This enabled planners to generate reactions, gauge support for the proposals, identify areas of confusion or disagreement and determine whether changes are needed prior to exposing the recommended plan to the broader community. · Recommendation • The planners recommended a series of three focus group discussions with City residents. Respondents were selected to represent the north side residents, south side residents and business managers/owners of the community. These groups were invited to review outcomes established in previous public meetings. The research groups were also asked to consider the appropriateness of three alternative "futures" and to comment on how each alternative related desired outcomes. Subsequently, four additional focus groups of seniors, minorities, young adults and lenders/developers were added to the research schedule to provide additional information and confirm trends identified in the first groups. All research was designed/conducted by W. J. Schroer Co., the research arm of the Master Plan consultant team, headed by JJR and including The Planning and Zoning Center. �Respondents in every group commented on the lack of a possible planned consolidation of governmental units. While residents did not doubt there would be difficult issues (and, in one case, the respondent knew the history of the prior consolidation attempt with Springfield) they were still surprised to see the geo-political divisions still existing several generations out and were, largely, disappointed. Respondents may not have to take the heat for bringing up a politically incorrect or sensitive subject. But they continued to point out the common sense problems with future planning while different governmental units are located almost within the City and operating with different or even conflicting goals. The business group and especially the lender/developer group were emphatic on this point. It is recommended the City leaders consider strategies leading to future consolidation or significantly higher levels of intergovernmental cooperation. Reactions to the alternative futures were very similar across all three groups: The majority of each group preferred the Vision-Based future as the best, fairest plan. Respondents from the North and South sides cited "Balance" as a key reason for support. Senior suggested "fairness of resource allocations" and "balance". Minorities supported this future because: ... it does the best job of supporting the downtown ... it works to bring the community together Lenders/developers supported this concept because of balance, better downtown and the future development of the community. Young adults support this future because of balance, although this group suggested additional modifications to make it ideal. There was also equivalent widespread concern, however, that this plan may be the most difficult to achieve. Respondents worry about whether the political will and public support could be generated for a plan that may be seen as too restrictive or limiting on the performance of the market. Lenders/developers suggested other actions must be taken first, such as intergovernmental cooperation and/or school consolidation before this plan will work. A recommended plan, incorporating the Vision-Based alternative, will need to have a high level of tactical support for the "how to" piece to persuade the community this alternative is achievable. Further, political leaders must recognize the critical role they play in enabling the community to see how the recommended vision could be brought to fruition. �Respondents were either frightened, angered or completely alienated by the Trends-Based Plan. Even worse, of the three plans, this plan generated the most divisiveness and lack of accommodation within each of the groups. For the minority who supported this alternative, the ideology of "free markets" seemed supremely important, while the majority worried about a relaxation of zoning and the implications that the only criteria for development would be financial in nature. The future plan will need to ensure the balance of rights between free market movement and the overriding good of the community. While specific solutions were not addressed, respondents in each of the groups exhibited higher levels of discomfort and tension resulting from a stated or unstated need for a monitoring/reconciling mechanism to ensure the balance (between free market and community good) would be protected. Reactions to the Existing Zoning future reflected a perception of group respondents that this future represented more of the present state of development than any real plan for the future. That interpretation left respondents seeking a more thoughtful and decisive view and plan for the future. Respondents tended feeLthis approach in effect maintained the status quo without effecting any real change or clear direction for the future. ,o A City Master Plan is important to these. respondents. Respondents endorse identifying clear outcomes and planning strategies to achieve those outcomes. Their acceptance (and, in some cases, praise) for the progress made in the City so far should not suggest that the idea of continuing along the same course for the long term is a viable alternative. � 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 Battle-Creek_Comprehensive-Plan_1997 Creator An entity primarily responsible for making the resource JJR Incorporated Planning & Zoning Center, Inc. WJ Schroer Company Date A point or period of time associated with an event in the lifecycle of the resource 1997-10 Title A name given to the resource City of Battle Creek Comprehensive Plan Technical Report Description An account of the resource City of Battle Creek Comprehensive Plan Technical Report prepared by JJR Incorporated Planning & Zoning Center, Inc. WJ Schroer Company, adopted October 1997. Subject The topic of the resource Comprehensive plan publications Battle Creek (Mich.) Calhoun 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/a4c0cd827e82102cd24c6d2de8d8c6d9.pdf 76bb1f2a94bbd62a91badcda41dd0be3 PDF Text Text Cutler Official Zoning Map of Bath Charter Township, Clinton County, Michigan Hunt er Upton Center Watson Chandler Cutler Zoning Districts HDD - High Density Development Watson Peacock Howe D - Development HDR - High Density Residential Clise MDR - Medium Density Residential Herbison Upton Angle Webster Chandler Center Clise Clark Center Sleight D D P - PUBLIC 425 - East Lansing Robson Drumheller Zoning Overlay Districts Center Webster Water Peacock Clark I 69 R - Rural Parcels Owned by MDOT Clark Drumheller LDR - Low Density Residential H wk ollow Ha Stoll Stoll Stoll Access Management Overlay Upton Peacock Development Overlay 425 - Dewitt I 69 Pa rk L ake I 69 Coleman Cole ma n Commercial Sales and Provisioning Overlay µ 0 0.25 0.5 1 Miles 0 Township Clerk, Date 1,500 3,000 6,000 US Feet -~ ). e~,cJtJ),,) Township Supervisor, Date u $I). JJ. ~c~ -;)/.5"/~ Prepared by: Miles Roblyer August 2022 � 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 Bath-Charter-Twp_Zoning-Map_2022 Creator An entity primarily responsible for making the resource Miles Roblyer Date A point or period of time associated with an event in the lifecycle of the resource 2022-08-30 Title A name given to the resource Official Zoning Map of Bath Charter Township, Clinton County, Michigan Description An account of the resource The Official Zoning Map of Bath Charter Township, Clinton County, Michigan was prepared by Miles Roblyer and was approved by the Township Supervisor on August 30, 2022. Subject The topic of the resource Zoning--Michigan Zoning--Maps Bath Charter Township (Mich.) Clinton 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/2fdbe70df40f17b83750ed58434ab97f.pdf 2db46f322ac0557f74bb180bed65da03 PDF Text Text Bath Charter Township NonMotorized Plan 2017 0 �2017 Bath Charter Township Non-Motorized Plan BATH TOWNSHIP BOARD OF TRUSTEES Jack Phillips, Supervisor Kathleen McQueen, Clerk Steve Wiswasser, Treasurer Cindy Cronk, Trustee Denise McCrimmon, Trustee Al Rosekrans, Trustee Dan Stockwell, Trustee BATH TOWNSHIP PLANNING COMMISSION MEMBERS Dan Kramer, Chairman Joe Benzie, Vice-Chairman Cindy Cronk, Board Liaison Ray Severy Jason Almerigi John Reich Michael Sullivan BATH TOWNSHIP PLANNING STAFF Dan Wietecha – Superintendent Brian J. Shorkey, AICP – Planning Director Hunter Whitehill – Planning Assistant Maggie Barringer – Planning Assistant (former) Ellery Johnson – Planning Assistant (former) 1 �BATH CHARTER TOWNSHIP NON-MOTORIZED STUDY Table of Contents 1. Introduction Page 4 a. Study Purpose b. Background/History c. Study Update Process d. Trail Characteristics and Options Page 4 Page 4 Page 5 Page 5 2. Existing Conditions a. b. c. d. e. f. g. Page 6 Subarea One – Hawk Hollow Subarea Two – TBD Subarea Three – Downtown Subarea Four – Rose Lake Subarea Five – Haslett Subarea Six – Park Lake Subarea Seven – Chandler Page 6 Page 6 Page 7 Page 8 Page 8 Page 9 Page 10 3. Recommendations a. b. c. d. Page 11 Known Future Improvements Future Non-Motorized Improvement Map Future Needs Goals and Objectives Appendix One – Survey Results Page 11 Page 13 Page 14 Page 14 Page 15 2 �Chapter One – Introduction Study Purpose Bath Charter Township (Township) realizes the importance of providing safe pedestrian and bicycle movements in the community. These non-motorized trips vary in length and purpose and may be as short as a walk to a store or as long as a bike ride from one side of the Township to the other. A walkable and bikeable community provides facilities and amenities to encourage safe non-motorized trips. These amenities range from the most basic sidewalk to redesigning corridors for multi-modal transportation. As a result, developing and maintaining a walkable and bikeable community required integration of land use Bath Charter Township Subareas planning and non-motorized policies. The benefits of providing safe, viable, and enjoyable non-motorized facilities are important to the Township’s quality of life and can positively impact mobility, travel, safety, and recreation opportunities. Background/History The Bath Charter Township Non-Motorized Study (Study) was last completed in 2010. That project began as a response to the Township’s growing need for non-motorized transportation alternatives and increasing concern for children walking to and from school. Growth has continued in the Township since 2010 and many of the concerns then remain concerns today. The Planning Commission recognized the need to update the vision for nonmotorized transportation in the Township and so approved this Study. It is the goal of this study to gauge the nonmotorized opinions of the community as accurately as possible and to reflect those opinions through specific recommendations for non-motorized facilities. Figure 1.2 3 �Study Update Process The Study was officially kicked off with a survey. The survey was launched both online and in hard copy forms on June 20, 2017. The results of the survey are found in Appendix One. Two community engagement workshops were held at the Township offices on October 25, 2017 (Figure 1.2). Residents were able to give comments to staff and write on maps to show where they would like to see new nonmotorized ways. Trail Characteristics and Options There are many tools and techniques available for creating and/or enhancing a non-motorized system. Success of these tools relies on proper application. Careful consideration must be given to the impacts of a particular non-motorized technique and also to the needs and desires of the population most affected by the facility. It is important to realize that no one tool or technique works in every situation, even if scenarios appear similar. Creating or improving the safety, continuity, and connectivity for motorists and non-motorized uses is key. Non-motorized links generally come in two forms, on-road and off-road. On-road facilities provide accommodations for users within the roadway. On-road facilities are primarily geared toward bicycle use. Off-road facilities are trails and pathways that are separate from the roadway, used by bikes and pedestrians, although they may be in the road right-of-way. On-Road Facilities 1. The familiar Bike Route sign is not tied to any particular type of facility; rather, it is an aid to help bicyclists find their way through a confusing road network to a destination. As such, bicycle routes signs should be accompanied by destination information. Also, as the sign indicates that a route is preferable for a bicycle to use, therefore hazards to bicycling should be removed and a route should receive maintenance levels conducive to safe bicycling. 2. Signed shared roadways are typically low volume roads where bicycles and motor vehicles can share the roadway with minimal conflict. The sign helps delineate a route as an aid for bicycle navigation. Signed shared routes may also be used to highlight links between other more substantial bicycle facilities, such bicycle lanes and shared use paths. ~ ~~ t ~ 11 '-12' J ~ • C#MNII 11 '-12' 22'- 24' Shared Lane 3. “Backroad Bike Routes” are proposed for rural gravel roads that provide key nonmotorized links. These routes may transition in the future to a different type of nonmotorized facility, if the roadway is improved. 00 4. “Share The Road” signs may be helpful along rural roads as a way to alert motorists to expect more bicycle traffic than typical. Signing a bicycle route lets the bicyclist know that there is a specific reason why this route may be 4 f 30' Bicycle Lanes 00 11' �preferred over alternative routes. Signed bicycle routes usually occur along roads with low traffic volumes, such as in rural areas. Bicycle route signs can be used in conjunction with direction or wayfinding signs to include directions to common bicyclist destinations. 5. Bicycle Lanes are typically used on major roads with high traffic volumes. The minimum shoulder width of 4 feet should be increased with higher speeds and amounts of truck traffic. With Bicycle Lanes, striping, pavement markings and signage delineate a portion of the roadway specifically for bicycle use. This designation clarifies the use of the roadway for both motorists and bicyclists. The pavement markings, when they include directional arrows, help reinforce the fact that bicyclists should ride in the same direction as traffic. When a bicycle lane approaches an intersection, the lane marking should become dashed to accommodate bicyclists repositioning themselves for turning movements (such as in a left turn lane). Off-Road Facilities 1. Shared use paths accommodate multiple user groups, including bicycles, pedestrians, in-line skaters, those in wheel chairs, etc. These facilities are usually constructed to ADA standards outside of the road right-of-way. The multiple uses are accommodated by the pavement width, with 10 feet being the minimum recommended width based on American Association of State Highway and Transportation Officials (AASHTO) standards. shoulder shoulder seledive Ye99talion thinning Shared use paths have the same types of Shared Use Path planning and design considerations as roads: design speeds, horizontal alignment limitations, grade and cross slope limitations, and sight distance, clear zones, and drainage. The illustration on the right shows some basic considerations, and the following diagrams highlight issues specific to different types of shared use paths. 2. Sidepaths are shared use paths generally located within the road right-of-way along roads with infrequent driveway and road intersections. There is a high probability for serious motorized vehicle/bicycle and motorized vehicle/pedestrian crashes at intersections and numerous other design and use issues, therefore these facilities should be located with care and special attentions should be paid to intersection design. Sidepaths can be built by roads, streams, or rail lines as in rail-to-trails. CX) Sidepath 5 �Chapter Two – Existing Conditions Subarea One Boundaries Subarea One is characterized by the Hawk Hollow development, which includes single family homes and the Hawk Hollow golf course. It is bound on the north by I-69 and the south by the East Lansing 425 Area. It is bound to the east by Webster Road and to the west by Chandler Road, which is the westernmost boundary of the Township. Existing Conditions Subarea One contains active recreation in Subarea One the form of the Hawk Hollow, a 27 hole golf course with clubhouse and wedding chapel. Unfortunately, the non-motorized facilities in the subarea are limited to sidewalks constructed on the subdivision streets. The sidewalk has been constructed primarily on Hawk Hollow Drive. Subarea Two Boundaries Subarea Two is one of the largest subareas and is dominated by rural land uses and low density residential. The boundaries of the subarea are well defined by the Township boundaries to the north and west and I-69 to the south. The east boundary of Subarea Two is a north-south line approximately 11,600 feet west of the northwest corner of the Township. The boundary of Subarea Two does not include the downtown Bath area and surrounding subdivisions, which are found in part of Subarea Three. Existing Conditions Subarea Two has no non-motorized facilities. Subarea Two 6 �Subarea Three Boundaries Subarea Three is clearly defined on the south by I-69. The west boundary is a line drawn from Watson Road to I-69. The subarea extends east to Bath High School, which is divided by Subareas Three and Four to the east. The north boundary of the subarea is a line that generally divides subdivision development on Sleight Road from the rural land uses to the north. Existing Conditions Most of the non-motorized facilities in Subarea Three consist of sidewalks. The sidewalks are found within defined subdivisions, such as Hidden Valley, or on major streets, such as Webster Road. While disconnects in the sidewalks exist, the sidewalk network in Subarea Three makes up one of the two longest unbroken sidewalk systems in the Township (See figure). Subarea Three Even though the sidewalk system is extensive, there are problems. There are neighborhoods on Sleight Road that are not connected, an issue that the Bath Township Downtown Development Authority has recognized in the past. As a result, the neighborhood sidewalks in Hunters Crossing subdivision are isolated. The situation in Somerset, located in the southern part of the subarea, is similar. The Bath schools are connected to each other via sidewalks on Clark Road and Webster Road. However, the Webster Road sidewalk does not connect to Main Street sidewalks north of the Bath Middle School. This connection could be made by continuing the Webster Road sidewalk approximately 340 feet north to High Street or by constructing a connection through Couzens Park. Subarea Three Sidewalks Subarea Three is also the location of a bicycle lane. The lane is on the west side of Webster Road between Drumheller and Park Lake Road. The lane itself lacks any markings but there is a sign on the southbound lane that indicates the presence of a bike lane. No such sign exists for northbound traffic. 7 �Subarea Four Boundaries Subarea Four is the largest subarea that is being evaluated and contains the 2,700 acre Rose Lake State Recreation Area. It is bound by the Township lines on the north and the east and I69 to the south. Existing Conditions Subarea Four has no known non-motorized facilities even though it contains the Rose Lake State Recreation Area. According to the Michigan Department of Natural Resources’ (MDNR) description of Rose Lake, there are many recreational opportunities available but none of them are non-motorized facilities. Subarea Five Boundaries Subarea Five is in the southeasternmost corner of the Township and is bound on the east and south by the Township boundaries. The north boundary of Subarea Five is I-69. The subarea is bound on the west by BL-69/Saginaw Highway. Subarea Four Existing Conditions Subarea Five contains Marsh Road, which is one of the three main north/south connections with Meridian Township in Ingham County to the south. Marsh Road becomes a major corridor in Meridian Township but terminates at Coleman Road in Bath Township after crossing Saginaw Highway. Subarea Five has almost no non-motorized facilities. The exceptions are sidewalks in the Subarea Five western end of the subarea, as well as sidewalks on Marsh Road and in the Meadowbrook subdivision. The sidewalks on Marsh Road continue south into Meridian Township and represent one of only two locations where non-motorized facilities connect with surrounding communities. The sidewalks in Meadowbrook do not connect to the sidewalk on Marsh Road. In addition, there are isolated segments of sidewalks in Meadowbrook that do not connect to the overall Meadowbrook sidewalk system. 8 �Subarea Six Boundaries Subarea Six is characterized by Park Lake and Park Lake Road. Park Lake Road is a major north/south connection with Meridian Township to the south, one of only three such connections in the Township. The subarea also contains Wiswasser Park, the Bath Township boat launch, and the Bath Township public beach, all of which are located on the north side of Park Lake. It is also the location of the Timber Ridge golf club, an 18-hole course on Park Lake Road, north of Coleman Road. Although not a recreational facility, Bath Township’s largest store, Meijer, is also located in Subarea Six, on Saginaw Highway. Subarea Six Subarea Six is bound to the south by the southern boundary of the Township. The north boundary is I-69. The east boundary is made up of BL-69/Saginaw Highway while the west boundary is the East Lansing 425 Area. Existing Conditions There are several sidewalks in Subarea Six. The majority of these sidewalks are in the neighborhoods that access from Coleman Road, or Park Lake Road in the case of Thorngate Drive (See picture). The sidewalk Subarea Six Sidewalks system is the longest continuous sidewalk system in the Township. However, as extensive as the system is, Coleman Road does not have any non-motorized facilities so the neighborhood sidewalks are inaccessible to the Township at large. On the other hand, the neighborhoods overlap the county line to the south, and the sidewalks follow suit. As a result, while the neighborhoods are not connected to the Township, they do represent non-motorized connections with Ingham County. The other non-motorized facility in the subarea is in front of Meijer on Saginaw Highway. This is a sidewalk that runs along Sidewalk in front of Meijer 9 �the north side of Saginaw Highway in a generally east/west orientation. The western end of the sidewalk ends abruptly at the property line, as shown in the photo. Subarea Seven Boundaries Subarea Seven includes the Bath Township 425 Area, known as Chandler Crossing. The subarea is strongly oriented north and south along Chandler Road and excludes the East Lansing 425 Area to the east. The south boundary of the subarea is the Township line while the north boundary is made up of a line drawn to the west from the East Lansing 425 Area. Existing Conditions The Chandler Crossing development is encircled by Chandler Road, Hunsaker Road, and Coleman Road. There are sidewalks on Hunsaker and Coleman Roads, as well as on Chandler Road to the south of Coleman Road. The Chandler Sidewalk continues south into Ingham County, giving access to the extensive East Lansing trail system. The sidewalks continue to the west on Coleman Road and connect to the only trail that currently connects to Bath Township. It is a paved trail that is part of the East Lansing Northern Tier Trail and runs north and south across Coleman Road. On April 25, 2017, the Bath Township Planning Commission held a public hearing for the next phase of development for Chandler Crossings. At that meeting, the developers agreed to construct an eight-foot paved trail along Chandler Road in the front of their development. This trail will connect to the existing sidewalk system, giving access to the East Lansing trail system to Bath Township residents. This trail is expected to be constructed in 2018. 10 Subarea Seven �Chapter Three – Recommendations Known Future Improvements It is anticipated that Bath Township will see its first two non-sidewalk non-motorized paths. The first one is located in Subarea 7 and was briefly discussed in Chapter Two. This trail, known as the Chandler Path, is being built in conjunction with Chandler Lofts, which is the latest development within Chandler Crossings. Chandler Lofts is a mixed use student housing development with approximately 10,000 square feet of commercial that will front on Chandler Road. Chandler Lofts also includes 255 student loft apartments and 24 townhouses. The Chandler Path was approved as part of Chandler Lofts. The path will run parallel with Chandler Road from existing sidewalk to the south to the north property line (Figure 3.1). This short segment of path, approximately 550 feet, will give access to East Lansing’s nonmotorized system to hundreds of students in the future. Figure 3.1 – Chandler Path The second anticipated non-sidewalk non-motorized path will come in 2019 as part of an MDOT intersection project at M-78 (Saginaw Highway) and Marsh Road. MDOT is redesigning the intersection to mitigate traffic safety concerns and constructing a J-turn intersection, the first of its kind in this region of Michigan. The Township and the Clinton County Road Commission are partnering with MDOT to construct a shared use path that will run north along Figure 3.2 – Saginaw Trail 11 �Marsh Road before turning southwest to the Ingham County line (Figure 3.2). It is anticipated that this will be the first phase of a longer multi-jurisdictional trail that will eventually extend through Meridian Township and eventually connect with the Lansing River Trail. The Bath Township segment of the Saginaw Trail will allow non-motorized access for the residents in Meadowbrook to points on M-78, notably the Meijer store. This connection is accomplished through a ‘Z’ movement through the intersection to allow pedestrians to safely cross the J-turn. Saginaw Trail is planned to follow and expand on existing sidewalks in the area, which will require easement agreements with the Township where sidewalks are not in the MDOT right-of-way. 12 �Bath Charter Township Future Non-Motorued i Improvements :! t j! u C: C: Oise t .. I - ::i hlprovement Type ] I ~#. a- I Future Road Improvements C: a - - St:o 10tr.11"10 - w10trs o atr, - ~rea a j ::i j .I I lttrbioon f - D 0 j! u C • 1'010, w 1 ~· StMOt gs o t w. . , eo ... iouy UO!U ""9'2MH l!tngt lW D - Ct., Ut Sliltt Rte,.,.. -- -•• Pl,_ j Clllli: s,gn, --S19'1• a.• C w.. , 1:55,000 W +E s 13 �Future Needs Thanks to the community feedback at the community engagements sessions on October 25, 2017, Township staff was able to update the future non-motorized needs (Future Non-Motorized Improvements Map). There are four different types of non-motorized facilities being asked for: 1. 2. 3. 4. Signage on roads, mainly in conjunction with gravel roads. Wider shoulders, shown on Park Lake Road from Webster Road to State Road. Wider shoulders with signs. Off-road facilities. The following goals were put together based on comments and survey data. Goals and Objectives Goal 1: Bath Township’s non-motorized system should be welcoming and safe. Objective 1: The Township should work with the Clinton County Road Commission to see that “Bike Route” signs are installed where called for on the future needs map. Objective 2: The Township should continue investing in wider shoulders in cooperation with future Clinton County Road Commission projects, where wider shoulders are called for on the future needs map. Objective 3: Continue required developers to construct non-motorized trails where the plan calls for them, including sidewalks within residential developments as required in the Bath Township Subdivision Regulations. Goal 2: Bath Township’s non-motorized system should connect to non-motorized systems outside its borders. Objective 1: The Chandler Path should be extended north from Chandler Crossing to Drumheller Road. Objective 2: The Township should encourage Meridian Township/Ingham County to connect to the Saginaw Trail. Goal 3: Develop creative “outside the box”, cost-effective solutions to meet the needs of multiple user groups, balanced against existing natural and/or man-made opportunities and constraints. Objective 1: Work with the Clinton County Drain Commission and the City of East Lansing for the possibility of building a trail next to the Remy-Chandler Drain. Goal 4: Develop solutions that are environmentally compatible and sustainable and enhance the natural resources and points of interest within the Township. Objective 1: Continue to investigate potential recreational grants so that the Park Lake Trail can be built. 14 �Appendix One – Survey Results Survey The public comment initiative for the non-motorized study was launched with a survey. The survey was available through multiple outlets, including online and in hard copy. Overall, the survey had 190 responses, although not every respondent answered every question. 1. What is your age category? The survey asked how old the respondent was within age categories (Table A.1). All 190 respondents answered this question. Age Category of Respondents (as a Percentage) • Under 18 18-25 26-35 The greatest number of the respondents, almost 37%, were in the 46-59 year old category. Only one respondent was under 18 years old. 36-45 46-59 60 and Over 10 20 30 Percentage Table A.1 2. How long have you lived in Bath Township? The survey asked how long the respondent lived in Bath Township. All 190 respondents answered this question. Where Respondents live in Bath The greatest number (26.8%) of the respondents have lived in Bath Township for over 20 years. 25 respondents (13.2%) reported that they did not reside in Bath Township. Table A.2 15 40 Percentage �3. According to the map below of Bath Charter Township, where do you live in Bath? The survey included a colorized map that showed the subareas and asked respondents to tell what subarea they lived in (Map A). A total of 139 respondents answered this question. Many of the respondents that did not answer this question may have been nonresidents from question 2 (Table A.2). The greatest number of the respondents came from Subarea Six, the Park Lake subarea. Almost equal numbers came from Subareas Three and Four, the Downtown and Rose Lake subareas. These three subareas accounted for 72% of the total respondents. Only one respondent reported living in Subarea Seven, the Chandler subarea. Map A.1 4. How did you access this survey? Almost half (48.4%) of respondents to this question accessed the survey from the Bath Charter Township Facebook page. The two next most popular sources were the Tri-County Bicycle Association’s website and Bath Charter Township’s newsletter. It was worth noting that 19 respondents, 12.1%, accessed the survey from the Township’s website, which was not an option on the survey. 5. How frequently do you use different forms of non-motorized transportation? Over 75% of the respondents reported that Frequency of Use for Non-Molorized AC1ivi1ies (as a Percenlage) they walk at least once a week (Table A.3). 100 • At Least Once a Week This was by far the most popular form of • A Few Times a Year Never non-motorized transportation. Over half of 75 the respondents also reported that they biked at least once a week. By contrast, so almost none of the respondents ever ride a 25 skateboard, use a wheelchair, or ride horses. Table A.3 16 �6. To what extent do the following barriers limit your current use of non-motorized transportation? Respondents were asked to consider what barriers limit their use of non-motorized transportation (Table A.4). Of the respondents that answered this question, the most common barriers that limit respondents’ use of nonmotorized transportation are a lack of close trails, paths that do not connect to each other, and paths that do not lead to desired destinations. How Do These Barriers Limit Non-Motorized Transport? Moderate to Completely • n n Lack of Close Paths to Residence - - ~- Exisi1ng Paths Do Not Connect to SllghllytoNoLlmit Exisitng Pa1hs Concerns over Do Not Go Safety of 'Nhere I Need Exisitng Paths Each Other Poo, Maintenance ofExisitlng Sidewalks Table A.4 7. What elements of a non-motorized plan are most important to you? Respondents were asked what non-motorized plan elements are important (Table A.5). Importance of Features Respondents were able to select more than • one option. Important Moderately Important Unimportant ,:_ • _ Pedestrian and bike safety is overwhelming the most important element of a nonmotorized plan, it being mentioned by over 85% of the respondents. Over half of the respondents also said that trail expansion, trail access, and sidewalk connectivity were important. Connections to schools were deemed unimportant by almost 40% of the respondents. I_1 1_ 1 _I_ Table A.5 8. How important are the following features to a non-motorized path? Respondents were asked to rate the importance of non-motorized path features and were allowed to How Important are these Features? (Shown as a Percentage) select more than one element (Table A.6). Safety was seen as the most important element, followed by trail access and trail maintenance. The least important feature was a physical copy of a trail map. " " . 17 • Safety of Trail I I AccnstoTrail Mainttnaneeol T,all I I WKtlhofT,all DIg1t1IMap Table A.6 I PhyslcalMap �9. If improvements were made to a non-motorized trail system in Bath, how likely would you use this non-motorized path for the following activities? Respondents were asked the likelihood of use for different potential non-motorized improvements and how they would use them. Over 70% of the respondents said that they would either walk or bike for recreation. Non-motorized facilities were not generally seen as viable for errands or commuting. Significant Areas in Bath Township I SlgnlricanceasaPetcent Park Lake I BalhSC:hools I Downtown BengelWlldbfe Centet Couzens Memorial I I ""' I Haslim I Balh GotfCourses I Chanelle, Crossing I 0 20 40 60 80 Table A.7 10. What do you believe are the most significant areas of interest to Bath Township? Please select all that apply. Respondents were asked to consider specific areas in Bath Township that might be interesting (Table A.7). Respondents were allowed to select more than one area and were allowed to write in an area that was not listed. Among respondents, Park Lake was seen as the most significant area of interest. Other significant areas are Bath schools and downtown Bath. The lowest rated areas were the Bath golf courses and Chandler Crossing. 11. How important are these features to a nonmotorized pathway system? Respondents were asked about the importance of features on a pathway system (Table A.8). Respondents were able to select more than one feature. Importance of Features (as a Percent) • 100 Important Modl!f• te • 75 50 Most of the respondents reported that they would like to see pedestrian amenities, such as benches or trash cans, along non-motorized trails. An almost equal number said that they would like to see wayfinding/directional signs. Water fountains and information stations were the most unimportant features. 25 Pedestrian Amenities Wayfindlng Signs Blcycle Racks lnfom,atlve Stations Table A.8 18 Water Fountains IJnimpol'tant �Financing Tools for Non-Motorized Investments (as a Percent) I I 1 Grants I Existing Township Funds 1 Crowd funding/ Fundraising I I I I Millage I Bonds/Loans I 12. What types of financing tools would you consider supporting for non-motorized investments? Please select all that apply. Respondents were asked to consider what financing tools they would use to fund nonmotorized improvements (Table 3.9). Respondents were able to select more than one financial tool. Personal User Of Registration Fees The most popular financing tool was grants, with over 70% of respondents supporting this method. Over 60% of respondents also supported crowdfunding and using existing Table A.9 Township funds. The most unpopular funding source was a special assessment, but loans and user fees also lacked support as well. Special ~ Assessment 13. Do you have any other thoughts, suggestions, or ideas about a non-motorized pathway system in Bath Charter Township? Fifty-Four respondents took the time to write in additional comments. Ten respondents said that more paths would be beneficial because of busy roads and increased safety. Eight respondents wanted more non-motorized connections to surrounding communities. Seven respondents asked for more connections to Park Lake while another seven asked for bike lanes on Park Lake Road. Ten respondents generally indicated that a non-motorized system would be a waste of money. 19 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Bath-Charter-Twp_Non-Motorized-Plan_2017 Creator An entity primarily responsible for making the resource Planning Commission, Bath Charter Township, Clinton County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2017 Title A name given to the resource Bath Charter Township Non-Motorized Plan Description An account of the resource The Bath Charter Township Non-Motorized Plan was prepared by the Planning Commission in 2017. Subject The topic of the resource Walkways (Trails) Bath Charter Township (Mich.) Clinton 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/e512888c1a7c3f54a1844fbbe44487b8.pdf e507f77f1ed40c7fbfae749a8a8ceb10 PDF Text Text COMPREHENSIVE PLAN 2021-2026 �THIS PAGE IS INTENTIONALLY LEFT BLANK. Plan best viewed in Adobe Acrobat as in two page view mode. Navigate to View / Page Display / Two Page View. �__ BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN Date Adopted: __________________ Date Effective: ___________________ TOWNSHIP CONTACT INFORMATION Website: www.bathtownship.us Address: 14480 Webster Road PO Box 247 Bath, Michigan 48808 Email: info@bathtownship.us Phone: (517) 641-6728 Fax: (517) 641-4170 �THIS PAGE IS INTENTIONALLY LEFT BLANK. Plan best viewed in Adobe Acrobat as in two page view mode. Navigate to View / Page Display / Two Page View. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 3 ACKNOWLEDGEMENTS BOARD OF TRUSTEES Marie Howe, Supervisor Brenda Butler-Challender, Clerk Steve Wiswasser, Treasurer Jason Almerigi, Trustee Joe Benzie, Trustee Ryan Fewins-Bliss, Trustee Allen Rosekrans, Trustee PLANNING COMMISSION Dan Kramer, Chair John Reich, Sr., Vice Chair Jason Almerigi, Member George Baker, Member Ryan Fewins-Bliss, Township Trustee Representative Joel Gutzki, Member Bob Howe, Member Raymond Severy, Member BATH TOWNSHIP PLANNING STAFF Karen Hildebrant, Superintendent Nick Tafelsky, Former Planner Miles Roblyer, Planner Tayler Reeves-Hodge, Deputy Superintendent Bert Gale, Building Official & Zoning Administrator PREPARED BY Tayler Reeves-Hodge, Deputy Superintendent Katherine Schmidt, Design Consultant « Thank you to all who have contributed their time and energy to this endeavor. �| PAGE 4 CONTENTS 5|INTRODUCTION 9|OFFICIAL ZONING DISTRICT MAP 12|FUTURE LAND USE 16|GOALS 27|APPENDICIES: COMMUNITY PROFILE Overview of Property and Population POPULATION PROFILE State & Region Contextual Population Statistics Socioeconomic Projections Distribution of Sexes Racial Make-Up Age Distribution Education Households & Housing Health ECONOMIC PROFILE State & Region Contextual Population Statistics Key Industries Employment Forecasts Income NATURAL FEATURES TRANSPORTATION COMMUNITY PROFILE �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 5 INTRODUCTION & VISION The 2020 Bath Charter Township Comprehensive Plan (The Plan) is the result of over two years of work by the Bath Township Planning Commission, Board of Trustees, Township staff, and citizens. This plan is a significant update from previous versions of the Township Comprehensive Plan. The intent of this update was to develop a document that is more user-friendly and can be utilized by both Township staff and residents alike. The Comprehensive Plan is a policy document created to guide development of the township. The Plan was created by the Planning Commission and Township staff, guided by input from township residents who share a deep respect for the township’s past, who understand present conditions and trends, and who strive to advance the aspirations that they have for the township’s future. As the principal guide of land use policy for the Township, the Comprehensive Plan directs Township efforts in land use planning and growth management, environmental stewardship, economic development, housing, efficient transportation, and other relevant areas. “Growth is inevitable and desirable, but destruction of community character is not. The question is not whether your part of the world is going to change. The question is how.” -Edward T. McMahon, Senior Resident Fellow, Urban Land Institute �INTRODUCTION | PAGE 6 ) HISTORY OF BATH CHARTER TOWNSHIP Many early settlers came to this region from the state of New York when the Erie Canal opened. This was due to the region offering abundant natural resources, plentiful farmland, and a healthy environment where families could prosper. Bath Township was first surveyed in 1826 by Harvey Parke. However, it was not until 1844 that Bath Township came to be Bath Township. Originally, Bath Township, together with Victor Township, was known as Ossowa Township. Silas W. Rose Sr., the first Township Supervisor, was instrumental in having the Township separated from Victor Township and the name changed to “Bath” Township, after his hometown in the state of New York. Bath Township remained relatively small and unincorporated until the establishment of the railroad in 1857 from the city of Lansing to Owosso, dissecting Bath Village en route. The original owner of the railroad was the Amboy Lansing and Traverse Bay Railroad. The railroad proved to be an incredible catalyst to Bath Township’s economy. A grain elevator, stock yards, grist mill, hotels, restaurants, and sawmills were all a part of Bath Township’s economy and employment base. However, the investors of the railroad did not see the line as profitable. Over the course of a century, the railroad eventually passed hands to Penn Central Railroad, its final owner who abandoned the line in 1976. While the railroad’s decline initially presented a challenge for the community, the construction of the I-69 highway brought new life to the community. Today, Bath Township once again has a flourishing business climate, with over sixty independent businesses within its borders. Because of the ease of access to the Tri-County area and it’s small-town charm, the town remains an ideal place to raise growing families in a safe and healthy environment. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 7 “Long-range planning does not deal with future decisions, but with the future of present decisions.” AUTHORITY TO PLAN -Peter F. Drucker, Author and Educator Planning in Michigan is unique due to Michigan being classified as a “home-rule” state. Home-rule means that local governments, including Townships, are given the ability to form a governmental body that makes decisions and laws at a local level. Bath Charter Township has its own governmental body in the form of the Township Board of Trustees. Governments are given planning decision-making through the Standard State Enabling Act of 1926 and the Standard City Planning Enabling Act of 1928. Both pieces of legislation gave state and local governments the authority to divide the local government’s territory into districts, propose zoning regulations, and propose procedures for establishing and amending the zoning regulations. These two laws also allowed for state and local governments to develop comprehensive plans for the jurisdiction and gave the Planning Commission the ability to approve comprehensive plans. Bath Charter Township is authorized to prepare and implement the Comprehensive Plan through the Michigan Planning Enabling Act (Act 33 of 2008). The stated purpose of the act is: To codify the laws regarding and to provide for county, township, city, and village planning; to provide for the creation, organization, powers, and duties of local planning commissions; to provide for the powers and duties of certain state and local governmental officers and agencies; [and] to provide for the regulation and subdivision of land. This Act contains several requirements governing the content of municipal plans. Some of these requirements identify specific elements that comprehensive plans must include, while others establish goals and policies which, if relevant, must be addressed. Both types of requirements have guided the development of this plan. RELATIONSHIP TO ZONING The Michigan Zoning Enabling Act states that the “zoning ordinance shall be based upon a plan designed to promote health, safety and general welfare, (and) to encourage the use of lands in accordance with their character and adaptability…” The Comprehensive Plan is the long-range planning document upon which planning and zoning decisions are based, including creating and amending the Township zoning ordinance. Although the Comprehensive Plan is a policy document and does not have the force of law, it is the basis of the zoning ordinance. �INTRODUCTION| PAGE 8 CITIZEN PARTICIPATION IN PLANNING PROCESS The 2020 update officially began on January 29, 2019 when the Planning Commission moved to begin the planning process. This was followed by letters to surrounding communities informing them of the Township’s intent to plan, as required by the Michigan Planning Enabling Act. Planning staff began working on the framework of the updated plan and writing the first draft of the chapters. At the same time, the Township began public engagement efforts. The first of the public open houses were held on May 23, 2019. These open houses did not draw a lot of attention, but the conversations that resulted from them gave a direction for further efforts. An additional open house was held on July 11, 2019. Advertisement for this open house was sent out with the summer tax bill and advertised on the Township’s website. As a result, the July 11, 2019 open house had much greater attendance. Further input was received from residents during the 2019 Bath Days Festival on August 2 and 3, 2019 when both the Planning Commission and former Downtown Development Authority (DDA) staffed a booth and spoke to residents. Information from the July 11 open house was given to residents at the Bath Days Festival. Throughout the creation of this Comprehensive Plan, this document was placed on the Bath Township Planning Commission’s agenda over 30 times, which allows the subject to be open for public comment. “Never doubt that a small group of thoughtful, committed citizens can change the world; indeed, it’s the only thing that ever has.” - Margaret Mead, American Cultural Anthropologist and Author IMPLEMENTATION & AMENDMENT OF THE PLAN The Comprehensive Plan and its goals, objectives, and actions will be implemented through the local regulatory processes, the work and actions of various Township committees and boards, and the activities of Township government departments. Regulatory forms of implementation include the administration of the Township’s code of ordinances and the relevant development review processes it dictates. Non-regulatory forms of implementation include the updating and amending of the Township’s Capital Improvements Plan (CIP), as well as development of other studies and plans by Township staff. Upon adoption of this plan, the Township’s code of ordinances will be reviewed and revised to be consistent with the goals, objectives, and policies outlined in this plan. Consistent with state law, the Planning Commission will review and, if necessary, update the Comprehensive Plan every five years. However, the Planning Commission may review and �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 9 �OFFICIAL ZONING DISTRICT MAP | PAGE 10 Rath Charle TOWilllship Offida Zom g Dismd: Map ZmlingDisbiEts Demsity ~:4A-nirmemt Jei'4~crmemt HOR- DR - Medium ~ l y ___,,,___ D D -11.ow DernsJtr Residential R-Rwra P- PUIBJ TC Parcels o.wted [by MOOf 425 - Ea5t Lall15iiru Watet· Zoning Dvem,lay Dishid:s ~ Access Ma la<letlnent [0a DEv:elqpmentt J - - -- -- - Ovetiaf/ :~l.::ttil 425 - Dew.'itt 1 J l' - .. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 11 VISION Bath Charter Township has historically been a rural, agricultural township. Continued suburbanization of the Lansing region has placed growth pressures on the southern portions of the township, and there is little reason to expect that these pressures will not continue. The Township will continue to strive to develop a community that ensures smart land use by balancing the economic, social, and environmental needs of all residents. The community will continue to acknowledge the diverse interests that have been present in the township for decades. Reducing and resolving conflicts between suburbanization and agricultural preservation will be viewed as both our challenge and, by creating a common purpose, our strength. The vision this document represents is driven by principles which are important to the community. Bath Charter Township strives to recognize, preserve, and celebrate its rural character. This rural character is especially evident in the northern half of the township where rural zoning and a lack of infrastructure has led to larger lot single-family residential development, among remaining natural or farmed areas. In between the urbanized south and the rural north lies the Bath Village area. The Bath Village generally runs along Main Street between Clark Road and Sleight Road, and includes a mix of singlefamily homes, multi-family buildings, and local commercial and office uses. Built on a grid with street trees and sidewalks, the Bath Village area is the only area most like a traditional downtown in Bath Township. Targeted investment with both public and private funds could serve as a catalyst to new development and could help the area see its full potential. There exists a desire to pursue context-appropriate development as the township grows. Bath Township welcomes new development that is smart, innovative, and recognizes the important role that rural lands play in the community. Smart Growth is compatible with urban, suburban, and rural areas alike. Finding ways to promote development while preserving rural and natural areas will be an important consideration for Bath Township’s future. + = PRESERVATION OF RURAL CHARACTER INNOVATIVE NEW DEVELOPMENT S M A RT GROWTH �FUTURE LAND USE | PAGE 12 • - ~ ~ FUTURE LAND USE ~ ~ -., r . WJilll"~ ·•·. .... • ~ ·. .~-~· !"'...-:·· . . ' ' \ 1\ • ~ . :-. ~-4 . ._ . , 111\\,\: ...____ • · This section of the Comprehensive Plan describes the definitions of future land use patterns as they are portrayed in the Future Land Use Map. These future land use patterns incorporate, where feasible, the Township’s growth principles described previously in this document. RURAL RESIDENTIAL LAND USE CHARACTERISTICS The least intensive development pattern with primary emphasis on open space preservation, large parcel single-family detached residential development, very low-density cluster single-family residential development, individual or community utility systems, agricultural use accommodation, open space, and the accommodation of compatible land uses through the utilization of special use permits (agricultural production, specialized rural oriented low intensive commercial services, home occupations, etc.). Future Land Use Map Designation: Rural Density: Maximum of 1 dwelling unit per 2 acres �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN| PAGE 13 RESIDENTIAL LAND USE CHARACTERISTICS This is defined as low, moderate, and high-density residential development typically found in individual parcel, platted, planned unit/cluster developments, site condominium developments, or other creative residential options, with a variety of housing structural types, centralized public or private utility systems, planned open space and/or environmental conservation measures, connected by a coordinated pedestrian pathway system, and accessible to a public street system capable of appropriate ingress and egress, and served by community recreational services. • Future Land Use Map Designation: Density: LOW-DENSITY MAXIMUM OF 2 DWELLING UNITS PER ACRE Future Land Use Map Designation: Density: MEDIUM-DENSITY MAXIMUM OF 4 DWELLING UNITS PER ACRE Future Land Use Map Designation: Density: HIGH-DENSITY 7 TO 12 DWELLING UNITS PER ACRE Future Land Use Map Designation: DEVELOPMENT OVERLAY ,a,a,a ,a,a ,a,a,a,a ,a,a,a ,a,a,a,a,a,a Density: MAXIMUM OF 18 DWELLING UNITS PER ACRE Mlp2: Bath Cha-ter Township. Futul9 land UN Map .........,_ --·-~ ................ .... --_ ___ -----~ ............ D -- ,_ .,..,,...,....._. •11--c-,..i ---,--411 _ _ . . . _ . ........... ; . 1 - * An enlarged copy of Map 2 Bath Charter Township: Future Land Use Map can be found on pages 55-56. �FUTURE LAND USE | PAGE 14 MIXED LAND USE CHARACTERISTICS This is defined as medium to high-density residential development, office/research/light industrial development, and commercial retail/wholesale services land uses which serve the community, as well as the region, and accommodate more intensely developed non-residential land uses through the special use permit process (retail, light industrial, warehousing, research, medical, and service-oriented businesses). This land use category includes the Chandler Road Corridor / Chandler Crossings area and the M-78/ Marsh Road area. Future Land Use Map Designation: Mixed Land Use Future Land Use Map Designation: Manufactured Home Park �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN| PAGE 15 TOWNSHIP ACTIVITY CENTER This is defined as the centrally located geographic area which represents the focal point of the community and includes such land uses as the Township Offices, Community Center, the traditional village area, and the central location of office, commercial development, and higher-density housing. Future Land Use Map Designation: Township Activity Center COMMUNITY COMMERCIAL This defined as the small-scale retail, wholesale, professional office and professional services, and auto-oriented interchange commercial land uses which serve the community. Future Land Use Map Designation: Community Commercial COMMUNITY FACILITIES This is defined as the Township-owned facilities providing governmental, public safety, educational, recreational, or other public services. Future Land Use Map Designation: Community Facilities LIGHT INDUSTRIAL / WAREHOUSE This is defined as the light industrial, storage, warehousing, and related uses which serve the community and region. Future Land Use Map Designation: Light Industrial / Warehouse �GOALS & OBJECTIVES | PAGE 16 GOALS & OBJECTIVES A VISIONARY PLAN FOR ACTION & IMPLEMENTATION Township staff, in consultation with the Planning Commission, developed a list of overarching goals for this Comprehensive Plan and a list of issues facing Bath Township. The key issues facing the Township that were identified were: • • • • • • • • Multiple diverse identities associated with different geographies of the township Housing-jobs balance Environmental protection/preservation Housing variety/affordability Growth pressures Internet access Sewer issues Non-motorized transportation Once these key issues were identified, a set of eight goals were developed. Many comprehensive plans try to have only one goal per issue area (land use, transportation, housing, etc.); this plan acknowledges that there are some issues that overlap specific goal areas and has a set of goals which reflect that reality. Each goal is accompanied by objectives and actions that provide a clear blueprint for how to achieve that goal. It should also be noted that the goals and objectives are aspirational in nature; not every one of these will be achieved. M GOALS 1: UR HO N O OR 2: TH RY O T HIS G Y RIT RIO P IFY NT IDE W RO 3: PR O T TEC THE ME N IRO V EN 4: NT CO EN GE A UR 5: D IC O EC 6: T EN CI FFI E, E AF S EA T EA CR P LO E EV M NO T N ME PR O E VID SPO N TRA C FA ND A IES ILIT 7: E LYZ TA CA TE YS S RT O ST ICE V SER 8: O ET IV STR NT E PM LO VE E ED ERS DIV L AL TE INN A OV �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 17 GOAL 1: HONOR THE RICH HISTORY OF THE TOWNSHIP THROUGH CONTEXTSENSITIVE DEVELOPMENT AND POLICY DECISIONS IN ORDER TO FOSTER A STRONGER SENSE OF COMMUNITY OBJECTIVE 1 | ENACT POLICY AND ADMINISTRATIVE ACTIONS TO STRENGTHEN THE TOWNSHIP’S IDENTITY Action 1 | Work with the Township’s Deputy Superintendent to strengthen communications strategy and branding. Action 2 | Hold an annual joint meeting of the Township Planning Commission and Board of Trustees to further strengthen communication and planning between the two boards. OBJECTIVE 2 | ENGAGE IN ZONING-BASED PLANNING ACTIVITIES TO PROMOTE ORGANIZED DEVELOPMENT Action 1 |Conduct an annual review of the Township zoning ordinance to find areas of weakness or sections that may need revision. Initial revisions will prioritize previously identified areas of need, such as subdivision regulations, environmental issues, housing diversity, and the development review process. Action 2 | Promote the redevelopment and/or infill of under-utilized commercial properties. OBJECTIVE 3 | STRENGTHEN BATH TOWNSHIP’S POSITION AS AN IDEAL COMMUNITY TO LIVE, WORK, AND PLAY Action 1 |Continue to support the Bath Days Festival and other community events to foster a stronger sense of community. Action 2 | Institute a placemaking initiative sponsored by the Public Art Committee and Township Planning staff. Action 3 | Identify ways to make it easier for seniors in the township to age-in-place. Action 4 |Work with the Recreation Department to identify opportunities for improvements and expansions of Township parks and recreational facilities as recommended in the Parks and Recreation 5-Year Plan. Action 5 |Identify resident needs and priorities through periodic outreach efforts including surveys, workshops, town halls, etc. Action 6 | Consider future options for renovations, new buildings, or combination of the Senior Center and the Community Center. OBJECTIVE 4 | ENHANCE RURAL PROSPERITY AND FOOD SECURITY BY PROMOTING AGRICULTURAL LAND USES AND CRAFT PRODUCTION Action 1 |Increase awareness and consumption of locally-produced agricultural and craft products through the Bath Farmers Market, newsletters, social media, and Township events. Action 2 |Aid in the development of a community-sourced food initiative that supports locally-produced food availability, especially for families and individuals who have food insecurity. Action 3 | Support community gardens by providing space and resources. Action 4 |Encourage responsible agricultural practices in the production of animal and plant products by encouraging state Generally Accepted Agricultural and Management Practices (GAAMPs). Action 5 |Promote educational opportunities on small-scale farming and gardening techniques, food handling and preservation, and craft production. Action 6 | Conduct a product survey to identify the range of agricultural and craft products produced within Bath Township. Action 7 | Support local producers through infrastructure development. �GOALS & OBJECTIVES | PAGE 18 TOWNSHIP, WHICH CAN REASONABLY ACCOMMODATE GOAL 2: THE ANTICIPATED FUTURE GROWTH IDENTIFY PRIORITY GROWTH AREAS ON THE SOUTH-END OF OBJECTIVE 1 | CONTINUE COORDINATION BETWEEN VARIOUS REGIONAL STAKEHOLDERS Action 1 | Host an annual meeting with the development community to identify potential development projects and priorities. OBJECTIVE 2 | DEVELOP SPECIALIZED PLANS, AS NECESSARY, FOR LOCATIONS AND TOPICS WITHIN THE TOWNSHIP THAT WARRANT SPECIAL ATTENTION Action 1 | Draft a corridor plan for the Webster Road corridor, from I-69 up to Clark Road, that recognizes general development issues and concerns, such as mixed land uses, walkability, utility burial, street lighting and furniture, unified public signage, landscaping, and the possible need for a frontage road on the west side of Webster Road. Action 2 | Review and update the Bath Village plan as needed in order to adjust to current conditions and promote further development. Action 3 | Develop a small-area plan for the neighborhoods around Park Lake, which recognizes the primarily small- lot residential nature of the area. This plan will recognize resident concerns including view of the lake, open space and environmental preservation, waterfront development regulations, non-conforming parcels, and the desire to limit commercial use of the lake and the surrounding area. Action 4 | Create a plan for the Saginaw Highway/Old M-78 area to guide future commercial and industrial growth. Land uses with high vehicular traffic will be located to the west of Marsh Road along Saginaw Highway, while land uses with lower traffic volumes will be to the east of Marsh Road and primarily along Old M-78. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN| PAGE 19 GOAL 3: PROTECT CRITICAL ENVIRONMENTAL AREAS AND DEVELOP NEW ENVIRONMENTALPROTECTION METHODS WITH AN EMPHASIS ON GREENFIELD PRESERVATION AND STORMWATER MANAGEMENT OBJECTIVE 1 | DEVELOP POLICIES AND ORDINANCES RELATED TO VARIOUS ENVIRONMENTAL TOPICS Action 1 | Create a wetlands ordinance to protect priority wetlands within the township. Action 2 | Draft a landscape ordinance for new commercial, industrial, and mixed-use developments to better manage stormwater in an aesthetic way. Action 3 | Explore various options for protecting prime farmland in the township. Action 4 | Review the zoning ordinance to clarify and/or upgrade requirements that have environmental impacts such as drainage, soil suitability, wetlands, and various dimensional standards, which would include compliance with National Pollutant Discharge Elimination System (NPDES) Phase II permit requirements of the Clinton County Drain Commissioner for those portions of Bath Township within the identified Greater Lansing Urbanized Area. (See map on page 61-62) Action 5 | Continue to research and map sensitive areas such as wetlands, floodplains, groundwater recharge areas, watersheds, wildlife habitats, prime farmland, Public Act 307 sites, minerals, and other unique natural features to utilize in development review decisions. �GOALS & OBJECTIVES | PAGE 20 GOAL 4: ENCOURAGE ECONOMIC DEVELOPMENT WHICH LEVERAGES THE TALENT DISTINCTIONS OF THE TOWNSHIP WITH AN EMPHASIS ON SMALL BUSINESS. OBJECTIVE 1 | ENGAGE IN APPROPRIATE PROGRAMS TO STRENGTHEN ECONOMIC DEVELOPMENT OPPORTUNITIES IN THE TOWNSHIP Action 1 | Review whether it would be beneficial for the township to become a certified Redevelopment Ready Community through Michigan Economic Development Corporation. OBJECTIVE 2 | FACILITATE ECONOMIC DEVELOPMENT THAT FULFILLS THE NEEDS AND DESIRES OF THE COMMUNITY Action 1 | Survey residents on the types of development and businesses that they would like to see in the township. Action 2 | Promote the development of independent businesses owned by Bath Township residents. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 21 GOAL 5: CREATE A SAFE AND EFFICIENT TRANSPORTATION SYSTEM FOR THE MOVEMENT GOODS AND PEOPLE WITH ADDED OPPORTUNITIES FOR NON-MOTORIZED TRANSPORTATION. OBJECTIVE 1 |DEVELOP AND IMPLEMENT PLANS AND PROJECTS TO DEVELOP A WELL-ESTABLISHED MULTI-MODAL TRANSPORTATION SYSTEM Action 1 | Develop and implement a sidewalk plan for identified priority growth areas. Action 2 | Review existing Township access management standards and identify possible changes to improve traffic safety and flow. Action 3 | Work with government agencies, non-profit entities, and other regional partners to plan for and build a Township trail network. Action 4 | Build non-motorized transportation facilities, such as sidewalks, trails, and bike lanes, where appropriate. Action 5 | Identify ways to connect existing neighborhoods to improve walking and biking opportunities. Action 6 | Planning staff will continue to monitor the long-range transportation plan and inform the Planning Commission if there is any change on the status of the I-69/Chandler Road interchange. Action 7 | Consider the possible impacts of new and expanded development along Chandler Road on the need for an expanded road network. Action 8 | Work with the Township Superintendent and Board of Trustees to create a list of priority transportation projects with estimated costs and timelines. .... �GOALS & OBJECTIVES | PAGE 22 GOAL 6: PROVIDE ADEQUATE FACILITIES AND SERVICES TO ALL RESIDENTS AND MAKE STRATEGIC FUTURE INVESTMENTS IN NEW INFRASTRUCTURE WITH A FOCUS ON PRIORITY GROWTH AREAS OBJECTIVE 1 |MAKE APPROPRIATE INVESTMENTS IN IMPROVEMENTS AND EXPANSIONS TO TOWNSHIP INFRASTRUCTURE Action 1 | Identify and implement necessary upgrades and expansions to the sewer system Action 2 | Facilitate improvement to available internet services within the township, including working with providers and engaging in public-private partnerships where appropriate THE DEVELOPMENT OF A MORE DIVERSIFIED HOUSING GOAL 7: CATALYZE STOCK IN ORDER TO ENSURE FAIR HOUSING OPPORTUNITIES FOR ALL OBJECTIVE 1 | IDENTIFY OPPORTUNITIES TO PROMOTE A GREATER VARIETY OF HOUSING TYPES Action 1 | Review the zoning ordinance and amend it as necessary to allow for “missing middle” housing, such as townhouses and multiplexes, where appropriate. Action 2 | Explore adopting ordinance language allowing for alternative housing types, such as tiny homes, live-work housing, and cottage clusters. OBJECTIVE 2 | ENSURE THAT NEW AND EXISTING HOUSING IS OF A HIGH QUALITY Action 1 | Determine whether the adoption of a rental housing ordinance or rental housing inspection program would be of benefit to the community. Action 2 | Draft a set of architectural standards guidelines for new commercial and multi-family housing projects. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 23 TO BE INNOVATIVE AND FORWARD-THINKING IN GOAL 8: STRIVE PLANNING DECISIONS OBJECTIVE 1 | LEVERAGE VARIOUS EDUCATIONAL AND INFORMATIONAL ASSETS TO STRENGTHEN PLANNING COMMISSION AND PLANNING STAFF KNOWLEDGE Action 1 | Strengthen working relationships with Michigan State University’s staff and students. Action 2 | Continue to research and learn about the latest innovations and ideas in planning through webinars, conferences, and other events. OBJECTIVE 2 | IDENTIFY WAYS TO BROADEN UNDERSTANDING OF THE PLANNING PROCESS AND PROFESSION Action 1 | Engage in periodic community engagement and outreach activities including charettes and open houses to discuss planning issues and ideas. Action 2 | Draft a frequently asked questions section for the Planning & Zoning page on the Township website. �GOALS & OBJECTIVES | PAGE 24 TOWNSHIP GROWTH PRINCIPLES In addition to goals, objectives, and actions, the Planning Commission also developed a series of Township Growth Principles. Each of the goals, objectives, and actions in this plan serve at least one of the Township Growth Principles. PRINCIPLE 1| RECOGNIZE, PRESERVE, AND CELEBRATE THE TOWNSHIP’S SMALL-TOWN CHARACTER IDENTIFY SMALL TOWN Bath Charter Township prides itself on the agricultural lands, parks, and natural areas which cover much of the township outside of the Urban Service Boundary (USB) (See map on page 60-61). The Bath Village area lies on the northern edge of the USB and contributes to the small-town feel. These areas provide a special way of life, both economically and culturally, for lifelong residents and newcomers alike while attracting visitors and new residents to Bath Township. PRESERVE SMALL TOWN Identification of important landscapes makes preserving them a much simpler task. Calling attention to wetland protection or stormwater filtration efforts can present learning and community participation opportunities. Farm-to-fork explorations can highlight to residents how important the community’s agricultural lands are to the Township. Focusing development in areas of the township which are better suited to more urban activities, like the Bath Village area or the M-78/Marsh Road area, makes preservation of the rural areas that much easier. CELEBRATE SMALL TOWN Providing easy access to parks, such as James Couzens Memorial Park, natural areas, like the Rose Lake State Game Area and the activities within them is one way in which the Township hopes to celebrate its character. When combined with a sense of rural separation achieved through focused development efforts, the Township hopes to create a small-town character unique to Bath Township. 1 RECOGNIZE, PRESERVE, AND CELEBRATE THE TOWNSHIP’S SMALL-TOWN CHARACTER 2 PURSUE CONTEXT APPROPRIATE DEVELOPMENT 3 FOCUS ON DESIGN WITH THE FUTURE IN MIND �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 25 PRINCIPLE 2| PURSUE CONTEXT-APPROPRIATE DEVELOPMENT BALANCE DEVELOPMENT Emphasis will be placed on creating places that fit together within the greater context of the township. Where small-town character is desired, effort shall be put into creating structures and amenities that will help develop that feel. Alternatively, where larger commercial or residential opportunities are desired, policies which encourage such activities shall be considered. CONTEXTUALIZE DEVELOPMENT Dense development is encouraged within the Bath Village area, which is intended to be a gathering center that is inviting and accessible to all. To attract such development, the Township is open to allowing developers to bring any necessary infrastructure to provide amenities. These amenities, such as sewers, can be connected to the Township’s existing utilities, but any necessary upgrades are the developer’s responsibility. FOCUS DEVELOPMENT By advocating for concentrated centers of commercial and residential activity, and by limiting utilities to within the USB rural areas are encouraged to retain their character without the pressure of development. It is expected that by allowing denser urban growth within the USB and rural development in the rest of the township, the community can appeal to many demographics. BALANCE small-town charm with developed opportunity CONTEXT must be a priority in lasting infrastructure and placemaking FOCUS on character in concentrated, purposeful places �GOALS & OBJECTIVES | PAGE 26 PRINCIPLE 3| FOCUS ON DESIGN WITH THE FUTURE IN MIND LINK FOR THE FUTURE An essential focus is the ability to cope with linkages between the rural, residential, and commercial interests that are all present and changing within the township boundaries. Creating appropriate separation, while still inviting integration among uses, will be a focus in all planning decisions. INNOVATE FOR THE FUTURE The Township strives to incorporate appropriate and diverse pedestrian, bicycle, and vehicular circulation and storage into the design of all projects. This means taking into account initiatives which are already in place, such as the Township’s Non-Motorized Plan, when planning for new non-motorized routes, especially sidewalks. Provisions for complete streets will be encouraged where appropriate within the USB, which can attract bicyclists to the area. Sustainable parking solutions, such as permeable surfaces, shared parking lots, and electric vehicle charging stations, would contribute greatly toward alleviating environmental issues while bike and/or stroller parking can go a long way in encouraging alternative thinking in terms of travel patterns. PLAN FOR THE FUTURE Successful development is driven by the integration of the zoning ordinance, Comprehensive Plan, and community leaders working together toward cohesive goals and objectives. It is essential that regulatory documents, and those who are charged with their interpretation, work in tandem to avoid confusion on issues of development, design, and direction. It is the intention of the goals, policies, and objectives to provide direction for the future. “An essential focus is the ability to cope with linkages between the rural, residential, and commercial interests that are all present and changing” �APPENDIX | PAGE 27 APPENDIX CONTENTS 28|COMMUNITY PROFILE 29|POPULATION PROFILE 29|State & Region Contextual Population Statistics 32|Socioeconomic Projections 33|Distribution of Sexes 33|Racial Make-Up 34|Age Distribution 35|Education 36|Households & Housing 38|Health 39|ECONOMIC PROFILE 39|State & Region Contextual Population Statistics 40|Key Industries 43|Employment Forecasts 44|Income 45|NATURAL FEATURES 45|Topography 46|Watersheds 47|Lakes and Rivers 48|Wetlands 48|Soils 49|Agricultural Land 49|Woodlands 49|Environmental Concerns 50|Flood Plain Map 51|TRANSPORTATION 51|Roads 52|Alternative Transportation 53|COMMUNITY FACILITIES 53|Township Buildings 54|Police Service 54|Fire and EMS Service 55|Schools 55|Recreation 55|Cemeteries 56|Water and Sewer Service 57|ENLARGED FUTURE LAND USE MAP 59|URBAN SERVICE BOUNDARY MAP 61|LANSING URBANIZED AREA WITHIN CLINTON COUNTY MAP �COMMUNITY PROFILE | PAGE 28 COMMUNITY PROFILE Bath Charter Township is located in the southeastern corner of Clinton County. Adjacent to Bath Township, DeWitt Charter Township lies to the west, Victor Township to the north, Woodhull Township in Shiawassee County to the east, and Meridian Township in Ingham County to the south. Clinton County is part of the Tri-County Region and shares that association with Ingham and Eaton Counties. The city of Lansing is the largest city in the Tri-County region and plays a vital role in its surrounding communities. It is also the location of Michigan’s State Capitol. The neighboring city of East Lansing is home to the largest university in the state of Michigan. Due to its geographic proximity and socioeconomic similarity to the rest of the Tri-County Region and many of the municipalities which lie within its bounds, it is important to analyze how Bath Charter Township compares in terms of overall population and housing characteristics. Bath Charter Township & Clintion County 2019 Median Housing Values         $1,000,000 or more         $750,000 to $999,999         $500,000 to $749,999         $300,000 to $499,999         $100,000 to $299,999         $50,000 to $99,999         Less than $50,000 -I - 0 5 10 15 20 25 30 35 40 45 50 Percent • Bath Township • Clinton County Source: U.S. Census Bureau, 2019 ACS Tables S2506 55 60 65 70 75 �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 29 POPULATION PROFILE STATE & REGION CONTEXTUAL POPULATION STATISTICS The population profile paints a statistical picture of the population of Bath Charter Township. It compares Bath Township with the surrounding regions in terms of overall population, distributions within the population based on age, race, education, and household characteristics. MICHIGAN The 2020 U.S. Census showed that the state of Michigan was home to 10,077,331 people. This was a 1.96% increase from 2010 and showed that the state gained 193,691 residents over the ten-year period. Currently, Michigan is ranked tenth nationally in terms of overall population. This showed that more people are moving to the state than are moving out of the state. The 2020 Decinnial Census indicates that the state’s population loss seen in the 2000 - 2010 time period has been reversed. III Michigan Population 1980 - 2020 2020 10,077,331 2010 9,883,640 2000 1990 1980 9,938,444 9,295,287 9,262,078 Source: U.S. Census Bureau; 1980,1990, 2000, 2010, 2020 Decennial Census Table P1 �POPULATION PROFILE | PAGE 30 TRI-COUNTY REGION The Tri-County area, which includes Ingham, Clinton, and Eaton Counties, surrounds the city of Lansing and, in many ways, acts as a single economic region. For this reason, it is important to address population trends within the Tri-County area over the past few decades. Much like Michigan’s population, the TriCounty population grew in the 1980’s and 1990’s, but in contrast, it continued to grow at a steady pace. Between 1980 and 2000, the Tri-County region continuously grew at a rate of around 3% annually. According to the 2020 U.S. Decennial Census, the Tri-County area had a population of 448,568. The 2020 population states that the Tri-County region’s population has increased to 482,427, which represents a 3.87% increase since 2010. Tri-County Population 1980 - 2020 III 2020 482,427 2010 464,461 2000 448,568 1990 433,482 1980 419,750 Source: U.S. Census Bureau; 1980,1990, 2000, 2010, 2020 Decennial Census Table P1 CLINTON COUNTY Clinton County lies in the heart of mid-Michigan, north of the city of Lansing. It is a predominately rural county with a few small municipalities, including the city of DeWitt, DeWitt Charter Township, the city of St. Johns, and Bath Charter Township. Clinton County has experienced a notable influx of residents in recent decades. There is an abundance of land in the county adding to the appeal for residential use and adding to population pressures. Clinton County’s population has continued to increase, according to the Census data, with the fastest ten year period increase taking place between 2000 and 2010. III Clinton County Population 1980 - 2020 2020 79,753 2010 75,382 2000 64,913 1990 58,136 1980 55,893 0 20,000 40,000 60,000 80,000 Source: U.S. Census Bureau; 1980,1990, 2000, 2010, 2020 Decennial Census Table P1 100,000 �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 31 BATH CHARTER TOWNSHIP Bath Charter Township had a population of 5,746 in 1980. The township’s population continued to increase to 6,387 in 1990 and 7,541 in 2000 before experiencing a huge increase to 11,598 in 2010. The 2010 Census data showed that of the forty-eight townships in the Tri-County region, Bath Charter Township was the fastest growing township from 2000-2010, with a growth rate of 53.80%. Many other jurisdictions within the region saw dramatic decreases in population. Some explanations behind the exploding population rates are the availability of rural and vacant land, the proximity to urban areas, and the addition of a large number of multi-family residential units. It is apparent that Bath Charter Township has had pressure in the residential sector. Most of this pressure came from the development of student apartments in the DeWitt 425 area, also known as the Chandler Crossing area. Population estimates from the Decennial Census indicate that Bath Township’s 2020 population had increased to 13,292. This represents a 14.6% increase from 2010 and most likely represents continued multi-family residential growth in the township. The growth rate for the township since 2010 is greater than Clinton County’s (5.8%) and the State’s (1.96%). Population Change Comparison Jurisdiction 1990 Change 2000 Change 2010 Change 2020 Bath Township Clinton County 6,387 18.10% 7,541 53.80% 11,598 14.61% 13,292 58,136 11.66% 64,913 16.13% 75,382 5.8% 79,753 Michigan 9,295,287 7.00% 9,938,444 6.47% 9,883,640 1.96% 10,077,331 Source: U.S. Census Bureau; 1980,1990, 2000, 2010, 2020 Decennial Census Table Pl III Bath Township Population 1980 - 2020 2020 13,292 2010 11,598 2000 7,541 1990 1980 6,387 5,746 Source: U.S. Census Bureau; 1980,1990, 2000, 2010, 2020 Decennial Census Table: P1 �POPULATION PROFILE | PAGE 32 POPULATION PROJECTION Population projections are important when planning and determining growth for an area. Projections help with overall economic, land use, and community planning, and thus need to be thoughtfully reviewed. Projection calculations are approached by first examining past growth rates and trends for the Township to determine whether growth is consistent or changing. In examining Bath Charter Township growth trends, one can see a fairly consistent and linear growth pattern until the year 2000, at which point the township experienced its highest growth rate of the previous forty years. Much of this growth took place in the first half of the decade, as population growth slowed significantly when building growth slowed in 20062007. Much of the last decade’s growth can be attributed to several multi-unit housing developments that have attracted a high college student population to the southern portion of the township. 25,000 Projected Population Growth in Bath Township 20,000 15,000 10,000 5,000 0 1980 1990 2000 2010 2020 2030 2040 2050 The Tri-County Regional Planning Commission (TCRPC) updated their forecasts for population projections in 2010, based on the 2010 Census, with assumptions regarding shifting employment classes and age of population, which were outlined in the document entitled SOCIOECONOMIC PROJECTION The township experienced larger growth than was shown in the Tri-County projections. New and expanded multi-family residential and mixed-use developments in the southern third of the township have led to the significant growth at a higher percentage than predicted by TCRPC in 2010. The TCRPC is expected to update their population projections after the 2020 Census. Since 2000, Bath Charter Township has been the fastest-growing township in Clinton County, as well as the Tri-County region. If this trend continues, Bath Township should plan for an increased population of 68%, bringing the total to 19,608, by 2050. If Bath Township continues to grow at rates similar to the past decade, this projection could be significantly higher. Another component of a population projection includes the Build-Out Analysis, a tool used to determine the population if the Township were built to its maximum allowable capacity (barring any environmental limitations). A Build-Out Analysis was performed for the 2014 Master Plan, which showed that if Bath Charter Township were built to capacity, there would be an additional 62,571 residents and an additional 23,347 housing units in the township. This would bring the total population up to approximately 72,353 and the total number of housing units to 28,042. It is unlikely that Bath Township will reach these levels of population and housing units, as a Build-Out Analysis does not consider other limiting factors in development, such as availability of septic service or the presence of unbuildable wetlands. However, it is still an important tool to assess the maximum capacity of the township land and zoning ordinance. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 33 ~ 1\ t (t 2010 49.10% 50.9% .n. 2019 51.40% 48.58% DISTRIBUTION OF SEXES The U.S. Census figures showed that Bath Charter Township’s 2010 population of 11,598 was comprised of a slightly higher male population with 50.9% males and 49.10% females. Clinton County was similarly comprised with a slight majority of the population being female. Bath Township’s distribution of males to females is estimated to have changed by about 1.6% between 2010 and 2019. According to estimates from the Census, the female population increased to 51.41% of the population in 2019. RACIAL MAKE-UP The racial make-ups of Bath Township and Clinton County are very similar, both being predominately white. Bath Township shows more diversity at 77.4% white, than Clinton County at 93.6% white, and less diversity than the State, which is estimated to be 79.4% white. For the township, the greatest percentage of change in racial population cohort between 2010 and 2019 was within the white community, which dropped from 87.5% to 77.4% of the population. The greatest percentage of increase came from the two or more races cohort, with an increase from 2.3% to 7.4% of Bath Township’s population. Racial Make-Up 2010 Two or More Races, 2.3% White Some Other Race alone, 1% Asian/Pacific Islander, 3.6% Black or African American American Indian and Alaska Native Asian/Pacific Islander American Indian and Alaska Native, 0.4% Some Other Race alone Two or More Races Black or African American, 5.2% White, 87.5% Racial Make-Up 2020 White Two or More Races, 7.4% Some Other Race alone, 1.9% Asian/Pacific Islander, 6.9% American Indian and Alaska Native, 0.3% Black or African American, 6% Black or African American American Indian and Alaska Native Asian/Pacific Islander Some Other Race alone Two or More Races White, 77.4% Source: U.S. Census Bureau, 2010 & 2020 Decennial Census, Table P2 �POPULATION PROFILE | PAGE 34 AGE DISTRIBUTION Age is important to look at because it helps determine what specific services need to be in the upcoming years. Between 2000 and 2010, Bath Township’s population became significantly younger in age thanks to the addition of multi-family residential developments, especially in the southwest corner of the township along Chandler Road. This area saw a large influx of student tenants, which has continued at a slower rate since 2010. The median age of Bath Township went from 36.1 years in 2000 to 30.1 years in 2010. Since that time, Bath Township has appeared to have aged. 2019 ACS data does not report median age, but the 2016 American Fact Finder statistics report that the median age of Bath Township had risen to 34.3 years old. No further age cohorts were available. The increasing age of Bath Township is further indicated by the over sixty-five population. This group made up 16.9% of the population in 2019. In addition, the 2019 ACS data indicated that 5.5% of the population was under five years of ages and 24.4% of the population was under twenty years of age. A more refined analysis of age data will be possible after completion of the 2020 Census. It is recommended that this Population Profile be updated at that time to incorporate updated Census data. In the meantime, the table below shows the age breakdowns within Bath Township and Clinton County as of 2019. Age Break Down for Bath Township & Clinton County in 2019 Age 19 & Under 20-24 25-34 35-44 45-54 55-64 65+ Total Bath 3,113 1,629 1,373 1,589 1,647 1,630 1,764 12,745 Bath 24.40% 12.80% 10.80% 12.50% 12.90% 12.70% 13.90% Clinton 19,541 4,965 9,154 9,540 11,127 11,165 12,897 78,389 Clinton 24.90% 6.30% 11.60% 12.17% 14.19% 14.20% 16.45% Source: U.S. Census Bureau, 2019: ACS 5-Year Estimates TablelD: S0101 �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 35 EDUCATION Education is an important aspect of long-range community health. The 2019 ACS data summarized more generally than Census data and is therefore not directly comparable. However, the ACS data indicates that 96.0% of the township’s residents aged twenty-five or over have attained at least a high school degree. This is approximately 2.2% higher than the 2010 Census data showed. While this is not a drastic change, the percentage of population aged twenty-five or over that has attained at least a bachelor’s degree has shown a significant increase from 36.5% to 43.8%. School enrollment has increased in the past decade as well, in line with the increase in population. The 2019 ACS estimates that enrollment of populations three years and over in Bath Charter Township was 3,952 and in Clinton County 19,705. About half of the township’s enrolled student population, an estimated 1,897, is enrolled in college or graduate school. Nursery and preschool students total an estimated 67 (1.7%) in the township, and 1,000 (5.1%) in the county. Grades K-12 in Bath Charter Township comprised an estimated 1,988 (50.3%) enrolled population, compared to 13,124 (66.6%) students in all of Clinton County. 2010 93.8% Graduated High School or Higher 36.5% Completed Bachelor’s or Higher 2019 96.0% Graduated High School or Higher Source: U.S. Census Bureau 2010 & 2019 ACS 5-Year Est. Table S1501 43.8% Completed Bachelor’s or Higher �POPULATION PROFILE | PAGE 36 HOUSEHOLDS “Household” includes all the persons who occupy a housing unit. The occupants may be a single-family one person living alone, two or more families living together, or any other group of related or unrelated persons who share living arrangements. Household data can help policymakers determine the future demands a population will place on a community. In lieu of accurate data of all household types collected at the federal government level. Bath Township is able to use year-over-year data collected by the Township’s Building Department. One household type that the Township’s Building Department has tracked the most consistently over the years is new singlefamily home construction. By using only one house type as a data method to understand the housing trends in the township and their pros and cons. A con of this is policymakers could be missing important trends happening in other areas and, in this case, housing types. However, there are several reasons why using a larger sample that includes more housing types could be problematic in Bath Township’s case. A leading reason is because of local data reporting and collection issues in recent years. Another reason this could be problematic is, the different metrics used over the years to categorize different housing types within Bath Township. The pro of using one housing type (where the raw data is collected directly by the Township and the metrics for this type of data has not change over the years) is data consistency. This consistency allows staff and policymakers to make more accurate data inferences and predict housing trends of all house types based on those inferences. Bath Township Building Department By the numbers, the amount of new single-family housing developed in Bath Township has been very consistent over the last six years. Bath Township is averaging about 27 single-family homes developed per year between 2014 and 2019. There is likely to be a significant fall in housing developments when the data from the year 2020 is process fully, due to the Coronavirus Pandemic. However, it is the opinion of the Bath Township Planning Department that new single-family housing developments, and therefore all types of housing developments, will remain growing at a steady rate over the next three to five years. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 37 HOUSING Looking at the housing profile for the township helps to provide insight to the type of housing Bath Township residents reside in. Data related to housing helps forecast future needs in the residential sector. According to the 2010 Census, there were 5,106 housing units in the township. The 2019 ACS data does not indicate the number of housing units in the township, but does report on some housing statistics. This information is shown in the Housing Statistics Table below, which compares Bath Township housing statistics with comparable statistics from the county and the state. A more detailed analysis of housing will be possible after the 2020 Census is published. HOUSING STATISTICS Housing Statistics 2019 Topic Bath Township Clint on County Mich igan Owner.occup ied Housing Unit Rat e 69.00% 80.00% 71.20% $204,900 172,800 $154,900 $1,505 $1,407 $1,298 Median Val ue of Owner.occup ied Housi ng Units Median fv1ont hly Costs - Incl uding Mortgage Median Mont hly Costs - W it hout -------- Mortgage ______________________________________.....,...:,!~if.~~;-;·~-~·-:~ M edian Gross Rent 1.004 Source: U.S. Census Burea u, ACS 5-Year Est. TablelO: B25077 It is important to obtain an accurate description of the number of units per housing structure in Bath Charter Township in order to understand the intensity of land use and the demands placed by each housing structure. The township and county have high percentages of single-family housing structures, however according to the estimates from the 2019 ACS, Clinton County has a much higher percentage of single-family housing than Bath Charter Township. Nearly 30% of all housing structures in Bath Township hold ten or more units. �POPULATION PROFILE | PAGE 38 A large percentage (40.8%) of housing structures in Bath Charter Township have been built after the year 2000, according to the 2019 ACS. This is in sharp contrast to Clinton County, where only 22.1% of housing structures have been built since the turn of the new millennium. Housing value is an important aspect of the housing stock to examine. Proper inventory ensures that Bath Charter Township has an adequate balance of affordable housing and high-dollar homes. According to the 2019 ACS, Bath Charter Township had an approximate median housing value of $219,100, while Clinton County had a median value of $184,900. Both estimates are significantly higher than their 2000 U.S. Census values, which were $123,000 and $120,500, respectively. HEALTH The 2019 ACS data reported two health-related statistics. According to the data, 11.2% of the township’s population have a disability. It is unknown how that compares to past rates, but this does compare with the Clinton County rate of people with disabilities within the population at 12.61% and the state of Michigan at 13.5%. In addition, 3.8% of persons in Bath Township under the age of 65 do not have health insurance. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 39 ECONOMIC PROFILE STATE & REGION CONTEXTUAL POPULATION STATISTICS The economy of Michigan, the Tri-County Region, Clinton County, and Bath Charter Township are interrelated and dependent on each other. If the Michigan economy suffers, Bath Township will ultimately feel the trickle effect. The same is true if Michigan’s economy is vibrant and thriving. Thus, it is imperative to gather an accurate summary of all these jurisdictions to adequately forecast the future of Bath Charter Township’s economy. This profile will examine the state of Michigan’s economy, as well as the economic conditions of the Tri-County Region, Clinton County, and Bath Charter Township. The factors being examined are income, employment, employment by industry, and employment forecasts. MICHIGAN At the end of 2019, the U.S. Bureau of Labor Statistics estimated the state’s unemployment rate to be 9.7%. While unemployment rates are high for the state, the median family income has risen just under $10,000 since the 2005 ACS to $75,703. Bat h Township-Emp loymen t Sta tus -- • 2019 2 15 EMPLOYMENT STATUS Count MOE Percent ¾MOE Count MOE Percent %MOE Popu lat ion 16 years and over 9,93 3 110 (x) (X) 10,471 235 (::,:) (Xl In I.J bar for ce 6.283 3.2.2 63.3 2,9 6,726 30& 64,2 2.7 Civ il ian labor for.:,~ o,255 327 63 3 6 ,726 306 6 4 .2 2.7 Emp loyed 5,781 332 58.2 3 6 ,327 327 60.4 3 474 169 4.8 1.7 399 188 3.8 1.8 Uri@mp loy@d 28 32 0.3 0 ..3 D 16 D 0.2 Not in labor force 3. 650 305 36.7 2,9 3,745 305 35,S 2.7 Civil ian labor forc,e 6,.255 327 (x) (X) 6,72.6 306 (x) (X) (X) (X) 7.6 2.6 (X) (X) 5 .9 2.8 Armed Forces Urie mp lo ymen t Rate -~11.,l@d ian Househo ld I ncom@ $ 60,083.00 $ 68,313 .00 -~M-ed ian Fam ily Income $ 76,605.00 $ 90,060.00 • Per Capita Med ian In come $ 30,635.00 $ 36,027 .00 Sou rce: U.S. Censu5 2015, 2019 ACS 5 Year Est. Ta blelD DP03. 51902, S1903 *Adj usted fo r inflation in the year t he stats were taken �ECONOMIC PROFILE | PAGE 40 TRI-COUNTY AREA Eaton, Clinton, and Ingham Counties together make up the Lansing – East Lansing Metropolitan Statistical Area (MSA), as defined by the Federal Office of Management and Budget. This MSA is referred to as the Tri-County or Greater Lansing area. Bath Township’s place in the MSA is important to consider because federal and state transportation and economic funds come through the regional Metropolitan Planning Organization (MPO). As a result, the overall economic health of the region has an impact on the township. Lansing-East Lansi ng Metropo litan Statistica l Are a (Referred to as Tri-County or Greater Lansing In 2015, the ACS estimated that while actual unemployment grew since 2015, the unemployment rate for the Tri-County region was down to 4.1%. Median household income has increased significantly (nearly $17,000) since that time, as well. EMPLOYMENT STATUS l'nrlJ ,1t inn 1 r, yf',1r<, ,-,nrJ o•;pr . In J;i bor force Civilidn l;;bor lorLe Area) Employment Status -2015 Count MOE Percent %MOE 41)1 3810:-l'i 4 f-+ll'> (XI 2E+O'., 2E, 05 G3.1 0.,1 63.3 ',4,8 0.4 (1.4 0.2 0.4 10G'i 100 1656 3.5 257 2E, 05 0.1 0.4 (XI :-lf-+[I', 1h'i'i 0.1 36.6 ) 8H34 5.6 0.4 0.'l 63.2 'i/.4 0.4 ll. 'i 0. 3 0,1 f-m plnyPd / f-+ll'i 20085 9G'i 5.3 199 1E, 05 87 1601 Civili .1n l,1borfo rrP / f-+ll'> 1h11 0.1 36.8 )41 18(14 Unemp_l2y ,nent Rate •Medi-, r1 Ho·J sd1uld Incom e 'MPd i.1 n f-,1 mil•1 lncnmf' l G-19 G3.2 Unemp_l2yed A'med rorces Nol in l;;brn lo rLe {:_<l_ _ l:_<) 8.3 s \ 4f-+II', 2019 Percent %MOE 44/h',4 {X) 4/'i MOE 1655 1 /4/ 1'.J99 1612 1 / /[I Count 3E+05 3E, 05 :-lf-+[I'> 158,1'] (:_<)_ _ (:_<) 0.4 50,L.21 .00 hh,14-l .[ll l s {X) 5'.l,117.00 /8,04(1_1)[ ) ';', $ 2G,G,11 .00 •Pe r Glpitci Medi;i n Income $ SULl ' l l': U.S. Ce nsus 2015, 201') ACS 5 YL'cH Es l. T;, b lc•ID DP03, 51')02, 51')03 • Adj usted lor in ll-, l io11 in Lill' ,'cdr l he sl-, l s Wl're l -, ( c n 31,53-1.00 “There is no purpose, to which public money can be more beneficially applied, than to the acquisition of a new and useful branch of industry; no consideration more valuable than a permanent addition to the general stock of productive labour.” -Alexander Hamilton BATH CHARTER TOWNSHIP Bath Charter Township is the fastest growing community in the Tri-County Region in terms of population. This growth directly affects the economic growth, as well as the economic health, of the township. Where growth occurs, there is a following increase in demand for services and businesses to be located closer to home. Although Bath Township remains a residential community, it is important to plan for a growth in the economic sector as well. In the following paragraphs and tables, Bath Charter Township’s economic profile will be compared to Clinton County’s profile. Bath Township-Employment Status -EM PLOYM ENT STATUS ~Colmt 2015 2019 MOE Percent %MOE Count MOE Percent % MOE Popula t io n 16 years and over 9,9.33 220 (x) (X) 10_,471 2.35 (x) [X) In labor force 6,283 322 63,3 2.9 6,726 306 6 4.2 2.7 Ci11i lian la bar fo rce 6,255 32.7 63 3 6,726 306 54.2 2..7 Employed 5,781 .332 58,2 3 6,327 327 60.4 3 Unemployed 474 169 4.8 1.7 39~ 188 3.8 1.8 Arm@d For(@s 28 32 0,3 0,3 0 16 0 0,2 Not i fl labor force 3,650 305 36,7 2.9 3,745 306 35 ,8 2.7 Ci11i lian la bar force 6,255 327 (x) (X) 6,726 306 (x) (X) (X) (X ) 7,6 2.6 (X) (X) 5,9 2.8 Unem p~yment Rat e "Median Househo ld Income $ 60,083.00 $ 68,313.00 '·Median Family ln(ome s 75, 505.00 $ 90, 050.00 '' Pe r Capita I\J1edian Inco me s 30,635.00 s 36,027.00 Source: U.S. Ce mus 2015, 2019 ACS 5 Year Est. Ta blelD DP03, S1902,, S1903 ''Adjus;e;;d for inflation in th@ year t h@ ,tats w@r@ ta k@n �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 41 KEY INDUSTRIES Education, health, and social services, in addition to manufacturing and retail, continue to be the largest employment bases in the region. No other industry has made large strides or has taken large cuts to employment since 2015, according to the 2019 ACS. Lansing-Eas: Llnsing Metropclit.i.n S:.i.bs:ic.i.l Area (H:eferred to .i.s Tri-Ccunt1 er ~ re.i.ter L.i.nsin9 Area:, Emplc,..,,en: Bf lndus:r) lndus:r) Ci•:ilian emplc)ed po.::ul.Jtion 18 years and over Agric:ul:ure fo• estry. fistiing and hunbng and ,iining Cons:ruc:bon Manufacturing 2C15 C.oun: 220719 2386 8789 1 OS'¼ 39S'¼ 2019 Ceul"tt 277742 2829 13996 PGre~nt P.;;reM: 1.c2r.,'n 5.,:4% 24464 11.08'',~, 29669 1 C6S% ';\'holesale :rade 3727 7 69% 6364 2.2~% Retsilt'sde Tren,portatio!'l and warehousing. and lt:ilites Infcrme:icn Financ8 and insuranc& and rGal Gstate and rental and leiasing Prc fe-ssional sci,en:ific, and management and ad'llinistrativ& and ·,.,ast8 11anagement servi cGs Edue.r:il!:n.il sar:ic&s. :ind ha:11:h cara :ind social assis~nea 23607 10.70'% 3 84'~\) 1 60% 70S% 895% 26.92% 10.23"'/o 272 :J 11848 39 12 2 16C5 23239 75439 24035 14157 22196 S.791\·i; 4.27% 1.41'% 7.73% 3.39% 27 16% S.65% 5.31 1% a.21% Ar:s. en:ert.linm&nt. arrd recre.Jtion. a nd accommodimon a nd focd ser•1ic:es 0:her ser..,ices, exc:ept ::u=lic: ad-ninistr.Jtion P ublic adminis:ra:icn 8468 37C9 1562 1 19752 59409 22578 1C755 17454 487'¼ 791% 1 So1.11ce: J.S. Ce11s1.1s 2019 ACS 5-Yesr Est. Tst!e!C S2405 INCOME AND OCCUPATION The median family income for Bath Charter Township in 2019 was $68,313, slightly lower than Clinton County’s $79,390, according to the ACS. Similarly, per capita Bath Township residents earned more annually than Clinton County as a whole, $36,077 versus $34,920. Both the township and the county had higher per capita and family income than the state of Michigan. The 2019 ACS estimates that Bath Charter Township had 10,471 residents sixteen years or older legally able to work, of which 6,726, or 64.2%, were in the labor force. Clinton County had 64,161 persons sixteen years or older with 41,261, or 64.3%, in the labor force. According to the 2019 ACS estimates, Bath Charter Township and Clinton County had similar percentages of workers in labor classes, despite the county’s nearly seven-fold population advantage. In each job classification, both entities’ populations were within a percentage point of one another. Both the township and the county reached nearly 75% of the employed labor force working in the private sector, and nearly 20% in the public sector. �ECONOMIC PROFILE | PAGE 42 2019 Bath Townsh ip and Cl inton County Class of 'oJVorker Bath Townsh ip Count t\,1OE+/- Percent 73 2.39% 134 118 171 81 140 7.32% 5.14% 10.94% 3758 2.10% 6.16% 459 2203 Civilian employed population 16 years and over 6327 327 Private for-profit wage and salary workers: 4324 4173 151 463 325 363 358 Employee of pritJate company wor kers Self-employed in own incorporated business workers Private not-for-p rofit ws..ge and salary workers Local government workers State government workers Federal government workers Self-employed in own not incorporated business workers and unpaid family workers 692 133 390 Cl inton County Count 38589 26753 25636 1117 3321 2095 68.34% 65.96% MOE+/- Percent 547 738 69.33% 714 66.43% 162 2.89% 318 8.61% 241 5-43% 345 9.74% 122 1.19% 248 5.71% Source: U.S. Census. 2019: ACS 5 Years Est. TablelD: S2408 Similarly, Bath Charter Township and Clinton County mimic one another in employment percentages by industry, according to 2019 ACS estimates. However, the township does have slightly higher employment rates in the Professional/Scientific/ Management, Education/Health/Social Services, and Arts/ Entertainment/Food Service sectors, presumably due to its proximity to the cities of Lansing and East Lansing in comparison to many other townships in Clinton County. Conversely, the county has a higher rate of employment in Manufacturing, Wholesale Trade, and Public Administration. 2019 B.ith Township & Clinton County Employmen t By Industry Bath Township Count MOE+!- Percen t Civilian emp loyed population 16 years an d over 327 6327 Agricu lture. forestr;. fishing and t1unting . and mining 0.38% 24 29 5.03% 318 119 Construction 458 142 7.24% Manufacturing 252 102 Who lesale trade 3-98% 8_08% 511 142 Retail trade 4 _17% 264 Transportation and warehousing . and utilities 131 1.38% 87 79 Information 7_55% Finance an d insurance, and real esta te and rental and leasing 478 154 Professional . scientific , and managemen t, and administrative and waste management services 751 181 11 .87% Educationa l services , and hea lth care and socia l assistance 1839 284 2907% 572 163 9.04% Arts , entertainment, and recreation , and accommodation and food services Other services , except public ad minis tration 2.84% 180 84 Public administra tion 9.37% 593 191 Source U_S_Census. 2019: ACS 5-Year Est TablelD: S2405 Clinton County Count MOE+/- Percent 547 38589 932 156 2-42% 2366 252 6.13% 4321 343 11.20% 1112 183 2.88% 3700 368 9.59% 1530 193 3.96% 0_98% 377 127 8_01% 3092 292 310 9.13% 3523 449 25.14% 9700 2780 276 7.20% 1697 215 4-40% 3459 348 8.96% �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 43 EMPLOYMENT FORECASTS The employment forecast estimates the additional number of people living in a municipality employed in the Retail and Non-Retail sectors (but not necessarily working in said municipality). Based on these forecasts provided by the Tri-County Regional Planning Commission (see 2035 Long Range Plan for assumptions), it is estimated that Bath Charter Township will experience an increase in retail and non-retail employment. Clinton County is projected to follow a similar path in both sectors, exhibiting increased growth in retail and non-retail employment. RETAIL EMPLOYMENT FORECAST Municipality Bath Charter Towns hip Clinton County 2015 Clinton County 2025 2030 2035 2040 2045 387 392 397 401 405 410 415 5,366 5,531 5,645 4,737 5,846 5,958 6,072 NON-RETAIL EMPLOYMENT FORECAST Municipality 2015 Bath Charter Towns hip 2020 2020 2025 2030 2035 2040 2045 2,157 2,260 2,336 2,409 2,480 2,553 2,624 26,672 27,397 28,063 28,702 29,368 30,049 30,745 *Tri-County Planning Commission, 2035 Long Range Plan (LRP) �ECONOMIC PROFILE | PAGE 44 INCOME According to the 2019 ACS data, the median household income in Bath Township was $68,313. This is comparable with the county’s median household income of $70,390, and is significantly higher than the state’s median household income of $57,144. The per capita income for the township was $36,027, as compared to $34,920 for the county and $31,713 for the state. The 2019 data indicated that the poverty rate for Bath Township persons was 17.6%, which is higher than both the county (8.8%) and the state (14.4%). MEDIAN HOUSEHOLD INCOME: PER CAPITA INCOME: BATH CHARTER TOWNSHIP: $36,027 CLINTON COUNTY: $34,920 MICHIGAN: $31,713 BATH CHARTER TOWNSHIP: $68,313 CLINTON COUNTY: $70,390 MICHIGAN: $57,144 POVERTY RATE: BATH CHARTER TOWNSHIP: 17.2% CLINTON COUNTY: 8.8% MICHIGAN: 14.4% �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 45 NATURAL FEATURES Generally, due to Bath Charter Township’s lowland nature, much of the township is dominated by water features, including wetlands, lakes, rivers, streams, and ponds. Management of the surface water directly impacts the quality of drinking water within the township. Other important aspects of the natural makeup of the township include relatively small elevation changes and a mixture of loamy wetland/muck soils. TOPOGRAPHY Topography refers to the characteristics of land in terms of elevation, slope, and orientation and is useful in determining whether an area of land is suitable for development or agricultural purposes. Topography relates to the intensity of soil erosion. The terrain and topographic characteristics of Bath Charter Township are directly influenced by glacial activities from the past. In terms of elevation, the topography ranges from 795 to 920 feet above sea level, with the lowest areas being on the north township boundary and the highest being on the Timber Ridge Golf Course in the southern portion of the township. The majority of existing landforms in Clinton County date from the retreat of the last glaciers, about 15,000 years ago. Bath Township’s soil profile exemplifies this glacial heritage, with glacial till in the township approximately 125 feet thick. The last glacial formation to occupy this area was the Saginaw Lobe of the Wisconsin Glacier. More information on the glacial influence on Bath Charter Township can be found in the Tri-County Regional Planning Commission’s reports, 208 Water Quality Management Plan (1979), and Water Supply Paper (1973), among others. Patterns of deposition by the glaciers throughout the township are complex, especially in the lake areas. The glaciers went through a series of advances, melting, and retreats, resulting in a series of moraines, eskers, and small esker lakes. The moraines run predominantly east and west, and are separated by till plains. Of particular interest to Bath Township are the Ionia and Portland Moraines. The Ionia Moraine traverses east and west, and passes south of Wacousta and DeWitt, through Gunnisonville and Bath, proceeding east to just north of Shaftsburg. The Portland Moraine runs across the northern part of Bath, Woodhull, and Perry Townships. There are several glacially-formed lakes and kettles within Bath Township, with Park Lake being the largest. �NATURAL FEATURES | PAGE 46 WATERSHEDS A watershed can be defined as land with presence of water, soils indicative of frequent and prolonged flooding, and vegetation suited to handle flooding or saturated soils. Precipitation falling inside this area is delivered to small streams or tributaries, which join to form rivers. Ordinarily, precipitation is redelivered to the groundwater system, which is the main source of drinking water. It is important to ensure that local watersheds are maintained to the highest quality as to allow for healthy drinking water and recreation water for fishing, swimming, boating, and wildlife health. Bath Charter Township is located predominantly within the Looking Glass River Watershed. In the words of the Upper Looking Glass River Watershed Management Plan (2017), “The Looking Glass River flows over gentle, sloping land, with its tributaries and surrounding watershed extending from headwaters in Livingston County to the confluence with the Grand River in Portland.” The Upper Looking Glass River Watershed Management Plan has seven main goals: 1. Reduce or eliminate threat of human health hazards in rivers and streams caused by pollutants. 2. Pursue restoration efforts of designated uses that are confirmed to be threatened or impaired. 3. Assess watersheds for designated uses not currently listed as impaired. Restore these designated uses where found to be threatened or impaired. 4. Identify and offer protection strategies/opportunities for high quality areas in the watershed. 5. Promote opportunities that the watershed can offer for recreation and wise stewardship. 6. Implement specific actions that enhance such identified recreation while preserving the integrity of the watershed. 7. Identify land use planning measures complementary to watershed protection and/or enhancement. A small portion of the township, south of I-69, lies within the Red Cedar River Watershed. Both the Red Cedar and Upper Looking Glass river flow into the Grand River and, ultimately, to Lake Michigan. Although Bath Township is experiencing increased development pressure, there is adequate rural land which, when maintained properly, can help maintain a quality groundwater supply. According to the Michigan Department of Environment, Great Lakes, and Energy (EGLE) and the Michigan Department of Natural Resources (MDNR), “Priority water bodies within the township include the Looking Glass River and the Vermillion Creek,” both of which are impaired for reasons of ‘Untreated Sewage’ and ‘Discharge of Pathogens.’ EGLE also cites that helping restore watersheds requires eight (8) basic management tools: watershed planning, land conservation, aquatic buffers, better site design, erosion control, stormwater treatment practices, control of non-stormwater discharges, and watershed stewardship. This could be accomplished through the adoption of a Low-Impact Development (LID) ordinance. Lansing Area Watersheds �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 47 LAKES & RIVERS There are approximately 700 acres of waterbodies in Bath Township. Most of these are small ponds, but there are six named lakes, the largest of which is Park Lake at approximately 181 acres. Park Lake was named in 1826 by the original surveyor of Bath Township, Harvey Parke. During the years of 1988-90, for a period of eighteen months, Park Lake was studied intensively by the Township. This study, Park Lake, Phase 1, was financed by the Township, Clinton County, and the Michigan Department of Natural Resources. In 2013, a project was approved to repair the dikes that control the water level on Park Lake, allowing for improved water level control. Park Lake is the only lake in Bath Township that has potential for recreational development. Information presented in Park Lake, Phase 1 indicates that the lake is one of four lakes in the counties of Clinton, Eaton, Ingham, and Shiawassee that have public boat access, with Park Lake being the second largest of the four and the only one in Bath Township. The other named lakes in Bath Township are Perch, Rose, Mud, Potter, and Fox Knoll Lakes. These lakes are partly or wholly filled in, or lined with acres of cattail, and are generally inaccessible for recreational purposes. Although it is not a lake, the reclamation area in the Schlegel gravel mine, south of I-69 in Section 19, qualifies as the fourth largest water body in the township, with approximately 24 acres. All of these water bodies are in the southern half of the township. MAJOR WATER BODIES There are two major streams in Bath Township, both of which flow northward toward the Upper Looking Glass River. These are Vermillion Creek, which snakes in and out of the eastern boundary of the township, and Mud Creek, which generally flows north through the middle of the township. (See the Bath Township Water Features map at the end of this chapter) NAME SIZE (ACRES) PARK LAKE 181 PERCH LAKE 43 ROSE LAKE 30 SCHLEGEL MINE PIT 24 MUD LAKE 20 POTTER LAKE 19 FOX KNOLL LAKE 8 �NATURAL FEATURES | PAGE 48 WETLANDS Bath Township is dotted by small wetlands in many areas and in some locations, entire sections are covered by extensive wetlands. Rose Lake Wildlife Area, Potter Lake Area, the Gardner Drain, and the Vermillion Creek floodplain area are all examples. Wetlands, legally defined, must contain three essential ingredients: hydric soils, hydrophytic plants, and necessary hydrology to support the plants. According to the information compiled by the EGLE, Bath Township has approximately 15,858 acres of wetlands. This translates into approximately 24.8 square miles of land, or 71% of the total land area in the township. This number does not differentiate between regulated and non-regulated. Most of the wetlands are in the northern half of the township and contribute to the Upper Looking Glass River. SOILS Soil surveys are essential in determining the assets and limitations of an area. Soils act as filters for rainwater improving the overall quality of our drinking water. Soils are the basis of agricultural production in the township and can be credited for the extensive amounts of wetlands in the township. In addition, certain soils can pose limitations on development due to certain characteristic instability. Proper maintenance and best management practices should be utilized in regards to the township’s soils. The soils of Bath Charter Township vary widely across the jurisdiction, ranging from loamy sands on the uplands to fibrous peat, muck, and soft clay in the poorly drained low lying marsh areas. The extensive concentrations of muck are in the northeastern, southeastern, and southwestern areas of the township. Mucky soils are regarded as unsuitable for development purposes and should be approached carefully when building on this soil type. The northeastern muck areas are traversed by the Gardner Drain and the Vermillion Creek. The southeastern muck areas exist near Potter and Rose Lake. The southwestern muck area is identified as the Chandler Marsh, a former lake bed that is drained by the Remy-Chandler Drain. The Chandler Marsh is now occupied by Chandler Crossings. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 49 AGRICULTURAL LAND According to the current land use analysis (Chapter 6), there are approximately 3,800 acres of agriculture land in Bath Township. Almost all of the agricultural land is located in the northern half of the township and outside of the Urban Services Boundary (USB) (See map on page 60-61). Agricultural land in the southern half of the township has been gradually lost to development over the last two to three decades. WOODLANDS The majority of woodland in the township is within the Rose Lake Wildlife Area. This MDNR property consists of unmarked trails and is open to hunting during regulated seasons. Most other woodland in the township has been lost to either agriculture or development. ENVIRONMENTAL CONCERNS This chapter discussed the dominant physical features in Bath Charter Township. Some of the natural features require special attention and management that must be addressed in this Comprehensive Plan. Bath Charter Township, according to Michigan Resource Information System (MIRIS), is the largest of the townships in Clinton County, containing 23,351 acres, of which 1,138 acres is in a 425 Agreement with the City of East Lansing and DeWitt Charter Township. �NATURAL FEATURES | PAGE 50 �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 51 TRANSPORTATION ROAD SYSTEM In Bath Township, there are four different types of roads. The Clinton County Road Commission classifies the roads as state, primary, local paved, and local gravel. The differences between the four types are the jurisdictions responsible for the care and maintenance, and the carrying capacity of each road. State roads are operated and maintained by the Michigan Department of Transportation and are usually associated with highways. M-78 is classified as a state road and I-69 classified is an interstate highway, both are located in the township, totaling approximately 10.1 miles. PRIMARY ROADS Main roads are those that service multiple different townships, and are operated by the Clinton County Road Commission. Chandler, Clark, Upton, Marsh, and Park Lake Roads are all Primary Roads that carry traffic from multiple jurisdictions and usually are associated with higher traffic volumes than local roads. There are approximately 26.1 miles of primary roads within Bath Township. Chandler Road, located on the western border of the township, has become a heavily traveled primary road due to the addition of the use-intensive Chandler Crossings multi-family units. Chandler Road also functions as a direct north-south route from Bath Township to East Lansing and Michigan State University. Chandler Road is a route to the 127 freeway via Round Lake Road. Special planning is required for Chandler Road to ensure that traffic pressures do not become overwhelming in the future development process. LOCAL ROADS Local roads are those that typically serve local residents and are maintained by the Clinton County Road Commission (CCRC). The CCRC receives funding for local road maintenance from the State Gas Tax (Act 51). In addition, Bath Township voluntarily contributes funds to the CCRC to assist local road maintenance. The Bath Township Road Committee works with the CCRC to prioritize the maintenance of local roads. There are 24.8 miles of paved local roads and 21.0 miles of gravel local roads in the township. �MICHIGAN HIGHWAYS TRANSPORTATION| PAGE 52 M-78 is a major east/west artery, which connects East Lansing to Bath Township, and allows traffic to flow to I-69. It is a busy major arterial road and needs special attention when planning future development. In 2019, the Michigan Department of Transportation (MDOT) underwent a large redesign project on the intersection of M-78 and Marsh Road. This project, which was done to mitigate severe accident issues, led to the development of a J-turn at the intersection. INTERSTATE HIGHWAYS The major traffic artery in Bath Township is I-69, providing quick access to and from the township, with an interchange at Webster Road and at Marsh Road. Much of the I-69 traffic is passing through the township, but development along M-78 and Marsh Road in Bath and Meridian Townships has drawn traffic as well. New roads, or any widening efforts to existing roads, must be built within specified right-of-ways. All utilities, including but not limited to sanitary sewers, storm sewers, water lines, electric lines, telephone lines, natural gas pipes, and cable television lines, are preferred to be placed within the right-of-way. Additionally, publiclyowned and maintained sidewalks, street trees, street lights, and utility poles should be installed within road right-of-ways, or easements must be obtained from property owners. Not only does this make infrastructure design marginally simpler, but it shrinks the affected areas when repairs are necessary. ALTERNATIVE TRANSPORTATION NON-MOTORIZED Bicycle traffic is considered with each new project, and the development of such pathways is guided by the Township’s Non-Motorized Transportation Plan. Bath Charter Township updated the Non-Motorized Plan in 2017. The Non-Motorized plan lists four goals with associated objectives. The full list of the non-motorized goals and objectives are found in Chapter 7, but they state that the Township’s non-motorized system should be welcoming and safe, that it should connect to non-motorized systems outside the township’s borders, that creative and cost-effective non-motorized solutions should be developed, and that non-motorized solutions be environmentally compatible and sustainable. BUSSES Bath Charter Township is served by bus services such as the Capital Area Transportation Authority (CATA) and the Blue Bus. The Blue Bus is a service provided by Clinton Transit. According to their website, Clinton Transit is a public transit system established in 2001 that provides curb to curb service to meet the transportation needs of passengers in all of Clinton County. The Blue Bus is a demand response system with busing running only when people have requested a ride. There are no bus stops or regular schedules for any routes like larger fixed route services, such as CATA. CATA has served the Greater Lansing area since 1972 and was formed under Public Act 55 (1963). CATA provides a variety of public transportation services in Ingham, Eaton and Clinton counties. CATA’s fixed route service in the township is limited to the Chandler Crossing area with seven bus stops located on Hunsaker and Coleman Roads (Route 25) and one in front of The Rocks apartments on Chandler Road (Route 26). 69 CATA ROUTES IN BATH TOWNSHIP �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 53 COMMUNITY FACILITIES TOWNSHIP BUILDINGS There are several public buildings in Bath Charter Township. The Township Hall was originally built in 1967, and it housed both the Township Offices and the Police Department. In 1995, the Township Hall was expanded to add administrative offices to the front of the building. In 2005, the Police Department expanded into its own office building adjacent to the Township Hall. On the same property lies the Fire Department, Department of Public Works garage, and the Senior Center. Finally, the oldest public building, the Community Center, was built in 1954 on Park Lake Road and is available to rent for events, educational purposes, and community happenings. In 2013, Bath Township officially opened the doors to a new service center for the community, the Bath Township Public Library located in Bath Corners. The library remains at this location. In 2018, Bath Township voters approved a millage for the public library. The Bath Township Public Library provides access to a selection of books, as well as a pick-up and drop-off location for the DeWitt Library. The library provides programs for the community, meeting and study spaces, as well as computers with access to the internet and Microsoft Office. �COMMUNITY FACILITIES | PAGE 54 POLICE SERVICE Public safety is a top priority for Bath Charter Township, where residents are serviced by Michigan State Police, Clinton County Sheriff’s Department, and the Bath Township Police Department. The Township’s own local department provides a strong model for community policing, with officers who are dedicated to serving as friendly, familiar faces throughout the township. They are assited in their efforts by a K-9 unit. As of January 2021, Bath Township had one Police Chief, eleven full-time police officers, and one part-time police officer. In 2020, the Bath Township Police Department responded to 15,102 calls. FIRE AND EMS SERVICE The Bath Township Fire Department was first formed in 1929, consisting of a host of volunteer firefighters. Throughout the years, many improvements have been made to the department. The fire station, redeveloped in 2001, sits just west of the Township Hall on Drumheller Road. The station is 9,987 square feet and houses the Fire Department’s equipment: two rescues, three engines, two brush trucks, one command car, one water tanker, one light and air truck, two boats, and one ATV vehicle that the Firefighter Association purchased from donations in honor of Chief Eugene “Bud” Rounds. The Fire Department has a full-time Fire Chief and Fire Marshal, as well as eighteen paid on-call firefighters. In 2020, the Fire Department was dispatched to 1,072 Service calls, with just over 200 calls being fire-based alarms. Bath Township Fire Department is also contracted for EMS and fire coverage for the northeast corner of DeWitt Township and has mutual aid agreements with all fire departments in Clinton County. The ISO fire protection rating for Bath Township is 6/9. �BATH CHARTER TOWNSHIP COMPREHENSIVE PLAN | PAGE 55 SCHOOLS There are four different school districts that serve the education needs of Bath Township residents. The primary school district is Bath Community Schools, which serves the largest geographical area in the township. Children in the southeast portion of the township attend Haslett Public Schools. The southwest portion of the township is part of the East Lansing School District. Children in the northeast corner attend Laingsburg Community Schools. According to the 2019 American Community Survey, there were 7,952 children three years and older enrolled in school from Bath Township. For the 2018 - 19 school year, Bath Community Schools had 1,988 students enrolled in kindergarten through 12th grade. This includes 652 students at Bath High School, 698 at Bath Middle School, and 550 at Bath Elementary School. RECREATION The 2018-2022 Bath Charter Township Parks & Recreation Plan was updated and adopted on February 20, 2018. The Recreation Plan serves as a guide to improve recreation facilities and develop new recreational opportunities. The Recreation Plan forms the basis to guide policy for implementation of improvements and new initiatives that will meet the recreational goals and interests of the Bath Charter Township community. CEMETERIES Two Township cemeteries exist, Pleasant Hill on Webster Road comprising of five acres and Rose Cemetery on Upton Road comprising of about eight acres. Historically, the first cemetery to exist in Bath Township was the Cushman Cemetery (1839 A.D.), which was on Clark Road directly opposite the entrance to Chandler Estates. According to Burnett’s History of Bath Township, “a utility company working in the area unearthed several skeleton bones.” The remains were subsequently moved to Gunnisonville Cemetery in DeWitt Township. �COMMUNITY FACILITIES| PAGE 56 WATER & SEWER SERVICE Bath Charter Township is part of the Southern Clinton County Municipal Utilities Authority (SCCMUA). SCCMUA was formed in 1970 and subsequently purchased the existing wastewater treatment plant of the City of DeWitt. Each of the participating Townships purchased a percentage of wastewater treatment capacity which enabled the construction of the sewers for Bath Township, as well as the large sewer main connecting Bath and DeWitt Townships to the wastewater treatment plant. In 1980, a completely new wastewater treatment plant and offices were constructed by SCCMUA in DeWitt Township. The capacity of the plant is ten million gallons of waste per day, but treats an average flow of five million gallons per day. On average, Bath Charter Township produces 650,000 gallons of wastewater per day. The Township continues to update its sewer system and evaluate the need to perform repairs and preventative maintenance. The Sewer Master Plan helps drive these decisions, and the Capital Improvements Plan serves as a mechanism for funding some of the repairs and expansions. Increased development in Bath Charter Township has created a demand for public water systems. Municipal water is provided to sections of the township by the Lansing Board of Water and Light (LBWL). This service is limited to developments in the Urban Service Boundary (USB). Outside of that, water service is provided by private wells. Although most of the township still operates by personal septic tanks, the southern portion of Bath Township where concentrated development occurs is almost entirely connected to the municipal sewer. Sewer access is required in high-density developments. �BATH CHARTER TOWNSHIP MASTER PLAN | PAGE 57 �FUTURE LAND USE MAP | PAGE 58 Mlp2: Bath Cha-tar TcMnship: futu'9 Land Use ,._p n21.ill D n21:afc,"' "*" . ..... GIii ......... nntt,:JJIII .._. UN a.l11k• •• 7 &lhapt IIIIIIID I &It M&idK.llllfJ!!! • PIIII :at:•• ..,. . - Cl&!!!! • A• Cl&!!!!t! :l:A �BATH CHARTER TOWNSHIP MASTER PLAN | PAGE 59 �URBAN SERVICE BOUNDARY MAP| PAGE 60 Hath Oharter Township 2022 Urban Servioo Boundary Legend c:::I Uman 5ef'!J.'ice 8ol!lndary I I Bat h liowns!iap Parcels - - 1--69 &. Saginaw Hwy - - Roads N 1 0 D.250.5 --=:::::::1--• M•es ---===::::J 0 2,500 5JOOD US Feet �BATH CHARTER TOWNSHIP MASTER PLAN | PAGE 61 Lansing, MI urb within Clinto 2010 Ce Round La Cutler Rd 3 2 6 1 5 4 DeWitt 3 2 Howe Rd Howe Rd BR 127 Web 10 11 7 12 bR 8 d 9 10 11 127 Herbison Rd 15 13 14 18 17 16 DeW 15 14 26 30 State Rd 29 21 22 Wood Rd Turner Rd 20 Stoll Rd 25 DeWitt Rd 19 24 Airport Rd 23 DeWitt Rd 27 Watertown Twp. Grove Rd 22 Lowell Rd Clark Rd 28 27 33 34 Lansing 34 35 36 31 23 BR 127 26 127 32 35 Sheridan Rd Regulated Area (2010 Census) D - N Minor Civil Division Lake/River County/Intercounty Drain - Open Channel County/Intercounty Drain - Enclosed Main Road Local Road 0 1 Scale in Miles 2 �LANSING URBANIZED AREA WITHIN CLINTON COUNTY| PAGE 62 banized Area on County ensus 3 Clise Rd Angle Rd Webster Rd Herbison Rd 16 17 Clark Rd 19 Drumheller Rd 20 Bath Twp. 23 22 21 30 29 28 27 Upton Rd 25 Center Rd Stoll Rd Peacock Rd 24 18 12 11 10 Center Rd 13 Watson Rd Witt Twp. d rR te n Hu 12 1 2 Upton Rd Center Rd 1 Chandler Rd Krepps Rd ake Rd 25 26 State Rd East Lansing 36 31 32 34 33 35 36 Colem an Rd 78 Source: Urban Areas derived from "Lansing, MI Urbanized Area 2010 Census" map Basemap from Clinton County Drain Commissioner's Office (2015) � 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 Bath-Charter-Twp_Comprehensive-Plan_2020 Creator An entity primarily responsible for making the resource Planning Commission, Bath Charter Township, Clinton County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2020 Title A name given to the resource Comprehensive Plan 2021-2026 Description An account of the resource The Bath Charter Township Comprehensive Plan 2021-2026 was prepared by the Planning Commission in 2020. Subject The topic of the resource Comprehensive plan publications Bath Charter Township (Mich.) Clinton 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/ab5368eae9e94b8ee9d602e4f30e05d3.pdf 6a18a26e573206349ae0af28ffc3cac2 PDF Text Text I I BARODA TOWNSHIP GENERAL DEVELOPMENT PLAN 1993 Prepared by Baroda Township Planning Commission · and Steiding Associates Cassopolis, Michigan �II I I I I II II I I I I I I I I I '- BARODA TOWNSHIP GENERAL DEVELOPMENT PLAN 'P~4 '8a,,uuu 7 ~ ' P ~ ~ a,,ed, S~;'I~ ~-11t~ November 1993 �'I 1. I I I I I I I I I I I I I I I TABLE OF CONTENTS I. IL INTRODUCTION . 1 EXISTING CONDITIONS. 2 A. B. C. D. E. F. G. H. 2 3 I. III. IV. V. Location Natural Features and Soils . Social and Economic Characteristics Housing Characteristics Existing Land Use Highways and Streets Water and Sewer County Drains Police and Fire 8 11 13 15 16 16 16 GOALS AND OBJECTIVES 20 A. B. 20 21 Citizen Survey Statement of Goals GENERAL DEVELOPMENT PLAN .26 A. B. 26 27 Basis for Planning Future Land Use IMPLEMENTATION A. B. C. D. E. F. General Plannin~ Commission Township Board . Public Participation Planning Tools Utilities 32 32 32 32 33 "33 35 �------~-- "-I I I I I I I I I I FIGURES AND TABLES 1. Climatic Data. 4 2. Population and Growth Rates 8 3. Baroda Township 1990 Age Cohorts 10 4. Education Attainment, Persons 25 and Over 10 5. 1989 Incomes and Poverty Status 11 6. Baroda Township Housing Stock 11 7. Median Housing Unit Value - 1990 12 8. Housing Units Fuel and Equipment Characteristics 13 CHARTS 1. Baroda Township Population Growth and Projections 9 MAPS 1. Location Map 2 2. Soil Limitation for Development 5 3. Agricultural Suitability T 4. Existing Land Use 14 I 5. Functional Classification of Highways 17 6. County Drains 18 I I I I I 7. Generalized Development Potential 29 8. General Development Plan . 31 �I. INTRODUCTION I I I I I I I I This General Development Plan contains the collective opinions of Baroda Township's governmental officials based on extensive input from the residents and property owners. The Township Board and Planning Commission have determined that plans must be made to direct and accommodate future growth and development, while protecting existing residents and uses. New residential, commercial, agricultural, recreational and industrial development will occur in the County and Township with resulting increases in demand for community services. Communities not having an effective plan or not engaged in a serious planning effort could be easily overwhelmed by unprecedented problems deriving from new development and/or changing conditions. As a result, costly errors can be made and land can be developed in such a manner that it would result in an inharmonious land use pattern. Water supply and sanitary sewerage disposal problems could occur, schools and community facilities could become overtaxed or be improperly located and smooth traffic flow interrupted. The General Development Plan, if properly implemented, can aid Baroda Township in avoiding such situations by acquainting local residents with present and potential trouble spots and offering remedial proposals or actions where necessary. The Zoning Ordinance, developed in association with this Plan, will assist in its implementation. This ordinance will establish community regulations over the type, density and arrangement of land uses, buildings and support facilities. Implementation of the Plan and achievement of the goals of organized growth will only result from a dedicated citizenry and governmental leadership. I '~ 1 �-II II I -II II II I I ' ' ' II. EXISTING CONDITIONS A. LOCATION Baroda Township is located in Berrien County, Michigan. Berrien County is located in the southwestern corner of Michiian on the eastern shore of Lake Michigan and the border with Indiana. Baroda Township is small, being only half of a survey Township. It is located an average of five miles east of Lake Michigan with Lake Charter Township located in the intervening area. Lincoln Charter Township is located to the North, Oronoko Township to the east and Weesaw Township to the south. Despite its relatively central location in the county the Township has no major highways traversing it. Cleveland Road runs south from St. Joseph through the Township to Galien while Shawnee Road runs east/west through the Township from Berrien Springs to Bridgeman. The Township is traversed by Hickory Creek flowing roughly south to north. The Village of Baroda located roughly in the center of the Township straddles the creek. The Village and immediate environs constitutes the primary developed area in the Township. Map 1 LOCATION MAP 1-94 ·--·--·--·---·--· 2 �'II II I I II II I I I I II '- B. NATURAL FEATURES AND SOILS General The development of Baroda Township must be conducted in full cognizance of the basic physical conditions of the area. Phys1ographic history, wetlands, climate, soils conditions, and other features all have varying effects on the enhancement or constraint of development and other activities. Evaluation of these conditions can help determine the most productive areas for agriculture, and help properly place the growth necessary to accommodate the future population. Physiographic History Three basic historic periods have contributed to the physiographic features of the Township of today. The first consisted of a period we know least about and laid down the material that is now consolidated rock. Of sedimentary origin, the rocks that dominate this zone are shales, sandstones, and limestones. The next period of influence was the movement of glaciers over the area. For a period of about one million years glacial ice sheets advanced and retreated over the land and laid down glacial drift in thicknesses of 150 to 350 feet over Baroda Township. This has completely obliterated the underlying bedrock and its features. The most recent movement of ice over the Township was that of the Laurentian Ice Shield during the Wisconsin glacial period about 18,000 years before present. The glacial features of Baroda Township include every type of formation found in the surrounding area. Lake plain, moraine, outwash plain, water deposited plain, and recent deposition are all surficial features that provide a variety of conditions, and consequently a variety of use suitabilities. The third action influencing the physical features of today is the surficial weathering caused by precipitation and other present-day climatic actions. This weathering has blended the glacial topography boundaries in the Township and formed soils and other recent depositional features. Climate Berrien County has a moderate, continental climate characterized by cool summers and mild winters. There are, of course, occasional short-term winter cold spells and summer heat waves. The moderating influence of Lake Michigan upon Baroda Township is strong through the year. Because of the prevailing westerly winds, spring and early summer temperatures may be somewhat cooler than experienced in central and eastern Michigan. Fall and winter temperatures, conversely, tend to be milder. These characteristics are what makes up Michigan's fruit belt, of which Baroda Township is a part. There are, of course, areas where micro-climate situations do occur, resulting in frost pockets in late spring and early fall. 3 �'II Precipitation is well distributed throughout the year with the crop season, May-October, receiving approximately 60 percent of the year's precipitation. June, with about 4.2 inches of precipitation, is the wettest month, while February's 1.94 inch average makes it the driest month. I Figure 1 CLIMATIC DATA Average temperature: 49 .4 degrees F Highest temperature recorded: 103 degrees F (June 1953) Lowest temperature recorded: -21 degrees F (January 1943) Average yearly precipitation: 36.88 inches Annual Mean Snowfall: 60 inches Rainfall Maximum, 25 year, 25 hours rainfall: 4.5 inches I I II II I I Soils The U.S. Department of Agriculture published a modern soil survey for Berrien County in 1980. This soil survey identifies limitations and hazards inherent in the soil, improvements needed to mitigate or overcome the limitations, and the potential environmental impact of selected land uses. Baroda Township has a very diverse group of soils types, most of which have drainage related problems. Map 2 shows Soil Limitations for Development related to soils in the Township. As can be seen from the map, major development limitations primarily include flooding, ponding and wetness. Looking at these problems in some detail certain patterns develop. Cohoctah sandy loam and Cohoctah-Abscota sandy loam are alluvial soils found along the floodplains associated with Hickory Creek and Lemon Creek. These soils are subject to flooding and are poorly drained to moderately well drained. A large area of the Township is a broad flat plain with a series of soils subject to ponding and very serious wetness problems (ground water levels within one foot of the surface). The Houghton Muck, Edwards Muck and Palms Muck of course have serious ponding problems and other related problems inherent in muck soils. Other soils subject to ponding include the Pella silt loam, Poy silt loam, Gilford sandy loam and Sebewa loam. These areas are found throughout the Township, but are concentrated in the western twothirds of the Township south of the Village. There is an extensive county drain system designed to help · alleviate the problem, but serious development limitations still exist in these areas. Another very large area of the Township contains a group of soils with a very high water table. The water table is within one to three feet of the surface in these areas. The soils in this group include Blont loam, Kibbie Loam, Monitor loam, Brady sandy loam and Thetford loamy sand. These soils also present very significant development problems. Again, these soil types are located throughout the Township but are concentrated in the northern half. 4 �' Map 2 I BARODA I TOWNSHIP I I SOIL LIMITATIONS FOR DEVELOPMENT I I I I ', ' \ • • Flooding Ponding •0000 0000 .C , 0000 , OOOQ ~ Wetness Steepness Mixed Slight Baroda Township Planning Commission and Steiding Associates, Cassopolis, MI 1993 "' MIL. ES 5 �'"I -I I I I The Ockley loam and Riddles-Oshtemo Complex along with other minor soil series present a mixed list of development limitations, mainly related to slope, drainage and stability. The lower slope areas present moderate development limitations while the steeper slopes present more serious limitations. These areas are generally located along the eastern third of the Township south of Lemon Creek Road, and are intermixed with areas which have severe development limitations due to excessively steep slopes. The shallow sloped Oshtemo sandy loam, Riddles-Oshtemo complex, Oakville fine sand and Spinks loamy find sand, have few or slight limitations to development. These areas are scattered throughout the Township, but tend to run in an interrupted ridge along the Hickory Creek floodplain. Based on soil limitations, only a small portion of the Township is well suited for development. Those areas suitable for on-site sewage disposal using a conventional septic tank and drainage field are even more limited. Map 3 identifies those areas of prime agricultural soils as identified and defined by the State of Michigan. The prime agricultural soils include all of the following soils which have slopes of 6% or less. Oshtemo sandy loam Ockleyloam Riddles loam Brady sandy loam Tustin loamy fine sand Rimer loamy fine sand Coupee silt loam Martinsville fine sandy loam Metea loamy sand Selfridge loamy sand There is a second large group of soils which are considered prime if they are properly drained. In Baroda Township extensive drainage systems have been developed and some of these areas are the best and most productive in the Township. The soils in this group include: · Crosier silt loam Rensselaer silt loam Gilford sandy loam Monitor loam Sebewa loam Lenawee silty clay loam Belleville loamy fine sand Kibbieloam Pella silt loam Blount loam Pewamo silt loam Whitaker loam Poy silt loam Shoals silt loam 6 �' ' -I -I Map 3 ~ BARODA TOWNSHIP AGRICULTURAL SUITABILITY \ RD. Prime with Drainage Enrolled in 11111111111 I ' ' ' P.A. 116 RD. ./I' / . I I I I ~ Baroda Township Planning Com111issio11 and Steiding Associates, Cassopolis , Ml 1993 \ 1.,, I• .:;:. . " I lie :o .. , s- '" MILES ,,"' 7 �-, II • • • •II -I ' ' ' Many of the muck areas in Baroda Townshi{' have been drained and are used extensively for unique or specialty crops. The soils in this group are not considered prime agricultural soils but are important locally. They include the Houghton muck and Edwards muck. In reviewing the Development Limitations map and Agricultural Suitability it is quickly observed that those soils with the fewest develorment limitations are also the best natural agricultural areas. This presents some potentia conflict, but careful planning can assist in integrating these uses. Intensive development should be limited to those areas with slight or moderate limitations. Low density development can occur in those area~ of mixed capabilities, and some of the very steep slope areas with proper engineering precautions. Extensive development (e.g. single family subdivisions) may occur on the Brady sandy loam if proper engineering precautions are taken and municipal or central sewage disposal is available . C. SOCIAL AND ECONOMIC CHARACTERISTICS Possibly the most important factors to the future of the community is its past and present population. Understanding the social and economic characteristics of the community is most important in determining the needs and opportunities for future growth or changes. An analyses of the trends and characteristics helps a municipality make the necessary provisions to accommodate future growth in an orderly manner. When considering the population of Baroda Township it is important to understand whether the Village population is included or excluded in the total. For the purpose of this section all figures include Village totals unless specifically stated otherwise. Two factors result in this approach. The U.S. Census of Population does not provide a breakdown for most categories, and this Plan is directed to consideration of the total community. Finally, annexations can have a significant impact on figures. Baroda Township has experienced steady growth over the past forty years. The growth rate was rather consistent and significant over the thirty year period between 1950 and 1980. Between 1980 and 1990 the Township expanded only 2.4% or 65 people. This growth, although small was significant when compared to the overall Berrien County decline of 5.8% during the same period. Figure 2 presents population growth for the Township, Village and County over the past 40 years. Figure2 POPULATION & GROWTH RATES Baroda Township Baroda Village Combine TwpNill. Berrien County Number % Change Number % Change Number % Change Number % Change 1950 1960 1970 1980 1990 1214 1989 14.4 1663 19.7 2039 22.6 1.7 2074 334 488 504 627 657 46.1 3.3 24.4 3.2 1548 1877 21.3 2167 15.4 2666 23.0 2731 2.4 115,702 149,865 163,940 171,276 161,378 29.5 9.4 4.5 -5 .8 8 �-~ Chart 1 BARODA TOWNSHIP POPULATION GROWIH & PROJECTIONS Ill • • • • • -I ' ' 5,000 4,500 4,000 3,500 3,000 2,500 2,000 1,500 1,000 500 L-~~~da~V~i:lla:g:e----Baro 1950 1960 1970 1980 &eidi[8_/188odatEc5 PLANNERS :::::.---- ------- r\\g'n - - - ----· Low 1990 2000 2010 2020 9 �Ill II "II II II II II II II I "' ' The population is very homogeneous with 99.4% white in 1990. This compares to 99.2% white in 1980. Of the non-white population 0.2% was black and 0.4% other. This compares to 82.3% white, 15.4% black and 2.3% other for Berrien County in 1990. The median age in 1990 was 33.2. This is slightly younger than the 33.6 median for the County. The Township population was 50.4% female and 49.6% male. This is an extremely even split when compared to the County figures of 52.1 female and 47.9% male. The ten year age cohorts present a somewhat unusual picture of age distribution. The normal distribution is a pyramid. The deviation from this norm for the 10 to 20 and 20 to 30 age groups is unexplained except as it may relate to the lower birth rates of the late sixties and seventies. The average family and household size closely parallels that for the County. There were 3.02 persons per family and 2.62 persons per household in the Township in 1990; compared to 3.01 persons per family and 2.60 persons per household in the County. In 1990 there were 799 families and 1043 households in Baroda Township. Figure 3 BARODA TOWNSHIP 1990AGECOHORTS Cohort 0-9 10-19 20-29 30-39 40-49 50-59 60-69 70-79 80+ % 16.3 12.2 15.3 16.9 12.9 10.4 7.9 5.2 2.7 The education level of persons 25 and over in the Township is considerably more homogeneous than that of the County. Figure 4 presents a comparison of Township and County figures. The 79.4% high school graduation rate is significantly higher than the County figure of 74.7%, while the 13.1% with bachelors degrees is significantly lower than the County. The percentage of veterans in Baroda Township is also significantly higher (11.3%) than the County (8.1 % ) Figure 4 EDUCATION ATTAINMENT, PERSONS25 & OVER Baroda Township High School Graduate Bachelors Degree 79.5% 13.1 % Berrien County 74.7% 16.7% 10 �II II II II II II II II II II I II II Ill Ill 1989 income figures present an interesting mixed picture when compared to the County. Figure 5 presents both Township and County per capita, family and household incomes. Figure 5 1989 INCOMES & POVERTY STATUS Per Capita Family Household % Below Poverty Baroda Townshw 1979 198 $6931 $12577 19312 34183 17428 31042 9.0% 6.2% Berrien County 1979 1989 $6723 $12636 19166 32219 16247 27245 13.5% 14.7% The per capita income at $12,577 was $59 less than the Berrien County average; however, average family income was 5.7% higher and household income was 12.2% higher than the County. The percentage of people below poverty level was less than half the County figure. This is consistent with a more homogeneous middle class population. The significant difference between household and family incomes is the result of fewer households with children below the poverty level. In summary, the social and economic data portrays a stable hardworking citizenry. This bodes well for the long term future of Baroda Township. This is further evident when 1979 and 1989 figures are compared. The percapita income for the Township increased only 81.5% while that for the County increased 88.0%. Meanwhile the number of persons living below the poverty level declined by 31.1 % while Countywide the figure increase 8.9%. The reason for such a decline is not readily apparent. The number of persons over 65 below at the poverty level declined but only in about the same ratio as the total. D. HOUSING CHARACTERISTICS Baroda Township including the Village had 1,110 housing units in 1990. Of this total 17.2% were constructed between 1980 and 1990 while 20.0% were constructed before 1940. This represents a significantly newer housing stock than the County as a whole. In the County 24.5% was built before 1940 and only 10.0% was built between 1980 and 1990. It would appear a significant portion of the newer units were mobile homes added · in the Village. The housing stock in the Township incresed 8.2% between 1980 and 1990. This is significantly higher than the 1.1 % increase for the County. Comparing 1980 and 1990 housing stock figures can be misleading. In 1980 there was a category of units called yearround. The number of units in both the occupied/vacant and type of structure subcategories total to the year-round total not to the total number of housing units. This unreconcilable difference makes it difficult to establish any meaningful conclusions for changes indicated between 1980 and 1990 figures. The 51.3% increase in mobile homes for the period is significant and not affected by the problem just discussed. Much of this change is the result of a new mobile home park in the Village of Baroda. 11 �'II I I II II II II I I II II A total of 93.8% of all housing units were single family units in 1990. This included 68.6% conventional single-family and 25.5% mobile home units. Clearly the preferred housing arrangement is a single family unit re~ardless of price. This is typical of preferences for most of rural Michigan. It is not anticipated this propensity will change in the foreseeable future. Figure 6 BARODA TOWNSHIP HOUSING STOCK 1980 Housing Units Year-round Owner Occupied Renter Occupied Vacant I-Unit Detached 1- Unit Attached 2 to 4 Unit 5+ Units Mobile Home 1,026 982 783 150 49 693 18 54 11 187 1990 % Change 1,110 8.2% -0- -0- 895 148 67 762 24 40 1 283 14.3% -1.3% 36.7% 10.0% 33.3% -25.9% -051.3% Figure 7 compares housing values and rents for Berrien County and Baroda Township. The average value of owner occupied property was 15.5% higher for the Township. This is particularly significant when considering 25.5% of all units were mobile homes in the Township while only 6.9% were mobile homes in the County. Similarly, the average Township monthly rental was 11.25% higher than the County. These figures reflect the newness and better maintained housing stock in the Township. Figure 7 Baroda Township & Berrien County Median Housing Unit Value - 1990 County Owner Occupied Value Monthly Rent $52,800 $294 Township $61,000 $327 The occupancy and size of units is interesting particularly in light of the average values discussed above. Township owner occupied units averaged 5.9 rooms. This was slightly smaller than the 6.1 rooms for the County. The occupancy rate at 2.59 persons per unit was below the 2.67 rate for the County. Figures for rental unit size and occupancy are reversed. Rental units had an average 5.1 rooms for the Township compared to the County's 4.4, and occupancy rates of 2.77 and 2.43. This would indicate a higher percentage of families in Township rental units than countywide. 12 �Ill II Figure 8 BARODA TOWNSHIP HOUSING UNITS FUEL AND EQUIPMENT CHARACTERISTICS II I I Public Water Public Sewer Lacking complete plumbing Lacking complete kitchen Utility Gas Bottled or LP Gas Electric Heat Fuel Oil II II II I II I II II ' ' 1980 1990 43.8% 20.2% 0.5% 1.2% 38.6% 1.0% 16.0% 36.6% 54.2% 39.6% 0.2% 0.6% 48.6% 4.7% 14.0% 26.8% Figure 8 presents a comparison of fuel and equipment characteristics between 1980 and 1990 for the Township's housing stock. In summary, the number of units served by public water and sewer increased significantly during the decade, while the number of units without complete plumbing and kitchen has declined to insignificant. The change in heating fuels reflects conversion of units to more economical options with utility and bottled gas increasing while electric and fuel oil declined. In summary, Baroda Township's housing stock is well maintained and has improved over the past decade. The housing stock increased by 8.2% and there was a replacement of 9.0% of the units during the decade. The improvement and upgrading of equipment, services and fuel is positive improvement of existing units. Finally, the average value of units is high, and protection and enhancement of these values should be a priority in the planning process. E. EXISTING LAND USE Baroda Township is an agricultural/rural residential area adjacent to an urban and urbanizing area. Development is centered around the Village of Baroda and the lake areas. The majority of all development is in the northern half of the Township. A township wide land use survey was conducted in the spring of 1993. This information is portrayed on Map 4, and can be described as follows. Residential Residential development in the Township is primarily single family homes on large lots or small one to five acre plots along the existing roads. There are only a few small plated subdivisions in the Township. They are located adjacent to and near the Village, off Cleveland Road and around Singer Lake. As previously noted growth has been limited, but steady over the past several decades. The rural residential development historically occurred adjacent to the Village and along Marrs, Hinchman, Cleveland, Lemon Creek and Ruggles roads. More recently development has concentrated on Singer and Hess lakes, and in the hilly areas in the east central portion of the Township. Recently development has been occurring along the Stevensville- Baroda Road. Most residential development is 13 �I I I I I I I, I I I Map 4 ! ,/ BARODA TOWNSHIP EXISTING LAND USE D D D Residential Commercial Industrial Recreation Cemetary Agriculture Baroda Township Planning Commission and Steiding Associates, Cassopolis, Ml 1993 �concentrated in the northern half of the Township. The most notable exception to this general development pattern is the large mobile home park on the corner of Shawnee and Cleveland. Commercial All commercial development is located on the primary roads in the northern part of the Township. Most is located adjacent to or near the Village. The commercial uses represented are of a rural or neighborhood nature. The Village is still the primary commercial center, resulting in a vitality and appearance not necessarily found in communities of its size anymore. Industrial The Township contains only one true industrial use, a plating company on Shawnee Road. The County Road Commission facility is classified industrial due to the nature and intensity of use. There are several small industries in the Village providing a very healthy local jobs base. Agriculture An estimated 75% to 80% of the Township is devoted to a variety of agricultural uses. The low areas and flatter upland area is used for a wide variety of row and specialty crops. This use ranges from corn to rhubarb. The slopes and rolling areas are devoted to a variety of fruits and grapes. There is little livestock farming in the Township. With no large feedlots or range operations observed. There is almost no wooded or forested areas. A 1978 land cover survey found only 7.9% of the Township forested. This was the lowest percentage of any municipality in Berrien County. Other identified uses in the Township are recreation, cemeteries and two small lakes. Less than one percent of the Township was classified as wetland in the 1978 study. This in an area which without drainage may be some of the wettest areas in the region. F. HIGHWAYSANDSTREETS Highways are generally classified in two ways. First, is their designation for funding purposes and second, is their functional classification. The funding classification is roughly based on their function . There are a total of 49.68 miles of public roads and streets in Baroda Township. There are no interstate or state highways in the Township; therefore, all roads are maintained by the Berrien County Road Commission with County and Township funding sources. There are 25 .77 miles of primary roads, 22.94 miles of local roads and 0.97 miles of subdivision streets. The primary roads are Cleveland, Hills, Stevensville-Baroda, Lincoln, Hinchman, Lemon Creek, Shawnee and Snow. 15 �J ~ I I I • • - Toe Michigan Department of Transportation has classified all roads in the State using a functional classification system which is based on defining the role or function a particular road serves in the overall highway network. Map 5 shows this functional classification system as it applies to the Township. Again, within this classification system there are no interstate or arterial highways in the Township. This system designates major co1lectors, minor co1lectors and local roads in the Township. It is anticipated this classification system will become more important in the future due to funding changes at the federal and state level. Presently all but approximately 1.75 miles of the 49.7 miles of road in the Township are paved. The unpaved roads are Keehn Road and the southern three quarters of a mile of Spitzke Road. Most of the primary roads are in good repair and the most heavily traveled portion of Cleveland Road m the Township is currently being repaved. As with a number of communities many of the local roads are in need of maintenance. G. WATER&SEWER The Village of Baroda has both municipal water and sewage disposal. Water service is provided in the west/central portion of the township by the Lake Township water system. Based on interpretation of the 1990 Census figures it is estimated approximately one-third of the housing units in the Township including the mobile home park are served by municipal or central water. Toe rest of the Township relies on individual wells. Sufficient quantities of groundwater are readily available to provide required individual and agricultural needs if the water quality is maintained. This may be difficult, however, based on present trends. A central sewage disposal system is provided in the mobile home park and the village is serviced by a municipal system. There is no municipal sewer service in the Township and present development levels would not appear to present a pressing need for such service . The Village has a lagoon system which may present some potential for expansion in the future ; however,it has limited excess capacity and expansion may be difficult. Again, proper development controls may limit the need for municipal systems. This will depend on the design and construction of individual systems that overcome the severe limitations of most of the natural soils in the area for on-site sewage disposal. H. COUNTY DRAINS Baroda Township has possibly more miles of county drains per acre than any other township in Southwestern Michigan. Map 6 shows the county drain system in the Township. There are approximately 42 miles of County Drains in the Township. Baroda Township assesses a special drain district tax to maintain this extensive network. Toe system is very necessary to draining what would otherwise be a very extensive wetland and ponded land. I. POLICE & FIRE Baroda Township ~as twenty-fo~r hour po~ice/rotectio~ wi~h two full t~e and seve~ part time officers. This departmen~ 1s a. com~me To~sh1pN1llage opera~1?~· The citizen survey indicated exceptional sat1sfact1on wtth the pohce department. Fac1ht1es and 16 �I I I II -I -I •~ "• ' Map 5 RD. LINCO :,: ,.. 0 ,,...,,,,,....,,,,.. 0 "'z { _.. l ! 7/ / o tJ HINCHMAN BARODA TOWNSHIP / RO. MARRS ,, ,/ /~RANC I / I X "'"':,: z I I I / I I 0 \ I - •J-.,_,,_w,,,J' ..,,..,,,•• .,/ ,' I I I FUNCTIONAL CLASSIFICATION OF HIGHWAYS LEMON Shut,, _Drain ( Major Collector -"\ ·------ · ,.. ;= ,,,../ I0 ~ - - -✓ - - Minor Collector . "':0 .' ':',,..t/ ~~, ✓/ ·· - · -· I / S.!KA:;.L.::.,;Al,.......-+---;---R_O.--j Local / ,, :0 w 0 ,. z Baroda Township Planning Commission and Steiding Associates, Cassopolis, MI 0 0 z 1993 \ \ i,,, \a l i~ l' !? "' i ,) ,/ "'0 RD, ( i ,) 0 / i· i i l. 1/Z wu,.u BROWNTOWN 17 �II II Map 6 BARODA II II I • • • • • • •~ JI TOWNSHIP "'""':x: z COUN1Y I I I I I DRAINS I I .,f_ .._ .. _ _ "\ _,J.. ··, . ,_.,, ·· :,:, LEMON RO. p S::SS/.. RO. RO. ·' •-$'~ " -- ~ I q_S/ I / I SKAL A I ~/ Baroda Township Planning Commission and Steiding Assosiates, Cassopolis, MI 1993 t parling & Gonder r ' ---1111 Sparling & ··· i) . :, 0 ·----1 Nixon Schutze Ill MIL.ts l...~ 18 �equipment are very adequate for the need. Offices are located in the joint Baroda TownshipNillage Hall. This unique combining of offices and facilities provides excellent office and meeting space for the needs of the Township and Village elected officials, and very nice meeting and office space for the police department. I -I • • • " The Baroda Fire Department is an all volunteer force with a full range of equipment designed for the needs of the fire district. The department must have equipment and training in firefighting both with and without hydrants. Again, the Department has a very adequate fire station providing excellent equipment storage, meeting and training space. Ambulance service is provided by contract with Medic 1 based in the Lake Township Fire Station located east of Bridgeman on Shawnee Road. All emergency services are at or above normally accepted levels for such services. Manpower, facilities, equipment and training all meet or exceed requirements. 19 �~ -I A. CITIZEN SURVEY I I The Baroda Township planning effort has involved an extensive process designed to maximize public input into the process and more specifically the establishment of goals and objectives. The process involved use of a public opinion survey and public meetings. The Baroda "Township Future Development Questionnaire" was mailed to all property owners in the Township and made available to other residents. A public meeting was also scheduled and held on Saturday April 24, 1993. -I • • • - III. GOALS AND OBJECTIVES Approximately 650 survey forms were distributed and 262 were returned for a 40.3 % response rate. The tabulated responses and percentages are included as Appendix A in this document. The survey was designed to solicit input on specific planning and zoning issues. The results were used in formulating issues, and topics for discussion at the public meeting and other public forums . Clearly the survey respondents were not in favor of a lot of overall or residential growth in the Township. People were opposed to encoura~ement of subdivisions 55 % to 38% . They were opposed to cluster or condominium subdivisions 44% to 20%. Additional mobile homes in the Township were very unpopular with 69% opposed to additional mobile home parks; 50% opposed to mobile homes in agricultural areas and 64% opposed to mobile home subdivisions. For all of these questions 24+% had no opinion or did not answer. That makes the response 91 % opposed to more mobile home parks, 67% opposed to mobile homes in agricultural areas and 85% opposed to mobile home subdivisions for those with an opinion. The Township residents were very evenly split on large lot residential development (ten acres or more). The split was 45% yes, 42% no and 13% no opinion. By a margin of 60% to 40% of the 77 % with an opinion they felt such development should be zoned residential. Finally, by a margin of 55 % to 45% of those with an opinion it was indicated all residential development should be prohibited in prime agricultural areas. In summary, the survey results were consistent and pointed in suggesting large scale residential development was not desirable in the Township and the individual scattered residential development approach should be regulated and restricted. The survey further indicated residents felt new homes should be required to have a minimum 1000 sq. ft. (46 %). By 66% to 28% respondents feel commercial development should be encouraged; and by 57% to 36% they feel industrial development should be encouraged. By almost two to one it was indicated businesses should not be licensed by the Township, and that commercial development should be restricted to established commercial zones. By more than two to one of those responding the use of portable signs should be limited in time of use . By a ratio of almost four to one it is recommended that industrial development be screened by earth and plantings from residential areas; but by a ratio of two to one people do not think there is a need for standardized fencing requirements in the commercial or residential areas. 20 �-I I I I I I I I I • '• By over 50% and 77% of those with an opinion the survey indicated more home occupations should be permitted; and by a similar figure they should not be licensed. Township residents registered their strongest opinions in the survey that prime farm land should be preserved. This opinion was registered with a ratio of ten to one and 92% of those responding. By a ratio of two to one and 67% of those responding it was suggested that all farm land should be preserved. Along this same line on a question asking about maintenance of high grass and brush on the large residential lots, people were opposed to regulation and many cited in the comments section the need to create wildlife habitat. The survey respondents were very pleased with community services. Based on the survey indicated each was adequate and appropriate by very large margins for fire, police, ambulance and recycling services. By a margin of two to one for those with an opinion they felt the present county drain system was adequate. It is assumed the larger group with no opinion on this question was the result of many people not knowing that the system exists or what it does. The survey indicated people were generally pleased with the present zoning ordinance enforcement in the Township but that there was a need for better enforcement of junked car and burned building clean up. The survey results were consistent with what was later expressed at the public meeting and with the thought and comments of Township officials. Based on the survey the public meeting was used as a futuring session attemptin~ to get clarification on opinions and input on what should be done to solve specific social or economic issues. Discussion was stimulated on how to provide low cost starter housing for young couples if more mobile homes are not desirable in the Township; what additional types of home occupations should be allowed; and should there be two agricultural zones. The results of these discussions and subsequent meetings through final public hearing on the plan have been input into goals and objectives listed below. B. STATEMENTOFGOALS GOAL; Urban Growth - Take suitable measures to control the overall growth rate in Baroda Township. OBJECTIVE; To preserve the rural nature of the Township. OBJECTIVE: Recognize the natural limitations and capabilities of the area for development as part of the planning process. OBJECTIVE: To limit high density residential development to those areas capable of supporting it. 21 �"• • • • • • • • • ~ • • GOAL Residential Growth - Maintain a high quality of limited residential development in the Township which will fulfill the needs of the various population segments. OBJECTIVE: Allow future single-family residential development within the Township. OBJECTIVE: Allow individual single family mobile homes when economic and social needs dictate. 0 BJECTIVE: Discourage through traffic on local streets . OBJECTIVE: Discourage encroachment of commercial and industrial uses in residential areas . OBJECTIVE: Establish higher density residential development in areas having adequate public services and streets. OBJECTIVE: Encourage the establishment of recreational and cultural uses where necessary to serve the public need and convenience. OBJECTIVE: Based on changing economic and social needs allow for more diversified home occupations and use of residential property. GOAL Agricultural Preservation - Maintain and preserve agricultural lands to the extend possible. OBJECTIVE: Restrict growth and development in those areas identified as prime agricultural areas in the Land Use Plan. OBJECTIVE: Maintain the single agricultural zone approach allowing other State and Federal legislation to assist in preserving the prime areas. GOAL Commercial Growth - Encourage development of adequate commercial facilities for Township residents on the neighborhood community wide level without unreasonably intensifying traffic problems and residential land use disruptions. OBJECTIVE: Control large scale commercial development through land use designations and zoning. OBJECTIVE: Limit commercial growth to major highways and properly zoned areas. OBJECTIVE; Control commercial areas on major thoroughfares to prevent interference with residential uses on adjacent streets . 22 �JI • • • • • • • • •II OBJECTIVE: GOAL Encourage commercial developments to share entrances and exits in order to reduce the number of curb cuts and the resulting traffic problems . Industrial Development - Encourage industrial growth in the Township but regulate its location and intensity. OBJECTIVE: Locate industrial uses in areas which have the necessary transportation facilities and utilities. OBJECTIVE: Encourage enforcement of state laws with regard to air and water pollution. OBJECTIVE: Utilize light industrial or industrial-commercial uses as a buffer between heavier industrial uses and lesser intensity uses. OBJECTIVE: Locate heavier industrial uses in areas which are isolated from residential uses . GOAL Overall Land Use Compatibility - Promote orderly development of Baroda Township through the encouragement of adjacent compatible land uses . OBJECTIVE: Encourage future development of those areas as designed in the Land Use Plan . OBJECTIVE: Restrict the development of incompatible land uses through the implementation of zoning, subdivision control and other ordinances. OBJECTIVE: Encourage existing uses to conform with the designated intensity of land use. OBJECTIVE: Develop zoning regulation that will provide maximum flexibility for individual use while maintaining overall compatibility. GOAL Provision of Community Services - Provide all essential services and amenities to Township residents. OBJECTIVE: Maintain the present quality and service levels of fire, police and ambulance. OBJECTIVE: Provide sewer and water facilities to developed portions of the Township requiring such service. 23 �-I I • • • • • • • OBJECTIVE: GOAL: Enforce zoning and building codes in the Township. Transportation - Maintain and improve existing transportation facilities and systems to insure provision of adequate and. appropriate services to Township residents. OBJECTIVE: Encourage upgrading of roadways in the Township. OBJECTIVE: Encourage maintenance of existing county public transportation serving the township . OBJECTIVE: Cooperate with adjacent municipalities and other with regard to area-wide transportation problems with the emphasis on improving major thoroughfares . GOAL Recreation - Provide a diversity of recreational and open space facilities for the enjoyment of Township residents in accordance with local needs - with emphasis upon conservation of unique natural resources . OBJECTIVE: Provide neighborhood recreational facilities through the designation of such lands in the Plan and related land acquisitions where such lands are not currently in public usage. OBJECTIVE: Restrict development except as recreational land and open space areas in the undeveloped areas lying with wetland and floodways. OBJECTIVE: Promote the concept of multiple use of a facility through cooperation efforts for public facilities. OBJECTIVE: Encourage maintenance of natural areas for wild life and scenic enjoyment. GOAL: Public Participation - Encourage and promote active public participation in the community development process. OBJECTIVE: GOAL Solicit maximum citizen participation in the local decision making process. Plan Review - Provide for periodic review and updating of the Township General Development Plan. 24 �-I I I OBJECTIVE: Provide for periodic review and updating of goals and objectives in a rapidly changing society. OBJECTIVE: Insure maximum public input in the updating and changing process. -I -I • • • 25 �" "• • • • • • • • • • - IV.GENERALDEVELOPMENTPLAN The General Development Plan is a long-range plan designed to enable orderly and desirable growth in Baroda Township. The Plan recommends appropriate remedial or preparatory actions necessary to accommodate future Township needs. To achieve these recommendations coordination is provided to assist local efforts and to pace implementation programs in accordance with the projected growth and expansion of the community . The General Development Plan is devised after a thorough analysis of the factors affecting future development; consequently, the Plan is a competent document capable of guiding decisions to fulfill community needs. Unforeseen circumstances may arise creating new situations which may seriously affect or alter the development pattern envisioned at this time. In this event, the Plan must be updated and/or revised to reflect such changes. Never should the Plan be viewed as stationary, but as an on - going program, flexible enough to adapt to influential new circumstances. One of the most important aspects of the General Development Plan and of major concern to all Baroda Township residents is the Plan's function as the legal prerequisite to zoning and subdivision controls. Such controls are tools of policy, which are used to work towards the goals and objections developed earlier. With the support of private groups, the Township Board, the Township Planning Commission, other agencies, and the local citizenry, the zoning ordinances shall be one of the major vehicles used for implementing the General Development program . It should be pointed out that the failure to include some of the existing land uses on the General Development Plan map does not mean that those specific uses should be eliminated . One can assume, from the lack of such representation, that expansion and continued development of the specific use is not to be encouraged . A. BASIS FOR PLANNING The Basis for Planning contains the rationale underlying the General Development Plan . As a prelude to individual discussions of land use, community facilities and roads, the following criteria provide a broad outline of what the Plan hopes to achieve. The goals and objectives presented earlier in this report were utilized as a basis for the following format. Each individual element is measured against these objectives to test its effectiveness in furthering Township planning goals. Through an awareness of these objectives, many problems facing Baroda Township can be resolved with minimum inconvenience and expense. The Basis for Plannin~ supplements the overall goals and objectives established in the Goals and Objectives Section of this Plan. 1. The overriding and generalized objective of the Plan is the coordination of the diversified physical elements and the protection of the health, safety, morals and general welfare of the public. 26 �2. More particular objectives relate to physical resources, environmental enhancement and the provision of community identity. a. b. c. Physical Resources 1) Balancing land uses against current and anticipated needs. 2) Utilizing proper development procedures to insure compatibility of use with. 3) Provision of maximum return in comfort, convenience and services at a minimum of tax expenditure. Enhancement of Living Conditions 1) Provision of such amenities as greenery and open space. 2) Safeguard against housing blights and deterioration of property values. 3) Appropriate distribution of facilities and services. 4) Improvement of community appearance. Community Identity 1) Designation of developmental focal points. 2) Emphasis upon order and cohesion in the developmental pattern . 3) Maintenance of the suburban -rural environment. B. FUTURE LAND USE General II '• The natural conditions in Baroda Township are generally not the most condusive to intensive development. The areas geologic and physiologic history have resulted in much of the area having a rather unique hydrologic interface which places special limitations on the lands natural carrying capacity. An overall approach to offset these natural limitations is to allow, promote and encourage higher than normal densities for development in those limited areas most suited for development while discouraging any intensive development in those areas having severe development limitations. Within this framework Baroda Township can be roughly divided into four distinctive areas. These are portrayed on Map 7 "Generalized Development Potential" . The General Development Plan is presented on Map 8 . 27 �" "• • • • ~ • • • • • Area 1 has many of the same wet soils and areas subject to ponding as areas 2 and 4; however, there are interspersed areas better suited for development. This area has had some extensive development in the past and may contain as much as half of the current housing and population in the Township. It is the area in which water service is available and possibly has the easiest potential to be serviced by municipal sewers. This area, therefore, is the area in which development should be encouraged. Area 2 is an area with severe limitations to developments. Much of the area is subject to ponding with most of the remaining area being subject to very wet soils. Much of the land in this area has been enrolled in P.A. 116 the 11 Farmland and Open Space Pre•3ervation Act11 • The Township has approved preservation of these areas for agricultural use. Development should not be encouraged in this area. Development which does occur in this area should be closely reviewed and controlled to insure it is capable of overcoming and/or handling development problems which may occur. Provision of municipal services if necessary in this area could be difficult and very costly. Area 3 is an area of very mixed potential. There is a wide diversity of soils and terrain. It is a good agricultural area, particularly for orchards and vineyards. It, also, offers excellent opportunities for some very aesthetically pleasing and desirable low density development. It is an area that with proper development controls and care can be developed to reasonable densities without requiring unnecessary increases in municipal services . Area 4 is an area with very significant development limitations. Soil problems in this area are primarily wetness rather than ponding. But, the areas relative isolation or distance from existing services would make it more expensive to serve than area 1 in the near future . Therefore, extensive or intensive development should be discouraged. Much of this area is enrolled in P.A. 116 and it is the best farming area in the Township . Industrial Development Presently there is a solid industrial base in the Village of Baroda. There is a very diverse group of industries in terms of both products and size. In general there are no large areas suited for industrial deve1opment throughout the Township. The limited area most suited for future industrial development is located adjacent to the existing industrial development in the Village. Commercial Development Future commercial development should be an expansion and extension of eXJstmg commercial development. It should occur on the primary highways particularly at intersections in the immediate vicinity of the Village. Residential Development The highest densi~ residential development in the T?wnsh~p (~ediu!Il Density) should occur in the immediate area of Shawnee and Cleveland m con1unctlon with other high 28 �•II "• I • • • • • RD. L INCO :r 0 0 r 0 "'z 1r ,/ / AREA I I I = MARRS I Map 7 ,' BARODA TOWNSIDP / RD. / / I / I I I ,H .'!!93-- o [) HIN CHMAN - ·· ""' "' :r z ::0 0 RD. L EM ON GENERALIZED DEVELOPMENT POTENTIAL RUSSEL)L SHAWNEE AREA ·-· 2 , SIE MON i l.. ::0 0 SNOW / ;: z 0 g ,' .J I I i i / i .i Baroda Township Planning Commission and Steiding Associates, Cassopolis , MI I 1993 .~ o "' WILES ::0 :l) p ::0 0 !=' , BROWNTOW N 29 �" -I density uses. Low density residential development should be concentrated in or near Area 1. Consideration must be given to the provision of municipal services in all cases of development exceeding two units per acre since at some point this type development will probably require such services to alleviate pollution problems. The most recent trend is for rural residential development on two to five acre parcels (some larger). This rural estate type of development is most appropriate on areas with soils suited for on site sewage disposal since provision of municipal services could be very expensive on a per unit basis. Therefore this type of development should be concentrated in Area 4. I Agricultural Development II • • • • • • • The retention of agricultural land in Baroda Township bas been stressed throughout this Plan . It has recognized those areas which should receive priority for continued agricultural use. As agricultural operations continue to evolve and become larger it wi11 become more important that other uses,especially residential growth, be discouraged from further location in the best agricultural areas. The expectations and real world are often in conflict. Todays intensive farming practices do mvolve noise, lights, spraying, dust and odors . Open Space and Recreation Development At present the Township has an exce11ent park facility at Hess Lake and there is a public access at Singer Lake. These facilities along with ones in the Village should serve local needs for the foreseeable future . There is a significant floodplain or floodway associated with Hickory Creek . Protection and preservation of this environmentally important and sensitive area should be a priority . Community Facilities Plan Present police and fire facilities are very adequate for the foreseeable future ; as are the general offices. The close working relationship between the Township and Village has resulted in the ability to provide some exceptionally fine services and facilities for communities of this size. The evaluation of roads and streets did not identify any new roads or major upgrades of existing roads which require priority. Maintenance of the existing system particularly those roads designated as local roads will be more difficult in the foreseeable future due to state and federal funds shifts. As previously indicated park and recreation facilities should be adequate based on projected growth. The primary concerns in the future will be at the expansion of municipal water and the provision of municipal sewers. 30 �.. "• • • • Map 8 ~ 0 r r r -< 0 "'z - :!: 0 0 MARRS \ ·- 0 :,J BARODA TOWNSHIP GENERAL DEVELOPMENT PLAN r J:' L EM ON • • • • " • • • '- RO. LINCO :,:, . 0 ~ ~~ .lJ!..'!'!2.RD. 'I RUSSEUL Industrial Commercial Rural Residential Low Density Residential Medium Density Residential Mobile Home Park Prime Agricultural General Agricultural Open Space I I I I RO. SHAWNE - .. .,I I D D -··-·•-·, ·. \ I ,~ 1,,, - ,. 0 f !! i~ !I? ·s .. )·" :,J 0 . ii° ,c Baroda Township Planning Commission and Steiding Associates, Cassopolis, MI 1993 a 1/2 MILES . BROWNTOWN -- --~ - - - �~ ,. "• • • • • • • • " II" " " " L V. IMPLEMENTATION A. GENERAL Previous portions of this General Development Plan analyzed the various facets comprising Baroda township . From a study of existing conditions and projection of future requirements, it has been possible to formulate both specific and general recommendations intended to satisfy needs on a Township basis. The Plan cannot foresee a11 future developments and eventualities. It does, however, provide direction to the future growth of Baroda Township . There is always the possibility that through indifference or negligence the benefits of the planning program will not be achieved. A General Development Plan has value to the community only to the extent that it is effectively carried out. In a rural community such as Baroda Township, where it is not practical to have a permanent planning staff as a continuing function, the responsibility for the effectuation reverts to the citizens in general but more specifically to township officials. The degree to which these individuals and organizations assume this obligation will be a definite factor in the success or failure of the General Development Plan and the planning program in general. B. PLANNING COMMISSION The Baroda Township Planning Commission has perhaps the greatest responsibility in the effectuation of the General Development Plan. It is this group which should further analyze the recommendations of the General Development Plan and channel them for action. It will likely be necessary in some instances for the Commission to survey public opinion and conduct public hearings to be assured that their recommendations will be in accord with the wishes of the citizens as well as in the best interest of the Township . The response to the public opinion survey bodes well for the Township. It has a very active and interested population . This strength should be a major asset in the implementation process. An attitude of confidence and cooperation exists between the Commission and the Township Board. While the fu~ction? of _the Planning C<?mmission are large}y _of an advisory nature, the proper relat1onsh1p With the Board will allow the Comm1ss1on to relieve some of the duties and responsibilities of this governmental body. C. TOWNSHIP BOARD The Township board bas _a vital role in the effe~tu?tion of the General _Development P~an and a continuing plannmg program. By M1ch1gan _law, the function . of a Pla~nmg Commission is largely advisory and m?ny of the planm!1g. proposals requue the ~ltimate action of the board for final effectuation. Therefore, 1t 1s necessary that an attitude of mutual respect and cooperation be developed . The final decision of any action requiring the passage of an ordinance, rests with the Board . 32 �"" • • • • • • • •II ,. • ,.' The Township Board and the Planning Commission should be cognizant of matters of mutu~I interest and concern. This will be particularly true in the early stages of the Planmng Program so that the board will also be confronted with situations requiring the advice and recommendations of the Planning Commission . D. PUBLICPARTICIPATION It is obvious that the citizens have the responsibility to themselves as well as future generations to demonstrate interest in the planning program and assume an active role in its effectuation. However, individuals are generally reluctant to provide their support or criticism. For this reason, it has often been necessary for the Planning Commission to stimulate their interest through promotional activity, for it is this promotional activity, perhaps more than any other single aspect, that will assure a successful planning program . The normal channels of promotion are public meetings and hearings, news releases and actual contact with responsible individuals. Promotion is an educational process and is important since the realization of planning objectives based on sound principles can be accomplished and supported only if they are thoroughly understood. In many communities, the criticism of planning programs has often been voiced by those who are unfamiliar with the background and basis for specific projects and objectives. In Baroda Township where the members of the Planning Commission and the Board are largely part-time officials and have only a limited amount of time to devote to the planning program, it is necessary that the detailed projects requiring intensive study be evaluated by interested groups of communities of citizens. However, awareness of the Community's problems and a desire to rectify these problems must first be stimulated by the Planning Commission . E. PLANNING TOOLS Planning objectives, no matter how well they are formulated, may never achieve realization if legal controls are not provided. Development Plans must be accompanied by jurisdictional guides if future growth is to occur in a manner compatible with the aims and goals of the General Development Plan. · Once this plan has been adopted b_y the Baro~a Township Planning Commission and Board, there will be several means of 1mplementat1on: 1. 2. 3. 4. 5. 6. Zoning Subdivision control ordinance Other ordinances Programs for public works Community support Agricultural conservation Zoning Ordinance The zoning ordinance 1s a powerful vehicle m facilitating the transition of a ]and use 33 �• •I II • • • • • -II '.. - 1111 ' concept to reality. By incorporating a zoning ordinance which corresponds with the land use plan and enforcing it without variance (exception), Baroda Township's leaders and citizens will find that their community can be protected from undesirable development or the _combining of incompatible land uses. Such an ordinance can protect the highly valued agncultural lands of Baroda Township from unnecessary encroachment and maintain utilities and amenities. The zoning ordinance does not only provide for the location of new developments, but specifies the manner which development must occur (i.e., industrial park development). The land use plan for a community is important as a document which indicated the present state of the community, and comprehensively charts a future course, while the zoning ordinance insures the orderly growth sought after in the plan . Subdivision Control Ordinance Although the Michigan State Subdivision Control Act of 1967, Public Act 288, spells out the specifications for subdivision design and procedures for plat approval, it is necessary for a Township to adopt a subdivision control ordinance to specify further those requirements needed by a particular community and to establish the framework for suitable township review of any preliminary or final plat. The subdivision ordinance can exert control over lot sizes, street right-of-ways, circulation patterns, easements, storm drainage specifications and provision for utilities. In conjunction with the zoning ordinance, the subdivision control ordinance can become a useful means of insuring orderly growth in tune with the public health, safety and welfare . Of all the implementation tools available to the Township, the Zoning Ordinance and Subdivision Ordinance are the most important. Their long-term effect will be the realization of the Plan objectives and goals . Agricultural Conservation It was determined by the township residents that the township should remain agricultural in nature. Prime agricultural lands should be preserved. Those areas not within the growth areas are considered to be agricultural and undevelopable and should remain so. This plan has limited growth to a point where preservation of productive agricultural lands may be accomplished . There are ~evera_l methods ~hich can h~lp to _pr~serve th~ a1sricultural nature of the township, tax mcentives, an Agncultural_Zonmg D1stnct, the M1ch1gan Open Space Preservation Act, and transfer of development nghts. Tax Incentives Government has recently realized the importance of farming and the need to preserve productive farm land. This realization has brought about the use of numerous tax incentives which enable the agriculture peoJ?le to preserve needed land: P.A. 116 has been used extensively by local farmers with an estimated 3875 acres enrolled rn the program. Agricultural Zone It should be remembered in zoning matters that the Agricultural Zone is just that. The zone designed to accommodate and promote agriculture. 34 �~ -I F. UTILITIES It is recommended that Baroda Township pursue a development plan and program designed to avoid the need for development or major expansion of sewer and water systems. The northwest portion of the Township can be serviced by expansion of existing services sufficient to service the density of development appropriate to the Township. It is recommended the Township consider a preliminary sewer feasibility study to review options and alternatives which may be available if necessary. I I I I I I I I ~ '~ 35 � 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 Baroda-Twp_General-Development-Plan_1993 Creator An entity primarily responsible for making the resource Baroda Township Planning Commission, Baroda Township, Berrien County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1993-11 Title A name given to the resource Baroda Township General Development Plan Description An account of the resource Baroda Township General Development Plan prepared by the Baroda Township Planning Commission and Steiding Associates in November 1993. Contributor An entity responsible for making contributions to the resource Steiding Associates (consultant) Subject The topic of the resource Master plan reports Baroda 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/cd34319847c12b7f96c7bdc52523c873.pdf 32ca7890165790e27eac517d470ef871 PDF Text Text •II GoR fassociates Inc. 0 �• : • • • • • • •• • •• •II , ,,...ny OF r.f \:·Y,;\ .,/~ • p\a\i, ,. ,,II .;,·1 .\., ·C I1 .J'. •' \ • ,.:. ...- · r · . ,'r .,\· or vv11 .. ~ , 0 - i l.1 ,..., . nC., . Cl -·- LAND USE PLAN Prepared for: BANGOR TOWNSHIP, MICHIGAN JUNE 1991 Prepared By: GOVE ASSOCIATES INC. 1601 Portage Street Kalamazoo, Michigan 49001 �• •' • • • • • "• CHARTER TOWNSHIP OF BANGOR LAND USE PLAN I " "IJI "ill Township Officials C. Joseph Carland, Supervisor Sharon Russell, Clerk Ruth Charbonneau, Treasurer Clarence Bennett, Trustee Frank Rechsteiner, Trustee Henry Schumann, Trustee Duff L. Zube, Trustee Planning Commission Duff L. Zube, Chairman Dan Hatton, Ph.D, Vice Chairman Edwin R. Davis, Secretary Janet Causley, Member Jerry S. Kaczynski, Member William P. Schubert, Member Richard D. DeMara, Member William H. Darbee Attorney Gove Associates Inc. Planner �• "• • • • • • • • • •II • •II EXECUTIVE SUMMARY This Plan is an update of the 1980 Bangor Township Land Use Plan. It is a prescription for the most appropriate uses of land within the Township to the year 2010, as determined by the Planning Commission. The Plan is designed to accommodate a target population of approximately 21,400 by the year 2010, which is an increase of more than 5,000 residents over the next 20 years . There are two major parts to this text. Part I describes the existing development in terms of the Township's historic population growth, its overall housing conditions, economy and natural resources along with the distribution of land use. Bangor Township, while essentially an urbanized extension of the City of Bay City, is a self contained political entity with a wide variety and density of housing, a substantial commercial base that is becoming a major retail shopping area in east central Michigan, a range of industries from Dow chemical to small machine shops, and its own school system along with police and fire protection. Historically, much of the river shoreline in the Township has been used for industrial storage and shipping. Although the Township is blessed with an expansive shoreline along both the Saginaw Bay and Saginaw River, there is very limited public access to the waterfront outside of the Bay City State Park in the northern part of the Township. Because of its close proximity to the Bay, and its low, flat topography, the Township has had to construct a fairly comprehensive drainage system to sustain residential development. Wetlands also exist within the northern half of the Township. There is, however, more than enough developable land within the Township to accommodate the target population . Part II describes the proposed future land uses for the Township over the next 20 years. An overall description is given of how various land uses should be distributed and each land use component is then described in more detail. To accommodate the target population and accomplish the goals and objectives defined in the Plan, an additional 1,440 acres of single-family and 27 acres of multiple-family will be required (using existing densities). Approximately 175 additional acres of commercial activities and 217 additional acres of industrial development will take place over the life of the Plan. New local and collector streets will also be constructed and existing roads expanded to accommodate new residential and commercial development. More recreational development, including public access to the shoreline, as well as commercial/recreation activities is also included in the Plan. Finally, specific projects and associated implementation measures are defined to assist in making the Plan a reality. Overall, this Land Use Plan is pro-active. That is, it prescribes that the Township Board, Planning Commission and residents take an active role in ensuring the desired results are achieved . �• • • • • • • •II • • TABLE OF CONTENTS PART I EXISTING DEVELOPMENT INTRODUCTION Description of Planning Area 1 Introduction 3 5 7 7 Age/Sex Composition 9 Basis for Township Analysis POPULATION Household/Family Composition Population Projections HOUSING Housing Characteristics Synopsis ECONOMY Introduction Regional Economy Local Economy State Equalized Valuation NATURAL RESOURCES AND EXISTING LAND USE Introduction 11 14 20 20 26 27 27 27 29 31 33 33 Natural Resources 33 Land Use Classifications Analysis of Land Use Patterns Residential 39 43 Commercial Industrial Public/Semi-Public Uses Undeveloped Lands Synopsis Road and Railroad Analysis Synopsis 43 53 56 57 61 62 66 70 �Page PART II FUTURE LAND USE INTRODUCTION OVERALL LAND USE Incremental Development Patterns RESIDENTIAL DEVELOPMENT Goal Land Use Qualitative Description Implementation Policies Financing Program for Housing COMMERCIAL DEVELOPMENT Goal Land Use Qualitative Description Implementation Policies Financing Program for Commercial Development INDUSTRIAL DEVELOPMENT Goal Land Use Qualitative Description Implementation Policies Financing Program for Industrial Development PARKS AND RECREATION Goal Land Use Qualitative Description Implementation Policies Financing Program for Parks and Recreation TRANSPORTATION Goal Land Use Qualitative Description Implementation Policies Financing Program for Transportation 72 74 78 83 83 84 87 88 90 92 92 92 95 96 98 101 101 102 104 105 107 108 108 110 111 112 118 119 119 119 122 124 125 • • ~ : • • • • • • • • "'• • • �11111 • "• "II • • "-II "II Page PUBLIC FACILITIES, SCHOOLS AND SERVICES Goal Land Use Qualitative Description Implementation Policies Financing Program for Public Facilities, Schools and Services NATURAL RESOURCES/ENERGY CONSERVATION Goal Land Use Qualitative Description Implementation Policies Financing Program for Natural Resources/ Energy Conservation SHORELINE LAND USES RECOMMENDED SITE SPECIFIC CHANGES Specified Land Use Changes DEVELOPMENT PRIORITIES IMPLEMENTATION 126 126 126 132 132 133 135 135 137 137 137 138 139 143 143 145 149 �• ~ • • • • • •II • • • • • 1111 PART I - EXISTING DEVELOPMENT LIST OF TABLES Page TABLE 1 BANGOR TOWNSHIP AGE/SEX COMPOSITION 10 2 BANGOR TOWNSHIP AGE COMPOSITION (BY AREA) 12 3 BAY COUNTY AGE/SEX COMPOSITION 13 4 HOUSING TYPE (YEAR-ROUND) SELECTED COMMUNITIES PLANNING AREA HOUSING UNITS 21 5 23 6 REAL PROPERTY VALUATION (S.E.V.) 1980-1990 32 7 BANGOR TOWNSHIP LAND DISTRIBUTION BY AREA 1979-1980 8 TOWNSHIP SCHOOL FACILITIES - BANGOR TOWNSHIP, BAY COUNTY 1989/1990 50 58 LIST OF MAPS MAP 1 LOCATION MAP 2 3 CENSUS BLOCK GROUPS - 1990 FLOOD PRONE AREAS 4 WETLANDS 5 AREAS OF ENVIRONMENTAL CONCERN EXISTING LAND USE 6 4 6 35 37 40 44 7 PARCELS FOR POTENTIAL COMMERCIAL/ INDUSTRIAL DEVELOPMENT 8 55 TRAFFIC COUNT (24 HOUR PERIOD) 68 LIST OF FIGURES FIGURE 1 HISTORIC POPULATION GROWTH TRENDS 2 BANGOR TOWNSHIP POPULATION PROJECTIONS MEDIAN HOUSING PRICE ASKED 3 8 19 25 �PART II - FUTURE LAND USE LIST OF TABLES Page TABLE 9 10 FUTURE LAND USE ALLOCATIONS 77 PROJECTED ADDITIONAL RESIDENTIAL UNITS AND ACREAGE REQUIRED 11 12 13 14 15 86 PROJECTED COMMERCIAL LAND USE (ACRES) 93 INDUSTRIAL LAND USE ALLOCATIONS (ACRES) 103 BANGOR TOWNSHIP RECREATION PLAN SCHEDULED PROJECTS 114 SCHEDULED PLANNING DEVELOPMENT 146 IMPLEMENTATION SCHEDULE 150 LIST OF MAPS MAP 9 10 11 FUTURE LAND USE SEWER SYSTEM MAP RECOMMENDED LAND USE CHANGES 73 131 144 • • •Ill • • • • • • • �: • • • • • PART I EXISTING DEVELOPMENT �Iii •ill • Introduction �INTRODUCTION II This Comprehensive Development Plan for the Township of Bangor, in Bay County, Michigan, is an update of the Township's most recent plan which was adopted in 1980. While many of the Township's physical characteristics remain much the same today as they did in 1980, and the number of people living in Bangor Township has actually decreased, change has nonetheless occurred, and will continue to occur. Much of that change is manifested in ways of doing business, new technologies and changing social values. New retail marketing techniques that focus on specialty items, increased reliance on telecommunications, technology, home videos, increased popularity of jogging, walking and biking and increased use of the automobile are examples of the changes that have occurred since 1980 that impact upon the needs and characteristics of the Township. To effectively keep pace with, and accommodate, these changes, the Township needs to consistently review and change, as necessary, its physical, social and economic structure. At the same time, it is important to recognize the qualities of the Township's natural environment, particularly its shoreline, and retain that quality in future development. This will ensure a community that is both vibrant and attractive; hence, the reason for updating the original plan. To continue to meet the needs of its residents and to remain competitive as an attractive and accommodating place to live and to conduct business, Bangor Township must consistently be looking to, and preparing for, the future while at the same time retaining those elements of the community that make it unique and distinctive. This Plan is the primary means of facilitating these responsibilities. The following describes the elements of community planning that this text addresses: What is Community Planning? Community planning is planning by municipal government. It is concerned with • •I the solving of existing physical, social and economic problems in the community. It also guides future community growth and development. Community planning operates under the general objectives established by State legislation. It is also controlled by the voters of the community through their elected officials. In putting -1- �into effect the recommendations of the Planning Commission, the governing body has the final authority. The Planning Commission only recommends, but does so on the basis of facts and their analyses. The governing body has the authority to act on land acquisition, bond issues, and the effectuation of the public works programs recommended by the Planning Commission. It also has final authority on zoning and other legislation to regulate land uses and population densities . This is the legal and administrative framework of community planning. • • • -• • • • • • "'• "II • " I What Can Community Planning Accomplish? The most important function of community planning is to coordinate the various physical elements that make up the community. Its aim is to achieve optimum compatibility and efficiency between these elements. Community planning can prevent duplication of effort among the various departments of government and avoid competition for land and funds. Even more importantly, community planning can influence the stabilization, conservation and improvement of private property and natural resources. In general, it aids in furthering the welfare of the people . What is the Comprehensive Development Plan? The Comprehensive Development Plan is a product of the planning process. Through text, maps and other graphic aids, it explains the philosophy and desires of a community towards the future. Each community must be viewed as a unique area because of the variety of factors that influence its growth. The Comprehensive Development Plan seeks to express an ideal, yet achievable community in terms of existing conditions, growth potential and accepted planning concepts and standards. At the same time, the Plan is flexible enough so that changing future conditions in such areas as technology and demands for services can be met by the community. To be most effective, the Comprehensive Development Plan must obtain the joint participation of citizens and public officials in the orderly development of the community. -2- �.. • • "• II II -~ • • • • • •I I Description of Planning Area Bangor Township is located in the "Thumb" Area of Michigan near the southern end of Saginaw Bay. It is bounded on the northeast by Saginaw Bay, on the southeast by Bay City, and on the west by Monitor and Kawkawlin townships (see Map 1). Because of the Township's proximity to Bay City, with an estimated 1990 population of 38,730, and its own estimated 1990 population of 16,031, it is considered an urbanized area. Bangor Township encompasses approximately 15 square miles with over 13 miles of lake and river shoreline, making it a highly desirable area for waterfront activities. Consequently, much of the Saginaw Bay shoreline in the Township is densely developed with single-family housing. At the same time, a large portion of the Saginaw River has traditionally been, and still is, devoted to industrial/storage/shipping facilities. The combined high density residential and industrial land uses along the Township's shoreline has in effect precluded much of the shoreline from public access. The Bay City State Park and Tobico Marsh, as well as the Department of Natural Resources boat launch at the mouth of the Saginaw River, are the most predominate public access sites within the Township. Commercial activity in Bangor Township is currently the fastest growing segment of land development in the Township. A regional mall is currently being built along the Township's common boundary with Bay City and a community shopping mall is being planned adjacent to the regional mall. These developments can be expected to spur further commercial/office and possibly multiple-family construction in this vicinity. In addition, the Euclid Avenue commercial corridor has been a major shopping area for Bay County . In essence, Bangor Township has historically been a "bedroom" community, comprised primarily of residential land uses, with a substantial commercial base, particularly along Euclid Avenue and an expansive storage/shipping complex along the Saginaw River. Although the western (particularly southwestern) portions of the Township are fully developed, the northcentral sections of Bangor Township still contain a large amount of developable lands, particularly the interior portions of large blocks containing perimeter development. This Plan concludes that there is more than enough available vacant land in Bangor Township to accommodate additional growth over the next 20 years. -3- �1N _I __ J MOUTH -• MERRITT 1--7~~M=U~O~£N_j__ I I MAP 1 LOCATION MAP • • • • • •1111 ... • • • • -111 ~~cr-:-G-ove- A- . ssoc1ates Inc. \=7 -4- �Basis for Township Analysis ~ -II II II While Bangor Township encompasses a relatively small geographic area, its population density, substantial development and varied natural resources create a relatively diverse political jurisdiction. The Township can more easily be studied if it is subdivided into smaller "sub-areas" or "districts" for which information is easily available. To facilitate a more detailed inspection, much of the data identified in this Plan is derived from the 1980 Census using the block group as the basic unit. In 1980, there were eight Census block groups identified for Bangor Township. These are depicted as A through H in Map 2 (see Appendix A for individual Census Blocks), and will be frequently referred to throughout this Plan, both in the analysis of existing conditions and the determination of future land uses. The following sections describe the population, housing, basic economic structure, natural resources and land uses in Bangor Township using this "sub-area" concept. II "• • • • • • • •I -5- �_ _____ , H 9EAV£R CENSUS BLOCK GROUPS - 1980 RoAO i ~ 90Y SCOUT !! ! ,,,, t~~- l ~I ;ii ~~ I~, ~L l_j[ ~ I "™' 00.0 I I - ~i '\, j ~ 1l1 I Ii, ~' OTY Of' 9AY QTY ~ ---.!: ~ 6 $AQIHAW aTV 0, ~ BAY aTY I °' I • MotfTOIII TW> • MAP 2 CENSUS BLOCK GROUPS - 1980 @I Gove Associates Inc. �•I •II II -~ -- I I I Population �POPULATION Introduction People are a community's most valuable asset. They are the factor which allows the community to function as a complete unit. All other aspects of the community (i.e., government, structures and thoroughfares) would cease to exist without that one important element - people. • • • • • : • •I I I - The characteristics of Bangor Township's population determine the quality of life available within the Township. Local residents through individual collective efforts form the 'built' environment (as distinguished from the natural environment). This environment, consisting of industry, commerce, housing, public places, streets and highways, is in turn intended to serve those who live in and visit the Township. The built environment and the local economy are dependent upon the attitudes and backgrounds of local residents. Such factors as age, sex, education, income, life experiences and, most importantly, attitude determine the type and quality of lifestyle prevalent within the Township. These factors are consequently reviewed in detail below. Most of the data listed and analyzed in this Plan is from the 1980 Census of Population and Housing and, where possible, is updated to current conditions using 1990 preliminary Census data. In those instances where past trends allow for a calculated update of information, estimated figures will be used to arrive at an analysis of current conditions. The Bay City SMSA had a total 1980 population of 119,887 inhabitants representing an increase of 2,542 persons or 2.1 percent, over 1970. Population growth within the entire Bay City SMSA has occurred at a faster rate than within the City of Bay City which actually lost 419 persons between 1970-1980. In essence, the remaining townships and cities in the county actually added 2,961 people to their population base over that 10 year period. Bangor Township, which added 1,598 people, represented 54 percent of that total. That is, over half of the population growth in Bay County between 1970 and 1980 took place in Bangor Township. Since 1980, on the other hand, Bangor Township's population has decreased by over 1,400 people, or approximately eight percent. The population growth trends for the 1960-1990 (estimated) period for Michigan, the Bay City Standard Metropolitan Statistical Area, which is essentially Bay County, Bay City, Hampton Township, Essexville, Monitor Township and Bangor Township are presented in Figure 1. -7- �- FIGURE 1 HISTORIC POPULATION GROWTH TRENDS 10 (/) 9 z 0 ::J 8 __J ~ 7 6 130 ,339 2. 11 ,849 (-2.1) 11 7,300 110 90 70 53,604 - 50 3 ,730 (/) 30 z<( 20 a (/) :::::> 0 ~ TWP. 15 10 6,770 5 3,857 3,476 3,167 0 1950 1960 1970 -8- 1980 1990 (ESTIMATED) " • • • • • • • •I •I I �1111 Age/Sex Composition '• = • • • • • • •I I • -I The age and sex composition of the Township's population is an important factor to consider in establishing the policies and programs that will best serve local residents. Needs and lifestyles differ among various age groups. Certain economic factors, i.e., types of retail goods stocked and sold, are dependent upon the proportion of men and women living in the area. There are several identifiable stages or cycles that individuals go through during the span of a lifetime. These stages each bring different predominant needs which in turn affect other elements of life in the general area, especially retail trade and public services. Table 1 depicts the 1970 and 1980 age and sex composition of the Township's population . Table 1 indicates that the number of residents under the age of 14 decreased between 1970-1980. This coincides with a national trend of declining birth rates and implies a low population growth or perhaps even decline over the next 1O to 20 years. On the other hand, the Township's retired population increased substantially during the 1970's and that increase is likely to have continued through the 1980's. The second largest rate of increase occurred in the 25-34 year age group, which by 1990 will be the 35-45 year age group. At least for the near future, community land uses and services that are oriented toward the established family and retired age groups might be increased in number and scope. The increase in the college age group also reflects the potential for an increase in the number of young families (or at least young married couples) living in the Township during the next 10 years . Although municipal boundaries define the characteristics of the residents of a community, they do not circumscribe the number and characteristics of those that work, shop and play in that community. The volume of business and type and quality of retail merchandise sold in Bangor Township and the public services and facilities (particularly park and recreation) in Bangor Township are also dependent upon the general characteristics of the population living in the immediate vicinity, outside of the Township's border. Consequently, the size and characteristics of this population group is also an important factor in planning for Bangor Township. That is, the Township and its surrounding environs interact with, and impact upon, each other especially because of the increase in regional retail development in Bangor Township. Therefore, Bay County is included in the analysis of population. -9- �' ~~~~ -- ~ ___:::_-: __ _ .. __-_ ... ~. TABLE 1 BMG)R 'IDWNSHIP AGE/SEX COMPOSITION 1970 1980 Total % of Total Pop. % of Total Female Female Pop. M3.le Aqe Total % of Total Pop. Pre-School 5 and Under 2,025 12.7 1,578 9.0 757 8.5 821 Elementary 6-13 2,862 18.0 2,618 15.0 1,278 14.3 Secondary 14-18 1,583 10.0 1,764 10.1 856 College 19-24 1,419 8.9 1,744 10.0 Young Family 25-34 2,191 13.8 2,917 Established Family 35-54 3,653 23.0 M3.ture Family 55-64 1,276 % of Total M3.le Pop. Change in Total Age Group 1970-1980 % Number 9.6 -22.1 -447 1,340 15.7 -8.5 -244 9.6 908 10.6 +11.4 +181 900 10.1 844 9.9 +22.9 +325 16.7 1,529 17.1 1,388 16.2 +33.1 +726 4,019 23.0 2,025 22.7 1,994 23.3 +10.0 +366 8.0 1,486 8.5 797 8.9 692 8.1 +16.7 +213 887 5.6 1,365 7.8 794 8.9 571 6.7 +53.9 +478 15,896 100.0 17,494 100.0 8,936 100.0 8,558 100.0 +10.1 +1,598 I _, .:::> I Retired 65+ Total (%) Median Age SOURCE: t-- - • 25.2 28.6 1970, 1980 U.S. Census of Population �Table 2 depicts the age composition of the eight "sub-areas". This table shows that the distribution of age groups in all the sub-areas in 1980 is fairly similar. There are a few notable differences, however, that should be identified. Areas A and G tended to have a higher proportion of pre-school children included in their population base than other areas. The relative concentration of elementary school age children also appeared to be higher in those areas. The proportion of high school age population tended to be highest in Area H (18.1%), compared to 9.5 percent in Areas A and B. Area D, likewise, contained a higher percentage of college age students than other areas. Area D also had the highest proportion of retirees as part of its population base. Area F, because of its larger population, obviously had the most number of residents in each age group. Table 3 describes the age and sex composition of Bay County, which provides at least a portion of the employees and customers for businesses within the Township. Table 3 shows that the population of Bay County grew at a slower rate (2%) between 1970 and 1980 than Bangor Township. The population under 18 years of age declined in total numbers as well as in percentage of total population. "• • • • • • • •I While college and young family age groups increased over that 10 year period, and by 1990 will be in the young and established family categories, older age groups (55 and older) also increased substantially. In general, the county, as the Township, will continue to experience increases in its older population groups. Marketing strategies and land uses (e.g. retirement communities, multiple-family housing, etc.) should be oriented toward, or at least increased among, this segment of the population . Household/Family Composition The composition of those individuals in families, single person households or group (two or more unrelated individuals) living quarters define the socio-economic character of the Township. The number and type of housing units and the effective buying power and purchasing habits of local residents are a function of the type and number of households. Households, then, should be considered the primary unit for evaluating and projecting housing, retail sales and community facilities. In Bangor Township, there were 4,655 households in 1970, or 13 percent of the county's 35,865 households. By 1980, the number of households in Bangor Township increased by almost 27 percent to 5,903. This represented 14.2 percent of the county's 41,455 households in 1980. This increase of 1,248 households between - 11 - �1 ~~~~~~~---------- n~~- - - - TABLE 2 BANGOR TOWNSHIP AGE COMPOSITION (By Area) I __. N I H % of Total Area Aqe A Total Area B Total Area C Total Area D Total Area E Total Area F Total Area G % of Total Area Pre-School 5 and Under 391 11.2 46 5.1 159 8.0 39 3.5 96 7.8 603 4.1 236 10.8 38 8.4 Elementary 6-13 669 19.2 127 14.2 248 12.4 95 8.5 132 10.7 816 14.1 358 16.4 56 12.4 Secondary 14-18 329 9.5 85 9.5 194 9.7 138 12.3 140 11. 3 593 10.2 227 10.4 82 18.1 Co 11 ege 19-24 252 7.2 104 11.6 138 6.9 .. 174 15.6 145 11. 7 630 10.9 208 9.5 19 4.2 Young Family 25-34 597 17.1 156 17.4 333 16.7 120 11. 5 151 12.2 1012 17.5 401 18.4 73 16.1 Established Family 35-54 855 24.6 228 25.5 551 27.6 299 26.7 342 27.6 1212 20.9 456 20.9 126 27.8 Mature Family 55-64 175 5.0 74 8.3 192 9.6 80 7.2 94 7.6 487 8.3 159 7.3 44 9.7 Retired 64+ 213 6.1 74 8.3 181 9.1 164 14.7 138 11.1 445 7.7 140 6.4 15 3.3 % of % of Total SOURCE: 3481 1980 Census STF3 ~-- • • 894 1996 1109 % of % of % of % of 1238 5798 2185 453 �~111 • ·• • • -· · - -- -- · --· TABLE 3 BAY O)UNI'Y AGE/SEX O)MPOSITION 1970 1980 % of % of % of Total Ferrale Ferrale Pop. M3.le % of Total M3.le Change in Total Age Group 1970-1980 Number % Aqe Total Total Pop. Total Total Pop. Pre-School 5 and Under 13, 799 11.8 11,022 9.2 5,419 8.8 5,603 9.6 -20.1 -2, 777 Elerrentary 6- 13 21,414 18.2 16,156 13.5 7,866 12.8 8,290 14.2 -32.5 -5,258 Secondary 14-18 12,428 10.6 11,812 9.9 5,788 9.4 6,024 10.3 -5.0 -616 College 19-24 10,411 8.9 13,354 11.1 6,860 11.2 6,494 11.1 +28.3 +2,943 Young Family 25-34 14,007 11.9 19,079 15.9 9,543 15.6 9,536 16.3 +36.2 +5,072 Established Family 35-54 25,545 21.8 25,098 20.9 12,703 20.7 12,396 21.2 -1.7 -447 Mature Family 55-64 10,187 8.7 11,239 9.4 6,011 9.8 5,228 8.9 +10.3 +1,052 9,458 8.1 12,120 10.1 7,169 11. 7 4,951 8.5 +26.9 +2,572 Total(%) 117,339 100.1 119,881 100.1 61,359 100.0 58,522 100.0 +2.2 +2,542 M=dian Age 25.4 Pao. I ....., w I Retired 65+ 28.7 �1970 and 1980, compared to a growth in population of 1,598 persons indicates a disbursement of existing households as well as inmigration of new households. That is, the low person per household ratio of 1.28:1 (1,598:1,248) that occurred in the Township between 1970-1980 reflects a national trend whereby older children are leaving their families and beginning their own households and higher divorce rates have resulted in a larger number of single parent households. Overall, the Township's household density decreased from 3.2 persons per household in 1970 to 2.94 persons per household in 1980, slightly above the 1980 county average of 2.87 persons per household. In effect, the Township experienced a disbursement of household members and an increase in smaller households resulting in a gain of housing units and an average decrease in the number of persons living in each household. Each community has households consisting of married couple families, single parent families, individuals and two or more unrelated persons. These different types of households affect the type and quantity of local services and facilities available, retail merchandise and the physical composition of the community. In Bangor Township, there were 3,957 married couples in 1980, comprising 67 percent of all households. Within the County in 1980, there were 26,820 married couple families making up 64.7 percent of all households, compared to 26,231 married couple families in 1970, when they comprised 73.1 percent of all households. By 1980, the number of families with a female householder and no husband present increased to 3,562 (or 8.6% of all households) from 2,679 (6.5% of all households) in 1970. Non-family households increased from 6,900 in 1970 to 9,823 (23.7% of all households) in 1980. These statistics verify the earlier statement that households in general are changing in composition and becoming smaller. Population Projections The quantity and composition of the population of the Township and surrounding townships over the next 2u years will be the foundation upon which community facilities and services, land use, housing, employment and retail trade will be structured. While it is not possible to project the composition of the area's future population, it is possible to estimate the number of people that will most likely live in the Township over the next 20 years. The following depicts three methods used to estimate the projected population for Bangor Township to the year 201 o. -14- : • • • • • • •I I �Method I: Past Growth Trends (Least Squares Method) - Based on actual Census counts over past 40 years. Year Population 1950 6,710 1960 11,686 1970 15,896 1980 17,494 1990 16,031 Growth rates vary from 72.6% between 1950 and 1960 to 36.0% between 1960 and 1970 to 1.0% between 1970 and 1980 and preliminary census counts indicate an 8.4% decrease between 1980 and 1990. The 1960-70 growth rate was approximately 1/2 the 1950-60 growth rate. The 1970-80 growth rate was about 1/3rd the 1960-70 rate and the 1980-90 rate shows an actual decline of over 8%. Utilizing a projection method called "Least Squares", which is based upon past trends, and calibrating the resultant forecasts to the 1990 Census, the following projections are identified: Year Population : • • • • • •I •I 1990 16,031 1995 17,098 2000 18,160 2005 19,223 2010 20,285 This method projects the Township's population to grow over the next 20 years at an average rate of 6.6 percent every five years. Method II: Population projection using new housing construction and household densities . The following are median household densities taken from Census data: 1960 1970 1980 1990 3.57 3.22 2.94 2.65 persons persons persons persons per per per per household household household household There has been an average decrease of 0.23 persons per household for each 10 year period between 1960 and 1990, which is equivalent to an average 8.6 percent decrease per each 1o year period . Assuming that this decrease will continue at an average of 0.23 persons per household for each 10 year interval through the year 2010, the following projection of household densities (at 5 year intervals) reflects that decrease: 1990 2.65 1995 2.53 2000 2.42 2005 2.30 -15- 2010 2.19 �Preliminary Census counts indicate there are 6,006 occupied housing units in the Township in 1990. One hundred eighty-seven housing units have been added to the Township's housing stock between 1980-89. It is estimated that 180 are occupied (applying a 4% vacancy factor). This is an average increase of 18 units per year over the past 10 years. However, over the past 50 years (1940-1990), the Township has added an average of 100 occupied dwelling units each year to its housing stock. This method assumes a slight increase in the 1980-1990 new housing occupancy rate to 25 units per year, or 1/2 of the average 1940-1990 annual growth in occupied dwelling units, that will be added to the Township's housing stock each year. The projected future occupied housing stock (based on a slight increase in 19801990 construction activity in the Township, resulting in a new average housing occupancy rate of 25 units per year) is: 1990 6,006 1995 6,130 2000 6,256 2005 6,380 ~ ~ • • •,. 2010 6,506 Multiplying the estimated number of occupied units by the estimated average household density for each five year interval yields the following household population projections: Year Population 1990 15,908 1995 15,509 2000 15,140 2005 14,674 2010 14,245 In addition, there were 54 residents of the Township who did not live in households in 1970 (these individuals resided in institutions or group quarters) representing 0.3% of the Township's population. By 1980, there were 147 individuals not living in households, or 0.8% of the population. By 1990, the 0.8% proportion remained, with 123 people living in group quarters. Assuming that rate (0.8%) will continue over the next 20 years, there will be 124 residents living in group quarters in 1995, 121 in the year 2000, 117 in 2005, and 113 by 2010. Adding those residents to the residents living in households results in the following total population projections: 1990 16,031 1995 15,633 2000 15,261 2005 14,791 -16- 2010 14,361 : • • • • • �~ : • • " Method Ill: Population projections based upon Bangor Township's population as a proportion of Bay County's total population. This method incorporates the historical comparison of the Township's population as a proportion of the county's total population and projects those proportions (ratios) over the next 20 years. In 1960, Bangor Township contained 10.9% of the county's population. In 1970, this proportion increased to 13.5%, by 1980 it was 14.5%, and in 1990 it remained at approximately 14.5%. Assuming a 1% increase in the Township's proportion of the county's population (the rate of increase between 197089) over each 10 year period through the year 2010, the Township's projected population would comprise 15.5% of the county's estimated 2000 population, and 16.5% of county's 201 O population. This is based upon Bay County's projected population to the year 2010 from Population Projections for Michigan to the Year 2010, adjusted to 1990 preliminary Census counts. Year Population 1990 16,031 1995 17,020 2000 18,008 2005 19,037 2010 20,065 Method IV: East Central Michigan Regional Planning and Development Region population projections for Bangor Township (adjusted to conform to the 1990 preliminary Census count). ,. "• • • • • • Year Population 1990 16,031 1995 16,201 2000 16,373 2005 16,252 2010 16,179 Method I represents the highest projected growth in population (4,254 people) and Method II projects a decrease in population of 1,670 persons. The most accepted projection, given past trends is that shown in Method II, which is based on actual housing starts and household densities. Even though this method projects a decrease of 1,670 people in the Township over the next 20 years, it is the most realistic given lower birth rates, and the overall trend of migration from the northcentral and northeast portions of the country to the south and west. Overall, under any of the four methods, the Township is not expected to undergo the dramatic growth in the population it experienced up to 1980. It must be emphasized that this forecast is based upon historic growth patterns. The ability of the Township to implement the goals established in this Plan, along with the strength of the region's long-range economy and the Township's "carrying capacity" will define the �actual population growth rate. A continued decrease in population is not considered desirable. Therefore, a "target" population, which will enhance the overall stability and quality of life of the Township is presented in Method V. Method V: A 7.5% increase during each five year period (or 1.5% per year) over the preceding 5 year increment. This is a projection method that, unlike the other four, is based on an economic growth scenario rather than past trends. This reflects an accelerated growth dependent upon the regional economy and includes individuals not living in households. This accelerated growth scenario assumes the area's economy will do well over the next 20 years and the projection reflects a "target" population the Township would prefer to reach. Therefore, this is the population projection upon which this Plan will be based. It is predicted upon regional and local conditions and policies that will, in effect, reverse the overall decline in population in this area of the State in recent decades. Year Population 1990 16,031 1995 17,233 -18- 2000 18,525 2005 19,918 + • • • • • 2010 21,411 • • • • • • • �FIGURE 2 BANGOR TOWNSHIP POPULATION PROJECTIONS 25,000 ..... , 20,000 z 0 ~ --- 17,233 17,090 17,020 15,201 18,0J"I 1133 1S,S2.5 18,110 -' ~ - - ,..... 18,373 ~· ~r+~BB 1,, METHOD V 285 20.000 11,037 14.262 18,179 METHOD IV 15,201 15,000 ... METHOD II 14.311 14,7111 <( _J • =:) o_ O 10,000 o_ 5,000 • • • • • • 0 1990 1995 2000 YEAR -19- 2005 2010 �• Housing • �HOUSING Housing Characteristics • Many elements of a community make up its quality of life, and housing is one of the most important elements. Housing is unique because it is really the only component within the community that is intimately associated with each household and at the same time, when taken as a whole, is a primary community resource. Whereas businesses and community facilities are important to the total perception and functioning of an area, they are not as integral to household functioning as individual residences. Consequently, the quality of housing more directly reflects the quality of life of a household. Housing Type Bangor Township's housing stock consists primarily of single-family units, as does the rest of Bay County. The proportion of single-family housing in the Township is slightly higher than the county in general. Mobile homes comprise the second largest proportion of housing units within the Township, followed by multiple-family housing. • • • • Table 4 profiles the characteristics of housing types, including changes between 1970 and 1980, for Bangor Township, Bay County, Bay City and selected comparable townships. The most dramatic change in single-family housing took place in Bangor and Hampton townships, where each increased by 1,000 units, although the proportion of single-family units within Hampton Township actually decreased by 1980. Hampton Township experienced a relatively larger rate of growth in multiplefamily housing than other jurisdictions, while Bay City actually lost multiple-family housing during that decade. The increase in mobile homes in Bangor Township was minimal, while the other jurisdictions (except for the county) doubled or tripled the number of mobile homes placed within their boundaries. This trend has essentially continued through the 1980's, with new housing construction being primarily singlefamily. The rate of growth, however, especially in Bangor Township has decreased substantially, with new construction between 1980-89 representing about 12 percent of the new construction that occurred in the Township during the 1970's. Hampton and Monitor townships experienced less of a decrease in new construction during the 1980's, with new residential building representing approximately 20 percent and 37 percent, respectively, of those township's building activity during the 1970's . -20- �t TABLE 4 HOUSIN3 TYPE (YEAR-ROUND) SELECTED O)MMUNITIES 1 Unit Unit of Government % of 1970 1970 'Ibtal % of Co. Bangor Township 3,964 81. 7 Harcpton Township 1,597 z.t:>nitor Township z.t:>bile Hones 2+ Units % of % of 1970 1970 'Ibtal % of % of % of 1980 1980 'Ibtal % of Co. 1980 'Ibtal % of 562 9.2 9.4 493 10.2 29.4 507 8.3 22.7 10.2 966 24.8 16.1 104 4.6 6.2 333 8.6 14.9 1.6 0.7 131 3.8 2.2 160 6.5 9.5 311 9.1 13. 9 3,910 24.1 74.3 3,562 21.8 59.5 46 2.8 2.7 172 1.1 7.7 5,261 14.6 100.0 5,985 13. 9 100.0 1,679 4.7 100.0 2,236 5.2 100.0 % of 1980 1980 'Ibtal 13.6 5,020 82.4 14.4 395 8.1 7.5 71.4 5.5 2,589 66.6 7.4 536 24.0 2,264 91.9 7.8 2,961 87.0 8.5 39 Bay City 12,262 75.6 42.1 12,577 77.1 36.0 29,121 80.8 100.0 34,949 81.0 100.0 Co. % of 1970 'Ibtal % of Co. 1980 Co. 1970 Co. I N _. I Bay County SOURCE: 1970, 1980 Census of Housing _____ ,,,-1--- �Housing Occupancy Housing occupancy refers to owner-occupied, renter-occupied or vacant housing that is available for occupancy. In 1970 there were 4,957 total housing units in the Township (of which 4,852 (97%) were year-round) and 4,665 were occupied. At that time, 3,364 or 69 percent, of the year-round units were occupied by households that owned their own residences, 1,114 units (23%) were renter-occupied and 187 units (3.5%) were vacant. There were 105 seasonal units in the Township in 1970. The Township's rental activity decreased during the 1970-1980 decade. By 1980, the total number of housing units in the Township increased to 6,142 (an increase of 1,185 units, or 23.9%), the year-round housing increased to 6,089, or 99.1 percent of the total supply, indicating that the majority, if not all, of the units that were removed during the 1970's were seasonal, or that seasonal units were converted to yearround housing. During the same 10 year period, the number of owner-occupied houses increased by 1,469 units while the number of rental units decreased by 42. Of the total number of units in the Township in 1980, about one-third were in Area F, with Areas A and C containing about 18 percent each of the Township's housing stock. Conversely, Area H only contained about two percent of all housing units. Countywide, rental housing decreased substantially as a proportion of total housing. This may be partly due to the declining economy of the area, which created an impetus for migration out of the county. Renter households have more flexibility in this ability to move. By 1980, therefore, owner-occupied housing comprised almost 82 percent of the supply of occupied housing, while countywide, owner-occupied housing accounted for about 79 percent of all occupied housing units. New housing in the Township between 1980 and November, 1989 continued to be oriented toward owner-occupied units. Of the 182 new units built during that period, all (except for 5 mobile homes) were single-family site built units. Table 5 Planning Area Housing Units - depicts the changes that have occurred over the past 19 years within the Township, Bay City and Bay County. "• • -22- �TABLE 5 PLANNING AREA HOUSING UNITS City of Bay City 1970 Total Units 16,622 Year-Round 16,618 I of Total 1980 100.0 16,320 99 . 98 16,311 % of w 1989 100.0 16,460 99.94 16,451 Occupied 66.9 11,321 72.8 11,760 Renter--Occupied 5,233 33.l 4,224 27.2 3,925 % of Year- YearRound 73.8 12,577 2 Units 2,047 12.3 - - 3 or M::>re Units 2,263 2.8 3,562* 46 0.2 172 I »:>bile Hares or Trailer 99.9 -1.0 -1.0 4,959 100.0 6,142 97.8 6,089 4,852 N:>v. 1980 100.0 6,288 99.11 % of 1989 6,235 % of 72.l 4,831 81.8 4,959** 25.0 -25.0 1,301 27.9 1,072 18.2 1,089** 7.3 3,964 81.7 5,020 100.0 26.8 36,579 100.0 43,395 99.2 28.5 36,061 98.5 43,170 47.4 22,699 65.7 32,771 18.0 -16.3 11,872 34.3 8,577 % of YearRound YearRound - 5,156 82.7 - % of YearRound ' % of N:>v. Total 1989 % of Total ChangE 70-85 100.0 44,942 100.0 22.9 44,717 99.5 24.0 99.4 % of Occueied % of Occupied % of Occueied 82.0 % of 82.4 1980 Occupied 3,364 80.0 1970 I of Total % of Occupied I of YearRound Est. ' Olange Total 70-89 11.l 75.0 YearRound 77.l 13,161 Bay County I of Total % of O::cueied % of Round Single-Family 12,262 100.0 1970 I of Total Occupied 10,585 % of ' I of OlangE Total 70-85 % of CM!er--Occupied No. of Units in Structure: Year-Round I N:>v. % of Oc~ied N · I of Total ~or Townshie 79 . 3 32,911** 80.0 45.0 8,228** 20.0 -30.7 20.7 % of YearRound % of YearRound 30 . l 29,121 80.8 34,949 80.9 36,221 81.0 24.4 - - 2,370 6.6 - - - - - N.A. N.A. N.A 53 1.1 - 21.8 N.A. N.A. N.A. 342 7.0 562* 9.2 567* 9.1 43.5 1,552 4.3 5,985* 13.9 5,949* 13.3 51.6 1.1 N.A. N. A. N.A 493 10.l 507 8.3 512 8.2 3.9 1,679 4.7 2,236 5.2 2,549 5.7 51.8 *Includes 2 Unit Residences **Gove Estinates SOURCE: U.S. Census 1970 Census Tract I:ata; 1980 STF3A; Field Survey; O:msuner Q.Jestionnaire; Building Permit I:ata ~ '. -l__ ,1,111 �• • • • " Age of Housing Stock An important indicator of the quality and cultural significance of a community's housing stock is its age. In 1970, 19 percent of the Township's housing was built before 1940, that is, these units were 30 years old or older. By 1980, 11.5 percent of all housing units in the Township were built before 1940 and of those, eight percent were rental units. About seven percent of all rental units were constructed prior to 1940, compared to 16 percent for all owner-occupied housing, indicating that, in general, deteriorated housing is not concentrated within rental units although owner-occupied housing is typically maintained in better condition than rental housing. Overall, there were 933 units in the Township in 1970 that were constructed before 1940. By 1980, the Township contained 842 pre-1940 housing units indicating 91 older units were removed from the housing stock during that 10 year period. According to the 1980 Census, the largest proportion of the Township's oldest housing units are located in the Areas E, D and B, each with over 60%-70% of their existing units having been built prior to 1960. The largest number of newer dwellings (built since 1975) have been built in Area F. Housing Value "• • • The market value of housing, both in terms of median value and percentage of housing under a specified value, is a good indicator of housing quality as well as housing demand. In 1980, the median value of an owner-occupied residence in the Township was $42,400, which was 118 percent of the county's median owneroccupied housing value. However, it represented only 93 percent of Hampton Township's median value of $45,700 and 87 percent of Monitor Township's median value of $49,000. This can partly be attributed to the larger number of older (pre1940) homes in Bangor Township than in those two townships. In 1980, the median price asked for vacant homes for sale in Bangor Township was $50,000, or 93 percent of the $53,800 asked in Hampton Township, 102 percent of the $48,800 asked in Monitor Township and 189 percent of the $26,400 asked in Bay City. In 1989, the current value of owner-occupied housing for sale in Bangor Township is $69,916, compared to $70,333 in Monitor Township, $57,754 in Hampton Township and about $37,000 in Bay City. These figures indicate that the value of housing in the real estate market in Bangor Township has increased 40 percent over 1980, compared to a 44 percent increase in Monitor Township, a seven percent increase in Hampton Township, and a 40 percent increase in Bay City . -24- �FIGURE 3 MEDIAN HOUSING PRICE ASKED 80 70 n n n ,,---...._ 0 0 0 0 60 ,- 50 <( 40 w u er: - 0) c..o ffl -tjlJ) r------- ffl - lJ) Q_ 0 0 0 ....... ······· 0 0 20 r------- n ffl -tj- c..o- N ffl 10 z 0 IQ_ 2 <C I . Q_ er: w 1- I- 1- 3 . >- >OJ u o_ <( I- o:S z er: . Q_ 03 0 z I- <( 0 2 OJ AREA SOURCE: 1989 lJ) ...... . 0 . w .. ..... 30 ED 1980 ~ r------- n - ffl ~ U) 0 0 co w - r---- ffl .._____,, 0 c..o ,0) BAY CITY BOARD OF REALTORS ,25- • • • �Median contract rent is another indicator of the quality of housing, although it is also dependent upon the availability of supply and the extent of local demand for rental units. In 1980, the median contract rent in Bangor Township was $302, compared to $219 in Hampton Township and $223 in Monitor Township, indicating that, in general, rental housing is of a relatively higher quality in Bangor Township. Rental housing in the area is currently in demand, with low vacancy rates and an average rent of $350-$400 per month. Within the Township in 1980, the median value of owner-occupied (primarily single-family) housing varied from $30,868 in Area H to $52,940 in Area C. In general, housing in the western portions of the Township, Areas A, B, C and D averaged about $48,883 compared to approximately $33,054 in the remainder of the Township. Areas A, B, C and Dare more established areas of conventional yearround housing, some being newer subdivisions of larger single-family homes. Much of the balance of the Township is comprised of smaller homes on larger, irregularly split parcels. Synopsis Bangor Township, which experienced substantial residential development in the 1970s has, during the 1980's, become a 'maturing' residential community. Although the growth in single-family housing in the Township has continued at a relatively high rate during the past decade, other townships such as Monitor and Hampton seem to have surpassed Bangor Township in housing starts. This 'stabilization' - that is, the moderate growth in housing the Township has experienced during the 80s - is desirable in that it permits a steady growth in the Township's tax base, while creating minimal impact upon the Township's resources. This is reflected in the 40 percent increase in the sale prices of owner-occupied homes in the Township . • • • ..:26- �• • "• " Economy �ECONOMY Introduction The development of a community is influenced to a great extent by economic activity within its boundaries as well as the economic vitality of the region in which it is located. Studies of the local and regional economy are therefore essential as a basis for forecasting the type, amount and timing of the growth that will occur in the community and consequently the impact upon land use and the public facilities that will be required. Regional Economy The economy of a community is heavily influenced by regional trends. In large part, when the region is prospering, this prosperity is reflected in local communities. For this reason, regional economic trends need to be assessed before local trends are evaluated. Bangor Township is in Bay County, which is the Bay City Standard Metropolitan Statistical Area (SMSA). The Bay City MSA is part of the larger East Central Planning and Development Region, which contains 14 counties in what is referred to as the "Thumb Area" of Michigan. The Region's economic base has historically been associated with automobile manufacturing and agriculture. Although the automobile industry has been declining it still remains a major employment source within the Region. As with the country as a whole, the Region's economy is becoming increasingly oriented toward nonmanufacturing industries, such as professional services, motel and restaurant employment. • In October 1989, there were 192,500 people in the labor force living in the Saginaw Bay City - Midland Labor Market Area (LMA). At the same time, there were 162,600 people engaged in wage and salary employment in the LMA, with 52,300, or 32 percent, in goods producing industries and 110,300, or 68 percent, in service producing industries. The largest manufacturing category was transportation equipment, followed by chemicals and petroleum. These are associated primarily with General Motors operations in Saginaw and Bay City and Dow Chemical in -27- �Midland. The largest service-producing industry was general services, such as medical, professional, social and other similar activities, with 38,100 employees, followed by retail trade (31,700 employees) and government (20,900 employees), most (including school teachers) of whom were employed with local governments. As the automobile industry - a major economic force within the region - enters the 1990's, it is expected to undergo substantial changes, including possible reduction in size of operations and employment. At the same time, the start-up and expansion of new small businesses will likely continue providing greater opportunities for additional employment than the area's major manufacturers. As a matter of fact, data available in County Business Patterns shows that over 50 percent of all firms in Bay County employ one to four persons. In Michigan, small firms enjoyed a net growth of 91,866 jobs between 1979-84, while employment in large firms declined by over 383,000 during that time. To facilitate this trend, and promote economic and employment diversity for residents of the Township as well as the Bay City area, Bangor Township should orient and design its industrial land uses to accommodate small manufacturing and service industries (i.e. incubator programs). The Region has identified issues and trends pertaining to economic development within the east-central portion of the state. These trends are important to the future of Bangor Township, as they will impact the type, quantity and location of land use activities the Township must provide to accommodate future economic development. These trends are: Retail and service industries will continue to grow, although they will provide a relatively low wage scale. Manufacturing operations will continue to downscale but the slack will be taken up by new small businesses. Job training programs continue to be important. Diversification will continue to be pursued. This includes tourism, service and retail businesses. Recreation development particularly on the Saginaw Bay, should also be sensitive to the environment. -28- �Boating, fishing and waterfront access and recreation are key elements in the state's and region's effort to bolster tourism and recreation development. Bangor Township is in a position to capitalize on this effort (i.e. access to water). Water quality issues related to the Saginaw Basin can have a significant negative effect on the tourist industry. These issues must be addressed on an areawide basis. Providing water and sewer systems on an areawide basis contributes to coordination and cost-effectiveness in development. Aging infrastructure, especially roads and bridges, need to be upgraded. These can be deterrents to economic development (new roads also need to be developed). Local Economy An assessment of the local economy of Bangor Township provides an insight into the role that the Township plays in the Region. In 1980, approximately 52 percent of all employed residents of the Township worked in Bay City and 45 percent of all employed Township residents worked in either the durable goods manufacturing industry or in retail trade. Most of the retail trade employment is either in downtown Bay City or in the Euclid Avenue strip commercial corridor. Within Bangor Township, service and manufacturing industries provide the largest employment base. Major employers include Bangor Township School (300 full and part-time employees), Dow Chemical Plastic Line Pipe Plant (132 employees) on E. Wilder Road, Made-Rite Potato Chip Company (100 employees) on N. Euclid, Euclid Tool and Machine (36 employees) on N. Euclid, Schmidt Tool and Machine (26-30 employees) on Patterson, Dobson Heavy Hau,I, Inc. (25 employees) on N. Euclid, and Bay Health Systems (2,000 total employees in the Bay City area). In addition, there are approximately 200 other employees in the Dow Chemical complex in the Wilder Road area. These companies are fairly randomly dispersed within the Township and except for the Dow Chemical complex, do not require large parcels -29- �for their activities. Other major employers include Bay Medical Center West Complex; Bayshores Nursing Home; K-Mart (with 135 employees, mostly part-time) . Retail trade is an important component of the Township's economic base, with the existence of retail and service establishments within the Euclid Avenue corridor, including the North Pointe Mall. The construction of a new regional mall at the intersection of Wilder and State roads, will enhance the Township's position as a major commercial retail and service center in the Bay City area, as well as the TriCounty region. The mall will likely have "spin-off" effects, creating a market for additional retail and service businesses, and perhaps multiple-family housing, along Wilder road, as well as State Street. The overall effect will be a substantial increase in service employment, especially retail trade, within the Township. At the same time, the Township, as well as Bay County, is analyzing the potential of the Saginaw Bay and Saginaw River as major economic resources, particularly for recreation oriented activities. The Bay County Growth Alliance has formed a Waterfront Steering Committee to oversee the development of the County's waterfront resources, including those in Bangor Township. The Committee has developed a strategy that essentially calls for a greater enhancement and diversification of the waterfront, including fishing, hunting, parks, commercial shipping, storage and processing, boating, housing and infrastructure improvements. These are all to be accomplished in a manner sensitive to the waterfront's natural environment. Many of the activities that the Committee will be addressing are located in Bangor Township adjacent to the Saginaw River, as well as the shoreline of the Saginaw Bay. While portions of this shoreline area are lowland and consequently not developable, there are sites that are buildable or conducive to recreational access and could be used to enhance the shoreline's economic viability, which in turn will contribute to the diversity of the Township's economic base. This will be addressed in more detail in a separate section of the Plan pertaining to shoreline development. -30- "• �State Egualized Valuation The State Equalized Valuation on real property is very important to a community since it is the basis for local property tax revenues, one of the primary sources of revenue to meet government expenses. Egualized Value Equalized value is a barometer of the economic activity occurring in an area. Equalized value reflects market value of real property and hence a comparison of equalized values of real property classifications over time will indicate the relative strengths of the various types of property in the community. Between 1980 and 1989, the Township's total state equalized valuation increased by 28.5 percent from $147,920,400 to $190,078,500. Equalized valuation for real property only increased by 28.7 percent from $131,154,500 to $168,835,800 during that period. In 1980, the Township's real property valuation accounted for 11.6 percent of the total county valuation. By 1989 the Township's real property valuation was 14.3 percent of the county's. Table 6 displays the change in real property values for the Township and other jurisdictions in the county. The table shows that, Bangor Township's equalized valuation for all real property grew at a higher rate than other comparable jurisdictions. The Township's real property valuation also increased as a portion of the entire county's real property SEV between 1980 and 1989 (from 11.6% to 12.2%). Overall, the Township has the third highest SEV in Bay County, behind Hampton Township and Bay City. Hampton Township's real property valuation actually decreased as a result of a decreasing or re-adjusted industrial property valuation. ~ •I In 1989, Bangor Township's real property valuation consisted of commercial ($37,802,300 or 22% of the Township's total real property), industrial ($11,012,800 or 6.5%), residential ($118,878,600 or 70.4%), and developmental ($1,142,100 or 0.7%). Obviously, residential land use is the greatest contributor to the Township's economy. As a matter of fact, except for Bay City, Bangor Township has the highest assessed residential property valuation in the County. It also has the third highest industrial and second highest commercial valuation in Bay County. As commercial development continues to grow in the Township, it is expected that this property valuation will likely increase at a faster rate than residential. Overall, Bangor Township's economic base, in terms of real property value, is healthier than most other jurisdictions in Bay County . -31- �TABLE 6 REAL PROPERTY VALUATION (S.E.V.) 1980-1989 Unit Bangor Twp. Hampton Twp. 1980 $131,154,500 %of Total 1989 11.63 %of Total % Change 1980-89 $168,835,800 12.2 28.7 328,426,400 29.1 320,576,650 23.3 -2.4 Kawkawlin Twp. 22,313,800 3.6 48,206,600 3.5 120.0 Monitor Twp. 87,319,100 7.7 109,029,900 7.9 24.9 223,460,939 19.8 254,840,600 18.5 14.0 $1,127,957,361 100.0 $1,378,554,676 100.0 22.2 Bay City Bay County Total SOURCE: Bay County Equalization Department -32- �• •,. • Natural Resources and Existing Land Use �NATURAL RESOURCES AND EXISTING LAND USE Introduction Any decisions that impact upon or change the physical development of the Township must be done in the framework of existing development. Residential, commercial, industrial and other land use patterns will greatly influence such decisions. Following are some of the basic applications of the analysis of existing land use that local officials may find useful: defines principal traffic generators can be used to estimate existing needs for municipal services shows areas and particular locations of incompatible land uses provides an understanding of physical features and their relationship to the development of various land uses can be used in the day-to-day problems of zoning and subdivision review Along with the relationship of various land uses within the Township, the strengths and weaknesses of land use patterns will be analyzed. Major problems in land development, including drainage, destruction of scenic areas, strip commercial development, and other natural and man-made problems will be identified. On the other hand, inherent positive resources such as shoreline areas, will also be discussed. Natural Resources The specific land uses of any area are often determined, in large part, by the existing natural resources. This includes factors such as topography, soil types, climate, vegetation, groundwater, and wildlife. Because Bangor Township is a part of a much larger area - i.e. Bay County and the "Thumb Area" of the State - many of its features are similar to the surrounding areas, and may be dealt with in general terms (i.e. climate). Other resources, such as wetlands, forest areas and shoreline, are much more specific to various parts of the Township, and can be mentioned independently. -33- �Bangor Township covers only 15 square miles, less than one-half of a standard geographical Township, which contributes to its high population density of 1,195 persons per square mile - the highest in Bay County. It has a level topography throughout. The residential portions of the Township are located around a strip commercial business district, and there are dispersed woodlots and wetlands within the Township. An important consideration when determining the use of land in most areas are the various soil types available. Soils, and their various associations, are related to geology, relief (topography) and natural vegetation of the area. Each soil type and/or association has defined limitations for specific types of development, and is, in turn, reflected in the analysis and establishment of the land use plan. Bangor Township contains 16 different soil types and associations, primarily consisting of the Pipestone, Tobico and Belleville associations and areas designated as Urban Land. Except for a small portion of the Township comprised of the Rousseau series, running in a northwest - southeast direction south of the Kawkawlin River, an overwhelmingly large proportion of the Township has soils with severe limitations for development. These limitations are due primarily to wet soils and potential flooding. The fact that a good portion of the Township is already developed with single-family dwellings and commercial and industrial businesses on these soils, obviously indicates that these limitations have been overcome through various engineering and construction processes, primarily the placement of storm sewers and retention basins during the 1970's. Topography The topography of the Township is representative of the county and surrounding areas in general. The relatively flat land varies only from a low point of 585 feet above sea level in the northern portion of the Township, to a high of 600 feet above sea level in the southwest corner of the Township. Generally, elevations range around 585 feet above sea level, which is only about five feet above the average 580 feet mean sea level of Lake Huron. This slight difference between the level of Lake Huron and the elevation of much of the Township creates a substantial potential for flooding. As a matter of fact, a large portion of the Township is in the 100 year floodplain (see Map 3). Almost all of the Township south of the Kawkawlin River is subject to 100 year flooding for about a mile and one-half inland from the Saginaw -34- " �·-- - - - - ~ ---- 11 • • • • • • • • -------- \ - ~ ! i ~ ..,.,_ ! j•· ~Q-1'~"' 9-il- ! ' ,tf ! !) -., • ., lf=d en -· I w II~~/= (JI I - ST II OffYf6M'f'CffY I~ ! ,, • ...IYbl,4. I I ill i ~ J~ legend ~ 100 YEAR FLOODPLAIN ~ 500 YEAR FLOODPLAIN MAP3 FLOOD PRONE AREAS _,,. .... @I Gove Associates Inc. �II I II I I I I I I I -I I a I I • •I Bay and the Saginaw River. Most of that land is currently vacant and zoned for industrial use. There are, however, a number of residential plats that are also within the 100 year flood zone. This includes parcels of both sides of the Kawkawlin River and along the Saginaw Bay shoreline between the Kawkawlin and Saginaw rivers. Water /Wetlands Water plays a predominant role in the natural (and man-made) environment of the Township. There are five and one-half miles of Lake Huron (Saginaw Bay) shoreline, five. miles of Saginaw River shoreline and 5. 7 miles of shoreline on the Kawkawlin River. In addition, Tobico Marsh, the largest inland body of water, and Tobico Lagoon are surrounded by approximately four and one-fourth miles of Bangor Township shoreline. These bodies of water and shoreline areas are important resources for a wide variety of activities, from wildlife habitats to boating and swimming, to Great Lakes shipping and storage, as well as select residential development. Because of their impact upon the Township's economy and environment, shoreline land uses will be treated as primary components of this Plan. Tobico Marsh is a shallow body of water/woodland covering approximately 660 acres in Kawkawlin and Bangor Township. About 200 acres are open water. Approximately 80 acres of open water within the Marsh are in Bangor Township. Tobico Lagoon, which covers about 30 acres, is southeast of the marsh and has direct access to Saginaw Bay. This open water /woodland system is part of the 2,000 acre Tobico Marsh State Game Area. The Game Area also contains the Tobico Marsh Interpretive Areas, a wildlife refuge containing a wide variety of water fowl, as well as natural vegetation ranging from cattail marshes to stands of oaks and maples. The Tobico Marsh is a registered natural landmark of the U.S. Department of Interior. In addition to Tobico Marsh and Lagoon, there are over 600 acres of wetlands (primarily shrub and hardwood) distributed throughout the Township (see Map 4). These wetland sites are protected by Michigan law and consequently it is difficult to alter them to accommodate development. Climate Because Bangor Township is on the Lake Huron shoreline, the influence of Lake Huron is substantial. Lake Huron's most noticeable influence is its capacity to moderate temperatures during the summer and winter. The average temperature -36- �- • 1111 • • • - ••••• Ill • ,i;.9, \. ,g .,._. LEGEND ~ OPEN WATER E!] SHRUB, EMERGENT, AQUATIC BED ~ LOWL AND HARDWOOD -t.. <il\-..., ill , ... ! "''"* •• ~j 1111111 1,Y·f~..... ~ "8m&• n,.~ c::i ··......... % --•:•:•:•.:•.. %, ~ ~/~///////// ::. : /::;,/ :::. . • • ,W//, IP~ ~ - I ftQ Y • lllf, , ~ ¥• ... .,. ': •• :-. . .)iW-.". . . /b'l"": ·--·: :=: : : : :X~ , I ~i;i,,,..,,. 9-1>- ~ DR ! I ----'sf' I L-...U..._ILJL I ~r--,r-- • ST u.) --.I 1, I 'i MAP4 WETLANDS . _,,. , @I Gove Associates Inc . �• • • • • • • • • • • • • • • • • • during January is about 23 degrees F., and in July, the hottest month of the year, the average temperature is about 72 degrees F. The Township's location on the eastern side of the state protects it from the lake effect snows of Lake Michigan. Consequently, the area receives relatively less snow than most of the state. The Township's climate is continental. Because the day-to-day weather is controlled largely by the movement of pressure systems across the nation, prolonged periods of hot, humid weather in summer, and extreme cold in winter, are seldom experienced . Precipitation averages approximately 28 inches a year, with the majority falling in June (about 3. inches). More snow falls in January (11 inches) than in any other time of the year. There are 147 frost-free days during the year, and 197 days when the temperature is 28 degrees F. or higher, allowing for a relatively longer growing season than many parts of the state. Again, this is primarily due to the tempering effects of Saginaw Bay. Vegetation When the Bay City Area was first settled (about 1831), lumbering and farming were the major enterprises. Lumbering reached its pinnacle in the mid-1880's, giving rise to agriculture. Trees common to the area include Red Maple, White Ash, Eastern Cottonwood and Pin Oak. Existing soils lend themselves well to plantings of White and Norway Spruces, Eastern Cottonwood and Eastern White and Austrian Pines. Although much of the Township is urbanized there is still a large amount of woodland, particularly in the Tobico Marsh State Game Area, within the Bay City State Park, near the mouth of the Kawkawlin River, near the mouth of the Saginaw River and on the northside of the Kawkawlin River on the westside of the Township. In addition, there are several large woodlots in the southwest portion of the Township . The Township also contains several protected plant communities, all located either within the Tobico Marsh State Game Area or the Bay City State Park. Special Areas A portion of the Saginaw Bay shoreline in Bangor Township is designated as an Environmental Area under the Shoreland Protection and Management Act (P.A. 245) of 1970. This area (see Map 4) is currently subdivided and improved (Shady Shores -38- �Subdivision) and activities such as earthfilling are reportedly occurring within this area without permits which is a concern to both the Michigan Department of Natural Resources and the Army Corp of Engineers. Environmental areas are designated as such for the preservation and maintenance of fish and wildlife, including spawning, nesting, migration, shelter or refuge. Permits must be obtained for any dredging, filling, diking, soil or natural drainage alteration, removal of vegetation or construction of permanent structures. Bangor Township also contain two stretches of shoreline, approximately 1.25 miles long that are designated under Act 245 of 1970 as High Risk Erosion Areas (see Map 5). These areas, one within the Bay City State Park and the other within the Shady Shores and Sunset Shores subdivisions near the mouth of the Saginaw River, are unstable and present a degree of hazard and risk for development. Under the Act, permits for construction or enlargement of a permanent structure on a site is required. Shoreline recession rates (erosion) vary from an average of 0.9 feet per year to 3.5 feet per year along the State Park Shoreline and from 1.6 feet per year to 5. 7 feet per year near the mouth of the Saginaw River. Protection of these areas from further erosion is important for the maintenance of a viable beachfront and shoreline. Land Use Classifications A classification of land uses is necessary to ensure a common understanding of the material presented. Land use can be grouped into major categories such as residential, commercial, industrial, open land uses and others. However, these categories are not precise enough for planning purposes and further division of the major categories is necessary. The following is a description of the various land use classifications used in this Plan. " •-. • • • • ' ' Residential This indicates an area in which dwellings with their accessory buildings occupy the major portion of the land and include the following subcategories: Single-Family Residential - An area in which a single-family dwelling unit and its accessory buildings are located. -39- • • • • �--11111111 ~~ 1:,~ l LEGEND i lffl ~ .,.,_ • HIGH RISK EROSION AREA ENVIRONMENTALLY SENSITIVE AREA 2 6 h~ ~ ~ O()~ '· ~ ~ ~ ~ fl ~Gl'J,.. ,,_ ~ DR l I n CllYflMY«rn" Il * ... ., •• "==fl 1,d, ~If!!!;~~ • OTYifl-MTCITY ~~~ I I ST 1r +:> 0 CIT"fflU't<ffY' I U [Jil m;:;m 1 MAP 5 •• AREAS OF ENVIRONMENTAL CONCERN _,,.,,,, @I Gove Associates Inc. �• " • • • • • • •I I I I I Duplex - A building containing two separate living quarters for occupancy by two households. Multiple-Family - An area in which there are three or more dwelling units per residential structure or lot, consisting primarily of apartments. Mobile Homes - Year-round or seasonal mobile homes . Commercial These uses are land areas, with or without structures, where goods are distributed or personal business services are provided, including the retail sale of goods and services to local residents and highway oriented uses. Offices This category would include such uses as professional offices, real estate offices, banks and insurance companies . Public and Semi-Public Land areas and facilities which are available to or used by all of the people within a particular service area, such as schools, libraries and government buildings, are in this category. Also included in this classification are areas and buildings which are used by a limited number of persons with particular interest and nonprofit organizations. They are uses such as churches, clubs and other activities . Recreation and Open Space This category includes land areas with or without structures that cater to the recreation needs of the public. Such land uses include parks, recreation areas and similar uses. Planned Unit Development (P.U.D.) A Planned Unit Development refers to a residential, commercial, industrial land use (or mix of any or all of those three) that encompasses a fairly large area, is designed -41- �• and presented in substantial detail as a single entity and is not necessarily subject to local zoning regulations, but rather is approved and constructed within specified standards and agreements with the local governing body, and in effect contains substantial capacity for design flexibility. Warehousing and Storage This classification applies to land areas which are used for the open storage of materials, such as concrete block, coal, junk cars and other waste materials, or enclosed storage areas, such as store houses, depots or other warehousing. Manufacturing and Utility Plants Manufacturing includes land areas with or without buildings where new or semifinished material is processed, fabricated and/or manufactured. Utilities include both public and private uses for providing general utility services, such as electric power stations, gas regulator stations and other facilities of this nature. Transportation This category is comprised of all dedicated surface rights-of-way, including highways and railroads, which are used for the movement of people and goods and parking areas. Agricultural Land This classification is applied principally to land areas used for crop land, permanent pasture land and land lying fallow but which indicates 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. Vacant Land Vacant land is land not used for any purpose heretofore listed in built-up areas or undeveloped portions of the planning area and includes scrub areas and vacant lots within built-up subdivisions. -42- "• �• Analysis of Land Use Patterns The land use categories defined above are essentially similar to those used in the Township's 1981 Future Land Use Plan. The distribution and quantities of land uses defined in that plan were used as the basis for determining the quantities of land uses in the updated plan. That is, new residential, commercial, industrial and public improvement acreages between 1980 and 1989 were added to the 1979 land use inventory to determine current land use quantities. The updated inventory was obtained through building permit data and 1989 aerial photographs of the Township. The comparative 1979 and 1989 tabulations are displayed in Table 7. The distribution of these land uses in 1989 are shown on Map 6. • • • •I I I I I I I I Overall, the Township's land use is devoted primarily to residential development, with substantial amounts of industrial acreage in large tracts and an increasing volume of vehicular-oriented commercial corridor development. There are 75 recorded singlefamily residential subdivisions distributed throughout the Township as well as a substantial number of larger parcels (5 or more acres). Bangor Township contains approximately 180 privately owned parcels of five or more acres, not including blocks of large acreages, particularly along the west bank of the Saginaw River owned by corporate (industrial) entities . The following analyses describes each land use classification within Bangor Township in further detail. Residential Single-Family Residential Within Bangor Township, approximately 2,126 acres or 22 percent of the Township's total area is devoted to single-family use. Single-family development in the Township has occurred in three distinct patterns. These include the small lot subdivisions along the Bayshore and the mouth of the Kawkawlin River, the splitting of metes and bounds acreage into parcels throughout the central portion of the Township, and larger lot subdivisions located in the southwest corner of the Township. Metes and bounds parcel development is prevalent throughout the central portion of the Township, along the major roadways and backing onto the Kawkawlin River. This type of development creates, in many places, a confusion of properties and -43- �········-----•-,,,, ~~ ...... ...... LEGEND II f~:i SINGLE-FAMILY m Wfm MULTI-FAMILY , II MOBILE HOMES • mi 111n INSTlllJTIONAL CONVENIENCE COMMERCIAL WAREHOUSING/STORAGE Ill PUBLIC RECREATION OFFICE RETAIL/SERVICE COMMERCIAL • PUBLIC FACILITY COMMERCIAL RECREATION INDUSTRIAL . ~~ ,., e.,,_ -- ~ _p. art•·-M.v MAP 6 EXISTING LAND USE @ Gove Associates Inc. �I I I I I I I I I I I I I I I I I rights-of-way. Many larger parcels with river frontage have been divided and subdivided into smaller, irregularly shaped parcels with frontage on the water. Several parcels appear to be landlocked. Parcel divisions along the roadways generally contain more acreage than those parcels with river frontage. The original parcel splits on the major roads averaged 1,320 ± feet in depth and contained five to ten acres in area. Many parcels were further segmented. Thus, there are a multitude of parcels of one-third to one acre in area fronting on the roadways. This type of metes and bounds parceling has almost precluded the development of any future improved subdivision development because of the difficulties of combining enough acreage to make platting feasible. There are, however, a few larger parcels of yet undeveloped land between State Road and Patterson Road and in Sections 30 and 31 in the northwest portion of the Township, north of Lauria Road. More intensive development has occurred in the southwest area of the Township. Some older plats, located along Euclid Avenue, have lots averaging 50' x 100' (5,000 square feet) and were developed in a now outdated grid pattern. Over the past ten to fifteen years many of the platted properties along Euclid Avenue have undergone a transition, changing from residential to commercial uses. Between Euclid Avenue and Two-Mile Road, the Township' westerly boundary, there are many subdivisions which are developed around 1,300-foot cul-de-sacs, with no provision for vehicular and pedestrian access between subdivisions. The more recent subdivisions contain lots of 90' x 110' (9,900 square feet) and larger. Many of the newer developments have also been developed with curvalinear street patterns, with connections between adjacent subdivisions, thus allowing for a better internal traffic flow and providing alternative routes for public safety vehicles. The subdivisions in this area of this Township are more fully developed, with many at 100% capacity. The eight "neighborhood" areas of single-family use, based upon census tract data, are described in further detail in the following analysis. Area A, bounded by the Michigan Central Railroad tracks on the north, Euclid Avenue on the east, Kiesel Road on the south and Two Mile Road on the west, encompasses approximately 886 acres with a mixture of single-family, multiple-family, public, commercial and vacant land uses. About 50 percent of this "neighborhood" I I -45- �is platted into small residential lots in 14 single-family subdivisions. This area contains 1,220 housing units, of which 840 (69%) are single-family. Area A is one of the highest average density areas in the Township for single-family housing (one single-family house per 0.35 acres overall). The majority of housing units are on 1/4 to 1/2 acre parcels. Twenty-one percent of all single-family housing in Area A were constructed during the 1950's, 55 percent were built between 1960 and 1979 and 12 percent between 1979 and 1989. Only 12 percent were built prior to 1950. About 75 percent of those lots are currently developed with larger, modern houses with a 1980 median price of $50,978. Using the 40 percent average Township-wide increase in housing prices between 1980-1989, the current median value of a house in Area A would be $71,684. Between 1980 and 1989, 34 (18%) of the 187 singlefamily residences constructed within the Township were built in this Area, primarily within the Allen, Northgate #1, 2, 3 and West Central Park subdivisions, north and south of Wilder Road. These subdivisions contain 1/4 to 1/2 acre lots and have full public services and utilities, including sewer, water and natural gas. Area B is an area of older homes adjacent to the City of Bay City municipal boundary and is defined by the Mid Central Railroad tracks on the north, Wenona Street on the east, North Union Road on the south and Euclid Avenue on the west. This area contains about 462 acres, comprised of vehicular commercial, single-family residential and vacant (undeveloped) lands south of Wilder Road and a more complex mix of single-family, commercial, industrial and undeveloped parcels north of Wilder Road. There are four single-family subdivisions in Area B containing 291 single-family homes with an estimated 1989 median value of $54,982. The overall density for single-family housing in this Area is one unit per 0.30 acres, although about 90 percent of all single-family units are located between Gary Street on the north and North Union Street on the south. Forty-three percent of the single-family residences in this Area were constructed during the 1950's, with only 28 percent constructed during the past 30 years. Most of these units are situated on smaller, standard residential lots of 1/9 acre to 1/2 acre. Since 1980, one new single-family structure has been built in Area B. A connecting spur of the Michigan Central Railroad runs north and south in this Area, in effect separating single-family residences into two neighborhoods. The single-family neighborhood north of Wilder Road is also adjacent to a railroad right-of-way and is surrounded by industrial and commercial land uses. In effect, this neighborhood is defined by a relatively high degree of incompatible land uses. -46- • • • • • • • �• • • • • • • • • • • • • • • • • •~ Area C contains a predominantly single-family residential area bordered by Kiesel Road on the north, Euclid Avenue on the east, Midland Road on the south and Two Mile Road on the west. This area contains 12 single-family subdivisions incorporating 577 single-family units, with a mean value of approximately $75,025. These are homes that are predominately located on 1/4 to 1/2 acre parcels, although there are a number of 5, 10 and 20 acre parcels that are also improved with single-family residences. The overall single-family density in Area C, which encompasses 587 acres, is one unit per 0.38 acres. Most of the single-family residences are within the designated subdivisions. There is approximately 100 acres of larger undeveloped, unplatted land within Area C that could be developed as single (or multiple) family residential. Seventy-nine percent of the single-family residential housing in this Area was built between 1950 and 1980, with another 15 units constructed between 19801989. In Area D, which is bounded by Midland Road, Euclid Avenue, Fisher Road and Two Mile Road and encompasses 293 acres, there are 300 single-family units, with an overall (gross) single-family density of one unit per 0.32 acres. There are five singlefamily subdivisions in Area D that contain about 2/3 of all residential units. Many of these, to the west of Euclid Avenue, are on small lots of less than 1/4 acre, while others, along Two Mile Road, are an acre or larger and some parcels along Midland Road are approximately .5 acres in size. The estimated 1989 mean value of these units is $53,513, with most (62%) constructed before 1950. Thirty-seven percent were built between 1950 and 1980 and two new units have been added to the singlefamily inventory in this Area over the past 10 years . Area E is located near the Saginaw Bay shoreline, primarily north of the Kawkawlin River. This is an older area of small platted parcels in two subdivisions. There are approximately 300 single-family housing units in this Area, which covers about 264 acres, with an overall (gross) density of one unit per each 0.44 acres. Almost half of these units were built prior to 1950, while 10, or 23 percent have been constructed within the past 10 years. The mean value of pre-1980 housing in this Area is estimated to be $35,676. Single-family housing built in 1989 has averaged $81,675 in value . The Bayshore area was developed with a water orientation and has lots which front the Bayshore or the Kawkawlin River. Interior lots have access to the larger bodies of water through canals or accessways. Lot sizes at 25' x 80' and 20' x 125' (2,000 and 2,500 square feet, respectively) are small when compared with today's -47- �standards. Two or more of these small lots must be combined to provide adequate area for the construction of a dwelling unit. In the past, seasonal dwellings were developed on the 40 foot lots and subsequently converted to year-round living quarters. The lots fronting the Bayshore appear to lie along the ridge while those interior to the subdivisions are lower in elevation in areas which tend to be wet and swampy. .. • Development of the lots along the Bayshore area is nearly 100 percent complete, with very few waterfront lots available for construction. Development will require special attention, however, because of the majority of this vicinity has been designated as a flood hazard area by the Department of Housing and Urban Development Flood Hazard Study. Area F is the largest census block area in the township, covering approximately 4,750 acres, most of which are platted into lots of one acre or more, including numerous five acre parcels. There are seventy single-family subdivisions in this Area with lots ranging from being small parcels along the Saginaw Bay that must be combined to obtain a large enough site to be buildable to larger one and two acre parcels within the third addition to Lagoon Beach Subdivision. Because of the Kawkawlin River and the alignment of major transportation routes, such as Old Kawkawlin Road, a number of lots in this Area are irregular in shape. Many parcels of five acres or more also have a long and narrow configuration. Most of the land east of Patterson Road is in industrial "holding," that is, only a portion of this Area is actually used for industrial/storage purposes. Excluding these industrial lands, the balance of Area F, which is used primarily for residential activities, covers approximately 2,960 acres and contains 1,740 single-family dwellings, with a gross singlefamily density of one unit per each 0.43 acres. About 47 percent of these units were built prior to 1950, with another 47 percent constructed between 1950 and 1980, and the balance, (six percent) were built since 1980. The estimated mean housing value for 1989 in this area is $43,050. In Area G, which is bordered by Lauria Road and Boy Scout Road on the north, the Kawkawlin River on the south and Two Mile road on the west, there are five singlefamily subdivisions, along with a substantial number of larger parcels ranging from five to 13 acres as well as one to five acre lots. As in Area F, most of the singlefamily housing borders major section and half section roads, with a core interior land mass that is undeveloped. There are approximately 709 acres in Area G, housing 703 single-family units, and an overall single-family density of 0.40 acres per unit. -48- " '• • • •• �• •II • • • • • • • • • • • • • • •I The estimated 1989 value of single-family housing within Area G is $52,878, with 41 percent being built prior to 1950, 53 percent constructed between 1950 and 1980, and six percent. constructed since 1980. Area H, which is essentially that portion of the Township north of Lauria and Boy Scout roads, contains 1,730 acres, much of wh_ich is in State Park ownership. Subtracting State Park property from the total acreage results in 930 acres used for private land uses, including single-family. There are 129 single-family units in this Area, with an overall density of one unit per each 2.0 acres. There are 1O singlefamily subdivisions in Area H, with eight of those located between the MCRR Railroad right-of-way and the Saginaw Bay. As with other plats along the shoreline that were recorded many years ago, these contain lots that are not individually wide enough to develop. Many of the housing units in Area H, however, are located along this waterfront. Inland parcels are long and narrow, with 'ring' development along major section roads and little or no interior development. The estimated mean value of single-family housing in this Area is approximately $46,800, with 32 percent constructed before 1950, 61 percent built between 1950 and 1980 and nine (7%) having been constructed since 1980. Table 7 provides a comparison of land use acreage by category and area over the past ten years (1979 and 1989). The 1979 acreages as taken from the 1979 Land Use Plan, with the figures redistributed from composition by Section to composition by Area and the 1989 tabulations are based upon aerial photographs. This table indicates that Single-Family Residential developments account for 22 percent of the Township's total area, and 43 percent of the Township's developed land, encompassing 2,126 acres or an increase of 61 acres over 1979. Area F, because it is the largest geographic Area in the Township, also has the largest amount of acreage (755 acres) devoted to single-family use. This Area accounts for 36 percent of all single-family acreage in the Township . Multiple-Family Duplex units are included in the analysis of multiple-family residential land use. Bangor Township contains approximately 650 multiple-family units, which accounts for nine percent of the Township's total housing stock. These units are generally adjacent to, or within, single-family residential areas and are compatible with singlefamily activities. Area A contains 300 units in four apartment complexes and eight duplex units. The largest of these is Bangor Downs, a 180 unit complex located off -49- �• • •II TABLE 7 BANGOR TOWNSHIP LAND DISTRIBUTION BY AREA 1979-1'989 Total A II Ill Ill II II • • • • • • • • • • B 1979 1989 % of Acres Acres Change % of Total Area 1989 C 1979 1989 % of Acres Acres Change E 0 % of Total Area 1979 1989 % of 1989 Acres Acres Change % of Total Area 1989 1979 1989 % of Acres Acres Change F % of Total Area 1979 1989 % of 1989 Acres Acres Change % of Total Area 1989 G 1979 Acres 1989 % of Acres Change 733 . 0 6.0 94. 9 755.0 5.0 91 . 6 3.0 -16.7 % of Tota l Area H 1989 1979 1989 % of Acres Acres Change · 3. 5 15.9 0.1 1.0 270.0 1.0 0.0 282.0 1.0 0.0 4.3 0.0 0.0 7.0 113.8 1.1 34.6 267.8 449.8 ·26.7 -32.2 0. 1 2.4 0.0 0.7 0.4 15.9 0.0 18.2 14.5 % of Total Area 1979 1989 % of 1989 Acres Acres Change % of Total Area 1989 1979 Acres % of Tot al Twp. 1989 % of Ar ea % of Acres Change 1979 Twp . Residential Single-Family 275.0 Mult i -Family 21.8 Mobile Home Parks 4.6 284 . 0 21.8 4.6 3.5 0.0 0.0 32.1 2.5 0.5 87.0 3.6 0.0 87.0 3.6 0.0 0.3 0.0 0.0 18.8 0.7 0.0 29.0 4.9 2.9 -20.3 227.0 0.0 0.0 3.2 0.6 0.3 3.0 58.9 2.8 0.0 0.6 58.9 2.0 9.8 ·80.0 0.0 ·28.6 222.0 16.4 a.a 1.1 0.0 a.o 37.8 2.8 o.o 219.0 16.4 a.a 0.1 12.7 0.4 2.1 0.6 23.6 17.9 3.2 2.2 25.2 1.5 1.6 267.0 6.7 -91.6 -so.a 95.0 6.3 0.0 1.1 a.a 0.0 32.4 2.2 a.a 137.0 0.0 8.8 140.0 0.0 8.8 1.8 0.0 51.3 0.0 0.0 94.0 6.3 a.a 0. 0 3. 2 0.4 4.3 0.3 0.3 a.a 6.4 4.0 6.9 0. 0 0.0 7.8 62.5 0.0 2 .3 1.2 0.0 0.2 0.5 -83.3 6.9 6.5 0.0 0.1 0.2 0.0 3.2 0.2 0.0 39.8 250.0 0.1 1.0 o .o 0.0 261.0 1.0 0.0 4.2 0.0 0.0 15 .1 0.1 0.0 2065 . 0 56.1 108 . 3 2126.0 55. 1 105 .0 2.95 -1.8 -3.2 21.3 0 .6 1.1 22 0 1 14.3 0.0 0.0 324.0 0.2 0.2 0.1 2.3 11. 7 165.5 29.3 13.2 256. 1 17 .6 12.8 54.7 39.9 0.1 1.7 0.3 0 74.7 90 . 0 20. 5 0.8 0 0.6 486.3 527 .9 8.6 5.0 5 0.3 45.9 1.9 11 4 .3 785.0 114 . 3 832 . 0 0.0 6 .0 88 .5 88.5 0.0 8 0 0.0 113 . 7 119.9 5.5 1.1 8.1 0.9 1.2 3.2 0.0 0.0 0.0 578.0 161.2 322.7 80.7 578.0 40.9 322. 7 80.7 0.0 -74.6 0.0 0.0 28.1 4456.0 4328.0 -3.0 Comr.ercial Convenience General Office Amusement 1.1 36.4 1.5 2.9 Industrial 49.2 36.1 -26.6 4. 1 0.0 1.2 0.2 a.a o.o a.a 0.0 1.2 1.2 0.0 0.4 2.6 20.7 1.5 51.1 -93 . 6 0.7 0.0 0.0 0.0 0.0 433.3 480.0 10.9 10.1 0.6 0.6 0.0 0. 0 0.0 9.8 0.0 0.0 0.0 6.9 6.9 0.0 4.4 0.0 0.0 0.0 20.2 0.0 27.0 24.6 20.2 38.0 27.0 24.6 0.0 100.3 0.0 0.0 0.4 0.6 0.6 0.0 0.0 0.0 6.2 794.0 33.0 0.5 20 . 0 20.0 0.0 0.0 6.2 0. 0 785.0 0.0 33.0 2.8 12.1 221.0 68.5 273.3 66.a 221.5 0.0 273.3 66.o 0.0 26.3 0.0 26.2 26 . 3 0.0 26.2 0. 0 0.0 0.0 a.a 4.7 0.0 5 .8 1.3 3.7 0.0 3.7 -4.3 54.3 349.0 2.2 0.0 0.9 2. 6 0.0 0.0 2.8 3.6 1.6 9.4 3.2 3.6 1.6 39.9 2 1 Public/Semi-Public Schools Parks Public Semi ·Public 72.5 72.5 0.0 8.2 0.0 0.0 0.0 0.0 0.0 21.2 27.4 29 . 2 3.1 4.5 4.5 0.0 0.0 a.a a .a 1.0 7.8 1.02 18.6 7.8 1.02 18.6 0.0 a.o a.a 1.3 0.0 0.2 3.2 0.0 14.5 24.8 14.5 24.8 0.0 0.0 4.9 8.5 0.0 1.1 0.0 Rights·of-1./ay Roads Railroads Rivers Utilities Undeveloped or Vacant 92.0 8.1 14.3 285.0 92.0 8.1 14.3 288 . 0 0.0 0.0 0.0 1.0 0. 1 0.9 0.0 1.6 32.5 38.6 27.6 38.6 27.6 0 .0 0.0 8.4 a a.a 6 0.0 236.0 228.0 -3.4 49.4 52 . 7 s.2 0.4 221.0 52.7 5.2 0.4 233 . 0 0.0 o.o 0.0 5.4 8.9 0.9 a.a 0.1 39.7 58 . 7 74.0 58.7 80 . 0 0.0 8.1 20.0 0.0 0.0 0.0 27.3 33.1 3.0 23.2 46.0 33.1 0.0 23.2 47.0 0.0 0.0 0.0 1.9 8.5 a.a 19.8 2703 2588 0.0 55.1 48.8 55.1 0.0 0.0 0.0 335.0 -4.0 45.8 534.0 523.0 -50- -2.0 6.0 1. 7 6 3.3 0 3 0.8 0 46.0 44 �of Alaire Drive, west of Euclid Avenue. This complex consists of 41 units on 16.5 acres and is approximately 20 years old, having been built in 1971. Other apartment complexes in this Area include Bay Manor (96 units in 2 buildings) located on the corner of Kiesel and North Euclid, Bramblewood Apartments (49 units) located off of Kiesel road, and an eight unit complex on Two Mile Road about one-half way between Wilder Road and Wheeler road. Area A, in effect, contains almost one-half of the multiple-family housing units within Bangor Township. There are 63 multiple-family units in Area B, including one six unit building and three four unit buildings on North Chilson, two four unit and two six unit apartment buildings on Webb Drive and one four unit complex on Mosher Drive, as well as other four unit apartments distributed within this Area. Area C contains 188 apartment units, the largest being Orchard Manor (77 units in 7 buildings) located east of Morningside Drive off of Midland Road. Other multiplefamily housing in Area C includes a 49 unit co-op on Kiesel, a 24 unit on N. Woodbridge, an 18 unit on N. Union, and a 1o unit on Columbian Street. There are also several four unit complexes in this Area. Area D contains 93 apartment units, most of which are in three and four unit buildings. The largest is Brennan Apartments, consisting of 44 units in seven buildings on Shirwinjo Drive. There is also a 28 unit complex comprised of seven buildings on Gies Street near U.S. 10, as well as other smaller three and four unit structures within this Area. "• • • • • • • Area E contains no multiple-family units and Area F has 60 apartments in complexes of three, four and five or more units. There are two six unit and two five unit apartments as well as a number of three and four unit complexes spread throughout this Area. Area G has one five unit complex and Area H contains one seven unit complex. Most of the multiple-family dwellings within Bangor Township were built during the 1960's and 1970's, with several having been constructed during the 1940's and 1950's. There were no multiple-family units constructed during the 1980's. Most duplex and triplex housing units are older large single-family buildings that have been converted to apartments. Map 6 displays the general distribution of multiple-family housing within the Township, excluding two and three unit structures . -51- �In total, multiple-family housing encompasses just over 56 acres and accounts for only 0.6 percent of the total Township area. The largest amount of acreage devoted to multiple family development is in Area A, west of Euclid and north of Kiesel. This Area accounts for almost 40% of all land which contains multiple-family housing. Mobile Homes Mobile and modular housing, because of its affordability, has become a popular alternative to "site" built housing over the past 20 years. Traditionally, mobile homes have, in most communities, been restricted to mobile home parks, which are regulated by the State of Michigan. The Michigan Supreme Court, within the past 1O years, has in effect lifted that restriction by ruling that mobile homes must be treated equally with site built homes in the application and administration of local ordinances. Consequently, mobile homes can legally locate anywhere within the Township, subject to reasonable restrictions that would require such homes to meet the same general standards that would apply to site built homes. The result is that the character of mobile homes as an alternative housing type could change from a restricted mobile home park setting to being more incorporated into standard residential neighborhood settings. The Township has, through its current zoning ordinance, in effect restricted all new mobile homes that do not meet specific requirements to mobile home parks, while allowing existing mobile homes located outside those parks to be "grandfathered" in under the existing ordinance. There were 541 mobile homes in the Township in 1979. Since that time, several new mobile homes have been located on lots outside of mobile home parks. Six State certified mobile home parks are located in Bangor Township, four in Area F, one in Area A and one in Area E (see Map 6). These parks contain a total of 583 spaces and there are currently no vacancies. In 1979, Area A contained 23 mobile homes, all in Valley Circle Mobile Home Park and each occupied by the owner. In 1989, there were 25 mobile homes in this Area. No mobile homes are located in Area B, Area C, Area D, Area E and Area G. Area F contained 454 mobile homes in 1979, of which only 28 were occupied by renters. The majority of these mobile units were in the five mobile home parks existing at that time. In 1989, there were an estimated 514 mobile homes in Area F, including about 20 that were outside of mobile home parks on individual lots. Area E housed 64 mobile homes, all in Oak Ridge Mobile Home Park in 1979. Presently this Area -52- ' : • • �contains 65 mobile units. The acreage within the Township devoted to mobile home parks decreased from 108.3 acres in 1979 to 105.0 acres in 1989, due to the closure of a 3.3 acre park on State Park Road between Wheeler and Wilder roads. Mobile home parks comprise 1.1 percent of the Township's total acreage. Commercial In 1979, commercial parcels (retail, service, office) covered 261 acres (or 2.7% of the Township's land area). By 1989, commercial properties had developed or were proposed for development on 377 acres (4% of the Township). The majority of these properties are located along South Euclid Avenue/Huron Road and Wilder Road. Both of these thoroughfares are major arteries with "vehicular" highway oriented retail and service businesses that have their own off-street parking. Euclid Avenue is an established commercial corridor with businesses consisting of general merchandise and specialty stores, including food stores, restaurants, department/variety stores, lumber and building material stores, household appliance stores, mobile home and boat sales, furniture stores, and other similar outlets, as well as service-oriented businesses (banks, automotive repair), and recreation-related businesses (bowling alley, skating rink). These include businesses located within the 20 ± acre North Pointe Mall at the corner of Euclid Avenue and Wilder Road. ~ • • • Wilder Road, running east and west through the Township, and bordering the City of Bay City, is an evolving commercial corridor, with newer convenience service outlets recently constructed on the south side of the street (in Bay City) and the 600,000 square foot Bay City Mall, which is currently being built on the majority of a 74 acre parcel at the corner of State Street and Wilder Road. This regional mall, which will contain 93 stores, including three anchor stores is expected to serve a multi-county area. Consequently, the "spin-off" effects of this development, in terms of additional commercial and possibly multiple-family housing development in the general area should be substantial. As a matter of fact, a new shopping center, the Bangor Plaza, has recently been proposed on the west side of State Street at the intersection of Wilder Road. This facility will contain over 280,000 square feet of retail space on 29.63 acres and is being constructed by the developer of the Bay City Mall as a complementary shopping area. Other commercial activities occur in "spot" locations throughout the Township, many within the general vicinity of the State Park to serve the convenience/recreational needs of Park visitors as well as local residents along the shoreline. These activities are often interspersed among residential land uses along major streets . -53- �In addition to existing improved commercial properties, there are 49 undeveloped parcels that are either zoned commercial or zoned residential and could presently be considered by the Township for use as commercial or industrial property. These parcels total almost 341 acres and are mainly concentrated along Old Kawkawlin Road, Wilder Road and North Euclid Avenue (see Map 7). If these were all developed as commercial properties (excluding multiple-family housing), the total potential commercial acreage within the Township under existing circumstances would be 722 acres, or 8 percent of the Township's total land use. Because of the Euclid Avenue Corridor and the emergence of shopping malls on Wilder Road, the majority of the Township's commercial land uses are concentrated in Areas A, B and F. These three areas accounted for 70 percent of the total commercial activity in 1989. Overall, about 68% of all commercial land uses are general (comparison shopping) stores, mostly within the Euclid/Wilder corridors, while only 13.2 acres, or 3.5 percent are devoted to convenience commercial operations (party stores, small grocery stores, drugstores, branch banking, etc., catering to day-to-day needs). The largest "concentration" of convenience stores is in Area F, which has 7 acres devoted to this use. Office uses occupy very little acreage, (17.6 acres) or 0.8 percent of the Township's area, and consist of medical facilities and professional and real estate offices. About 65 percent of these uses are distributed along both the M-13/Euclid Avenue Corridor in Areas A and D. Some of the offices have been developed in older residential units which were caught in the transition from residential to commercial use. The development of a residence into office use is usually less expensive than leasing new office space or constructing a new building. Uses in the amusement category presently encompass about 90 acres of land. These uses include the amusement facilities located along State Park Road between the railroad and Euclid Avenue, the driving range at the northwest corner of Beaver Road and Euclid Avenue, the Bay Harbor Marina at the end of Wilder Road, and those scattered along the M-13/Euclid Avenue Corridor. Also included is the health club on Euclid Avenue between Kiesel and North Union Roads, Skateworld Roller Rink south of the North Pointe Shopping Center and the Bay Lanes bowling alley. -54- '• • �----------~~~~~~~~~ ,,;.~ ..,~ 'f, ! I . ..,.L ~ ... ~ ~Q-...... ,,, 8_.1- ! 11 I EE If' IJ '?7\m=rl ciTYfJIIIAYCl'TY I (.11 (.11 I MAP7 legend PARCELS PARCELS FOR POTENTIAL COMMERCIAL/INDUSTRIAL DEVELOPMENT (CURRENTLY UNDEVELOPED) _,,., . @I Gove Associates Inc. �Industrial Historically, a substantial amount of Township land, particularly those parcels adjacent to the Saginaw River, have been devoted to industrial/warehousing uses. This was a standard use of shoreline areas throughout the country during and after the Industrial Revolution when bodies of water, including rivers, were treated as resources for transportation of both supplies and finished products as well as depositories for raw waste. Most of the industrial related land within the Township is located along the Saginaw River. Of the total 527.3 acres of industrial property in the Township, over 300 acres are concentrated east of Patterson Road Along the River in Area F. Ill • • • • • •I I I. I I The majority of the industrial activity along the river involves processing and storage of chemicals and fuels. Much of the acreage in this vicinity is owned by the Dow Chemical Company and is currently vacant. Approximately 1,024 acres are currently owned by Dow Chemical Company in Sections 3, 10, 14 and 15 adjacent to the Saginaw River. Dow Chemical which is the largest single land holder in the Township, utilizes about 200 acres for actual industrial and manufacturing/ warehousing, while retaining the balance of their property as undeveloped open space. Other corporate holdings along the Saginaw River shoreline include 69 acres owned by Union Oil Company, 85 acres owned by American Oil Company, 70 acres owned by Delta Petroleum Corporation and 31 acres owned by Total Pipeline Company. These holdings are primarily storage tanks for chemicals and oil products that were at one time shipped into and out of the area by freighter. There are also docking facilities for receiving and shipping along this part of the river. This area is consequently well suited for water shipping facilities and for other industrial activities . It would also, as an alternative, provide a potentially desirable setting for planned unit development. The capacity of this area to maintain any additional type of development may be limited however, because of the possibility of environmental contamination. There are several storage tanks along the river, south of Wilder Road that are currently being dismantled and the immediate area is being cleansed of contaminants. Also included under this category is the large Consumers Power office and maintenance operation on Wilder Road and the many small industrial uses such as machine shops, manufacturers, salvage yards, trucking, warehouses and pipeline related uses. Much of the area adjacent to M-13, north of Wilder Road, now has a mixture of both commercial and industrial uses; however the trend appears to be ' -56- �~ toward additional commercial development. The west side of Patterson Road is developing as a mixture of industrial and residential land uses, often with the occupant residing on the same property as the business. This is not necessarily an incompatible use of land, as long as the industrial operation is at a scale and type that does not conflict or interfere with the adjoining residential activity. The total amount of land developed for, or oriented toward, industrial activity (including manufacturing, storage and shipping) is about 528 acres, or 5.5 percent of the Township. This represents an increase of 8.6 percent, or 42 acres, over 1979. A good portion of that development occurred along Patterson Road. Area F contains the largest amount of land devoted to industrial use (480 acres, or 91% of all industrial land in the Township). This is an increase of about 11 percent over the 430 acres of industrial land in the Area in 1979. Other Areas, such as B and H, also experienced increase in industrial land use (1.2 acres in Area Band 9.8 acres in Area H) while others such as Area A, actually saw a decrease in industrial land use (from 49 acres in 1979 to 36 acres in 1989). Public/Semi-Public Uses Public and semi-public uses occupy approximately 1, 138 acres or 11. 7 percent of all Township land uses. Public uses include school buildings and playgrounds, hospitals, Township and State park properties. Semi-public uses include fraternal organizations, churches and institutional uses. These uses serve the residents of the local community as well as a regional clientele. School Related Bangor Township operates its own school system from administrative offices located at the southwest corner of Wheeler Road and Old Kawkawlin Road. The Bangor system maintains thirteen buildings, including 6 school buildings - four elementary schools, one junior high, one high school, all of which are located in the Township. In addition the Bangor South School is used tor adult education programs and the Bangor Edison School building is leased to the Bay-Arenac Intermediate School District (see Table 8). These buildings are housed on approximately 114 acres, with Area A containing over 60 percent of the Township's school acreage, primarily the junior and senior high schools. These two facilities located on Kiesel Road encompass 63 acres. The bus garage and maintenance barn are located adjacent to the administrative offices. The School District's student enrollment has decreased -57- ,.• • • • • '• • • • "• • •I •I �• • •1111 • • "• • "• "• • • • •I TABLE 8 TOWNSHIP SCHOOL FACILITIES BANGOR TOWNSHIP, BAY COUNTY, MICHIGAN - 1989/1990 School Facility Location Central Elementary Between State Park and State Road north of Wheeler Road Edison Elementary Acreage 1978/1979 4th Friday Count* 1989/1990 4th Friday Count* 14.00 460 335 North side of Midland Road west of Euclid Avenue 7.80 270 ** Lincoln Elementary Intersection of Lauria and Euclid Avenue 6.16 457 302 North Elementary West side of Revile Road north of Pembroke Road 6.92 234 187 South Elementary West side of State Road north of Wilder Road 5.00 145 *** West Elementary North side of Wilder Road east of Two Mile Road 9.46 401 337 Junior High North side of Kiesel Road between Two Mile Road and Euclid Avenue 23.00 622 615 John Glenn Senior High North side of Kiesel Road between Two Mile Road and Euclid Avenue 40.00 1,414 930 4,002 2,706 Administration Building 2.00 TOTAL *4th Friday student population supplied by School Administration. **Building leased to Bay-Arenac Intermediate School District. ***Building used for Adult Education . SOURCE: Bangor Township School -58- �over the past ten years by 32 percent, and is anticipated to continue to decrease over the next three years. This decline is expected to be reversed, however, with an increasing enrollment of students in the early elementary grades. Should a future increase in enrollment result in the demand for additional space, both the South and Edison school buildings can be reverted back to elementary schools. The Township has a Recreation Commission which is responsible for planning, scheduling and implementing a Township recreation program. The Commission has a cooperative agreement with Bangor Township Schools by which school facilities are made available for the recreation program. All of the School District's facilities are equipped with baseball diamonds and playground equipment. Central, Lincoln and Edison elementary schools, as well as the junior high, also have outdoor basketball courts. The junior and senior high schools also have gymnasiums and other outdoor sports amenities. A jogging track and tennis courts are currently being constructed at the high school for community recreation use. Park Lands At the present time, the Township owns 38 acres east of Patterson Road that is used for organized community athletic recreation, such as soccer and flag football. A community park at one time was planned for a 30 acre parcel owned by the Township at the corner of Lino and Bangor Roads. This acreage was platted as part of Addition No. One to Bay Side Park Subdivision. However, for various reasons, the park was never constructed. There are also approximately 794 acres of state park and game preserve land within the boundaries of Bangor Township. These State owned lands include the Bay City State Park (approximately 235 acres) located along the bayshore between Euclid Avenue and State Park Road and the Tobico Marsh and Interpretive Area located north of Beaver Road. Both the State Park and Interpretive area provide unique recreational opportunities. The Tobico Marsh Area provides a nesting place for a variety of wildlife as well as spawning ponds for fish. The Bay City State Park contains 263 campsites along with a small launch site for catamarans, a swimming beach (approximately 1/4 mile long), dumping station, restrooms and showers, picnic shelter, nature center and hiking trails. The State recently purchased the old D&M Railroad right-of-way running through the park, and approximately 9 acres at the corner of State Park Road and Euclid Avenue. A trail is presently being constructed to connect the campground to the Tobico Marsh Area. Total public park lands account for 8.6 percent of the Township. -59- • • • • • •II • '• • • • • • "• • • �• • • • • • • •,. • • • • • • "• • Public Property The present Township offices and main fire station occupy a 2.0 acre parcel on the north side of Wheeler Road, east of State Park Drive. The County Council on Aging recently relocated in the Township Hall from the Bangor South School. A second fire station is located on a 0.32 acre parcel on the north side of North Union Street, east of Euclid Avenue . Other publicly owned properties include the 13 acre County Drain Commission garage on the south side of Wheeler Road, west of State Park Drive; the old water treatment plant property (10.8 acres) located on State Park Road, north of Lagoon Beach Drive; the 22.2 acre Bay Metropolitan Water Treatment Plant, on the east side of Euclid Avenue, north of Lauria Road; the 25 acre Bay County Wastewater Treatment Plant facility, located on the east side of Patterson Road, north of Wilder Road; the 19 acre retention basin and pumping station located between Old Kawkawlin, Wilder and State Park Roads and the MCRR right-of-way; the 14.5 acre retention basin located at the rear of the hospital property on the north side of the US-1 O bypass into Bay City; a newly constructed retention basin north and east of the Bay City Mall; and the Michigan State Police Post on .74 acres on the west side of Euclid Avenue south of the Michigan Central Railroad tracks. Public property encompasses over 88 acres within the Township, accounting for less than 1 percent of the Township's geographic area. Semi-Public Uses The semi-public land use category includes 120 acres of land generally consisting of relatively small parcels scattered throughout the Community. Much of this acreage is church related (there are 17 churches within the Township, located on parcels ranging from about 0.6 acres to 20 acres in size). Also included in this classification is the 68 bed Bay Medical Center West Campus on the south side of Midland Road, between Euclid Avenue and Two-Mile Road; the 126 bed Bay Shore Nursing Home located east of and adjacent to the hospital; the Bay County Y.W.C.A. on the north side of Midland Road between Euclid Avenue and Two-Mile Road; a small pet cemetery on the east side of Two-Mile Road, north of M-13; a UAW Hall located on the north side of Wilder Road, west of Patterson Road; and the telephone switching office on the east side of Euclid Avenue, north of Wilder Road. Semi-public uses, which have increased by 5.5 percent over the past 1O years, account for 1.2 percent of the Township's total acreage . -60- �Undeveloped Lands This category includes a total of 4,328 acres of land, and a few scattered parcels here are being cultivated for agricultural activities. Since 1979 approximately 263 additional acres of previously vacant land have been developed for various purposes, mostly general commercial, single-family residential, state parks and industrial. About 60 percent of the Township's vacant undeveloped parcels are located in Area F, primarily east of Patterson Road and north of Lauria Road, as well as the section bordered by State, Wheeler, Zimmer and Patterson Roads. As mentioned earlier, there are irregular patterns of platting within this area and the existing 5 and 10 acre parcels on the perimeters of the sections in Area F contribute to larger interior lots that could potentially be developed. Currently, almost 45 percent of the Township is undeveloped, compared to 46 percent 10 years ago. Shoreline The most predominant natural feature associated with Bangor Township is its 5.6 miles of shoreline along the Saginaw Bay, 4.6 miles of Saginaw River shoreline and approximately 3 miles of shoreline on each side of the Kawkawlin River. Within those shoreline areas are four primary classifications of land use: residential, industrial, recreational and undeveloped. Shoreline residential land uses occur within the 14 residential subdivisions along the Saginaw Bay. These are parcels that were platted a long time ago and contain small (narrow) lots (25' x 80' and 20' x 125') that promoted high density residential development over the years. Today, two or three of these lots must be combined to form one buildable lot. Most of the shoreline from the northernmost Township limits to the Bay City State Park is residentially developed, with a limited number of remaining vacant buildable sites. Those shoreline parcels east of State Park Road are also developed as medium/high density residential to a point west of the Sunset Shores Yacht Club and Bay City Yacht Club at the mouth of the Saginaw River. This stretch of shoreline is also substantially developed in residential use, although there are still several building sites left. Certain portions of the Saginaw Bay shoreline are designated as a Natural Vegetation and Wetlands Area. Most of the Shady Shore Subdivision in Area F is a Natural Preservation Area (see Map 5) meaning there are certain species of fish and wildlife in the area that are protected under the Shoreland Protection and Management Act of 1970. This area, as well as most of the shoreline -61- • • • • • • • • ' '• ' ' '• "• • �• • • • • • • • • • • • • • •I I I I within the Bay City State Park are also designated as high risk erosion areas under the same Act. Under the Act, dredging, filling, grading, alleviation of natural drainage, and vegetation placement of permanent structures and farming require a permit from the Michigan Department of Natural Resources (MDNR). A permit is also required for a permanent structure in a high soil erosion area and the structure must meet or exceed minimum established setback requirements. The lands adjacent to the Saginaw River are predominantly undeveloped between the MDNR boat ramp at the mouth of the River to the Bay Harbor Marina north of Wilder Road. Most of this undeveloped shoreline area (approximately 1.6 miles) is owned by Dow Chemical Company, with a portion (about 0.3 miles) owned by Union Oil Company. Much of that undeveloped shoreline is wetland. The balance of the shoreline south of the Bay Harbor Marina (approximately 2 miles) is used for bulk storage and shipping. These parcels are owned by various corporations, including Dow Chemical. The Township shoreline has been developed over the years into the variety of uses described above. The intent of development along the Saginaw Bay shoreline along with the state owned property and environmentally sensitive lands in this area ensure that this portion of the Township's shoreline will likely remain as it is today. At the same time there will likely be some properties in which transition will occur from one use to another, such as the re-development of the Wenona Beach Trailer Park site into condominiums and the old Bay City Water Works Building into a residential or commercial use. The Saginaw River Shoreline presents a unique situation because of the wetland near the mouth of the River and the existing storage tanks and shipping facilities south of the Bay Harbor Marina. The ultimate use of this portion of the riverfront will depend upon the economic stability of bulk cargo shipping, the degree of demand for waterfront access by the public and developers and the environmental condition of the area . Synopsis Bangor Township is primarily a residential community. However, its close proximity to Bay City and the relatively undeveloped (and hence less expensive) character of the land west of the city limits were key factors that contributed to the establishment of the linear commercial development of Euclid Avenue. The ability to provide off street parking along with newer buildings lending themselves to modern merchandising techniques, make Euclid Avenue a commercial center not only for Bangor Township, but for the entire Bay City area. Commercial growth is still occurring within the Township, but along a different thoroughfare. Wilder Road, particularly -62- �east of Euclid Avenue, is quickly developing as another major commercial corridor that will service the greater Bay City area. The two commercial malls now being constructed or proposed for. construction, will create a substantial change in surrounding land uses along Wilder Road. While single-family development remains the single largest category of developed land use within the Township, the number of new single-family houses has decreased substantially from the housing activity that occurred in the 1970's. This can partly be attributed to a slower growth rate in the entire Bay City area, as well as a substantial increase (nationally) in the cost of housing. Surprisingly, no multiple-family units have been constructed within the Township during the past 10 years. The increasing number of elderly persons, the high cost of home-ownership and the low rental vacancy rates in the Bay City area may indicate a demand for additional multiplefamily housing. Mobile homes are generally confined to mobile home parks, with relatively more strict requirements set forth in the Township's zoning ordinance for placement of mobile homes outside of mobile home parks. With an existing capacity of 518 mobile home spaces, mobile homes along with multiple-family dwellings have been utilized as alternatives to home-ownership for lower income households. Industrial land uses within the Township are not cohesive or organized. Rather than being confined to improved industrial parks, which are designed specifically for industrial activities, such uses are distributed in a random manner throughout the Township. This incudes scrapyards in various locations that are subject to alternative future development. Most recently, properties bordering the west side of Patterson Road are being developed for industrial uses, often associated with on site residences. Historically, much of the Township's industrial activity was related to storage of chemical and petroleum products along the Saginaw River for water transport. Several of those tanks are in the process of being dismantled. While such use of the shoreline is valid for Great Lakes shipping, it is not necessary to devote so much land for storage or shipping activity as in the past. Changing economic conditions, environmental concerns, and recreational needs warrant a greater use of the shoreline for public access, recreation and environmental preservation activities. -63- • • �• • • • • • •~ • • • • • •I I I I I The overall character of the Township's public and semi-public uses has remained substantially the same (except for additional land added to the State Park) over the past 10 years. The Township School system has experienced a decrease in enrollment and consequently reduced the number of schools in the system from 8 to 6, although the two now used by other agencies are still owned by the school system and can be reverted back to school use when needed. The newest building is about 25 years old, with other buildings having been made more energy efficient. Unless there is a substantial increase in student enrollment over the next 20 years, it is not likely the Township will require an additional school. It might be necessary, however, to replace or upgrade one of the older structures during that period. While the Township owns several large parcels, the ball fields on Patterson Road are the largest developed parcel owned by the Township and the only Township owned park/recreation facility. The Bay City State Park and Tobico Marsh State Game Area comprise the largest recreation/preserve area in the Township. These state lands will likely continue to improve their facilities and attract more visitors, impacting the volume of traffic using Euclid Avenue and State Park Road. This land use will likely precipitate additional convenience commercial enterprises in the northern portions of the Township . The existing lot split configuration in the Township, especially in Area F, is inefficient for full development of the Township. However, it is also conducive to retention of open spaces. The projected growth within the Township over the next 20 years does not require that these larger interior parcels be developed. Their ultimate development will, however, depend upon the Township's adopted goals and objectives which will in time impact the area's future growth rate . Overall, according to Table 7, the development of general commercial land uses, particularly the two malls on Wilder Road, have had the greatest impact on the Township over the past 10 years. The addition of 91 acres of general commercial land use represents a 54.7 percent increase over that land use in 1979. Office and amusement land uses have also increased at a relatively high rate, although the acreages devoted to their use are comparably small. An additional estimated 61 acres of single-family residential use have been added to the Township's land use inventory (a 2.9% increase) since 1979 and this category continues to be the predominant developed use within the Township, encompassing 22 percent of all land and water areas. Industrial land uses have increased over the past ten years largely due to new development along Patterson Road. Undeveloped land, while still -64- �a large portion of the 15+ square miles of the Township, continued to decrease at a low rate as new commercial and residential development takes place. The development characteristics portrayed by these trends displayed in Table 7 point to a relatively slow change within the past 1O years. The pace of these changes in the future will depend upon national and areawide economic conditions as well as the land use policies and implementation efforts developed in this plan and adopted by the Township. -65- • �Road and Railroad Analysis II Existing Conditions The primary roads in Bangor Township are Euclid Avenue (M-13), which is the northsouth commercial core of the Township and Wilder Road, which is a rapidly developing east-west corridor with a growing traffic volume between 1-75 on the west and Bay City to the east. Wilder Road is an extension of M-15 running through Bay City. Euclid Avenue becomes M-247 north of Schumann Road to State Park Drive. M-13 continues in a north/northwest direction to Standish, becoming Huron Road north of Wilder Road. Another major transportation route is the US-1 O Business route which runs in an east-west direction through the southern portion of the Township and provides access to 1-75 and M-13. There are also 14 county primary roads within the Township with a total length of 30.4 miles. • • • • • • • •I I I Road Classifications The network of streets in Bangor Township may be defined in a functional hierarchy, by evaluating the size and use of the road, and the land uses it serves. This includes: Arterial (e.g. M-13 and Wilder Road): Relatively high capacity roads which provide unity throughout a contiguous urban area; medium speed/capacity roads for intracommunity arterial highway system. Should have minor access control and channelized intersection. Approximately 15 miles of arterial roads exist within Bangor Township. These consist of Euclid Avenue, Huron Road, Wilder Road, State Park Drive, Business Loop 1-75 (M-10) and Midland Road. Euclid Avenue and Wilder Road are 5 lane arterials . Collector (e.g. Bangor Road): Relatively low speed/low volume street, typically two lanes, for circulation within and between neighborhoods. The roads serve generally short trips and are meant to collect trips from local streets and distribute them to the arterial network. The Township currently contains over 24 miles of collector streets. -66- �Local Streets (e.g. Richmark Lane): Low speed/low volume roads which provide direct access to abutting land uses. Nonconducive to through traffic. There are approximately 34 miles of local streets in the Township. Daily Traffic Volumes Twenty-four hour traffic counts (using automated counters) have been taken at various locations along county primary and state trunkline roads within the Township in different years. These counts vary from 400 vehicles per 24 hour period on Two Mile Road south of Midland Road (count taken in 1983) to 28,250 vehicles per 24 hour period on Euclid Avenue south of Midland (in 1988). In general, the heaviest traffic volumes are on Euclid Avenue between Wilder Road and Fisher Road, which has an overall average volume of approximately 26,130 vehicles per day (counts taken in 1983 and 1988) and along Wilder Road from east of Two Mile Road to Patterson Road, with an average volume of 19,854 vehicles per day. These counts were taken in 1983, 1984, 1987, and 1989 (see Appendix 8). Traffic counts taken over a seven year period between 1983 and 1989 suggest that the heaviest traffic volumes within the Township are generally carried on north-south roads, with the southern half of the Township retaining the largest volumes. Map 8 depicts these 24 hour traffic counts. The development of the Bay City Mall and the Bangor Plaza will bring a substantial increase in the traffic on Wilder Road, as well as State Road between Wilder Road and Wheeler Road. Travel time to work is a valid indicator of the general direction of travel flow during the week. Overall, in 1980 about 34 percent of employed persons in the Township took from 5 to 15 minutes to travel between work and home, while 42 percent took 16 to 30 minutes, 16 percent took between 31 to 44 minutes and only about 4 percent each took less than 5 minutes or more than 45 minutes. When analyzed, 35 percent to 40 percent of all workers in Areas A, B, C, D and F required 5 to 15 minutes to travel between work and home, compared to 19 to 22 percent in Areas E, G and H whose work trips require that much time. Conversely, those "close-in" areas (A, B, C, F) had a lower percentage of resident employees who took 16-30 minutes to travel to work than Areas E and G, where 58 to 63 percent of the work trips were 16-30 minutes long. In effect, since almost one-half of all residents' work trips take 16 to 30 minutes, it is likely that a high percentage of Township residents work in Bay City and other locations within a 30 minute driving time radius. _.,,,67- �________ ..... -,;..,.. '1,- ~ ! i d> ,..,_ ! 6 h~ ~ \, 0 ()~ ~ ~ TRAFFIC COUNTS (24 HOUR PERIOD) Q,\,_.., ! iii 1 11 11 • • •· ~ • llllllll,~ 'i .l,.L "..!~ II ~Gl'-v..,,_ • & y ! f !) --a ,, t ,. • ~ I S~ • i aff I :J"l ::0 I 0, MT Cffl' ST II Cffl'OIMY~ MAP 8 TRAFFIC COUNTS @I Gove Associates Inc. �Sidewalks, Curbs and Gutters The majority of the Township's streets are essentially paved or seal-coated. Of the approximately 73 miles of streets within the Township, about 25 percent are improved with curb and gutter. These are primarily located within residential subdivisions in the Township and along the major arteries such as Euclid Avenue and Wilder Road. • • • •II • •I •I I I I There are a limited amount of sidewalks within the Township. As with curb and gutter, the majority of the sidewalks are located in residential subdivisions, and most of the sidewalks that do exist are in the older subdivisions adjacent to the Euclid Avenue corridor. Sidewalks in the Township are maintained by property owners. In essence, while about 25 percent of all roads in the Township contain curbs and gutters and/or sidewalks, the majority of collector and local streets do not have curb, gutter and sidewalk improvements . Railroads Until recently the Michigan Central and Detroit and Mackinac Railroads owned approximately 10.4 miles of railroad rights-of-way within the Township. This included 6.2 miles of railroad running through Essexville and north along the Saginaw Bay which has been abandoned by the railroad and the tracks have been removed. This right-of-way is presently being sold to private and state entities (e.g. the Bay City State Park). The balance, about 4.2 miles, is still being utilized on a daily basis by both railroads to provide freight service to Northeast Michigan and Midland. These active rights-of-way traverse through areas of fairly dense activity and intersect major thoroughfares (Euclid Avenue in two locations, Wilder Road, Wheeler Road, and Two Mile Road). The D&M and Central Michigan Railroad share the same trackage and operations. The Wenona Switch Yard located between Wheeler Road and Euclid Avenue, undertake approximately 30 switching operations per day, which require the blocking of either Euclid Avenue or Wheeler Road for short periods of time. These operations occur five days a week. In addition there are presently four 'through' trains per day going south each day during a six-day week and five through trains going north every other day. There is also one trip per day to Midland and back (at night) on the rail line running across Euclid between North Union and Midland Road. This trip occurs five nights per week, with an average train length of 15 to 20 cars. -69- �Alternative Transportation Methods Other than by private vehicle, Bangor Township's only other forms of transit are via the Bay Metro Transit Public Bus System and the Bay Dial-A-Ride (DART) system for senior citizens and handicapped. The Bay Metro Transit System is an areawide public bus system with two routes in Bangor Township. The routes run on Midland Road, North Union Road, Euclid Avenue, Kiesel Road, Wilder Road, Euclid Road, Beaver Road and State Park Road, providing linkages to other routes within and around Bay City. The closest commercial airport is the Tri-City International Airport in Freeland, approximately 15 miles southwest of Bangor Township. Synopsis There is a relatively high volume of traffic using the arterial and collector streets within Bangor Township. The existing arterials can be expected to experience an increase in traffic volume over the next 20 years, especially Wilder Road. If private development and public access along the Saginaw River increase, and if some of the existing single-family areas along the Saginaw Bay are converted to higher intensity condominium development, there will likely be a need for an improved collector road system, capable of carrying a higher capacity of local traffic within those areas. As stated in the 1981 plan, some areas are dependent upon a single access road, which could be an obstacle to quick emergency response. The Tobico/Bayshore area and the Shady Shores Subdivision are examples. Although most of the roads in the Township are paved or sealcoated, there are still several local gravel roads that will eventually need upgrading to a bituminous surface, as development along these roads increases. Should large interior parcels, such as those located in Areas F and H be developed, they will require new access as well as local roads. Additional volumes on arterial roads may eventually impact other existing streets. It may be necessary, for example, to eventually widen Wheeler Road or construct a new arterial or collector to accommodate excess traffic from this arterial, or the Township may have to separate truck traffic by reassigning truck traffic on Wheeler Road to another designated truck route. It should be noted that the Euclid Avenue/ Wilder Road intersection has had the highest accident rate in Bay County over the past three years. -70- • • '• • " ; • •I I I I I I I I �• • •· • • • "" • "• • • •• The existing railroad rights-of-way in Bangor Township in effect divide the Township into two separate areas for emergency response capability. Fire and ambulance equipment cannot always use the most direct routes to an incident because of the railroad's street crossings. Currently the volume of traffic using these tracks is relatively high, although traffic is typically detained for five minutes or less near the Wenona Switching Yard between Euclid Avenue and Wheeler Road. While the amount of railroad activity is expected to decrease over the next twenty years, these crossings are obstacles to efficient traffic flow . In general, as additional commercial, and in some instances residential land uses evolve with the Township, increased traffic volumes will likely require new or expanded transportation routes. • •I -71- �• • " "• • • • • • • • • •I PART II FUTURE LAND USE �• Introduction • "• • • • • • •II I �INTRODUCTION Up to this point, the text has defined and analyzed past and present data and information that comprises Bangor Township and its immediate area. In Part I, the Township's characteristics relative to population, housing, land use, natural resources, and community facilities were described individually and as integral components of the area's total economic, human resource and physical (land use) system. Part II relies on that analysis to formulate a development plan for the next 20 years. This Plan sets forth the various components that will comprise Bangor Township, given the opportunities that are currently available and will likely be available at some future time for residents and elected and appointed officials. • • • • • • If trends over the past 10 years continue, the Township will not grow substantially in terms of quantity (new residents and new businesses). However, Township officials consider controlled growth in population, housing, commercial and industrial activities to be desirable. Consequently, this Plan proposes policies and programs that will in effect attempt to accelerate the Township's growth rate of the past decade, understanding that the impetus for such change is also dependent upon regional and areawide influences, particularly economic growth. At the same time, the Plan realizes the importance of promoting and setting forth the need for revitalization of those elements that now comprise the Township to consistently improve and maintain the area's quality of life. The format for describing _this development plan consists of identifying its individual components - i.e., the individual plans and programs for residential, commercial, industrial, transportation, parks and recreation, community facilities and services, overall land use, natural resources conservation and improvement, and overall sense of community. Each component is described in terms of its goal, objectives and policies, land use pattern, narrative description and implementation program, for easy reference and assessment. -72- �.. .. .. .. . .. ....-. •••••• LEGEND • SINGLE-FAMILY RESIDENTIAL • PUBLIC - INSTITIJTIONAL MULTIPLE-FAMILY RESIDENTIAL FTI Wil PUBLIC - RECREATIONAL MOBIL£ HOME PARK r.::J GREENBaT ~~gu ~ INDUSTRY ~ COMMERCIAL - RECREATION/AMUSMENT ii mmm lllillill PLANNED UNIT DEVELOPMENT (PUD) ~ ' ' ::<: ... ', ... o Ml:xnJRE - RESIDENTIAL/COMMERCIAL rm • f##] OFFICE Ml:xnJRE - COMMERCIAL/OFFICE INDUSTRIAL/WARB-iOUSING • • B COMMERCIAL - RETAIL/SERVICE INDUSTRIAL PARK Ml:xnJRE - RESIDENTIAL/INDUSTRY PROPOSED ROADWAY UTILITIES RIGHT-OF-WAY :COT'rlllit. ! LA~A lfoAD ' ~ ioY- SCOUT - ~ ~,§ a !I ·ff~ n ' F ' : : ~ -· .. .., """"" OT'r' <S BAY OTY BANGOR TOWNSHIP FUTURE LAND USE MAP 1" I ....... w I = 3000' EB MAP 9 FUTURE LAND USE @ Gove Associates Inc. �l I I I I I I ~ I I I I I I I I I Overall Land Use �I I I I I I I I I I I I I I I I 1· I I OVERALL LAND USE Bangor Township has enough vacant developable land within its boundaries to accommodate expected growth over the next 20 years. Approximately 28 percent of the Township's land area (approximately 2,740 acres) will be devoted to singlefamily or duplex residential development. Another 67 acres will be allocated to multiple-family housing in various locations, particularly in the western portion of the Township as well as adjacent to Saginaw Bay. Both single-family and multiple-family housing may also be located in Planned Unit Development areas, which will encompass almost 700 acres in four different locations throughout the Township. In addition, senior citizen housing may be located on State Road adjacent to the Bay City Mall (or in several residential locations in Area A and C). Additional multiplefamily (condominium) development will take place along the Saginaw Bay shoreline . . These will be conversions of existing developed properties (e.g., the Wenona Beach Mobile Home Park). Multiple-family development will also be expanded in those neighborhoods west of Euclid Avenue. Mobile homes will continue to be primarily located in the existing mobile home parks. In total, residential land uses will occur at various densities on approximately 3,000 acres of land, or 60 percent of the Township's total area. Commercial land use will continue along the major thoroughfares (Euclid Avenue and Wilder Road) and will be expanded along Huron Road. Commercial activity along Euclid Avenue will consist primarily of redevelopment and revitalization, while new development will continue to occur along Wilder Road, State Park Drive and Beaver Road. Office development will be concentrated in three areas within the triangle formed by the intersection of Wilder Road and Euclid Avenue and the D&M/Michigan Central Railroad; the area at the rear of the existing commercial development on Euclid Avenue north of Mosher Drive, and surrounding the Bay Medical Center West Campus south of Midland Road as well as along both sides of the I-75/US-10 Business Loop. Mixed commercial/industrial development would be promoted within the area adjacent to the Saginaw River south of an extended Wilder Road. This area is currently used primarily for chemical storage. The commercial portion of this development would be designed as a planned commercial development with emphasis on waterfront activities. Industrial related land use will continue to exist within the Township, increased in total area and be concentrated in three locations along the D&M/Michigan Central Railroad west of Euclid Avenue, in the area bounded by Patterson Road on the west, Wilder Road on the south, the Saginaw River on the east and an extension of - 74_, �Wheeler Road on the north in the southeast quadrant of the Township, and on approximately 30 acres on the northeast corner of Beaver Road and Two Mile Road It is the Township's intent to concentrate these activities as much as possible in these areas. Industrial land uses will include manufacturing and warehousing operations. Most of the existing Dow Chemical properties currently used for manufacturing and storage will remain as industrial/warehousing land use. I Public facilities, including municipal administrative offices, police and fire station, Department of Public Works garage, sewage treatment plant, ball field and school grounds and buildings will encompass approximately the same acreage over the life of the Plan. All facilities, except for the Township Hall, are considered to be adequate to accommodate the Township's needs over the next 20 years. A new Township Hall/Fire Station adjacent to the existing Township Hall will be constructed to replace the existing complex. \' :i .I Open space and recreation will play a major role in forming the quality of life in Bangor Township. Linear greenbelts adjacent to the river as well as state and township parks and natural preservation areas will be located primarily within the northern and eastern portions of the Township, oriented to waterfront activities. These areas will, in some cases, include playground and recreation/entertainment facilities, and in other cases remain essentially undeveloped. They will take advantage of the Township's major resources to provide a full range of passive and active recreation activities for the Township's residents and visitors. Much of the shoreline will actually remain in open space, with some development of boardwalks and a boat launch facility for public access along the Saginaw River. The open area directly north of the Bay Harbor Marina will essentially remain undeveloped, but will be classified as industrial. School playgrounds will provide the major neighborhood recreation resources for residents west of Euclid Avenue. Road improvement and expansion will be required primarily for existing collector streets and thoroughfares. Wheeler Road will be expanded eastward from Patterson and extended northward to loop back into Shady Shores Road. Patterson Road, Wheeler Road and Zimmer Road may require expansion to three or four lanes to accommodate the additional traffic that could be generated from the Planned Unit Development in that area. A new local street would also be constructed between State Road and Bangor Road to open up additional parcels for single-family development and several local streets would be constructed or extended between State Park Drive and State Road to allow for additional development and access to those properties. Two Mile Road would also be widened and expanded to function -75- I -I I I I �(! I I I I I I I I I I I I I I I I I I as a major thoroughfare connecting Business Loop I-75 to Beaver Road and ultimately to 1-75 north of the Township. This would help alleviate through traffic on Euclid Avenue. A total of 2.2 miles of new collector roads and 1.1 miles of new local roads, in addition to local roads included in the new Planned Unit Development would be added to the Township's inventory. Separate walking/biking paths would be constructed within a linear greenbelt on Consumers Power easements connecting the western portion of the Township with the shoreline. The abandoned D&M rightof-way would also be used as a right-of-way to connect recreational areas along the Saginaw River to the State Park and Tobico Marsh, assuming easements can be obtained. This is the proposed land use distribution that the Township will attempt to achieve over the next 20 years. In reality, not all land that is designated for the various types of development scheduled in the Plan will actually be developed. It is expected that at the end of the planning period a substantial amount of vacant land will still exist within the Township. Obviously, the extent to which land is developed depends upon the overall economic, social and physical attractiveness of the Township, county and region to new businesses and residents and to existing businesses looking for expansion. Table 9 depicts the general allocation of future land uses proposed in this Plan. These are intended as "broad" estimates of future land use distribution to provide the reader a general understanding of relative coverage. -76- �f{ I TABLE 9 FUTURE LAND USE ALLOCATIONS Estimated Acres Land Use i: Percent of Total Residential - Single-Family - Multiple-Family - Mobile Home Parks Office Commercial - Retail/Service Recreation Commercial Industrial/Warehouse Industrial/Residential Industrial Park Public Facilities - Schools Parks/Natural Areas Linear Greenbelt Public Semi-Public Streets Planned Unit Development* Mixed Residential/Commercial Mixed Commercial/Office 5,135 60 107 78 582 122 828 160 24 116 806 62 108 122 611 683 18 75 53.0 0.6 1.1 0.8 5.9 1.2 8.6 1.6 0.2 1.2 8.3 0.6 1.1 1.3 6.3 7.0 0.2 0.8 TOTAL 9,697 100.0 * Area includes streets, recreation, residential and/or commercial development. A Planned Unit Development is a type of development on a larger site that requires the total development concept, land use patterns, circulation, landscape and structure design, utilities and other site amenities to be identified prior to approval and development. The Planned Unit Development concept allows flexibility in design, platting, street layout, and other elements relative to standard development controls, such as zoning and subdivision regulations. The result is a more efficiently design development that creatively utilizes the environmental conditions of the site on which it is located. A Planned Unit Development can consist of all residential land use, all commercial land use, or industrial land use, or a combination of land uses. Typically, Planned Unit Development contains open space/recreation areas. SOURCE: Gove Associates Inc. -77- - �I I I I I I I I I I I Incremental Development Patterns As with any community, the continued development of Bangor Township will occur in various phases over time. This development will not likely be consistent, but rather the Township will experience change in "spurts", typically in conjunction with regional, state and national economic fluctuations. To achieve the results (goals) called for in this Plan, the Township will have to develop programs to direct and guide growth in the desired manner. While it is not possible to determine with any certainty where and to what extent development will actually occur within the Township, this Plan attempts to describe, in graphic form, the patterns of development for the Township over the next 20 years. Map 9 depicts the most desirable (preferred) land use pattern for the next 20 years. These depictions are general and, in reality, actual land uses at specific locations may very well differ from what is proposed, although it is the intent of this Plan to have development occur within the parameters of this 20 year recommendation. Overall, changes will consist of new residential developments in the northern and shoreline sections of the Township, with commercial development taking place along Wilder Road and office development expanding along Euclid Avenue and along Business Loop 1-75. Various local streets will be expanded, connected and improved as necessary throughout the 20 year planning period to accommodate additional development. The following briefly describes the progressive changes by land use category: I Year 0-5 I I I I During the first five years, single-family residences will continue as the predominant land use, with new single-family units along collector roads around section lines, in Areas F and G. Single-family units will continue to be constructed as "infill" development in existing subdivisions in Areas A, 8, C and D. One or two new multiple-family rental complexes will be constructed in Areas A or 8, with shoreline condominium development occurring at Wenona Beach. Senior citizen apartment housing will be constructed in Area C, possibly along North Union Road, along Kiesel Road, or near the newly developed Bay City Mall. I I I New commercial development will continue along Wilder Road. This will include the Bay City Mall and Bangor Plaza as well as other automobile oriented strip mall development. Euclid Avenue will remain essentially as it is today, with "turnovers" in -78- �retail and service businesses, and some additional development north of Wilder Road. Limited additional commercial development will also take place along Huron Road along State Park Drive between Lauria Road and Boy Scout Road. Mixed commercial and residential development will also occur along State Park Road and Euclid Avenue between Beaver Road and Lauria Road. Wheeler Road will be extended eastward adjacent to the Consumers Power right-of-way. River Road will be extended east of the Michigan Northern Railroad right-of-way to connect with the existing River Road southwest of Birch Ridge Road. Lapan Road will be extended southward between Lauria Road and Boy Scout Road. Danne Street will be extended north to Lauria Road and Cramer Street will be extended westward to join with Danne Street. 11 Some offices, particularly those associated with medical practice, will be constructed around the Bay Medical Center West facility north of Business Loop 1-75. Mixed industrial and residential activity will continue along the west side of Patterson Road and the Township will initiate development of an industrial park on its property adjacent to the regional wastewater treatment plant. This will include the parcel that is currently used as a soccer field. Within the next five years, the Township will also initiate development of a public boat launch site by the MDNR within the Township. A new Township hall facility is to be constructed near the site of the existing Township hall. Year 5-10 Between the 5th and 10th year, additional linear single-family development will occur in Areas F and G and single-family "infill" will continue west of Euclid Avenue in Areas A, C and D as well as in Area B. Additional multiple-family apartment development will take place in Area A, off of Two Mile Road as well as Area C, adjacent to Kiesel Road. The Township will discuss with Dow Chemical Company the potential for making the land in Section 3 available for Planned Development and for public access to the Coast Guard light house as a historical tourist attraction. Coyer Road will be expanded eastward to connect Bangor Road and State Park Road, and an additional entrance road will be constructed off of Coyer Road to the Bay City Mall. Kiesel Road will be connected to North Union Road west of Darla Drive, a new local road will be constructed east of E. Birch, connecting Boy Scout Road and Hidden Road and a new local road will be constructed between Euclid Road and the aforementioned road. This will open up the northeast portion of Section 6 for -79- �I I I I I I II I I I I I I I I I I I I residential development. On the east side of Euclid, Hartley Street will also be connected to Miller Street. Commercial development along Wilder Road will continue with the Township undertaking public access improvements, including landscaping, sidewalks and street lighting. Attempts will be made to provide a planned commercial development concept between State Park Drive and Euclid Avenue. This would be a mixture of office space and retail and service commercial. Additional commercial infill will also take place along both sides of Huron Road. Office development will continue along Business Loop 1-75. The portion of Wilder Road east of Patterson Road will become more warehouse/storage oriented, in a planned development configuration. The Township will negotiate with Consumers Power to determine the feasibility of converting the utility's right-of-way to a linear greenbelt. Year 10-15 By the 15th year, new single-family development will continue around the perimeter of the section lines and major streets in Sections F and G. Infill of single-family subdivisions will continue in Sections A, B, C and D, as well as in portions of Sections F and G. By this time virtually all buildable properties in Section E and along the Saginaw Bay shoreline in Sections F and H should be developed. Further opening up of the Dow Chemical property east of Patterson Road and north of a line representing an extension of Wheeler Road should take place. This area would become a planned residential development, consisting of a mixture of single-family and condominium units. The shoreline portion of this area could possibly include canals for mooring pleasure boats at the rear of residences. Commercial development and redevelopment along the north-south and east-west axis of Euclid and Wilder roads will continue, with further public landscaping, curb-cut and street lighting improvements along both thoroughfares. Additional retail and service commercial activity will be constructed along Huron Road and along M-247 (Euclid Ave.) north of the D&M Railroad right-of-way and on the west side of M-247 south of Wheeler Road, as well as along Wheeler Road between the D&M/Michigan Central right-of-way and Old Kawkawlin Road. If the demand for office space warrants it, additional office development will occur behind the North Pointe Mall north of Gary. The existing complex of storage tanks -80- �along the Saginaw River will remain, with the removal of older, environmentally hazardous tanks over time. This area will be partially converted over time to a mixed use of industrial/warehousing and commercial activities that are compatible with each other. Shipping facilities along the riverfront will be improved and a foreign trade zone and improved trucking access will be established. Waterfront oriented commercial and open space development will occur with a portion of this area. I, I The Township will extend and widen Wilder Road east of Patterson Road to provide a better access to the mixed use area. Wheeler Road will also be improved and extended eastward and connect with Shady Shores Road to provide a collector road access to the proposed Planned Unit Development in this area. A new "shoreline" road will also be constructed connecting the extended Wheeler Road with Shady Shores Road. Shady Shores Road will be widened and improved as a collector street. These new extensions will become part of the Planned Unit Development. Two Mile Road will also be improved to a three or four lane thoroughfare between the 1-75 Business Loop north to Beaver Road. A new local street will be constructed halfway between Zimmer Road and Wheeler Road connecting Bangor Road and Patterson. A new "service" road will be constructed southeasterly of North Point Plaza at the corner of Euclid and Wilder to open that area up for future commercial and office development. The existing bridges on State Park Drive and on Euclid Avenue over the Kawkawlin River will be improved, and East and West River Drive will be connected over the abandoned railroad right-of-way. The Township will initiate improvements to the railroad and utility rights-of-way to provide pedestrian/biking access between the Saginaw River and State Park/Tobico Marsh areas. Township owned property near the Bayside Park Subdivision, adjacent to the Kawkawlin River, will be used for spoils from Kawkawlin River dredging. This would be a temporary storage area and would have appropriate restrictions. Beaver Road will be widened and improved as an east/west entrance into the northern part of the Township from 1-75. Years 15-20 By the end of the planning period (the 20th year), single-family residential development along the major streets and subdivision infill will continue. There will still be a substantial amount of undeveloped land remaining, much of it in wetlands, particularly in Areas F, G and H. Vacant lands will still be available in Areas A, B, C -81- I �and D as well. Mixed residential and some commercial development will continue in the Planned Unit Developments in Section F. I I I I I I I I I Commercial development and redevelopment will occur along Wilder Road and Euclid Avenue, remaining primarily automobile-oriented, with substantial off-street parking facilities. Both Euclid Avenue and Wilder Road will be adequately landscaped, with controlled signage and appropriate street furniture and street lighting. Ferris Drive will be extended to connect State Park Drive and State Road to open up that area for residential development. Schumann Road will be extended eastward to State Park Drive. Ada Drive will be connected to Boman Drive and an eastward extension will be constructed to State Park Drive. A service road will be constructed from Wilder Road, east of the Central Michigan Railroad right-of-way, north to Old Kawkawlin Road to open that area up to commercial development. All office space within the Township will be low density (one and two story buildings). Warehousing and industrial development will occur along the D&M/Michigan Central Railroad tracks between Euclid Avenue and Wheeler Road. The storage tank complex on the Saginaw River will become more oriented to multiple use shipping, with the International Trade Zone designation and storage facility as the focal point of development, and water-oriented commercial development. The foregoing descriptions are intended to reflect and identify the most desirable timing and location of land use development and redevelopment. The following sections will describe each component of the Township's future land use in more detail. I I I I I 'I ' "".82- �I I I I I I I I I I I I Residential Development �I I I I I RESIDENTIAL DEVELOPMENT High quality residential development which will fulfill the needs of the various population segments in the area. Objectives I A. Provide decent housing for persons of all economic levels. I B. Provide a range of housing types while improving housing conditions in the Township. I C. Obtain coordinated and balanced housing development between Bangor Township and surrounding communities as well as within Bangor Township itself. D. Protect the welfare, character and quality of existing neighborhoods. E. Promote water recreation oriented housing development. F. Encourage home ownership in the Township, while providing for adequate multiple-family and duplex rental units. G. Encourage, directly or indirectly, rehabilitation of substandard dwellings and preservation of quality older homes. H. Encourage demolition of severely dilapidated housing and develop, adopt and administer a Township housing code to ensure adequate code enforcement of existing housing. I. Encourage new developments to be built in a manner sensitive to the physical character of the Township, including the infilling of vacant lots in established residential areas through the use of architectural design ordinances and flexible zoning. I I I I I I I I I I I -83- �J. Encourage continued single-family residency in established single-family neighborhoods. K. Promote planned residential development using state-of-the-art design standards. L. Establish creative land platting and development through flexible zoning and land use control measures. Land Use The definition of the residential Future Land Use Plan must be consistent with the goal of obtaining a high quality residential development to fulfill the needs of the various population segments in the Township with its specific objectives. I I I Bangor Township will likely experience a 10.4 percent decrease in population if existing trends continue over the next 20 years. However, if favorable economic conditions and Township policies to promote growth are enacted, a "target" increase of 33.5 percent over the next 20 years will occur (refer to Figure 2 "Population Projections", Part I). Under both scenarios, new housing stock must be made available, and in a variety of forms, to suit household needs and financial requirements. Under the Existing Trends - declining population scenario, the Township will require 500 additional housing units, while under the Target Population scenario, an additional 3,770 units will be required. Both housing unit projections are based upon the declining number of residents per household as identified on page 15. The Future Land Use Plan reflects single-family housing throughout the Township, with most new single-family development occurring in the northern and eastern sections (Areas F and G). Additional single-family residential development is proposed as "infill" in scattered vacant areas which are now predominately residential, in areas A, B, C and D. Single-family major roads existing low divisions will housing in Areas F, G and H will continue to be located primarily along or the perimeter of larger 5 and 1O acre parcels. This will retain the density residential nature of these areas. Smaller multiple lot subalso continue to be platted and developed in Areas F and G. -84- • = • - �ri J I I I I I I I I I I I I I I I I I Planned Unit Development will take place in Section F within property currently owned by Dow Chemical and other corporations. These planned developments will contain a mix of housing types with some commercial activities. New multiple-family housing units are designated for Area A off of Two Mile Road between Wheeler Road and the Consumers Power easement. Expanded multiplefamily apartment development will also occur off of Kiesel Road and North Union Road. Multiple-family apartment complexes will be constructed in Area F, north and east of the Bay City Mall and on the Charbonneau property (east of Mall) off of Bangor Road. A senior housing complex may also be constructed in this general area, or along North Union Road. Multiple-family condominium development will also take place on the old Water Works property, potentially including conversion of the existing Water Works building into condominiums, and on the Wenona Beach trailer park property. The existing multiple-family housing development within the Township will remain essentially intact, with ongoing modifications as necessary. The mobile home parks will continue to exist. However, the design standards for these parks should be upgraded. While no new mobile home parks will be developed in Bangor Township, the demand for additional low/moderate income housing will be met through rental apartments and manufactured (modular) home subdivisions. Modular homes could and should be a component of any new residential construction within the Planned Unit Development areas designated in the Future Land Use Map. Table 10 depicts the proposed additional acreage devoted to residential development for the 10.4 percent growth decline and the 33.5 percent growth projection. Both projections utilize existing residential dwelling density factors in each area as a basis for determining additional acreage needed. -85- �- - TABLE 10 PROJECTED ADDITIONAL RESIDENTIAL UNITS AND ACREAGE REQUIRED* Area A Existing Average Density (Ac./Unit) Projected Trend - Population of 14,361 Add. Units Needed Add. Acreage Needed S.F. M.F. S.F. M.F. 80 0.35 26 0.034 Existing Average Density (Ac./Unit) 25 0.30 6 0.06 C Existing Average Density (Ac./Unit) 50 0.38 17 0.09 Existing Average Density (Ac./Unit) 27 0.32 8 0.06 E Existing Average Density (Ac./Unit) 28 0 0 5 Projected Target - Population of 21,411 Add. Acreage Needed Add. Units Needed S.F. M.F. S.F. M.F. 1 603 201 211 0.5 192 42 58 2.5 19 1.5 379 126 144 11. 5 9 0.5 205 62 65.5 3-. 5 12.5 0 210 0 92.5 0 66 0.5 1,150 39 494.5 3.0 0 468 0 187 0 24 0 93 0 186 0.0 168.5 4 3,300 470 1,438.5 27 . 5 28 B 7.5 D I (X) 0) I F Existing Average Density (Ac./Unit) G Existing Average Density (Ac./Unit) 0.44 154 0.43 62 0.4 0.08 0 0 2.5 H Existing Average Density (Ac./Unit) TOTAL 12 2.0 438 *Rounded to nearest 0.5 acres. SOURCE: Gove Associates Inc. 7 0 0.0 62 - .:1. �I I I I I I I I I I I I I I I I I Because Area H has a substantial amount of wetland area, it is unlikely that many additional residential dwellings will be constructed there. Consequently, the units designated for Area H should be reallocated to Area F, giving Area F target singlefamily dwelling units of 90 and 1,243 for target projections of 14,361 and 21,411 respectively. Although the Future Land Use Map and allocations defined in Table 9 indicate 20 year planning period designation of 5,390 acres for residential development, it is evident that amount of acreage for residential development will not actually be achieved. Approximately 2,300 acres of the Township are currently in residential use, leaving about 3,100 acres for future development. In effect, from 2 to 18 times more land will be available for residential development than is actually expected to occur under the two population projection scenarios used in this Plan. Qualitative Description The quality of the Township's housing stock is a prime component of the overall attractiveness of the community - both to individual residents and potential employers. To attain a desirable level of quality, existing housing in various portions of the Township should be upgraded and design and construction standards that promote quality need to be encouraged. Existing housing that is deteriorated or dilapidated, especially those concentrated in certain locations or "pockets" need to be upgraded -to meet housing codes. Such upgrading should be the Township's top priority in addressing the quality of its housing, as no individual or household should lie in a unit that is, or is close to being, uninhabitable. At the same time, the upgrading of these units should not make them unaffordable for those residents that are on limited or fixed incomes. This is a critical factor in meeting the objective of providing decent housing for persons of all economic levels. In addition, a limited number of housing units that are in good condition and affordable for low-income first-time buyers and those displaced because of conversion of rental properties to condominiums or commercial development, should be made available within the Township. The Township's overall housing program should, however, emphasize middle income and higher income housing. Additional housing would include a wide range of multiple-family projects that meet higher yet affordable site plan standards, medium to luxury priced condominium units and single-family housing on single lots, in subdivisions, and in planned unit I -87- �f i I developments. The Township should keep abreast of up-to-date concepts in housing development and analyze each concept to determine its applicability to Bangor Township. Flexibility in design and regulation should be adhered to. For example, local development standards should be adopted for "site" condominium development. Site condominium development essentially allows single-family detached homes to be built on separate condominium "envelopes", or parcels, with streets, sidewalk and open spaces considered as belonging to the condominium association. II Existing mobile home parks should be encouraged to be upgraded and maintained with an emphasis on quality. That includes circular streets, relatively larger mobile home sites, landscaping, open space, on-site recreation and continued maintenance. Such standards can be retained while making the units affordable to low/moderate income households. Finally, senior citizen housing should be made available to accommodate senior citizens from the Bay County area. Such high density apartment-type housing should be close to shopping and medical facilities and senior citizen activity centers. An alternative is to allow what is termed Elderly Cottage Housing Opportunity (ECHO) housing in low density single-family neighborhoods, such as Area F. ECHO housing is a concept whereby a second "modular" temporary dwelling is allowed on the same lot as the principal residence. This second dwelling would house an elderly or handicapped relative who is able to live independently, and yet be easily accessible to the relative in the primary dwelling. The ECHO unit is temporary in that when it becomes vacant it is removed from the premises. The Township zoning ordinance would have to be revised to allow for this type of dwelling. Implementation Policies The actions related to housing in Bangor Township deal basically with the retention of existing housing character and residential densities, the upgrading of substandard units, the preservation of quality older homes, and the supply of housing units for households with different income categories. In any case, actions should respond to the clear identification of the needs of the Township. -88- �I r J fi Bangor Township could implement the following actions in order to obtain reasonable quality residential development which will fulfill the needs of the various population segments in the area. 0 I r I I I I I I I I I I I I I Contact private developers and study the possibility of establishing a public-private partnership to develop multiplefamily projects for low/moderate income households and senior citizens. Although the majority of housing in the United States is provided by the private sector, it is possible for the public sector to influence the market and increase the supply of housing units. The Township must develop an entrepreneurial attitude in originating or taking a lead role in such development, using, for instance, Township or school district owned parcels or other assets to participate in joint ventures with private developers. Often, the Township may have to assume much of the risk involved in these projects; however, this leadership role has the advantage that once the projects have been completed, the Township could also share in their benefits. Furthermore, any successful project is an incentive for additional developments in the area. 0 Give priority processing to those projects that provide housing. 0 Promote ownership of housing units among residents. This action could be implemented through the promotion of programs among landlords aimed at giving incentives to renter households to become owners. Preferences could be given to occupants willing to make improvements to the house and with a long-term period of occupancy. Incentives such as setting aside a portion of the annual rent to be used, after a specified number of years, as a down payment could be effective for renter households. -89- �0 0 Promote the creation of community development corporations and other types of com~unity-based nongovernmental organizations related to neighborhood development. Encourage the maintenance of quality older homes, the rehabilitation of deteriorated housing units, and in some cases the demolition of severely dilapidated housing units. The Township Board and the Building Inspection Department could implement this action by creating special incentives such as communitywide recognition for well maintained older homes, or assist owners in identifying available resources for housing and neighborhood rehabilitation, and organizations such as the Local Initiatives Support Corporation (USC) and the proposed Michigan Neighborhood Builders Alliance, whose main objective is to improve the conditions of neighborhoods by supporting local community development. Financing Program for Housing At the federal level, rehabilitation of existing housing, including multiple-family units can be funded through the Section 312 Rehabilitation Loan Program. These loans are available to low/moderate income homeowners at low interest rates (approximately 3%) and to owners of multiple-family units (5 to 99 units) at higher rates) . At the state level, the Michigan State Housing Development Authority (MSHDA) is the public agency that has been created to address the housing needs of low and moderate income citizens. The MSHDA has several housing programs to meet the needs of the community, including loans, grants and different types of subsidies. The following are some of the existing housing programs of the MSHDA: Home Improvement loans, Michigan Energy Bank, Section 8 Rental Assistance and Rental Rehabilitation. Home Improvement Loan Programs are designed to provide below market interest rate loans for home improvements. The MSHDA offers three alternative programs: the Home Improvement Program (HIP), the Neighborhood Improvement Program (NIP), and the Community Home Improvement Program (CHIP). It is important to -90- II Ill Ill •II �I I I I I I I I I I I stress that these programs are not mutually exclusive, they are all possible simultaneously and open to lenders and communities. In no case can these funds be used for luxury and/or recreational improvements. MSHDA housing projects are funded through the Community Development Block Grant (CDBG) program, as well as sale of bonds through the State of Michigan. The Community Block Grant program in Michigan has two major components: one for economic development related projects (managed by the Michigan Department of Commerce) and the other for housing projects (administered by the MSHDA). Eligible applicants for the Housing Grant Programs are small cities, townships and villages of less than 50,000 population. Resources in this program are dedicated to projects related to home improvement programs, rehabilitation of rental units, homesteading of vacant properties, programs for the homeless and public facilities' improvements linked to targeted home improvement programs. I I I I I I I -91- I I �r ~ I I I Commercial Development �[ r r r r f J COMMERCIAL DEVELOPMENT Continued development of Bangor Township as a commercial/service center of Bay County, while meeting the shopping and employment needs of local citizens. Objectives A. Attract visitors and shoppers from throughout the County and Region. 8. Reinforce the role of Bangor Township as a commercial/service center of Bay County through planned commercial development. C. Improve the "mix" of retail and commercial service businesses to meet the needs of local and areawide residents. D. Complement the commercial businesses in downtown Bay City. E. Increase recreation/tourist-oriented Township. r I I I I I I I I I I I commerce within the Land Use The proposed Land Use Plan should provide the Township with enough commercial space to achieve the general goal and the specific objectives defined in the commercial development plan. The following table identifies the maximum commerical development acreage identified in the Future Land Use Plan. -92- �TABLE 11 PROJECTED COMMERCIAL LAND USE (Acres)* Area Existing Proposed Change A 32 145 +63 8 69 68 -1 C 29 47 +16 D 7 3.4 -3.6 27.7 +10.3 E 1.9 F 155.4 G 18.2 12.4 -18.2 H 46.7 81.2 +34.5 279 +73.6 *Includes recreation/amusement commercial. SOURCE: Gove Associates Inc. These tabulations reflect the optimum allocation of commercial land uses by area and The differences between existing and future commercial land use by area. The differences between existing and future commercial land use distributions are based primarily upon consolidation or elimination of some existing dispersed commercial land uses with the main emphasis upon the Wilder Road/Euclid Avenue corridors. These allocations do not include the proposed mixed commercial/residential development along State Park Drive (15.5 acres) and M-247 (10 acres) or the mixed commercial/industrial development along the Saginaw River (approximately 300 acres) and adjacent to the Michigan Northern rail line east of Euclid Avenue (19 acres). "• • • • • • • • • ' �r r r r r r r r r I I I I I I I I I I The proposed Land Use Plan distributes commercial activities along two major thoroughfares - Euclid Avenue and Wilder Road. Euclid Avenue is, and will continue to be, primarily automobile-oriented strip commercial development. Wilder Road will continue to develop in an automobile-oriented strip commercial (mall) pattern. Additional commercial oriented land uses will develop along Huron Road and on M247 south of Wheeler Road. A pedestrian oriented planned commercial/office complex would be located on the northeast corner of Euclid Avenue and Wilder Road. Commercial land uses will also continue to develop along both sides of State Park Drive between Kawkawlin River and Saginaw Bay, except State Park, and at the southeast and southwest intersection of Beaver Road and M-247 to serve visitors to the State Park and residents in the northern portion of the Township. Local convenience commercial establishments will also be located along Patterson Road where it intersects with Zimmer Road - again to serve local residents and boat. ers/fishermen/swimmers. The property on both sides of State Park Drive between Boy Scout Road and Saginaw Bay is currently developing as a mixture of residential and commercial activities (with the exception of State Park property). This mixture of residential and commercial uses will continue with appropriate restrictions defined within the Township Zoning Ordinance. This type of use will also be allowed on the east side of M-247 between Beaver Road and Lauria Road. The Future Land Use Plan calls for commercial activities to be concentrated within those locations identified on Map 9. Water-oriented commercial development is proposed along the Saginaw River south of the Bay Harbor Marina. Such Development would occur in conjunction with industrial/warehousing activities in this area, in a controlled development pattern. This could include facilities such as restaurants, small specialty shops and outdoor amusement activities, combined with public improvements such as a boardwalk, landscaping and off-street parking. The intent would be three-fold: to open up a portion of this area to water-oriented commercial development, which is a "higher and better" use, to improve industrial, warehousing an shopping facilities in this area, and to allow for, and promote, spectator access to shipping activities. This should be developed on a larger planned unit development scale. Mixed commercial and industrial development would also occur adjacent to the Michigan Central Railroad "spur" line east of Euclid Avenue in Area B. Such uses could include combined commercial/industrial activates such as manufactured home fabrication and sales. -94- �Qualitative Description Bangor Township's commercial development, along with its shoreline, is one of the most obvious physical elements that defines the image of the Township. The east-west and north-south axis of Wilder Road and Euclid Avenue will form the core of the Township's commercial and service activity. However, to maximize that potential, modifications and alterations to the streetscape should be promoted. These could include sidewalks, street lighting, landscaping, street furniture, reduction of curb-cuts/access points and upgrading off-street parking to include curbing and landscaping. Signage along both thoroughfares could be regulated and compatible with an overall theme (e.g. marine/waterfront). The construction of the Bay City Mall and Bangor Plaza along Wilder Road on both sides of State Road should set the standards for future commercial development along Wilder Road. Streetscape improvements (sidewalks, landscaping, street lighting and signage) should all be integrated with new commercial growth along this corridor. A planned retail/commercial development, which would in effect be a mixed use development of office and retail/service commercial development would be constructed on the northeast corner of Wilder Road and Euclid Avenue. While this would be a pedestrian-oriented complex, it would contain off-street parking for employees and customers. Recreation and specialty shop commercial development would also be located within the area adjacent to the Bay Harbor Marina. This would be a thematic touristoriented complex of shops oriented to waterfront development. Additional marina capacity would also be established in this vicinity. Again, this type of development would be pedestrian-oriented, with adequate parking available. Smaller convenience and recreational commercial cores would be located at the corner of State Park Drive and M-247 near the intersection of Zimmer Road and Patterson Road, along both sides of State Park Drive, between Lauria Road, Boy Scout Road and Saginaw Bay. These strip commercial developments would be designed to serve local residents and visitors to the State Park. -95- .. Ill • • • • • • • • • • • • : • '• �,~ r. r· r r r r I r I I I I I I I I Implementation Policies Those actions recommended to achieve the commercial development goals and objectives are aimed basically at reinforcing existing commercial development, attracting investment to the Township, promoting the expansion of local businesses, and improving public facilities related to the commercial development of Bangor Township. Commercial activity plays a key role in the economic development process of the Township. The volume and variety of commercial activity continues to increase with the construction of the Bay City Mall and the Bangor Plaza. The impacts of these developments upon the Township's infrastructure should be significant, with a need to increase street capacity, and provide concurrent streetscape amenities. The following are some of the actions recommended to improve and facilitate the commercial conditions of the Township. 0 Contact private developers in order to promote the market possibilities in the area. This should be done by the Downtown Development Authority Search Committee. Develop a Market Study identifying businesses that could fit into the Township's commercial "niche." 0 Establish a program to control the type, location and timing of new commercial investment into the Township while working on retention of existing business. The following are some of the incentives that could be established: purchase or acquisition of tax delinquent properties to be used by the Township as leverage for new or expanded commercial development (land "writedowns"); entering into a public/private partnership with a qualified developer (such an arrangement can vary from offering Township funds for "start-up" costs to a full partnership in which the Township and developer share assets and liabilities); the establishment of commercial corridor associations for Euclid Avenue and Wilder Road to oversee the general development of these areas and work with the Township's DOA; improvement of I -96- I �public facilities; and the retention and expansion of local development corporations. Some financial assistance for these actions could be obtained from the Community Development Block Grant and Small Business Administration programs. o The DOA and other Township organizations, such as the commercial corridor associations mentioned above, should be involved in the construction of new parking facilities, the promotion of special events to attract people downtown, the rehabilitation of deteriorated facilities, the demolition of dilapidated facilities, the occupancy of vacant structures, and the adequate provision of public services, such as police protection, fire protection, snow removal, etc. o The DOA, corridor associations and property owners should work together within a committee structure to ensure that vacant retail and office spaces are filled accordingly. These organizations should also work with the Township in developing corridor improvements along Euclid Avenue and Wilder Road, as well as Huron Road. The Business Development Committee could serve an important function as a ODA clearinghouse for information on business opportunities in Bangor Township. The committee could handle initial inquiries but would particularly be helpful as a group to which inquiries from prospective new business operators could be directed. Information about such contacts/inquiries would then be given to the appropriate organization for further follow-up. Business people should be encouraged to keep any negative opinions they may have to themselves and to direct inquiries instead to the Business Development Committee. The committee should poll local business operators frequently to elicit information on inquiries or expressions of interest which they may have had from friends, business associates in other towns, or information on potential new business operators who might be contacted as prospective occupants of space. Membership on this committee should consist of realtors, bankers, etc. II '• II �J I I I I I I I I I I I I I I r I r I Financing Programs for Commercial Development While there are many programs related to economic development, the majority of them are oriented to financing projects that support business activity, especially infrastructure (sewer, water, streets, etc.). Many of the programs directly related to economic development are aimed at the promotion of small businesses, due to the recognized importance of these types of businesses for regional (and national) economic development. At the federal level, the Small Business Administration is the agency that provides loans and loan guarantees to help small businesses. The SBA has several different programs, such as: Section 7(a): Regular Small Business Loans. Their objective is to aid small businesses that are unable to obtain financing in the private credit market. Besides the independently owned small businesses, state and local development companies can apply for loans, for projects such as construction, purchase of buildings, equipment and material, and working capital. Section 8(a): Business Development Program, ensures participation of businesses owned and controlled by disadvantaged persons in federal contracting, in their process to become independent. Section 503: Certified Development Company Programs. Their objective is to stimulate the growth and expansion of small businesses by providing them with long-term financing. Activities such as acquisition of land and buildings, construction, expansion, renovation and modernization can be financed by this program; however, some restrictions apply for applicants. At the state level, the principal program directly related to economic development is the Michigan Community Development Block Grant (CDBG), which is administered by the Michigan Department of Commerce. The primary criterion for economic development grants is the number of jobs that the project will generate. The program also addresses economic development planning, community redevelopment and economic development related infrastructure. -98- �Two specific programs offered by the CDBG for commercial development are: Commercial/Retail Loan, and Downtown Development and Emergency Community Assistance. At the local level, the Township has financial resources that could be used to promote commercial development. Besides its normal revenue sources, the Township could use, and has in place, Tax Increment Financing. In addition, Public/Private Partnerships and Special Assessment Taxes could be used. Tax Increment Financing programs can be used to redevelop business districts that are experiencing declining property values and create and improve public facilities and buildings for industrial development. These programs, under P.A. 198, the Downtown Development Authority Act, or P.A. 450, the Local Development Finance Authority Act are not tax abatements, as long as they do not lower any tax rates. Basically, the idea is to establish a project area and "freeze" all property valuations (assessments) of the project area at the beginning of the TIF, and all increases in assessments due to property improvements are either pledged for bonds or used directly for making further public improvements in the TIF district. Once the TIF program is completed, future tax revenues are returned to the full tax base of the community. Public/private co-development is another tool to induce commercial growth. One form of co-development is ground leasing. whereby the Township leases land or buildings it owns to a developer or business for a minimum base payment plus a percentage of the income generated by the project or business or some other arrangement. There are several advantages to ground leasing as a means of public/private partnership in commercial development. If the project is successful, the Township can recover all of its costs plus additional revenues. Ground leases can be subordinated - the Township can mortgage its interest in the property as security for a development loan to the business or developer. The smaller capital investment required for leasing a space will give a developer a better return on his or her investment. Leasing also allows the Township control over the way the property is developed or used, and offers flexibility by structuring payments to meet the needs of the project's requirements for cash flow. This type of program may fit into a Town Center development which could include Township administrative offices. Special assessment taxes are another means of financing public improvement which, in turn, can lead to further private development. Special assessment districts require the approval of the majority of the property owners in the proposed district. Since this is, in essence, a self-imposed tax, there is little likelihood of approval of a -99 ... • �[ [ downtown assessment district unless the projects it is intended to fund are regarded by those property owners as necessary. Such a district is beneficial if the improvements lead to increased business, and it is established only for a specified period of time, unless it is approved by the property owners as an ongoing assessment. [ I I I Ii I I I I I I I I I I I I Another way to finance programs and promote small business development at a local level is the creation of a Community Development Corporation (CDC), which is a nonprofit, private and community-based organization. Its main purpose is to involve low income residents in the long-term and comprehensive development of their communities. CDCs participate in programs related to housing rehabilitation, commercial revitalization, infrastructure development, job training, planning, and financial and technical ·assistance for small businesses. Some of the advantages of this type of organization include no bureaucratic constraints, use of local initiative to address local needs, use of private development techniques for public purposes, attraction of private resources and reinvestment in the community. Neighborhoods could also create their own neighborhood development corporation. -100- �I I I I I I ~ I I I I I I I I I I I Industrial Development �I I INDUSTRIAL DEVELOPMENT I I I I I I I I I I I I I I I I I Diversified clean industrial growth in Bangor Township through orderly placement of land uses and strengthened local organization. Objectives A. Encourage noncyclical industries to locate in Bangor Township in accordance with the Land Use Plan and at a rate which is consistent with the ability to provide housing, services, utilities and amenities (example - food processing, ... ). B. Locate industrial uses in areas which have the necessary transportation carrying capacities, while preventing industrial development in environmentally sensitive areas such as wetlands and controlling such development adjacent to the Saginaw River. C. Increase the number and diverse small, clean industries in the area (example -machine shops, ... ). D. Promote professional, employment. E. Provide for planning industrial development in park-like settings with minimal or no impact upon surrounding nonindustrial land uses. F. Prevent or minimize polluting effects of industrial developments. G. Utilize the transportation access provided by the Saginaw River to establish a consolidated shipping facility. 'high technology' industrial/service -101- �Land Use The general goal of the industrial development plan is to provide Bangor Township with a diversified clean industrial base through orderly placement of land uses and a restructuring of the industrial base along the Saginaw River. The Future Land Use Plan calls for the consolidation of industrial activities within the Township. The majority of land devoted to this use will actually be for manufacturing and warehousing and storage, particularly along the southeastern section of the Township adjacent to the Saginaw River. Dispersed manufacturing and warehousing activities currently existing along Euclid Avenue would be relocated to the Township's industrial park, which will be developed on Township property on Patterson Road. Other warehousing/storage activities, such as automobile wrecking yards, currently dispersed throughout the Township, would be relocated to warehousing facilities north of Wilder Road (east of Patterson). The Township industrial park would, in addition to containing light industrial operations, also house an industrial/business incubator facility for start-up businesses. Land on both sides of the D&M Railroad switching yards would become more structurally defined as warehousing/shipping and industrial fabrication and manufacturing as would the area along Wilder Road east of Patterson Road. The existing mixture of industrial/warehousing and residential activity on the west side of Patterson Road, except for the triangle formed by the D&M Railroad right-of-way and the intersection of Wheeler and Patterson roads, would be designated for those mixed uses, with increased design standards and regulations defined in the Township zoning ordinance. The triangular areas on Patterson north of the D&M Railroad right-of-way would be an area of mixed commercial/residential use. A strip of property approximately 800 feet long and 200 feet deep along Wheeler Road east of the D&M Railroad would be used only for residential activities. The north side of Wilder Road, east of Patterson Road, would be devoted primarily to warehousing activity mixed with light industrial operations. Dow Chemical and other corporate tank storage facilities would still remain in the area, with removal over time of deteriorated or unused tanks. It should be the Township's policy to reduce the total number of storage tanks in this area over time to allow for transition to other industrial/commercial uses. The portion of this area closest to the Saginaw River would be revamped to house modern warehousing and shipping facilities as part of a designated Foreign Trade Zone and Port of Entry, and to accommodate wateroriented commercial uses that will be compatible with industrial/shipping activities. • •I I I I Table 12 compares existing and proposed manufacturing and warehousing land uses by Area. I -1a2.,. I �I I I I I I I I I I I I I I I I I I I TABLE 12 INDUSTRIAL LAND USE ALLOCATIONS (Acres) Area Existing Industrial/ Warehousing Proposed Industrial/ Warehousing Change A 36.1 48 + 11.9 B 1.2 0 -1.2 C 0 0 0 D 0.2 0 0 E 0 0 0 F 480 727* +247 G 0.6 0 -20 H 9.8 0 -9.8 *Does not include approximately 344 acres of proposed mixed industrial/warehousing commercial land use along the Saginaw River and east of Euclid Avenue adjacent to the Michigan Central Railroad track, and approximately 183 acres of mixed residential/industrial land use along the west side of Patterson Road. SOURCE: Gove Associates Inc. -103- �Qualitative Description Bangor Township's industrial and warehousing activities will continue to be concentrated within the existing Dow Chemical and other corporate storage complexes along the Saginaw River and the plastic pipe operation along Wilder Road. The majority of this area, especially adjacent to the Saginaw River will continue to be used for chemical storage and shipping activities. Some of the older existing storage tanks, and those immediately adjacent to the river, will be removed, as will the existing deteriorated warehouse structures. These will be replaced with larger warehousing facilities that will be linked to a foreign trade zone office located in the area. Water-oriented commercial facilities, including restaurants, small amusement operations, specialty shops and boardwalk will be developed along a portion of the river shoreline in such a fashion as to allow spectators to view shipping activity designed and developed to ensure minimal conflict and maximum efficiency and safety. Road systems in the shoreline area will be improved with landscaping, to give the site a more functional and "organized" appearance. Manufacturing and warehousing will both occur along the north side of Wilder Road east of Patterson Road. The property currently owned by the Township between Patterson Road and the regional wastewater plant, will be developed into an industrial park. Such a park will include paved streets, curb and gutter, underground utilities, and landscaping. This site, approximately 38 acres, will be split into parcels of various sizes, ranging from 1 to 5 or more acres. It will contain design and performance standards relating to buildings, their placement, ingress and egress of vehicles, etc. One of the operations in the facility could be an industrial or office "incubator" for start-up businesses. The land on the west side of Patterson Road, which is currently a mixture of residential, warehousing, and some manufacturing operations, will continue to develop with that mix of activities. It is evident that there is a demand for combined residential and small warehousing or manufacturing operations on the same or adjacent parcel. This designation is intended to facilitate that demand in a controllable fashion. These will be regulated through zoning standards to minimize negative impacts between such uses. Warehousing/shipping operations will also occur on both sides, but particularly the north side, of the D&M switching yard between Euclid Avenue and Wheeler Road. The facilities here could function as central storage, shipping and receiving operations for the railroad. ..-104- • "' ' • • • • •I I I �I I I I I I I I I I I I I I I I I I I Overall the intent of the future industrial land use program is to remove smaller manufacturing operations, particularly along Euclid Avenue, from dispersed locations and concentrate them within the areas described above with improved design and vehicular access standards. Landscaping or greenbelt barriers should be constructed between industrial and residential/recreational land uses. Implementation Policies The actions proposed to control industrial development within Bangor Township are very similar to those proposed for commercial development, in the sense that they are both intended to attract investment into the Township, and/or expand businesses and industries already located here. · At least two factors should be considered before any action is implemented: first, the need to identify the types of industries that are most conducive to the economic, labor force and physical characteristics of the area; and secondly, an analysis should be conducted to identify the effects (i.e., environmental, social and economic) these industries could have on the Township. This analysis would be incorporated in an industrial market study. The study would include the identification of industries by Standard Industrial Classification (S.I.C.) Code. These would be industries that would best "fit" into the area's existing industrial and employment base. Once those industries were identified, they would be prioritized for a marketing campaign. The marketing campaign would consist of a strategy to attract and retain those priority industries as well as retain existing industries. Some of the actions recommended to achieve the industrial goal are the following: 0 The Township should form a Local Development Finance Authority under P.A. 281 of 1986 to promote and oversee industrial development within the Township. This organization should work closely with the Planning Commission and keep the Commission informed of its activities. The LDFA should identify industries with a potential for success within the area, and then contact prospective companies - especially nonpolluting industries - in order to promote their location in Bangor Township. Any marketing plan to promote the Township must consider the factors that affect the decision of a firm when conducting a business .., l 05- �location search and selecting a site. The necessity of a new plant could be the result of an anticipated capacity shortfall, or any other factor such as too many workers at an existing plant, new production technology that requires a new facility, improved proximity to markets, etc. Although the selection process is different depending on the factor that motivates the new location, there are some common factors that concern companies when making their decision. There are, among others: labor costs, transportation costs and facilities, proximity to raw material sources, proximity to existing company facilities and quality of life in the area. For this reason it is important for the Township to maintain updated information about its socio-economic conditions, and to prepare a brochure that could be sent to prospective companies when required. 0 Create some incentives in order to attract industrial investment into the Township, and retain and expand those industries already located in Bangor Township. 1111 1111 1111 ' The following are some of the incentives that could be established: 1. 2. 3. 4. 5. real property tax reduction, industrial revenue bonds, federal loan guarantees, joint ventures, and investment tax credits. The Township, through the LDFA, could establish a tax increment finance program for development of the industrial park. This could be combined with federal and state grant and loan programs to achieve a varied source of funding. 0 Encourage industries to enter into voluntary agreements to give hiring preferences to local residents and to improve training programs. -1 G6"-- •I •I I I �I I I I I I I I I I I I I I I I I I I 0 Research the potential for rev1v1ng the area's free trade zone designation (which it held at one point in time) and attempt to develop an operation and associated facility along the Saginaw River to actually utilize the trade zone designation (Detailed information on Free Trade Zone designation is available at the Township office). Financing Programs for Industrial Development The financing of industrial development in the township will come from two major sources: public and private. Within the public sector, funding is available from state and federal, as well as local sources. Private sector financing primarily consists of banks and other lending institutions and company capital improvements. -107- �I I I I I ~ I I I I I I I I I Parks and Recreation �I I I I I I I I I I I I I I I I I I I PARKS AND RECREATION The following Goals and Objectives are defined in the Township's 1990 Recreation Plan Update, which was extracted from the 1980 Land Use Plan. The primary goal (A) implicit in all other secondary goals is the desire of the officials and citizens of Bangor Township to develop and maintain an attractive, pleasant, clean, healthful and economically stable community environment. A secondary goal (B) assures the preservation of sufficient open space and the development of recreation facilities to adequately serve the needs of Bangor's present and anticipated population. Objective A. Seek means of expanding recreation programs and facilities designed to serve the needs of all segments of Bangor's population. Policies 1. Foster cooperation with adjacent communities, particularly in the coordination of land use planning efforts and in the provision of area wide recreation services. 2. Seek involvement in all State and Federal programs which can assist the Township in providing improved services and facilities to Bangor's residents. 3. Encourage the development of appropriate recreation facilities within each neighborhood. Objective B. Encourage, wherever possible, the development of public open space on a scale large enough to allow the implementation of a multiple use concept of recreation services. -108- �• Policies 1. Encourage the acquisition of land and a conservation measure to protect specific natural features. 2. Encourage the development of neighborhood open spaces to provide both active and passive recreation opportunities. 3. Encourage a Township wide development pattern that will provide for convenient and ample recreation areas throughout the Bangor community. 4. Encourage the development of recreation centers in the Township to provide for social interaction of various age groups. 5. Cooperate with other governmental jurisdictions to provide a full range of recreation facilities and programs. 6. Encourage cooperation with Federal, State, County and Local agencies in the preservation of open space as a natural resource. 7. Coordinate Bangor's recreation plans _with those of adjoining communities and the County as a whole to help avoid costly duplication and to create a greater variety of recreation opportunities. 8. Coordinate efforts of land subdividers and school officials in developing recreation areas and facilities. 9. Work closely with the County, State and Local recreation authorities in developing inter-regional recreation and open space areas. 10. Provide for the acquisition of park sites prior to the time that development preempts the land. 11. Preserve floodplains for recreation use wherever possible. 12. Encourage joint use of school sites and buildings. -109- • '• �I I I I I I I I I I I I I I I I I I I 13. Encourage subdividers to provide recreational areas in new residential developments. 14. Provide a variety of recreation facilities. 15. Stimulate interest among established groups, such as Parent Teachers Association and business service organizations, to assist the Township in assuring preservation of open space and recreation areas in Bangor. 16. Establish programs designed to implement the Recreation Plan goals, objectives and recommendations. 17. Encourage the utilization of drainage courses and utility easements for recreation purposes. 18. Wherever possible, incorporate drains as part of the community open space. 19. Develop design standards which permit drains to be incorporated as an integral part of a recreation area. 20. Develop design standards which facilitate easy drain maintenance. 21. Wherever feasible, develop pedestrian pathways and bicycle paths following drainage and utility corridors. 22. Make all recreation facilities handicap accessible. Land Use The proposed Land Use Plan provides the Township with elements that are necessary to achieve the goal and the objectives associated with parks and recreation. The overall goal of the parks and recreation plan is to provide the Township with an open space system and with parks and recreation facilities that are accessible, affordable, safe and attractive to all residents. --110- �The existing park and recreation system in the Township will be expanded with the dedication of a number of additional areas. Primarily, this includes developing an additional public access site with a boat launch either on the Bay or Saginaw River. Another open space/recreation site would be developed around the old lighthouse on the Saginaw River. This could be an interpretive area and also include limited picnicking, as well as a boat launch. A boardwalk along the Saginaw River south of the Bay Harbor Marina would be constructed as part of the mixed commercial/ industrial development proposed for this area. • A linear greenbelt system would be established through the Township along the Consumers Power easement running east and west between Two Mile Road and the Saginaw River. In total, there would be about 4 miles of linear greenbelt within the Township. This could be used for both hiking and biking. The Bay City State Park and Tobico Marsh will remain as they are, with continued improvements for visitor access and camping, water-oriented and interpretive facilities. The existing elementary schools will continue to function as neighborhood recreation centers and the high school and junior high school, as community recreation centers, with running track, baseball diamond, gymnasium, exercise area, tennis and basketball courts, etc. Qualitative Description The intent of this Plan is to identify and formalize those areas of the Township that are to be used for recreation and open space preservation. The improvement and use of the Township's natural resources for the enjoyment of the Township's residents and visitors will substantially add to the quality of life in Bangor Township. The majority of open space/recreation activity will be oriented to the Saginaw Bay, utilizing the Bay City State Park and Tobico Marsh as well as an additional public boat launch and the Old Lighthouse area. The Township needs to work in conjunction with the County and State to ensure that land uses surrounding these State owned lands are compatible and that the shoreline is adequately advertised through appropriate signage along 1-75 and other major thoroughfares. The intent is to make the shoreline more accessible and widely known to the general public. The State Park and Tobico Marsh are currently being linked by a hiking trail along the abandoned D&M railroad. This should be well advertised to the general public. -111- • • • �I I I I I I I I I I I I I I I I The Old Lighthouse area would be opened to the public at the end of the extension of Wheeler Road. It would be the southern terminus of a boardwalk running along the Saginaw River to the Department of Natural Resources boat launch at the end of Shady Shores Road to the north. It would include parking, directional signage, possible tours of the lighthouse itself, and a boat launch with parking. This site would also be a terminus for the Township's east-west linear greenbelt system. The potential for shore (pier) fishing in this vicinity should be studied. Obviously, polices and programs would need to be adopted and administered to minimize abuse and vandalism. There are currently some major obstacles and constraints to opening the lighthouse property to public access, including the substantial amount of wetlands in this area and the close proximity to Dow Chemical. A major component of the Township's park/open space system is the development of a linear parkway /open space area in an east-west direction. This would utilize the Consumers Power utility easement through the Township. While it may not be possible to construct hiking/biking paths along the entire length of this greenbelt, efforts should be made to make those improvements wherever possible. Implementation Policies Open space, parks and recreation facilities are very important for a community, in the sense that they make life in the Township more enjoyable and attractive. The following are some programs that should be implemented by the Township. Equally important, the natural resources of the Township (i.e., shoreline and associated wetlands) are also economic assets in terms of both visitorship and associated commercial spending, and shoreline residential development. 0 Bangor Township should purchase several acres along the Saginaw River and Bay waterfronts to ensure increased public access to these resources and to complement existing State owned waterfront attractions. The property around the old lighthouse and the riverfront between the lighthouse and the existing Department of Natural Resources boat ramp and between the Bay Harbor Marina and the City limits for a boardwalk and development of a Trade Zone facility. I I I -112- �Research should also be undertaken to determine the potential for utilizing the Consumers Power easement for hiking/biking trails within the Township. To ensure those facilities, the Township should establish a recreation capital improvements program, identifying specific projects and their associated costs and revenue sources as well as project phasing. Those capital improvements should be in conjunction with the recreational improvements identified in the future land use element and build upon the Township's Park and Recreation Plan. Funding sources could include the establishment of user fees and various grants from federal and state programs. Those grants include the Michigan Natural Resources Trust Fund which provides revenue for purchase and improvement of recreation property, the Land and Water Conservation Fund, which is a federal program for acquisition and improvement of recreation sites and the Michigan Recreation Bond program, which allocates revenue for recreation improvements. The Recreation Bond program, however, is expected to terminate in the near future, as revenues will be completely allocated. The federal Coastal Zone Management Program can also be used for park and recreation, or other public improvements, within 2,000 feet of the Lake Huron/ Saginaw Bay shoreline. All of these grant programs are competitive and the Natural Resources and Land and Water Conservation Fund require a current recreation plan adopted by the Township. o The Township Board could create incentives for the private sector to develop recreation facilities within the Township, including requiring recreational facilities to be included in residential developments as a prerequisite for site plan approval, if it is determined such development would create additional recreation demands that the Township cannot immediately provide. In addition, in 1990 the Township Recreation Commission has established the following projects to be completed in both the short- and long-term. -113- • • • �I I I I I I I I I I I I I I I I I I I TABLE 13 BANGOR TOWNSHIP RECREATION PLAN SCHEDULED PROJECTS Short-Term Plan 1. John Glenn School, located on Kiesel Road Objective Funding Source 7 Lighted Tennis Courts Jogging Trail Remove 3 Existing Tennis Courts Subsurface Drainage Soccer and Practice Football Field Four Mini Basketball Courts Off Block Parking Lot Dugouts for J.V. and Softball Diamonds 2 Softball Diamonds Estimated Development Cost $154,000 42,000 7,000 16,000 3,200 21,000 70,000 TOTAL $313,200 2. Bangor Central, located on State Park Drive Objective Funding Source Subsurface Drainage in Playground Area Playground Equipment Relocate Ball Diamonds with Backstops Mini Basketball Courts Enlarge Parking Area, including Drainage TOTAL -114- Estimated Development Cost $25,000 15,000 120,000 3,200 31,000 $194,200 �TABLE 13 - CONTINUED 3. West Central School, located on East Wilder Road Objective Funding Source Subsurface Drainage on West Side of School Playground Equipment Walking/Nature Trail (1,800 L.F.) Par Course Fitness Stations (7 Stations & Signs) Relocate 4 Ball Diamonds Mini Basketball Courts Parking Lot Expansion (300'x40') including Drainage Estimated Development Cost $ 3,200 15,000 12,000 6,000 120,000 4,000 20,000 TOTAL $180,000 4. Lincoln School, located on corner of North Euclid and Lauria Roads Objective Funding Source Estimated Development Cost Basketball Court Expansion Relocate Ball Diamond Subsurface Drainage Remove Old Septic Field $ 3,200 12,000 4,000 2,000 TOTAL $ 47,700 5. Edison School, located on East Midland Road Objective Funding Source Remove Play Equipment Relocate Ball Diamond Estimated Development Cost $ 5,000 15,000 TOTAL $ 20,000 SOURCE: Bangor Township Recreation Plan - 1989 -115- • • • �I I I I I I I I I I I I I I I ,, I The following is the recommended long range program as identified by the Township Recreation Commission. It is an excerpt from the 1990 Recreation Plan. Long Range Plan It is recommended that a total of six separate recreational facilities be developed within the 20 year period. These include four neighborhood parks, one community park and one tot lot. Tot Lot It is proposed that the existing 1/2 acre site on North Union Road and West Lewis Street be developed to service the adjacent subdivisions. Proposed facilities include: 1. 2. 3. 4. Various types of children oriented playground equipment. Small parking area for approximately 10 cars. Landscaping and fencing around the outer perimeter of the parcel. Benches installed throughout the park. Neighborhood Parks It is proposed that four neighborhood parks be developed within the planning period. These neighborhood parks would be similar to one another and would provide recreational opportunities to each service area as shown on the following long-range map. A typical neighborhood park would contain the following types of facilities. Picnic Tables and Grills Pavilion Restrooms Landscaping Fencing Parking Facilities Playground Equipment Basketball Court Baseball Field I I -116- �Open Space Areas Tennis Courts Horseshoes Shuffleboard Jogging Trail Physical Fitness Exercise Stations It is proposed that the eastern service area be split as noted on the longrange planning map if population greatly increases within this area during the planning period. Community Park The long-range recreation plan proposes that a Township owned community park be developed to provide water oriented recreation facilities to all residents of Bangor Township. This park should include 50 to 60 acres situated on the Saginaw Bay.1 Facilities should be provided for a wide range of both active and passive recreational activities, most important are the following: Picnic areas along the waterfront Pavilions for family picnics and reunions Open space areas for volleyball, softball and flag football Park benches scattered throughout the park Trails for hiking, jogging, etc. Restrooms Various types of landscaping Parking facilities Shuffleboard and horseshoes Mini Amphitheater 1 The development of a section of Wenona Beach as a Township Park will generally fill this prescription of the recreation plan, although the site will encompass a substantially smaller area and will not contain areas for softball, flag football, hiking trails, or a mini-theatre. -117- '• • �I I I I I I I I t I There has been some discussion about utilizing the Bangor storm water retention pond area for a possible amphitheater during the summer seasons for outdoor concerts. This ± 60 acre site is approximately 20 feet deep with gradual side slopes which could be utilized for a seating area. The Recreation Commission is currently evaluating this alternative. Financing Programs for Parks and Recreation At the State level, projects related with recreation can be financed using the Michigan Natural Resources Trust Fund (N.R.T.F.), which replaced the Michigan Land Trust Fund in 1985. The overall goal of the NRTF is to financially assist both the purchase of land for recreation uses, or the protection of the land because of its environmental importance or scenic beauty. The community recreation component of the Environmental Bond Issue, passed by the residents of Michigan in 1988, is another potential funding source. In addition, the Coastal Zone Management program, a federally funded program administered in Michigan by the DNA, will finance coastal planning and capital improvement projects. Local funding sources for land purchase and/or site improvements include fraternal organizations, a locally generated recreation trust fund, and general obligation bonds. I I I I I I I 118- �I I I I I I Transportation �I 'l I TRANSPORTATION The provision of safe, efficient, and accessible transportation methods and facilities available to all residents of the community which are compatible with proposed land uses and minimize intermodel conflicts and negative environmental inpacts. f Objectives I A. Maximize the efficient use of existing streets and thoroughfares while providing for a variety of public-transportation modes as desirable alternatives to the automobile. B. Utilize the Saginaw River as a primary mode of commercial shipping while minimizing the impacts of such activities upon the Township's land uses, including recreation facilities. C. Implement street standards for new development which promotes optimum safety, traffic efficiency and design relationships and result in construction and maintenance economies. D. Maintain and improve the Township's existing road system to increase accessibility to developing areas, ensure high quality local, county and state roads, and an integrated efficient network of streets, bikeways and pedestrian walkways. E. Construct additional collector and local streets to improve access to the shoreline and open up additional areas for residential development. I I J I l I I I I I I I I Land Use The transportation plan for Bangor Township is formulated to achieve the goal of providing the Township with safe, efficient and accessible transportation methods and facilities with land uses and minimizing intermodel conflicts and negative environmental impacts. -119- �The major street plan is essentially the transportation element of the Comprehensive Plan, based primarily on the Street and Road Analysis completed earlier in the text. This element is structured to provide general transportation goals for all transportation-related activities in the Township, along with specific objectives, strategies and actions. Because of its obvious importance in the functioning of today's society, a solid transportation analysis and plan must be integrated with the Land Use Plan. The planning of an efficient road network in Bangor Township, and recommendations for solving existing traffic problems, will help ensure a system which is able to accommodate future traffic as the Township changes and grows. Overall, the Township's existing composition of artery, collector and local streets will remain intact, with the major changes associated with extensions of major arterial and local streets into undeveloped areas and the possible upgrading and widening of Wheeler Road to accommodate additional traffic, as future development warrants. Since much of the eastern portion of the Township is still undeveloped, a specific street system does not exist within this area. Curvilinear street systems should be encouraged in future residential development to contribute to design aesthetics and deter excessive speed. Such systems should however, also be designed as to not deter interaction between various developments, but should encourage street systems among various residential developments to be compatible and allow for through traffic. All existing unpaved streets should be paved. Assuming a general increase in traffic volumes for each area of the Township in the near and distant future, a much more in-depth traffic analysis should be undertaken. This is especially critical for areas of the Township which are designated for more commercial development and higher density residential uses, such as Wilder Road, Wheeler Road, Two Mile Road, Beaver Road and Euclid Avenue, and which will carry more traffic. A more detailed study will also be able to include specific transportation planning principles. This involves the development of certain standards for the various types of streets (width, parking, movement, signage, etc.), and the coordination of a local plan with the County and with regional and state planning agencies. In preparing for the future, the Township must provide standards for adequate offstreet parking. As the Township becomes a regional commercial center, industrial and recreation development occur and more activities take place, an increased -120- • "• •I • I I I , �parking demand will be felt by both residents and visitors. Because of the diversity of activities in the Township the demands for parking will fluctuate (i.e., the greatest demand for parking spaces will not always occur during daytime business hours). Specific locations in the Township will have to be identified and improved as vehicular parking lots and new development (or alternatives to existing structures) should meet approved parking requirements as presented in the text of the Zoning Ordinance. The trend of commercial mall development occurring within the Township will help to provide an adequate number of off-street parking sites. The Township does, however, need to regulate the location and sizing of curb cuts, parking lane widths and other elements associated with such development. I I I I J I I I I I Most of the Township does not contain sidewalks and curbs. However, all new residential subdivision developments should be required to include these amenities. Sidewalk maintenance programs funded by both the Township and property owners should be used to ensure safe and functional walkways. Eventually, as residential densities in existing single-family neighborhoods increase, it may be reasonable to construct curbs and sidewalks in those locations. Because a transportation plan is not limited solely to individual vehicular traffic, mention should also be made of public transportation, bicyclists, service/ delivery vehicles and pedestrian walkways. Although these four forms of transportation account for only a small portion of the area's total traffic volume, they are an integral part of any community fabric - especially in a community with major lake and river shorelines. The harmonious functioning of these elements are essential to the Township so that a reasonable and efficient variety of transportation modes are available to residents and visitors. As Township streets are constructed or expand, ample provision should be made to accommodate bicyclists and pedestrians. Further, the Land Use Plan calls for a bicycle/pedestrian path throughout the Township which is free of motorized vehicles. To serve the residents who prefer (or are dependent upon) public transportation, the Township should work closely with the Bay Metro Transit system and the Council on Aging to maximize the areas serviced by that system. That includes locating multiple-family housing on major streets that can accommodate public transportation service. I I I -121.:. �Qualitative Description The previously completed Street and Road Analysis identified a number of problem areas in the Township. In summary, these include: Problem Areas 1. A need for an improved collector road system, capable of carrying a higher capacity of local traffic with existing singlefamily areas along the Saginaw Bay; 2. The need to upgrade gravel roads to a bituminous service; 3. Need for new local roads in Areas F and H to provide access to currently undeveloped areas; 4. The need to eventually widen Wheeler Road to accommodate increased traffic; 5. Need for improved traffic flow and safety along Euclid Avenue and Wilder Road. Proposed Changes (not identified in order of priority nor limited to these) 1. Widen and upgrade Wilder Road east of Patterson, to the Bay Harbor Marina, construct new access road fronting on Wilder to serve the proposed mixed commercial/industrial development along the Saginaw River. 2. Extend Wheeler Road east of Patterson and run into Shady Shores. This would not be a direct extension, the extended Wheeler Road would be located to the north of the existing Wheeler Road. Widen and improve Shady Shores to accommodate additional traffic. 3. Connect existing local streets to facilitate through traffic and easy access in residential areas. For example, create a road between Coyer Road and Mall property between Bangor Road and State .. 122- "• • �I I I I I Street; extend Ferris Drive between State Park Drive and State Road; and extend Meadow Drive between Lauria and Boy Scout Road. 4. Improve Wheeler Road to a three lane collector to accommodate traffic flow along the route and help alleviate potential congestion on Wilder Road. 5. Construct Two Mile Road to a four lane thoroughfare and connect the northern and southern portions of this road with a bridge across the Kawkawlin River and an overpass over US-10. This will help alleviate through traffic on Euclid Avenue. 6. Redo bridge over Kawkawlin River on State Park Drive and Euclid. 7. Negotiate with Consumers Power Company to utilize a portion of their utility easement within the Township for hiking/biking path. 8. Construct a interpretive boardwalk between the Old Lighthouse and the Bay Harbor Marina. 9. Construct sidewalks along Wilder Road, Euclid Avenue and Wheeler Road and other local streets within the Township, as requested by residents and businesses. t I I J I r I l 10. Woodbridge at railroad track (cross railroad). 11. Connect River Road with River Trail (over abandoned railroad). 12. Connect Kiesel to north Union, west of Darla Drive along storm drain. -123- �Implementation Policies Improvements in transit facilities such as streets, sidewalks, signalization, lighting and parking spaces, are a prerequisite for economic development. Fo_r this reason it is important to implement the following actions: o The Township should improve street conditions by instituting a street and roads capital improvements program. Special assessments, Act 51 revenues, and tax increment financing programs, as well as allocations from the Township's general fund represent various means of conducting street and sidewalk repairs and improvements. o The Township should ensure that new residential streets, especially those incorporated into PUD's and new subdivisions meet reasonable design standards. Curb cuts, especially along Wilder Road and Euclid Avenue should be minimized to allow for safe, efficient traffic flow. o Bangor Township should keep abreast of truck traffic volume on major thoroughfares and study the feasibility of designating truck routes within the Township as the need warrants. o All senior citizen housing developments constructed within the Township should be served by the County's bus system. o A comprehensive biking/hiking route should be laid out within the Township, utilizing separate bike paths and bike lanes in appropriate areas. o The construction of bicycle routes within the Township, connecting the shoreline with residential and commercial use, is an action associated with both transportation and recreation. The development of this system should be identified in a long-range capital improvements program, specifying those increments to be constructed or designated during each year of the program. -124- • • • �I I I I 'I I 'I l l l l Financing Programs for Transportation The U.S. Department of Transportation provides funds that can be used to develop a community's infrastructure and improves its communications network. Funds are available through the Federal Highway Administration (FHWA) and the Urban Mass Transportation Administration (UMTA). Two of its programs are the Capital Improvement Grant, which helps finance the purchase, construction, reconstruction and improvement of equipment and facilities for use in mass transportation service in both urban and nonurban areas; and Section 5, Capital and Operating Assistance Formula Grants, which has the same purpose as the Capital Improvements Grant program but provides additional aid for payment of operating expenses. Publicly and privately owned operators of mass transportation services are eligible to apply to this program. The Michigan Transportation Economic Development Fund is a piece of legislation that provides revenues to meet the demands that economic development places on highways, roads and streets. This program is available to local government units having roadway responsibility as well as to the Michigan Department of Transportation. There are six categories that qualify for funding: 1) highway projects related to economic development; 2) additions to the state trunkline system; 3) reduction of congestion on primary county roads and major city streets within counties with a population greater than 400,000; 4) road improvements in counties with a population of 400,000 or less to create an all-season road network; 5) construction/reconstruction of roads essential to development of commercial forests; and 6) road and street improvements in cities in counties with a population of 400,000 or less. Categories one, two, four and six would be applicable to roads in Bangor Township, particularly for the extension of Wheeler Road to provide access to the Old Lighthouse if it can be purchased and used as a tourist facility, and for road construction within the proposed industrial park on Patterson Road. -125- �I J I r I I ~ r I Public Facilities, Schools and Services �I l I I I I I I I I I I PUBLIC FACILITIES, SCHOOLS AND SERVICES 1 I I Improve the area's existing public and cultural facilities to accommodate existing needs and provide additional facilities and services to serve present and future population. Objectives A. Provide adequate public facilities (i.e., water, sewer, etc.) to allow vacant areas to develop according to the proposed land use plan. B. Ensure that all public facility improvements provide residents with the highest social and economic benefits with the least amount of negative impacts on the environment (air, water, noise, visual clutter, etc.). C. Maximize the extended use of existing schools and recreation facilities for year-round and evening use. D. Promote the development of, and opportunities for, post-high school education in the Township. E. Provide transportation and recreation opportunities in proximity to centers of student population. F. Encourage use of public school sites for before and after school child care. Land Use I I I I I Public Administration Bangor Township's government, which has been housed in its current facility on Wheeler Road since the 1960's is studying the feasibility of constructing a new Township Hall to accommodate growing needs. Such a new administrative center should be designed to facilitate a -126- �functional coordination among departments and accommodate future projected growth demands over the next 20 to 30 years. A new Township hall is proposed for the corner of Wheeler and State Park Road adjacent to the existing Township hall. Public Safety The Township Fire Department, currently housed in two separate facilities in two locations within the Township, will retain two separate facilities. Fire Station #6, on the corner of North Union Road and Webb Drive, will remain an active station with updating and expansion of facilities, if feasible. Fire Station #7, part of the existing Township Hall complex near the corner of Wheeler and State Park roads, would be expanded and modernized, taking over a portion of the existing Township Hall, administrative complex when a new Township administration center is constructed. This fire station would then house fire fighting operations, including structural fire prevention inspecting, along with building inspections. The balance of the Township Hall vacated by the Township administration could either continue to be used for community meeting/banquet hall activities, or rented out for office space to other governmental and non-profit agencies. The Fire Department would also construct and maintain suitable training facilities, including a fire tower. The Department will also improve its dispatch system by installing state-of-the-art alarm dispatch circuit facilities. Four pumper units should also be retained by the Department. The Township has recently purchased the services of a full-time deputy from the County Sheriff Department. This individual will work out of an office in the Township Hall. This arrangement will continue and be expanded as necessary to provide needed police protection within the Township. Schools Assuming the number of school children in the Bangor Township School system decreases over the next 3 years and then increases proportionally to the projected total population of the area, the school district will contribute an additional 54 to 613 students in the next twenty years depending upon the population projection method used (Method II or V). The existing facilities should be adequate to accommodate the increase. If however over 600 students are to be added, both the South -127- I I I I -I I I 'I I I I I I I I I I �I I I I I I I I I I I I I I I I I Elementary and Edison School could be re-activated as elementary schools. John Glenn High School and the Junior High School would, however, likely have to be expanded to accommodate the increased enrollment. Educational administrators and staff should now be looking at different areas in the Township where new development is likely to occur, and the impacts such development may have on existing schools. Central, North and Lincoln Elementary schools would likely realize the greatest impact from new development. At the same time, consideration should be give to design standards for additions and/or new facilities at existing structures and grounds. Library Bangor Township does not currently contain a public library. Even though a significant demand may not exist for such a facility at this time, the Township should consider the potential of constructing a public library, either in conjunction with the school district, or the existing Bay County library system. Social Services Bay County Senior Citizen Office appears to be successful in serving senior citizens in the area, as a wide range of programs and activities are offered to older citizens. A variety and diversity of events (luncheons/ dinners, educational seminars, trips, home meal delivery, counseling, etc.) are scheduled to appeal to a wide range of the seniors in the community. The facility at the Township Hall is used to serve meals to seniors on a daily basis. Volunteerism is becoming a more important element in providing social services to the general public, particularly at a time when federal programs devoted to social programs are decreasing. The Volunteer Action Center would continue to act as a clearinghouse for residents who wish to provide their time and effort in the community. .,.128- �II Medical Services Existing medical services appear adequate to serve the community. This includes the Bay Medical Center West Campus on Midland Road, emergency ambulance service, and various medical offices in the Township, including specialists as well as dental practices. The Bay Medical Center West Campus will form a nucleus around which private medical clinics and individual medical offices will be constructed. Rescue and first responder services, especially those provided by the Township Fire Department, should continually be upgraded and expanded. Emergency service for lake and river rescue operations should be upgraded and expanded as greater public use of shoreline warrants. The Bay Shores Nursing Home located south of the Bay Medical Center West Campus will continue to operate a 126 bed facility. It is highly likely that this nursing home will require expansion over the next 20 years. Water Supply and Distribution Network The Township's municipal water system, which is serviced by three water districts, is essentially considered to be adequate to serve the Township's needs over the 20 year planning period. The distribution system will, however, have to be extended eastward from Patterson Road to serve the new residential and commercial developments in this area as proposed in the Plan. The Bay Metro Water Treatment Plant in Bangor Township pumps and treats water for distribution throughout the entire county, except for the cities of Linwood and Auburn. This facility, which takes water out of the Saginaw Bay, can pump and treat up to 40 million gallons per day, although its intake capacity is only 20 million gallons per day. Because average use is about 10 million gallons per day, this facility should be capable of supporting additional development during the 20 year planning period. However, as need arises, water lines should be upgraded. To increase overall system efficiency, the Township, along with other local units of government, should encourage the Bangor Monitor Metropolitan Water Distict to merge with the Bay County water system. I I I -129- I I I -I I I I I I I I I I �I Sanitary Sewer System I I I I As with municipal water, the Township is well served by sanitary services. Eighty-eight miles of sewer lines and a sewage treatment plant were constructed in the late 1970's and went into operation in 1980. The sewage treatment plant, located on the northeast corner of the Wilder Road/Patterson Road intersection, has a capacity of 10 million gallons per day. Bangor Township has contracted to use 30 to 40 percent of the plant's capacity, and is the largest user of the facility. Frankenlust, Williams, Monitor and Kawkawlin Townships, along with the City of Auburn, are the other users. Since the plant operates on an average of 35 to 40 percent of capacity, it should serve the Township's needs over the next 20 years. The existing sewer collection system, identified on Map 10, covers the majority of the Township and sewers can be easily extended from existing lines to accommodate new development. The only major portion of the Township that is not currently served by sewer is the corporate holdings east of Patterson and north of Wilder roads. As with the water system, new residential and commercial development would require the extension of sewers into this area. Storm Water System I I I I I I I I I Because Bangor Township is located in a low lying coastal area, with a relatively large amount of wet soils, storm water runoff has been a major concern. The Bangor Township storm drain system is adequate to serve most of the existing developed areas south of the Kawkawlin River and west of State Park Drive. However there are areas which need upgrading (e.g., Woodbridge). Each new major development, however, such as commercial development along Wilder Road or residential subdivision/condominium development north of the Kawkawlin River, and east of Patterson, as well as industrial growth along Patterson, will require project specific storm water collection systems and retention basins. These will have to be constructed on a project by project basis, based upon the determined need by a registered engineer. A specific storm water runoff construction ordinance should be developed and passed by the Township to establish standards whereby a developer will be able to determine before initiating a project, whether a storm water collection and retention system will be necessary. The ordinance should also define the proportion of the cost of construction and maintenance -130- �. - - - •• - ••••••• ----- -- • --legend - - INTERCEPTOR SEWER •••••-- COLLECTOR SEWER FORCE MAIN '5' a.. I V'> z -</ Q 1 -----~----tj ---·--------•----~ /1,, -</ ~ I z <S>-</ )- I --' w --' I MAP 10 SEWER SYSTEM MAP @I Gove Associates Inc. �I I I I I I I I I I I I I I I I I the developer should pay, if the proposed system impacts areas outside the immediate site. Solid Waste Disposal In the future the Township may wish to consider public pickup of the solid waste generated by residents and businesses. This is generally funded through property taxes, although various alternatives are available. However, at this time, private hauling of waste appears acceptable for the Township. Residential, commercial and industrial recycling should be encouraged. To facilitate recycling, the Township should study the feasibility of providing a collection facility for recyclable materials to the general public. Qualitative Description The Township's infrastructure must be maintained to ensure existing residents and businesses are adequately served and expanded to meet future demand as well as to promote the Township in attempts to attract new development and investment. At the same time, Bangor Township has limited financial resources to provide such facilities and services. Consequently, each facility and program that is proposed requiring Township funds should be thoroughly reviewed to determine if it can be efficiently utilized for more than one purpose. All of the Township government's real property should be maintained and improved to meet changing demands and functional design requirements. This includes a new Township Hall or administration office, which could provide the input for a new "Town Center" and expansion of Fire Station #7, using part of the existing Township Hall after the Township administration offices have been moved. Maintenance and (in the case of water, storm water and sanitary sewer lines) expansion of existing facilities should be the primary focus of municipal operation over the planning period. Implementation Policies To maintain, expand and, in some cases, upgrade the Township's facilities and services, the following implementation measures are suggested: o Develop a five year capital improvements program, utilizing Township officials and private sector representatives to provide recommendations for specific projects. -132- �o Review and revise, as necessary, the Township's policies and standards for new residential, commercial and industrial development as they pertain to municipal infrastructure. o Work with private developers to ensure that adequate senior citizen housing is available to all eligible residents. If the private sector is not willing or able to construct such housing the Township should work with the County Housing Commission or develop a non-profit housing corporation to build and manage a senior housing facility. o Continue to coordinate with Bangor Township Public Schools to maximize the use of the school district's facilities and programs, for the Township's residents. o Require that all major public works capital improvement projects be reviewed by the Planning Commission for coordination of consistency with this Comprehensive Plan. o Establish a periodic survey of Township residents to obtain feedback on attitudes and ideas and to provide a mechanism for positive public relations. o Establish a committee to study the possibility of establishing a library within the Township. Such a facility should be associated with the Bay County Library System. o Work with state, regional and local officials and organizations on a continuing basis to encourage an improved and acceptable level of water quality in the Saginaw Bay. Financing Programs for Public Facilities, Schools and Services At the state and local levels there are some programs that have been mentioned before that could be used by the Township to finance public facilities and infrastructure related projects. Community Development Block Grant Programs, administered by the Department of Housing and Urban Development, provides resources for infrastructure and public facilities improvements and home improvement programs. The Michigan Department of Commerce administers the Michigan Equity Grant -133- I I I I I I I I I I I I I �I I I I I I I I I I I I I program, which will fund up to $100,000 for regional cultural projects, such as libraries, historical projects and tourism facilities. A new library and acquisition/ improvements to the Old Lighthouse may be eligible projects under this program. A state program that can be used to finance local projects is the Michigan Municipal Bond Authority (MMBA). This program was designed to provide Michigan municipalities with low interest bonds by using the state's high bond market rating. The MMBA is authorized to issue bonds to make loans to local communities through the purchase of municipal obligations. This way municipalities do not have to enter this bond market on their own, but combine with other local units to gain access to highly rated low interest bond financing. These resources could be especially useful to finance infrastructure related projects such as water and sewer system improvements. At the local level the Township could finance its infrastructure and public facilities projects using local tax revenues, combined with federal and state loans and grants. General obligation bonds, special assessment bonds and revenue bonds could be issued by the Township to finance these programs. In addition special tax assessments could be used. The Township has a DOA in existence, which has instituted a tax increment finance program of street and sewer improvements, along State Road adjacent to the Bay City Mall. Similar improvements for industrial development, including a new industrial park, could be funded through the establishment of a Local Development Finance Authority, under P.A. 281 of 1986. This act allows for the establishment of the Authority, which is similar to a ODA, while being limited to industrial related public improvements. -134- �~ •• • • •I I I I I I I I I I I I Natural Resources/Energy Conservation �NATURAL RESOURCES/ENERGY CONSERVATION • • •I I I I I I I I I I I I, I I A harmonious relationship between the natural environment and the activities of the Bangor Township community, minimizing negative impacts of one upon the other to the benefit of both . Objective A. Continue to develop recreational and cultural opportunities along the Saginaw Bay and Saginaw River in a manner sensitive to the environment. B. Preserve and protect the wetland in Bangor Township in their natural state as open spaces, natural resources, and habitats. C. Use waterways as a starting/focal point when considering adjacent land uses, redevelopment of existing areas, and new development. D. Regulate, provide, and monitor controls on urban development relative to soil conditions and ground cover. E. Recycle solid waste when possible and promote the conservation of nonrenewable energy resources. Policies 0 Continue to emphasize the shoreline and its linkages to the interior of the Township. 0 Adopt appropriate modifications (i.e., erosion control plan), and institute a flood plain management ordinance to reflect requirements of the Federal Flood Insurance Program, along with a natural resources management program. 0 Maintain wetland areas (marshes, swamps, bogs, etc.) as a naturally occurring habitat for many biotic species through the -135- �subdivision control ordinance and zoning ordinance, as well as property acquisition. Construct interpretive boardwalks through wetlands along the Saginaw River. o Provide for the retention of natural vegetation in all areas of the Township, primarily in areas with new development, and establish screening requirements for all new developments, particularly industrial. o Encourage upgrading the quality of water in the Saginaw Bay and Saginaw River through membership in the Bay County Community Growth Alliance, the East Central Michigan Regional Planning Commission and close contact with state representation and the D.N.R. o Encourage water-oriented activities/recreation in and around waterways, through public acquisition of waterfront properties, especially along the Saginaw River. As an alternative, the Township should require any new development along the waterfront to dedicate shoreline easements in specific locations for public use. o Encourage (and manage) public and private plantings to create and preserve aesthetic and functional landscaping in the Township, while maintaining the functional aspects of plant materials (microclimate). Such plantings should especially occur along major commercial routes (Euclid Avenue and Wilder Road). o Provide land use controls (zoning, site plan review) which permit appropriate flexible design responses to existing soil conditions and problems. o Preserve and protect the waterways in the Township by monitoring existing and proposed development for the type and amount of waste-discharge of any kind into the Saginaw Bay, Saginaw River and Kawkawlin River. o Continue to provide specific open areas in the Township, particularly in Areas F, G, and H (to retain the low density environment of these areas and protect wetlands). -136- "• • • • • • "• ",. I ~ I �• • •I I I I I I I I I I I I I I I I 0 Provide specific development controls to protect environmentally sensitive areas . 0 Promote solid waste recycling in accordance with the Bay County Solid Waste Plan. Establish a Township recycling facility and program in conjunction with surrounding Townships and the City of Bay City. 0 Encourage conservation of energy consumption in public, office and industrial buildings by adopting energy conservation measures in the Township's building and construction codes. 0 Encourage volunteer interest and involvement in recycling and composting in conjunction with environmental laws. Land Use The Future Land Use element of this Plan identifies those areas of the Township that are to be set aside for open space and recreation. The majority of that land (about 3, 160 acres) or 78 percent of all land devoted to open space and recreation will be preserved in its natural state. Although the future land use map designates most land in the Township as single family residential, much of this property, particularly in Areas F, G, and Hare to be low density in nature. Consequently, these areas will be more accurately left as undeveloped. Qualitative Description The system of open space and recreation land within the Township will be designated to integrate formal active and passive recreation with open space preservation and conservation. Existing parks within the Township will continue to exist and new facilities will be constructed too, containing amenities such as ball diamonds, playground equipment and picnicking facilities. Much of the existing railroad and utility right-of-way will be used as trails. In addition, interpretive signage and limited picnic facilities will be allowed along the Saginaw River. Implementation Policies The interior portions of sections in the northern part of the Township will remain relatively undeveloped, giving the portion of the Township its rural character. -137- �Financing for Natural Resources, Energy Conservation Acquisition of larger parcels for greenbelt and open space preservation should utilize the Michigan Natural Resources Trust Fund as a primary funding source. Other statewide environmental organizations should also be contacted to determine the potential for obtaining their financial or professional assistance. Private developers required to provide open space within their developments will incur the costs of preserving these areas (i.e., opportunity costs that have been lost by not utilizing the land for its maximum development potential). The Township should set aside a certain portion of its annual budget to make energy conservation improvements to Township facilities as needed. Township officials, in conjunction with other Townships, should submit an application to the MONA, under the Quality of Life Bond or Solid Waste Alternative Program to obtain funds to construct an areawide recycling facility. -138- • • • • • �•• •• •I I I I I I I I I _, I I I I Shoreline Land Uses �I I I I I I I I I I I I I I I I I I I Shoreline Land Uses Because the Saginaw Bay and Saginaw River are such important resources that strongly influence the Township's natural and economic environments, a special section identifying the proposed land uses along the shoreline is presented here. While these uses are presented in various sections of the future development section of this Plan, they are described here to offer a more succinct "picture" of the various activities being proposed for the most important component of the Township 's land use. There are approximately 11 miles of shoreline in the Township, not including the Kawkawlin River shoreline. About 5-3/4 miles are along the Saginaw Bay and another 5.1 miles are Saginaw River shoreline. This extensive amount of waterfront offers substantial opportunity for diverse development. Much of the Saginaw Bay waterfront is already developed and the future land use plan calls for the maintenance and upgrading of those uses over time. Over 11,000 feet of the shoreline north of Euclid Avenue (M-247) is relatively high density single-family residential development. There are few vacant buildable parcels remaining in this area, and they will likely be developed in a similar fashion . While the Tobico Marsh is an important part of this area, the majority of the marsh is not directly on the shoreline. Tobico Marsh will continue to be improved with interpretive trails/boardwalks. Southeast of these residential subdivisions is the Tobico Lagoon. This natural area, which is part of the State Park and through which water from the Bay enters the marsh, will be retained in its natural state, with periodic dredging as needed to sustain the required flow of water. About 5,200 feet of Bay City State Park shoreline south of the Tobico Lagoon will also remain in public use, with swimming, boating and camping facilities. Another 3,800 feet of shoreline between the State Park and the Kawkawlin River will essentially remain intact as single-family residential (Lagoon Beach Subdivision). The only substantial change is the potential conversion of the Old Waterworks building and property on State Park Road to a condominium or planned residential/commercial development. This site encompasses approximately 12 acres. the occupants of this condominium development will have access to Saginaw Bay. The 3,500 feet of shoreline between the Old Waterworks property and the Kawkawlin River will remain in single-family development (Lagoon Beach Subdivision). Additional single-family development (Bayside Park/Donohue Beach Subdivisions) will continue to exist for another 1,900 feet southeast of the mouth of -139- �the Kawkawlin River. Immediately adjacent to the Bayside Park/Donohue Beach Subdivisions is the Wenona Beach Trailer Park. This site covers approximately 40 acres and contains one of the best beaches on the Saginaw Bay. The future land use plan calls for conversion of this area from a mobile home park to a luxury condominium development. I I • • Southeast of the Wenona Beach site is another concentration of single-family residential parcels, for a distance of about 4,500 feet to the mouth of the Saginaw River (Aplin Beach and Shady Shores). A state designated environmentally sensitive area and development adjacent to the shoreline should be limited and correspond to appropriate legislative standards. At the present time the two subdivisions in this area (Aplin Beach and Shady Shores) exist as relatively low density single-family development. Any future development in these two subdivisions should be closely monitored to ensure that environmental standards are adhered to. A new major road will be constructed in this area to link to Patterson Road and the extended Wheeler Road to save planned residential development proposed for the northern portion of the Dow property. At the mouth of the Saginaw River, the single-family development within the Sunset Shores subdivision will continue to expand, as demand for waterfront properties becomes more acute. The Sunset Shores Yacht Club will continue to exist to provide private slips for yachts and motorcraft. The Michigan Department of Natural Resources boat launch immediately adjacent to the Bay City Yacht Club will also continue to serve the boating public. This facility could expand by adding another launching ramp and expanding parking facilities, if needed. South of the Department of Natural Resources boat launch, for a distance of approximately 1,200 feet, is property designated for planned unit development. A new collector road will be constructed in this general area, linking an extended Wheeler Road with Patterson Road. This new road, including the extension of the Wheeler Road, will run approximately 2.2 miles, essentially forming a loop that will increase access to the shoreline. The shoreline along this 1,200 foot of riverfront would be purchased as a public easement and a boardwalk would be constructed here, providing a linkage between the Department of Natural Resources boat ramp south of Bay City Yacht Club and the Old Coast Guard Lighthouse located on Dow property about 2,300 feet south of the Department of Natural Resources boat launch. At the southern edge of the planned unit development, running south of and parallel to, the eastern extension of Wheeler Road, is the Consumers Power utility easement. This easement runs to the Saginaw -140- "" "• • • • �• •I I •I I I] I I I I I I I I I I I River shoreline and will be utilized as a pedestrian/bicycle pathway between the Saginaw River and Saginaw Bay. The old lighthouse is approximately 1,000 feet south of the Consumers Power easement. The area around the lighthouse, and including the lighthouse, could be purchased for public access. The lighthouse itself would be used as an historical tourist attraction, with parking and interpretive signage and picnicking facilities. The existing public boat launch could be expanded in this area, with separate parking facilities. Automobile access would be provided through an extended Wheeler Road. However, the predominance of wetlands on this site, and the need for the Dow Chemical Company to protect its operations from public access, provide major obstacles to opening up the lighthouse to the public. About 1,500 feet of shoreline south of the old lighthouse park site would remain in open space. This area is currently owned by Dow and would remain zoned 1-2 General Industrial. South of this Dow property, for a distance of about another 1,500 feet, the shoreline would remain undeveloped. Much of this area is wetland. However, this property may be purchased and used for expansion at some time in the future by Bay Harbor Marina. The Bay Harbor Marina, which encompasses about 20 acres and contains 425 slips, will continue to exist and possibly expand northward as described above, adding another 10 acres or so to its operations. The balance of the Saginaw River shoreline forming the Township's eastern boundary encompasses about 12,000 feet of river frontage, including a mooring area for larger tankers. This area currently houses storage tanks for various fuels and chemicals, as well as several older warehouse buildings. The future land use plan calls for mixed uses along this portion of the shoreline. These would consist of service and retail commercial establishments that would be developed around a nautical/waterfront theme and include restaurants, specialty stores (T-shirts, brass items, craft stores, etc.) and amusement operations. A public boardwalk would be constructed along the shoreline that would allow for easy visitor viewing of shipping (loading and unloading) and pleasure boating activities. The waterfront commercial development would occur in a linear fashion along the waterfront from an area generally bounded by the Bay Harbor Marina on the north to the D&M railroad on the south. Off-street parking, landscaping, walkways, and pedestrian lighting would be integrated into this development. Access roads off of Wilder road would also be constructed, separating truck traffic from automobiles. -141- �The existing storage tanks in this area would be retained or renovated with necessary precautions taken to minimize or prevent hazards to the adjacent commercial activities. Warehousing and limited industrial activities would also be allowed here, with renovated and/or new warehouse/manufacturing buildings, landscaping and access roads. The existing warehouse on Dow Chemical property in Section 14 adjacent to the river could possibly be revamped and expanded as a central facility for a Foreign Trade Zone operation. = The above description outlines the proposed uses for the Township's shoreline. The intent of these designations is to provide maximum public access while protecting the natural environment and continuing and enhancing the use of the shoreline for storage and maritime shipping. The prescribed changes will occur in phases over the 20 year planning period. -142- • �• • •II I ~ ~ ~ I I I I -I J Recommended Site Specific Land Use Changes �• •I I SPECIFIED LAND USE CHANGES The proposed future land uses designated for Bangor Township in this Plan are, for the most part similar to existing land uses, and have been described in Part II. There are, however, a number of areas that will incur changes in land use designations and those will likely be reflected in the Township's revised zoning ordinance. Map 11 is a composite of all of those proposed changes. ,. 'f I ll I J I I I I I I -143- �• , , __ ~ ~ ~ 7/ ~ ~ - ~ --, l- I LF" •N" \ .... t i ~ l . RESIDENTIAL (V) TO RECREATION COMMERCII\L 17 . 2 . RESIDENTIAL (V) TO CONVENIENCE CENTER 18 . MIXED RESIDENTIAL/COMMERCIAL TO COMMERCIAL 3. COMMERCIAL/Rl!!SIDENTIAL TO MIIED RESIDENTIAL/COMMER CIIU. 19 . RESIDENTIAL (V) TO MULTIPLE-FAMILY 4 . PUBLIC UTILITY TO PLANNED UNIT DEVELOPMENT 20. RESIDENTIAL (V) TO COMMERCIAL 5 . RESIDENTIAL TO HIIED RESIDENTIAL COMMERCIAL 21. INDUSTRIAL TO COMMERCIAL 6 . COMMERCIAL ' 22. OFFICE TO MIXED COMMERCIAL/OFFICE RESIDENTIAL TO CONVENIENCE COMMERCIAL INDUSTRIAL TO COMMERCIAL .,..,_ 1 . VACANT TO INDUSTRIAL 23 . COHHERCIA.L (V) TO INDUSTRIAL/COMMERCIAL 8. RESIDENTIAL TO MIXED RESIDENTIAL/ INDUSTRIAL 24. MULTIPLE-FAMILY 9 . INDUSTRIAL (V) TO PLANNED UNIT DEVELOPMENT 2S . RESIDENTIAL (V) TO MULTIPLE-FAMILY (V) TO INDUSTRIAL/COMMERCIAL 10 . MIXED COKHERCJAL/INDUSTRIAL TO COMMERCIAL 26 , SINGLE-FAMILY/MULTIPLE-FAMILY TO OFFICE 11 . VACANT TO INDUSTRIAL 27 . INDUSTRIAL TO MIXED RESIDENTIAL/ COMHERCIAL/INOUSTRIAl 12 , INDUSTRIAL TO COMMERCIAL 28 . MOBILE ROHE PARJC TO PLAHlfED UNIT DEVELOPMENT ll. INDUSTRIAL TO R!'.SID!:NTIAL 29 . RESIDENTIAL TO MIXED COMMERCIAL/RESIDENTIAL U . OFFICE/COMMERCIAL/RESIDENTIAL TO COMMERCIAL JO. COMMERCIAL/RESIDENTIAL TO COMMERCIAL 15 . R.ESIDENTIAL TO COMMERCIAL 3 1. RESIDENTIAL TO COMMERCIAL 16 . RESIDENTIAL TO MULTIPLJ!:-FA.MILY ~Gli\,""' 8-1,- - - --' ~ «n'•MTCffT ~ I MAP 11 RECOMMENDED LAND USE CHANGES ___ ..., @ Gove Associates Inc. �I I I I I Development Priorities ( ( I I I �•I I I I I I I I I I I I DEVELOPMENT PRIORITIES Now that the future proposed Land Use Plan has been described, the implementation of the Plan is facilitated by the establishment of a schedule for phasing the development program over the life of the Plan. Such a schedule should be based on the most immediate needs and demands of the Township, a realistic assessment of the capacity of each phase of the program to be implemented (usually cost is the major factor) and the overall impact of the program on the quality of life in the Township. The phasing program for the Bangor Township Land Use Plan is established according to 'development increments'. The programs are scheduled to be completed in five year increments over the 20 year life of this Plan. That is, Phase I improvement areas are scheduled for development within the first five years, Phase II areas are to be improved during years 6 through 10, Phase Ill areas during the 11th through 15th year and Phase IV from years 16 through 20. These development areas and projects are identified in the following table. These priorities are intended as general guidelines for the Township in establishing scheduling of projects and undertaking detailed analysis and evaluation of those projects. The Township's Capital Improvement Plan and Program should follow this sequence of phasing for area development. The Planning and Zoning Commission should undertake more specific projects that define the recommendations in this Plan in greater detail and in accordance with this schedule. In .effect, this schedule is an important component of the implementation efforts associated with this Plan and should be referred to as a guide for further detailed planning and programming. I I I I - -145- �TABLE 14 SCHEDULED PLANNING DEVELOPMENT Development Component 1. Single-family subdivision and multi-family development (Areas A & F) Infrastructure/Public Improvement Water system extensions, sanitary sewer extensions, storm sewer improvements as needed, as well as roads 2. Commercial development along Wilder Road, Huron Road Improved curb/gutter and curb cuts 3. Construct new Township Improved curb/gutter and curb cuts Hall/Fire Station 4. Industrial Park Construction 5. Purchase former D&M right-of-way as linear greenbelt 6. Development of a boat launch on the Saginaw River Phase Roads, curb, gutter, water distribution system, sanitary and storm sewers (i.e., retention pond if necessary), underground utilities, street lighting, site preparation Initiate negotiations for purchase of limited right-of-way width; construct/ improve base with appropriate material Purchase of property and construction of boat launch and parking area by q 1 ~ ~ 1 ·1 ~ MONA ] 7. Use of Consumers Power easement as linear bikepath Negotiation with Consumers Power I 8. Commercial development/ Sidewalks, landscaping redevelopment along Euclid Avenue/Wilder Road I 1 I -146- �•I I I • -I I I -I I I I I I TABLE 14 - CONTINUED Development Component Infrastructure/Public Improvement Phase 9. Single-Family /Multi-Family Development Continued sewer /water system expansion as necessary II 10. Re-use of Dow Chemical property for Planned Unit Development Negotiations with property owners for re-designation of properties II 11 . Commercial development along Wilder Road, Huron Road Sidewalks, landscaping, pedestrian street lighting II 12. Development of Patterson Road as industrial/ residential Improvement/widening of Patterson Road, curb and gutter II 13. Bikepath linear greenbelt Construction of appropriate trail bed improvement near Consumers Power right-of-way II 14. Purchase and improve portion of Old Waterworks property Landscaping, parking, picnic facilities, playground equipment, restrooms, private development 111 15. Single family /Multi family development Extension of water /sewer lines as needed 111 16. Development/improvement of shipping facilities along the Saginaw River Designation as foreign trade zone, 111 construction of associated offices/ warehouse, road improvements, landscaping I I -147- �TABLE 14 - CONTINUED Development Component Infrastructure/Public Improvement 17. Develop collector road system along east side of Township Extension and improvement of Wilder Road eastward near river shoreline, construction of 'loop' road adjacent to river and connect with Wheeler Road at Patterson, improve water and sewer Ill 18. Improve Two Mile Road Extension and widening of Two Mile Road as a through-road to Beaver Road 111 19. Development of Township sports/recreation complex Construction, in conjunction with organized non-profit sports organization baseball diamonds, soccer fields, outdoor ice skating rink, tennis courts Ill 20. Residential development (Single- & Multi-family) Extension of water /sewer lines as required; construction of water, sewer, storm sewer facilities, utilities, local roads and sidewalks to serve planned unit development east of Patterson Road. Ill 21. Public linear greenbelt Construction of interpretive boardwalk; along Saginaw River, landscaping improvements, lighthouse wetland interpretive area; purchase and improvement recreation oriented parking; lighthouse attraction development, including purchase of property around lighthouse as open space/preservation area SOURCE: Gove Associates Inc. -148- Phase 111 �•II I Implementation I I �I I I I TNING PARTICFANTS QSECONlARV ,_ ... ..."' ...>- ...:z:a: ...< -~ ...Is :z ... > ...- -... < a: ... ...:z-a: :z :z ... -B :a: ...... -:z- ... ...:z~ ... :z- :z :a: :z :z -... < - -"' ~_,_, B< -:a: - ... 0 ::c -... :z :::, 0 :z ...-< ...>- "'a: -...~ -:z:~ :z... ...< :z 0 :z TABLE 15 0 (II (II IMPLEMENTATION SCHEDULE u :z 0 < 0 ACTION NATURAL RESCXJRCES/ENERGY CONSERVATION Emphasize shoreline linkages to interior areas Institute a Floodplain Management Resources Management program Ordinance Maintain wetland areas; wetlands interpretive construct along with a Natural boardwalks through Provide for retention of natural vegetation; and establish screening reauirements for industrial development Encourage water oriented activities/recreation in and around waterways Encourage and manage public and private Provide flexible landscaping land use controls Monitor existing and proposed development river and bay for waste discharge into Provide for open spaces - Following the recreation/transportation recorrmendations in this Plan, meet with Consuners Power Co. and owners of abandoned D&M Railroad right-of-way to describe the program · and begin negotiations for acquiring easements within the railroad right-of-way Contact Saginaw River shoreline property owners and negotiate for property acquisition Submit Grant application to MDNR for easement acquisitions and improvements and shoreline oropertv acQuisition and imorovements Research existing Floodplain and Natural Resource Management Ordinances as basis for Townshio ordinance Draft management ordinances for adoption by the Township Board Adopt a Township pol icy encouraging maintenance of natural wetlands along the shoreline Identify desired shoreline wetland areas for constructing boardwalks Contact existing sliorel ine wetland property owners to discuss public access via boardwalk Discuss easement purchase or lease agreements If property owners willing to sell - or lease, design boardwalk system Submit to MDNR for acQuisition/construction grants Develop and adopt natural vegetation and screening requirements for for inclusion in Township subdivision control and zoning ordinances Fol lowing this Plan curchase designated waterfront property for public access Design and develop a signage program directing v1s1tors to the shoreline Promote corrmercial/residential/public access along the shoreline in conjunction with this Plan; contact developers Revise zoning ordinance to promote and accoomodate increased public access to the shoreline Adopt a pol icy of greater Township involvement in initiating private shoreline improvements in accordance with this Plan Develop and adopt landscaping policies in conjunction with the county Road C011111ission and other public/semi-public utilities Incorporate landscaping standards in subdivision control ordinances and Planned Unit Development regulations Study various performance standards and slowly incorporate into the Township's Zoning, Subdivision and P.U.D. Ordinances over time Purchase necessary equipment and participate in required training over time to acininister performance standards. llork with the Bay Metro Sewer District to define impact of future industrial, corrmercial and residential development upon the capacity of the treatment olant Identify potential problems of treatment plant operations associated with existing development and work with llastewater District to remediate problems Research and adopt policies and programs, if necessary, to more efficiently dispose of wastewater Incorporate large lot standards within the Township Zoning Ordinance in accordance with this Plan Encourage new residential developments to retain open spaces and natural areas through subdivision controls and Planned Unit Development regulations 0 u w :a: ::c :::, :z :z < 0. w :a: 0 w > w 0 0. 0 w > w - - ...- ...~ al POLICY 0 0. -_, _, ... 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D D D 0 U) (II ~ ~ _, 0 w 0 ::E u :z w w z 0 :: < u -"' iii ........ ...... -..... ... -... - -~ -... -~ "'... B B B ... ...B ... ... _, ...-_, "'•... ... -... ... - -... Bz 8"' ...~ ... - _, - ... z < :z 0 ... ... ..."'- ...... ... :z - -... :z:a: :z :z<a: :z :z :a < ::;: :a: _, _, ...:z > ............ ...5>a: :a: a: _, >...- :z:a:...... :z< :z Cl 0 w w a: a: (II :z :z 0. :z > w C ... < 1• • • • �•I I I I 0 SECONlAR'( >- -... a,: 0 I :z 0 :z 0 ...-< ...>- -... -!5 ... ...< :z 0 TABLE 15 - Continued 1/1 1/1 ::E IMPLEMENTATION SCHEDULE u ... < ... ... >...- :a:w < < ... :..: ... ... >w -... -...i:!l -... 8 "'< < ...< -... -z -... ...:a:w ...< -z -- "'......~ < :a: -......z :a: > ...<...... ...>- -<-' ...B < ...< z w ... 5 - < :a: "' a :a: ... - RESOJRCES/ENERGY CONSERVA Tl ON controls - Contirued for environmentally Promote sol id waste recycling in accordance Bay County Sol id Waste Management Plan Encourage with the energy conservation - Encourage volunteer recycling llork. with the DNR to identify areas that are environmentally sensitive and develop specific development controls within the Township Zoning Ordinance Review County Sol id Waste Management Plan Identify elements of the sol id waste plan that the Township should incorporate Contact appropriate vendors to initiate interest in recycling program Identify details of recycling program Encourage Township subsidy or $25/per household per year ( in accordance with State enabling legislation) to institute curbside recycling Promote recycling/resource recovery education programs within Township Undertake an energy audit for all Township buildings Make necessary irrprovement!> 6S identified by the audit Establish pol icy encourssing all new construction/renovation to be energy efficient Incorporate energy efficient requirements in Township Buildings, zoning and subdivision codes Advertise for/contact individuals and organizations that may have an interest in recycling Hold organization meeting to establish program goals and structure; legally incorporate volunteer recycling organization Submit application for Grant funding a,: 0 :,:: u ::, :z w :z :a: w u w u :z < :z Q :z 0 -' 0. >-z - ...- ...z~ ...~ ...~ ~ ~ :c 1/1 :c 1/1 :z :z -' w > w Q ::, -' u 0 -' ::E Q a,: z < u z 1/1 < 0. 1/1 :z < :c u "':a:w 1/1 1/1 0. 0 -' w > w Q ...- u u < 0 >- "' >- -' :z -...-... ...a ::, u :c u Cl B - ...8 :c 8 u ::z: "' Li w w ::z: 1/1 z a,: ... Q -' (/) < w "' w w z 0 ~ ... "'... • • A D A A • D •D :z ... w :,:: Cl B :,:: "' I- - X 1/1 :c :,:: Cl B B a,: "' :c :c Cl ... I- :z w w w > w -' w :z ... X 1/1 A a,: Cl 0 I1 A A D A D A D A D A D A 1/1 w :z w ::, > w w 1/1 1/1 w Cl 1/1 1/1 -151- :c ::, :z 0. 0 -' w w Q 0 -' w Q 0 -' 1/1 :z 0 ::, a,: a:, Q :z Cl :z 0. :z :z 0 u 3 :z ..... Cl w Cl (/) a,: -' :z 0 a:, 0. :c u :z ::, w 1/1 :z Q (/) 1/1 w 1/1 :z u (/) :z a,: Cl :z - - - "' - - a "' -' "' < :z "':zw Q :z w w u -' a:, 1/1 ...< X < -' < u w 0. 1/1 >- :a: :z :z N < :z u < Cl Cl ::, ..... :,:: :c :a: I- ~ u :z u X i Q • • •• • •• • • • • • • 0 A D :z u :z A D Cl 3 > ::E Q "'w w Ill Ill - !5 -ti i~ ..."' !5 w :z ... w 0 1/1 ...>...... w :: ... :z w - 0 ... 0. - 0. a,: u :: 0. · a::i NATURAL a,: 0 1/1 :z :z 0 0. a,: Provide specific development sensitive areas 0 0. ::, I < a,: 0 0. a,: < 0 Q ACTION a,: -... :a: :z w 0 z -' w -' :a: :z > w 0. w 0 < Q > w Cl :z POLICY t I RNllNGSCXR;E .PFIMARY :c I I I i TMNG (YEAR) PARTICIPANTS :z < c.:, u :c u :a: :a: -- 0 1/1 ::, a:, I- -' -' z ~ (/) < Q ... .... 0 C :E �I I I I I I f I i TUNG PARTICIPANTS RNllNGSOlR::E ltPHMARY (YEAR) QSECONlARY' -...•"' 0 ... ::c -...<~ :z ~ TABLE 15 - Continued 0 1/l 1/l IMPLEMENTATION SCHEDULE ::i: ~ (.I t:I 0 ACTION RECREATION Purchase acreage along the Saginaw River and Bay for public access Purchase/lease railroad right-of-way for hiking/biking trails Create incentives facilities and utilize Consuners Power for the private sector to develop recreation Adhere to policies identified in the Township's 1990 Recreation Update TRANSPORTATION l!ll>rove and maintain the condition of all streets Ensure new residential Study the feasibility Plan streets meet design standards of, and design, designated truck routes Ensure senior housing development and activity centers are served by Metro and Senior Citizen Bus systems Plan for, and develop, separate bike paths and bike lanes Connect the shoreline with conmercial biking/hiking paths and residential development using Identify appropriate sites according to this Land Use Plan and apply to the MDNR for grant funds within the time schedule identified in the Plan Set aside a soecial fund account for public access property acquisition Contact existing railroad R.0.11. owners and identify purchase price easement for 15 ft. easement Apply for grant from MDNR for acquisition (in phases, if necessary) under Nat. Resources Trust Fund, Lawcon, or Rails-to-Trails Program Contact Consuners Power to obtain permission to use their right-of-way for public trail system Request assistance from Consuners Power to fund i!ll>rovements Establish subdivision control ordinance allowing for higher density development or other incentives in exchange for construction and dedication of recreation facilities by the developer Keep abreast of new state coom.mity dey-l!topment legislation and apply such planning and zoning legislation (growth control techniques) to develocment in the Township Establish meetings between the Planning Coomission and Recreation Coomission to coordinate and i Ill> l emen t recreation i lll>rovements Undertake a COl11)rehens i ve study of the condition of all major and local streets within the Township and work with the County Road Coomission to identify and schedule maintenance, repairs and i!ll>rovements Program expansion of the Township's road system in conjunction with this Plan Work closely with the County Road Conrnission to ensure design standards will meet local needs Incorporate general street design standards within a Township subdivision control ordinance Using this Plan as a guide designate a subconmi ttee of the Planning Conrnission to identify potential truck routes and the feasibility of designating those routes Work with the County Road Coornission to iIll> l ement truck route designation of identified streets Limit new senior/handicapped housing and activity centers to properties easi Ly accessible to existing bus routes Establish a subcoorni ttee of the Planning Coomission to identify existing streets for widening to acconmodate a bike lane. These routes would be part of a comprehensive, coordinated Township biking/hiking system Utilize, in conjunction with this Plan, designated railroad and utility rights-of-way for bike paths Apply for MDOT and MDNR grant funds for construction and i!ll>rovements for bike paths and lanes Same as above 0 ..... w :E c.. ....w 0 (.I w :z < c.. :E c.. 0 c.. • > :z w ::c :z - - ...- ... 1/l w ....0w z ... 1/l 1/l ""w li :E ~ u 0 w w 0 1/l 1/l w 1/l 1/l ...- ... > ...u i: -"'... z~ :z ::c u < 0 Ill 0 :z c.. • 0 "" ~ ..... ::c 0 < .... • _, Cw :z :z :E :z < u w .... :z 8 u u w > ::c "' ....~ ....~ u~ 0~ ....0 ""w::i: 0w ::I u u w :z0 ~ ::c 1/l 1/l ::I • • • • • • • • • • • Q w t:I ...- ... - -... -... a "' "' (.I ... w ::c "" .... w ::c t:I B B ::c "" t:I > w Ill w w ::I :z w > w )( "' ....C "' w :z 1/l t:I :z w w w 0 0 0 A A A D 0 .6. 0 • A D • A A 0 A 0 A A A A A A A D 0 :z w w u :E :z :z :z :E (.I w c.. 0 1/l 1/l w w w 1/l 1/l C ...J < u w "' 3 ::I :E w w 0 :z t:I 0 ID w :z 1/l c.. ::c (.I w ::I :E 0 :z 0 :z :E 0 1/l 1/l :z 1/l :z 0 (.I ....... 1/l :z t:I :z 0 :E :z u - - - ........ B - - - "' ... N ::I ....... ::c :z u t:I t:I ::c ::c :E :E :E ""0 t:I :z 0 ID 1/l w 1/l 1/l :z ::I 0 t:I :z ....... < .... c.. u~ )( 0 0 :z ::J :z t:I w :E :z :z ID :E u u ID ~ I- < 0 0 :z C :E 0 0 0 0 V • • • • • 0 0 D 0 0 0 -152- (.I :z C :z 0 :z 0 A • 1/l c.. 0 ::c 0 A A • :z w 0 A D D 1/l ... ... - ..... - • • • D • • ::c )( • • • • • • • • • D :z 3 B ::c t:I ::c "" ::c "" B ... .... ::c :z "" w w ... t:I • A • • • • • ...... ...... ::: :z - 0 :z c.. c.. 0 :z -... > w (.I :z :E :..: 0 (.I > w 1/l t:I (.I "" <..... < 0 ID POLICY :z :z :z c.. w < ... ...- ....< < ... "' ... ..."' >..... -... ...-... .... ""< < ...""< -.... "' - -... ... ...< .... - - "' "" < a < ... < ::: ..... .... • ... > ............. ... -- ...< ""< ... 5 :z •... "' :z "" - < < < ...>- :z (.I :E ::J ... ....< •.... c..~ 0 "' "" 0 c.. "' 0 ::c w .... "" 0 ::I :z < < :z ....:z .... w :z ... -- :z i • • ,\ 0 0 • • • • 0 • 0 �• • • • •I I I I I I I I r ( r ! TIMING PARTICIPANTS sou:ce A.NllNG .PRMARY (YEAR) QSECONlARY C, ...• °'... ...- ...zw a. :..: -' w 0 :c z :::, -... 0 z -... ... - "" -"" 0 z TABLE 15 - Continued 0 (II V) - IMPLEMENTATION SCHEDULE :I: ~ u C, 0 SCHOOLS AND SERVICES PUBLIC FACILITIES Develop five year Capital Improvements Program Review policies development for infrastructure and standards Ensure senior citizen housing is available Maximize use of School District's related to new residents and programs Establish after school day care program using school Require Planning Conmission illl)rovement Projects Establish Establish annual Conmittee facilities review of major Public Works Capital survey of Township residents to study establishment Work with officials and organizations quality in the Saginaw Bay of a library to encourage 0 -' w a. a. >- :c :c 0 improved water Identify all cap i tal improvement programs and submit list to a l l Town· ship Dept. Heads for review· request Dept. Heads to add to or change List and submit to Township Planning Comnission and Board for 5 year Capital Improvements Program adoption Meet with County Road Conmission, Sewer Authority , Water Districts and Utilities to identify appropriate standards for infrastructure placement, adopt those standards for new development within Twp. Utilize existing Senior Housing Market Study to attract senior housing developers into the Township Work with the Bay County Senior Citizen Center to identify housing needs and creferred senior housing locations Coordinate efforts among the Plng. Coomi ss i on, Recreation Conmission, and School District to ensure the recreation goals and policies identified in this Plan and the Twp. Recreation Plan are achieved Provide for greater "after hour" and weekend public use of School District recreation facilities and programs Contact School Board to discuss potential Distribute questionnaire to School District families to establish extent of need If adequate demand exists, organize volunteer (or paid staff) program Send memorandun to County Road Conmi ss ion, Water Districts, Sewer Authority, and other public entities operating within the Township requ1 ring them to submit descriptions to the Planning Conmission of all public improvement projects occurring within the Township at least 30 days prior to construction Develop short survey questionnaire to distribute to Township households with tax statement each year. Use results to assist in forrwlating annual capital illl)rovements and operating budgets Send separate questionnaire to businesses located within the Township to determine needs and concerns of local businesspeople Include inquiry as to potential demand for a conm.mi ty library in the Township in the above-mentioned questionnaire Contact the Bay County Library District to determine feasibility of establishing a separate library building within Bangor Township Apply for State or Federal Grant for construction Meet with the Bay County Growth Alliance and East Michigan Regional Planning and Development Conmission to identify steps that may be taken to initiate local efforts at improving water quality Form, in conjunction with surrounding conm.inities, a Blue Ribbon Task Force to address water quality problems Adopt and i Ill) l emen t local policies in coordination with surround i ng townships, cities, Bay Co. and Saginaw Co. to illl)rove water quality 0 z w :IC a. 0 -' w > w -z -z ...-z ...zz~ ....~ ...~ ~ ~ • • • • • • • • Vl V) 0 :::, :I: u to all eligible facilities w :IC a. a. -' >- ....:::, ""u0 :c ....z ...< < a, ACTION z 0 a. > w ""<0 POLICY -zz < 0 ""a.0 I ....u w u z ...zw Vl w 0 -' w > w -' < u 0 -' :I: z ~ u u < a. a. 0 z ~ Vl V) :IC (II ....z ""a.w Vl < :c u w "" :IC 0 -' w > w 0 z - - -... "'... ... "" - -... 0 :: ~ < 0 0 u >- en 0 >- z :::, u ..J X u en w ~ :c u C, z u w "' :c > w :c :c w w z V) C, -' :::, w :IC V) V) w V) Vl 0 -' w > w 0 ...- C, Vl u w -' -...< )C < w a. >- z ~ 0 u :::s < ,c ...z 0 a, "" -' ,c < C, 0 z a. .......... ...- --z a -' >- :::, ....""z :IC N u ...... ""0z :IC w z u :::, :IC :IC 0 > w 0 (II z ~ -' i5 ,c - ...- -.... 0 z Vl Vl z :IC 0 :c ,c ....<w .... (II (II Vl < C, z < C, < C, :c u :c u :c u :IC :IC :IC z ----- :::, a, ...."" "".... z -a -C, (II z 0 ....u ...z (II ,c "" - -... w z (II :::, a, C, z 0 ,c 0 0 ~ V) 8u.. :E -' z • • • DDA A A A A A 0 0 0 • • DD D D D A A A A A 0 0 0 • DD D D ob A i I A A A A A A A •• • • • • • • • D • D A D D A • • • • • • A !O A 0 D A A A A A A -153- • • 0 10 0 I- -' D • n w :IC w :IC a. V) A • ......z z w < C, )C 0 A 0 z < z ""0 :c .... :::, ...z ....z ""z :::, :IC A A A A u 0 -' a, u 0 D Vl u ,c A D D D z "" "" uw -' "" < z w ""z w )C X 0 w z :c :c < w :c V) :c C, -"".... - -... .... w C, 0 C, >- ......w z....~ w -...> ...z ...a 8..."" 8 ...""w 8..."" ...""zw zw > ... ...~ ..."" - ww - en en z: --.... ...a 8 "' -' >- ,c "" 0 u z < z ,c ...z ,c 0 0 C �RNllNG somcE .PAIIAR'( 0SBXNWff TIMING PARTICIPANTS • •· I I I I I I I ~ -.... >- ...~ :z: -...g i!l z -... ... CII CII 0 ~ - "'"' -...3 0 TABLE 15 - Continued ::E: u C, -zz z 0 "'<0 ....< m ACTION RESIDENTIAL Contact private developers, study possibility of public/private partnership for low/moderate income senior housing Give priority processing Conduct market analysis of senior family housing for distribution to developers Contact potential developers to discuss investment in senior housing Establish this pol icy within Township Acininistrative Depts. especially zoning and building departments Work with Michigan D.S.S. to promote the housing opportunity program within the Township Contact local lending institutions, real tors and other interested parties to discuss ootential of creatinc:i nonprofit corooration Contact and work with USC to finance new affordable housing units Establish cormunity Development Corporation Under P.A. /' Establish paint-up/fix-up Cafll)8ign Provide for semi-annual Township trash collection Encourage volunteer maintenance service, using donated dollars or Townshio financed suool ies to housing projects Promote home ownership Establish nonprofit Housing Development Create COIIIIMlity Development Encourage Home Maintenance Corporation Corporation ~ :z: u w :::, C ::a: Q. w 0 w > w Q. 0 ....0w Q. Q. ::c ::c Cl) CII ...~ ...~ 3 u > w >- 0 :::, ::E: ~ ~ u 0 C, u w u z ~ C w :a: Q. ....0w > w 0 ....< u ....0 - - - ii: ... ... "' ... "' - -...l!i < .... .... ... 8 "' ... i3 "" "' "' CII w z < Q. en z < :z: u w ::a: D D D CII w Q. 0 w > w 0 en ::E: u 0 ~ < u 0 >- :: ~ >- u ..I Cl a w :::, w z 0 w w ::c Cl :z: C, :z: :z: Cl :z: )C z CII CII C, A A A • • D D • • • A A A A A A A A A A A D z w > w )C w A A A D w "'.... C :z: A • C w :z: w :c u u w :z: 0 w :JI z A A A A A C CII w "' w •• • • w w u )C C w I DDA Search Conrnittee Develop coomercial to contact private commercial market study - I t Establish program to control commercial investment developers the type, location and timing of new Establish conrnittee structure to ensure appropriate filling of vacant retail and office spaces and Euclid Avenue and Wilder Road corridor i""rovements Involve DDA and Euclid Avenue Merchants i""rovements and special events Association in public Organize subconrnittee to address conmercial attraction and retention programs Develop and adopt short- -1.:d long-range commercial attraction programs Utilize DDA and other local revenue to fund a coomerci al market study to identify the best mix of conmercial businesses along Euclid Avenue and Wilder Road Contract with a coomercial market analyst to conduct the study Develop, in coordination with this Plan, a zoning ordinance that will promote commercial development in a controlled growth sequence (commercial "in-fill 11) Using Mkt. Study as guide, contact potential businesses best suited to Bangor Township for expansion in Townshio Develop promotion Ca""8ign to market Bangor Township for retail/service commercial relocation and expansion Organize special events conrnittee from these two organizations and provide funding for promotion/special events program events coordinator Hire part-time promotions/special Establish conrnittee to work with Township to identify and promote public inrirovements alonc:i Euclid Avenue and Wilder Road INDUSTRIAL Form a local Development of 1986 Finance Authority Create incentives to attract new industries existing industries (LDFA) under P.A. 281 and retain and expand Encourage industries to give hiring preferences i""rove training programs Research potential for revising to local residents and the area's free trade zone designation Identify ootential members and reauest Particioation on LDFA Form LDFA under P.A. 281 and identify LDFA District boundaries Develop and adopt LDFA Tax Increment Finance Plan and Program Conduct an industrial base targeting study to identify the types of industries that would be best suited for Bangor Township Hire a part-time coordinator to work closely with the Bay County CGA to attract industry into the Township Establish a program whereby industries will voluntarily agree to give hiring preferences to local residents linkages for job enhancement Establish industrial/educational (institute a cooperative venture pro~ram with Great Lakes com. Col.) Contact the Dept. of Com. to identify the requirements for instituting a free trade zone and the current free trade zones in the area If the potential exists for establishing a free trade zone, pursue the appropriate steps for designation and identify a site along the Saginaw River as a Port of Entry • • • • D D • • • C A A A • • • • • • • • • • 6 A A A A 0 0 • • • • • • • A A A A • • 0 A 0 -154- CII u en CII :z: w C CII Cl CII u Q. en C :z: u :z: u :z: u CII • •• 0 0 • • •• • • ••• ••• •• A I 0 C, 1• A • u >- u CII •• A A A A >- Q. w • 0 0 A A • • C 0 • • A D D • • • • • • • • C, 0 COICERCIAL Establish m w :E CII 0 C, C :E CII :z: M C, >- ... a a "'... "' ... a ..."' ..."' z zw > ... ...~ ..."" - ....ww :z: u (/) Q z :::, w > ,-. tr: CII w Cl) Cl) ~ u ...... ......z :: zw z ~ CII D D D D • • >- C Q. :E ...- ....wz ....z "" ~ & .... ~ !.... ... ;:: ... ... 8 z i w~ ~ ~ .., ... ...m "' ... "'.... z "' ... ! z u z z z ...w !~ "'< ....< -a -zz !.... z z -...... enenz ..,>w~ ..,....... ... - .... enen~ ...z~ z ...z 5 -z .... zw en "" w i ...... ! .., ... i!!i z z z "' ... .... ii z ~ z ~ ~ ~ - w i z""...... - - -u ........ i 0C a :E ... i :iii: z z ~ ... ...z C ... ...z -...zz ...z .... -z -z ...-z z...z~ Q. - < ~ z IMPLEMENTATION SCHEDULE POLICY >- i 00 • • •• 0 �IMPLEMENTATION •I I I I I I I I The following Implementation Schedule relates recommended programs to participants, project phasing and funding sources. The programs are in conformance with the policies identified in the various sections of Part II of this Plan, while the action associated with each program is a more specific performance or exercise intended to carry out that program. The participants that are rnsponsible for undertaking each action are identified. In those instances where more than one participant is involved, coordination is necessary. The time or phasing of each action is stipulated in years. Funding sources are identified for each action as primary or secondary. Primary sources are those that should supply the majority of the financing for a particular action. Secondary funds are intended to supplement the primary revenue sources. Special assessments refer to either a tax assessment levied against specified properties by the Township for a particular public improvement or by the Downtown Development Authority or the Local Development Finance Authority sponsored activities. Contributions refer to personal or group voluntary contributions as well as fees and dues, etc., levied against merchants or groups. The list of funding sources is by no means exhaustive and should be added to and updated as new sources are found and existing financial programs change. This chart is to be used as a general guide and its utility lies in its ability to unify and coordinate the various recommendations included in this Plan. I I I I I I I I -149- �Appendix A Planning Areas I �0::: 00 !:: ,c( 0 a:: Zo :::E DODII • DR. z z KIESEL ROAD MOS �WHEELER "• • • • • •I •I I - C PLUMMI j \1 ci 0 :x:: a:: <( Cl. ~ ~ (/) J• 0 ::J (.) ::, w JI WILDER ROAD CITY OF BAY CITY ~ u I I I I I -I ROAD ><( m LL. 0 ~ z z . ;:i iJ F T. u �KIESEL ROAD z w 0 z I •I • •~ :J NORTH . ! 0::: 0 I- z 0 :::E 1 Cl a::: < :::c LLJ _J (.!) z LLJ �•I I I I I I I I I I I I . ~ C 0::: 0::: ~ z (/) (!) ~ 0::: 0 c( :::c: z z 0 ~ (!) zw ~ C c( MIDLAND ROAD 0 0::: ~ WHITE FlSCHER ROAD MONITOR TWP. �• • • • • • • • • I I I I I I I I ·BAY CITY STATE PARK ~ a:: < a. BOY ZIMMER ~ C < 0 a::: a::: 0 C, z < CD = �! LAURIA •=-•~- =-=~-~~p .1"1rr ~ ROAD LAURIAROAD \ CRAMER ~ , - 1 -- J BOY - SCOUT r fr;o~ ~ 7§ DUND;~ R ~ RO -- Jt t~ j C •i J ~r •C~( ~.'.'t:l - KE JI_~'\~ ' ' 0 .,: 0 er is:z '"" ,F ,i 0 ."'" er le ~ '~- ~ WHEEL£R ROAD ~ "' WHEELER ~ PLUMMER 0 1d: ~ " "' gj ."' RICHMARl<lf LN . ~ l n ;,; "' ~ ~ ~ ~ ~ HUSREN : ] [ "' 3 "' II~ r~ le ~ ·~ "'0 ZANDER RO . --= ' =----=fL _ SHERRY CT.\ \ KUERBITZ OR. = . - Jl '& ."' ~r~ ~ ·-·-··--·-e ,, f ,\ WILDER ROAD CITY OF BAY ctTY Ytfl])i CITY OF BAY CHY CI T 1 vt BAY CITY C i- u >- ~ is /: l3 KIESEL fcb ROAD cRESTWOob ffi rtill n1· l1FUir°11- - - _1. - -- RD. SAGINAW RIVER CI TY <Jr bA'r CITY �• I.•• •• IF=========~~;~;==~;:~===========! BEAVER ROAD BAY CITY s·rATE PARK ~ t_n ~ . a:: JJi_ll_ I I ~;~~~ COTT DR. ··•-••llll!L•A!l!IU~R~IA•! lllil!R!!IO!IIAll!!D•--------~l===========L=A=U:::R::IA===:=R70A~D:=-!:::=:~=======, D~~~ CRAMER 11 .... • •I __JL_ BOY SCOUT z BOY Cl a:0 .J ~ 0 0 l 3: a:: w :r V) 1 SCOUT 0 ::J (.) :::, w ~ HARTLEY I I I I a:: Cl a:: Cl z<( ~ ~ 0 a:: [Il <( a. I~ <( ROAD I V) WHEELER ROAD II �I I I I i t- I I I I I I ~ 0 z< _Q ~ a: < ~ <w ~ :! I I I BEAVER ROAD BAY CITY STATE PARK COTT DR. I I ~•----ill!ILA~Ul!!IR!\IIA!llllllill!R!l!O!ll!IAl!!ID_________ll::======;=::::'7===;~?-l:::::~====1=;:;;=~?i-~= 0 a: CRAMER SCOUT �• C • ~ • .• • • • •I I Appendix B Bangor Township Traffic Counts �BANGOR TOWNSHIP TRAFFIC COUNTS Location Year State Park North of Wheeler 7,568 1989 State Park North of Wilder Old Kawkawlin West of State Park 8,679 6,642 Old Kawkawlin West of Two-Mile 4,048 1989 1989 1989 Bangor North of Wilder 3,051 1989 Wheeler East of State Park Wheeler West of State Park 5,607 3,050 1989 1989 Wilder West of State 22,325 1989 M-247 Euclid North of Beaver Two-Mile North of North Union State Park North of Boy Scout State Park North of Laurie 1,675 7,560 11,582 3,251 1989 1989 1988 1988 Old Kawkawlin East of M-13 Bangor North of Wheeler 6,782 4,143 2,781 1988 1988 1988 Beaver East of Euclid Wheeler East of Bangor 4,334 2,061 Wheeler East of M-13 Wilder East of Patterson M-13 Euclid North of Wilder 2,263 2,962 1988 1988 1988 1988 20,907 1988 M-13 Euclid South of Midland 28,250 M-13 Euclid South of Thomas M-13 Euclid South of Wilder 23,1-05 26,323 1988 1988 1988 M-13 Huron Northwest of M-247 11,470 North Union West of M-13 (Euclid) 7,788 1988 1988 9,090 10,588 1988 1988 1988 North Union East of Two-Mile Boy Scout East of M-247 Wilder East of Two-Mile 8,289 4,717 2,858 19,564 1987 1987 Wilder West of Bangor 20,942 1987 M-247 Euclid North of M-13 M-247 Euclid North of Wheeler M-25 Jenny West of Euclid I I I I Vehicles Per Day Two-Mile North of Midland 1987 �~ ~ BANGOR TOWNSHIP TRAFFIC COUNTS Location Vehicles Per Day Year 19,262 1987 Two-Mile South of Kiesel Two-Mile South of North Union 6,584 1987 4,558 1987 Two-Mile South of Wilder 7,615 1987 State Park South of Wheeler 6,115 1984 Wilder East of Euclid (M-13) 20,521 1984 Wilder West of Euclid (M-13) 15,985 1984 Bangor South of Wilder 1,478 1983 Beaver West of M-24 7 2,407 1983 Wheeler West of Old Kawkawlin 2,496 1983 Wilder at State 24,645 1983 Wilder East of Bangor 15,588 1983 Euclid South of Jenny 26,840 1983 M-13 Euclid South of North Union Two-Mile South of Midland 26,116 1983 441 1983 Wheeler East of Two-Mile 1,507 1982 Two-Mile North of Wheeler 1,762 1982 Wheeler West of Euclid M-247 Euclid South of Boy Scout 1,929 1981 7,200 1980 Wilder West of Patterson II II II I II � 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 Bangor-Charter-Twp_Comprehensive-Plan_1991 Creator An entity primarily responsible for making the resource Bangor Charter Township Planning Commission, Bangor Charter Township, Bay County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1991-06 Title A name given to the resource Charter Township of Bangor Comprehensive Plan 1990-2010 Description An account of the resource Charter Township of Bangor Comprehensive Plan developed by Gove Associated Inc. in partnership with the Charter Township of Bangor Planning Commission adopted in June 1991. Contributor An entity responsible for making contributions to the resource Gove Associates Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Charter Township of Bangor (Bay 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/f57873d2b4c2a40eb5f2873888611a83.pdf 931cc4c357fcac87c19d38e569ddfeb3 PDF Text Text < < < _j- R·I Q. L-- :,: --t- R·I (I) z 3' 0 .... @ R·I ONE FAMILY RESIDENTIAL @ R-2 ONE FAMILY RESIDENTIAL @ R-3 ONE FAMILY RESIDENTIAL (8 R-4 ONE FAMILY RESIDENTIAL ~ MHP MOBILE Q RM-I MULTIPLE FAMILY (LOW RISE) C:, RM· 2 MULTIPLE FAMILY (LOW RISE) ( ] ) RM ·3 MULTIPLE FAMILY oo OFFICE II @& B-1 LIMITED ·1 • B-2 GENERAL @ SP SPECIAL Q FP FLOODPLAIN 0 "' 0 HOME PARK ~ QC 7 OF PONTIAC SP Oolllond "' Un1vers,1y (HIGH RISE) BUSINESS BUSINESS PURPOSE @T8R TECHNOLOGY QI-I LIGHT ~ I-2 GENERAL • HEAVY * 8 RESEARCH i \: INDUSTRIAL 0 CIC ~' T8R . ., I:•/ •/ I-3 INDUSTRIAL INDUSTRIAL SP @LF T8R * LANDFILL THE ~LOOOPLAIN BOUNOARY 1S GENERAL:ZEO ON THIS MAP EXACT BOUNDA"11ES CAN BE :lETERM!~EO BY CONTACTING THE MICHIGAN OEPARl MENT OF NATURAL RE~CUR:ES OR THE U S ARMY CORPS OF ENGtNEERS I, VERONICA C NEW, CLERK OF THE CITY OF" ~UBURN HILLS. DO HEREBY CERTIFY ThAT THJS MAP IS A TRUE COPY OF THE ZONING MAP ADOPTED BY THE CITY COUf-..CIL OF THE ClTY OF AUBURN HILLS ON• THE !6 TH DAY OF ..Q.E':l'.MBER , ~ A O AND All SU85FOUENT AMENDMENTS ADOPTED AS Qf:" OCTOBER 17 1qsa ~ ~...2k,.,- 1ERVN ;A 1..,1TY -.irw , C - ~ AUBURN ERi( HII tS OFFICIAL ZON ING CITY OF AUBURN CITY OF AUBURN Scale £ aoo A I 1•00 :1•00 no<1 (iJwyie~i« ~Ianni>'? ,.#~i.aleJ~ fl'.~ BLOOM FIELD tObt 911 ~ IPUIH ILYP , C ~ BL OO M , i [ L O TO WNSHIP I I HILLS HILLS PLANNING Feet ,....._ o MAP HfLLS . MIC HIGAN COMMISSION �DUTTON DEVELOPMENT C:» RESIDENTIAL .SIGNIFICANT NON - RESIDENTIAL • SIGNIFICANT DEVELOPMENT 0 PUBLIC l z SIGNIFICANT PROPOSALS ;o 0 City of Loke Angelus 0 .cJ LA K PROBLEMS £ .4NGELVS " ARROWHEAD GOLF COURSE 7 ~ ,.. .,.. _ / ! PONTI A C 0 F II ... I ,.~✓===~--== • 0 • , ". . .t? .. ( ';. :., ;; -~ THIS PLAN IS NTENDEO TO SHOW GENERAL1ZED LANO USE ANO JS NOT INTENOEO TO INDICATE PREC ISE SIZE, SHAPE OR DIMENSION THESE PROPOSALS REFLECT FUTURE LONG RANGE LANO USE RECOMMENDAT IONS ANO 00 NOT NECESSARILY IMPLY SHORT RANGE REZONING PROPOSALS PURSUANT TO THE PROVISIONS OF ACT 285 OF THE M,CH l GAN PUBLIC ACTS OF 1931 , AS AMENDED, THE CITY OF AUBURN HILLS PLANNING COMMISS I ON HAVING DULY HELD A PUBLIC HEARING ON SEPTEMBER 25, 19B6 . DOES HEREBY OFFICIALLY ADOPT SAID MASTER PLAN FOR LAND USE ~ _, r 1. OAKL.A ND ', t . .· ?,;}=. ··:, ;:.-:(. .• ..... :·~·=-o -~ I. '• ~ ·. • . UNIVERSITY ' , . . . rr ., . 0 "' ... "' "'uI DECEMBER . . . ' . ~ ~· . ) 4 , 19B6 ADOPTED 0 a: 0 ATT ESTED ...u Cv o, .;,,Q CHAIRMAN • I\ 0 a: :...~.-: ~ JlY ~ ~~~~/ SECREARY ,, <" L GENERALIZED LONG RANGE MASTER LAND USE PLAN CITY AUBURN OF CITY OF AUBURN HILLS HILLS PLANNING NOVEMBER • 19B6 PUBLIC HEARING SEPTEMBER ::. ~ ----,oo 0 25 , 19B6 A F111 11100 1400 i 3100 BLOOMFIELD GQLF QR .-F" SOUTH IILYO ~ BLOOMFIELD TOWNSHI P H ILLS. MICHIGAN COMMISSION � 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 Auburn-Hills_Maps_1986-1988 Creator An entity primarily responsible for making the resource City of Auburn Hills Planning Commission, City of Auburn Hills, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1986-1988 Title A name given to the resource Maps Description An account of the resource The Generalized Long Range Master Land Use Plan and Zoning Ordinance maps were prepared by the City of Auburn Planning Commission with the assistance of Progressive Planning Associates, P.C. The Land Use Map was adopted on December 4, 1986, and the Zoning Ordinance map was adopted on October 17, 1988. Contributor An entity responsible for making contributions to the resource Progressive Planning Associates, P.C. (consultants) Subject The topic of the resource Zoning--Michigan Land use--planning maps Auburn Hills (Mich.) Oakland County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/d9694318de235f813db677ba0a7810e3.pdf d842a850990a3c30a2bc988486db896e PDF Text Text community planning and management ll MASTER PLAN ADOPTED: JULY 10, 1991 �-- FROM THE llBRARY QFj Planning & Z:rning Center1 Inc. 1 ••• TABLE OF CONTENTS Page REGIONAL ANALYSIS INTRODUCTION REGIONAL SETTING GROWTH CORRIDORS Southeast Michigan Growth Corridors Macomb County Growth Corridors M-59 Growth Corridor Conclusions OTHER REGIONAL INFLUENCES Southeast Michigan Council of Governments (SEMCOG) Regional Development Forecasts County Airport Study ~ •.• • • • • ~ LOCAL PLANNING INFLUENCES Bruce Township Village of Romeo Ray Township Richmond Township Berlin Township POPULATION ANALYSIS INTRODUCTION POPULATION GROWTH TRENDS AGE CHARACTERISTICS HOUSEHOLD AND HOUSING GROWTH TRENDS POPULATION PROJECTIONS Constant Proportion Method Southeast Michigan Council of Governments Growth Rate Method Arithmetic Method Projection Summary 1 1 1 2 2 3 8 8 8 9 10 10 11 11 11 11 12 12 13 13 13 16 20 22 23 23 24 24 25 �~~ TABLE OF CONTENTS - Continued Page PHYSICAL FEATURES ~ ~ - -~ .-, ••- •- •• • -~ •~ 27 INTRODUCTION 27 EXISTING LAND USE 27 Residential Commercial Industrial Public/Semi-Public Other Uses Undeveloped 27 29 29 30 30 30 WETLANDS 31 WOODLANDS 32 SOILS 33 Conover-Parkhill-Locke Association Oakville-Boyer-Spinks Association PRIME AGRICULTURAL LAND ECONOMIC CHARACTERISTICS 33 33 34 37 INTRODUCTION 37 COMMERCIAL AREA CONCEPTS 37 Central Business Districts Shopping Centers Commercial Strips 37 38 40 MARKET ANALYSIS 40 TRADE AREA 41 RETAIL SALES POTENTIAL 41 OCCUPATION AND EMPLOYMENT CHARACTERISTICS 47 FUTURE INDUSTRIAL EMPLOYMENT 49 INDUSTRIAL PLANNING CONCEPTS 51 �'• TABLE OF CONTENTS - Continued Page GOALS AND OBJECTIVES 54 INTRODUCTION 54 GOALS AND OBJECTIVES 55 General Development Goals Agricultural Preservation Goals Residential Commercial Industrial Community Facilities Open Space and Recreation Transportation CONCEPTUAL DEVELOPMENT PLAN 55 56 56 57 57 58 58 59 60 INTRODUCTION 60 CONCEPT PLAN 60 No Growth Alternative Pro Growth Alternative Balanced Growth Alternative LAND USE PLAN 61 61 62 64 INTRODUCTION 64 AGRICULTURE 64 Agricultural Zoning Purchase or Transfer of Development Rights Open Space Zoning Farmland and Open Space Preservation Program Summary 65 67 67 67 68 SUBURBAN RESIDENTIAL 68 URBAN RESIDENTIAL 68 �"'• • -.. II II • • • TABLE OF CONTENTS· Continued Page LAND USE PLAN - Continued COMMERCIAL 69 INDUSTRIAL 70 · PUBLIC 70 FLOODPLAIN 70 ROADS 70 LAND USE PLAN SUMMARY 71 THOROUGHFARE PLAN 72 INTRODUCTION 72 THOROUGHFARE CLASSIFICATION 73 EXISTING THOROUGHFARE SYSTEM 75 State Routes County Roads 75 75 THOROUGHFARE PLAN 77 COMMUNITY FACILITIES PLAN 78 INTRODUCTION 78 UTILITIES 78 RECREATION 79 Neighborhood Parks Community Parks FIRE PROTECTION National Board of Fire Underwriters Standards 79 80 82 82 �• • • • • • • • • • • LIST OF TABLES Page Table Population Change by Growth Corridors Macomb County - 1970-1980 3 Population Change by Growth Corridors Macomb County - 1980-1990 5 Housing Change by Growth Corridors Macomb County - 1970-1980 6 Housing Change by Growth Corridors Macomb County - 1980-1990 7 5 Comparative Population Growth Trends 14 6 Population Change by Decade 15 7 Median Age 16 8 Population by Age 17 9 Age by Life Cycle Category 18 10 Housing Unit Change 20 11 Building Permit Trends 21 12 Household Size 22 13 Population Projection Summary 25 14 Existing Land Use Summary Armada Township and Armada Village 28 15 Shopping Centers Classified by Type 39 16 Estimated Spending by Retail Category 42 1 2 3 4 �• • • •.. • • • • LIST OF TABLES - Continued Page Table 17 Armada Township Estimated Retail Needs - 1990 44 18 Armada Township Estimated Retail Needs - 2000 45 19 Armada Township Estimated Retail needs - 201 O 46 20 Industry of Employment Armada Township and Macomb County 48 21 Occupational Characteristics Armada Township and Macomb County - 1980 49 22 Summary of Roadway Planning Standards 73 23 Location Standards for Fire Stations 83 �• • • • • • • • • LIST OF FIGURES Page Figure 1 Armada Township Growth Trends - 1940-1990 14 2 Comparative Growth Trends - 1940-1990 15 3 Population Change by Age - 1970 and 1980 17 4 Age by Life Cycle Category - 1970 19 5 Age by Life Cycle Category - 1980 19 6 Population Projection Summary 25 7 Existing Land Use Summary Armada Township and Armada Village 28 Armada Township Master Plan - Acreage Allocations 71 8 LIST OF ILLUSTRATIONS Page Illustration 1 Regional Location Map 1 2 Southeast Michigan Regional Growth Corridors 2 3 Sewer Service Areas 9 4 Existing Land Use Map 35 5 Natural Resources 36 6 Concept Plan 63 7 Cross Section Standards 74 8 Traffic Volumes 76 9 Park Master Plan 81 �• • • • • • • • • • • REGIONAL ANALYSIS INTRODUCTION The growth and development of a community is strongly influenced by its growth and position within the larger region in which it is located. This position represents a factor that realistically cannot be changed, but which must be recognized and accommodated . Local policies and decisions impacting land use, therefore, must take these regional influences into account to be relevant and effective . Many factors influence the growth and potential of a given community. Some relate to local decisions and can be controlled by the local community. Others result from actions or developments outside the community and are, therefore, subject to somewhat less control. The purpose of this chapter of the Armada Township Master Land Use Plan is to identify a framework of those factors that influence growth in Southeast Michigan and to provide information to Armada Township concerning its growth potential due to its position in the region. This information will provide a basis for Mure planning decisions and serve as a background for understanding the dynamics of the community's growth. This chapter will also consider the plans and policies of other governmental agencies that have an impact on ---..:;:""'°=--;,,, land use patterns and growth in the Township. P\IC( ., REGIONAL SETTING Armada Township is located in the north central portion of Macomb County, approximately 36 miles north of Downtown Detroit. Four communities share a common boundary with the Township, which include Ray Township, Richmond Township, Bruce Township and Berlin Township in St. Clair County. The Township's regional setting is shown in Illustration 1. IMO.ff REGIONAL -1- -· LOCATION _,,, MAP 1 �• • • • • • •,. ~ GROWTH CORRIDORS Southeast Michigan Growth Corridors ST: Within the Southeast Michigan region, there are a number of corridors along which growth has traditionally occurred. Each of these corridors originate in, or traverse, the core City of Detroit and migrate into the surrounding communities along established transportation routes. These corridors originally followed the major surface streets that radiated outward from downtown Detroit like the spokes of a wheel. Today, they largely follow the interstate freeway system and complementary major highway systems. These corridors are identified below and shown in Illustration 2. - .8 CLAIR ... , WASHTENAW hom otttOtt to : 1 2 S 4 5 MT. CLEMENS a PORT HURON UTICA 8 ROMEO PONTIAC 8 FLINT BRIGHTON 8 LANSING ANN AR9011t 8 JACKSON • MONROE a TOLEDO lltO SOUTHEAST MICHIGAN REGIONAL GROWTH CORRIDORS ICAl.l 2 Detroit to Mt. Clemens and Port Huron along 1-94 east and Gratiot Avenue. Detroit to Utica and Romeo along M-53 north (Van Dyke Road) and Mound Road. Detroit to Pontiac and Flint along 1-75 north and Woodward Avenue. Detroit to Brighton and Lansing along 1-96 west, the Lodge Freeway and Grand River. Detroit to Ann Arbor and Jackson along 1-94 west and U.S. 12 (Michigan Avenue) . Detroit to Monroe and Toledo along 1-75 south and Fort Street. Growth in the metropolitan area originally occurred along the shoreline areas north and south of the City of Detroit and along Woodward Avenue to the northwest. Many of these earlier growth communities have since matured, with new development activity shifting to other growth corridors in the metropolitan area. -2- �• • • • • • • • • I Macomb County Growth Corridors · Population Growth Trends - Within Macomb County, growth traditionally occurred along the Lake St. Clair shoreline communities, which is consistent with historical urban settlement patterns. The establishment of Mt. Clemens as the County Seat also contributed to the predominant development pattern along the eastern portion of the County . TABLE 1 POPULATION CHANGE BY GROWTH CORRIDORS - MACOMB COUNTY 1970-1980 ···················-·---·--·.. -·-··········--·--···----···--..---....--... ' I __. .......... ____ .._..__.._..........-....._.._...,. ·-. . ~=~;;~~::·;~.~~. . . . . ~~;;~·;·---r-·. . ·-·. --.. . . .--~~:~:;1;;-.. . . . . . ~~~~;. . . . . ., COMMUNITY 1970 1980 Number Bruce Twp. Romeo 2,213 4,012 3,823 3,509 1,610 • 503 j COMMUNITY % 72.8 ) Richmond City •12.5 Richmond Twp. i I 1970 1980 Number 3,234 1,719 3,536 2,453 302 734 9.3 42.7 1 5.5 0.9 i i % i :i•:1:;1~w~:= J :•rn: i:~ ••r:n~;~•:I:r :=: :x;~: .:; :;: 1 fi~Miiig~;i1~ ::::::::::::;~~:::: it;~:t :::,~1w •: : Ii ~tll! 1 Washington Twp. i.' 5,651 8,637 j:;Jlh;w~:~ ! i Shelby Twp. Utica ;:', : Sterling Heights 2,986 52.8 i i Lenox Twp. N- Haven 2,869 1,855 3,028 1,871 159 16 j Chesterfield Twp. New Baltimore 9,378 4,132 18,276 5,439 8,898 1,307 94.9 j 31.6 i 11,868 48,865 20,476 18,755 14,560 72,400 18,806 23,649 2,692 23,535 •1,670 4,894 22.7 \ 48.2 i -8.2 j 26.1 i ::::~:~:•:cj~:: ~::, :Mi;~:i :~mr tt :::•~,??.~ ! ::::::;;~:: :t:IiI:1:IJ;;J.:I}:1I~!tii ~;~~ 29,467 3,504 38,939 5,282 9,472 1,n8 61,365 108,999 47,634 32. 1 50.7 i n.6 \ i i i :,!· j :.!, • 1·•"'4:-·.:•.rr,· •,·er.::t:.••o\ .·.Gnn-,.•.:.•5"'"'·-=: 9 .:·.· M Center Line Warren · •.·•.·M .. ;;;\JJJMl,i :::: i:_··.•.:.••.·:.••.1 .... j TOTALS >:.· {;;;:;;;•> .:.•:•:•-:c::•/t•:••?6 • ) • J:i~ < 1<os """":"999 /? 10,379 179,260 < · ltS • ( )? <4>7:)~ ·:• • •· ·. :··•·•·~ ·; :• 59 / .,,.. " •.· •n? i ·•·· •~.··.••.·.·.•···. r,. ·.·.•·.·•:· ·1 :· •.·•.·.4 ··..· .':. · .M •i<ci•·1·e< ·1· o L .. · • 9,293 161,134 Fraser Clinton Twp. Mt. Clemens Harrieon Twp. •1,086 •18,126 : < 99 •.......964 > -:,.: •.·•. ! •10.5 East Detroit •10.1 ! Roseville ! St. Clair Shores wa;; :.ias .'.639 . . . . . r.1.•.1.•.·•..a•·.•·.·.·.4.•·: .27 =••·· .••·• • •· •. · •.·•. .• •.•·.•·..~ . •·.•·.,.•.·. ·. 9.·.··.··••~.·...·· .1·...··.2 ·.·..·.·•. ·.• · •·•·•·•·•·•·•······.·.· •:•:•:y·Jrn;: •:•.-:'·•··1~11:;g . . ,t~mr:: . .. 45,920 60,529 88,093 129 <.••·.•4 :. =..s · .· .•.•· · ·:· ·.•.·.•.·.·.· •.•· · · · · · .:·2 ···<·: 9.•45 ·· ·1·· ••.•..• .·.· ••.. .-.·•·.•2:,:-:9•·.·s • ·:1,_ I :.:.•.•.•.·.> . 38,280 54,311 76,21 0 -3- ! •16.6 -10.3 ! •13.5 ! l 94,542.:..• .•·.·• •· •·•1·. ~ .•·.~ 1 ..:. ):/.~ •/•~;7 · •.r/ ... ;...:4~.. ·.·.-.•. •·:;:t2 •· ·. ·; 317,693 332,819 15,126 4.8 l .................................................... · <>.·••.1. 295,851 339,616 43,765 14.8 ; TOTALS -·-·-·······--·--····-----....---·---................. _.................... ___ ..... ···-..--------------·-------·· Source: U.S. Bureau of the Census •7,640 -6,218 •11 ,883 �• • • • • • • • • • • I Following the Second World War, most metropolitan areas experienced a sweeping wave of population migration from traditional central cities into emerging suburban communities. In Macomb County, this migration first occurred within those suburban communities located along the perimeter of Detroit. The second wave of suburban growth in the County accelerated north along the Van Dyke/Mound Road corridor in the western tier of communities . By 1970, population levels in the western corridor communities (295,851 persons) nearly equaled the population along the eastern or shoreline communities (317,693). During the 1970's, population growth in the western corridor surpassed increases in the eastern communities. The 1980 Census revealed that the Van Dyke/Mound Road communities had a slightly higher population (339,616 persons) than the eastern corridor (332,819 persons) . The dramatic growth experienced by the City of Warren during the 1960's and Sterling Heights in the 1970's accounts for this shift in population. For example, in the ten-year period between 1970 and 1980, Sterling Heights grew by more than 47,000 persons. This gain more than offset the population loss experienced by the City of Warren during the decade of the 1970's. North of M-59, Shelby Township and Utica combined to report a population increase of 11 ,250 persons. Small increases were noted in those communities located north of 26 Mile Road. The increases do, however, provide evidence of a trend of population accelerating in a northerly direction within this corridor. To the east, the greatest population increases occurred in those communities located between 14 Mile Road and 26 Mile Road. Clinton Township (23,535 persons) and Chesterfield Township (8,898 persons) made the greatest contribution to the overall growth of this corridor during the decade. North of 26 Mile Road, the amount of growth was less than for the parallel communities to the west. Results from the 1990 Census suggest a leveling off of the explosive growth that occurred within the western corridor. Eastern corridor communities out-gained their counterparts in the west over the past decade. Today, these two portions of the County share nearly equal population levels. Smaller population increases were observed throughout both corridors. For example, within the M-53 Corridor, Sterling Heights reported a population increase of 8,811 persons, down from 47,634 the previous decade. Shelby Township, on the other hand, matched the increase that occurred during the 1970's, providing additional evidence of the continued movement of population north within this corridor. -4- I, I �• • • • • • - Clinton and Chesterfield Townships continued to be the major contributors to growth in the eastern corridor. These two communities experienced population increases of 13,466 and 7,629 persons, respectively, since 1980. TABLE 2 POPULATION CHANGE BY GROWTH CORRIDORS - MACOMB COUNTY 1980-1990 -----·----·--···----------------··-h•-•••--•-• -----·--·----------·---·-·-----··--·-·..·· M-53~~~-~~E.:~.?~-~~------•------;---------~~~~-~<?.17~-------.. ---•---H-;: : POPULATION CHANGE l POPULATION CHANGE l COMMUNITY 1980 1990 Number Bruce Twp. Romeo 3,823 3,509 4,193 3,520 370 11 •.. ···· ········· ···· ·· - .. . . .. ·· ·· ······ ····· ·· ·· -- .. Washington Twp. 8,637 9.7 0.3 ) Richmond Twp. 1980 1990 Number 3,536 2,453 4,141 2.528 605 75 :::=::::::::::::::::::::::::l :::::::::::::::::::::::::::::;::::::::::::::::::::::::::::::::.:::.::::::::=:::::;::::::::::: r11'1@;:~ ~::t !:tit~ : : i. j COMMUNITY i Richmond City % 2,749 31.8 j Lenox Twp. l New Haven : :~ ' 3,028 1,871 f!~Mi,;'i :I M!I Ji] i:~rl !}1:1:1~ !])! :*;tii i;::r;t; 'r~iii~;;.;~ : ':.: ··4,_899· . · ! Shelby Twp. 38,939 48,655 9,716 25.0 108,999 117,810 8,811 8.1 j 17.1 3.1 j j -:-:-::-:::-:-:-:::-::::_::..: : !]}~#ill\ ~Miicho38'Mlie :tt} 11,386 "' 3,069 2,331 ::trn~t! j 41 1.4 24.6 j 460 i~Si 'j ! Chesterfield Twp. 18.276 25,905 7,629 41.7 j j Fraser 14,560 72,400 18,806 23,649 13,899 85,866 18,405 24,685 -661 13,466 -401 1,036 -4.5 1 18.6 l -2.1 j 4.4 l iiiii~ 11li1t 11~ii:: :i~titi l """......... ~i•u ;11~ir~ ~1tirt1 T~ij :::,,:1: • . Sterling Heights [_. .)iliMi~i!iMJ;:: • ) Center Line Warren :,_i j Clinton Twp. j Mt. Clemen• j Harrison Twp. :~~l~'.:i !f;ti~Jl i ;;Jil J ::t,;tf~il~:, Mi~iJ:tt~ 9,293 9,026 -267 -2.9 ! Eut Detroit t ',;fa;iss'C :\fa;~ i 161,134 144,864 -16,270 i Roseville ! St Clair Shores •· •••.:·••.r~.•·_'·..7.·•·•••.••.••·i,.:•.::i :Mil~ t~ 14 Mii; -10.1 1 r-1at.1i1itd1i ; - ----AA11;-----r :: ::1%:427: :js:i,890f :~;~;~ L.!~TALS --~~2~----~:..5::: ______ ~=2! ____ ~~1 TOTALS _ _ _ _ Source: U.S. Bureau of the Census -5- 16.4 I ! ! ... ··•··· :•:❖:•:·:·.•.•:•'.•:•:•:-:- ;: •:-:-:-•-·.• 38,280 54,311 76,210 ·>·- i 35,283 51,412 68,107 -2,997 -2,899 -8,103 -7.8 -5.3 -10.6 / 168;801 ,. •. .154;802 . ~13,999 .. · -s;3. 332_,8_19_ _34 __1_,4_29 _ _ _8~2~ ___ i !:_· !:~...l �Household Growth Trends - In recent decades, population change alone has proven not to be the most accurate barometer of community growth and vitality. Much of the population decline experienced by the ring of maturing suburban communities surrounding Detroit is the result of declines in household size, rather than an exodus of residents from the community. Population decline should, therefore, not necessarily be interpreted as an indicator of community decline. Frequently, a community will experience an increase in the number of households concurrently with a decline in population. For this reason, household growth trends are considered to be a more valid measure of growth. Applying this measure of growth to the two identified Macomb County growth corridors reveals an overall balance between these two areas. Between 1970 and 1980, western corridor communities held a slight edge in the number of new housing units constructed. In spite of this increase, the eastern communities had some 5,000 more housing units. TABLE 3 HOUSING CHANGE BY GROWTH CORRIDORS - MACOMB COUNTY 1970-1980 !..............-............._..._ r. . . . ._. _. __. . . . . .·--··. M~~~; .~;;;;~-;,~;~. . . . --..------i ---··. ----·-..-·-~;~;-;~~;;;;........-..........-....................l -~;.;;;··--r ·-.. .-·--··. . . ··--··. . . .· · · . 1 j ! ~~~;;~~··~~-~~- ! j i 1970 1980 Number Bruce Twp./ Romeo 1, 179 1,825 646 COMMUNITY 54.8 2,171 3,322 1,151 53.0 Romeo !w)f/@:;,,) jffJ/,i\tijJ ~itfiiW~tili.! ! Shelby Twp. 7,571 1,265 j Utica I ~:iJIMiil l• • 12,319 1,952 1980 Number 1 Richmond City i Richmond Twp. 982 434 1,282 676 300 242 1 Lenox Twp. i New Haven 770 508 919 613 149 105 Sterling Heights 17,571 34,517 i Center Line Warren .l•jMlli:~~j~:!M./i;::: . 3,129 49,609 Mt Clemens j Harrison Twp. : ~;~1,tf 3,642 54,532 :~r.~ ::: ~;ir! 6,075 2, 118 . j Clinton Twp. ! jJ•ii!WMJ~ : n : :tt{~t 2,769 1,353 si:Jif': ~fb2Eitl,i: : l '.if :~.11 > s;193 96.4 j Fraser 3,067 4,832 ;.;-;-;:;:;••-••-.-/.;:•. _ . • • . _.. 16,946 l't/!£l! mwx~ 62.7 ; Chesterfield Twp. 54.3 j New Baltimore j j i 1970 illilh~r~~~,:1~,w~~ll 4,748 687 . .,, ' ··•·• ; ::::::-.•::-•:;.·.•.-:-:.:-:-.-•• -:•::.·::,.>,:.;.·-:-:-:-:·::::::::::::::-.•:,, i l " ·~~~ ~~; :i a;~ :: : ~: ::i~i~:1;111:·t~l:~ i:r: J:;t;::;: : i;~:;: :r j Washington Twp./ j ~~ ~~~~~-~~;;;· COMMUNITY ~iiij,i~isiiifa: i ..... 13,436 6,823 5,797 24,752 7,363 9,332 " 30.5 1 55.8 j :\~Ii! 19.4 20.7 T# !W&t1I 117.8 j 56.5 j 3,266 765 > j i ;i:&¥ r·. .• 1,765 11,316 540 3,535 ~t\i.1 i j 57.5 84.2 j 7.9 j 61.0 j w~:ij6·1 =:: Ji(f::1:~it~;:l6Mll!:rn t ~f~:~ :< !.fJ~\ · ·•u1r;1~ · · · •! &:J j 1 513 4,923 :. ~:~:: : 16.4 9.9 j l East Detroit Roseville ~o:st..l:.7~:;r()ii:J~r •··•.. ~:~.~ .......~}..~~.?.?. .._.....~:~~~..- ... 35.9 .l l.,TOTALS ._......- ... - ........ Source: U.S. Bureau of the Census -6- TOTALS 13,214 16,751 13,458 18,491 244 1,740 <:::.. .: :::.. :~~:( ~~ .......~..1.?:~.. - .....2~~....... ..... 1.8 10.4 j j t;i...:. . . 1 28.9.J �• • • • • • • During the 1980's, 18,536 new units were added in the eastern communities, giving them a slight edge in the total number of dwelling units. Sterling Heights, Warren and Shelby Township made the greatest contribution to the housing unit increases that occurred in the western corridor during the 1970's. Nearly 90 percent of the total increase took place in those three communities. The greatest contributors to the housing unit growth in the eastern corridor were Chesterfield, Clinton and Harrison Townships. Collectively, these three communities accounted for nearly 70 percent of the corridor's total housing unit increase for the decade . Following the pattern of the previous decade, Sterling Heights and Shelby Township again made the greatest contribution to total housing unit gain. To the east, Clinton Township, Chesterfield Township and the City of Roseville had the greatest housing unit increases during the 1980's. TABLE 4 HOUSING CHANGE BY GROWTH CORRIDORS - MACOMB COUNTY 1980-1990 ·---·---------------------------------------------------------···-··---·--··· : : ···-··----·------~=3~~~-~~':~.5>~~~------------1---· ~ HOUSING UNITS COMMUNITY 1980 1990 Number Bruce Twp./ Romeo 1,825 2,062 Z37 Washington Twp./ Romeo % 13.0 4,668 HOUSING UNITS COMMUNITY i Richmond City Richmond Twp. :~~\~ !:i: ; :=!ii;w:~Mll::j ttf:~'.~ 3,322 -~~~~~~!'~---·------·---···-···-····!~ ! l f:lit'i!W~M~ i i . .1 CHANGE 1 1,346 40.5 ! Lenox Twp. I l 1980 1 HO Number 1,282 676 1,662 783 380 107 1,018 824 ~i:llii!tliMitl : !:~:: :, : i:I;:;;iil'I:tit~=1:: rn~;ii: f:i ll :M1,:~i2Mi" ,,: ,·• i .I~ ::1 i:!:11;~ i i 12,319 1,952 r :;::: ..,,::,:;;:;,;,,;- . . .·....·.· ......•. •,• Shelby Twp. Utica f M~\~~Miki t : =·=:=-·- 1,,,,,, . erling Heights .S . t ·:i1;;;:tu: 43.1 0.5 ! Chesterfield Twp. j New Baltimore 42,317 7,800 22.6 ij Clinton Fraser Twp. Mt. Clemens Ji::;~:;? ]C:i.:= }' : ~:: 1-;i~i;;tc,:M:~ r ·. • Li4Mlle'to'M$ • . . .. .. \ Center Line f•;:Miitw:11a1,!? : .,·. < ; L!~!~~ . . .•• • •:-:-::::::: i ·· _.-.-:-. 3,986 56,189 344 1,657 =n:::ss:1t4 ••\:,61:1,frn > zoof 3,642 54,532 Warren • . •. • 112,109 9,594 2,459 ::-r :::::;.:-:-/•.•.• i Harrison Twp. ; :::::·.;.·· 6,075 2,118 ~~i ::,;;:J\l:@1~-is'Mit: •,•·- \:•· •·• • • _·· ·s:193·? .. 34,517 5,311 10 i i,_ % 29.6 15.8 128,814 9.4 3.0 ·.. ·.·. 16:?.?: ___ l East Detroit i Roseville l St. Clair Shoree 4,832 24,752 7,363 9,332 46,279 . :- -·-: ~-. :-.·-·· ~~:~.1 .. .. 13,458 18,491 27,154 . .. ·-·.. TOTALS - - - Source: U.S. Bureau of the Census -7- l 10.8 : 34.4 j iid1tj_ 3,519 341 .:~;;~:<: • 1.s#, >> 57.9 16.1 510 9,186 364 1,284 j 41.1:.: j .-.-.•----··••-· 5,342 33,938 7,727 10,616 ! . ; 10.6 \ 37.1 j 4.9 j 13.8 i · · · · sf~ -:. ;\;~ ., . : = ;r~ ! :::;:irr:1~1;::J4:M11: : . ~.~~:.·.·. i ! 99 211 I 17,630 1,962 ! .: j;~·'f=:urz~• ,-?i?atr ><2~,;!! i 919 613 New Haven . .1 CHANGE . 13,684 20,025 27,929 226 1,534 ~1.~ · :::~ n5 1.7 8.3 2.9 ::: ::,,._ ;• .. ; ! i l Ii ~-~.?:..~---~-3.::!'l...____1!~--J~~•..i �~ • • • • • • M-59 Growth Corridor As reflected in the preceding analysis, the rapid rate of population and housing growth experienced by communities in western Macomb County over the past 20 to 30 years has brought both growth corridors into an overall balance in the number of residents and total housing units. The pace of population and housing unit change experienced by these two corridors does not, however, fully explain overall County growth patterns, for an eastwest corridor has emerged along M-59. This corridor provides a bridge across the County linking the east and the west. Plans to widen and improve M-59 in the near future reinforce its importance . The communities most impacted by this corridor include Shelby Township, Chesterfield Township, Sterling Heights, Utica, Macomb Township and Clinton Township. Collectively, these communities, excluding the City of Utica, experienced a population gain of 48, 106 persons during the past decade. More than 28,000 new housing units were constructed in these communities since 1980, accounting for more than 80 percent of the total housing unit increase for both corridors. Communities located proximate to M-59 are clearly positioned to be further impacted by Mure County development trends. Conclusions Several conclusions can be drawn on the basis of this analysis. The first is that growth in the County has shifted from the eastern-most Gratiot Avenue Corridor along the Lake St. Clair shoreline to the western-most tier of communities located along M-53. With the exception of Macomb Township, these communities located along North Avenue have yet to experience the pace of population and housing growth evident elsewhere in the County. The growth in Macomb Township is the result of its location along M-59 which is emerging as an important east-west growth corridor. North Avenue has yet to provide evidence of the continuous growth noted in the two flanking corridors. It should also be noted that growth in neither the M-53 nor the Gratiot Avenue corridor has yet to reach the County's northerly tier of communities. While Armada Township will likely continue to experience population and housing growth in the Mure, the Township is located outside of the County's two predominant growth corridors. This location will influence future planning policies for the Township into the next century. -8- �• • • • • • • • OTHER REGIONAL INFLUENCES Southeast Michigan Council of Governments (SEMCOG) Historical Perspective - Over the past decade, the Southeast Michigan Council of Governments has emerged as the primary regional planning organization for the sevencounty Southeast Michigan region. SEMCOG's influence originally stemmed from its role as the Federally-mandated regional review agency for this region. This role, commonly referred to as the A-95 review process, provided SEMCOG with an opportunity to review and comment on all State and Federal grants offered to local communities in the region. This review was intended to provide an opportunity to input a regional perspective to grant programs and ensure coordination among programs and avoid duplication of effort . The A-95 review process was subsequently terminated by the Federal government pursuant to Executive Order 12372. The process has been continued in Michigan, however, through the authority of the Governor's office . SEMCOG's role in regional planning over the years has expanded well beyond their original function of monitoring local participation in Federal grant programs. Today, SEMCOG is involved in many other important regional planning activities, including: transportation planning, the development of population, household and employment forecasts, water quality planning and economic development, among others. Certain of these activities should be considered in the development of the Master Land Use Plan for Armada Township. The more relevant activities for the purpose of this Plan involve SEMCOG's Land Use Policy Plan, small area forecasts and transportation planning activities. Sewer Service Area Map - In response to increasing concerns regarding urban sprawl, SEMCOG recently amended their sewer service area map. The purpose of the map is to assist SEMCOG in determining which sewer projects qualify for funding assistance available through either State or Federal sources. ... _,,I ' , ..... ,/ """ '\ "<:::: \ The map recognizes that urbanization is highly dependent upon the availability of utilities and seeks to direct growth to areas where existing sewer lines are currently available. The map shows the existing and proposed sewer service areas confined to the Village of Armada and small contiguous areas of Armada Township. This map does not anticipate any significant extension of utilities beyond the limits of Armada Village (see Illustration 3). \ 3 SEWER SERVICE AREAS -9- �I • • • • • • • I Regional Development Forecasts Every five years, SEMCOG prepares a series of population, household and employment forecasts on a regional, county and individual community basis. These forecasts are prepared for five-year intervals between 1990 and 2010. The results of this process are summarized in the chapter describing Armada Township's population characteristics. Regional Transportation Plan • Transportation planning is another important regional planning activity undertaken by SEMCOG. The primary purpose of SEMCOG's transportation planning process is to identify the region's major transportation system problems and recommend alternative solutions for dealing with these problems . SEMCOG's Year 2005 Regional Transportation Plan for Southeast Michigan identifies anticipated transportation deficiencies to the year 2005, based on projected population, household and employment growth levels . SEMCOG's plan identifies 11 lmprovement Corridors11 , which include those major regional thoroughfares that demonstrate the greatest need for additional capacity. Of the 24 improvement corridors identified by SEMCOG, none pass through Armada Township. One corridor, however, namely M-53, is located proximate to the Township. Extension of the M-53 bypass around the Village of Romeo has been in the planning stages by the Michigan Department of Transportation (MOOT) for a number of years. Plans for the construction of this road have been finalized and the State is currently in the property acquisition stage of the project. It is anticipated that this bypass extension will be completed in the early 1990's. Improvement of the M-53 corridor may have an impact on Armada Township, especially the southwest corner of the Township, near the intersection of 32 Mile Road and Powell Road. Plans for the freeway bypass include entrances and exits at 32 Mile Road. This access may help facilitate industrial development in the vicinity of the Ford Motor plant in the Village of Romeo. Continued development of industrial uses in this area may extend into Armada Township in the Mure. County Airport Study Macomb County recently evaluated the need for a public airport serving the County and the suitability of specific sites for meeting these requirements. Among the sites considered in this study is the Romeo Airport, which is located along the Township's southern boundary. The Executive Summary of the Macomb County Aviation Feasibility Study made the following conclusion relative to this airport: 11 lt is assumed that Romeo could continue to function unthreatened and adequately serve its users without public intervention. 11 While this site may not be considered suitable for improvement as a public airport, this does not preclude its continued expansion as a private facility in the Mure. The airport has the capability of accommodating turbo props and small jets. The location of this facility on the Township's boundary will undoubtedly have an impact on long range planning in Armada. -10- �• • • • • • • • LOCAL PLANNING INFLUENCES In addition to the other regional planning issues identified earlier, Armada Township is also influenced, to some extent, by planning and development activities occurring in neighboring communities. Four communities share a common boundary with Armada Township, three of which have adopted master plans that need to be considered in the development of this Plan. While it may not always be in the best interest to mirror the examples established by surrounding communities, cooperative planning activities should be encouraged whenever practical and feasible. Summaries of the master plan designations for those communities where they abut Armada Township are included as follows . Bruce Township Bruce Township and Armada Township share a common boundary for five (5) miles. Unlike the Township's other boundaries, no road is located along this boundary. Agricultural is the proposed long-term use of this adjoining land from Boardman Road. Industrial is planned for that portion of the Township between 33 and 34 Mile Roads. Village of Romeo Romeo also shares a portion of Armada's western boundary for approximately one (1) mile along Powell Road, between 32 and 33 Mile Roads. The existing Village Master Plan, which was done in the 1960's, anticipated that this area would be developed for residential purposes. This area has since been developed for industrial purposes. Ray Township Armada and Ray Townships share a common boundary for approximately six (6) miles along 32 Mile Road. Most of this boundary in Ray Township, from Romeo Plank Road east to Omo Road, is planned for agricultural uses. The only exception to this pattern is at the northwest corner of Ray Township, where a somewhat more intensive Mure land use pattern is anticipated. The Romeo Airport and adjacent industrial development account for this increase in the planned Mure land use. Land reserved for floodplains is noted at those locations where the Clinton River and both branches of the Coon Creek cross 32 Mile Road. -11- �•~ • • ~ Richmond Township Continued agricultural uses are planned for a large portion of the common boundary between Armada Township and Richmond Township along Omo Road. Single-family residential is planned along Omo, between south of Irwin Road to approximately one-half (1/2) mile north of 34 Mile Road. Future commercial development is planned for the intersection of Omo Road and Armada Ridge Road. Berlin Township Berlin Township lies north of Armada Township in St. Clair County. The common boundary between Armada Township and Berlin Township is designated for residential/agricultural purposes. -12- �• • • • • POPULATION ANALYSIS INTRODUCTION The population of a community, its composition and characteristics, is a basic ingredient in planning for the Mure. Historical and current population trends can be used in various ways. They illustrate problem areas of development and provide an indication of probable Mure needs. Proper planning of Mure land use, roads, and community facilities must take the existing distribution of population and Mure projections into consideration. The population study is linked to the general health, safety, and welfare of the area residents through the following four objectives: 1. To guide the distribution of populations and prevent over-concentration. 2. To ensure orderly development by closing in unplanned gaps left between residential areas. 3. To provide the necessary air, light and open space. 4. To dimension the need for community facilities, utilities, and other development features required to serve the growing community. This analysis will consider the characteristics of the Township's population, how the population has changed over time, and the extent to which these characteristics may influence Mure planning related decisions. Included in this analysis is a discussion of population growth trends, age and household characteristics, and anticipated Mure population levels. POPULATION GROWTH TRENDS Armada Township's population has more than doubled during the 50-year period between 1940 and 1990, from 1,064 persons in 1940, to 2,943 persons in 1990. With the exception of the 1950's, Armada Township has gained population since 1940. Since 1960, the Township experienced population increases when each ten-year census was conducted. The largest increase occurred during the 1970's, when 894 new residents were added to the Township. Census results for 1990 show an increase of 448 over the past ten years. See Table 5. -13- �• • • • • TABLE 5 COMPARATIVE POPULATION GROWTH TRENDS . l Community 1940 ,~ad;}f9w~t1ip::::::: : 1.os:i> _ _ _ . . _ _ _ _ _ _ . . . . _ . _ _ _ _ _ _ _ _ _ _ _ ............ - · - - · - - - - - · · · - - - - - · · · - - - - · · - - · - - · - - - · - - · - - - - - - - · · · · - - · · - · - · · - - · - - - · - - - - • - - - - · · · · - - · · · I Armada Village j Ray Township I Bruce Township j Richmond Township j Macomb County 1950 1960 1970 1980 951/ 1:1: (jl:1;i~!! i:!i! !j,®i i: 1 1 g~ 'I 961 1,111 1,352 1,392 1,548 1,439 1,671 2,086 2,683 3,121 3,230 785 996 1,538 2,213 3,823 4,1931 1, 155 1, 194 1,385 1,719 2,453 2,528 107,638 1~.:.~~~......_.~~.804 1940-1990 3,500 . . - - - - - - - - - - - - - - - - - - - - - - - - - - - - , 3,000 - - - - - - - - - - - - - -- -- - - - - --- w 2,500 1 - - - - - - - - - - - - -- - -------,,,,,, z 0 (/) 2,000 i - - - - - - - - - - - - - -- - - -- ---1::::::, u. 0 ffi 1,500 1--- - - - -- -- - m :'.2 ::> 1,064 Z 1,000 ____951 --- -- 500 0 1940 1950 1960 1970 YEARS -14- l j .~~~:.~~~ .........~~:.~~ ........ 715,240.,l FIGURE 1 ffi j 865 ARMADA TOWNSHIP GROWTH TRENDS a. . 199~.l 1980 1990 �• • • • • • • • • ~ TABLE 6 POPULATION CHANGE BY DECADE .. ·-··-··--------····-----------···-··--·· ..-----------·-----------------·-----------------·-----..------·-···········.. 1940-50 , 950-60 , N0-10 , ,1o-ao , 980-to I 1 i Community l:~g#rr~~i! Number j Armada Village I Ray Twp. ! ! Bruce Twp. Richmond Twp. % Number % \I:]ij } ' 385 } 96 11 232 Number Number % Number % % i •1·•· ,, ~ I •.t 20 150 16 241 22 40 3 156 :1 1; ;! :I 11 j 16 415 25 597 29 438 16 109 3 211 27 542 54 675 44 1,610 73 370 10 39 3 191 16 334 24 734 43 75 3 1 = !~ , = • l ! ! !. ·--·········--··-·-·-·-·--··--Macomb County n,323 71 220,843 119 120,505 29 69,291 11 20,640 2 l ........._................................. -........... __.................. _................................. _........... -.................... _............. . FIGURE2 COMPARATIVE GROWTH TRENDS 1940-1990 5,000 . - - - - - - - - - - - - - - - - - - - - - - - , BRUCElWP / ,,.---- -- / / AAYlWP ··········"····· / 1-------------------..!✓~ ·············/ / .... •• ••·••• ••• • . ····· / / :.: :.: :: __ ..,. __ 0 1940 1950 1960 1970 YEARS SOURCE: U.S. BUREAU OF THE CENSUS -15- 1980 1990 �AGE CHARACTERISTICS An important demographic factor influencing planning is the age composition of a community and the extent to which this composition has changed over time. This is particularly useful for anticipating Mure Township service demands and land use requirements. Among the most significant trends revealed by the last Census was the steady aging of the nation's population. This trend is evident on national, state and local levels, as shown in Table 7. TABLE 7 MEDIAN AGE l Geographic Area ----·---·--·--·----··-,---, 1950 1960 lj~~~!i'! 'i)':'(; ; ;&;;"•~~T . 1970 1980 j •~:i :::·I!I m -·---·--------------·-·--------·-----· The median age of Armada Township's population also reflects this larger trend. In 1970, for example, the Township's population had a median age of 25.5 years. This figure increased to 27.8 years in 1980. Between 1970 and 1980, Armada Township experienced a population increase of 934 persons. By reviewing the various age categories that comprise the Township's total population, it is possible to determine how individual age groups changed during this tenyear period and which groups made the largest contribution to the Township's overall population increase. Each of the twelve age groups shown in Table 8 reported population increases between 1970 and 1980. The greatest increases are noted in the three age categories comprising residents between the ages of 25 and 44. Collectively, these three categories increased by 347 persons. Persons under the age of 45 accounted for 80 percent of the Township's population growth during the 1970's. -16- �TABLE 8 ___________ POPULATION BY AGE ___ , 1970 I Age 1980 Change 1970 -SO Number % Number % 149 9.3 193 7.7 167 10.3 223 8.9 204 12.1 290 11.6 + 44 + 56 + 86 169 10.6 260 10.1 + 101 6.3 188 7.5 + j Under 5 I s-9 I 10-14 I 1s-19 : 20-24 :: : : : ! ! ! 99 ! ! 187 : :::: ::: Il 4.3 + 26 3.1 113 4.5 + 64 76 4.8 110 4.4 ! + 34 I 47 2.9 63 2.5 + 01 5.1 : 60-64 49 I 75+ I 101 ss-59 I 65-74 j 16 ! ~ 11~l~:'.z2:l!;i!l;1.,e.i:: 1e2ftl:it:![!!:~: 1~!~~}l:I1M~22I:\L~~~j±l~ '. :I 1 1 < l'IOURE3 POPULATION CHANGE BY AGE 1970 AND 1980 400 . - - - - - - - - - - - - - - - - . 300 1n ·. . ! -'.,l. < w- :\li:.1--"".:•· _'IT,:_-::,_.• - - Iii Iii l!i \: : I IMH 0 ~ :;; ~ Iii :Ill { 1ll ill 1] UNDER 5 10-14 20-24 35-44 55-59 65-74 S-9 15-19 25-34 45-54 60-64 75+ AGE CATEGORIES • 1970 CJ 1980 SOURCE: U.S. BUREAU OF THE CENSUS -17- �• • • • • It is possible to obtain another perspective on the changes that are occurring to the age structure of the Township's population by combining individual age groups into larger categories that more closely resemble identifiable stages of a normal life cycle: preschool, school, adolescent/family formation, middle-age, and senior citizens. The distribution of the Township's and the County's population into each of these categories is shown in Table 9. TABLE 9 AGE BY LIFE CYCLE CATEGORY I Armada Township ! Category 1970 1980 9.3 7. 7 School (5-19) 33. 7 31.3 Family Formation (20-44) 28.2 35.2 Middle-Age (45-64) 21.1 18.8 7.7 6.9 j Pre-School (0-4) j I j l Seniors (65+) j j Category ! Macomb County Pre-School (0-4) l School (5-19) ! Family Formation (20-44) ! Middle-Age (45-64) 1, Seniors (65+) j ! I I j j I j j 1970 1980 10.3 6. 7 ! 33.5 26.9 j 33.9 37.8 17.5 20.8 i ! ..---··-·---4.~_..___ 7. 7 \ The pre-school category is a good short-range indicator of Mure school enrollment trends and the impact that these trends may have on the use of existing or planned school facilities. Between 1970 and 1980, the percent of the Township's population under the age of five declined from 9.3 percent in 1970, to 7.7 percent in 1980. -18- �• • • • • I I The school-age category also provides some evidence of the demand for school and recreation facilities. This category's share of the Township's total population is declining. In 1970, for example, approximately one-third (1/3) of all Township residents were between the ages of 5 and 19. By 1980, this group declined to 31.3 percent. The family formation and middle-age categories comprise more than one-half (1/2) of the Township's total population and are increasing their share of the Township's overall population. Collectively, these two categories represent the foundation of the community. These categories represent the community's largest share of property owners and taxpayers. They are also consumers of goods and services, thereby serving as a catalyst for economic growth. Between 1970 and 1980, the percentage of the Township's population in these two groups increased from 49.2 percent to 54.0 percent. FIGURE4 AGE BY LIFE CYCLE CATEGORY -1970 Nationwide, senior citizens are becoming a more important segment of the overall population base. As the number of seniors continues to grow, greater demands will be generated for passive recreation opportunities, convenient transportation, as well as specialized housing and health care services. While the number of Township residents over the age of 65 increased in 1980, they represent a smaller portion of the Township's total population than they did ten years earlier. FIGURES AGE BY LIFE CYCLE CATEGORY-1980 -19- �• • • • • • • • • HOUSEHOLD AND HOUSING GROWTH TRENDS Household characteristics, in general, and the rate of new household formations, in particular, have become increasingly important as indicators of demographic change and economic growth. The growth of new households, in fact, may be a better determinant of economic growth within a community than absolute increases in the population itself. Household growth trends represent another important trend revealed by the 1980 Census. Michigan offers a good example of this trend. In spite of a low population growth rate of 4.3 percent between 1970 and 1980, Michigan experienced the formation of 500,000 new households during this period, for an increase of 20 percent. Accompanying this change in household formations was an equally noticeable decline in the size of the average household. At the national level, household size declined to a record low of 2. 75 persons per household . Three factors are largely held responsible for these trends: 1) increased numbers of people living alone either before marriage or after divorce; 2) smaller families with women having fewer children; and 3) more elderly women outliving their husbands. (1l The aging of the 11baby boom 11 generation has also had an impact on the rate of new household formations. Many members of the baby boom generation reached the age when they began forming their own households during the 1970's, contributing significantly to the number of new households. TABLE 10 HOUSING UNIT CHANGE .. . ·-·-------·--·---------------· ! Total Percent ! i ;;: ~ i ~ Dwell:: UnHa : Change Change : l:....--···------·--::: ::: --~~ ---:::: I : Source: U.S. Census 1 (l Russell, Cherly. 11 lnside the Shrinking Household, 11 American Demographics. Volume 3, No. 9; Ithaca, New York; American Demographics, October, 1981; pp. 28-33. -20- �Armada Township shared in the rapid rate of housing unit growth that characterized the ten-year period between 1970 and 1980. During this period, approximately 288 new housing units were built in the Township, for an increase of 65.5 percent. Census data for 1990 reports an increase of 171 housing units in the Township over the past ten years, for an increase of 23.5 percent. This is a decline from the change observed ten years earlier. It is possible to determine the pace of housing change occurring in the Township by tracking the number of building permits issued for new construction on a yearly basis. Data compiled for Armada Township shows a relatively flat rate of new housing construction for the first half of the past decade. The most significant growth is noted in 1986 and 1987, when 23 and 38 new home permits were issued. TABLE11 BUILDING PERMIT TRENDS --------··----Slngle-Famlly i l Year Permits Issued l i 1980 i 1981 0 10 j ! ii 1982 6 1983 7 l 1984 4 1985 9 1986 23 ! 1987 ! 38 1988 16 j 1989 13 j ! ! ! i:_ j i ! ! ! ! ~ !~~rz:: J==~jl~! :::i!~::sir~t~J -21- �• • • • • "'• Consistent with National and State trends, the size of the average household in Armada Township declined over the 20-year period between 1970 and 1990. For example, in 1970, the Township reported an average household size of 3.64 persons. By 1980, this figure had declined to 3.55. Preliminary 1990 data suggests that household size has again declined to a level of 3.35. In spite of these declines, the average household size for Armada Township remains slightly higher than similar figures for either the County or the State. See Table 12. TABLE 12 HOUSEHOLD SIZE -----·-·-·-------·- ---·-----·· 1960 i. J:1:;;;~!'.:ili!:ll~te:1 ! Macomb County i Michigan ·----·-··--··--· 1970 1980 1990 ·.·.· i j . :,:., ..:::r:::il sl! ::j \: \:j \j ~il:il ::;:i;:: 3;5~:;: : . ?f~ :i! I 3.79 3.63 3.00 2.70 3.49 3.27 2.84 ------= - , POPULATION PROJECTIONS Projections of future population growth provide the bridge between the present and the Mure in the comprehensive planning process. These projections help dimension Mure land use requirements, as well as the demand for various municipal services. Projections of Mure population growth need to consider the growth of the larger geographic region within which the community is located. For the Township, this involves considering Mure population growth within the community as it relates to growth for Macomb County and Southeast Michigan as a whole. Several techniques are traditionally used to project Mure population growth. These alternative approaches to population forecasting, and the results that they yield, are summarized in the following discussion. Also included as part of this analysis are population projections that have been prepared by the Southeast Michigan Council of Governments. -22- �• • • • • : Constant Proportion Method The constant proportion method of projecting population assumes that Armada Township will maintain the same share of Macomb County's population in 2000 and 201 O as it did in 1990. Applying this projection method yields the following results: Macomb County 1990 Population Armada Township 1990 Population Share of County's Total Population - 717,400 2,943 0.4% Macomb County 2000 Population Armada Township 2000 Population - 743,763 2,987 Macomb County 201 O Population Armada Township 201 O Population - 736,117 2,944 This method uses anticipated Mure Macomb County population levels projected by the Michigan Department of Management and Budget. A somewhat high County growth rate is expected according to SEMCOG forecasts. When these projections are substituted for the State of Michigan figures, the following projections for Armada Township are noted: 1990 - 3,163 persons; and 2000 - 3,316 persons. Southeast Michigan Council of Governments Population projections to the year 201 O were developed by the Southeast Michigan Council of Governments as part of their updated Small Area Forecast process for 1989. These projections are summarized as follows: 1990 2000 2010 - 2,943 (actual) 3,511 4,038 -23- �• • • • : • Growth Rate Method The growth method is an alternative projection technique that assumes that the Township's growth rate between 1990 and 2000 will be similar to that which occurred between 1980 and 1990. This method further assumes that the Township's 1990 to 201 0 growth rate will be identical to the rate that occurred between 1970 and 1990. This technique yields the following results: Armada Township 1980 Population Armada Township 1990 Population Percent Change 1980-1990 Projected Change 1990-2000 Projected 2000 Population 2,495 2,943 18.0% Armada Township 1970 Population Armada Township 1990 Population Percent Change 1970-1990 Projected Change 1990-201 0 Projected New Population 1,601 2,943 83.8% 2,466 5,409 530 3,473 Arithmetic Method The arithmetic method is similar to the growth rate method in that the population projections are based on the growth that occurred in the preceding decades. This method, however, uses actual numbers rather than percentages and yields the following results when applied to Armada Township: Armada Township 1980 Population Armada Township 1990 Population 1980-1990 Change Projected 2000 Population 2,495 2,943 448 3,391 Armada Township 1970 Population Armada Township 1990 Population 1970-1990 Change Projected 201 0 Population 1,601 2,943 1,342 4,285 Each of the preceding techniques offer what are essentially textbook approaches to projections of Mure population levels. The range of projections needs to be evaluated in relation to Armada Township's position in the region, as well as other variables influencing population growth trends. -24------- �• • • • • • • Projection Summary The anticipated population levels for the Township, using each of the different projection techniques, are summarized in Table 13. TABLE 13 POPULATION PROJECTION SUMMARY ·----·--·· ·-·······-·-·-·---·--·---··-·--·· . Constant Proportion . 1990 2000 2010 2,943 2,987/3,163 2,944/3,316 ::C":~___ ;~_ : :; __3;_ _ I 1 FIGURE& POPULATION PROJECTION SUMMARY 6,000 . - - - - - - - - - - - - - - - - - - - - - - - - - - - - , 5,409 5,000 - - - - - - - - - - - e 4,ooo ~ - - - - - - - - - ClJ CIJ a: w a. ~ 3,000 a: w ID ~ 2,000 z 1,000 Constant Proportion Growth Rate Arthmetic PROJECTION METHOD 0 1990 8] 2000 -25- • 2010 SEMCOG �• • • • • • •II The projections for the turn-of-the-century suggest a population level of between 2,987 and 3,511 persons. This reflects an increase of between 61 and 585 persons. For the year 2010, the projected increases range from 2,944 (+ 18 persons) to 5,348 persons over 1990 totals. Based on the range of possibilities offered by these alternatives, the following projections appear to offer a reasonable view of anticipated future growth: 2000 - 3,200 persons 201 O - 3,600 persons . Continued declines in household size are also expected to occur. SEMCOG projections anticipate that the size of the average household in Armada will decline to 3.3 in 2000, and then 3.1 for 201 0: 2000 2010 - 970 - 1,161 These projections should be viewed as offering a preliminary assessment of the Township's Mure growth potential. Achieving these population and household levels is obviously dependent upon a number of factors. These include overall population and economic growth in Southeast Michigan and Macomb County. Township policies regarding Mure growth will also have a bearing on whether or not these projections will be realized. -26- �• • • • PHYSICAL FEATURES INTRODUCTION The manner in which the land in a community is being used is one of the basic determinants of the general character of the community and its development potential. Land use patterns on the periphery of a community also influence planning activities because of their potential impact. The use or misuse of a community's unique physical features can also have significant and long-term consequences for the development of an area. It is, therefore, important to consider these physical characteristics as part of any comprehensive planning process and the extent to which these features offer either opportunities or constraints for future land development activities. The following study provides a detailed explanation of Armada's physical land use features. The main component of this study is an examination of existing land use characteristics on a category-by-category basis. This study also examines other aspects of the physical environment that may influence Mure development patterns. These include an identification of designated wetlands, significant woodland areas, soil types, prime agricultural lands and parcels enrolled in the State farmland and open space preservation program. EXISTING LAND USE Existing land use data for Armada was derived from a field study of the entire Township which was conducted during the Summer of 1989. Information obtained from the field was subsequently transferred to a Township base map. The total amount of land area occupied by each category was also measured. The results of this process are summarized in Table 14 and in the following narrative descriptions of each category. Residential Residential units, consisting primarily of single-family homes, occupy approximately 868 acres of land. More than eighty (80) percent of this residentially used land is located in the Township, with the remaining residential land in the Village. A greater percentage of the Village's total acreage is being used for residential purposes (28.9 percent) compared to the Township (3.2 percent). Most of the Village's residentially used land is located in platted subdivisions. -27- �TABLE 14 EXISTING LANO USE SUMMARY ARMADA TOWNSHIP ANO ARMADA VILLAGE :·----·-·--··----·-··--~da ~ ~ I p ~:;;;;:;;-· T;~;~·--··-···-··-1 Acr• Percent Acr• Percent Acres == I,.·_=.. 736.0 3.2 132.8 28.9 868.8 3.7. :: :~ ,;:: 2: : .:: ::: i ···::: ::: 47.0 10.2 ···:: :~ I 20,714.9 90.7 166.6 36.2 20,885.3 89.7 i , Residential i,,! p"""' Undeveloped l::t~;.:f . ···;;;;>: ; ; :; ;j~~i§ . . ·•.·.::::::i.:titi;J=; ·_~ : : : ::::::::r .tot>;p : (_ _:~:~:9. Percent ;'=,,,:_1 >\::,~;9:)I Ill II II l'ICIUM7 EXISTING LAND USE SUMMARY II .. I j . Land Use Category Developed 10.3% Undeveloped 89. 7% Roads 49.4% Developed Land Summary Developed/Undeveloped -28- �I I I I I I I • • "- Single-family home sites in the Township are located in a linear fashion along the frontage of the Township's major road system. The absence of developed subdivisions can be attributed to the lack of municipal water and sewers and the presence of soils that are not capable of supporting septic systems at an urban density. Road frontage residential development contributes to the creation of future land use problems. Foremost is the isolation of the interior acreage. This isolation frequently jeopardizes the continued use of this acreage for agriculture. It also limits the development potential for Mure residential uses. No multiple-family units are located within the Township. Several small multiple projects were noted in the Village. Collectively, these developments occupy only a small percentage of the community's total residentially used acreage. Commercial Armada has an existing commercial base of approximately 33 acres, most of which is concentrated within a several block area in the Village. For the most part, this commercial development has a convenience commercial orientation and is intended to meet the day-to-day retail and service needs of Village and Township residents . The remaining commercial activity located in the Township consists primarily of farm markets and related agricultural uses. These activities are distributed throughout the Township along the major road system. A small concentration of these uses are located along North Avenue, north of the Village limits at the Armada Center Road intersection. Industrial Industrial facilities occupy a relatively small portion of the Township's total land area (59.4 acres). Existing industrial uses consist primarily of light manufacturing and transportationrelated activities. The location of these uses is largely confined to the southern portion of the Township and in the Village, near the intersection of North Avenue and the railroad tracks. An emerging industrial area is evident in the far southwest corner of the Township, near the intersection of 32 Mile Road and Powell Road. This area is appropriately located near the Village of Romeo's industrial park and is proximate to the planned extension of the M-53 freeway. The factor limiting the development of this area for more extensive industrial purposes is the absence of public water and sanitary sewers. -29- �I I I I I I I - - - Public/Semi-Public Public and semi-public land uses include schools, churches, parks and similar uses. Land being used for this purpose occupies 184 acres in the Village and Township. Three school sites and the Armada Fair Grounds' site comprise the greatest amount of land being used for either public or semipublic purposes. One Township park is also included in this category. A concentration of public/semi-public uses is evident in the northeast corner of the Village and the adjoining or nearby Township acreage. Approximately one-fifth (1/5) of the total Village area is currently used for this purpose. Other Uses In addition to ·the previously described uses, another category of uses exists in the Township that deserves attention since they may influence future development patterns. These uses consist of utility corridors, four of which cross the Township. The two largest corridors are owned by Detroit Edison and Consumers Power Company. Both corridors cross the southern portion of the Township in an east-west direction. High voltage electrical transmission towers and lines are located within the Edison corridor. A natural gas pipeline is located within the Consumers Power corridor. This pipeline serves an extensive gas storage field located in the southeast corner of the Township which occupies nearly 700 acres of land. Roads, including section line roads in the Township and subdivision streets in the Village, occupy approximately 1,200 acres of land. This .represents five (5) percent of the Township's total area. As development increases, the amount of land needed for roads normally increases. Two extractive/mining operations are located in the Township. Collectively, these two operations occupy 69.3 acres of land. The existence of these two operations may impact the Mure development of nearby acreage. Undeveloped A large quantity of land, representing nearly ninety (90) percent of the Township's total acreage is undeveloped. While this land is technically undeveloped or vacant, much of it is being used for a productive, economic purpose--namely, farming. According to current tax assessment records, approximately 14,516.5 acres of land are being used for agricultural purposes. This acreage represents nearly two-thirds (2/3) of the Township's total land area. The use of this land for farming needs to be considered in the context of the urbanization that is occurring elsewhere in the County. Much of the County's productive farmland in communities to the south has been lost to urban uses. The County's remaining agricultural acreage is largely concentrated in the northern tier of the Township. The continued viability of this acreage for continued agricultural purposes will depend, to some extent, on long-range planning decisions made by the Township. The Township's planning policy relative to this agricultural land will be, perhaps, the single most significant land use issue confronting the Township in the Mure. -30- �I I I I I I I • WETLANDS Wetlands serve a number of important environmental functions that need to be considered during a community-wide planning process. Among other functions, wetlands affect water quality by trapping and storing the nutrients from upland runoff in plant tissue and serving as a settling basin for slit generated from upland erosion. This natural filtering function, however, can be seriously damaged by poor land use practices. Since every wetland has a unique tolerance for filtering runoff from the uplands surrounding it, development in these adjacent areas can create more nutrient and sediment inflow than the wetland is able to absorb. Moreover, development in and around the fringe of the wetland itself can destroy its ecological health and, thus, its filtering ability. Sediments and nutrients from upland development can overload and damage the natural system, turning the wetland into a settling basin of polluted and unpleasant smelling water. While wetlands operate as natural nutrient filters, they can easily be overloaded and, thus, destroyed. Through increased storm water runoff and nutrients from fertilizers and urban development, this entire process is accelerated as much as one hundred times as fast as the natural process. Consequently, a wetland that may have served as an important nutrient filtering area for 1,000 years may only function that way for ten (10) years once it has been overloaded. Even more serious is the removal of wetlands. The removal of these natural features by dredging or filling will have an immediate impact on the water quality of streams and lakes below them in the watershed system. Preserved wetlands improve water quality, moderate floods, and stabilize water supplies, thereby providing for overall environmental health and stability. Development in and around wetlands are regulated by the Michigan Department of Natural Resources pursuant to the provisions of the Goemaere-Anderson Wetlands Protection Act. This legislation generally regulates the development of wetlands over five (5) acres in size, or which are contiguous to the Great Lakes or to a river, stream, pond or inland lake. Permits are required by this legislation for the following activities: 1) Depositing or placing fill material in a wetland; 2) dredging or removing soil from a wetland; 3) constructing, operating or maintaining any use or development in a wetland; and 4) draining surface water from a wetland. State law does provide procedures whereby these activities may be permitted in a wetland, depending on whether or not certain criteria are met. Numerous State-designated wetlands are located in Armada. These wetlands are widely distributed throughout the area, with a concentration along existing drainage courses and near existing woodlands. Numerous areas along both branches of Coon Creek have been identified as wetlands. Identification of these wetlands is based on aerial photography interpretation. Actual on-site inspection of these areas may result in wetlands of substantially different sizes and configurations. -31- �I I I I I I I '• WOODLANDS Large wooded areas also serve significant environmental functions that need to be recognized and acknowledged. A wooded area can be of great value to a watershed area. The canopy of trees aid in breaking the force of precipitation, thereby decreasing erosion. Erosion is further inhibited by the fibrous root system of the understory plants, as well as the layer of leaf or needle litter. Woodlands can also reduce the volume of stormwater runoff. Clear-cut lands can produce excessive runoff unless trees are replaced by other vegetation with comparable water retaining capacity. With no soil and vegetation to moderate runoff from precipitation, flooding may result, in addition to a loss of precipitation ordinarily retained and recharged into groundwater reserves by the woodland. Woodlands improve air quality and afford protection from wind and erosion. Leaves and branches moderate the strength of winds and, when moistened with dew or rainwater, reduce suspended particles in the air, which are later washed off with rainwater. Plants also serve to moderate the effect of chemical pollutants in the air by absorbing some ozone, carbon dioxide, and sulfur dioxide. A dense stand of trees can significantly cut noise from adjacent factories or highways by six to eight decibels per 100 feet of forest. Moreover, the moderating effects of forests on temperature and wind can significantly cut the sound-carrying capacity of the atmosphere. The resilience of woodlands creates a microclimate around the tree stand itself. Woodland qualities which moderate and buffer temperature, precipitation, runoff, wind and noise are features of this microclimate effect. The benefits of this microclimate effect to surrounding urban and suburban areas can be significant. An urban area devoid of vegetation is the exact opposite of the forest microclimate. It increases the range of temperature fluctuations much like the climatic extremes of a desert. The sun's energy striking streets and buildings is changed into heat, further increasing the temperature on a hot day; at night, the buildings lose heat and offer no protective cover from night chill or winter winds. Thus, if woodlands are interspersed among builtup areas, the effects of their microclimates can be felt in adjacent urban areas, moderating fluctuations in temperatures by keeping the surrounding air cooler in the summer and daytime and warmer in the winter and evening. The significance of woodlands is given added weight by the less quantifiable benefits that they provide to the public. Not only are woodlands important buffers, they also add aesthetic values and provide attractive sites for recreational activities such as hiking, camping, and other passive recreational pursuits. Continued stability of good real estate values is a secondary benefit offered by woodlands. Since people choose to live in and around woodlands, providing for woodland protection in the planning of development projects will maintain favorable real estate values. Significant quantities of wooded land are evident throughout the Township. These wooded areas are distributed fairly evenly throughout the community and are confined primarily to interior section acreage away from the major road frontages . -32- �I I I I I I I '• ' SOILS Soil characteristics are an important determinant of land use potential. Not only do soils influence the suitability of land for agricultural purposes, they also help determine whether or not a parcel is suitable for more intense forms of urban development including housing, roads, and utilities. The suitability of different soil classifications for the installation of on-site sewage disposal systems is particularly important for areas that are not served by municipal disposal systems. Armada is composed of two generalized soil associations which are described below. Conover-Parkhill-Locke Association Most of the Township is comprised of soils within this association. This association consists of nearly level to gently sloping, somewhat poorly drained and poorly drained soils. This association is one of the best in the County for crops. The soils in it are medium to high in fertility and respond readily to management. Nearly all areas have been cleared and are cultivated. Excessive wetness is the main limitation. Excessive wetness and slow runoff are severe limitations to use of this association of residential and recreational areas. These limitations cause difficulty in laying out streets and utility lines and in constructing houses. Highways break up readily because of frost heaving and excessive wetness. Oakville-Boyer-Spinks Association This association is made up of well-drained, nearly level to hilly soils. A prominent ridge of these soils runs through Armada Township along Armada Ridge Road. The landscape is one of hilly areas, numerous narrow outwash plains and small wet depressions. Most of this association has severe limitations for use as cropland. Many areas are too steep or too sandy and generally are draughty in midsummer. The slopes, which are short and irregular, make contour farming and construction of terraces difficult. Slope is the main limitation to use of this association as residential and recreational areas . The limitation is slight in the nearly level and gently sloping areas. It is severe in the steeper areas, where it is difficult to lay out streets and utility lines and to construct houses. Boyer soils are a potential source of sand and gravel and of good foundation material for houses, streets, streets, and highways. -33- �I I I I I I I - PRIME AGRICULTURAL LAND One of Armada Township's most significant land use characteristics is the abundant quantity of existing farmland. Evidence of the suitability of land within the Township to support agriculture is verified by several sources. Soil data is the principal source of information used by the U.S. Department of Agriculture Soil Conservation Service (SCS) to determine those areas of the Country that have the greatest potential for long-term agricultural production. The location of important farmlands in Macomb County were mapped in 1979 by Soil and Conservation Service. As a direct consequence of the County's rapid urbanization in the second half of this century, significant amounts of agricultural land have been converted to other uses. Construction activity since this map was prepared has even further reduced the amount of land available for agricultural purposes. For the most part, land identified by SCS as being well suited for farming is located in the northern tier of the Township, east of M-53. In spite of the vast quantity of active farmland in the Township, a relatively small amount of land is enrolled in the State of Michigan Farmland and Open Space Preservation program (P.A. 116). This legislation, signed into law in 1974, enables a property owner to enter into a development rights agreement with the State. The owner receives specific tax benefits in return for agreeing to maintain his land for either agricultural or open space purposes for a specified period of time. Approximately 524 acres of Township land are enrolled in this program. - ' ' -34- �0 0 FARM • SINGLE •• • VACANT TWO OR AGRICULTURAL FAMILY FAMILY OR MULTIPLE COMMERCIAL INDUSTRIAL GRAVEL PIT • UTILITIES • RECREATION ® PUBLIC OR SEMI - PUBLIC EXISTING LAND USE ARMADA MACOMB 1989 TOWNSHIP COUNTY , MICHIGAN ARMADA TOWNSHIP PLANNING COMMISSION c0111 111uNiTy .... __, ptelNl•d -35- PlAuiNG & MANAGEMENT, P. C. UTiCA , MicltiGAN 11J THE MACOIIII COUNTY ,t.ANNtNG COIIMISSIOte . 4 �' 41W 1111111111111111 - ~- ---~-n P I • '• II Ill Bv"O? I ------"'L6'1' rw,. - PRATT l1 ~ PRINZ I' G) WOODED @ ORCHARD G GRAVEL PIT @ FLOOD HAZARD - MAJOR DRAINAGE WAYS - ··- MINOR DRAINAGEWAYS AREA AREA •B~IN I)!,. ~,, / ,. DAYT ON I c.> 'l> w ! NATURAL RESOURCES ARMADA IIIACOIH TOWNSHIP COUNTY , MICHIGAN ARMADA TOWNSHIP Pl.ANNING COMMISSION ,-. _ --.._A C•••.,.hr r,1&... 1-. ]2 MIL[ & ......,......,, P. C. wdca , •lc.iq.u 5 �-I I I I I I I I I I -' ECONOMIC CHARACTERISTICS INTRODUCTION Commercial and industrial needs vary substantially between communities. The growth and development of a community's economic base is influenced by a number of factors, including its regional location. Other factors influencing commercial and industrial development patterns include transportation systems, the availability of land, and the characteristics of a community's population. The purpose of this study is to analyze the economic characteristics of Armada Township and to identify its economic base. This study seeks to dimension Armada Township's commercial and industrial needs for the Mure, with benchmarks at the years 1990, 2000 and 2010. COMMERCIAL AREA CONCEPTS There are many forms of commercial development which serve widely different retail needs and which correspondingly have varying land use requirements. These include traditional central business districts, planned shopping centers, and linear or frontage commercial development. Considering the varying land use requirements that characterize these different types of commercial uses, it is worth making a distinction between these categories and the extent to which they may be represented in Armada Township. Central Business Districts Central Business Districts (CBDs) are the traditional form of commercial development and are typically the historic center of commerce in a community. The distinctive land use characteristic of a CBD is its physical compactness with businesses clustered together near the street. Automobile parking is normally provided along the curb, in front of businesses or consolidated in off-street parking lots. The role of many central business districts has changed in the second half of this century. These changes have come about as a result of two factors: the movement of population from central city areas to the suburbs, and the frequent inability of CBD's to accommodate the major space demands of the automobile. -37- �I I I I I I I I I I I I ' Existing commercial development in Armada Township is largely concentrated within the downtown core area of the Village. This commercial area shares many of the same physical characteristics noted above. The location of Armada between Macomb County's two predominant growth corridors has not presented the degree of competition between traditional downtown business districts and their suburban shopping center counterparts that have occurred elsewhere in the region. One consequence of this position is the absence of any significant concentrated commercial development outside of downtown Armada. The role of this traditional commercial core area relative to commercial centers located elsewhere in the County needs to be considered in evaluating the Township's future land use. Shopping Centers A planned shopping center is defined as a group of architecturally unified commercial establishments built on a site which is planned, developed, owned and managed as an operating unit related in its location, size and type of shops to the trade area that the unit services. 1 Such centers have many advantages over strip commercial districts which include the following: - Controlled access and exit points, frequently from several major traffic routes. - Functional and attractive grouping of buildings including unified architecture and strategic groupings of tenants to maximize merchandising and marketing. - Controlled interior circulation. - Convenient and ample parking. - Economical and effective service areas including a separation of service entrances and functions from customer areas. - Overflow areas for Mure expansion. - Opportunities to provide adequate buffering from contiguous residential areas. 1 McKeever, J. Ross; Griffin, Nathaniel, M. ; and Spink, Frank H., Jr.; Shopping Center Development Handbook, Community Builders Handbook Series, {Washington D.C.: Urban Land Institute, 1977) p.1 . -38- �-I • • • • • • • • • • • • • - There are basically two types of commercial centers according to functional classification: convenience and comparison. Convenience centers usually deal with goods and services that represent daily consumer needs, such as food, drugs, barber/beauty shops, dry cleaners, etc. Comparison centers, on the other hand, generally provide a wider range of merchandise that people generally "shop around" for before making a purchase . Examples of "comparison shopping" establishments include apparel, furniture or appliance stores, among others. Comparison centers vary in size, depending on the principal tenant and the particular trade area to be served. The characteristics of some common convenience and comparison commercial centers, including the trade area, supporting population, site size, gross floor area and principal tenant, are shown in Table 15. The information presented in this table is a synthesis of material from several sources of shopping center data. No such shopping center meeting the characteristics noted above is available in Armada Township. For the most part, the range of retail goods and services available in the Armada central business district are convenience commercial in nature. More extensive comparison shopping opportunities are available along the County's more developed growth corridors . TABLE 15 SHOPPING CENTERS CLASSIFIED BY TYPE j ·--------·-------------;.pportl.;---;;.-~-- GrOMe Floor Ar. . - -· ! Type of Center Trade Ar. . (1) Population (2) (AcrN) (aq.ft.) j Convenience 2-3 Neighborhoods 5,000 • 10,000 3 • 12 20,000 • 100,000 Supermarket Minor Comparison Small Community 20,000- 60,000 12 • 20 100,000 • 200,000 Jr. Dept Store ! ! Intermediate .! Comparison I . Major Comparison Principal Tenant . . Intermediate Dept Large Community Region -----------· 60,000 • 100,000 250,000 • up 20 • <O 200,000 · 400,000 : : : . , Dept. 50 - up 400,000 and up Store or 2 or 3 Intermediate i,,,,· -------·· ----------------·· (1) Trade Area - The area served by a shopping center ia largely dependent upon the drawing power of the various stores included In the center. Furthermore, this drawing power can be roughly translated into maximum travel time and distance that customers will drive to a specific center. Thia permits the approximate physical delineation of the trade area for each type of center. (2) Supporting Population - The minimum population of a trade area from which the center can be expected to draw customers. -39- �I I I I I I I I I I I I I ~ Commercial Strips Unplanned shopping areas, such as commercial activity along major thoroughfares, are positioned as a result of a multitude of complex and frequently diametrically opposed historical forces. Future parking, building area, and other needs are frequently neglected because unplanned areas evolve to service the day-to-day needs of consumers. Several features are characteristic of the typical strip commercial district, including the following: - Dangerous disruption of traffic flow as a result of uncontrolled turning and parking movements. - Frequently inadequate parking facilities. - No coordination of complementary commercial functions and activities. - Haphazard arrangement of buildings. - Potential blighting influences, particularly on adjacent residential neighborhoods. - Inability to make several purchases at one central location. - Poor coordination of service related functions. The type of commercial strip described above is largely absent from Armada. This again is a function of the Township's location outside of the major regional commercial growth corridors. Any attempts to extend a commercial strip within the Township should be resisted. If it is determined that there is a need for additional commercial beyond what is currently available, more consolidated forms of commercial development should be considered. MARKET ANALYSIS The market analysis for Armada mathematically defines the commercial needs for the area. It derives a statistically reliable commercial planning base from an examination of trade area statistics. Such an analysis, however, is not capable of forecasting actual retail sales. Rather, the market analysis can only predict Mure market performance on an "all things being equal" basis. The market analysis is capable of describing the potential spending available to a given shopping location on the basis of trade area demand. The willingness of consumers to actually purchase goods or services at a given location becomes a question of consumer motivation. Often, consumers are motivated to travel greater distances to a newer, planned shopping center than to an older, deteriorating commercial area or dispersed commercial establishments located closer to home. Equally important to consumer motivation are matters of access, traffic, parking availability and aesthetics. The statistical market analysis provides only a numerical answer to the question on what Armada's potential is in terms of Mure retail sales. The actual sales that the community can expect to realize are highly contingent upon the willingness of consumers to patronize commercial establishments in the area in light of alternative shopping centers available to them in nearby and surrounding communities. -40- �I I I I I I I I I I I I '- In the final analysis, Armada's ability to fully capture its economic potential becomes a question of whether ancillary programs involving items such as access, parking, circulation and beautification will be encouraged by the community in conjunction with commercial development proposals. TRADE AREA Marketing literature is replete with "principles" of commercial trade area delineation. These techniques range from Reilly's Law of Retail Gravitation to surveys of consumer shopping habits. Practically speaking, the term •trade area" should be considered in the context of its inherently vague nature. A trade area is delineated for a given commercial area with the implication being that the commercial area can be expected to attract, at a minimum, a large share of its prospective customers from the outermost geographical limits of the trade area. Other commercial areas can also be expected to draw portions of their business from the same trade area, with the amount left to the subject commercial areas being termed that area's market penetration of the trade area. Of necessity, the trade area concept must be visualized as a dynamic phenomenon due to changing population distributions, additional competition, changing shopping habits, highway improvements and other factors. Reilly's Law of Retail Gravitation is usually applied to communities, shopping centers, or even large metropolitan areas where there is some distance between the competing facilities. Simply stated, Reilly's Law suggests that the drawing power of a commercial center competing with Armada for the consumers' dollar will be stronger if the competing center's support population is larger than Armada, and will increase as the distance in miles between Armada and the competing center decreases. For the purposes of this study a single trade area has been identified. This trade area encompasses only that area within the existing community boundaries and assumes that the market for goods and services offered by existing or new businesses is confined largely to Township and Village residents. RETAIL SALES POTENTIAL Several factors and assumptions need to be considered in determining anticipated retail demands for Township residents. Two of the most important determinants in preparing these estimates are income levels and the anticipated number of households residing within the trade area. Assumptions also need to be made regarding the amount of money spent on various categories of purchases. -41- �I I I I I I I I I "• • Armada Township had an estimated household income of $33,902 in 1988. Assuming that disposable income is equal to sixty (60) percent of total household income, Armada's disposable income for 1988 is $20,341. Subsequent retail sales projections are based on constant 1988 dollars. This is done to allow for a comparison of anticipated changes in retail demand over time. The estimated number of households for the projected years of 1990, 2000 and 201 0 are 873, 970 and 1,161, respectively. The next step in determining retail sales potential involved distributing Armada's estimated disposable income into various retail categories that can be related to commercial land use. Information on total retail sales in Macomb County was broken down by percentage for ten (1 0) retail categories and applied to Armada's disposable income. See Table 16. TABLE 16 ESTIMATED SPENDING BY RETAIL CATEGORY --·--·--·--·--····-----·-·-·---·------· Macomb County (1) Armada Township l i Sales($) (x 1000) Percent Sales ($) (1) (per household) Lumber/Hardware . 367,238 5.7 1,159 General Merchandise 801,368 12.3 2,502 Food 1,259,764 19.4 3,946 l . Auto 1,860,898 28.7 5,839 Gasoline 457,895 7.0 1,424 Apparel 295,227 4.5 915 Furniture 332,605 5.1 1,037 Eating/Drinking 590,345 9.1 1,851 j Drugs 299,363 4.6 936 1 1 Other Retail 231,382 3.6 732 Retail Category .i ! ! I ' i ~l1~e~t2w~~Js'• •: • •!:ri:±~:;~B~•• !i::.~t~~~22"~~}.•• ·• ·• ·~:1:~':?0J:34±II (1) Publisher and Editor Marketing Guide, 1990. -42- �I I I I I I I I I I I The number of potential dollars spent in each retail category is then converted into square feet of retail space using dollar/ volume standards for each use. The amount of retail floor area is then factored to take into account needed land area for parking, service drives, loading and unloading space, landscaping, and required setbacks. The resulting figures for anticipated commercial acreage are included in Tables 17, 18 and 19. Based on this methodology, the Armada trade area generated a demand for approximately 18 acres of commercial land in 1990, which is less than the 32 acres of existing commercial development observed during the existing land use inventory. Projecting this demand into the future, commercial needs are expected to reach 20 acres by the turn-of-the-century at the year 2000, and 25 acres by the year 2010. When the commercial demand generated by Village households is included, the estimated commercial demand increases to 28. 7 acres in 1990; 32.1 acres in 2000; and 37.3 acres in 2010. This analysis suggests that, at the current time, there appears to be a reasonable balance between the supply and demand of commercial development. A slight increase in the demand for additional commercial may be needed sometime after the turn-of-the-century. I I I I I -43- �I I I I I I, I I I I I I TABLE 17 ARMADA TOWNSHIP ESTIMATED RETAIL NEEDS - 1990 Disposable Household Income: $20,341 Number of Households: 873 -----·-..·--···....._.......-·-··..·-··-.... % of j l Retail Group I Food Sales per Sq. Ft. Sq. Ft. Supported by Study Area Equivalent I Commercial Acreage ;':. 3,445 278.48 12,371 1.71 Retail Sales Retail Sales from Study Area ($000's) 19.4 ! I Drug j Lumber, Building, ! Hardware 4.6 817 175.40 4,657 0.6 2.9 515 84.13 6,121 0.81 j Eat/Drink 4.6 817 140.42 5,817 0.8 l Other Retail 1.8 320 101.01 3,164 o.4J ::::t..•.:--:•·•·-:-:-:-:-:-;-;-:--:-:·:•'.•:-:-:-:--·· }i: i$)$1'.4\ , ·.,.,.,. '_:.·•,c·. '.·s.•·.' ,•:.·•u,•·<btoM\PtAiilR!l o :S:O :::::N : : .•.,;,: 1.,,:,,,k •:_•. l :I: I .32,130/' ) 4.3,. . :_::.,.:'==:.·: ::;. General Merchandise j 12.3 2,184 133.24 16,393 3.0 j Apparel 4.5 799 129.81 6,156 1.1 I j j Furniture 5.1 906 102.81 8,809 1.6 j Eat/Drink 4.5 799 136.70 5,846 l Other Retail 1.8 320 117.43 2,722 I Hardware ! Auto ' _................,..-.....-...--....... CONVENIENCE: - !(;~~:~;;,; :;,;:~. ' ~ ~ ......._..___ ..._.....-....-...-- L~~oline 1r:s\ 9Bt. . . P'fa1t.)' ;..._._ ..-.·.·. , , l-'.rofAts !?! : ... •.•. . .· ..:...., •··.····· • ·.::.:..:=::.·-:-·-·.• ..-.-· Ii ~OP8\ l 0.5 i 1.1 . ae;s26 . 1.a I 2.8 497 114.42 4,346 28. 7 5,096 117.60 43,337 i 5.0 i 7.0 1,243 121.27 10,25() .· 1} s1~933 ·.·.. 66 ; ::::::;::~;~ ::. -.-.-;-.. :-:.:-.--.-.-:-:,:-, . -:- -;., --•- > 17;1ss .· .. .. ·•·.· ..•Y•· ···•· • · ... · ·· ... .···; •· ... · ; · .,. ··.···.··• -.. • · .. ···· •• ....• · ...... · ........... - ...,. ...,. -44- ·1 29,989 . ,. · . •·· ..... - ...... · .........._ 0.4 .. ., , ,. ,,..... ·. 102 .. ':'·:·::/,.·. • ·· • : • · j l ! • = 1 �I I I I I I I I I I I - TABLE 18 ARMADA TOWNSHIP ESTIMATED RETAIL NEEDS· 2000 Disposable Household Income: $20,341 Number of Households: 970 --·-·-·--·-·---··-----···...-.-··-·-------------·-·---..-.. ! Retail Group ! % of Retail Sales Retail Sales from Study Area ($000's) Sales per Sq. Ft. _____··-·-········-·-..--Sq. Fl Supported by Study Area • ! ! Equivalent Commercial \ Acreage i CONVENIENCE: l Food ! Drug j Lumber, Building, ! Hardware I Eat/Drink j Other Retail 10 : :::~ j General Merchandise j Apparel i 19.4 3,828 278.48 13,745 1.9 4.6 908 175.40 5,175 0.7 2.9 572 84.13 6,801 0.9 4.6 908 140.42 6,464 0.9 1.8 355 101.01 3,516 0.5 1 1. j j Ail 35,i91 ;, . I 12.3 2,427 133.24 18,214 3.3 4.5 888 129.81 6,840 1.3 Furniture 5.1 1,006 102.81 9,788 1.8 Eat/Drink 4.5 888 136.70 6,495 1.2 I j Other Retail 1.8 355 117.43 3,024 0.6 j I l iJ~iffiibiiii:: , a:2 I r· i GENERAL: 1 Lumber, Building, I Hardware ! Auto j iSilfit~l1}! iii Gasoline j j : i,. 552 114.42 4,828 28.7 5,663 117.60 48,152 5.5 , 7.0 1,381 121.27 11 ,389 _ 1.3 ,. .· •· 64,369 . 0.4 I 2.8 • j z:.21 Lts>1~~ . . . . . . . . . . .-.. . :~: :~'.: : : ::~ :'.:~'.::~ ~ :,: :'.,:.:. . .,.. ..:'•~: :.:• • ?J~frs~·. · ··-·-.-.•,·- ., .,-. . -.· ,_._._ _ . . . .·. : =·144,431..:-·~':...:.:'.... _.,...... · 20.a.1 -45- �I I I I I I I I I I • • -~ ,. TABLE 19 ARMADA TOWNSHIP ESTIMATED RETAIL NEEDS - 2010 Disposable Household Income: $20,341 Number of Households: 1, 161 % of Retall Sales Retall Sales from Study Area ($000's) Sales per Sq. Ft. Sq. Ft. Supported by Study Area Food 19.4 4,581 278.48 16,452 2.3 Drug 4.6 1,086 175.40 6,193 0.9 Lumber, Building, Hardware 2.9 685 84.13 8,141 1.1 Eat/Drink 4.6 1,086 140.42 7,736 1.1 Other Retail 1.8 425 101.01 4,208 0.6 12.3 2,905 133.24 21,801 4.0 Apparel 4.5 1,063 129.81 8,187 1.5 Furniture 5.1 1,204 102.81 11,715 Eat/Drink 4.5 1,063 136.70 1,n4 Other Retail 1.8 425 117.43 Retall Group Equivalent Commercial Acreage CONVENIENCE: COMPARISON: General Merchandise • GENERAL: Lumber, Building, Hardware Auto 2.8 661 28.7 114.42 117.60 -46- 5,n9 �I I I I I I I I I I ' '• OCCUPATION AND EMPLOYMENT CHARACTERISTICS In 1980, Armada Township had a resident labor force of 1,428 workers. These workers are employed in a variety of different industries and have a wide range of different occupations. Information on both subjects are available through the U.S. Bureau of Census and are reflected in Tables 20 and 21. The first of these two tables offers a summary of the Township's resident labor force by industry category. Similar data for the County is also provided for comparison purposes. By and large, Armada Township's resident labor force reflects the composition of the County as a whole. For example, more than one-third of the County's labor force is employed in manufacturing industries, particularly those involved in the production of durable goods. Approximately thirty-six (36) percent of the Township's labor force is employed in manufacturing-related industries. Some difference between the Township and the County are noted in this comparison. The first difference is evident relative to the agricultural, forestry, fishing and mining category, which employs 6.3 percent of the Township's labor force. For Macomb County as a whole, the figure is less than one (1) percent. Other differences are noted in the retail trade and finance, insurance and real estate categories. Both categories report a smaller percentage of workers than is the case for the County. Armada's smaller commercial area and the absence of significant commercial and office centers proximate to the Township likely account for this difference. The only other difference worth noting involves the professional and related services industry category. Approximately one-fifth (1/5) of Armada's resident labor force are employed in this category, compared to 16.8 percent for Macomb County. A noticeable difference is evident in the educational services industry category which employs 12.4 percent of the Township's labor force. For Macomb County, the figure is 6.6 percent. The occupational characteristics of the Township's labor force are shown in Table 21. A slightly wider range of differences is noted between Armada and Macomb County than was true for the earlier analysis. As might be expected, a greater percentage of the Township's labor force are employed in farming occupations than is the case for the County. The extensive areas being used for agriculture in the Township explain this difference. The single greatest difference, however, is evident in the technical, sales and administrative support categories. On a County-wide basis, nearly one-third of the County's resident labor force are employed in these occupations. In Armada Township, only 20 percent report similar occupations. Another difference is noted in the last two categories: precision production, craft and repair and operators, fabricators and laborers. Approximately 44 percent of the Township's labor force are collectively employed in these two categories compared to 34 percent for Macomb County. -47- �I I I I I I I I I I I I I -II TABLE 20 INDUSTRY OF EMPLOYMENT ARMADA TOWNSHIP AND MACOMB COUNTY 1980 ·---··--... ··-·-·-·-···-··-·····-··--··-·-·-··-·..-·--·····-....--.-·- .......................-----·-·--............-. Armada Township . . Macomb County 1 ' :::re. Forestry, No. % No. Fishing and Mining 91 6.3 1,856 Construction 66 4.6 11,999 517 36.2 106,800 Transportation 28 2.0 7,446 2.41,, Communications/ Public Utilities 34 2.3 7,565 2.51 Wholesale Trade 58 4.1 12, 143 4.0 186 13.1 57,001 18.7 l_'.: · 26 1.8 15,924 5.2 35 2.5 12,363 4.1 24 1.7 8,695 2.8 289 20.2 51,264 16.8 j 74 5.2 12,186 4.0 l ! Manufacturing I Ii I l Retail Trade l Finance, Insurance and j j Real Estate Business and Repair Services l Personal, Entertainment i I l j j and Recreation Seivices Professional and Related Services Public Administration Lr~~;,~ : : _. ., . .. ·• ·• · .. .... ..1~i~a''.~ :~.~~:.?.. .·. . . ...... Source: U.S. Bureau of the Census. ~ ~ -48- aai;242 % I 0.6 I ! 35.0 ! 3.9 ! , ·,, :, ,!· ' :!,, J ·100:0 J �I I I I I I I I I I I ' ' TABLE 21 OCCUPATIONAL CHARACTERISTICS ARMADA TOWNSHIP AND MACOMB COUNTY 1980 ---·..--·--·--·· -----------------·------Armada Township ------·--· Macomb County ' ! Category j':. ! ! Managers/Professionals No. % No. 260 18.2 61,053 !! Technicians, Sales & Administrative Support 294 20.5 100,449 Service 170 11.9 38,521 75 5.3 1,698 0.6 289 20.2 14,503 15.61 340 23.8 56,018 18.4 Farming, Forestry & Fishing Skilled Workers . Operatives, Laborers ;. ::::::=::::::::<::;: ·.·.· . .·.·.·.·,·.·.·.-.-...·.•- .·.·.•-•..·.. ·.· ..·.--·. -·-· ·.-.-.-.·.·.·-·.·.· .·.·.· ·,•.·.·.·-·-·-·-·... .-::::::::::_. ·:< % 20.0 ;_ ~ 32.9 ! 12.61 j ! -. ,;._-::;::::::::::=::::/>;:_.,-.·,·..·..... _.:.:::"::::-::-::.! iii T.§,~ ii;i ;~'.;•;;;••;w~•£2ll;~~~~~w~•·····:: : :d[:]1l4~~ i: :i;;i\QO~R:i:iJii~~::;.· ~g_~~~.iz:j ~JLii Source: U.S. Bureau of the Census FUTURE INDUSTRIAL EMPLOYMENT The 1980 Census revealed that Armada Township had a resident labor force of 1,595 persons, 1,428 of which were employed when the census was conducted. Armada Township's total resident labor force of 1,595 workers represents approximately 41 percent of the area's total population base. While this percentage may vary in the future, depending on changing population characteristics, it is reasonable to assume that a similar share of Armada Township's Mure population base wm also require employment opportunities. Applying this percentage to projected 1990, 2000 and 201 0 population projections, yields the following anticipated resident labor force figures: 1990 - 1,206 2000 - 1,321 2010 - 1,476 -49- �I I I I I • • • • • • These projected labor force totals may then be multiplied by 45.1 percent, which represents the percentage of Armada Township's population that was employed in industry groups requiring industrial land. This calculation yields total projected industrial employment for Armada Township as follows: Anticipated Total Employment 1990 2000 2010 Anticipated Industrial Employment 1,206 1,321 1,476 543 594 642 Previous studies of industrial employment patterns indicate that a ratio of twenty (20) employees per acre can be expected for industrial land. Applying this factor to the foregoing employment projections, yield the following industrial acreage needs to support anticipated 1990 and 2000 population levels . Anticipated Industrial Employment 1990 2000 2010 Projected Industrial Average Needs 27 543 594 642 30 32 Armada Township lacks a significant, identifiable industrial base. Approximately sixty (60) acres of land are being used for industrial purposes, according to the existing land use survey which was conducted in 1989. This industrial acreage consists largely of small establishments distributed somewhat randomly throughout the southern portion of the Township. Relatively little of this acreage is being used for more traditional manufacturing purposes, but rather was classified as industrial because of outdoor storage or other similar characteristics which suggest an industrial character. As a result, these uses do not generate the number of employment opportunities that are typically associated with industrial uses. In 1980, the Census Bureau reported that only 1,037 people were employed at locations in Armada. A vast majority of these workers (918, or 88 percent) were employed at locations in the Village. Only 119 people reported employment locations in Armada Township. -50- �I I I I I I I I I I I I I I ' ' ' This data leads to the fairly obvious conclusion that Armada Township has not functioned as one of the County's leading employment centers. Armada's principal role has been that of an agricultural center foremost, and a bedroom community to a lesser extent. While it may be desirable to provide employment opportunities within a community for local residents, from a practical standpoint, some percentage of the resident labor force will likely continue to commute to work locations outside of the local community. Armada Township may be able to support a broader industrial employment base than currently exists. The likelihood of this occurring rests largely on the policies of the community and whether or not appropriate locations and necessary infrastructure are available to support this type of use. It further depends on regional economic growth and extent to which Armada Township can expect to share in the growth. This traditional industrial analysis may be somewhat misleading inasmuch as it does not adequately take into account what is the Township's most prominent industry--namely, farming. A vast amount of the Township's total land area is currently being used for agricultural purposes, which is an economic activity. The importance of farming as a source of employment is critical to any assessment of the Township's long-term Mure. INDUSTRIAL PLANNING CONCEPTS Promoting industrial development to supplement residential and commercial land uses is a normal concern of those communities interested in achieving a balanced tax base. The physical relationship of these uses is critical, however, as the intermingling of industrial development with less intensive uses can result in land use conflicts. Such conflicts should be avoided whenever possible. Non-nuisance industries can be located adjacent to residential areas provided that measures are taken to mitigate any negative secondary effects that may be associated with the uses. An attractive physical setting, including landscaping and buffering, where necessary, and a separation of industrial and residential traffic are measures that can be used to avoid potential compatibility problems. Nuisance types of industries (those producing noise, smoke and dust) should have greater insulation from residential neighborhoods. This can often be accomplished by a transitional band of non-nuisance industries. Industrial areas should also be protected from encroachment of other non-industrial types of land uses, such as residences and commercial establishments. Encroachments of these uses into industrial districts seriously jeopardize the overall viability of the industrial area. Industrial areas should be afforded the same type of exclusive zoning that is normally available in residential and commercial districts. In addition to the important goal of achieving exclusive industrial districts, specific design concepts have been established for the physical development of planned industrial areas. Several important industrial planning concepts are outlined as follows: -51- �I I I I I I I I I I '-~ • • • ~ • Buffering or insulation between industrial and non-industrial uses. This can be achieved by a number of different techniques, including the following: - Greenbelts and/or obscuring walls developed on required yards. - Major thoroughfares or railroad rights-of-way, possibly with non-residential uses backing up to them. - Transitional zones of less intensive uses (parks, offices, and off-street parking areas). • To keep congestion to a minimum, industrial districts should be adjacent to major surface arteries, or to special routes providing convenient access to the area-wide highway network. • In addition to industrial buildings, industrial districts should also provide adequate space for employee parking, truck loading storage, warehousing, Mure expansion needs and landscaping. • Individual site features in an industrial district should be arranged in the most efficient manner possible. In a large industrial district, a sound design approach is to have alternative streets for trucks and cars. The former would be fronted by parking facilities and the latter by loading docks. A variety of site characteristics affect the suitability of a particular parcel for industrial development. Most manufacturers will look at the following site characteristics in determining whether or not a specific parcel is suitable for industrial purposes: Size and Shape. The usual preference is for a site of regular shape and otherwise suitable from such standpoints as building layout, access to transportation, parking, and Mure expansion. Topography. Most industries require a level site with just enough slope to provide good drainage. In some cases, a sloping site may be preferred for specialized plants, such as those with shipping and receiving on two levels. Utilities. The utilities with which manufacturers are chiefly concerned include electric power, water, natural gas and sewerage. The principal difference in utility cost between sites is found in the cost of extending the lines to the plant site. Flooding. The possibility of flooding is always a major site consideration. Some firms are willing to incur the risk of occasional flooding in order to gain other site advantages. The customary policy, however, is to insist on a flood-free site . -52- �I I I I I I I I I I '' ',~ Drainage and Soil Conditions. It is important to avoid a site that is a natural low spot. Test borings by soil engineers should be made, as adequate drainage will have a significant bearing on foundation conditions and site development costs. Location Within the Community. One major factor of location is accessibility for employees, customers, and movement of goods and raw materials. The immediate surroundings in relation to other land uses are also important if the industry is to avoid possible community relation problems. Transportation Facilities. These are highly dependent on how the individual firm plans to ship its goods. Adequate sites must be available that provide good access to main highways and/or retail transportation facilities with the ability to extend rail sidings where needed. Taxes and Insurance. Long-range stability of property tax rates is usually as important as the current level. Fire insurance rates are considered in surveying both the community and the site. Zoning and Other Legal Aspects. Zoning is a site factor that has often been overlooked in the past. Profiting from the experiences of others, most firms now regard proper zoning as highly essential. A careful check of zoning regulations is desirable for two principal reasons: to avoid litigation and to protect the new plant against incompatible industrial neighbors or other land uses. In addition to zoning, other local regulations, such as building codes, laws relating to waste disposal, smoke and fumes, and restrictions on highway use, are desirable. ~ -53- �I I I I I I I I I I GOALS AND OBJECTIVES INTRODUCTION In the broadest sense, the Master Land Use Plan is policy, a set of goals and objectives designed to serve as a guide to consistent and rational public and private decisions in the use and development of land. Goals and objectives formulated by the community are viewed as the cornerstone of the planning process. They form the framework for public and private decision-making. Administrative and legislative action by the Township Board, quasi-judicial by the Zoning Board of Appeals, and administrative action by the Planning Commission are sometimes criticized as being capricious and arbitrary. The very nature of planning decisions makes them particularly prone to such indictments. Clear-cut statements of policy can go far to minimize arbitrariness in planning actions: 1) They can guide and substantiate honest, intelligent decisions; 2) They can serve the elected officials and commissioners as an anchor of objectivity; 3) They can be a useful tool to the citizen who finds it necessary to remind an errant agency that it is veering from the stated course; and 4) They can inform the public about the thinking of the Township with regard to land development. As an expression of desirable physical development, the Master Land Use Plan is an affirmation of goals. The purposes of the Master Land Use Plan are: I 1. To improve the physical environment of the community as a setting for human activities; to make it more functional, beautiful, decent, healthful, interesting, and efficient. ' ' ' ,.' 2. To promote the public interest, the interest of Armada Township at large, rather than the interests of individuals or special groups within the community. 3. To facilitate the democratic determination and implementation of community policies and physical development. The Plan is primarily a policy instrument. The plan constitutes a declaration of long-range policy and provides the basis for a program to accomplish its goals. By placing the responsibility for determining policies with the Planning Commission and providing an opportunity for citizen participation, the Plan facilitates the democratic process. 4. To affect political and technical coordination in community development. 5. To inject long-range considerations into the determination of short-range actions. 6. To bring professional and technical knowledge to bear on the making of administrative and legislative decisions concerning the physical development of the community. ~ -54- �I I I I I I I I I I I I • • ' ' ' '• The Master Plan is more than just a series of maps. It is foremost a series of policy statements. Policy statements, of course, do have limitations. They cannot cover every situation. Certain areas are so complex that it will be impossible to know what sort of policy decision can be made until all the facts are assembled. Also, there should be a relatively high degree of agreement and consensus before a policy statement can be adopted. Obviously, this concurrence will not always exist. None of this negates, however, the desirability of formulating and adopting policy statements in as many areas of planning concern as possible. Goals or policy statements should assist the Township in addressing the land use changes and incipient urbanization pressures that will face the community over the life of the plan. Recognizing that these policies cannot anticipate every possible situation that the Township will be asked to respond to, they are intended, nevertheless, to provide a logical and well thought-out basis for making rational decisions on questions involving Mure land use. Many of the issues that the Township will likely be required to deal with over the course of the next ten to twenty years will involve the degree of urbanization that the community feels is desirable and appropriate. It is not expected that Armada Township will be fully, or even partially, urbanized by the early part of the next century. Rather, the community will continue to experience a gradual transition from a rural to a more suburbanized community. How this transition period is handled will have significant long-term consequences for the Township's Mure land use pattern and overall quality of life. This plan seeks to achieve some measure of balance between the competing extremes of maintaining the community's traditional rural/agricultural atmosphere and permitting an unplanned conversion of the community for suburban purposes. The following specific policy statements are offered in support of this goal. GOALS AND OBJECTIVES General Development Goals 1. Concentrate Mure urban uses in the vicinity of the existing Villages of Armada and Romeo . 2. Provide for a gradual staging of development beyond the established village centers provided that adequate infrastructure is available and sufficient demand exists . 3. Discourage urban sprawl and leap-frog development which unnecessarily consumes valuable agricultural acreage, creates premature demands for urban services, increases service costs for the community, generates increased traffic, and increases land speculation. 4. Strive to keep the natural and man-made environments in balance. 5. Promote the orderly development of land and provide for the separation of incompatible land uses. 6. Preserve the communities natural features including woodlands, wetlands, floodplains, and other scenic open space features . -55- �I I I I I I I I I I • • • • ' ' ' • Agricultural Preservation Goals 1. Encourage the continued use and preservation of Armada Township's productive agricultural land. 2. Foster an attitude that encourages agricultural preservation and which recognizes that farming will continue to be an important land use. 3. Minimize the premature conversion of productive agricultural land for urban uses. 4. Provide opportunities for agriculture to exist compatibly with single-family homes. 5. Maintain existing large parcels of land which readily lend themselves to continued agricultural use and discourage land divisions that serve to prematurely retire productive agricultural land. 6. Provide some flexibility to agricultural property owners which recognizes the need to convert some farmland to other uses, but which does not compromise the longterm viability of existing agricultural uses. 7. Discourage utility extensions that would lead to the conversion of farmland for urban uses. 8. Consider a range of appropriate alternative measures for preserving existing farmland. 9. Recognize that agriculture is the proper utilization of a natural resource . Residential 1. Provide for a range of housing choices in the Township by allowing for the development of different types of dwelling units at varying densities . 2. Properly relate each variety and density of residential development to available infrastructure (roads, utilities and soils) capacities . 3. Encourage planned residential neighborhoods which provide for the more efficient use of land and discourage strip frontage development along major roads that results in the isolation of interior acreage. 4. Encourage a high percentage of home ownership and permanent housing types. 5. Provide open space to serve each dwelling unit either in the form of ample yard area or common open space. 6. Recognize the relationship between the community's demographic characteristics and the housing needs that exist for identifiable segments of the Township's population . -56- �I I I I I I I I I • ',. ', , , • Commercial 1. Support the preservation and upgrading of the Armada Village central business district as an important commercial focal point. 2. Promote a particular character of commercial development for the Armada central business district that fosters a sense of identity for the community and which will be sufficient to provide for the long-term preservation of this area. 3. Encourage additional commercial development opportunities in the Township where there is existing or projected sufficient support population or where there will be an adequate draw from highway traffic or a specified trade area. 4. Provide areas for small neighborhood retail and service uses to serve existing residential neighborhoods. 5. Provide for adequate separation and buffering between commercial and abutting residential neighborhoods. 6. Place commercial uses at locations of easy access where ingress and egress will not discourage safe and convenient traffic patterns, and discourage strip commercial development. 7. Encourage the use of landscaping and setbacks to provide for orderly and visually aesthetic commercial establishments. Industrial 1. Preserve areas proximate to existing industrial areas in adjacent communities for Mure industrial uses. 2. Identify areas suitable for industrial development based on the availability or proximity of adequate utilities and highway access. 3. Encourage industrial uses that provide a well-rounded economic base and which will provide employment opportunities for area residents. 4. Encourage the development of industrial uses in planned industrial park settings which provide required support facilities. 5. Concentrate industrial uses and buffer them from adjacent residential uses. 6. Favor uses that do not have objectionable environmental characteristics. -57- �I I I I I I I Community Facilities 1. Recognize the need to provide water and sewer services to accommodate future development in the Township. 2. Plan for future development patterns in a manner that allows for the extension of existing utilities where available as demand exists. 3. Develop a storm drainage plan in anticipation of Mure storm drainage problems. 4. Extend sewer and water lines in an orderly manner leaving no gaps or spaces. 5. Install sewer and water services only where planning and zoning policies expressed elsewhere will not be compromised by their use. Open Space and Recreation ' • •,, ' ' ', ' • I 1. Complete the development of the Armada Township Park according to the proposed Master Plan for that Park. 2. identify and prioritize the undeveloped natural features of the Township that are feasible for recreation and open space purposes . 3. Balance the ecological system by using recreation as a tool for conserving the natural features of the Township . 4. Recognize the need for a variety of recreation facilities encompassing the full range from home yard to Township-wide facilities. 5. Provide adequate park and recreation space as an integral part of each development (subdivision, multiple, mobile home park, and industrial park). 6. Utilize appropriate planning and zoning tools that encourage developers to incorporate more open space into new residential developments. 7. Encourage cooperation with the school districts in providing recreation facilities and programs. 8. Provide a variety of facilities to accommodate the recreation needs of all segments of the population. 9. Provide spaces large enough to satisfy a multiple-use concept of recreation resources, particularly at the community or Township service level. -58- �I I I I I I I I I ',.' ' p ', • 10. Use multi-purpose urban open spaces to accomplish the goal of multi-use of land; even neighborhood open spaces can reflect active and passive needs. 11. Provide for the development of a non-vehicular circulation system linking major activity centers and recreation facilities. 12. Incorporate existing unique natural features (woodlands, wetlands and water areas) into Mure recreation sites whenever practical and feasible. 13. Provide for a full range of recreation programs to meet perceived recreation needs. 14. Monitor and adjust program offerings to reflect changing recreation preferences. 15. Coordinate existing and anticipated recreation programs with those offered by other public and private recreation providers. Transportation 1. Plan for a network of safe roads to assure proper local access and traffic movement within the community. 2. Plan for a network of roads by type and function that will provide a complete road system including major, secondary, collector and local roads. 3. Correct existing street alignment inadequacies, particularly those which contribute to hazardous situations for both pedestrians and motorists. 4. Obtain necessary right-of-way dedications and reservations. 5. Cooperate with the Macomb County Road Commission to ensure that a proper relationship exists between planned road improvements and Armada Township's desired Mure land use pattern. 6. Design the road system so that various modes of traffic flow most directly to their destination. 7. Cooperate with regional authorities on providing mass transit service if the pact is favorable to the community. a. Encourage the development of publicly dedicated roads serving all proposed singlefamily developments. 9. Increase pedestrian and bicycle safety by providing opportunities for non-motorized transportation along the existing and planned road systems. 1o. Limit points of ingress/egress on major roads . -59- �I I I I I I CONCEPTUAL DEVELOPMENT PLAN INTRODUCTION Community planning is concerned with the rational utilization of land and the provisions of public services and facilities. The Master Plan strives to improve the quality of life within the Township through the proper utilization of land. To this end, a Master Plan should embody the following characteristics: • Comprehensive • The Plan provides for a variety of land uses, bearing a logical and functional relationship to the ability of the land and the transportation system to support each category of uses. • Flexible - The Plan should not stifle innovation. • Generalized • The Plan should not be so detailed as to produce sterility out of orderliness. • Long-Range - An effort is made to visualize the shape of the Mure community environment at some distant time. • Regional - The Plan takes into account the location of the community as an integrated part of southeast Michigan and Macomb County. The Plan should also be general enough to permit progressive refinements and allow for unforeseen contingencies and should not be viewed as a precise "blueprint for the Mure. 11 The Plan should serve as a narrative and graphic framework within which decisions related to development can be made realistically and with practicality of application. The Plan is more than just a mosaic graphic presentation. Behind the graphics and mapping are spatial distributions and relationships aligned with the previously articulated goals and objectives. CONCEPT PLAN The physical arrangement and distribution of various land uses on vacant ground is finite in number. Regional considerations, existing land use, the road network, soils, topography, population growth, and economic potential each act as a constraint on the number of possible arrangements. These alternatives are given further expression by the previously articulated goals and objectives which provide the policy framework upon which Mure land use growth for the Township will be guided. Collectively, these factors and influences shape future growth potential into a preferred general physical arrangement of land use intensity. -60- �I I I I I I I Three alternative land use arrangements for the Township were considered. Each reflects a different policy relative to the future growth and development of Armada Township. These alternatives are described in the following narrative. No Growth Alternative This scenario advocates a policy of discouraging all forms of suburban growth and emphasizes the long-term preservation of the Township's productive farmland. Non-farm residential development would be limited to large parcels at very low densities. More densely developed residential home sites, as well as commercial and industrial activities, would be restricted to locations within the established urban core area encompassed by Armada Village. As a way of implementing this no-growth policy, utility extensions into the Township from neighboring communities would be prohibited. While this policy seeks to preserve farmland, it fails to recognize the often conflicting desires of agricultural land-owners to continue farming yet retain the ability to convert some farmland to single-family home sites. Large lot residential development policies may also be counterproductive inasmuch as they may serve to prematurely retire land for farming. Pro Growth Alternative This alternative offers a completely different scenario from the previously described option. The pro-growth policy envisions the uncontrolled suburbanization of Armada Township and reflects a total absence of planning. The full expression of this alternative would be the growth of an urban service area extending from Armada Village on the east to Romeo on the west. Within this area, the Township would encourage higher density residential development serviced by public sewers and water. A linear commercial corridor along 32 Mile Road and North Avenue would be required to service this residential area. Long-term agriculture is discouraged by this alternative and is considered an interim use of land until it is converted to other uses. This policy has some inherent flaws that need to be recognized. First, it would be expensive to the Township and to individual property owners because of the cost of extending utilities. Also, it fails to recognize Armada Township's position within Macomb County and the larger southeast Michigan region. Given the Township's position between established growth corridors identified earlier, it is highly unlikely that the market could support the level of growth anticipated by this alternative. It simply isn't realistic. Finally, it is doubtful that existing residents, most of who value the Township's low density rural environment, would support the unplanned suburbanization of the community. -61- �I I I I I I I I I I ' ', ,' , , Balanced Growth Alternative The final alternative offers a compromise between the two extremes previously described. It recognizes that the Mure land use policy that has the best chance of succeeding must provide some opportunity for growth, yet encourage the long-term preservation of Armada's productive agricultural land. This alternative concentrates future growth, including higher density single-family subdivision development, commercial and industrial uses proximate to the VHlages of Armada and Romeo. Limited utility extensions would be allowed in these areas provided that the timing of any extensions coincide with this development. Between these two areas and south of 34 Mile Road, low density residential development at existing densities would be encouraged. These residential uses would be served by on-site wells and sewage disposal systems. Extensions of public utilities into this area would not be encouraged. The remaining two-thirds of the Township is designated as a Mure agricultural area. Preservation of farmland as the predominant land use within this area is an important component of this alternative. Some additional single-family development would be encouraged within this area provided that it would not detract from the policy of preserving farmland. This concept is portrayed graphically in Illustration 6. ~ -62- �• '''·-~~~--~~----n:1 $ ~¼FiiilJj~::._. '1 1'TIJ: I ~ i ! 1 ~! I 17:$ CONCEPT ARMADA IIACOIII PLAN TOWNSHIP COUNTY , MICHIGAN ARMADA TOWNSHIP PLANNING COMMISSION Fuc_"i./\ c.....1t, PlaHhu1 I Mu.,., ...,,'- C. vriu , •kltiqa• �I I I I I I I LAND USE PLAN INTRODUCTION The use of land is both a resource and a commercial commodity which derives its function from economic and social forces operating nationally, regionally and within the Township. Individual land uses and the arrangement of these uses influence the way we live and the degree of satisfaction with our physical surroundings. Community planning offers the opportunity to provide some rational sense of order to our built environment and, thereby, enhancing the overall quality of the human experience. The Master Plan for Armada Township describes, in a generalized manner, the most appropriate areas for residential, commercial and industrial land uses within the community. The physical arrangement of these areas is based on the existing use of land and the population/economic projections previously presented. This physical data is correlated with the Township's stated goals and objectives for the Mure to derive the distribution of Mure land uses. The Master Plan is intended to be comprehensive, general, flexible and realistic. It offers a framework within which realistic and practical decisions can be made regarding Mure land development. Three alternative concept plans were examined by the Planning Commission. Each alternative offered a different scenario relative to Mure growth patterns, ranging from nogrowth to pro-growth. The Master Plan is based on the balanced growth alternative which is intended to offer opportunities for moderate growth of the Township. Future growth is centered proximate to the Village of Armada, with land use intensity diminishing the further you move away from established concentrations of urban development near either the Village of Armada or the Village of Romeo in the southwest comer of the Township. The amount of land allocated for each Mure land use category and narrative descriptions of each category are as follows. AGRICULTURE Farming has historically played an important role in Armada. The Township has long been commonly recognized as an agricultural community and remains one of the last large concentrations of farmland in Macomb County. The most direct evidence of the importance of agriculture is the amount of land currently being used for farming. Based on Township assessment records, approximately 14,500 acres of land are currently being used for farming in Armada Township. This represents nearly two-thirds of the entire Township area. The Macomb County Soil Conservation Service (SCS) has recorded 16,500 acres of land in agricultural use, with 12,200 acres of that total in crop land. Active farmland is distributed fairly uniformly throughout the community, reflecting the Township's fertile soil characteristics which readily lend themselves to agricultural production. -64- �I I I I I I I I I ',. ' ,'. , Farmland is often viewed as an inexhaustible resource, when, in fact, it is a finite one. One acre of land converted to a non-farm use is, practically speaking, forever retired for agricultural purposes. Other acreage is often idled prematurely because of unrealistic expectations regarding Mure development. The National Agricultural Lands Study, published in 1980, estimated that three million acres of farmland are lost each year to urbanization. Major demographic shifts occurring in this Country during the 1970's explain, to a large extent, this steady loss of farmland. The most significant aspect of this change was the movement of the population from metropolitan areas to non-metropolitan areas. Consider the following statistics: • Forty (40) percent of all housing constructed in the United States during the 1970's was built in rural areas. • Non-metropolitan areas gained 2.9 million people between 1970 and 1978. • The number of households in rural areas increased in the 1970's. • Employment in every major industry group increased at a more rapid rate in nonmetropolitan areas than in metropolitan areas during the past decade. Preserving the Township's existing agricultural lands was identified as an important land use policy in the goals and objectives portion of the Plan. Clearly, the decision of a farm household to continue farming in the Mure is a complex issue involving many factors that are frequently impacted by broader economic issues that are well outside of the Township's ability to either predict or control. In spite of this, the Master Plan should establish an 11attitude11 conducive to the continued use of land for agricultural purposes. This policy is clearly reflected in the Master Plan's goals and objectives and by the fact that nearly 17,000 acres of land have been reserved for agriculture on the Master Plan Illustration. Areas designated for agricultural purposes are generally located north of the Grand Trunk and Western Railroad tracks, and north and west of Irwin and True Roads. This allocation includes land currently being farmed, as well as land occupied by singlefamily homes. A variety of techniques have been used in an attempt to preserve farmland. Each has met with varying degrees of success. A summary of several techniques are noted as follows: Agricultural Zoning ~ Any successful attempt to preserve farmland requires the ability to control the use of land, especially the encroachment of urban uses into agricultural areas. Within Michigan, the authority to control land use is vested with local governments in the form of zoning. For all its potential as a useful agricultural preservation technique, zoning more often than not falls far short of its expectations. Many agricultural zoning districts are agricultural in name only and represent little more than holding zones for Mure urban development. • -65- , , �I I I I I I I I The ability of a local community to restrict development through the establishment of agricultural zoning districts rests largely on two major factors: 1) the exclusion, or near exclusion, of non-farmland uses within agricultural districts; and 2) the establishment of sufficiently large minimum lot sizes to discourage the development of single-family homes in agricultural areas. Large lots, however, also take away more land per house, which can contribute to the loss of farmland unless lot sizes are set sufficiently high enough to effectively discourage non-farm residential development. Minimum acreage requirements of five or ten acres are not effective in limiting the amount of non-farm development that may occur in an agricultural area. These minimum requirements may, in fact, be more wasteful of land than one or two-acre minimums. Many non-farmers who develop single-family homes in agricultural districts actually prefer five or ten-acre estates to smaller lots. The placement of a single-family home on these parcels, however, only occupies a small portion of the lot, with most of the remaining acreage not being used for any productive purpose. Large lot zoning provides open space on the individual lot, but does not provide the community with usable open space. This particular problem is compounded by the Subdivision Control Act's current subdivision regulations which do not regulate the division of land into parcels exceeding ten acres in size. This results in a proliferation of parcels which barely exceed the tenacre limit and are often long and narrow. Such parcels frequently have unsuitable access, may have limited usage, or result in misuse of prime agricultural land. The Township's Zoning Ordinance, which restricts length to width to a 5-to-1 ratio, has curbed continued development of this type of lot division. If the Township is going to use zoning to preserve agricultural land, then one or more of the following alternatives should be examined: - Permit only residential uses which are owned or occupied by the persons farming the land. - Have minimum acreage parcels of 40 or 60 acres. - Permit one building lot of one (1) acre for each 25 acres of land. - Restrict residential lot sizes to a depth not to exceed 300 feet. - Permit open space zoning which clusters single-family residential into smaller lots on small enclaves or villages in return for permanent open space or agricultural use. These are a few ideas which should be explored. There are undoubtedly other methods which can be examined to reach the goal of preservation of open space and agricultural lands. The community needs to firmly establish the goal and then decide which route is best to achieve the goal. -66- �I I I I I I •I • • • Purchase or Transfer of Development Rights This concept involves the exchange or reassignment of the development rights of one parcel of land in an agricultural area to another non-farm parcel. This technique recognizes the value of farmland for non-farm purposes. It is accomplished by providing the farmer with the monetary benefits he would derive if his property were sold for development purposes and allows him to continue farming. These rights are subsequently applied to other areas of the community that are better suited to more intense urban uses. While this concept offers an innovative and potentially useful approach to farmland preservation, it can be complicated and expensive to implement, particularly if the local unit of government is involved in purchasing the development rights. To be successful, this type of program has to be organized to operate effectively in conjunction with the private real estate market system. Open Space Zoning The theory of open space zoning is to preserve agriculture or open space by concentrating the residential land uses in an area best suited for that use in exchange for the development rights on the remaining parcel. The farm or the open space is assured as a perpetual easement or land use. The residential area is established as a small neighborhood, rather than individual homes side by side along each country road. Each land use pays taxes based on its market value and its existing land use. The residential area is usually developed as a cluster or a site condominium project, with the individual homeowners sharing common open space and road systems. The overall density of this section of the community is not increased, but the two land uses complement each other, rather than conflict. Farmland and Open Space Preservation Program In 1974, the Michigan Legislature passed Public Act 116, the Farmland and Open Space Program. This program provides tax benefits to agricultural land owners in exchange for an agreement to maintain the land for farming purposes for a specified period of time. Parcels enrolled in P.A. 116 may be exempt from special assessments for improvements customarily associated with urban development, including sanitary sewers, water mains, or street lighting. · Since the use of lands enrolled in this program are restricted to agricultural purposes, and in light of the fact that parcels may be enrolled for extended periods of time (sometimes 50 years), this program may be viewed as a "de-facto form of zoning." P.A. 116 is widely used throughout Michigan. Its success, however, relates more to its benefits as a tax relief program for farmers, rather than as a method of preserving farmland. This program has been more widely used in rural counties, where development pressures are minimal. -67- �I I Summary I I I Extensive portions of the Township have been identified as being suitable for long-term agricultural purposes. To successfully implement the policies of the Master Plan, specific methods will need to be adopted. Most of the land designated for agricultural purpose is zoned for one-acre lots. The one-acre lot size could be maintained, provided other measures are adopted which effectively concentrate non-farm single-family home sites in designated areas which do not use disproportionate amounts of road frontage or disrupt the continuity of existing farms. Based on past history and Michigan's method of taxation, a more creative performance-based concept of development will be required to accomplish this objective . • •I • • • • SUBURBAN RESIDENTIAL Approximately 2,500 acres of land have been reserved for suburban residential purposes on the Master Plan Illustration. This concept anticipates the development of single-family homes on one-acre lots. Desirably, development within these designated areas would take the form of larger lot subdivisions served by public roads extending into interior acreage, thereby permitting the development of this acreage. Land identified for suburban residential purpose is located outside of anticipated Mure sanitary sewer or public water service areas. Within the suburban residential area, one location has been identified for special consideration. This area is located south of the Village and is bounded to the north by the railroad tracks, to the south by the Consumers Power property, to the east by Omo Road, and to the west by the East Branch of Coon Creek. The well-defined physical boundaries of this site and its unique physical characteristics, including existing woodlands and proximity to the Creek, give the area a unique character that lends itself to a more imaginative planning response. For example, this area may be suited for large lot estate development or for some form of cluster development, with units placed close together and generous open spaces reserved on the site. The open space zoning concept noted previously could be a type of development which would be useful in this area. URBAN RESIDENTIAL Slightly less than 1,000 acres have been reserved for urban residential purposes. Land designated for this purpose is located proximate to the Armada Village boundaries. Due to the location near the Village, those areas identified as being suitable for this purpose will be developed with a greater density than outlying suburban residential and agricultural areas. The possibility of being served by municipal utilities from the Village would permit this higher density. -68- �• •I I I I - • •II II II Single-family subdivisions, with a density of between two and four units per acre, are contemplated for this area. Some multiple-family development at slightly higher densities may also be appropriate for portions of this designated area. The appropriateness of specific sites for higher density purposes needs to be evaluated on a case-by-case basis, with consideration given to the characteristics of surrounding property, the suitability of access to a major thoroughfare, and availability of water and sewer, to name a few of the factors. COMMERCIAL The need for retail goods and services is directly related to several factors, including the number of households, disposable income levels, and the proximity of competing centers in nearby communities. Existing retail uses in Armada Township are concentrated in the Village Central Business District. As indicated in the Economic Characteristics study, the quantity of land currently being used for commercial purposes is generally consistent with estimated demands. As the number of households increase, however, this demand may increase and new commercial opportunities may be required . The Master Plan policies support the preservation and upgrading of the Village Central Business District as a primary focal point of commercial development for the community . In the event that additional commercial development is needed, 30 acres of land have been so designated by the Master Plan. One site has been identified for commercial purposes at the southwest corner of Armada Center Road and North Avenue. Proximity of this area to two heavily travelled roads supports this designation. The size of this site lends itself to being developed for a small planned shopping facility. The uses to be encouraged in this area would be larger land uses which require extensive parking areas or large volumes of automobile traffic for their market. This type of use may be unable to be developed in the Village Central Business District due to the unavailability of large contiguous vacant parcels. Commercial development at this location is not necessarily incompatible with the longterm goal of preserving the Village Central Business District. It should be viewed as being complementary to existing retail development in the Village. Both areas offer different types of needed commercial services. This mutual dependence and compatibility could be further reinforced by the development of a pedestrian path system along the banks of East Branch of Coon Creek. Such a path could be part of a larger system. This segment of the system would link the Village Business District to the new site to the north, thereby providing a pleasant route for pedestrians and shoppers to travel between both sites. Two smaller additional commercial sites are also identified on the Master Plan. The first is located at the northwest corner of North Avenue and Armada Center Road. This site largely coincides with existing commercial uses at this location. A second, more convenience-oriented, site is located at the 32 Mile Road/Romeo Plank intersection. -69- �I I I I I • • • • • •II - INDUSTRIAL The largest quantity of land reserved for Mure industrial purposes is located in the southwest corner of the Township, along Powell Road between 32 and 33 Mile Roads. This area is opposite an emerging industrial area in the Village of Romeo. The opening of the Ford Engine Plant and the M-53 Freeway bypass of downtown Romeo make this area a logical location for Mure industrial development. Not only does it have convenient access to 32 Mile Road, which is a major thoroughfare serving northern Macomb County, it is physically separated from existing or planned concentration of residential uses. This separation minimizes the potential for incompatible land use relationships. Light industrial uses occurring in planned industrial park settings are encouraged for this area. A second industrial area is noted on the south side of the Grand Trunk Western Railroad tracks. This area offers an opportunity to expand the adjoining industrially developed area located in the Village. PUBLIC A total of 100 acres of land are reserved for public purposes on the Master Plan. Most of this land is encompassed by the existing school and Township park sites located on the north side of Armada Center Road, east of North Avenue. Detailed plans for the development of the Township park site are included in the community facilities section of the Master Plan. The remaining area designated for semi-public purposes is located opposite the Township Park and includes the site being used for the Amvets Hall and adjoining baseball diamonds . FLOODPLAIN Three significant drainage channels cross the Township. Those channels, including land on both sides, are identified as floodplains on the Master Plan. This designation calls attention to the fact that these areas have unique physical characteristics, the most notable of which is presence of seasonally high water levels. Future development near these floodplains should be adequately set back from environmentally sensitive areas to avoid the problems normally associated with the development in floodplains. These areas are best suited for open space purposes. ROADS The Township's existing road system, including land reserved for right-of-way purposes, occupies nearly 1,200 acres of land. Future development in the community, as envisioned by the Master Plan, will necessitate the development of new roads, including interior subdivision roads and extensions of the section-line grid system. Additional land will be required to provide needed access improvements. A detailed description of needed road improvements is identified in the Thoroughfare Plan. -70- �I I I I I I I I I • •II II LAND USE PLAN SUMMARY The allocation of land use has been based upon the goals and objectives and the ability of the community to support such land uses. Based on preliminary figures from the 1990 Census, the number of housing units in the Township and Village increased from 1,208 to 1,412. This represents an increase of about 17 percent over the decade. The population for both units increased from 3,887 to 4,463, for an increase of about 15 percent. Over the next two decades, the population is projected to increase by about 1,200 persons, and the number of households by 650. These estimates pro_iect an increasing growth rate. The urban growth areas shown on the Land Use Plan, at a density of one unit per acre, could accommodate about 5,000 additional housing units. This does not include any development which could take place within the 15,000 acres of land designated for agricultural use. In summary, there is no need or reason to house Mure generations of growth in areas which can and should be used for agricultural pursuits. The Land Use Plan provides a framework for controlled growth. It provides goals and objectives which can be attained over the next.two decades. Land acreages have been allocated which exceed, by far, any known demand. They, nevertheless, provide for a range of choices and sites. Over the next 20 years, there will be numerous issues which must be addressed. These include growth management, water and sewer availability, economic development and provision of public services, to name a few. Many of these issues will require cooperation and coordination between the Township and the Village. Because of the geography, social and political interaction, neither community can, or should, act independent of the other in major issues. It is hoped that this Master Land Use Plan will be used as the framework or policy guide to addressing those issues. It is also intended to act as a development guide for those who wish to invest in the Mure of the Armada area. l'IOURe. MASTER PLAN ACREAGE ALLOCATIONS Rlghl-of•Way 7.4% -71- �-I I I I I • • • •II II THOROUGHFARE PLAN INTRODUCTION Road systems are designed to provide for the fast and efficient movement of people and goods both within and through a community. Unpaved roads and road alignments of early settlements that were adequate for low volumes of traffic became hazardous with increased traffic volumes. Consequently, a coordinated and improved road system needed to be provided to facilitate a smooth and safe flow of traffic. One obviously important consideration in proper transportation and land use planning is the issue of providing adequate accessibility. The automobile has reoriented land use patterns making the free movement of people and goods essential to the economic and social welfare of the community. A thoroughfare plan must, therefore, consider the relationship between the type and intensity of different land uses and the resulting generation of traffic movements to insure orderly development and a desirable environment. Through the preparation of a thoroughfare plan, a community has an opportunity to shape urban development patterns, improve the environmental quality and economic efficiency of different land uses and result in the optimum use of the existing road system . Preparation of a thoroughfare plan has two useful applications that can have important . consequences for Mure development patterns in a community. Through the identification of Mure right-of-way locations and widths, a community effectively establishes the foundation for Mure development. Furthermore, the cost of acquiring Mure right-of-way can be significantly reduced if the necessary reservation is done well in advance of Mure road construction. Establishing right-of-way locations and standards through the planning process provides a community with some authority to request right-of-way designations either through the platting or site plan review process. Designating right-of-way widths also helps a community establish consistent setback requirements which is accomplished through the administration of a zoning ordinance. This minimizes the potential of having to acquire homes or businesses when road widening becomes necessary. Preparation of a thoroughfare plan will not completely negate the need to acquire additional right-of-way which may or may not contain a house or business sometime in the Mure. The plan does, however, establish consistent standards and makes property owners aware of the community's long term growth plans. The Thoroughfare Plan is functionally related to the previously described Mure land use plan. The recommended improvements contained herein are intended to provide the road network required to support the Mure land use intensity contemplated by the land use plan. -72- �I I I I I I • • • •II THOROUGHFARE CLASSIFICATION Roads are grouped into a number of different classifications necessary for administrative, design and planning purposes. Most classification systems make a distinction based on the intended purpose of the road and the geographic areas it is intended to serve. Common road classifications include freeways, arterials, collectors and local roads. Each classification carries with it suggested minimum design standards. State trunklines carry high volumes of traffic between population centers in many counties and should be designed to facilitate traffic movement while controlling access. At the county level, the highway system includes both primary and local roads. Primary roads provide access to higher classification roads and connect population centers within the county. Local roads consist of secondary feeder roads to the primary network and residential neighborhood streets. Suggested right-of-way design standards for these various road types are shown in Table 22 and Illustration 7 . TABLE 22 SUMMARY OF ROADWAY PLANNING STANDARDS * ii i I Major Thoroughfares .( Right-of-Way 150 feet Element ! Pavement Width ! (initial stage) Secondary Thoroughfares Collector Local 120 feet 120 feet 86 feet 60 feet 84 feet 63-84 feet (24 feet) 59 feet (24 feet) 36-50 feet 28 feet 7 4 or more Urban - 4 Rural - 2 2-4 2 1 mile 1/2 mile I ! Number of I i ! Standards For: Lanes !._~cing * 1 mile -------·--··-··--····------ Adapted from Macomb County Road Commission, Macomb County, Michigan -73- �I I I I I I ' ' ' ' CROSS SECTION STANDARDS ...,.___ _ _ 36' - - - - ...,.___ _ _ _ so' - - - - - - - 1 ~----60° - - - - - LOCAL -----------i COLLECTOR - - - - - - - - - - - 86° SUBDIVISION 1 1---------59 - - - - - - l----------------120'----------------, SECONDARY :::::::::::: THOROUGHFARE ........ I - - - - - - - Medium-ACT 63'*------ 1 - - - - - - - - - High- ADT L - - -Dolly -- - - - - - - - - - 120' * ACT- Avera91 Traffic. MAJOR I ~ 84 ' ...:..*-------- ------------- I ------,I THOROUGHFARE ,J'_....__ _ I 24 ' - - - + - - !0° -I ~ - - - - - - - - - - - - - - 120 ' - - - - - - - - - - - - - - Initia l Stage MAJOR THOROUGH FARE -74- 7 �I I I I I I I ' ' ' ' ' EXISTING THOROUGHFARE SYSTEM The existing network of roads serving Armada Township provides the framework upon which the Thoroughfare Plan is based. It is, therefore, important that the characteristics of this system be understood. A description of the Township's thoroughfare network is provided as follows. State Routes No existing State highways cross the Township. Armada lies between M-53 on the west, which connects Romeo, Almont and Imlay City; and M-19 on the east, connecting Richmond, Memphis and Emmet. Of these two State highways, M-53 is clearly the more dominant. This highway connects metropolitan Detroit with the communities located in the 11thumb-area11 of Michigan. Traffic volumes along M-53 exceed 20,000 vehicles per day in Washington Township and 11,000 vehicles per day in Bruce Township. A portion of the M-53 Freeway bypass of Romeo Village was recently completed to 32 Mile Road. Completion of the bypass to 34 Mile Road is scheduled for 1991. Completion of the bypass, while located one mile west of the Township, may influence traffic flow through the community. One consequence of the improvement will likely be an increase in traffic along 32 Mile Road. It may also have some impact on north-south traffic, particularly along Romeo Plank and Capac Roads. County Roads County roads in Armada Township are divided into two principal classifications: primary and local. Paved primary roads crossing the Township include North Avenue, Armada Ridge Road, Armada Center Road, Romeo Plank Road, Capac Road and 32 Mile Road. Traffic volumes along these roads are shown in Illustration 8. The highest volumes of traffic occur along 32 Mile Road, North Avenue, and Romeo Plank and Capac Roads. High volumes are also noted along the one-mile segment of Armada Center Road, connecting Romeo Plank and Capac Roads. The remaining roads in the Township are classified as local roads. -75- �.,,.,_,_,_,_,.. --------VEHICLES J - PER DAY 4000 - OVER - 2000- 4000 - ·1000- 2000 .!.J cp TRAFFIC VOLUMES ARMADA TOWNSHIP IUCOII • COUNTY • IIICHIQAN ARMADA TOWNSHIP Pl.ANNING COMMISSION "•=='I. " Ce •• HhJ Pla••I"' I Nu--.,.,.,, P. C. ••ka, • lc:•lqa. 8 �I I I I I I I -,. ' ',. ' THOROUGHFARE PLAN The Thoroughfare Plan is designed to provide adequate roads to serve the Mure land use pattern envisioned by the land use plan. It is also intended to fit into the context of the County and State planned road network. The major roads shown on the Master Plan are identical to the previously described County primary roads. Only one change is proposed. The change involves the extension of Capac Road from Armada Center Road south to 33 Mile Road. This connection would continue the system of section-line roads located at one-mile intervals and would provide a more continuous route north toward Capac. All of these major roads have a planned right-of-way of 120 feet, with two exceptions. Both 32 Mile Road and Capac Road, including the Wolcott Road extension from Armada Center Road south to 32 Mile Road, have planned right-of-way widths of 150 feet. These designations correspond to the Macomb County Road Commission standards and reflect higher volumes for both roads. The Township's remaining roads are designated as secondary thoroughfares. Their intended role is principally to provide a connection to the previously described primary road system. The planned right-of-way width for these roads is also 120 feet. Any Mure roads developed to serve residential neighborhoods are classified as local roads and require 60 feet of right-of-wa~. Local subdivision streets should be designed to meet Macomb County Road Commission standards and be dedicated for public use. fl -n- �I I I I I I I ' ' '• ,.• COMMUNITY FACILITIES PLAN This element of the Master Plan identifies the need for those facilities and services necessary to support the community at capacity development envisioned by the land use plan. A range of services may be included within this category, including recreation, utilities, and protective services, among others. The need for these services is directly related to the size of the community, as well as the desires and expectations of its residents. It would not be reasonable or practical for the Master Plan to plan for the same range and level of facilities that may be appropriate for a more urbanized community located in southern Macomb County. Armada Township is a rural community and, while the number of residents and households continue to grow, the character of the community remains rural in nature. While the Master Plan does provide opportunities for Mure growth, the type and quantity of Mure development is not intended to change the basic rural character of the community. Most of the basic community services and facilities available to Township residents, including schools, parks and utilities, are concentrated within or proximate to the Village of Armada. Those portions of the Township planned for more intense development are arrayed around the Village, thereby providing for the more efficient use of existing facilities. This type of policy has important consequences as it minimizes the need to duplicate or extend services to less densely population portions of the community, often at considerable expense to taxpayers. UTILITIES The availability of public utilities, namely sanitary sewers and water, pays a central role in establishing a community's development potential. The intensity of Mure development is directly related to the ability of existing utility systems to accommodate this growth. Providing public utilities is a considerable expense and can have important consequences on the community's tax structure. Outside of the Armada Village boundaries, sanitary sewers and municipal water supply lines are not available to Township residents. Private wells and on-site waste water disposal systems are required for each home or business site in the Township. The use of on-site waste disposal systems is limited by the characteristics of the soils to accept and treat effluent. These systems function best at those locations with sandy soils that have good percolation characteristics. Heavy clay soils with higher water tables require the installation of more expensive engineered systems. Depending on the characteristics of individual sites, one acre is generally considered to be the minimum land area needed to accommodate the installation of a septic tank and disposal field, provide sufficient area for a reserve field, and maintain a safe isolation distance to wells. The practical effect of relying on this form of waste water disposal, therefore, is to limit the density of development in a community. -78- �I I I I I I I -~ Sanitary sewers are available within the Village of Armada. This system apparently has the capacity to permit some additional development. The Village is currently operating under a mandate from the State of Michigan to separate the combined sanitary and storm sewer lines. Armada Village is also served by a series of community wells and public water distribution system. Some testing of these wells is needed to determine more conclusively how much capacity the system has available. The need for a comprehensive regional sewer service policy as a mechanism to control urban sprawl was recently addressed by the Southeast Michigan Council of Governments. The sewer service area map, adopted in March 1990, shows Mure sewer services being confined primarily to the Village of Armada. The Township's Master Plan is generally consistent with this policy and strives to maintain the Village's compact development pattern by concentrating those areas considered to be suitable for residential development of a more urban density and character in those areas located proximate to the Village. To implement this policy, the Township and Village should continue discussions with the intent of establishing some type of mutually beneficial cooperative development agreement relating to the Mure extension of utilities to locations outside of the Village. The broader policies of the Master Plan, including maintaining the rural character of the community, should be considered in establishing any such policy. RECREATION Quality of life is influenced by many factors, not the least of which is the availability of parks and public open space areas. Parks not only provide areas for passive and active recreation, they also introduce welcome open space and natural areas into an urban or suburban environment; it is frequently these amenities which are necessary components to a balanced land use pattern. One frequent consequence of urban development is the loss of recreation areas to a variety of urban uses. As land becomes more valuable for these urbanized uses, it becomes more expensive to purchase for recreation activities. It is, therefore, appropriate to plan for the development of Mure recreational activities in proportion to the expansion of Armada Township's other uses, particularly residential neighborhoods. Neighborhood Parks The need for recreation facilities should consider the larger development context of the community as a whole. The demand for parks is generally related to the number of residents and the density of development within designated neighborhood areas. ~ ~ -79- �I I I I I I I ' ' ' ' ~ Armada Township is relatively sparsely populated, with existing development widely distributed over a 36-square mile area. As a result of this development pattern, the Township has no defined neighborhoods in the strictest sense of the term. The larger lot sizes that characterize most residential development in the Township generally offer enough area to meet the immediate open space needs of most residents, thereby satisfying the demand for neighborhood parks. Neighborhood recreation needs for Village and nearby Township residents can be adequately met by the existing school and park sites located in and proximate to the Village. Community Parks These parks are frequently areas of diverse environmental quality and may include areas suited for intense recreational facilities, such as athletic complexes and large swimming pools. They may also feature an area of natural quality for outdoor recreation activities, such as walking, viewing, sitting and picnicking. Community parks are intended to serve a wider geographic area. Ideally, community recreation land should be provided at a ratio of between five and eight acres per 1,000 persons. Aramda Township owns and operates a 24-acre park site at the northeast corner of North Avenue and Armada Center Road. The east branch of Coon Creek crosses the property along its eastern boundary. Aside from two ball diamonds, the park remains substantially undeveloped. The size of this park should be sufficient to meet the needs of existing residents, as well as those of Mure residents anticipated during the timeframe encompassed by the Master Plan. The single greatest recreation need facing Township residents involves the development of the existing 24-acre park site. A Master Plan for this facility has been prepared which offers specific recommendations for the Mure development of this site. The Plan proposes the extension of recreation improvements to the eastern half of the site and includes a restroom/storage building, picnic shelter, horseshoe pits, shuffleboard court, tot-lot area, basketball court, picnic area, jogging trail and landscaping. These improvements are shown on Illustration 9. The Township Park site is located in close proximity to the SO-acre Armada High School property to the east. Both sites are crossed by Coon Creek, which meanders in a northeasterly direction as it leaves the Township Park site. The relationship of this water course to both sites provides a unique recreation opportunity. The proposed path system for the Township Park could be extended to the northeast along the Creek and onto the High School site. This expansion would, in effect, expand both recreation sites and offer an area for passive enjoyment of the unique natural features located along the Creek. It would also provide an expanded system for joggers, walkers and bicyclists. -80- �I I I I I I • I I I I I IL_________ _ ARMADA AREA COMMUNITY ( REVISED PLAN PARK STUDY ) 9 Co••11"i1, -81- Pl •••i•«. I Ma11•c.••••' , P. C . 11,ic • , •iclti<e•" �I I I I • • • • -.. FIRE PROTECTION Fire protection is among the most essential public services provided at the local level. Beyond the obvious need to protect residents and businesses from financial loss and personal injury, fire fighting services can also substantially reduce the cost of providing insurance. Standards contained in the Plan should be considered as the minimum necessary to provide an adequate level of fire protection for the Township. Armada Township is served by a volunteer fire department headquartered in a new building located on the Armada Center Road, east of North Avenue. This existing site should be adequate to accommodate the development anticipated by the Master Plan . The following standards offered by the National Board of Fire Underwriters, if followed, can assist a community in achieving the best possible rating. These standards are reflected below. National Board of Fire Underwriters Standards The National Board of Fire Underwriters has set minimum standards for fire protection that enable communities to get the best possibl~ rating. Since this can be an ultimate savings to the community, it is only logical to adopt these standards: 1. The water system should be able to provide a "fire flow" during a five (5) day maximum consumption period of ten (10) hours. 2. The existing system of water mains should be a minimum of eight (8) inches in diameter to serve residential development. 3. Fire hydrants should be within three or four hundred (300 or 400) feet of every structure and never more than six to eight hundred {600 to 800) feet apart. 4. A fire station should be located so that it is close to, or leading into, a major or secondary thoroughfare. 5. Within the primary service area of each fire station, there should be no barriers, natural or man-made, that would delay the effectiveness of the fire fighting equipment. · 6. The fire stations should be built and manned in such a way as to be the most efficient for the area to be served. In most larger communities, they are manned by salaried employees; however, in many areas of the country they are manned by volunteers on an extremely well-organized basis. -82- �I I I I I I • • • TABLE 23 LOCATION STANDARDS FOR FIRE STATIONS ----------·---------------Radius Served . ! Fire Station .! Pumper and Hose Company l Ladder Company High Value District Standard Resldentlal Number of Men On Duty Minimum Land Area Required 3/4 mile 1 1/2 mile 4-5 1/2 acre 1 mile 2 miles 5-6 1/2-3/4 acre i Pumper-Ladder Company . ·- - - 1 mile 8-10 1 acre ----------------------------·----·--------·..·-··-····--·-··---···-..···········-··· These standards possess a certain amount of flexibility, which is based upon the individual community's needs. -83- �I ST. CLAIR COUNTY • - • - • - rr.+!P. ._ • r-_,,-=---=--=-,-.!:a:,--,,a::a~~--=:,'!C'"'-lm:11i:=-~60~RgD~M~'A,[;j,N-=x:::11-~~R~/ BERLIN L~E~Y~~r::;w,:Pi:::, . -=aa I I I I I I I --1-I I I PRATT PRATT 0 0 PRINZ MC PHALL + u 4 © SUBURBAN • URBAN @D COMMERCIAL • INDUSTRIAL @) PUBLIC / SEMI - PUBLIC RESIDENTIAL RESIDENTIAL ~ FLOOD <( Q. REil, AGRICULTURAL ::; PRATT <( B u 9 PLAIN CORRIDOR II 10 7 • UTILITIES - MAJOR ROAD SPECIAL DEVELOPMENT IRWIN IRWIN * AREA 16 17 0 IC) "'z <( 20 w z <( "' 0:: 34 -------- 21 22 34 MILE = MILE 29 PLAN MASTER ARMADA MACOMB TOWNSHIP COUNTY , MICHIGAN ARMADA TOWNSHIP PLANNING COMMISSION ,ooo 33 I I I 3 4 6 0 84 34 35 Co,u10Niry PIANNiNG & MANAGEMENT' P. C. oricA , MicltiGAN lltH ,HJ pre,ort6 .-, fMI: 11111,COMI COUHTT P!...AIOUNG COIIIWISSK>H 10 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Armada-Twp_Master-Plan_1991 Creator An entity primarily responsible for making the resource Armada Township Planning Commission, Armada Township, Macomb County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1991-07-10 Title A name given to the resource Armada Township Master Plan Description An account of the resource Armada Township Master Plan developed by the Armada Township Planning Commission in partnership with Community Planning & Management, P.C. adopted on July 10, 1991. Contributor An entity responsible for making contributions to the resource Community Planning & Management, P.C. (consultant) Subject The topic of the resource Master plan reports Armada Township (Mich.) Macomb County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/2f72011f096ffd4ff0bf90aaa9258c17.pdf 368d6c201612b1f33f34f2a54b864016 PDF Text Text , I ,--7~/7-:-; / ,. • ARCADIA T OWf-JSHIP, i·'AHISTLL COU!~TY :·lICHIG.A f.J PI'RMArJE!fT ZOUDJC ORDINA~iCE /_µ.-: I /.,/ I- -;; '/?-:'/-/ x,, L--z,_..., r:c~L/ 1".n Ordinance of the Townshi: ) of At>cadia, Manistee C~unty, Stc1te cf ,"iichi gan: '- The primary purpose \Jhich is mainly to - nrovidc better conditions, proper location, and adequat e space for the three essentials of living: home, work, and play. ARTICLE I Preamble Section 1.01 - Title: Tl.is Orcin c:mce slta::i_l Le knmm as the '~i>cadia Township Interirr, .)ning Ordi-nance. 11 s~c tion 1.02 - Purpose: The fundamental purposes of this Ordinance are: (a) 10 promote the public health, safety, morals apd r,enera. l wlefare. (b) To encourage the use of lands in accordance with _their chacater and adaptability and to limit the improper use of land. (c) ~o avoid the overcrowding of population. (a) To provide adequate light and air. (e) To lesson congestion on the puLlic roads and streets. (f) To reduce hazadards to life and property. (g) To facilitate adequate provision for a system of transpo r tation, sewage disposal, safe and adequate water supply, educ<l ti o n, recreation and other public requirements. (11) To conserve the expenditure of funds for public irnpr,... . .,--, 011:ts . and services to conform with tl !e nost advantageous use o f land, resourcep and properties. ARTICLE I I Definitions for the purpose of this Ordinance certain terras are her-2wi t}~ ·, :h en not inconsistent \.Ji th the context, words usec in the n i ~g ul a r nunber include tl1e plural number, and words in the plural ~L'. ::10 c.r include the sin g ular number. The word "shull" is ah1aj,s ~ ~ndatory and n ot merely directory. def in<!d. Se ction 2.01 - Accessory Duildings: A supplementary building or structure on the same lot or 1. of land as the main building or buildings, or part of the ,?a in building occupied by or devoted exclusively to an accessory cs e, but sue~ use shall not inclu d e any tuildin3 used for dt1ell~ " " r es idential or lodp;ing purroses, or sl e erinb quarters for Luman 1~C! ir1r,s. -~ 0 I Se ction 2 .02 - Acc~s~ory Use: / 1 u se n a-c urally ar: <..i norrnal l y incid e ntn.l to, subordinate to, ~ na d e voted exclusively to the main use o f the land or ~uildines. Sec tion 2.03 - Alley: A public thoro ughfare or way not mo re th.:J.n thirty ( 3 C) feet '.· i d e and wh ich affords only a second a ry me ans of acce s s to abuttin g ;_ ~~of>erty. S0c t i on 2.04 - \ Altere d: Any chan ge in the location or use of a buildin g , or any chang e i 1: t h 2 su::i p ortin g members of a _b uildin g s uch as L)e a ring i;alls, col1.1:.,s , bea.ns , posts, gird e rs, and s imilar component s , or any subst,:1tia l cL.:!rt f;•-' i n th e r oo f or exterior walls . . 1 I �: Section 2.0S - Basement: A 1ascr.,ent is that port ion of a buildinr, partly lJelm! the .1ver2.ge ~r~c~G or average elevation of the lot. Section 2.0C - Buildin~: l\ny structure, eit;;er te::1porary or perr,w.nent, having a r0of and used or built for th(; shelter or enclosure of T)ersons, animals, chattels, or property . of any kind. Buildings shalt include ter.ts, ai--nings, vehicles, t,:Lether mounted or on 1,Jhcels and situated on private ?rop~rty ~nd used for the purpose of a buildin~. Section 2. 07 - Ca0 ir.s and , iotels : A1:y buildinr;, te-nt, er siuilar str-ucture 1-lllich is offered, or use~ for d~elling or sleeping quarters for or f-:>r ten,porary resiu,.=nce, but snall not include ~,hat r-,only designated as ho·cels, locJging 1~ouses, or tourist maintained, tra11sients, are cor ,homes. Section 2.08 - Cabin Court or Park: Any tract or parcel of la11d on \;hich ti.io or more cal;ins _:;s r.erein C:efined, are rnai,-. c:a.inec, off ere:J or used for dt1elling or sleepini quarters for transients. Section 2.0S - District, LanJ Use ~istrict or ?one: A part or parts of the unincorporilted area of ~rcadia Towns1,iµ for wrlich zoning re,::ulations are prescribed. Section 2 .10 - D\vellinp:, Perma.nent and Tenporary: Any buil.ding, or part thereof, dcsi~ned or used as the resi(snce , home or sleeping pl~ce of one or more persons. (a.) One-Fam_il·y_ · Jwelling - /\ d\:Velling occupied by but one (1) ::a.,nily, u.nd .so (·esigned and arraHged i:IS to prov.:.de livinr, cooking, ana kitchen accorr~od~tions for one fa~ily only. (b) ' ·Two-Family Dwelling - J\ d,-1elling occupied by but t\JO ( 2) f~3ilics , and so desi~ned and arrdnged as to !>rovide livin~, cooking 2.r.d ki tcl1en accomrno 'at ions for t\•m far.1ilies only. ( c) Hul tiple D,.,el.lin,"'; - A d\,Jelling other than a one or tuofanily awelling. (d) Temporary Dwellings - Catins, tents, trailers, garages, cellars anu lJaser.,ents if used for awellings are designated as tcP1porary dwellings. Section L.11 - Erected: Signified built, constructed, reconstructed, moyed upon, inclurling any physical operations 011 land required for a building. Exc<1v-... tions, fill, c ·.~ainafe, and the like shall be considered ;art ·of the erection.. ~ection 2.12 - Fdmily: Any number of individuals living together and cookinr, to8ether on the premises as a single, nonprofit, housekeeping unit as distinguished from a group occuµyinr a hotel, club, or similar structure, together with all necessary employes of the f aJ;1ily. Section 2.13 - farm: Unplatted, contir.;uous, 11eighLorinG c,r associated land oper~i tcd as a single ur..i 1 on t-fr1ich f .:i.rmir1p.: is carried on, including the rroductioit and keeping of all common types of f arr,, aniJT1als, and :Jrov ideci that ?,reenhouse s, nurseries, orchards, apiaries, poultry idrns, truck farms and similar specialized . or intensive africultu~al enterprises, shall be considered farms; but establis~nents \Leping or opcratine fur-bearing animals, ganc, dog kennels, stock yards, livestock auctions, slaughter houses, stone quarries, or ~ravc::l pits or sand pits, fertilizer uorks, bone yards, or for tht:! reduction of animal matter, or for the disposal of public gilrbage, sewage, rubbish, or offal, shall not constitute a farm l1ereund~r. s~ction 2.14 - Farm Duildings: Any Luil4ing, other tJ.an a d\vellins;, erected, moved upon, or ::iaintained on a.farm, which is essential and customarily used or: far;:-is in tl1e pursuit of agricultural ac ·tivities. -~-- -~-- �S,ction 2.15 - Garage (Private and Cornmerci.al): . (a) A private garage is any building, not over one (1) story or ten ( 10) feet in height at t11e eaves, for storage of self-propelled private passen g er vehicles or trailer coaches 1::i~re no servicing or stordBC as a business for profit is conducted. ( b) I\ commercial garage is ,my garage other than a private r, arage. ~ection _2.16 - Highway: Any public thoroughfar·e dedicated and maintained for the operatio~ of vehicular traffic. S2ction 2.17 - Hotel: /1ny building iv here loctrr inr, Hi th or ~-~ it hout meals, is furnished to transient .or reside.nt guests for· compensation, and containing more than four (4) sleeping rooms, and having no cooking facilities in any individual lodging, but wherein a restaurant ·may or may not be located. Section 2.18 - Lodr,ing Daily: Primarily a family dwellin~ wh8re lodfing with or without f'.le.-=ils, is furnished on a ~Jeekly or a monthly basis to one ( 1) or more persons, who are r.ot 1:1embcrs of tlw family occupying and operating the premises, but not necessa.rily to anyone who may apply. Section 2.19 - Home Occupation: i-\ gainful occupation conducted by members of a family only within its place of residence, provideJ, that space used is incidental to residential use, and provided furthei-i that 110 mechanical equipment other tllan for normal Jo~estic purposes is used except that normally incidental to the specific home occupaticns listed below; provided further, no sign over one (10 square foot attached to the face of the building clesignatinr: the resident's name and occupation may be used, and provided further, tliat such sign as is used sharl no~ be an on and off illuminated sign. Horne occupations are those such as; the office o: a physician, musician, surgeon, dentist, lawyer, clerical. Section 2.20 - Lot: A parcel of land on which one (1) principal buildine and its accessories are placed, together with the open spaces required by this Ordinance. Section 2.21 - Corner Lot: A lot on wl :ich at least two ( 2) adjacent sides abut for their full length upon a street, provideJ that suc11 two sid~d intersect at an angle of not more than 135 degrees. Section 2.22 - Lot of Record: A lot Hhich is part of a suLdivision and is shown on a r.1ap thereof which has been recorded in the Office of th~ Register of Deeds of Manistee County, or a lot described by metes and bounds, the deed to which has been recorded in said office. Section 2.23 - Non-Conforming Buildinf or Use: A building or the use of a building or land conflictin~ with the provisions of tl1is Ordinance on the effective date thereof. Section 2.24 - Parks: A park is a non-commercial recreational area. Section 2.25 - Public Assembly Buildin£;s: Buildings and outdoor areas where numbers of persons congregate from time to time for educational, religious~ social or recreational purposes, including churches, schools, cofTl.Tllunity buildings, clubs, lodges, theaters, (indoor and outdoor), places of amusement and similar assemblages. Section 2.26 - Public Utility: Any pe~son, firm, corporation, municipal department or board duly authorize_d to furnish and furnishinf under municipal rcgulatipns to the putlic: Transportation, water, ~as, electricity, steam, t8lephone, telegrapl1, or sewage disposal and other services. �s~ction 2.27 - ~~staurant: /1. business locateu in a building whereil! food , bevcraL;CS, or :11eals are pre pa.red, served and sold for consur,;;)t ion on or off t11e p1,.;;r:1ises , and derivin;:: the major portion of it; receipts from ti1e sale of sucJ-, products. SE:ction 2·. 2 8 ~ Re.t-ail . CoITu"Tierc ial Estc1blishment: A store, rriarket, or si·1op in 1JLicr1 cori.mocli ties are sold or offered for sale in small or large quantities to the retail trace; ~rocery and general store$, r.12at markets, public r,ara.r,es , and automobile service stations are incluJcd in this classification. Section 2. 2 g - !•! oadsfJe Stan·d: P. structure used or inte:nde:d to be useJ sclely by the ouncr or ten.J.nt of the land o;-, ~Jhich it 1.s located, for the sale of only seasonable products of the immediate locality. Sect ion 2. 3.0 - Set i3dc.k · Line~: Lines t.!Stablished adjacE-mt to }1 ir,l1ways and hit.~h-,·ater lir:es for the purpose of <lefinir.g th,::-; limits ui tLin i-1hich no building or structure or any part thereof sho.11 be erected or ::-; err.,,=rncntly n:aintained . Se ction 2.31 - Street: A public thorou .~hfare which affords a principal r:1eans of access to abuting property. Section 2.32 - Structure: A structure is any production or piece of work artificially :Ouilt up or conposed of ~arts joined to::,cther in scrne definite mannE:r; any construction, incl ucling dwell illp, s, l:_';arac~c s , suildings, signs , and signboards. Section 2.33 - Tavern: Any place whe:re raal t, vinous, or spiri tous liquors arc.: sold for · ccmsumpt ion on t11e premises, is defined as a tavern for the purpose of this Ordinance. Section 2. 3t; - Tourist Horne: Primarily a family Lh-, elling where lodr,ing with or w1. tnou1: ;neals is furnished for coP1pensation, chiefly on a-n overnight basis, and r.1ainly to transients, but not necessarily to anyone who mav a1-1ply. Section 2.35 - Tourist Cabin-Court: (a) Any tuildinr; in a caLin-court which is r:iaintained, offered or used for overnight hum~n occupancy. (b) Any pa.reel of land on which two or more cabins -are located. Section 2.36 - Trailer Park: Any site, lot, field, tract or parcel of lancJ on Hhich are situated two (2) or more inhabited ·trailer coaches, either free of charge or for revenue purposes, and · shall include any building, structure, tent, vehicl e , or enclosure located there, and used or intended for use as u. par-t of the equip,1;ent of such park. Section 2.37 - Use:· · The purpose for which land or a buildinp; tl1ereon is designed, arranged or intended to be occupied or used, or for wh~ch it is r.1aintained. Section 2.38 - Yard: A space open to the sky, an<l unoccupidd or ·· unobstructed except by encroachnents specifically permitted under section - of this Ordinance, on the same · lot with c1 buildinP. or structure . Yard measurements shall be the minimum horizontal distances. (a) Front Yarcl - a yard extending·across the full widtl: of lot between the front lot lines and the nearest line of the main building. (b) Fear Yard - a yard extending across the full width of the lot l.>eti•1een the · rear lot line and the nearest line of the main Luildir1g. ·(c) Side Yard - a yard extending from the front yard to the r <:: ar yard bcti:.-;-een the side lot line and the nc:arcst line of the ra,:i.in builc.'.ing or of accessory ou ilding attachEd ·thereto. �Sectior: 2.39 - I:xisting building: An existing building is a building existing in whole or whose foundations are complete, and whose construction is being diligently prosecuted on the effective date of this Ordinance. s~ction 2.40 Any words above shall be /\ct l C7 of ths Words Rcquirine Special Interpr~tation: requiring special interpretation dnd not listed used as defined in the Housing Law of t:ichi 0 an, Public Acts of l 'J l 7, as amGnded. t\RTICLJ~ III General Provisions Section 3.01 - Scope: Excent as 11ereinafter provided, no building, lot, land or part tl1crcof shall be used, altered, constructed, or r<2constructed, nor shall alterations be made in any existing buildines in Arcadia Township exc-2pt in conformity with the provisions of this Ordinance which apply to the zone in ~,:hich it is located. Section 3.02 - Non-Conforming Uses: (a) The lawful use of any building or structures and of any land or premise existing prior to the effective date this Ordinance, may be continued, if such use of building or structure ~ntails no original construction, alteration or enlar~ement tl12reof, do~s not constitute u public nuisance or endanger the public health, safety, or welfare. No other non-conforming use of any building, structure, or any land or premise shall be undertaken following the eff~ctive date of this Ordinance. (b) If the non-conforr.1ing use of any buil,jing, structur(::, land or premise is changed to a conforming use, such use shall not hereafter be reverted to any non-confonning use. (c) If this non-conforming use of any building, structure,land or premise, or part thereof, is abandoned for a continuous period of one (1) year, th~n any future use of said building, structure, land or premise shall conform in its entirety to the provisions of this Ordinance. (d) When district boundries shall hereafter be changed, resulting in any non-conforming use, then said non-conforming use may still be continued, but subject to all other provisions of tl1is section. Section 3.03 - Reconstruction of Damaged Non-Conforming Buildings and Structures: Nothing in this Ordinance shall prevent the reconstruction, repair o~ restoration and the continued use of any non-conforming building or structure damaged by fire, collapse, explosion, acts of God, or acts of the public enemy, subsequent to the effective date of this Ordinance, provided, That such restoration and resumption shall take place within six (6) months of the time of such damage settlement; further, That said use be identical hli th the non-conforming use permitted and in effect directly preceding said damage. Section 3.04 - Repair, Alteration and Completion of Non-Conforming Buildings and Structures: (a) l.Jothing in this Ordinance shall prevent the repair, reinforcement, improvement or rehabilitation of non-conforming buildings, structures, or part thereof existing at the effective date of this Ordinance, rendered necessary by wear and tear, deterioration or depreciation; not prevent compliance witl1 the provisions of the Building Code or Housine Law of i1ichigan, relative to the maintenance of buildings or structures, provided such alterations, improvements, or remodeling shall not incr2ase the original total floor space; There shall be no change of use of such building at the time such work is done; and provided, further, There shall be no change of said building or part thereof. (b) Nor shall anything in this Ordinance require any change in the existing construction or intended us~ of the building for which plans :iiave been prepared and filed wi tr. the Township Zoning Board within 30 days of date of t11is publication, and the construction of which shall have been diligently prosecuted for a period of One (1) Month prior to the effective date of this Ordinance, and which will be completed within Two (2) Years after the effective date of this Ordinance. �( c) l:o basement, cellar, ga.rage, or any incor:1plctely con~tructed structure in use as ·a dwellin B at the effective date of this OrdinancG shall be used as a d,1elling unless such structure has been Lrought to st.:i.te of completion HITIIIN Ti,JO ( 2) YE!\l~S after tr.e date of a :fotice to comple:tE: said incomplete structure fror., tJ:e 7oning l\dtninistrator after his appoint;nerit by the 1:'01:_ns·hip E3oarcl. Section 3. 05 - Yard and Lot Area ;":equire1:1ents: Wher-2 a lot abuts upon an alley, One-half P:.i) of the Pidth cf said alley may be consicierecl a part of sucl: lot for the purpose of computing tl1e u.eptli of any rear yard required under this Ordinance. In determinin t: lot ·and yard ·rcquirer.1ents, no area shall be counted as accessory to more than one principal tuilding or use, and no area necessary for compliance wi tL the ope_n space requirements for one main i.,uildirig shall l.,e included or counted in tlie calculation of the o_:pe'n space nece ·s sary to· ar1y other main tuilding or use. Section 3.66 ~ Lo~ation and Size of Accessory Buildings: All accessory building shall be in the side yard or rear yard, except when built as part of the main buildin~, or tuilt in Resort Residential District, An accessory building attacl1ed to the princip~l buildin~ of a lot shall be m~de structurally a part thereof 9 and shall comply in all respects ' with the requirements applicable to the principal building. The accessory building, unless attache~ ·and made part of the principal building as provided, shall not be closer than Ten (lITT Feet to the principal building. Section 3.07 - Temporary Dwellings: :·To cabin, trailer, tent. garage, basement or other t er.i.porary structure, whether of a fixed or movea0le nature, may be -erected, moved or used for any dw8llill.g purposes whatsoever .far any length o.f tim~, except as follows: (a) /lot More than one Dwel.1.iug per parcel except transient l~bor ho~~ing. · . ·_ · · (b)' The water supply and toilet facilities(serving . tach shall conform· ·to the minimum requirements as set for"th in ~ti.on 3 .13 of this Ordinance. (c) An application for a permit for the erection or move!Ilkmt sl1all be made to the Boa.rd of Appeals on a special form · used exclusiveiy for that purpose, and filed with the Township Clerk • . The application shall J.;e accompanied by an endorsement of the Township Zoning Inspector approving the location of each proposed structure, and the proposed ·water -supply and toilet facilities therefore. (d) The Board of Appeals shall give due notice of a hearing on such applicati6n, and shall have power to refuse the application if the design or proposed construction of the structure sl1all be such as to indicate that the structure~ intended to stand as a permanent or completed.dwelling, or the erection, movement, alteratio11, or use be detrimental to the public health, safety, and welfare • .(e). If the application is approved, the Township Clerk shall issue the : owner and occupant a permit for such erection, movement, alteration or use, Tht! permit for such shall clearly set forth that the structure permitted is intended as a tem,orary dwelling, and that · said dwelling -is to be vacated - upon expiration of a specific time limit to be determined by the tmmship Board of appeals, wliich sh~ll in no case exceed a period of twelve (12) months. On delivery of the pe.rmi t the mmer and occupant shall certify in a space allotted for that purpose that he or she has full know.l.edp,e of the terms of the permit and the penalty pertaining tbereto. No pcrmi t shall he transferable to any otl1er owner or occupant. Section 3.08 - Use. of Tr2.ilers and Similar Poveabl~ Dwellings: Automobile trailers, trailer coaches, and similar .portable dwellings, shall . not be permitted to be us~d or occupied as dw~llings, except when located in and as part of such trailer parks or tourist. court business enterprises as shall have been established and ir1 operation at the time of the effectiv...:! date of this Ordinanc,~, or specifically approved Ly the Zoning Board of the Township, after notice of and public hedring tlac!reon. --,,.,..__ _ _ _ _ .... _ - . ,. . r �Section 3.09 - Vehicular Parking Space and Access Thereto: (a) For each dwellini:;, business, commercial, industrial, or other similar building hereafter erected or altered, and located on a public highway in the tmmship and including buildings or structures used principally as a place of Public Assembly, there shall be provided and maintained suitable space off the right-ofway that is in general adequate for the parking or loading of ve::hiclEcs in proportions sho1,?r. on the fol lot-;ing table, with safe exit to and safe entrance from the public thoroughfare, but not to exceed one (1) such exit and entrance. Such exit and entrance may be combined or provided separately. Approval. for the location of such exit and entrance shall be obtained from th~ County Road Commission, which shall also approve the design a11d construction thereof in the interests of safety, ad~quate drainap;e a;1d other public requirements. A minimum of Two Hundred (200) square feet, exclusive of drives, entrances and exits, shall comprise one (1) automobile p~~king space. Hospitals, and institutions .of similar nature - One Cl) uarking space for every t11ree hundred (300) square feet of 1loor ~pace or part thereof. · Hotels - One panking space for every two (2) Guest·Rooms. Retail business establisl1ments - Adequate.! parking space to accommodate the patrons of the business. Restaurants and similar establishments serving food or drink One (1) parking space for every one hundred (100) square feet of floor area or part thereof. Dwellings - One (1) parking space for each family unit occupying the premises. Churches, theaters, and other places of public assembly - One parking space for each four seats of seating capicity. (b) In addition to the above, space shall be provided in each case for persons employed or intended to be employed, in the proportion of one parking space for every two such persons. (c) Where parking space is located other than on the same lot with the building to :'.)e served thereLy, suc11 space shall be locatt!d on the same side of the public high\-lay, with ma.xir.mm distance from the main.entrance of the buildinr; not greater than one thousand (1000) feet for all buildings of public assembly, and not greater than five hundred (500) feet for all other buildings specified in this section. Section 3.10 - Public Service racilitiEs: The erection, construction, alteration, or maintenance by public utilities or municipal departments 01"' commissions of underground or overhead gas, electrical, steam, or Wdter ' distribution, or transmission systems, collection, com~unicatior1, supply, or disposal systems including mains, drains, sewers, ~ipes, conduits, wires, cables, fire alarm boxes, police call boxes, traffic signals, hydrants, towE:rs, poles and other similar equipmeht and accessories ir. connection thl;rewith but not including building 9 reasonably necessary for the furnishinr:; of adequate services by such pu1lic utilities or municipal departments or commissions, or for public health or safety or general welfare, ·shall be permitted as authorized and regulated by law and other ordinance:s of the Township of Arcadia in any use district, it being thE: intention }1ereof to exempt such erection, construction, alteration and maintenancs from the application of this Ordinance, Provided, however, That the erection or construction of any or. all new above grade construction is desir,ned and erected to conform barmoniouslv with the p::cncral architecture: and plan of such district in which~ it is to b~ erected. Section 3 .11 - !tcmoval of Soil, Sand and Otlier i:aterial: The use of land for the removal of topsoil, sand, gravel or othEr material to be sold from the land is not permitted in any district except under a Temporary Certificate from the Board of Appeals, whicl, raay be denied or issued in appropriate cases upon the filing of 2n applic~tion accompanied by a suitable agreement or bond that such removal will not ccluse stagnant water to collect, or leave the surface of the land at the expiration of such permit in an unstable condition or unfit for th8 growin~ of turf or for other land uses pcrmi tted in the District in wlticlt such rcr1oval occurs. �Section 3.12 - District Boundaries: (a) · Unless oi:herwise shm,m on the Approved ·Zoning Map shm1ing use di~tricts : in unincorporated portions of Arcadia Township, Manistee Coµnty, Michigan, .the boundary lines o·f use · districts shall follb~along ihe lines indicated on the United States L~nd Office Survey' l1aps, or _ the center line . of highways, streets; alleys, or waterways; . or the ·s h'o re . lin·e s of water bodies; or the -boundaries of . unincorporated areas.·· (b) . .Where the boundaries of use districts are not shown on ·said Hap as foll9wing along · any of the aforsaid lint:!s, either exacily : o~ a~proximately, ~ucl1 ~boundaries unless . ~therwise indicated shall be construed .to ·b e paral1e·1 to and six hundred ·sixty ( G60) fee~ from . ~he cent~r line . of the near~~t ~treet ~r highway. · . Sectioi-i 3·~·°13 - Wat_e:r _· Supply and Sewage "Facilities:· '· · . · · · .~ In the int~re~ts of. protecting the public heaith an~ w~lfar~, e,vefy buildin_g. . or {:>t.ru_cture llere·aft'er erected, ·altered or moved upo.n. ·any pr~frnise qr.d used in whole or in part for · dwelling, recreational, business, co~~ercial, or industrial purposes, shall be provided wit)1 (a.). a safe and sanitary .water supp1.y; ·(b) collection . · and · disposal· of 1m.man excreta and domestic, ·commercial~ and ind us. tria1 ·· wa·ste , · by means of . public sewage disposal syst·em · dr approve:d septic tank. '.·.', · ·, .. . ARTICLE IV Districts Section u,0l Districts: For· the.. purpose of this Ordinance, all the unincorporated area of Arcadia Townshj:p is hereLy divided into land use districts, to be kriown as, an~. having, the follouing ·· syrnbols. RU-1: Family . Residential District. RR..:.l: Resort Residential RC-1: . Ristricted R~sidential-Commcrcial District. AG-1: igricultural Fesidential. ·c-1: R_es.;i.dentiu.1-Commercial District. Light Industrial District. :1-1: Sect ion 4. 02 - Zoning !·l ap: The area assigned to said districts and the boundaries thereof are shown uoon a map known as a ZONING I1AP of tl1e Townshin of Arcadia, co~ies of ~hich are available for inspection by ~he public in the ,offices _of the Township Clerk., '.l,ownslli:r:- Zoning Inspector, and which Map, notations, references, and other information shm-m thereon are . hereby inc;:orporated into and ; rnade a. part of this Ordinance, as fuliy as :if those matters c1nJ the information thereon appe_a ring were all: fully described in this Ordinance. · , . AP.TICLI: V RU-1: family Residential District Section 5,01 - Uses PerDitted: No building or part thereof sha.11 bt.: erected, altered, or used~ or land .used in whole or in par L, ·f or other than on1.; or more of the following uses: 1. Detached one-family d P2llings. 2. Hor,1e Occupations. · 3. _ Churches, schools, community and . organizational buildings, public utility buildings, and pu~licly own~d ~arks and playgrounds. Provided, however, That the location, erection, and u~e shall first have been approyed by the Township Zoning Board after public notice Biven in a newspaper of general circulation ·in the township, of a statement of the propos~a use and location and th~ time of a hearing the.reon. If, on such l~earin8 it shall appear tl1dt the proposed erection, location, or USt-) .be detriuental to the pu1.Jlic heal th, safety, or g,e n•2ral v.'elfare, or th e character of _tht::: neir;hborhood wherein it is propos e d to locate sucl1 use, then ·such use shall be denied. · 4. Accessory us ~d, buildings, and structures custooarily incidental to any of the above permitted usE:s. �s~ction 5.02 - Lot Ar~a: Lach d\wllin f': t e: mporary or permanent, her'einaftE::r E:.rc.c tE:d or altered shall be locat2d o~ a lot not l~ss than One Hundred (100) Ft::l!t frontagt:, I:or less tLa11 lS, 0 0 0 Squu.r<..: F1::..E:.:t in area. Section 5.03 - Yard ~~quirements: 1. Fror.t Yards - Ivery lot or parcel of lanJ on Hl;ich a uv1elling, or main Luildiwi, is hertafter Grect (::: d, u.l terf..d, or moved, ol1all have c1 front yard not lt.!SS thar1 twt;nty-five (2 5') feet in ci1.::pth, or ti1e froHt yards of :=;aicj i·1 uilci11gs shall not Le.: l.;,_;ss than .the avc1"agL depth of the f1°ont yards of existin:-:; buildings . In th~ c~sc of a corner lot, no dCC8SSary buildin~ s11all project b1..:yond the front yard of either street. 2.. Side Yards - Every builJing incl_uding accessor~, buildinrs hereaftE:r erected or 21 terec sLa.11 have a side yard on each sidE:: thereof which shall be r.ot less than Ten (10') Ft:.:et in width . 3. Rear Yards - Lvery lot on uhich a dHclling or main build ing is herE:.:after erected or a.l terl.!d, ::.hall :t1 .. tv8 a rear yard of not less than Twenty-five (2fJ 1 ) Feet in dcptl1 . s~ction 5.04 - Liv~stock: Ho livestock othc!r than cor:1rrto11 1tousei:old pets shall te housed or Ti1aintained on any premises in tl1is district ; Provided, hmJever, it shall be permissable for rt:sidt:: nts in this District to keep for home consur,ption not more than One liunJrE:d ( 100) fowl, but not to exceed twelve ( l?) duck.s, ge:E:::se or rabl.;its, upon tl1e condition that the yards and pens dr<.: main.tain•2d at all ti::i~s · in a clean and orJcrly condition. Section 5.05 - Off-Street Pu.rkiIJE',: Off-streE:.:t parkin~ facilities shall be µrovid~d f6r as s~~cified in Section 3. 09 of ti1is Ordinance . s~ction 5.0G - .Buil~ing Arca: iJo pwelling sr:all be hereinafter er~cte:c: Ol' altered in District fl;-1 wl1icL shall L8 less than ~,ix uundrec! (GOO) Square "'eet of floor arc:a m1 the first floor levL::l, ARTICLE VI Rk-1 : Resort-;-;c crcationul ?e::,ide;:ti2.l Section G. 01 - Use s Permitted: 1. P.11 us2s _perr:1i tt'-,d in Section 5. 01 of this Ordir,anc•...;. 2. All uses incidental to a r~creational area , subject to J.;;prC>val of the Zoniri.'.~ B0c:1rd as in Section 5. 01 ( 3). s~ction G.0 2 - Lot ~r~ct : Ec:icl1 dwellirv l1E..!rtcinaftt;r er(::cteu or al terl::d shall be locatc;d on a lot not lt:...:ss ., tr·, an Ont.: Eundrcd ( 100') Feet in t,idth · throu2:hout th1c: len9.:tl :. , nor less them 10,000 Squar..._: feet in area. Provided, howev0r , th,·-1.t these ninimura l(?t dimen~ions sh:-1.ll not prevent thl.! us~ of sinzle lots of a subdivision, r~cordeC on or before . the effective :date of tiiis Ordinance, which ::i.rE:: smaller in size than rcquirt:::d above and i,1iose owners pqsse::ssed no contiguous land from whicL the above requirer;1~nts co11ld ;Je s ct on the effect i vc datL of this Ordinance. Section 6i03 - Yard R~quir~mcnts: 1. Front Yarc1s - Every lot op parcel of land on whici1 a ct,.,,ellin.P:, or rnain l>uilding, is ]-i(.;rcuft~r erected, altered, or moved, shall havE. a front yard not less them twenty-five ( 2 5 1 ) feet in depth, or the front yards of said buildinss shall not be less than the averai-~e depth of the front yards of existing buildings. In the case of a cornl!r lot, no aC'.cessory building s11all proj 8Ct beyond thE:: front yard of either strE.cct. 2. Side Yards - Every building including accessory buildings hereafter erected o r altered shall have a sid e yard on each side thc1"eof Hhich shall be not l e ss than Ten ( 10' ) Feet in width. 3. Rear Ya.rc.s - Every lot on ,,hich i.!. dH1:.:lling or main buildin?;. is hereafter crecte:.d or altered, slial l hav-..: a rear yard of not less than Twenty-five ( 2 5') Feet in depth. �Section 6.04 - Livestock: No livestock oth,.,;:r than common househola pets shall be housed or maintained on any premises in this district. Section 6.05 - Off-Street Pa~king: Off-street park~nfl fu.cil~tics shall ~o provided for as specified in Section 3~09 of this Ordinanc~. Section 6.05 - Guildin~ Area: No dHelling shall be heoreinaftcr erected or altered in District F.J:.-1 H1iich shall Lav,3 loss thcJ.n Six i-iundred ( GOO) Sauare Feet of flo6r ·· ~rea on the first fleer level. Section 6.07 - Signs: One (1) sign only, not rr.orc tLan l squart.: ft. be p2rmitted. /\RTICLI: VI I AG-1: f1gricul tural :Resic1enti2.l in size shall Section 7.01 - Uses permittcJ: Ho buildint; or part thereof s1:all. be erect<:;d, al ter(.;d, or us.:.!d or land used in whole or in part for other th<J.n one or more of the following uses: 1. Farms, includiTu~ both gcn~ral and specialized fdrminf, country estates, and ' similar agricultural enterprizes, but not including premises operated for th~ disposal of sewarc, rubbish, garbage or off al, or for rendering I"i lants. 2. Dwellings, farm buildings ~nd structures, including readside stands. 3. O,,e-family detached do":llings, otht:r tl12.n farm 0.wcllinps, if approved specifically by the Board of Appeals in accordanc~ witJ1 the procedure in Section-13 of this Ordinancl. 4. Home occupations. 5. Churches, sc]1ools, p<J.rks, c "- mc,terics, picnic groves, play grounds, ~olf courses, and sinil2r facilities for outdoor rccreaTion and exercise, community and organizc1tiorial buildings, nurseries, greenhouses, airports, landinr.; fields, :hos pi tdls, riding stal.Jle.s, livestock auction yards, mines, quarri e s and gravel pits; Pro~ided, hmJeV{:cr, that tl1e locdt ion, erect ion, and use shall first have b:::cn approved by t]10 Zoning Board·, after public notice given in a n~wspaper of gen~ral, circulation in the Tmmship, of a statement of the proposed use and location and the tirne of a hearing thereon. If, on such hearine, it shall appear that th~ proposed location, Grection, or 0se·be detrimental to the public healt]1, safety or general welfare, or to the character of the neighborhood Hherein it is proposed to locate sucl1 use,then such use shall be denied. 6. Accessory ust:s, lmilcin.~_,:s a11d structurE::s customarily incidental to any of the abov~ permitted us~s. 7. Carnivals, outdoor circuses ,1r1d similar migratory anusemt:nt e_nterprises, subject to approval of tht-: Board of Appeals. Section 7 . 02 - Size of Land Aruas: Every land area in District AG-1 upon which a dwelling is to be erected , altered, or moved, shall have a i:iinimum area of not · less tl:an Three (3) Acres, with not less than Twelve (12) Rods in width, providing it fronts on a public highway or street. s~ction 7.03 - Yard Requirements: 1. Front Yards - Every parcel of land upon which a dl!elling is to be erected, altered o:r moved, shall bave a minimum area of not less il1an Fifty (50') Fe0t, measured fror the nearest high~ay or street right-of-way boundary. 2~ Side Yards - Dwellings hereinafter erected, altered, or r!1oved shall have two · ( 2) side y~rds, each of \Jhich shall not be less than Twenty (20) Feet. S~ction 7.04 - Building Area: Dwellin~ shall cohform to 2rca as in Section 5.06 of this Ordir,ance. �•' s~ction 7.0S - Si~ns: One (1) sign-only, not more than Thirty (30) Square Feet in size and advertizing fa.rm or farm produced products shall be p0rrnitted. Provided, ho\1ever, no billboards shall be permitted. S..::ction 7.06 - Transient housing: Transient housing shall 1e set back from highway One Hundr~d (100') Feet. Section 7~07 - Prohibited Uses: All the followin[ uses are prohibited in tl1is district , unless specifically approved by th~ Zoning Board. 1. Incinerators in plants d~sign~d and constructed to accomplish reduction. 2. Commercial slaughterhouses. 3. Piggeries or ho9; farms operated for the disposal of garbaie offal and the by-products of slauehterhouses. . 4. Yards for storag~ and salvage of junk, waste materials, nachinery, used buildine materials, or auto~obiles and trucks. 5. Drive-in Outdoor Theaters. 6. Public or privately own e d dumps and/or garbage reduction plants , except such privately mmed dumps -is are not visible from the highway, and used by owners o~ occupants for personal disposal only . ARTICLE VIII C-1: Residential-Conmercic1.l .Gistrict Section 8:01: Uses Permitted: No buildinp; or part thereof shall be erected , altered, or used or land used, in tvhole or in part, for other than one or more of the following uses: 1. All uses permitted in all residential districts. 2. Retail Stores. 3. - P-estaurants and similar food serving establishments . 4- • .Personal service-; estal.,lishments such as barber shops and beauty parlors . 5. Gasoline s~rvice stations . 6. Storage garages. 7. Salesrooms and repair shops for automobile v ehicles, home and farm equipment . _ 8. Indoor theaters, bowling alleys , taverns, night-clubs and similar facilities of recreation. 9. Pick-up shops for laundry and dry cleaning . 10. Newspaper and magazine distributing stations . 11 . Signs or other advertising display of a size not exceeding twenty ( 20 ) square feet for each lot uhen pertaining to the sale, rental, or use of the premises on which the sign is located. 12. Lar.e;e sii:;ns for gener-al advertising shall not be permitted except upon the approval of the Board of Appedls . 13. Tourist courts, and trailer parks, on approval of Board of Appeals. 14 . Tourist homes , rooming houses, motels , and hotels . 15 . Accessory uses, buildinrs and structures customarily incidental to any of the above permitted uses. Provided, hov1ever , that the location, erection and us~ shall no~ be detrimental to the public health, safcty or general welfare, or to the character of the neighborhood wherein it is proposed to locate such use. Section 8.02 - Limitations on Uses: No buildin3 or land shall be used whereon the operation of any machinery or the conduct of any process activity, or the storage or display of merchandise be such as to cr~ate a nuisance or be offensive by reason of the emission of smoke, odor, fumes , dust, wastt:, or vibration. Section 8 . 03 - Residenc e Requirements for Dw~llings: A building us.:;d exclusively for c1. dwelling shall comply with the requirements ~s to heir,ht , lot, area, yards, and floor space as in the residential district abb utin r.; on the C-1 District at the nearest distance from said lot. �Sec·:ion B. 04 - Yar(; :{,~qu:i.r~:ne;1,ts f,:-ir Commer·cinl Suildinr,s: l. Front Ya·~•ds o.i.' cornr,ierc:~.:11 ~l~ilu.ings - r:v2ry lot or parcel of land sLc!ll ha·✓ c a front ya:ed of not leGs tLct!, Twcmty-fi'le (2~i;) feet in depth, to J)C: c6~1c:;j_Je:..··.:: c a:::i the cistancl; fro.:1 the 11ight,12.y ri~ht-of-t!a:, li!le to th•~ nt:!ar~~.::;i.: noi:~t of tht.' front exte!:'ior ,,.,·,ll. 2. ·SiC:.,-~ '.;.·.:1~-d~ .C?f Co1r,:n~1~_c ic.1l Bu.:i.ldi:1gs - Sidt:: yards shttll not !:.<:: requircll 2::;,,01·•.g ii1t-...:r:·.01:1 · lo· lii1cs except on tll2t side of a lot abutting U?On 2 lot us--~c fop c:- :.:!lli1tg purposes 1 ir: which case ~- - .. yc:1rd shail hC:: no 2.c,;s -::rw.n 'l'"":·: ( 10 1 ) :,-·c;et. 3. F.•.:.!cH' YarcL~ of Cc,,,r.ic,."'ci~il 31.1:ldin~s - rJo re<'!r yards shall ti,:, rc:quired exc c.p·t ub::;rc:; -;·J1<:: co:,iri'erc ::.cl zoni:o a bl.!t s on tht re sid(.;litial zon"', ii, -1~.:i.r·li · c,lSe t~ii'..!:.·::! shal2. ~~-2 a rt::u.r ~,ard of not less than Twunty-iiv~ ( 25:) leet . Section 8.05 - He~ght of Commurcial ~uildings: l~o buildint~ sr1all iH:.:l'.;e.:if~.:ei' 'l:1c til'ccted or c.11 tcred to a 1,cight excecdin~ Thirty-five ~35') fs~t. Section .Ln ere:cted Hundred G, 0C - Size of Comrnerc:~al Juj ldi11gs: C- 1 Dist,. icts no con11;H;rcia:;_ buildirit;S shall hereafter be or .-:!.l 1..:er12d huv:'.ng a. f~_rst fJ.cor a,:iea of less them Eight (800) Square le~t . 0 SGctior, 8.0'/ - Off-Stre...:t Pa.rL5.r,g Facilities: Off-street parking facili tie;:, shull :Ue provid\!d as speci£i1... in Section 3.0~l of this ()rJinanc.c.: . ,\T(;.'ICLL :i::~ 11-1: Lir.l1t Tnciu8t1.' i.0l 1.1::strict Per;;1i~ tee: s-crucl:ur':_; shall l.-2 ,,:c"'uctL·d or al t<.:!rE:d for u~, in tLi:3 distr:i ct in whol •. 0.,,.., ; n ..,,..,c".:: -~~ - '· t-1, ~· fol lc·.:ii.g :3l'''~' -i fi,~ci uses: l-:rnd o·~.., bu:.:ldi·I[!J; pE:rr1itted :.n Section 8 . 01 Section ~J. 01 - Us.:..s l.;o l_,uilding or on land Ol' pru:11.ses. tlian o.ne or i:,ore of 1. !\ny use o::: _. .. "'.~ . . . r,--..-1 i . . , :-,n0e,, 2. \JarE:h0u~::c_,, sto:'2..g~' builc1:i.nfT,G :1..nd ::'ards , 1,,!'f\bE.;r and co.:il ya.rd, buJ.k ?lc!:1t:s, ·•· . rr.:iEiJ.l fc1ci].i::ies fop tru::::k. a:1d ra.ilro,1.<1 7 ;.Lrnndry 2T1d ur'y cl(·,mi:1;, pla,·1ts, and d;1i::ci-.:s . 3. Sm.:111 :i.nciusti'ia.l shops u:::;ud and opt;;rated for f a.bricc1t i1ig: assemblin[{, t~(.!"2lopii!p; <:1nd proc,2ss:i.ng uf su~L a character as not to be or lA::com0 obnoxious c~.' of f,"nsive, b~, reason of tr1e er.tission of odor·s) f::i..amc s, dust, s:n·Jk.e , nois,~ or vibration, or by reo.son of tlle accu:-r.:..ila.tion of ur·.sir,lttly •··as--.:e : 12.-tcrials on the prer:risc:s . Sic:ction 9. 02 •- Uses Prohil;i ted: . 1Jo .. building or st·01_1ctu: c· sl,,:i.lJ. t,: 1:.;:~"'ecte::d 01' altered for use on land in tltis distr:i.c·t, ( J ) · or marn f c1.cturing pr-oducts sirrtilar _, ;my of ·the fo2..l0'., inp: : 2.ci<ls 2nd explosive products; cement , l im2 and p;ypsu;n pr·oduci..s; sc.:1p :i glu': or' fe.rtilizcr products ; or ( 2 ) for processinr: 1 burning, rcclucing, CY[' :..'enci.o2rin~ fut , garuap;e, off.1.l, de:.:all anir.l;,_:;_s o-.. . inrJ 1 Jst1...,i;,1 was::{:;~ CP, (3) for any use ·which 1 ,rnrl,,~-·or causes c: :.oxictt::- o:;:-· ;mhcalt 1 !fu)_ odors, :fwnss, dust, sr:ioke, ,·Juste , or 1r1hic1l are o:..' nuy be: dangc~"'ous , ncisesoiae, ol" hazardous to the surrounding property. 0 1 0 Scct~on 9.·03 - Yard Reyt!ii."'e::1"::nt:[; : No building or scructure sh 7 .ll b..:. (,r1..;ctE:d or .J.l tcred so that it shall Le locate,i n~~~er than FifTy (50 1 ) ?eet from the nenres~ r·ight-of-way line th(': hi7,h1-7A.Y, the side J.ot linl,S , or the rer1r lot lines . Sc.::ction 9 . 04 - uuild.i..np; Size; R(!qui·_"'c.:ments: Ho bu5.ldin£ o;c· -~t:..··ucture s:i,-i.12. be erec ·::ed or altered hc1.ving ,-m c'l.rea of less th::rt .L:i;,;;Lt r;c:-1dr:::d ( [1 0:J) Sciua.r~ Feet . Section 9 . OS - Of£--Str'eE::t Park_;_n[; 1~c,quire1rents: Off-street p-:1.:,!d.1:;~ f--:cili ti.0s ~~11c1:;_1 be'. proviJed as specifi~.J ir:~ction 3. 09 or this Ordi1w,1cc . �A~TICLE X AL'.ministration Scctiort, 10. 01 - Zonin 6 Administrators: The provisions of this Ordindnce shall l;e administered Ly the Z~ning Inspector, who shall be appointed by th~ Township Board of Arcadia . township, for such t~rm and subj~ct to sucl1 conditions at such ratE:: of compLnsation as said Board sl1all deterroine, and thu duty. of th2 ~nforcement thcr~of shall r~st witl1 such ddministrative official or of fici2ls ,=;,s shal 1 be 2.uthorized thc::rcin by la\·J . Tht..: adwinistrativ0 officials shall for the purpost: of this Ordinance hav~ the power of policing zoning. S2ction 10.02 - Building Permits and Certification of Occupancy: ( c:i.) Except as otl.crt-d. se ))rovid8d in this OrdinancE::, it shall be unlawful to build or US8 or permit th~ building or the use of any structure or part thLreof hercJ.fter cr~a.t~d, er(:;:cted, altered , or moved upon a premis~ from ~noth~r pr~mise ir1 whole or in part , or to change or enlarge tl1e use of any.building, or part thereof , until a Zoning Permit, in accordance 1.-:ith the provisions of this Ordinance shall have b8en issucl.! by the Zoning Inspector . (b) Before any permit shall b~ iss~eri under this Ordinanc8, an inspection fee shall be paid in an amount determined by a schedule as estublished by the Arcadia Townsi:ip Board . AR'IICL2 XI I3oar·d cf r\ppC:cJ.ls S12ction 11.01' - Board Est:tblished: There is here.Ly astc1blish\::!d a l3oard of AppL:.:ils, which si,all p2rform its duties and exercise its pom::rs us provided by t,CT: 184 of Public Acts of 1943, as amendl!d, in such way that the objc;ctivec:· of this Ordinance shall be enforced, the public health and safety secured ~nd suLstantial justice done. Section il . 02 - Personnel of Board: The Bourd of AppE:.::ils shall consist of the following Three ( 3) rnembers: First member shall be the chairman of the Township Zoning Board. Second member shall be a member of the Township Board appointec"i by the Township Board. Third memb~r shall be selected and appointed by the first · two (2) members from among the electors residing in the unincorporated area of the Township . The third mem~er cannot l.Je an el~ctcd officer of the Tmmship nor an 8r:1ployee of that Township Board . Section 11 . ·03 - Jurisdictiori and Appeals: ( a) The Board of Appeals shr.1.ll hear and decide appeals fror and review any order, requirement, decision or deter~inatiori mad0 by any adr:iinistrative official charf:ed ,.,,i th enforcement of any of t}ie provisions of this Ordinunce. They shall also hear and decicic all matters referred to them or upon which t11ey are required to pas~ ~nder this Ordinance. The concurring vote of a najority of the members of · the Board of Appeals s1'.all l.Je ncccs sary to reverse any order, requirement, decisio1~ or det:e1~mir.dt ion of any such administ~ative official, or to decide in favor of the applicant any matter upon which they are requiroJ to pass under this.Ordinance. Such appeal may be taken 1~y a.ny person aggrieved or by any of ficcr, department, board or bureau of the Township, County or State . (b) Such appeal shall be taken within such ti~e as shall be prescriLcd by thb Bo~rd of Appeals by general rule, by the filing r._1i th the officer· from whom the appeal is taken a notice specifying ths grounc.1s ther12of . The officer from whor.1 tlw appeal is take.n sr1 al, forth1,,1ith transmit to the Board all the pap~rs constituting the record upon Hhich the a.ct ion appealed '.Jas tu.ken. �·. Cc) ThE. Boar'd of An>ealE.: shall fix a. r~~asonab.i.0 time.; f::,r -rL c iic:21.ring of tht... .:::.pp2al •:n,d r;ivs dut..:.'. notice t:-,..:rcof to the! part.:.es, cl.Iid d1.:..cid c t1;E.: sa;:1e i-;i thin a rc2.'..,ono.blt..: t imc. Upon tht.. h..:•.:1.ri "'. 6 any ?arty ~ay appear in person or by ar~ nt er by attorney. The Bo~rJ of Appeals may r0versc or ~ffirm , wholly or partly, or ~ay modify the ord~r' rer:JUireITt<c.!Ilt, ' c~ci::;io'n or dE.. tE:rrnirw.t ion ·as- in its opi:: ion ought to be ;;-;adC:: in tlw prei:iises, and to th-~n: end ;;hall hc1v e tht.: no,-1ers of th e off ic1:..;r fron who1;1 the: ~1.;·rneal \v'cl.S taken. \1lhe re there ~rt.: practi::: a.l clifficul tiE:.s ~ or t.tnnece~s.:1ry l,3.rJsLips in the 'i:Fl'J of ca1'1~y ing out the strict lC;ttc~"' of t h is Ord:i n 2.nce, the I3oarci of i\ppcals sha.11 have , t11e pm-wr in pc1ssir1g upon appl:ctls to var'/ o:::modify any 0 f th:: ord~rs, ;.··2r,ulatio11s or provisions relatin.E to th e construction, structural ch a ngLs in equipment, or alteration of building or structur,~s so that tht...: spirit of the Ordinance sha.i..l be enforced th8 public h e~ lth and safety secur e d and sGbstantial justice den~. J\RTICLE XII /\.r.iendr:ients, Validity, and Pena.ltit:s Section 12.01 - Amendments: The '.i:'0 1,-mship Zoning Bourd nay from i..ir.ie to ti.i:l.e arnenJ, su:,plement or change the regulations and boundari .:.: s of districts 01' provisions of this Ordinance in th e manner prescribed by Act 184 of Public Acts of riichigan for 1943, as amen ded . Section 12.02 - Validity: This Ordir:ancG and the various parts, sections, subsections~ phrases and claus2s thereof c:r~. hereby dcclart:d to be severa;:lE: . If any part, sentence, paragrapl ! , s ect ion, subsection, phrase or clause is adjudged unconstitutional or invalid, it is hereby provided that ti1e remainder of the Ordinanc«: sh~ll not be affected thereby . The Township Board hereby d12clares that it would have passed this Ordinance, and each section, subs~ction, phrase, sent;_;nc ,.::, 2nd clause th c~ rcof irrcspecti vo of the fact that any ont or more ~ections, subsections; phrases, sentenc~s or clauses be declared invalid. Section 12.03 - Penalties : !my building or- structur-es 11hich is 1.::rL:ct2rJ, constructed, r'-'constructed, al tcrcd, c0nvert -2 d mcJ.int.:1ined or used, or any use of land or prcr,isc which is begun, rn c:~ intaineJ, or ~hanged in violation of any provision of this Ord_inance, cJ.re hereby declared to be a nuisar,ce per se. /my p~rson, firm, or corporation, or t111:::: agent in charge of such buildings or land who violates, disoteys, omits, neglects or refuses to comply with or resists the enforcem~n~ of any provision of the Ordinanc~, or cJ.ny an1cndment thereof, sh~ll ~e fined upon conviction not less than One Dolldr ($1.00), nor more than One Hundred Dollars ( $100.00) , together with the costs of prosecution, or shali be ~unish£d by impr-ison~~nt in tht..:.'. County Jail for net less than (1) day or mor~ than ninety (90) days for each offense, or may be fined and imprisoned as provided h~rein. Each and ev~ry d3y during which any illegal ~r~ction , construction, reconstruction, cJ.lteration, maintenance or us~ continue shall be de::::med a separate offi..!nse. The Tm..,,nship 13001_,d, The Township Building Inspector, the Board of 1\ppeal s , th8 /\ttorney of the Township or any oHner or mmt::rs of real ~state iii thin the district in \•1hich such building, structure or lan ~~ is si tua tc:(] mcJ.y institute inj unction, mandan1us, abc1te:ment or any othE:r appropria.te act ion or nctions, pr ~ceding or pruce~dings to prevent, e11join, abate, or remove any sa.id unlawful drection, construction, cJ.lteration, reconstruction, maintenanct or US\..!. T!ie rir,hts and r1:;m~-:!dies provid.__d !'1'-.!rein ari..: cumulative and in addition to all other remedies provid•-::G L>y law. �.l\RTICLE :GII Removal of unsightly and D~rng--,rous 13uildinss s~ction 13.01 It sh:111 be th~ cluty of tl:L: Tm-mship 13oc1rd of Arcc1.e1ia To1,:nship iianistee County) Michigan, to dett.:rmir.c by rc.:solution whe!1E.ver any condition exists upon any pr~rnis~s, lots or parcels of lan~ witl1in the Tmmship limits th2.t is unsightly, . unsa.ni t,,.ry or dang12rous ~u1d constituting a · m12nac2 to thL h(':alth c1nd sc1fct:.: of any citizens, or of any adjoining prop~rty. S2ction 13.02 It shall bt; t~1(: dutv of th\C' Tot:nship Boa~d of /•.rc2.dia Towns!-:i;-, , .:.:-rnistce County, t·;ichiga;-: , to t'i.ct0rminc by r(;solution whenev'-.r any condition Exists upon prc~iscs, lots or parcels of lanJ in the Township where a firE:: may h:1vl! occurc:;(.; that has resulted in a corr:plete or partial d1.;struction of .:;r,y. lJuildin~~s upon said ?rCITiises, lots or parcels of land that an un siz;l,tly , unsanitary or Janre1... ou~; condition results or r~m~ins. Section 13.03 Such rC::solution s!1all statE.:: the lot or lots or parcc:ls upon which such condition 0xist s, the naraC: of thi2 ownc:l' or ownt~rs, if known, and _shall direct said owner or ownc:.rs to correct and rdncdy such condition, to -~emove any buildings, wrcckRge or conditic)n thilt tends to create any unsightly, unsanitary or dangerous condition. A copy of such resolution shall be served upon the owner or O\,,nt;rS of said lot or lots Ly any constablt: of tht:: Townsl:ip of Arc,3.dia , or said resolution shall be..: published in some news,..1,lp1;:;r, circulated within said Township, in at least one: i ssut: t11tc:reof . Said rt.:solution shall. c1lso state the dat8 uµon •.1hich such L uildings, \vreckag~ or conditions Hhich constitute the unsightly, unsani t.:---:.ry or dang E:rous condition, s!u.11 be removed, w}1ich sc1id day shull not be 10s s than ten (1 0 ) days or mor.::; than sixty (GO) days after service, or publication of said resolution as sh311 be in th~ discretion of th~ Township· Board of Arcadia Township , ,·~anistee County, Michir;an. 1 S0ction 13.04 If, c:ifter service of said r·csolution or the publication thL:re:of, and aftur the times stated in said resolution for thu removal of the unsigLtly, unsanitary or danrero'Js conditions has elapsed, the Ot•mer or owners of said lots shall fail, refuse or neglect to remove ·or remedy said conditions, it shall become t}1e duty of the Township Doard of Arcadia Township ty resolution, to order any officEr or 2mploy8e of said Township to enter upon said pr0 • is~s and rcmov~ or remedy sucl1 unsightly, unsanitary or dangerous conditions, as may exist. Said Townshi 1) Goard shall also have tbE: authority, in .i. ts Giscretion, to order or employ any private p~rsons to enter upon said prer;i.isc::s and perform such 1;-1or% as is necessary to corrLct and rcm~dy such conditions. Section 13.05 After completion of such ~10rJ . . ne:ccssary to the removal or runedy of said unsightly, unsani tc1ry or dangerous conJi tior1s, tJ,C: cost and expense thc~rc.:of, shc.11 he r,~por·ted by the Township ClerJ.... to the 1m-11;ship Board of Arcadia Tot111ship, and it shall, thereupon, tJy resolution, declare the same to be and become special assessncnt and lien upon such lot or lots in the. rr.anner provided by laH for So.:::cial l:.ssessrnents . Saic! SDLcial Assessment sl1<1ll l.Je reuortcd to the Supervisor u.nd shu.11 be plcced upon the tax rolls of ~aid Township and collected in the manner proviJed by law. /d\.TICLE XIV Disrr,.:;.r:tl~d Car Ordinanct-. Section 14. 01 - .f:egulatioi1S: (a) i-Jo p,~rson, f ir:n, or corpcr2,·t i0n sl.all park, stor.::::, or pl~ce:. upon any public right-of-;;ay or ~ublic property, or upon a zoned -"ir..:a wi tl1in th(:! 'To1-mship, a.ny V<-?hiclc, sucl1 as cars, truc}:s, house crailcr, or tractor trailer; or nnw or usEd parts of junk therefrom, unless the sanic.: is h' holly conta.ill'--'d wi tlii11 a fu l ly tcncloscd building a.:1d does not violate cJ.11..,' zo,1i1:g or• huild.ing law s of the '::'01:nship, County , or Static! of ~!ichi ? .J.n, Lxcept ior the followinr,: �_,,. . ..• (1) Du l y lic t2n s0d and operable vehicl~s or trnil0rs with !3U:>sta,1tinlly all mai~1 cor:-i~hx,cnt p ~:rts u.ttached. ( 2) !·Io,: mor.c. than 01w v...:hiclc or tr-ailcr that is t1:2r.1por2.r ily inopt~ra!Jlu, l,c. cJ.use of minor mL: chanica.l failure, but whicL is not, in any m:inncr cismantleJ and :i1as substantially all .r.ain cornpon0nt ;Hrts att .1cbeci, c.r n9t r,ore th~i, one (1) vehicle in fully cper,.iti~g :. ::ondi t ion sucl: ,J.s a stock car modi.f ii.::J car thc1t· h11s. been r1c:d1::::signed or r ~construct~d f,) r .:1 purp c- s1;;; oth~r tha:1 that for i-1; ,ic:h it was manuf a.cturo2d , providcu no builc!i11 6 or· gar2~c: is lccatl:d u-ron the pr~mist; s in uliich th(:; Su.l:l<-· could L><.:: :f}d.rk..::J or storE:.:d . In n o 8Vent sh~ll such vehicle b~ park~d in thL front or side stre~t yard area of ar,y suer-. residLr.tia1 prLmiscs. (b ) do r,.02irinp.;, 1'0-Jt..;S i2,ning, ;'"lodifyi:1~ or (li s ;r1ant:::.ing work or cperations shall be ,7.llo,;,,?cd upon any v1::chiclc. or tre. iL.! r er p arts tl1'3rE::of upon any public right-of-t,;.-:i.y or public property or d.ny propt;rt:.: pri:i-,arily used or zoned for any type of rt::sidenti -J.l purpose for a period in excess of 2 4 hours except such ,.1s sh ,111 L,._:_ accor;r1)lished 1.-: ithin fully er:.closed buildings; will not co:-:stit:.1-.: L :7. nuisance or a!"lnoyancL to ~djoining proper-cy owners or cccupc.!.L°t:s; and docs not violatt:::: a.ny prc,.1isio.ns of the A::..~c:idia To,-mship 7.onin~ Ordinance. P.c-1 sucl: work i,,i thin such 2 1+ hour De:riod in.:I't.!tC f o r e o.llowed si".al l not , ho'. :~vE:r, consist of any r.i.:.:. jor rcp.:iir , r e -Jc.sir:ning , m0dif y inr, o:r dism.J.nt 1 ing ,-..rori~ , but or1ly such ::>ccasio n2.l inino r uork as may infrequently i><..: re.quired to maintair, a vehicle er trailE;r or parts thereof in normal operatin.½ condition. (c) In thE: event the foregoin,:,; regulations create anv special or peculiar hardship beyond the control of a p<lrticular violatcr thereof b0causc of unforseen circur.:sta.nc1..:s , tht.! Zoning Inspcc-cor of tlte Townsl:ip is h0rd·y givt2n the autl~ori ty to grunt permission to an applicant to operate contrary to tl1e pro v isions hereof for cJ. limi t ed period provided no adjoining property owner o r occupant is unreasonatilc adversely affect~d the::rLy and the spirit and purpose of tl1t2 Ordina.nce:: are steill subst.:rntially observL·cl . or s~ction 14.02 ~uisanct.: Any par~ing , storage , pl~c~ment, or op~ration in violation of thL: nrovisions of this Ordinailce art.: herebv dt2clared to b:.. a 1rnblic nuisance \-Jhich m2y bl: enjoined or w:1ich rr.ay su'.. ject thE viol -1 tor to civil d~ra~ges and th~ fin e s and penalti~s herein provided fer . Se ction 14 . C3 Cons-cruction This sr,all not prevent t11E..: operatio11 of any liccnS1c!d junk ya.rd~ salvare yard , garag~, body , or paint shop legally operatinE within a proper zon~ as d efined . Section 14 . Oti - Penalty Any rerson, firm, or corpor~tion who violat2s any of the provisions of this Ordin,1nce shall he de: ~med guilty of a r:isdcr:K c1nor and shall be punished by a finl..! of not more than $1000 . 0D or by imorisonmcnt in the County Jail for not to exceGd SO days , or botl1 such fine and imµrisonm-..:nt. Each ddy that a vioL:i.tion consti tut...:s to exist sh~ll constitute a separatL off~nse . I n addition to the inposition of the for0going fines and penalties , tr.e 'l'ovnship Zoning Ii1spector, any Township pol ic -2 officer , or ::;uch oth s:: r officer as th F Townsl: ip Board mc1y designate , r:ic.y cduse. 2.: :y vehi c l<.,, trailer , or !)a rts thc r(;Of, which viol a t~s the provisions of this Ordin : :mt:.:. t,.) btc rE::mov~d fro1i1 the prt.m isc.:! s, impour ,deJ. 21: d destrcyc;d or sold for jun},, ir. th e discretion o f s.:iid officer, and the: cost t l 1(-reo1" a s '.i<.: S 3ed 2gain s t tll e own .=.!:r o f such vE:hiclc, trei..:.lcr, or parts th.:...r,.~of, or ,::i f th t: pr'--mises o r. '.-JLich the! sa.r:ie a rt.: located . /\-;-i.y su1:1s re,=t:!..i z ~d on th e sa.lc of t lt1:.o sam<.:: r.l<.1y :A:: r ,.:: tainec.l Dy the:: 1'01,ms:1iJ.' to r l: iT'.1!.., ur·s.::.: it for th e co s ts incurred ir. ::: uc11 rcrnov2.l c:1.n d s a l e , tu -che Ec! xtent of such co sts . A1 : v :,alc:1ncc o f suc:1 sum s r c mc1inin1.1 .:.ift0r s 11c l: r'-~im b urs(!ment shal 1 b~ r0turne:..: to t Lt2 0wn" r of such ,:., v~hicl e , tr c:t il t.2 r, or- parts t.h e r0 o f . � 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 Arcadia-Twp_Zoning-Ordinance_1974 Date A point or period of time associated with an event in the lifecycle of the resource 1974-02 Title A name given to the resource Arcadia Township Permanent Zoning Ordinance Description An account of the resource Zoning Ordinance adopted for Arcadia Township, Manistee County, Michigan in February 1974. Subject The topic of the resource Zoning--Michigan Arcadia 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/652ab552b0edb6b8f36a1826bf9f6502.pdf da347c161f175267dfb537fc5ecf2115 PDF Text Text TAYLOR RD I ;:r_ ~ - I ER PI R -- i I 1 S RID JUNGLE INN RD ST CE DIVISION ST ST DR I I I Rural Agriculture Village Residential Roads Marina Starkey Point Marina-Z Parcels -- • -I •- - I• -L - CHAMBERLAIN RD FREDERICK RD • l_ -! ffl"iiiiStee O by: """'""' - II • - ·• - .' ' I I I I ~ I ' I \ • -I \ ,. ' ' ' • I r , I ' I ~ I I I I ' - - I - J\ - - ( I : Map Produced on March 1, 2022 -- - ~ I This is to certify that this is the Official Zoning Map of the Township of Arcadia referred to in Chapter 3, Sub-Section 3.2 of the Township of Arcadia Zoning Ordinance effective on March 1, 2022, which replaces and supercedes the Official Zoning Map which was adopted as amended on June 23, 2005. ' I '~ ' ' • \ I -< ~ I • LAKE BLU FF DR __________ Date ~- , --f:J:--- ~:LEY • - ERDMAN RD ~ I - NELSON RD SAINT PIERRE RD AUTHORITY: Township of Arcadia Zoning Ordinance J I I GOLF COURSE DR - . - • ' - e: - I I - ' •· I T I ii BISCHOFF RD Note: See Section 3.2 1-5 "The Zoning Map" and Section 3.3 "Lands Not Included Within A District" for authority on zoning map district boundary determinations. \ I I Chapter 3 - Zoning Districts and Map RD ' MAXEY RD __________ Date ' LUM -- I __________________________________ Andrea Maidens, Township Clerk .- I Highways 1 Miles - Small Scale Map __________________________________ Janice McCraner, Township Supervisor HULL RD RD 0.5 0.5 Miles - Large Scale/ Inset Map CT R AN 0.25 0.25 GLOVERS LAKE RD DM ER 0 I E GR Water Bodies J ' - Adjacent County Streams I / -· - ---- I ' / -· m - NORCONK RD / • ( Le - - I I ERDMAN RD I ' l I u ~ T SCHAEF ' =1 .. RD IVERSON RD M-22(2) Business I BE AND D LAKEL ST GREBE Adjacent Municipalties Rural Residential ____ ,., • ERDMAN RD Light Industrial I RD Preserve ,.,_,_, ' I 1. CK ERI Camp Arcadia ,__ ·• I \ '• I ' D FRE Point Arcadia : • HAZEL ST ... Official Zoning Map of The Township of Arcadia M-22 Business FIFTH ST STATE ST I WARE RD I - • ,r '~ ., • NORTHWOOD HWY I ,-.-f.- _/ i I RD • • I GLOVERS LAKE RD ST Arcadia Lake KE R A ST \ FIRST ST I TH IR D I OAK ST DIVISION ST THIRD ST ' '': I ~ LAKE ST I' I ~ • NORMAN RD SAINT PIERRE RD LN ST INERS LN MAR W IE V SUN '1 Lake Street Historic Business ST .I . ' I NORTHWOOD HWY T LAK E -, - .. . - RD GILBERT RD -· FOURTH ST D DR OAK ST SECOND ST OAK ST FI RS T CT FORE ST SP RU CE ST TH IR D FIR S TS T HAZEL ST .... .· SAINT PIERRE RD S RID '""-- ;! NORTHWOOD HWY -- --- E RT <> ____ _ VIEW - - STARKE RD E GR BE LB GI . JiLN ~ PERRY FIFTH ST STATE ST S GREBE MA NR D ST FIFTH ST ' 'i OD D R FOURTH ST FIRST ST / // N LAKELA n - ,.,. NO R I I [ ST AR KE RD PINE ST ' -· I MILL ST . ' • '. - I' - ... . I •', SORRENSON RD GEW O ' ' '' ~ ' NORTHWOOD HWY • ' . • .. II I ' I' I GLOVERS LAKE RD THIRD ST LAK E 1 SEVENTH ST SECOND ST OAK ST / NORTHWOOD HWY FIFTH ST SP RU ST SPRUCE ST LAK E 0 ' \ OAK ST ' Ill" ALMA RD Lake Michigan I NORMAN RD \ ZILCH RD NORTHWOOD HWY d.. II! ZILCH RD R FOR EST VIEW D DR OOD GEW I I •' DR 1--1- " RD I TAYLOR RD OR YL TA AM NH r- L R BU LJI - I t I c-· - D I~ I L __ R JASS DR E I f I 1- ---, IVERSON RD Li T ~ II •_1_ / I WARE RD Z-f , -cc:i: ---::+ - WARE RD -/- -=:~ L--~ , r'.:]••r IN SA PERRY LN I -- I STEFFINS RD - I I • I ~ \ l n GEAR RD LAKEVIEW RD Lake Michigan l ~ r - I ._ \- CHURCHILL RD NORTHWOOD HWY I j__ I I I ' I -·- I -·-· ............_, ·-·-···_I,_ ,_.,_ . . . . . .,CJ ' MILARCH RD SZERLONG RD , ... THIRTEEN MILE RD " ""' 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 Arcadia-Twp_Zoning-Map_2022 Date A point or period of time associated with an event in the lifecycle of the resource 2022-03-01 Title A name given to the resource Official Zoning Map of the Township of Arcadia Description An account of the resource The Official Zoning Map of the Township of Arcadia became effective on March 1, 2022, replacing the previous map from 2005. Subject The topic of the resource Zoning--Michigan Zoning--Maps Arcadia 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/8760cac28faff6addfb68a25f686de21.pdf e44059b57a5e4998ccf227f564969e85 PDF Text Text Lakes to Land Regional Initiative Uni q u e Re g i o n . Uni q u e Co m m u n i t i e s . S h a r e d Vi s i o n Arcadia Township Master Plan Ad o p t e d S e p t e m b e r 3, 2014 . �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �ARCADIA TOWNSHIP MASTER PLAN SEPTEMBER 2014 ACKNOWLEDGEMENTS Township Board ALLIANCE FORlf' EcoNOMIC SucoEss Doug Carter Supervisor Ken Messer Treasurer B R (I) Beckett&Raeder Patrice Wisner Clerk Greg Wisner Trustee Michael Cederholm Trustee Planning Commission Brad Hopwood Planning Commission Chair Lakes to Land Leadership Team Co-Chair John Sievert Planning Commission Vice Chair Greg Wisner CHARLES STEWART MOTT FOUNDATION Planning Commission Secretary Lakes to Land Leadership Team Representative Kirk Urban Planning Commissioner Chip May ROTARY CHARITIES ----<~®-- of TRAVERSE CITY Planning Commissioner Tamara Buswinka Zoning Administrator �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �Contents Glossary vii Introduction Participating Communities I-4 Context Regional Setting C-1 Natural Assets C-11 Transportation C-27 Regional Recreation C-39 Cultural Resources C-53 Demographics C-59 Dashboards C-67 County Plans C-77 Community Engagement Outreach E-1 Visioning E-9 Arcadia Township People and Land Expectations P-1 People and Places P-11 Infrastructure P-23 Land P-31 Action Plan P-51 Appendix A liii Appendix B lxvii Implementation Priority Sharing M-1 Collaboration M-9 �[ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i i Glossary Sources APA - American Planning Association Planner’s Dictionary EPA - Environmental Protection Agency MI NREPA - Michigan Natural Resources and Environmental Protection Act B&R - Beckett & Raeder, Inc. Blight Unsightly condition including the accumulation of debris, litter, rubbish, or rubble; fences characterized by holes, breaks, rot, crumbling, cracking, peeling, or rusting; landscaping that is dead, characterized by uncontrolled growth or lack of maintenance, or damaged; and any other similar conditions of disrepair and deterioration regardless of the condition of other properties in the neighborhood. (Lincoln, Nebr., APA) Buffer (also screening) A strip of land, fence, or border of trees, etc., between one use and another, which may or may not have trees and shrubs planted for screening purposes, designed to set apart one use area from another. An appropriate buffer may vary depending on uses, districts, size, etc., and shall be determined by the [appropriate local board]. (Pomfret Township, N.Y., APA) An area of land, including landscaping, berms, walls, fences, and building setbacks, that is located between land uses of different character and is intended to mitigate negative impacts of the more intense use on a residential or vacant parcel. (Dona Ana County, N.Mex., APA) A strip of land with natural or planted vegetation located between a structure and a side or rear property line intended to separate and partially obstruct the view of two adjacent land uses or properties from one another. A buffer area may include any required screening for the site. (Charlotte, N.C., APA) Open spaces, landscaped areas, fences, walls, berms, or any combination thereof used to physically and visually separate one use or property from another in order to mitigate the impacts of noise, light, or other nuisance. (Clarkdale, Ariz., APA) Man-made or natural vegetated area with plantings to protect adjacent permitted residential uses from noise, odor, dust, fumes, glare, or unsightly storage of materials in commercial or industrial districts. (Rock Hall, Md., APA) Buffer zone (also transitional zone): Districts established at or adjoining commercial-residential district boundaries to mitigate potential frictions between uses or characteristics of use. Such district regulations may provide for transitional uses, yards, heights, off-street parking, lighting, signs, buffering, or screening. (Miami, Fla, APA.) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | v i i i Cottage Industry (also home-based business; home occupation) A small, individual-owned business or concern that functions without altering the residential character of the neighborhood, and which does not create any negative impacts on the public health, safety, and general welfare of the adjacent property owners. (Dona Ana County, N.Mex, APA.) A business in a residential area conducted primarily by the residents of the property manufacturing artistic, handicraft, and other craft items. (Monterey County, Calif., APA) A processing, assembling, packaging, or storage industry, generally employing fewer than 20 persons, conducted wholly within an enclosed building located on a site isolated from other such uses, generating low traffic volumes and with little or no noise, smoke, odor, dust, glare, or vibration detectable at any property line. (Multnomah County, Ore., APA) A use conducted for the generation of revenue entirely within a dwelling, or in an accessory structure located on the same lot or tract as a dwelling, which complies with the requirements of [local code]. The use must: be clearly incidental and secondary to the use of the property for residential purposes; not change the character of the structure or area; or have any exterior evidence of the workshop. Home workshops are intended to be limited to low intensity uses that produce or repair a product, but can be operated in such a way that they do not adversely affect adjacent properties. (Fort Wayne, Ind., APA) Conservation Easements A nonpossessory interest in real property imposing limitations or affirmative obligations, the purposes of which include retaining or protecting natural, scenic, or open space values of real property; assuring its availability for agricultural, forest, recreational, or open space use; protecting natural resources; or maintaining air or water quality. (Muskegon, Mich., APA) A nonpossessory interest in land that restricts the manner in which the land may be developed in an effort to conserve natural resources for future use. (Rock Hall, Md., APA) Anonpossessory interest of a holder in real property imposing limitations or affirmative obligations for conservation purposes or to preserve the historical, architectural, archaeological, or cultural aspects of real property. (Concord, N.C., APA) An easement intended to protect, preserve, and conserve a natural feature, which shall prohibit the construction of any buildings or structures within the easement and shall prohibit the removal of all vegetation, except that which is necessary for protecting the public health and safety and/or according to an approved forest management plan, where required. (Wayne County, Ohio, APA) Dark Sky Provisions An ordinance or portion thereof designed to protect and promote the public health, safety and welfare, the quality of life, and the ability to view the night sky, by establishing regulations and a process of review for exterior lighting. (Ketchum, Idaho, B&R) Existing Land Use Map A map depicting the use of each parcel at the time of the writing of a master plan. (B&R) Future Land Use Map A map depicting the intended land use in each area of a jurisdiction. (B&R) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | i x Impervious Surface Any hard-surfaced, man-made area that does not readily absorb or retain water, including but not limited to building roofs, parking and driveway areas, graveled areas, sidewalks, and paved recreation areas. (Lake County, Ill., APA) Any nonvertical surface artificially covered or hardened so as to prevent or impede the percolation of water into the soil mantle, including but not limited to roof tops excepting eaves, swimming pools, paved or graveled roads, and walkways or parking areas and excluding landscaping, surface water retention/detention facilities, access easements serving neighboring property, and driveways to the extent that they extend beyond the street setback due to location within an access panhandle or due to the application of [county] requirements to site features over which the applicant has no control. (King County, Wash., APA) Any material that substantially reduces or prevents the infiltration of stormwater into previously undeveloped land. “Impervious area” shall include graveled driveways and parking areas. (Sandy, Ore., APA) A surface consisting of asphalt, concrete, roofing material, brick, paving block, plastic, or other similar material which does not readily absorb water. (Bayfield County, Wisc., APA) Any material which prevents, impedes, or slows infiltration or absorption of storm water directly into the ground at the rate of absorption of vegetation-bearing soils, including building, asphalt, concrete, gravel, and other surfaces. (Traverse City, Mich., APA) Low Impact Development An approach to land development (or re-development) that works with nature to manage stormwater as close to its source as possible. (EPA) Open Space land free of human structures, including non-permeable surface coverings to be used for parking. Open space may be privately owned and used for agriculture, forestry, or other commercial, recreational or aesthetic purposes. Open space may also be publicly owned land for parks or resource preservation. (EPA) Overlay zoning district An area where certain additional requirements are superimposed upon a base zoning district or underlying district and where the requirements of the base or underlying district may or may not be altered. (Milwaukee, Wisc., APA) A special district or zone which addresses special land use circumstances or environmental safeguards and is superimposed over the underlying existing zoning districts. Permitted uses in the underlying zoning district shall continue subject to compliance with the regulations of the overlay zone or district. (Merrimack, N.H., APA) A zoning district to be mapped as an overlay to a use district and which modifies or supplements the regulations of the general district in recognition of distinguishing circumstances such as historic preservation, wellhead protection, floodplain or unit development while maintaining the character and purposes of the general use district area over which it is superimposed. (Lancaster, Ohio, APA) Provides for the possibility of superimposing certain additional requirements upon a basic use zoning district without disturbing the requirements of the basic use district. In the instance of conflicting requirements, the stricter of the conflicting requirement shall apply. (Racine County, Wisc., APA) A district established by ordinance to prescribe special regulations to be applied to a site in combination with the underlying or base district. (Blacksburg, Va., APA) Zoning districts that extend on top of more than one base zoning district and are intended to protect certain critical �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | � features and resources. Where the standards of the overlay and base zoning district are different, the more restrictive standards shall apply. (Hilton Head, S.C., APA) Screening (also berm; buffer; fence; visual obstruction) (1) A method of visually shielding or obscuring one abutting or nearby structure or use from another by fencing, walls, berms, or densely planted vegetation; and (2) the removal of relatively coarse floating or suspended solids by straining through racks or screens. (Siskiyou County, Calif., APA) A method of visually shielding or obscuring an abutting or nearby use or structure from another by fencing, walls, berms, or densely planted vegetation. (Clarkdale, Ariz., APA) The treatment created with landscaping or a decorative two-dimensional structure to visually conceal an area or on-site utilitarian use that is considered unattractive. (Burien, Wash., APA) Sedimentation Control Ordinance An ordinance or portion thereof designed to manage the effects solid particulate matter, including both mineral and organic matter, that is in suspension in water, is being transported, or has been removed from its site of origin by the actions of wind, water, or gravity and has been deposited elsewhere. (MI NREPA part 91) Sense of Place (also community character; community of place) The constructed and natural landmarks and social and economic surroundings that cause someone to identify with a particular place or community. (Wisconsin Department of Natural Resources, APA) The characteristics of a location that make it readily recognizable as being unique and different from its surroundings and that provides a feeling of belonging to or being identified with that particular place. (Scottsdale, Ariz., APA) Environmentally Sensitive Areas Environmentally sensitive areas include important natural resources such as sensitive topographic features (i.e. steep slopes (>15%)), geologic/geomorphic formations, sinkholes and karst terrain; scenic vistas/overlooks/lookouts; and public and private forest and woodlands. These areas also include wildlife management areas/natural areas designated for the protection of wild animals, within which hunting and fishing are either prohibited or strictly controlled. Identification of environmentally sensitive areas in your community can assist the community protect these important resources. (EPA) Setback (also lot definitions) The minimum distance by which any building or structure must be separated from a street right-of-way or lot line. (Blacksburg, Va., APA) The required distance between every structure and the lot lines of the lot on which it is located. (Doylestown, Ohio, APA) The distance between a street line and the front building line of a principal building or structure, projected to the side lines of the lot and including driveways and parking areas, except where otherwise restricted by this ordinance. (Duluth, Ga., APA) Erosion The removal of soil through the actions of water or wind. (APA) The detachment and movement of soil or rock fragments, or the wearing away of the land surface by water, wind, ice, and gravity. (Champaign, Ill., APA) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i The general process by which soils are removed by flowing surface or subsurface water or by wind. (St. Paul, Minn., APA) The process by which soil particles are mobilized and transported by natural agents such as wind, rainsplash, frost action, or surface water flow. (Burien, Wash., APA) Detachment and movement of soil, rock fragments, refuse, or any other material, organic or inorganic. (Sandy, Ore., APA) The detachment and movement of soil, sediment, or rock fragments by water, wind, ice, or gravity. (Cudahy, Wisc., APA) The wearing away of the ground surface as a result of the movement of wind, water, ice, and/or land disturbance activities. (Minneapolis, Minn., APA) The wearing away of land by the action of wind, water, gravity or a combination thereof. (Grand Traverse County, Mich., APA) Stormwater Management (also drainage) Any stormwater management technique, apparatus, or facility that controls or manages the path, storage, or rate of release of stormwater runoff. Such facilities may include storm sewers, retention or detention basins, drainage channels, drainage swales, inlet or outlet structures, or other similar facilities. (Champaign, Ill., APA) The collecting, conveyance, channeling, holding, retaining, detaining, infiltrating, diverting, treating, or filtering of surface water, ground water, and/or runoff, together with applicable managerial (nonstructural) measures. (Redmond, Wash., APA) The system, or combination of systems, designed to treat stormwater, or collect, convey, channel, hold, inhibit, or divert the movement of stormwater on, through, and from a site. (Temple Terrace, Fla., APA) Vegetative Buffer (also riparian) An area extending landward from the ordinary high-water mark of a lake or stream and/or from the edge of wetland that provides adequate soil conditions and native vegetation for the performance of the basic functional properties of a stream corridor and other hydrologically related critical areas. . . .(Yakima County, Wash., APA) Viewshed The area within view from a defined observation point. (California Planning Roundtable, APA) A visually sensitive area that is visible from a defined observation point. (Loveland, Colo., APA) Zoning District (also base zoning district; land-use classification) A section of the city in which zoning regulations and standards are uniform. (Wood River, Ill., APA) Any district delineated on the official zoning district map under the terms and provisions of this code or which may hereinafter be created subsequent to the enactment of this code for which regulations governing the area, height, use of buildings, or use of land, and other regulations relating to development or maintenance of existing uses or structures, are uniform. (Hedwig Village, Tex., APA) An area or areas within the limits of the city for which the regulations and requirements governing use, lot, and size of building and premises are uniform. (Hopkins, Minn., APA) Any section, sections, or divisions of the city of which the regulations governing the use of land, density, bulk, height, �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i i and coverage of buildings and other structures are uniform. (Cabot, Ark., APA) A land use area or zone established by this title for the designated intent. (Sandy, Ore., APA) A designated area of the territory of the city within which certain uniform zoning regulations and requirements, or various combinations thereof, apply as set forth in this title. (Santa Rosa, Calif., APA) A part, zone, or geographic area within the city or under its extraterritorial jurisdiction within which certain zoning or development regulations apply. (North Liberty, Iowa, APA) A portion of the city within which certain uses of land and buildings are permitted, and certain other uses of land and buildings are prohibited, or within which certain yards and other open spaces are required, or within which certain lot areas are established, or within which certain height limits are required for buildings, or within which a combination of such aforesaid regulations are applied, all as set forth and specified in this title, or any of the districts with which any combining regulations are combined. (Richland, Wash., APA) Zoning Map (also official map) A map that graphically shows all zoning district boundaries and classifications within the city, as contained within the zoning code, which is signed by the community development director and on file in the planning department. (Escondido, Calif., APA) The map adopted as an ordinance by the municipality that delineates the extent of each district or zone established in the zoning ordinance. (Grand Forks, N.Dak., APA) The map or maps that are a part of this zoning code and that delineate the boundaries of all mapped zoning districts within the physical boundary of the city. (Newport, R.I., APA) The map and any amendments thereto designating the zoning districts, incorporated into this ordinance by reference. (Wood River, Ill., APA) The map delineating the boundaries of zones which, along with the zoning text, comprises the zoning ordinance. (North Liberty, Iowa, APA ) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i i i [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | x i v [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Introduction �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 1.1 The Lakes to Land Regional Initiative Leadership Team 1.2 Arcadia Furniture Factory 1.3 Bear Lake School 1.4 Frankfort harbor entrance 1.5 Downtown Frankfort, 1940 1.6 Platte River Trout Pond rearing grounds before the state hatchery 1.7 A car ferry returns to Elberta, 1930s 1.8 Manistee Historic Salt and Logging Operations 1.9 Lake view from the top of Prospect Ave., Onekama I-2 I-5 I-6 I-7 I-7 I-7 I-8 I-8 I-9 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 1 Why a collaborative master plan? Residents of 16 communities along the State of Michigan’s northwestern coast have decided to join forces in order to commandeer their future and set a course to navigate their growth and development together. The purpose Michigan has never seen collaboration like this before. A project that began as five townships striving for better coordination has expanded into the largest planning effort of its kind in the state. Ten townships, four villages, and two cities have come together to define themselves as belonging to one cohesive region with the potential to become more than the sum of its parts. The unique formation represented in this report is designed to plan for the region while maintaining communities’ individual identities. By undertaking the collaborative master planning process, residents have discovered ways to work together as a united front, sharing assets and collaborating on ideas to achieve economic well-being and excellent quality of life. We can identify the role that our communities’ unique assets play within both the region and the state, then use that understanding to shape the future we will all share. The strategies • • • • • Develop individual master plans for each community that doesn’t have one; Identify regional collaborative opportunities; Identify cross-community collaborative opportunities; Develop community-specific and regional implementation strategies; Develop the organizational capacity necessary to implement the plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 2 What is a master plan? What is a collaborative master plan? “Master plan” is a serious-sounding name, and indeed it’s a serious document. Intended to provide a clearly articulated vision of the community 15 to 20 years into the future, it either succinctly describes persistent concerns or defines the development of the “ideal” community. It also contains a guide to achieve that development based on careful study of many factors, and it can be legally referenced in land use decisions. For the purposes of this planning process, a collaborative master plan is a document that contains an articulated vision, with defined goals and strategies, for the future development of a geographic area based upon input from members of more than one community. Basically, it’s the same plan we just talked about—now with all our neighbors on board. But before it’s all those things, a master plan is a dream. The process of master planning begins with dreaming about how a community could be a better place to live. Citizens gather and share perspectives on their community’s strengths, weaknesses, opportunities, and threats. We talk about what the physical spaces in a community mean to us, how we would like to use them, and what we could do to make them better. We consider the challenges facing us and the organizations we could enlist to help overcome those challenges. These are issues which must be considered for the success of any community, and the residents of the communities participating in this collaboration have decided to take it into our own hands. We know that unless we take control of our destiny, individually and as a region, our dreams may be left to debate. Planning at the local level is usually by definition limited to one community, but collaborative master plans have the luxury of erasing municipal boundaries to view the region as a whole. They are also synonymous with increasingly syllabic names like “regional strategic growth planning” or “regional asset-based land use development planning.” This collaborative master plan contains a “statutorily compliant” (see next page for legalese) master plan for our unique community, along with a regional component that seeks to understand collaborative opportunities, goals, and strategies. 1.1 The Lakes to Land Regional Initiative Leadership Team But...why? The benefits of having an updated master plan are that it will: • • • • • provide a point of reference for all land use decisions. prevent arbitrary or capricious decision-making. ensure wise use of resources. assist in preserving community assets. provide a sound basis for funding opportunities. The benefits of collaborative master planning include: • • • • • • • • facilitating partnership within a geographical region. providing consistency between communities. helping communities identify and shares resources. protecting land use types and natural resource assets that cross municipal boundaries. providing a well-documented and justified basis for funding requests. understanding possible opportunities to achieve economies of scale. capitalizing on existing assets. understanding how sustainability plays a role in maintaining a high quality of life for current and future generations. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 3 History of the regional initiative: What came before... In the beginning, there were five. As 2011 drew to a close, informal discussions among leaders in several communities had coalesced into a decision to forge ahead with a bold new idea: five neighboring townships would join forces to produce a cohesive set of master plans and implementation strategies. Initial assistance came from The Alliance for Economic Success (AES), an economic development organization serving Manistee County and the surrounding area that provides neutral third-party convener and facilitation services to develop organizational capacities and relationships. AES secured funding from the Michigan Department of Treasury State Economic Incentive Program, revised in 2011 to place heavy emphasis on coordination among communities, and the C.S. Mott Foundation. The beginnings of the Leadership Team were formed next and charged with the competitive bidding, interviewing, and selection of a professional planning consultant to guide and facilitate the process. The five original communities quickly found company. Neighboring townships which did not have master plans seized the opportunity to create one, and communities which did have master plans asked to participate in the implementation phase. Within eight months, the collaboration had tripled in size to encompass 16 communities, signaling a hunger for cooperation. The end result is a defined region with potential collaborative partners and the possibility for greater success. ...and what we did next The process of developing the collaborative and individual master plans began with the formal development of a Leadership Team. Consisting of representatives from each participating community, this team constituted the linchpin of the Initiative: members provided guidance to the consultants, acted as liaisons with their respective communities, and worked with their elected officials. Their first two action items were the selection of a name for the project and the decision to reach out and invite neighboring communities to join. Next, the new Lakes to Land Initiative, or L2L as it is affectionately called, launched a media campaign. The lakestoland.org website was developed, Facebook and Twitter accounts were set up, a centralized phone number was dedicated, and email addresses of interested citizens were collected to begin a distribution list. Press releases kept local news outlets updated, and postcards were sent to every taxpayer within the participating communities inviting them to the visioning sessions. Leadership Team members hung posters advertising the visioning sessions and met with citizens face to face—often the most effective communication method available. The visioning sessions, described in detail in Tab 3, were held throughout the summer in an effort to attract as many seasonal and non-seasonal residents as possible. Each participating community held a session, and two “make-up” visioning sessions were held for members of all communities who were not able to Making it legal According the Michigan Planning Enabling Act of 2008, the general purpose of a master plan is to guide and accomplish, in the planning jurisdiction and its environs, development that satisfies all of the following criteria: • • • is coordinated, adjusted, harmonious, efficient, and economical. considers the character of the planning jurisdiction and its suitability for particular uses, judged in terms of such factors as trends in land and population development. will, in accordance with present and future needs, best promote public health, safety, morals, order, convenience, prosperity and general welfare. It also has to talk about at least one of the following things: • • • • • • • • a system of transportation to lessen congestion on streets; safety from fire and other dangers; light and air; healthful and convenient distribution of population; good civic design and arrangement and wise and efficient expenditure of public funds; public utilities such as sewage disposal and water supply and other public improvements; recreation; the use of resources in accordance with their character and adaptability. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 4 Participating attend their own sessions. Visioning sessions were well attended, with some communities achieving over 100 individuals. At the same time, presentations were given to individual planning commissions and regional conferences such as the Benzie County Water Festival, and Leadership Team members actively worked at inviting their neighboring communities to join the Initiative. As the Initiative grew, it caught the attention of Michigan Governor Rick Snyder. Having recently begun a Placemaking Initiative connecting community development with economic development, Governor Snyder asked to audit the Lakes to Land Regional Initiative in hopes of developing strategies that could be replicated elsewhere in the State. Shortly thereafter, the Michigan Department of Natural Resources selected Lakes to Land Regional Initiative as a pilot project to assist with its own internal efforts in placemaking throughout the State. Meetings were held with representatives from Michigan State Housing Development Authority, Michigan Economic Development Corporation, and Department of Agriculture and Rural Development, all charged with helping Governor Snyder further the State’s Placemaking Initiative. Other pertinent organizations which attended the Leadership Team meetings included the Grand Traverse Regional Land Conservancy, Benzie and Manistee County planning services, Michigan State University Extension Services, Hart Leadership Development, and the Northwest Michigan Council of Governments. Once all of the communities had master plan drafts, about 60 leadership team members, trustees, planning commissioners, and interested citizens attended a “Priority Sharing” meeting to discuss their communities’ pertinent issues. The 69 submitted priorities were arranged into ten themes which could then serve as a basis for the formation of work committees. This process illustrated clearly the potential benefits of collaboration. A series of sessions was conducted during the master plans’ public period that focused on capacity building and learning how to work with funders to maximize opportunities for implementation. Communities which are developing a master plan as part of the Lakes to Land Regional Initiative: Arcadia Township Bear Lake Township Village of Bear Lake Crystal Lake Township Gilmore Township Village of Honor Joyfield Township Manistee Township Pleasanton Township Communities which have recently developed a master plan and wish to collaborate with regional neighbors on implementation: Village of Elberta City of Frankfort Lake Township City of Manistee Onekama Community and Township) Our 2011(Village performance was significantly better than industry averages in most categories �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 5 communities The Lakes to Land communities are situated along the M-22 and US-31 corridors in Northwestern Michigan, stretching from the northern tip of Lake Township in Benzie County to the southern boundary of Manistee Township in Manistee County. It encompasses communities east of US-31 but adjacent to the highway, then continues west to the Lake Michigan shore. In it are villages, cities, and townships displaying a range of character from rural agriculture to urbanized centers. Communities are adjacent to each other, have similar socioeconomic statuses, and share geographic attributes such as natural resources. All communities in the geographic area were informed of the Initiative and invited to join. Haven’t I seen you before? Some of the communities have previously collaborated together. Onekama Township and the Village of Onekama recently developed a joint master plan to facilitate the creation of one greater Onekama municipality. Pleasanton Township, Bear Lake Township, and the Village of Bear Lake attempted to create a joint planning commission and master plan in 2007. The communities in the northern section of the region have had an opportunity to collaborate by developing a regional trail system that spans a number of municipalities. Historical settlements Lumber and railroads were defining influences on the communities in the Lakes to Land region—many towns grew up around sawmills or train stops, nourished by the economic lifeblood such enterprises provided. As the fortunes of those industries went, so too did the fate of a few of the settlements. basswood, hemlock, and beech trees in the township, and the towns were gone by 1910. In Manistee County, the town of Pleasanton, also called Saile Station, had 350 people in 1870. Eight miles east of Pierport and 25 miles north of Manistee, it was home to bucket manufacturers D. and R. Lumley along with a furniture maker, a basket manufacturer, and a blacksmith. Timber, potatoes, butter, and sugar were shipped out. The little hamlet was complete with two churches, a general store, and a school superintendent. Stage travel went to Manistee, Benzonia, and Traverse City, and in 1917 modernity arrived: it had telephone service and was listed as a stop on the Arcadia & Betsie River Railway. Further up on the A&BRR was a little town called Butwell, at the corner of Butwell and Taylor Roads, and all we know about a settlement named Burnham is that it was just due north of Arcadia on the county line. Arcadia Township The Arcadia & Betsie River Railroad, terminating in Arcadia, had extended over 17 miles to connect with the Chicago and West Michigan Railway by 1895. The line maintained an influx of goods to the area and allowed crop transportation from the fertile fields of the township to the markets of Chicago. There was also a good market for ice, which was cut from Bear Lake and hauled by wagon to A&BRR’s Sorenson Station just east of Pleasanton Township from about 1890 until 1937. The Arcadia Furniture Factory on the north end of Bar Lake manufactured both furniture and fine veneers to be sold in Macy’s in New York City. The Village of Arcadia, originally named Starkeville after lumberman Henry Descriptions of two such “ghost towns” in Benzie County date from the year 1877. Gilmore was “located in Blaine Township on the shore of Lake Michigan, 12 miles south of Benzonia. Settled in 1850. Wood and logs shipped. Triweekly stage to Frankfort and Pier Point. George B. Farley, Postmaster and general store.” A post office in Joyfield Township, 10 miles south of Benzonia, was described as “located on a fruit belt, mail by stage 4 times weekly. Amazia Joy, Postmaster and Pastor of the Baptist Church.” In 1883 Lake Township, the town of Edgewater was established on the northwest shore of Platte Lake and Aral settled in near Otter Creek. A narrow gauge railroad was built to carry lumber from the Platte Lumber Company to Lake Michigan, with docks at the shore. The Otter Creek Lumber Company, founded in 1891, reportedly shipped extensive material for the rebuilding of Chicago after the great fire of 1871. Lumbering took most of the maple, ash, oak, elm, 1.2 Arcadia Furniture Factory Constructed in 1906 after the Starke Sawmill burned down. Photo: Arcadia Historical Museum. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 6 Starke, changed its moniker to match the township in 1870. Anne M. Dempster opened the post office in 1870. Just north of town was a notable “fancy house,” which soared in popularity when proprietors struck upon the novel idea of sending a wagon to Arcadia’s pier to greet incoming sailors. Bear Lake Township and the Village of Bear Lake The earliest inhabitants of the area now encompassed by Bear Lake Township were the Odawa, marking their legacy by leaving behind an impressive number of artifacts. It is thought a burial ground exists near Pierport’s artesian well, and a great battle may have taken place near “Brown town,” where farmers reported clearing their fields and discovering large numbers of arrowheads and even tomahawks. A silver crucifix found in the area and dated 1664 indicates early contact with Jesuit missionaries, perhaps even explorer Father Jacques Marquette. The first non-Native settlers included Russell Smith, who built his homestead in 1863 on the south side of Bear Lake with the idea of a future village and offered up 12 acres to anyone who would come in and start one. John S. Carpenter and Eliphlate Harrington Legend has it that Crystal Lake was formed by Paul Bunyan, a mighty lumberjack whose mighty big boot carved a footprint along the shore of Lake Michigan. took him up, building a small store, a boarding house, a steam saw, and grist mill before selling out a few years later to George W. and David H. Hopkins. The Village of Bear Lake was incorporated in 1893. On June 1, 1876, the Bear Lake Tram Railway began using horse-drawn freight cars to connect the growing village with the docks at Pierport, throwing the gateway to the rich markets of Milwaukee and Chicago open to full throttle. The last of the lumber soon slipped out, followed at close quarters by some early settlers including George Hopkins. By the 1930s, the freshly-cleared land had been put to use producing admirable quantities of blueberries, apples, and cherries. Many local families found seasonal employment on the farms, and the Little River Band of Ottawa Indians has noted the Odawa summer camp located along the shores of Bear Lake during the 1930s through 1950s. Blaine Township Blaine Township was founded in 1851 as the location of the Loyed & Thomas sawmill near Herring Lake. But its raison d’etre didn’t last long: an unusually high water level in 1862 destroyed the dam across the creek, lowering Upper Herring Lake’s water level by three feet and rendering the mill unsalvageable. Despite this setback, the township continued to grow, and its official organization in 1.3 Bear Lake School 1867 included the area that is now Gilmore Township. A large commercial fishery founded by John Babinaw ½ mile south of lower Herring Lake shipped thousands of tons of whitefish, herring, and trout to Chicago and Milwaukee. Crystal Lake Township Legend has it that Crystal Lake was formed by Paul Bunyon, a mighty lumberjack whose mighty big boot carved a footprint along the shore of Lake Michigan. The township that bears its name is not only the oldest in Benzie County, but predates the county itself by four years. Organized in 1859, Crystal Lake Township’s vast area included nearly the entire county. The township’s population expanded steadily, especially after the Homestead Act of 1862. One settler who stayed to raise a family was Hiram M. Spicer, a former school teacher who contracted typhus while serving in the Federal Army from 1863 to 1865 and may have moved to northern Michigan to avail himself of its renowned healthful air. Spicer became an accomplished horticulturist, and his 21-acre farm produced abundant quantities of peaches, apples, grapes, and cherries. He also served as Township Supervisor from 1874 until at least 1884. He helped construct a harbor, provided most of the harbor’s pilings, and was twice nominated for the state legislature. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 7 City of Frankfort A Michigan Historical Marker on the north side of the channel connecting Betsie Lake with Lake Michigan proclaims a piece of Frankfort’s earliest history: it may have been the site where the famed Father Marquette died in 1675. In 1852, Joseph Oliver bought 14 acres between Lake Aux Becs Scies—French for “of sawbill ducks”—and Lake Michigan to become the first settler of what would become Frankfort. Three years later, a schooner owned by investor George W. Tifft from Cleveland blew into the little-known harbor seeking refuge from a storm; Tifft promptly bought a thousand acres surrounding the lake and sold it to a development company from Detroit. The first township meeting of the original, massive Crystal Lake Township was held in Frankfort in 1859, and the town became Benzie’s county seat ten years later. By 1867, the United States government had taken notice of the Aux Becs Scies harbor and commenced improvements. Former Congressman and Montana territorial governor Jim Ashley capped off the northwestern journey of his Ann Arbor Railroad with the 1892 purchase of a small local line that connected it to Lake Michigan at Frankfort, and then the company built the lavish 250-room Royal Frontenac Hotel to attract tourists by both rail and water. 1.4 Frankfort harbor entrance 1.5 Downtown Frankfort, 1940 Village of Honor About the first of April, 1885, Guelph Patent Cask Company foreman E.T. Henry arrived on the grounds with a crew of men and a small portable sawmill and began to clear a place for a set of camps, naming the settlement “Honor” in compliment to the baby 1.6 Platte River Trout Pond rearing grounds before the state hatchery �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 8 daughter of Guelph general manager J.A. Gifford. Hardly a quarter-century later, the 600-resident village was made the county seat by popular vote and later became the site of a wellknown and heavily attended annual reunion of Civil War vets (probably due in part to the name of the town—what veteran’s group wouldn’t want to meet in Honor?). The Seymour and Peck Company, successor to the Guelph Patent Cask Company, shipped veneer to Chicago while the Desmond Chemical Company Plant at Carter Siding converting cordwood into charcoal, alcohol, acetate and other wood derivatives. In 1953, Honor saw the opening of the Cherry Bowl DriveIn Theater, now lovingly restored and one of the oldest continually operating drive-in theaters in America, and Coho salmon were introduced to the area in 1966 through the Platte River Fish Hatchery. 1.7 A car ferry returns to Elberta, 1930s local sawmill, built in 1872, and James Gillmore, Benzie County’s first newspaper publisher and the gentleman for whom the township was named. The home of a sawmill, a broom handle factory, and Frankfort Furnace, it shipped out wood, lumber, handles, bark, and pig iron. In 1887, the United States Coast Guard installed a Life-Saving Station on Elberta’s Lake Michigan shore that operated for nearly 50 years until a larger new facility was built about a half mile away. Gilmore Township and the Village of Elberta At just 7.25 square miles, Gilmore Township is the smallest in Michigan. The area was first settled in 1855 by Joseph Robar and John B. Dory, and the first improvements to Gilmore Township’s harbor on beautiful Betsie Bay occurred in 1859. The harbor was deepened and piers were constructed; these proved vital to the fledgling settlement’s future growth, which would depend heavily upon the shipping industry. In 1892, the Ann Arbor Railroad launched the world’s first carferry service from Betsie Bay. Rail cars carrying lumber, coal, and grain now had a rapid shortcut to the shores of Wisconsin. Joyfield Township Reverend Amariah Joy, a Baptist minister from Putney, Vermont, filed Benzie County’s first homestead claim on July 11, 1863 and quickly discovered the realities of life in the wilderness: few people and even fewer roads. But he and his wife Frances settled their homestead of 160 acres and Joy went on to become the first Elberta, the only village in Gilmore Township, was first settled in 1855. Early luminaries include L.W. Crane, lumberman and founder of the 1.8 Manistee Historic Salt and Logging Operations . . ,-~ L - •.' .. L .. . Unless otherwise noted, historical photos are from the UpNorth Memories online collection by Don Harrison stores.ebay.com/UpNorth-Memories-Collection �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 9 postmaster and then supervisor of the township that bears his name. He was succeeded first by his son and a year later by Charles H. Palmer, a New York teacher who had traveled to Ecuador and California before enlisting in the Civil War. After the war, Palmer made his Michigan homestead claim in November 1866 and resumed teaching while he cleared his land for planting. Eventually his farm boasted a respectable 30 cultivated acres, including 1,500 fruit trees and a unique specialty in nut cultivation. Lake Township The Platte River Campground at M-22 on the Sleeping Bear Dunes National Lakeshore has a looooong history: artifacts dating from the period between 600 BC and 1640 AD suggest a little settlement, smaller than a village, in which Natives used the area on a seasonal basis “actually very much like what campers are doing today.” By 1873, the corner of Michigan made up of forests, the lower Platte River, Otter Creek, Bass Lake, Otter Lake, Long Lake, Platte Lake, Little Platte Lake, Loon Lake (originally Round Lake), and part of Crystal Lake became known quite fittingly as Lake Township. The lighthouse at Point Betsie was lit in 1858, and Alonzo J. Slyfield served for 22 years as its keeper. As the lumber boom wound down at the turn of the century, resorts became the other economic staple for fishing, hunting, and summer guests. Chimney Corners opened in 1910, and Crystal Downs—known as one of the best golf courses in the US—was established in 1927. 1.9 Lake view from the top of Prospect Ave., Onekama City of Manistee The name “Manistee” is from an Ojibwa word first applied to the principal river of the county. The derivation is not certain, but it may be from ministigweyaa, “river with islands at its mouth.” Other sources claim that it was an Ojibwe term meaning “spirit of the woods.” In 1881, salt was discovered beneath Manistee and another industry was born. By 1885, there were forty sawmills operating and by the end of the century the population reached 14,260. Manistee claimed to have more millionaires per capita than any other city in the United States. They also had city-provided fire protection, a parks department, water, sewer and street lighting. In 1841, the John Stronach family constructed a sawmill on Manistee Lake and later another on the Manistee River. By 1849, more settlers were arriving and the reservation was dismantled, with land given to settlers. The city was set back in 1871 when a fire swept through and destroyed over one-half of the city’s buildings. Much was rebuilt, this time of brick. After 150 years Manistee County has both changed and remained the same. The early boom years of lumbering and exhaustive agriculture have evolved into a stable, diversified industrial base and a top fruit-producing agricultural center. It is the beauty and natural wonder that abounds in the region’s forests, lakes and rivers that remain a constant factor and will always make Manistee County a special place to live and visit. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | I - 1 0 Manistee Township the wooded acres along Portage Lake would be ideal. The area was known to settlers as early as 1840 by its Odawa name, onekamenk, or “portage.” Although its inhabitants called it by its English name for a time, there was another Portage, Michigan and the townspeople voted for a reversion to its historic name of Onekama in 1871. Though the lumber industry was crucial to early development, sawmills and citizens didn’t always mix. Residents fed up with the unnaturally high water areas were now open to settlement, and the town largely relocated. Although Manistee County was “set off” as early as 1840, giving it a name and Pleasanton Township a geographic region, it wasn’t officially “organized” until the state legislature Perhaps it was the verdant fields and divided it into three townships in 1855: forests that attracted George B. Pierce, Stronach, Brown, and Manistee. The a retired minister seeking a healthy tax rolls of that year showed over half atmosphere on a new frontier, to what the county’s valuation in Manistee was then Brown Township in 1863. Township, situated along the Lake When Pleasanton was established Michigan shoreline and host to the separately the following year, he Manistee River’s westward journey into became its first postmaster. By 1870, Manistee Lake. Pleasanton Two sawmills Township was with surrounding home to 65 dwellings lined families, the first By one account, a reveler at a the lake and shop and school eventually were established, celebration of the new post office took grew into the and the first communities of sawmill would the occasion to hitch his ox to a log Eastlake and arrive in 1871. Parkdale. The As settlement in the dam and pull it out, lowering adjacent farms surrounding Bear were among the Lake grew just the level of Portage Lake within a few most successful a mile south of in the county, the township’s hours and washing much of old Portage in part because border, residents of the ready took advantage of out to Lake Michigan. market in the new markets for nearby city. local timber and The Manistee forest products. National Forest Life became brushes the increasingly southeast corner of the township, levels in Portage Lake, raised to power civilized for Pleasanton’s inhabitants. blanketing the land south of the Manistee the sawmill, took matters into their own By 1880, the community would boast River and about two miles inland of hands. By one account, a reveler at a two schools, a public library, a fenced Eastlake with trees regrown in the wake celebration of the new post office took cemetery, and two churches. A local of the logging industry. the occasion to hitch his ox to a log resident was quoted in August 1877 in the dam and pull it out, lowering as saying, “[W]hoever chronicles the the level of Portage Lake within a history of Pleasanton ten years hence Onekama Township few hours and washing much of old will no doubt inform the world that it is When Adam Stronach sought a place Portage out to Lake Michigan. Portage one of the most flourishing towns in the to build a sawmill in 1845, he knew Creek dried out, previously submerged State of Michigan.” �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Context �Figures, Maps, Tables 2.1 Area of influence map C-2 2.2 The regional view from Google Earth C-3 2.3 Table of community types C-4 2.4 Regional location map C-5 2.5 Transect map C-6 2.6 Lakes to Land transect typology C-8 2.7 Land cover map C-12 2.8 Agricultural land cover C-13 2.9 Topography and bathymetry of Frankfort C-14 2.10 Topography and bathymetry map C-15 2.11 Slopes map C-16 2.12 View from Inspiration Point, Blaine C-17 2.13 Traveling water C-18 2.14 Watersheds map C-19 2.15 Wetlands map C-20 2.16 Arcadia Marsh restoration project C-21 2.17 Table of wetlands acreage C-21 2.18 Lookout at Sleeping Bear Dunes C-22 2.19 Protected lands map C-23 2.20 Critical dunes map C-24 2.21 Sleeping Bear Dunes C-25 2.22 Road classifications map C-28 2.23 Auto trail signs C-29 2.24 Historical snow plowing in Manistee C-30 2.25 Vehicle traffic volume map C-31 2.26 Marine ports map C-32 2.27 Freighter departure C-33 2.28 The John D. Dewar Approaches an Arcadia Dock C-34 2.29 Operable railroad tracks map C-35 2.30 Aviation map C-36 Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am 2.31 Frankfort Cinema TG 1-A C-37 Parks and recreation map doubtful material has denoting suitable C-41she two. friendship no2.32 inhabiting. Goodness 2.33 Campgrounds map mean she way and poor bred they come. He otherwise me incommode C-42 2.34 Orchard Beach State Park in Manistee Township C-43 2.35 Table of boating economic impacts C-44 2.36 Bear Lake boat launch circa 1920s C-44 2.37 Boat launch ramps map C-45 2.38 Lands open to public hunting map C-46 2.39 Jake turkeys in Onekama C-47 2.40 Table of hunting licenses sold by year C-47 2.41 Benthic macroinvertebrates C-48 2.42 Steelhead trout C-48 2.43 Trout locations map C-49 2.44 Recreational trails map C-50 2.45 Table of trail miles C-51 2.46 Historic sites map C-54 2.47 Historic site photos C-55 2.48 Lighthouse photos C-56 2.49 Lighthouses map C-57 2.50 Table of population, households, and housing units C-61 2.51 Table of median ages and ages 65+ C-62 2.52 Age graphs C-63 2.53 Median income comparison C-64 2.54 Educational attainment comparison C-64 2.55 Educational attainment, income, and unemployment C-65 2.56 Benzie County dashboard C-68 2.57 Manistee County dashboard C-70 2.58 State of Michigan dashboard C-72 2.59 United States dashboard C-74 2.60 County Plan summary table C-80 by Dear �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 Regional Setting Located a little over one hour southwest of Traverse City and two hours north of Muskegon, the Lakes to Land region sits nestled along the shores of Lake Michigan. Accessible from the north or south by M-22 and US-31, and from the east or west by M-55 and M-115, smaller county roads traversing its interior pass through fruit farms, small towns, and scenic vistas. Although the regional setting of this collaborative master plan is diverse, the communities within it share similar topography, land uses, and economic bases along with a fierce sense of place. Many know the area as unique, peaceful, and possessing a tranquility unparalleled in Michigan. Bluffs beckon from the shores of Lake Michigan with an invitation to stop and watch the amber sunsets over turquoise water. Inland lakes dot the area, some providing safe harbor from Lake Michigan for small craft use. An urban feel can be found in the more heavily populated villages and cities which make up the northern and southern portions of the region. Fine restaurants, nightlife, culture, and entertainment are plentiful. Seasonal and permanent residents alike find hospitality and fellowship. The region’s diverse economic base is comprised of small mom and pop stores, larger retail outlets, and light manufacturing. Between the urban areas to the north and south lies the agricultural stretch of the regional economy. Fruit farms growing apples, cherries, raspberries, blueberries, and plums are plentiful; other products include maple sugar, honey, corn, and general produce. Agricultural enterprises come in all types and sizes, from non-operative acreage to organic farms to large-scale production. A growing number of farms participate in Farm To Table endeavors such as Farmer’s Markets, roadside stands, U-Pick and Community Supported Agriculture arrangements. Healthcare institutions are found in both the northern and southern portion of the geographical range, and smaller urgent care facilities dispersed throughout the core of the region. Tourism and eco-tourism are important parts of the economy as the region’s assets invite visitors to play and relax. Technology has allowed an increasing number of individuals to select the region as home and then define or continue their method of employment, making home occupations important to many. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann I Ho mestead livp. Beulah Elberta L e k a M ic g hi I Benzonia ·-·--------~- an BENZIE CO. Frankfort 1 GRAND TRAVERSE CO. Honor MANISTEE CO. Crystal Lake WEXFORD CO. -i--- ----- -7- Platt Lake I - : 'I' Colfax 1\vp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Springdale 'l\vp. Cleon 'l\,•p. Bear Lake - - - - - - - - - -1. Bear Lake Maple Gi-ove 1\vp. Onekama M~1ill~ 'fwp, Llcar Lake 'J\vp. Kaleva Portage Lake Brown Twp. l I Dkkso n 1\vp. I I ' I I Manistee --- --- --- --- --f-- -- ------ ------ -- -- -- -- -- -- -- -- -- -- - Eastlake Norman 'l\vp, Suunach Twp. MANISTEE CO. • MASON CO. LAKES TO LAND MANISTEE CO. LAKE CO. 0 Area of Influence J 2 4 8 Miles 2.1 Area of influence map • Data Sources: State of Michigan Geographic Data Library ---. Area of Influence "---- Participating Communities ,I I CJ CJ Master Plan Complete CJ City or Village County Boundary Township Boundary Major Road Minor Road B R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 Area of influence At the inception of the collaboration, the initial communities agreed to focus on a general geographic area which possessed similar qualities and faced comparable issues regarding land use and policy. As discussed in Tab 1, formation of the Lakes to Land collaboration did not happen all at once­. Seeds of this capacity to work together were planted during the writing of the Onekama-based Portage Lake Forever Watershed Plan: the township and the village came together so well that they wrote an award-winning master plan covering the entire “Onekama Community.” On a roll, they then formed a Community Development Committee and began to investigate the possibility of Scenic Heritage Route designation for route M-22. This brought them outside the township’s borders and to the immediate discovery that the “M-22 communities” of Arcadia, Blaine, Gilmore, Crystal Lake, and Bear Lake were not only ready to collaborate but had plans of their own in mind. 2.2 The regional view from Google Earth Platte Lake and Crystal Lake to the north, US-31 running down the east, Portage Lake to the south, and Lake Michigan in the west. Taking a “the more, the merrier” approach, the original communities knew that they would be inviting their neighbors to join them. How, then, to strike a balance between inclusivity and manageability? Taking a cue from collaborative successes already achieved, they decided to focus on the features that had already paved the way for working together: water and transportation. This meant concentrating on the Lake Michigan shoreline communities and those adjacent to them, through which US-31 runs. Taken together, the leadership team referred to these as the collaboration’s “Area of Influence.” As we have seen, that strategy was a success. All but four of the townships signed on, and one village (Honor) decided to come on board even without its surrounding township. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 Regional location Most of the communities within Benzie and Manistee Counties situated along the Lake Michigan shoreline are participating in the Initiative, along with several inland communities. The initiative includes ten townships, four villages, and two cities. One of those villages – Honor – joined without the participation of surrounding Homestead Township. Manistee Township is participating without one of the two incorporated municipalities within it, the village of Eastlake. With those exceptions, every township is participating along with the incorporated municipalities within them. Crystal Lake Township is participating along with the city of Frankfort, Gilmore Township along with the village of Elberta, Bear Lake Township along with the village of Bear Lake, and the “Onekama community” of Onekama Township and the village of Onekama. The other participants are townships with no incorporated cities or villages within them: Lake, Blaine, and Joyfield Townships in Benzie County, and Arcadia and Pleasanton Townships in Manistee County. The narrative of this report consistently refers to these sixteen communities: 2.3 Table of community types Benzie County Blaine Crystal Lake Township Gilmore Joyfield Lake Manistee County Arcadia Bear Lake Manistee Onekama City Pleasanton Benzie County City of Frankfort Manistee County City of Manistee Village Benzie County Elberta (Gilmore Twp) Honor (Homestead Twp) Manistee County Bear Lake (Bear Lake Twp) Onekama (Onekama Twp) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 LEELANAU CO. BENZIE CO. Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Manistee Twp. Brown Twp. Dickson Twp. Manistee Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Regional Location LAKE CO. -- 0 2 4 8 Miles 2.4 Regional location map Data Sources: State of Michigan Geographic Data Library CJ Participating Communities CJ City or Village County Boundary Township Boundary Major Road Minor Road S R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. '; Honor Frankfort Elberta La ke M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Benzonia Twp. - GRAND TRAVERSE CO. I MANISTEE CO. Platt Lake WEXFORD CO. I -- -- -- -- -- - - Crystal Lake Village of Honor Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. 0 2,100 4,200 Feet Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. r'""'- r Bear Lake Bear Lake ,I __ \:_-- I - '-- - - - -- I - ~-- - Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake '. Manistee Filer Twp. Manistee Twp. Eastlake _!~ ~ Brown Twp. Dickson Twp. ~J • ... - - - - - t ~ - - - -1 ~ ------------Norman Twp. Stronach Twp. MANISTEE CO. • MASON CO. LAKES TO LAND Regional Transect MANISTEE CO. LAKE CO. 0 2 4 8 Miles 2.5 Transect map Data Sources: State of Michigan Geographic Data Library, MDNR, Benzie and Manistee County Equilization County Boundary Township Boundary Major Road CJ T1 - Natural CJ T3 - Cottage and Country CJ T2 - Rural / Farm CJ T4 - Settlement a Updated: 07-31-13 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 Regional Transect Shortly after the preparation of the Lakes to Land master plans began, the State of Michigan added placemaking as a component of the State’s economic development strategy. Placemaking capitalizes on a local community’s assets, inspiration, and potential, with the intention of creating public spaces that promote people’s health, happiness, and well being. The focus of the State’s placemaking strategy is to create vibrant and economically viable places that will retain and attract talent and jobs. National trends note that younger professionals who are our up-and-coming entrepreneurs and business owners migrate to places which provide economic, social, cultural and recreational amenities. In order to consolidate limited resources, the State will likely leverage discretionary funds into communities which have the density to support a creative workforce and serve as generators for growth and investment. To assess where these investments are likely to occur, a “transect” characterizes an area based on its natural and development elements. According to Wikipedia, “the urbanto-rural transect is an urban planning model that defines a series of zones from sparse rural farmhouses to the dense urban core. Each zone is fractal in that it contains a similar transition from the edge to the center of the neighborhood. The importance of transect planning is particularly seen as a contrast to modern Euclidean zoning and suburban development. In these patterns, large areas are dedicated to a single purpose, such as housing, offices, shopping, and they can only be accessed via major roads. The transect, by contrast, decreases the necessity for long-distance travel by any means.” The rural-urban transect includes six (6) zones from natural (T1) to urban core (T6). In the Lakes to Land region, only four (4) of the zones exist, ranging from Natural (T1) to Settlement (T4). The table on the next page describes in more detail the general characteristics found in each of the four character zones. Similarly, the map illustrates the locale of each zone based on a grouping of the future land use categories found in the nine community master plans. The result paints a picture of the Lakes to Land region as primarily Rural / Farm (T2) and Cottage and Country (T3). Only in several areas where densities range from 4 to 6 dwellings per acre are there Settlements (T4), such as the unincorporated village of Arcadia, the villages of Bear Lake, Elberta, and Onekama, and the City of Frankfort. These locales have the underpinnings to accommodate the level of economic and social activity that is envisioned in the State’s placemaking initiative. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 2.6 Lakes to Land transect typology Type T1 Natural General Description Area characterized by its unique natural resource and ecological assets and therefore considered for future special land stewardship. Element Land Local Land Use Classifications Recreation / Open Space Forest Living Commerce T2 Rural / Farm Farming is the dominant land use activity with some large lot residential homes Land Agriculture Agriculture / Rural Residential - Rural Forest Living Commerce T3 Cottage and Country T4 Settlement This area consists of low density collections of year-round homes or seasonal cottages some of them clusters around inland lakes or along the Lake Michigan shoreline. Home occupations and outbuildings are permitted. Planting is naturalistic and setbacks are relatively deep. Blocks may be large and the roads irregular to accommodate natural conditions and topography. Land Traditional residential neighborhoods characterized by a grid street pattern, smaller lots with higher densities than found in other locations. Land Residential - Resort Living Commerce Living Commerce Residential - Settlement Commercial Corridor Commercial Node Village Center �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 9 Element Description Properties under the ownership or management of Federal and State Agencies and Land Conservancies with a variety of natural and sensitive landscapes. None None Agricultural includes parcels used partially or wholly for agricultural operations, with or without buildings, and include the following: (i) Farming in all its branches, including cultivating soil. (ii) Growing and harvesting any agricultural, horticultural, or floricultural commodity. (iii) Dairying. (iv) Raising livestock, bees, fish, fur-bearing animals, or poultry. (v) Turf and tree farming. Performing any practices on a farm incident to, or in conjunction with, farming operations. Farm and non-farm related residences are also found in this category and occupy sites on less than acre to large acreage parcels between 5 and 10 acres in size. Sporadic stores or shops which serve local residents. These are located along County roads and are not concentrated in one location to be considered a commercial node or district. A variety of northern Michigan landscapes including rolling hills, lakeshores, meadows, forests and sensitive areas such as critical dunes and wetlands. Residential land use found along Lake Michigan, inland lakes such as Bear Lake, Lower and Upper Herring Lakes, Arcadia Lake and Platte River, and other streams characterized by small lots. This category will contain a combination of seasonal and year-round homes. Stores and shops dotted along County Roads, US-31 and M-22. These establishments include canoe/kayak rentals, bait shops, small grocery outlets, gas stations, art galleys and boat sales and service outlets. Primarily developed and settled as historic villages and centers of commerce. This land use category describes the neighborhoods of Arcadia, Elberta, Frankfort, Onekama, and Bear Lake. These neighborhoods are made up of single family homes located on lots with an average density of 4 - 6 units per acre. Homes are arranged close to the street with rear garages accessed by an alley when available. Arranged in a grid configuration, the streets are wide enough for on street parking but close enough to maintain an intimate neighborhood character. Trees and sidewalks line the streets, alleys provide rear entry to garages located in the backyard, and front porches beckon neighbors to sit and talk. A church may be found in the middle of the neighborhood along with neighborhood parks. Within walking distance to the Business district, civic, and recreational amenities, the Settlement area is the premier place to live for individuals looking for a more urban environment within view of Lake Michigan, inland lakes, and other natural resource amenities. A variety of small stores and shops, banks, restaurants, and professional services. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 1 Natural Assets As the name suggests, many of the Lakes to Land region’s very best assets come with the territory. A coastal region abutting the sixth largest freshwater lake in the world could consider itself well-positioned in any reckoning of benefits, but the water resources in the L2L area extend far beyond that. Every township except Gilmore and Joyfield also hosts an inland lake, from the enormous Crystal Lake on the north end to little Bar Lake in the south. The rivers that criss-cross the area include the Big Manistee, one of the most important rivers of Michigan’s lumber boom, the Betsie, and the Platte. This abundance has rightly earned the area the nickname “Water Wonderland,” driving a robust tourism and recreation industry. But it also requires attendant maintenance and careful diplomacy from each of the diverse types of users on these public waters, from industrial shippers to trout anglers to stone skippers. With water come wetlands. Once called “swampland,” these hydric areas provide benefits like flood control, water cleansing, and prevention of erosion. They are so important that they are managed at the state level, meaning that development affecting them is subject to a permit process. Historically, Michigan’s original forests built a respectable proportion of the midwest and then gave way to agriculture on the soils that would support it. The soils that wouldn’t frequently reverted to government control through delinquent taxes, leading directly to the assemblage of large parcels under federal and state control which then became conservation areas. These forests and preserves attract tourists and contribute to the rural scenery of the region, impacts which must be balanced against the untaxable and undevelopable nature of these vast swaths of land. The region’s most famous and unique natural asset are the sand dunes that line Lake Michigan’s eastern shoreline, especially the Sleeping Bear Dunes to the north. Remnants of the glacial age that shaped most of the midwest’s geology, these windswept mountains of sand play host to a diversity of biology, climate, and geology that is found nowhere else on Earth. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 2 LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Platte Twp. Lake Ann Lake Twp. Weldon Twp. Colfax Twp. BENZIE CO. La ke i Inland Twp. GRAND TRAVERSE CO. Crystal Lake Twp. Elberta M Homestead Twp. Beulah MANISTEE CO. Frankfort i h c Honor Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama Marilla Twp. Kaleva Portage Lake Manistee Twp. Manistee Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. Filer Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Land Cover 4 8 Miles • 2.7 Land cover map Data Sources: State of Michigan Geographic Data Library, NWMCOG County Boundary Township Boundary Major Road 2 Land Cover Type: D Urban D Agriculture D Forest D Wetlands No Data B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 3 Land cover “Land cover” refers to the physical material at the surface of the Earth: vegetation, water, pavement, ice, bare rock, wetlands, etc. The vast majority of land within both Benzie and Manistee Counties is designated as Forest, with significant pockets designated Agriculture. Consistent with the Wetlands map in Figure 2.5, the Land Cover map shows wetlands mostly around the region’s lakes, rivers, and tributaries. 2.8 Agricultural land cover Top: Vineyards north of Manistee. Bottom: Onekama fields in fall “Urban land cover” refers to the impermeable surfaces with which we line our developments, such as streets, sidewalks, buildings, and parking lots. Shown in pink on the map, the areas in and around incorporated cities and villages, as well as along major roads, are designated Urban. Additionally, nearly every lake in the region is accompanied by an area of urban development. The proximity of development to water bodies presents particular challenges to water quality. Precipitation runoff carries pollutants such as vehicle fluids and animal waste across impermeable surfaces and directly into the water, without any of the filtration that would be provided by a permeable surface such as soil. Improperly constructed or failing septic fields can leach human waste into the water. Chemical fertilizer, even when properly applied and at the residential scale, can have serious consequences for water quality due to its concentration of phosphorous. This essential element for plant life can reduce the dissolved oxygen in a water body and thus its ability to support animal habitats. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 4 Topography The configuration of a surface, including its relief and the relative positions of its natural and constructed features, defines its topography. The map in Figure 2.8 demonstrates the highly varied terrain of the Lakes to Land region, which ranges from 450 feet above sea level in the river valleys to 1,350 feet at the ridge separating Benzie and Manistee Counties. Glaciers gouged the coast intermittently to form low-lying lakes, which have in turn been modified to suit human use over the past few hundred years. In many cases, the lakes remain surrounded by lands of higher elevation to form spectacular bluffs, as in the Arcadia and Frankfort areas. These topographic grooves also helped shape the valleys through which rivers such as the Platte, Betsie, and Manistee make their way to the Lake Michigan shore. Topography plays an indispensable role in development. Engineering concerns presented by swift grade changes were a strong influence on the location of the region’s railroad corridors. Construction in areas of low elevation can be subject to flooding, while a building on a severe slope risks an unstable foundation. Also pictured on this map is the configuration of the Lake Michigan floor—­its bathymetry. This helps determine how a waterbody can be used. Shallower waters remain warmer and offer recreational opportunities like swimming and windsurfing, while only deeper waters can accommodate the larger vessels used by industry. 2.9 Topography and bathymetry of Frankfort Note the surrounding bluffs and the dredged harbor. Photo: Google Earth �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 5 z ? LEELANAU CO. BENZIE CO. ç ? Almira Twp. Platte Twp. Lake Ann ! ç ? Frankfort Crystal Lake Twp. L e k a M i ch I ½ I ½ ! Inland Twp. Homestead Twp. Ä ? Elberta ! a g i !Honor Benzonia Twp. ! Beulah BENZIE CO. Platt Lake Crystal Lake ! Benzonia Gilmore Twp. n GRAND TRAVERSE CO. Lake Twp. I ½ Weldon Twp. Joyfield Twp. Blaine Twp. ç ? Colfax Twp. Ä ? Thompsonville ! BENZIE CO. MANISTEE CO. Copemish ! Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I ½ Bear Lake Ä ? ! Maple Grove Twp. Onekama Twp. Bear Lake Twp. Portage Lake ç ? Manistee Twp. Iº Marilla Twp. Kaleva Onekama ! ! Brown Twp. MANISTEE CO. Bear Lake WEXFORD CO. ç ? Dickson Twp. ø ? Manistee Eastlake ! ! i ? Filer Twp. i ? Stronach Twp. Norman Twp. I ½ ø ? MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Topography and Bathymetry 0 2 4 8 Miles 2.10 Topography and bathymetry map Data Sources: State of Michigan Geographic Data Library 50 13 50 11 0 95 0 75 55 0 Elevation (ft): 5 0 5 0 22 45 67 90 Lake Depth (ft): 1 County Boundary Township Boundary Major Road B R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 6 m ? LEELANAU CO. Pl at a t B BENZIE CO. y ç ? Almira Twp. Lake Ann Platte Twp. ! ç ? Frankfort ! Ä ? k a L e M Homestead Twp. Inland Twp. Weldon Twp. Colfax Twp. !Beulah Elberta ! i I º I º Crystal Lake Twp. i h c ! Honor Benzonia Twp. BENZIE CO. Platt Lake Crystal Lake ! Benzonia Gilmore Twp. n a g GRAND TRAVERSE CO. Lake Twp. I º Joyfield Twp. Blaine Twp. ç ? Ä ? Thompsonville ! BENZIE CO. MANISTEE CO. Copemish ! Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I º Bear Lake Ä ? Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama ! Portage Lake ç º ? I Manistee Twp. Marilla Twp. Kaleva ! Brown Twp. MANISTEE CO. Lake Dickson Twp. ² ? Manistee WEXFORD CO. ! Bear ç ? ø ? Eastlake ! ! i ? Filer Twp. Stronach Twp. i ? Norman Twp. I º ø ? MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND LAKE CO. 0 Representative Slopes 2 4 8 Miles 2.11 Slopes map Data Sources: State of Michigan Geographic Data Library County Boundary Township Boundary Major Road Slope Degree: 0-1 1.1 - 5 5.1 - 9 D D D D 9.1 - 16 16.1 - 80 B R ' Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 7 Slopes Slope is a calculation of “rise over run,” or the change in elevation at two points divided by the distance between them. When calculated this way, slope is expressed as a percentage or gradient. It can also be expressed in degrees, as the angle of the surface as compared to the horizontal. Figure 2.9 shows “strong” slopes, defined by an angle between 9.1 and 16 degrees (15-30% grade, or a 15- to 30-foot rise over 100 feet of distance), and “steep” slopes which have a rise of over 16 degrees (>30% grade). Awareness of the locations and extents of these slopes can impact decisions with respect to land use and transportation planning. The threat of erosion, sedimentation, and landslides all increase with the slope of a developed surface. Transportation requires more energy to cover the same distance, a situation that is drastically exacerbated as winter snow and ice reduce surface friction on the roads. 2.12 View from Inspiration Point, Blaine On the other hand, part of northwest Michigan’s magnetic appeal is provided by its beautiful vistas and the recreational opportunities offered by its varied terrain. Many areas of steep slopes and undulating grades are concentrated around the inland lakes near Lake Michigan. Crystal Lake in particular has some steep slopes along both its north and south banks, as do several portions of the Lake Michigan shoreline, and the unincorporated village of Arcadia is nestled in a valley surrounded by steep slope hills. M-22 owes its “Scenic Route” designation to the spectacular views offered by steep hills; the popular state lookout Inspiration Point, just north of Arcadia, is the highest elevation on the eastern shore of Lake Michigan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 8 Watersheds A watershed is a geographic area of land that drains surface water to a common point in the landscape. Watersheds catch precipitation and snow melt and channel that water into streams. Those streams flow downhill to feed into bigger streams and rivers, collectively creating a network of waterways that eventually drains into a large water body—in Michigan, all watersheds eventually flow into one of the Great Lakes. The Lakes to Land region is served by three of the watersheds designated by the United States Geological Survey: Manistee, Betsie-Platte, and Pere MarquetteWhite. Watersheds connect settlements to each other in a way that is particularly dissociated from jurisdictional boundaries. First, they are usually larger than any standard municipal unit—several to dozens of municipalities can sometimes fit inside a single watershed. Second, and more importantly, water moves under its own power from jurisdiction to jurisdiction. This means that the impact of land use decisions on water quality are felt far beyond the authoritative reach of the decision-makers. Regional planning is therefore an especially valuable tool in watershed protection, as in the case of the Portage Lake Watershed Forever plan that brought the Village of Onekama and Onekama Township together, or the Crystal Lake and Watershed Association that is the most recent incarnation of a citizen-led group focused on that waterbody stretching back over 40 years. For this reason, federal and state monies for water quality management are often disbursed on the basis of an approved watershed plan. Section 319 of the national Clean Water Act provides grants to address nonpoint source pollution (pollution from diffuse sources such as fertilizer, oil, road salt, and animal waste in runoff). The Clean Michigan Initiative is a $675 million bond dedicated to the state’s water resources, including a $90 million clean water fund and $70 million in pollution and remediation monies. Nearly all of the Lakes to Land region is covered by a plan tailored to one of these two programs, with the exception of the areas adjacent to the Platte Bay and those surrounding Bar and Arcadia Lakes. In Michigan, all watersheds eventually flow into one of the Great Lakes. 2.13 Traveling water The Platte River goes under the M-22 bridge to meet Lake Michigan at the Platte Bay. Photo: UpNorth Memories by Don Harrison. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 1 9 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Watershed Boundaries Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road LAKE CO. 0 2 4 8 Miles 2.14 Watersheds map Our 2011 performance was significantly better than Watershed Name: Manistee Betsie-Platte industry averages in most categories Pere Marquette-White Subwatershed Boundary D D D D B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 0 ' I ~ ~ - -- ~ --- -. -,-- LEELANAU CO. Pl a Ba tt BENZIE CO. 1 ~ y • • Almira Twp. Lake Ann Platte Twp. Lake Twp. ,. Frankfort Elberta k a L e M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Honor GRAND TRAVERSE CO. Benzonia Twp. MANISTEE CO. Crystal Lake WEXFORD CO. - - - - - - - - _I .,_ Platt Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Filer Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. f.t., ' LAKES TO LAND 0 Wetlands 2 4 8 Miles 2.15 Wetlands map Data Sources: State of Michigan Geographic Data Library, National Wetlands Inventory D City or Village County Boundary Township Boundary Major Road Minor Road Wetland Type: Emergent Lowland, Shrub, or Wooded D D 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 1 Wetlands Michigan statute defines a wetland as “land characterized by the presence of water at a frequency and duration to support, and that under normal circumstances does support, wetland vegetation or aquatic life...” It goes on to note that these lands are commonly referred to as a bog, swamp, or marsh. By any name, wetlands are key to maintaining northwest Michigan’s natural amenities, and particularly its water bodies. They provide flood control, wildlife habitat, groundwater recharge and protection, pollution treatment, erosion mitigation, and replenishment of water nutrients. They are so important that the Michigan Department of Environmental Quality delineates and regulates wetlands throughout the state, as shown in Figure 2.13. DEQ regulates wetlands that meet any of the following criteria: 2.16 Arcadia Marsh restoration project Photo: Ducks Unlimited • Connected to, or located within 1,000 feet of, one of the Great Lakes or Lake St. Clair • Connected to, or located within 500 feet of, an inland lake, pond, river, or stream • More than 5 acres in size • Has been determined by the DEQ to be essential to the preservation of the state’s natural resources Every one of the communities participating in the Lakes to Land Regional Initiative has some delineated wetlands, although the greatest concentration in the region runs northeasterly through the non-participating townships of Maple Grove, Springdale, Cleon, and Colfax. Regulated wetlands require a permit and possibly mitigation for any activity (construction, fill, dredging, etc.) that will impact them. 2.17 Table of wetlands acreage Benzie Manistee Total Emergent (characterized by erect, rooted, herbaceous hydrophytes, excluding mosses and lichens) 1,079.27 2,324.67 3,403.95 Lowland, Shrub, Wooded (characterized by low elevation and woody vegetation) 22,762.91 40,787.43 63,550.33 Source: National Wetlands Inventory �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 2 Protected lands As the nineteenth century drew to a close, the lumber barons had just about clear-cut the entire state of Michigan. Though agriculture was expected to take the place of logging in the local economy as it had done elsewhere, soils better suited to the slow, woody growth of trees ensured that it did not. Collapsing farm prices and tax delinquency following the end of World War I placed hundreds of thousands of acres of land under government control. Faced with a population hemorrhage out of northern Michigan, the state’s Conservation Department embarked on a program of rehabilitating the land for recreational purposes. The Manistee National Forest was created in 1938. Administratively a portion of the HuronManistee National Forest, it comprises just over 148,000 acres of land within Manistee County, including 5,778 acres in Manistee Township. The Forest provides recreational opportunities, fish and wildlife habitat, and resources for local industry. The Sleeping Bear Dunes National Lakeshore began as an unsuccessful 1941 recommendation to establish a state park on the Leelanau Peninsula. Finally authorized by the National Parks Service in 1970, it extends across approximately 35 miles of Lake Michigan Shoreline from Benzie to Leelanau Counties, and part of its 12,000 Benzie County acres comprise 45% of Lake Township. The Lakeshore is an international destination for outdoor and wildlife enthusiasts. In 2011, it was named by ABC’s “Good Morning America” as the Most Beautiful Place in America. In the 1990s, Rotary Charities commissioned a study showing a breakneck pace of development in northern Michigan and responded by incubating the Grand Traverse Regional Land Conservancy. The Conservancy has since partnered with individuals, foundations, and all levels of government to protect over 34,000 acres of land and 100 miles of shoreline. 2.18 Lookout at Sleeping Bear Dunes Photo: National Parks Service �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 3 LEELANAU CO. a Pl tt Ba ----------r BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M h ic a g i Homestead Twp. Inland Twp. Weldon Twp. Colfax Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n Joyfield Twp. Blaine Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Dickson Twp. Norman Twp. Filer Twp. ... .,. Brown Twp. Eastlake Manistee ,· Marilla Twp. Bear Lake Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Federal, State, and Protected Lands 0 2 4 8 Miles 2.19 Protected lands map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road D D D D Federal Owned Land State Owned Land GTRLC Nature Preserve GTRLC Protected Land 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 4 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Beulah Crystal Lake Twp. Elberta L e ak M i i h c Inland Twp. Homestead Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. --------- i ------ MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MASON CO. • -~---- MANISTEE CO. 1 LAKE CO. LAKES TO LAND Critical Dunes Data Sources: State of Michigan Geographic Data Library D D Critical Dunes City or Village County Boundary Township Boundary Major Road Minor Road 0 2 4 8 Miles 2.20 Critical dunes map B R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 5 Arcadia Critical dunes Township is the only Michigan hosts the largest collection of freshwater sand participating dunes in the world, a unique ecosystem sheltering five shoreline community in which critical dunes have not been inventoried by the MDEQ. threatened and endangered species. Protecting the dunes lining the Lake Michigan shoreline along significant portions of Manistee and Benzie Counties is an essential aspect of land use planning in northwest Michigan. Sand mining has been regulated by the State since 1976, and activities related to development, recreation, and forestry have been regulated since 1989. Earthmoving, vegetation removal, and construction activities within a critical dune area are subjected to a permit process. Local governments may assume that permitting authority by passing zoning restrictions that are at least as protective as state regulations, an option that has not been exercised by any Lakes to Land community. There are approximately 7,025 acres of critical dunes along the shores of Benzie and Manistee Counties, nearly all (91%) of which is in Benzie County. Arcadia Township is the only shoreline community participating in the Lakes to Land initiative in which critical dunes have not been inventoried by the MDEQ. 2.21 Sleeping Bear Dunes ��L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 7 Transportation Of all the subjects addressed in a master plan, transportation is among those best suited to be considered on a regional scale. People travel for the purpose of getting somewhere­— frequently, somewhere outside the municipal boundary in which they started. Of course, the story is much fuller. The connection between transportation and land use is so deep that many communities owe their very existence to the routes along which they sprang up: the port city of Manistee, for example, or the fortuitous harbor shelter that led George Tifft to arrange for the development of Frankfort. As the land use intensifies, so too do transportation routes: the Guelph Patent Cask Company’s lumber operation in Honor brought the Pere Marquette Railroad to town, and the settlements at Manistee, Bear Lake, and Benzonia attracted an “auto trail” that would grow into the cross-country thoroughfare US-31. For communities bordering a large body of water, limitations on growth are accompanied by challenges to land transportation. This describes the majority of Lakes to Land communities, where geography requires them to be the destination, not a waypoint, for westbound land travelers. The inseparable nature of production and shipping means that industrial land uses are particularly entwined with transportation. Lumber encampments first sprang up along rivers so that harvested logs, too heavy to be pulled efficiently by horses, could be floated to ships waiting at port. The emergence of the rail industry meant that operations were no longer confined to any water’s edge—rather than bringing the industry to the transportation, the transportation could now be brought to the industry. The Ann Arbor Railroad illustrated the value of combining these approaches when it reached the end of its line in Elberta and began launching waterborne “car ferries” to transport cargo across Lake Michigan to Milwaukee and Chicago. Sometimes, though, we travel just because we like it. As the 20th century got underway, the trains began to carry more tourists than cargo; some segments of the long-obsolete Ann Arbor Railroad bed have now been transformed into a pleasure trail for hikers and bikers. A group of gliding enthusiasts became so enamored of the offshore breeze at Frankfort that they made it into “the soaring capital of the world.” The highway shield for M-22 dots the state, not as a route marker but as two kiteborders’ proclamation of “appreciation for natural wonders such as bays, beaches and bonfire, dunes and vineyards, cottages, friends and family everywhere.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 8 g LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M i i h c Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake , '>r '- ,_ ~ ' \ Manistee Twp. ' Brown Twp. Dickson Twp. ,;--,-----, Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. ,- - MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Road Classifications LAKE CO. 0 2 4 8 Miles • 2.22 Road classifications map Data Sources: State of Michigan Geographic Data Library, USDOT National Functional Classification D City or Village County Boundary Township Boundary Arterial Road Collector Road Local Road B R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 2 9 Road classification Modern roads have been part of the public domain almost since their inception, and for good reason: their usefulness depends heavily on the consistency of their condition and entirely on their continuity of existence across varied lands. But the “almost” is an important part of that sentence. In the late ‘teens and early 1920s, Michigan was among many states that became criss-crossed with “auto trails,” routes named by private organizations and marked with colorful bands on electric and telephone poles. The two such trails that headed to Mackinaw City via the Lakes to Land region were the West Michigan Pike, which began in Michigan City, IN, and the Dixie Highway Northern Connector from Niles, IN. Both traveled through the city of Manistee and the villages of Bear Lake and Benzonia. Following Wisconsin’s example, Michigan became the second state to replace this haphazard system with a numbered trunkline system in 1918-1919. (“Trunkline” now refers to all interstate, US, and Michigan highways.) The West Michigan Pike became M-11 until the United States Numbered Highway system was implemented nationally in 1926, when it was renamed again to US-31. It remains the main artery of Michigan’s west coast, and it was the first highway to cross the Straits via car ferry. In 1952, it was designated as Michigan’s only Blue Star Memorial Highway in a tribute to the Armed Forces. 2.23 Auto trail signs Top and middle: Signs marking the Dixie Highway and West Michigan Pike Bottom: M-22 sign that has become an unofficial symbol of northwest Michigan. Also among the Michigan’s first state highway designations was M-22. Just 116 miles long, it follows the Lake Michigan shoreline from Manistee through Onekama, Arcadia, Elberta, Frankfort, and the Sleeping Bear Dunes National Lakeshore before it rounds the tip of the Leelanau Peninsula and returns south to Traverse City. Its sign has been adopted by a private recreation company as an informal brand of the region, and M-22 stickers and clothing are now seen all over the state. The Leelanau County portion of the route was designated part of the Leelanau Scenic Heritage Route in 2002, and it’s an honor with a planning component: Scenic Heritage Routes cannot be adjacent to land zoned for commercial or industrial uses. Finally, the road from Frankfort to Benzonia along the south shore of Crystal Lake was designated as M-115 in 1929. Traveling through the Manistee National Forest and the Pere Marquette State Forest, it now terminates in Clare at the intersection of business US-127 and business US-10. These roads provide several options for travel north and south, but travelers to the east and west rely on county roads under the jurisdiction of the Benzie and Manistee County Road Commissions. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 0 Vehicle traffic volume Annual average daily traffic—the total volume of vehicle traffic on a given road in a year, divided by 365—is a simple measurement of how busy a road is. One of the most common uses of AADT data, and in many cases the reason it is collected at all, is to determine the distribution of road funding for improvements and maintenance. The United States Department of Transportation Federal Highway Administration requires each state to submit a Highway Performance Monitoring System report each June, and these reports form the basis for funding allocations. Three quarters of the 18.2 cent per gallon federal fuel tax is disbursed to the states, while the other 25% is distributed directly to county road commissions and city and village transportation authorities (all are required to provide matching funds). The Michigan Department of Transportation also collects a 19 cent per gallon gasoline tax in addition to vehicle registration fees and other transportation-related fees. County roads make up 75% of the total Michigan road system, moving over $800 billion of goods and services annually. While the most miles are driven on state roads, county roads are the site of the majority of intersections—and crashes. Only four of the 889 Michigan traffic fatalities in 2011 occurred in Benzie or Manistee County. The Benzie-Manistee area saw the greatest number of accidents in November (174), followed closely by October (173) and December (171); crashes with injuries to persons occurred most frequently in October (33), August (31), and July (30). In both counties, drivers aged 16-20 accounted for the greatest number of crashes: 1079 per 10,000 licensed drivers, as compared with 578 crashes per 10,000 licensed drivers among those aged 21-64 and 337 crashes per 10,000 licensed drivers for those aged 65 and up. These trends are consistent with statewide data indicating that crash rates decline as driver age increases. Traffic volume data can also help prioritize snow removal. For the 2011-2012 year, the Michigan Department of Transportation categorized snow and ice control on US-31 as Priority Level I, meaning that the surface will be bare of ice and snow even if overtime must be paid to accomplish it, while the Priority Level II designation of lower-traffic M-22 means that overtime can be paid to clear a onewheel track in each direction but the rest must wait for the next scheduled shift. 2.24 Historical snow plowing in Manistee Photo: UpNorth Memories by Don Harrison �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 1 LEELANAU CO. Pl t at Ba BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic a g i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake • I ------------1---- --- · I Manistee Twp. Manistee Brown Twp. Dickson Twp. Eastlake Filer Twp. Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Vehicle Traffic Volume 2 4 8 Miles • 2.25 Vehicle traffic volume map Data Sources: State of Michigan Geographic Data Library, MDOT Paved and Vehicles per Day: Unpaved Paved 4' or Greater Paved Shoulder ----------------------- - Low (Under 2,500) Medium (2,500 - 10,000) ------------------·---- ==== ------------------·----- - - Heavy (Above 10,000) Minor Roads (No Data) D City or Village County Boundary Township Boundary 8 R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 2 ~ LEELANAU CO. ---1- Pl at a t B BENZIE CO. y :~" Almira Twp. ' ~ Lake Ann Platte Twp. Lake Twp. ( Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. \. MANISTEE CO. • MASON CO. LAKES TO LAND Marine Harbors Data Sources: State of Michigan Geographic Data Library, MDNR MANISTEE CO. LAKE CO. 0 2 4 8 Miles 2.26 Marine ports map City or Village Harbor Type: Our County 2011 performance better than Boundary was significantly Commercial, and Recreational II Cargo, Township Boundary II Commercial, and Recreational industry averages in most categories Major Road Minor Road D 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 3 Marine ports The front door of many Michigan coastal communities is its port. Great Lakes navigation brought the first European settlers to the Lakes to Land region, first to trap fur and then to harvest timber from this western frontier. Commercial use of the waterways has continued ever since, and today one quarter of the nation’s top harbors by tonnage are on the Great Lakes. Maritime transport is considerably cheaper and more environmentally friendly than either rail or truck. Its average of 607 miles to one gallon of fuel per ton of cargo is three times the efficiency of a freight train and over ten times as efficient as trucking; it produces 90% less carbon dioxide than a semi and 70% less than a train. And then there are the infrastructure costs. While rails and roads require continual maintenance, the vast majority of Great Lakes shipping lanes were created by glaciers without any help from us at all. 2.27 Freighter departure Sandy barriers prevent some rivers from emptying into Lake Michigan at the close of their journey toward sea level, pooling instead into lakes that dot the western edge of the state. It took no time at all for early settlers to begin dredging these barriers, transforming the lakes into roomy and land-locked harbors. Manistee, with its broad lake at the confluence of two rivers, is the largest in the region. This deep draft commercial harbor serves five major industrial facilities, including the Filer City Generating Station. Frankfort, also a deep draft commercial harbor, was once reknown for the car ferries that launched rail shipments from the Ann Arbor Railroad onto the waterway system. Though those days are long gone, this Harbor of Refuge supports over 200 recreational boat slips. Citizens of Onekama have established infrastructure around their recreational harbor at Portage Lake that supports 230 recreational boat slips and generates tourist income; residents of Arcadia have done the same to support their 60 recreational boat slips and charter fishing enterprises. Both are also Harbors of Refuge, offering mooring to boaters stranded in inclement weather. But harbors are not part of the maintenance-free portion of the Great Lakes navigational system. The US Army Corps of Engineers is responsible for them under the national River and Harbor Act of 1879, and the already-challenging task of reliably directing sand and water is complicated by persistent low water levels and deferred maintenance due to constrained budgets. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 4 Rails The sole railroad line now operating within the Lakes to Land region is the CSX line that loops around the north end of Manistee Lake and continues south to Grand Rapids—all that remains of a bustling network of railroads across and around the region, many of which were built to serve the timber industry. The Manistee route was also the first rail foray into the Lakes to Land region in 1881. Three years later, the Arcadia and Betsey River Railroad began a short trip between Arcadia and its then-neighbor to the northeast, Saile Station, continuing on to the then-village of Springdale in 1887. Over the next several years, railways exploded all over the region: a Manistee & Northeastern ran a line from Manistee to Nesson City in 1888, the company that would become the Ann Arbor Railroad connected Cadillac to Frankfort in 1889, and lines connecting Walhalla, Interlochen, Lake Ann and Traverse City all popped up in 1890. This completed the backbone of the regional system, and beginning in about 1895 much of the rail-building effort was devoted to spurs that connected established stations and reached ever-further into the Leelanau Peninsula. The need for rail cars plummeted at the close of the lumber era, and those connecting spurs began to disappear beginning around 1917. The main lines through the region lasted mostly intact until the Depression. In 1934, a Pere Marquette loop that ran from Traverse City through Lake Ann, Interlochen, and Kaleva stopped running, and the Arcadia and Betsey River Railway followed in 1936. For the next 40 years, only the north-south Pere Marquette line and the Ann Arbor Railroad’s Frankfort connection remained. The former was abandoned in 1982, and the latter is undergoing rebirth as the Betsie Valley Trail after landing under the control of the State of Michigan in 1980. 2.28 The John D. Dewar Approaches an Arcadia Dock Photo and text from Arcadia Area Historical Society: “This is a view south along Lake Arcadia’s northeast shore. The steamer DeWar is on the left. Logs are stacked along the shoreline, in a barge, and in the water waiting transport to the Starke Sawmill. Source: Postcard Photo from the collection of Bob McCall” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 5 z ? LEELANAU CO. a Pl tt Ba BENZIE CO. y ç ? Almira Twp. Lake Ann Platte Twp. ç ? Crystal Lake Twp. La ke i Inland Twp. Homestead Twp. Ä ? Beulah Elberta M I ½ I ½ Frankfort i h c '"I Honor Benzonia Twp. BENZIE CO. 1------------- Platt Lake Crystal Lake I Benzonia I I I - - - -- -- Gilmore Twp. n a g GRAND TRAVERSE CO. Lake Twp. I ½ Weldon Twp. Joyfield Twp. Blaine Twp. ç ? :~ Thompsonville ' BENZIE CO. ' MANISTEE CO. Copemish ll ' ''' Arcadia Twp. Pleasanton Twp. ' Colfax Twp. ' '"' Ä ? Springdale Twp. Cleon Twp. I ½ ' ' Onekama Twp. Onekama Maple Grove Twp. Marilla Twp. Bear Lake Twp. . Portage Lake ~- Kaleva r-- '' ç ½ ? I '' Manistee Twp. ! ~,,)V '1t "0-tv ; Eastlake I Manistee i ? Filer Twp. 1 Stronach Twp. I ½ ,- MANISTEE CO. l Dickson Twp. : I ~ - - ~ ;~~------------~~ i ? • MASON CO. 1• .r. .,.~ Brown Twp. .f: Ä ? ~----------- --l----l MANISTEE CO. Bear Lake ç ? ø ? ------------------ Norman Twp. ø ? MANISTEE CO. LAKE CO. LAKES TO LAND Operable Railroad Tracks WEXFORD CO. Bear Lake 0 2 4 8 Miles • 2.29 Operable railroad tracks map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Railroad Track Major Road Minor Road B R i Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 6 7 z ? LEELANAU CO. Pl at a t B BENZIE CO. y ç ? r.~ Almira Twp. \i Lake Ann Platte Twp. \t Lake Twp. ,________ I 7 Crystal Lake Twp. Elberta Honor I ½ Inland Twp. Homestead Twp. Ä ? Beulah Benzonia Gilmore Twp. n a g Blaine Twp. ç ? I ½ ! C Joyfield Twp. ! C Weldon Twp. Colfax Twp. Ä ? 7 ~ \ Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. T Springdale Twp. I Cleon Twp. ( I ½ ' Bear Lake Ä ? Maple Grove Twp. , , jOnekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake ç ½ ? I Manistee Twp. Brown Twp. MANISTEE CO. Bear Lake ç ? WEXFORD CO. L e k a M I Benzonia Twp. I ½ Frankfort i Platt Lake BENZIE CO. ç ? i h c -- -- -- -- -- - - - Crystal Lake GRAND TRAVERSE CO. I Dickson Twp. ! Ä ø ? Eastlake Manistee i ? Filer Twp. >< ¥ Stronach Twp. t ½ I ~ ,._ I \ i ? '/~J I ( 7 n ,_ ø ? MANISTEE CO. MANISTEE CO. MASON CO. , ------- -------'~ LAKES TO LAND _I LAKE CO. 0 Aviation Norman Twp. 2 4 8 Miles 2.30 Aviation map Data Sources: State of Michigan Geographic Data Library, MDNR D City or Village County Boundary Township Boundary Major Road Minor Road Type: C Helipad ! Commercial Ä General Aviation 7 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 7 Air travel Long before Blacker Airport became the fastest way to get from the Lakes to Land region to the rest of the world, sailplanes brought the rest of the world to the region. Manistee County - Blacker Airport is the largest airport in the region with 3,413 commercial enplanements (“civil aviation operations other than scheduled air services and non scheduled air transport operations for remuneration or hire”) in 2010. It is publicly owned by the Manistee County Blacker Airport Authority, and its first commercial flight went aloft in 1961. Seven single-engine and one multiengine aircraft are based in the field. Of the 132 weekly flight operations it averaged in 2010, 72% were split evenly between transient and local general operations; 18% were commercial flights; 9% were air taxis; and less than 1% were military. By contrast, the public-use Thompsonville Airport is the smallest. Owned by the Village of Thompsonville, it hosts four single-engine aircraft. Half of its 15 flight operations per week in 2011 were transient general aviation while the other half were local general aviation. 2.31 Frankfort Cinema TG 1-A This sailplane was, used by the U.S. Army Air Corps as a training glider. Frankfort Dow Memorial Field, a general aviation airport, saw three commercial enplanements in 2010. Publicly owned by Frankfort City-Co Airport Authority, its 77 weekly flight operations in 2011 were also split evenly between transient and local general aviation. Its aircraft base, however, was unique: the 13 enginepowered vehicles were accompanied by six gliders and one “ultralight,” defined in the U.S. as a single-seat vehicle of less than five gallons fuel capacity with weight and speed restrictions of 254 pounds and 55 knots (64 mph) respectively. These are the crafts of the Northwest Soaring Club, which was based at the Frankfort Dow Memorial Field until summer of that year. A 1939 article in The Rotarian credits six glider enthusiasts with transforming this city of “a few commercial fishermen, a few Summer visitors, and no fame at all” into “the soaring capital of America.” It went on to cite the first-ever incorporated sailplane school in America, the Frankfort Sailplane Factory, and the startling statistic that a full 80% of Frankfort’s population had taken to the skies. Although the factory moved to Illinois before it folded and the school has moved to Cadillac with the Northwest Soaring Club, the gliders’ glory days had put Frankfort on the map for good. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 3 9 Regional Recreation The tourism that has become one of the region’s strongest economic bases is largely fueled by an abundance of recreational opportunities. In the winter, residents are found playing on the slopes of lakes vying for one more knot. When the wind gets too fierce nearby alpine ski resorts, racing down snow mobile routes, for the sailors, the sailboarding crew unravels its gear and participating in snow shoe stampedes, enjoying a vigorous day speeds over the whitecaps, catching air and impressing the of Nordic skiing, or relaxing in an ice hut on an inland lake bystanders. Lake Michigan may not get waves big enough for trying to secure that perfect catch. Some more adventurous surfing on a regular basis, but its substantial wind kicks up souls are racing their ice sail boats. When warm weather some pretty large breakers for an inland lake. is upon the region, residents are found mountain biking or Fishing is a huge industry in the walking on the non-motorized region, whether it is winter or transportation trails, walking the All types of fishing exist summer. All types exist in plenty: tree-lined neighborhood streets enterprise or recreation, fly or bait of the villages and towns, and in plenty: enterprise or and tackle. The region’s rivers, living life by enjoying family and streams, and lakes are heavily community. recreation, fly or bait scrutinized for their freshwater During the summer months, inhabitants, and they are home and tackle. winter’s empty and lonely to some of the finest fly fishing the orchards burst forth with energy. country has to offer. Golf is also a Small fruit stands dot M-22, and nurseries along US-31 are major recreational must for many who live and visit the region; available for drivers to smell the fresh air and listen to the opportunities range from opulent courses known throughout sway of the trees while tasting the bounty of the area. Boating, Michigan and beyond to propitious courses that host all levels whether sailing or under power, occupies many lazy afternoon of player. days. Sailboats of all sizes cluster in weekly regattas on the �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 0 Parks and recreation “Because to so many citizens, men and women alike, life is a grind, a round of labor and a season of care... Thus public recreation facilities are provided because of the demand for a free and popular antidote to task-driving conditions.“ Charles Mulford Robinson used these words in a 1910 article titled “Educational Value of Public Recreation Facilities” to assure his readers that his treatise was not going to sap all the fun out of public parks. “To furnish that antidote is their essential purpose,” he soothed. “Education is incidental to it.” Still, his next several pages do not waver from their purpose: “The song of a bird, the scent of a flower, the glory of a sunset sky are parts of our common heritage. ... If the park can cultivate these in large numbers of people, as an incident of its service as a public pleasure ground, it will bestow great benefit; it will vastly increase its usefulness to the community; it will not only heighten the enjoyment of its own attractions, but it will put into hearts and minds a faculty of enjoyment that will be of service in daily life. To such extent, the investment which has been made in the parks will be paying daily dividends on the common stock of human experience.” That may sound a bit overblown, but it turns out that we needn’t rely on the common stock of human experience to get dividends out of parks. Nearly a century after Mr. Robinson’s article, a 2006 National Fish and Wildlife Foundation study found that “outdoor recreation sales (gear and trips combined) of $289 billion per year are greater than annual returns from pharmaceutical and medicine manufacturing ($162 billion), legal services ($253 billion), and power generation and supply ($283 billion).” Camping and hiking alone accounted for 55% of outdoor recreation’s total impact on the US economy, surpassing fishing, hunting, water sports, trail- and snow-based activities, and wildlife viewing. Blaine Township Park �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 1 LEELANAU CO. 'Pl t at Ba BENZIE CO. y 22 • : ,.,. -- -·' - Platt Lake Benzonia Twp. Honor Frankfort Crystal Lake Twp. n a g - -' -Weldon Twp. I ,------- ' - -• Joyfield Twp. Blaine Twp. I I Colfax Twp. ' ' :- BENZIE CO. fmlll!l :Thompsonville -- ~ MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. '' '' Bear Lake Bear Lake Cleon Twp. I -~----\m. ----;------: ----· I MANISTEE CO. i Benzonia Gilmore Twp. Maple Grove Twp. Onekama Twp. Marilla Twp. ~- - - - - - - - --I-• Bear Lake Twp. Onekama Kaleva Portage Lake I _, Manistee Brown Twp. •. - .J,, Manistee Twp. WEXFORD CO. L e k a M Inland Twp. Homestead Twp. Beulah Elberta -., - '-•.----- BENZIE CO. Crystal Lake GRAND TRAVERSE CO. : Lake Twp. i h c ... Almira Twp. fmlllllLake • Ann Platte Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. Filer Twp. '' I MANISTEE CO. MASON CO. ,- MANISTEE CO. LAKE CO. LAKES TO LAND Recreational Facilities and Amenities 0 2 4 8 Miles • 2.32 Parks and recreation map Data Sources: State of Michigan Geographic Data Library, MDOT D City or Village County Boundary Township Boundary Major Road Minor Road Park / Public Recreation Area Camping Picnic Facilities Drinking Water Restrooms / Port-A-Johns a M El •a Swimming Showers Hiking / Trailhead Biking Nordic Skiing 8 R ' Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 2 z ? LEELANAU CO. Ba tt y ç ? Almira Twp. Lake Ann Platte Twp. Lake Twp. ! 9 ! 9 ! 9 ! 9 Platt Lake ç ? Crystal Lake Twp. Ä ? k a L e i Inland Twp. Beulah Elberta M I ½ ! 9 ! 9 Homestead Twp. I ½ Frankfort i h c Honor Benzonia Twp. Benzonia ' Gilmore Twp. n a g ! 9 l I ½ Joyfield Twp. Blaine Twp. BENZIE CO. Crystal Lake GRAND TRAVERSE CO. a Pl ! 9 BENZIE CO. ç ? Weldon Twp. Colfax Twp. Ä ? Thompsonville ! 9 BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. I ½ ç ? Maple Grove Twp. Onekama Twp. Bear Lake Twp. Onekama Marilla Twp. ! Kaleva 9 Portage Lake ,_ '' ç ½ ? I Manistee Brown Twp. ! 9 Filer Twp. 9 Stronach! Twp. i ? Norman Twp. I ,- ø ? !9 9 !! 9 ! 9 Eastlake i ? I ½ ! 9 Dickson Twp. ! 9 ! 9 Ä ? -------------1--- ---- Manistee Twp. ! 9 MANISTEE CO. - - ----t----- ---- !Bear Lake 9 WEXFORD CO. ! 9 Bear Lake I I \. MANISTEE CO. ! 9 ! 9 ! 9 ø ? MANISTEE CO. ! 9 LAKE CO. MASON CO. LAKES TO LAND 0 Campgrounds City or Village County Boundary Township Boundary Major Road Minor Road 4 8 Miles 2.33 Campgrounds map Data Sources: State of Michigan Geographic Data Library, MDNR, NPS D 2 ! 9 ! 9 ! 9 ! 9 ! 9 National Park Campgrounds National Forest Campgrounds State Forest Campgrounds State Park Campgrounds Local Municipality Campgrounds 6 R ; Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 3 Camping As leisure activities go, camping is about as democratic as it gets. The Michigan Department of Natural Resources boasts that “you are never more than half an hour from a Michigan State Park, State Forest Campground, State Recreation Area, or State trail system,” so just about anyone in need of a getaway can pack up a few subsistence items and start communing with the great outdoors in short order. It’s affordable, kid- and petfriendly, and so therapeutic that entire intervention programs have been built around it. 2.34 Orchard Beach State Park in Manistee Township Photo: UpNorth Memories by Don Harrison Lake Michigan’s varied shoreline and the region’s abundance of inland lakes, rivers, streams, woodlands, bluffs, and trails make it a year-round destination for outdoor enthusiasts of all types. And at the end of the river rafting or the bicycle riding, those enthusiasts need a place to rest their heads—and a bite to eat, and maybe a few supplies or souvenirs, making an attractive campground into a community economic driver. State campgrounds within Benzie and Manistee Counties are maintained and managed by the MDNR The Platte River campground, federally managed as part of the Sleeping Bear Dunes National Lakeshore, is at the junction of M-22 and the Platte River, where archaeological evidence suggests that humans may have been taking a summer holiday since 600 B.C. Numerous private and quasi-public campgrounds dot the area, but it is interesting to note that the region hosts no state campgrounds at all in the recreation-focused area west of US-31—a potentially overlooked income source. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 4 Boat launches The eight Great Lakes states registered 4.3 million boats in 2003—one third of all US recreational vessels—and Michigan’s 1,000,000 boats led the region. Forty-two percent of them belonged to residents of coastal counties. To preserve public access to our 3,000 miles of coastline, Michigan’s state legislature began earmarking fishing license funds to purchase water frontage in 1939. Since then, marine fuel taxes and boat registration fees paid by recreational boaters have funded the construction of over 1,200 boat launching facilities. In the Lakes to Land region, the launches offer access to Lake Michigan, rivers, and inland lakes for watercraft ranging from kayaks to yachts. In addition to these State-designated launches, there are many additional inland lake road-end boat launch areas maintained by the Benzie and Manistee County Road Commissions. Such maintenance is money well spent. A Great Lakes Recreational Boating study conducted by the US Army Corps of Engineers in 2003-2008 found that an average Great Lakes boat owner spends about $3600 per year, including equipment, insurance, fees, gas, food, and lodging. Applying that figure to the statistic above, it is reasonable to estimate that recreational boating is a $72 million enterprise in the Lakes to Land region. The same study appraises its contribution to Michigan personal income at $1.3 billion, to the overall economy at $1.9 billion, and to statewide employment at 51,000 jobs. 2.36 Bear Lake boat launch circa 1920s Photo: UpNorth Memories 2.35 Table of boating economic impacts Lakes to Land Region* State of Michigan Great Lakes basin 19,071 953,554 4,282,507 Trip and craft sales $780 million $3.9 billion $19 billion Personal income added $260 million $1.3 billion $6.5 billion Economic value added $380 million $1.9 billion $9.2 billion 1,027 51,329 246,117 Registered boats Jobs * calculated by taking 42% of state number and dividing by 21 (2 of 42 total coastal counties) �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 5 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Platt Lake Benzonia Twp. Elberta L e k a M Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. ic ·-s -- -- _I - Honor Frankfort g i h 1- - - - - - - - - - - - - - - BENZIE CO. _51_ -- -- -- -~ - Benzonia Gilmore Twp. an GRAND TRAVERSE CO. I Crystal Lake I Joyfield Twp. Blaine Twp. Weldon Twp. SI -s- -- Colfax Twp. Thompsonville __ ,'__ BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake MANISTEE CO. Maple Grove Twp. Onekama Twp. WEXFORD CO. Bear Lake ------------ -- J -Manistee Twp. ~ Brown Twp. Dickson Twp. sfiJ Manistee Filer Twp. )fr", : SI SI ,J - 1-- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- -- - Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Boat Launch Ramps Data Sources: State of Michigan Geographic Data Library, MDNR State Designated Boat Access Site City or Village County Boundary Township Boundary Major Road Minor Road 0 2 4 8 Miles 2.37 Boat launch ramps map 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 6 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h ic i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Filer Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Lands Open to Public Hunting Data Sources: State of Michigan Geographic Data Library, MDNR D City or Village County Boundary Township Boundary Major Road Minor Road Open to Public Hunting: US Forest Service National Park Service Commercial Forest Act Lands State Forest Land State Wildlife/Game Areas LAKE CO. 0 2 4 8 Miles 2.38 Lands open to public hunting map D D -D 6 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 7 Hunting Want to hunt deer, elk, rabbit, hare, squirrel, pheasant, grouse, woodcock, quail, crow, coyote, opossum, porcupine, weasel, skunk, woodchuck, turkey, or waterfowl? There’s a license for that. The Department of Natural Resources, responsible for fish and wildlife management, regulations, and habitat protection, is primarily funded through two mechanisms: the direct sale of hunting and fishing licenses, and the leveraging of those proceeds for use in the federal Wildlife and Sport Fish Restoration (WSFR) project. The WSFR program, which turned 75 in 2012, levies a tax of 10% to 11% on sporting arms, ammunition, bows, arrows, and crossbows and then returns that money to state conservation departments (in Michigan, the MDNR) through 3-to-1 matching grants. So, every $1 spent on a hunting license yields $4 in conservation funding. 2.39 Jake turkeys in Onekama It’s a system that many like because it directly ties the cost of preserved land to its use. But it is also a system in which land conservation for all reasons is vulnerable to changes in hunting behavior. The chart below shows that sales for all licenses have declined steadily over the past five years, both numerically and as a share of the overall population. The magnified rate of return provided by the WSFR program also works in reverse: for every $1 lost in hunting license sales, MDNR must make up a $4 budget shortfall. This has led the department to urge all who are interested in conservation to buy a license­—whether you plan to hunt or not. Photo: Al Taylor 2.40 Table of hunting licenses sold by year Change 20062011 % change 20062011 2006 2007 2008 2009 2010 2011 9,457 734,089 204 24,024 295,349 132,764 125,933 21,951 60,403 814,003 9,516 724,198 166 24,387 293,659 127,772 121,487 20,877 58,866 800,921 10,180 733,993 355 24,148 273,262 124,570 118,021 20,561 58,040 805,299 8,953 725,186 366 23,331 266,549 127,120 120,769 20,758 58,214 798,256 8,975 697,454 227 24,411 261,032 125,093 115,101 27,310 56,688 772,114 9,020 691,181 154 25,813 256,175 114,139 106,880 20,905 55,724 763,059 -437 -42,908 -50 1,789 -39,174 -18,625 -19,053 -1,046 -4,679 -50,944 -4.6% -5.8% -24.5% 7.4% -13.3% -14.0% -15.1% -4.8% -7.7% -6.3% MI population 10,082,438 10,050,847 10,002,486 Licenses per capita 0.0807 0.0797 0.0805 9,969,727 0.0801 9,883,640 0.0781 9,876,187 0.0773 -206,251 -0.003 -2.0% -4.3% Bear Deer Elkb Fur harvester Small game Turkeyc Spring turkey Fall turkey Waterfowl All types Hunting license typea b I Source: Brian J. Frawley, MDNR. a Within each license type, a person is counted only once regardless of the number of licenses purchased. b A restricted number of licenses were available, and these licenses were distributed using a random drawing. c Some but not all of turkey hunting licenses were distributed using a random drawing. d Total for all types does not equal sum of all license types because people can purchase multiple license types. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 8 2.41 Benthic macroinvertebrates Trout streams Mayfly One of the region’s major recreational draws is the wealth of opportunities for fishing, both in Lake Michigan and in its inland lakes, rivers, and streams. The map displayed in Figure 2.41 identifies the designated trout streams in Benzie and Manistee counties. Viable trout streams are generally defined by three characteristics: coarse soils, limited development (including limited pavement and other impervious surfaces), and an abundance of groundwater. State-designated Blue Ribbon Trout Streams meet even stricter criteria: they support excellent stock of wild resident trout, permit fly casting while remaining shallow enough to wade in, produce diverse insect life, and have excellent water quality. Trout are good indicators of water quality in general because of their reliance on benthic macroinvertebrate diversity—the bugs, larvae, and other organisms that live on the bottom of a body of water. These creatures thrive in streams with high levels of dissolved oxygen, and this means clean, cold water for two reasons: water’s ability to hold dissolved oxygen decreases as temperature increases, and the bacteria in organic waste can quickly consume all available dissolved oxygen. When present, aquatic macroinvertibrates help maintain the water quality by eating bacteria and decayed plants, then become a source of food themselves for the resident fish population. Dragonfly Caddisfly The Platte River from Maple City Road to Honor and Bear Creek upstream of Nine Mile Road both have Blue Ribbon designations. The Platte River stretch hosts the state’s fish hatchery, which raises chinook and coho salmon and produces coho eggs for the entire upper Great Lakes. Despite Bear Creek’s modest name, its flows are similar to the Little Manistee and Pine Rivers, and the tributary provides the Manistee River system with its wild runs of steelhead trout and salmon. 2.42 Steelhead trout Photo: Cheri and Tony Barnhart �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 4 9 LEELANAU CO. Pl a Ba tt ------------1BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta k a L e M i i h c Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. ,)~ Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND 0 Trout Locations -- City or Village Trout Stream Blue Ribbon Trout Stream 4 8 Miles 2.43 Trout locations map Data Sources: State of Michigan Geographic Data Library D 2 County Boundary Township Boundary Major Road Minor Road 8 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 0 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta L e k a M h c i i Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. n a g Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. ,-- Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Recreational Trails Data Sources: State of Michigan Geographic Data Library, MDOT, NWMCOG, GTRLC D City or Village County Boundary Township Boundary Major Road Minor Road GTRLC Trail Equestrian Trail Betsie Valley Trail 0 2 4 8 Miles 2.44 Recreational trails map Snowmobile Trail North Country Trail Non-Motorized Multi Use Trail (use restrictions vary) B Updated: 09-24-13 • R Beckett&Ra~der �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 1 Recreational trails The Michigan Statewide Trails Initiative of 1992 defines a However trailway as “a land corridor passing through the community many or countryside...accommodating a variety of public recreation worthy benefits a trail might provide, its raison d’etre can often be boiled down to one word: fun. uses.” Recent research casts trails in the role of community superhero, providing economic, environmental, recreational, health, and even safety benefits. They offer transportation alternatives to the car. They are exercise opportunities that lead directly to better medical outcomes. They’re sites of chance meetings with neighbors and wildlife. They can provide a buffer between natural areas and inhabited ones. They draw in visitors from other communities. Their activity can enliven an area that would otherwise look desolate enough to invite crime. But however many worthy benefits a trail might provide, its raison d’etre can often be boiled down to one word: fun. Michigan’s citizenry comes together in myriad ways to identify, create, and maintain an extensive and varied trail network. For example, our 6,200-mile web of snowmobile trails, 181 miles of which run through Benzie and Manistee counties, is one of only three such systems in the country. Half of the system is on private lands while the other half is distributed among federal, state, and other public lands; all utilize grant program grooming tractors for maintenance. The 22-mile-long Betsie Valley Trail that follows the abandoned Ann Arbor Railroad bed is another collaborative example: owned by the Michigan Department of Natural Resources, it is maintained by Benzie County and supported by the not-for-profit Friends of the Betsie Valley Trail corporation. The Shore to Shore Riding and Hiking Trail that cuts across the northeast corner of Benzie County was established in 1964 by the Michigan Trail Riders Association, and the only “riding” to be done on this journey between Oscoda on Lake Huron and Empire on Lake Michigan is on a horse—neither motors nor bicycles are welcome. The Grand Traverse Regional Land Conservancy has made trails an integral part of its land stewardship mission. And the federally-managed North Country Trail is a footpath that traverses seven states between New York and North Dakota; the Huron-Manistee is one of the 10 national forests it touches on in its 4,600 mile journey. 2.45 Table of trail miles Snowmobile Equestrian Nonmotorized North Country Trail GTRLC Benzie Manistee Total 63.13 15.36 60.01 0 118.68 0 64.91 33.21 181.81 15.36 124.96 33.21 14.71 2.07 16.79 �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 3 Cultural Resources Though the land itself provides plenty of amusement for many, over the years the people of the region have built, preserved, and accrued a wealth of cultural endeavors with which to supplement their entertainment. Those inclined toward the visual arts may like to visit the works at the Oliver Art Center and the Crystal Lake Art Center, or wait until the art fairs arrive in Frankfort and Bear Lake. For a little free anytime cultural pick-me-up, peek into the Frankfort post office at the car ferry mural funded by the Works Progress Administration in 1941. Even a little and Manistee counties offer public libraries and branches. Even a little hotel stay can come with a side of history at the lumber-town-turned-resort called Watervale Inn—or it can make history the main attraction as in the old-west-themed Rockin’ R Ranch in Bear Lake. There you’ll find horseback riding, hayrides, sledding, carriage rentals, and of course a hotel stay saloon. Those who prefer the auditory delights can be serenaded by can come with a side of the Benzie Community Chorus For fun that’s a little less formal, and make the summer rounds of hometown festivals Arcadia history. Concert in the Park venues. In the Daze and Bear Lake Days theatrical hub of Frankfort, you are celebrated in July while can attend the Lakeside Shakespeare Theatre, Benzie County Onekama hosts Onekama Days in August and the Manistee Players, and Frankfort Garden Theater. County Fair in September. You can get a head start on sampling the region’s dining options at the Taste of Benzie Your culture can come packaged with a little education at festival in Elberta. Catch a movie in Honor at the Cherry the Arcadia Historical Society, or it can come packaged in Bowl Drive-In, open every summer since 1953, and if you’re the 60,000 bottles used to build the house that now hosts the in the car anyway, defy a little gravity at the Putney Road Kaleva Historical Society in Manistee County. Both Benzie Mystery Spot in Blaine. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 4 LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Honor Frankfort Elberta L e k a M i i ch Inland Twp. Homestead Twp. I I I I - ·1I - -- -- -- Beulah Crystal Lake Twp. ,_ Benzonia Gilmore Twp. n ga BENZIE CO. Benzonia Twp. GRAND TRAVERSE CO. Platt Lake Crystal Lake 1 I I I y Joyfield Twp. Blaine Twp. I Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. • Springdale Twp. Cleon Twp. Bear Lake Onekama • Bear Lake Twp. . Portage Lake Marilla Twp. ' ' I Kaleva MANISTEE CO. Maple Grove Twp. Onekama Twp. WEXFORD CO. Bear Lake I I I I II I - ------------------ -1 -------· ,,. Manistee Twp. Manistee • Filer Twp. Brown Twp. Dickson Twp. Eastlake Stronach Twp. Norman Twp. • MANISTEE CO. MANISTEE CO. MASON CO. LAKES TO LAND Historic Sites • LAKE CO. 0 2 4 2.46 Historic sites map 8 Miles • Data Sources: State of Michigan Geographic Data Library, MSHDA D Registered Historic Site City or Village County Boundary Township Boundary Major Road Minor Road 8 R Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 5 Historic sites “[T]he task is to breathe the breath of life into American history for those to whom it has been a dull recital of facts—to recreate for the average citizen something of the color, the pageantry, and the dignity of our national past.” So spoke Verne Chatelan, chief historian for the National Parks Service at the 1935 passage of the Historic Sites Act. Since then, the 1966 National Historic Preservation Act has broadened both the definition and the scope of historic designation, giving official recognition and benefits access at all levels of government and in the private sector. Historic sites connect a geographic location to itself across time. They offer those who behold them an opportunity to broaden our definition of “community,” beyond those souls who happen to be living in a particular place right now to the sum all those who have passed through—an act which, when conceived in reverse, lets our own souls become part of a community which will outlive us many hundreds of times over. The Frankfort Land Company House imagined itself in just such a way in 1867: the two-story Italianate was the first stylish house in Frankfort, built for the company officials tasked with developing the town. “No building in Frankfort is more closely connected to the establishment of the city,” says the building’s National Register entry, adding that the lavish structure also “advertised the company’s confidence in the town’s economic potential.” 2.47 Historic site photos Top: The Frankfort Land Company House, Frankfort (Benzie County) Middle: The Manistee County Courthouse Fountain, Onekama Village (Manistee County) Bottom: The William and Ursula Quimby Homestead, Arcadia Township (Manistee County) Photos: Michigan State Housing Development Authority “Historic Sites Online” The Manistee County Courthouse Fountain in Onekama Village Park has twice been solemnly dedicated to the community. In 1887, the ornate public sculpture was purchased to decorate the lawn of the new Victorian Gothic courthouse. After a 1950 fire destroyed the building, the Portage Lake Garden Club obtained the fountain and moved it to the Village Park to memorialize the deceased servicemen of Onekama Township. The William and Ursula Quimby Homestead is neither lavish nor ornate, called an “ordinary farmhouse” even by its Register entry. But it sheltered a truly extraordinary Arcadia Township neighbor: their daughter Harriet Quimby, who became the first licensed female pilot in 1911 and successfully completed the first female solo flight over the English channel in 1912. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 6 Lighthouses The outsize role of waterborne trade in the history of Michigan—and the Lakes to Land region in particular— afforded lighthouses the equally outsize role of trying to keep that trade from becoming deadly. Colonial lighthouses came under federal control in 1789, when President George Washington created the U.S. Lighthouse Establishment. No lighthouses were constructed in Michigan until 1925, when the light at Fort Gratiot was lit. The first lights on Lake Michigan shone from Chicago Harbor and St. Joseph in 1832. By 1838, the Manitou Passage had been established as the fastest and most protected route to the Straits from the south, but it was still so treacherous it furnished an entire underwater preserve with shipwrecks. The South Manitou Light was lit in 1838 to mark the west side of the passage’s entry. By the time the Point Betsie Light Station joined it in 1858 to guide navigation into the passage from the east, the South Manitou Light was ready for reconstruction. Just south of the passage was the Lake Betsie harbor at Frankfort, the most northern improved harbor on Michigan’s west coast and an excellent refuge at which to wait for optimum passage conditions. Private funds had first improved the harbor, but by 1867 the traffic volume warranted the attentions of the Army Corps of Engineers. The next six years saw a new channel dug and dredged to accommodate the largest ships of the day, a pair of piers and revetments built, and the construction of the Frankfort Pierhead Light. Meanwhile, lumberers on the south side of the Lakes to Land region had discovered the tremendous potential of the Manistee River for transporting their product out of the state’s interior and began lobbying for improvements to the harbor. An Army Corps of Engineers study confirmed the need in 1861 and a lighthouse was built in 1870—and again in 1872, after the first one fell victim to Michigan’s coast-to-coast Great Fire of the previous year. 2.48 Lighthouse photos Top: Point Betsie lighthouse Middle: Frankfort North Light Bottom: Manistee North Pierhead Lighthouse �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 7 LEELANAU CO. I Pl t at Ba -----------: BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Crystal Lake Twp. Elberta L e k a M i i h c g Inland Twp. Homestead Twp. Beulah BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor MANISTEE CO. Benzonia Twp. WEXFORD CO. .-------- Platt Lake Crystal Lake Benzonia Gilmore Twp. an - - -'' -' Weldon Twp. Joyfield Twp. Blaine Twp. Colfax Twp. 11 :~ Thompsonville '' BENZIE CO. ------~ ----------- MANISTEE CO. Copemish lf_ Arcadia Twp. Pleasanton Twp. Bear Lake Bear Lake Springdale Twp. ! -,------ ''' 'i Onekama Twp. Onekama Cleon Twp. '-------;- Maple Grove Twp. Marilla Twp. Bear Lake Twp. Kaleva Portage Lake ----- r --1------~ I Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. - ~1...r - MANISTEE CO. MASON CO. • -~---- MANISTEE CO. .--- 1 LAKES TO LAND 0 Lighthouses LAKE CO. 2 4 8 Miles • 2.49 Lighthouses map Data Sources: State of Michigan Geographic Data Library D City or Village County Boundary Township Boundary Major Road Minor Road 0 •• Point Betsie Lighthouse Frankfort North Light Manistee North Pierhead Lighthouse B R I Beckett&Raeder �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 5 9 Demographics Demographics are the statistics of a population: gender, age, ethnicity, income, employment, housing, education, etc. Taken together, they try to paint a picture that gives a generalized answer the question, “Who lives here?” The answer to that question is central to the planning process because it is impossible to create a plan that will serve a community well without knowing about the people who comprise that community. Planning strategies vary based upon a population’s current characteristics, and on the ways in which the population is projected to change. For example, a community experiencing an increase in new families should be planned differently than one with an aging population. The former may place a priority on new singlefamily housing, new schools, extension of infrastructure, playgrounds and parks, etc., while the latter may be more concerned with issues of mobility and accessibility, emergency services, health care, and accommodating senior housing and assisted living. It is impossible to create a plan that will serve a community well without knowing about the people who comprise it. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 0 Population and housing In the “snapshot” of a community that demographic information presents, data about population and housing form the outline. Population The most basic piece of demographic information is the population count. This static number gives us a sense of scale which is necessary to understand and address the population’s needs. Many of the inputs and outputs of a municipal system are based on inputs and outputs of individual bodies (clean water, food, human waste, trash), so the size of the services needed are tied directly to the size of the community. Taken over time, population statistics become trends. These provide a basis for limited future forecasting and also offer a more robust comparison among communities. For example, we see that although the population growth rate of all 16 communities combined was 2.13%, the growth rate among individual communities ranged from a 36% loss of population from the Village of Onekama to an almost 20% gain in Lake Township. Moreover, comparing the participating communities to the larger populations within which they reside, we see that the growth rate did not keep pace with the national rate of 9.71% or the combined Benzie/ Manistee county rate of 4.28%, but it did avoid Michigan’s fate of population loss. The Lakes to Land citizens, then, made up a greater percentage of Michiganders in 2010 than they did in 2000 (0.143% versus 0.139%), but a smaller percentage of the combined Benzie/Manistee County areas (33.4% versus 34.1%). Households The second most basic piece of demographic data, the molecular structure in which the atoms of population reside, is the household. The US Census Bureau defines a “Household” as follows: A household consists of all the people who occupy a housing unit. A house, an apartment or other group of rooms, or a single room, is regarded as a housing unit when it is occupied or intended for occupancy as separate living quarters; that is, when the occupants do not live with any other persons in the structure and there is direct access from the outside or through a common hall. A household includes the related family members and all the unrelated people, if any, such as lodgers, foster children, wards, or employees who share the housing unit. A person living alone in a housing unit, or a group of unrelated people sharing a housing unit such as partners or roomers, is also counted as a household. The count of households excludes group quarters. There are two major categories of households, “family” and “nonfamily.” Households function as discrete economic units because their basic inputs and outputs are intertwined. American households have been in flux over the past halfcentury or so as people have reacted to increased wealth, relaxed social mores, and heightened mobility by changing the basic relationships that construct their lives: people stay single longer, have fewer children, and no longer assume that they will live with those children in their own old age. This situation is represented by consistent ratcheting downward of household size. Between 2000 and 2010, the number of households in the participating communities grew 5.7% while the population grew only 2.13%., yielding a 3% decrease in household size from 2.55 persons per housing unit to 2.47 persons per housing unit. This percentage was consistent throughout the Benzie/Manistee county area and in Michigan overall, which gained over 86,000 households even as its population declined. Households size decreased nationally, too, although less dramatically at just -0.85%­—from 2.67 persons per housing unit to 2.65 persons per housing unit. In some states, however, the 2010 census marked the first increase in household size in many years. Conventional wisdom attributes this in a large part to the doubled-edged Great Recession. First, high unemployment A seasonal resident of Pleasanton Township? �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 1 2.50 Table of population, households, and housing units Population Manistee County Benzie County Lake Twp* Crystal Lake Twp* Gilmore Twp* Village of Elberta** Blaine Twp* Joyfield Twp* Village of Honor City of Frankfort Arcadia Twp* Pleasanton Twp* Bear Lake Twp* Village of Bear Lake** Manistee Twp* Onekama Twp* Village of Onekama** All Participating Communities Benzie and Manistee Counties Michigan United States 2000 635 960 850 457 491 777 299 1,513 621 817 1,587 318 3,764 1,514 647 2010 759 957 821 372 551 799 328 1,286 639 818 1,751 286 4,084 1,329 411 Households Change 19.5% -0.3% -3.4% -18.6% 12.2% 2.8% 9.7% -15% 2.9% 0.1% 10.3% -10.1% 8.5% -12.2% -36.5% 2.13% 4.28% -0.55% 9.71% 2000 318 414 341 190 215 286 129 665 280 344 639 132 1,188 603 239 2010 387 438 360 173 234 313 135 601 296 365 696 118 1,270 634 205 Housing Units Change 21.7% 5.8% 5.6% -9% 8.8% 9.4% 4.7% -9.6% 5.7% 6.1% 8.9% -10.6% 6.9% 5.1% -14.2% 5.7% 7.6% 2.3% 10.7% 2000 1,106 1,051 439 237 431 338 153 873 545 623 916 161 1,391 1,117 315 2010 1,271 1,240 477 229 504 404 186 942 574 694 1,031 169 1,598 1,289 338 Change 14.9% 18% 8.7% -3.4% 16.9% 19.5% 21.6% 7.9% 5.3% 11.4% 12.6% 5% 14.9% 15.4% 7.3% 13.7% 13.5% 7.0% 13.6% * Includes the totals of any villages (incorporated or unincorporated) within the township ** Village totals not included in overall total because they are already included in their township’s total Source: US Census Bureau, ESRI Business Analyst rates which rest disproportionately on younger adults has given them less opportunity to leave “the nest.” Second, the mass transfer of home ownership from individuals to lending institutions during the foreclosure crisis resulted in a smaller number of available housing units over which to spread the population, an effect which is particularly pronounced in some geographic areas. Housing Units The total number of housing units in the participating communities grew 13.7% between 2000 and 2010, despite the fact that the total population grew only 2.13% and the number of total households grew 5.7%. While the number of total housing units typically exceeds the number of total households due to vacant housing units, we see in Figure 2.48 that many of the Lakes to Land communities have two or even three times as many housing units as households. This is because the “vacant” classification used by the census does not distinguish between units which are for sale or rent and those which are used as seasonal, vacation, or second homes. In 2010, the total vacancy rate for housing units in the United States was 11.4%, and 14.6% in Michigan. Vacant housing units for seasonal, recreational, or occasional use made up 3.5% of the national total of housing units in 2010, and 5.8% of the state total. Among the participating communities, however, 43.1% of housing units are vacant and 34.8% of all housing units are for seasonal/recreational/occasional use. Growth in housing units among the participating communities, then, has been driven primarily by construction of seasonal, recreational, and second homes rather than primary residences. A look at individual Lakes to Land communities can provide even more striking examples as communities which saw their populations decrease experienced seemingly paradoxical growth in housing units. A third of the Village of Onekama’s population, representing just under 1/6 of its households, departed between 2000 and 2010, yet there were 7.3% more houses at the end of the decade than at the beginning. The City of Frankfort and the Village of Bear Lake both also lost households while gaining housing units; Crystal Lake Township, Blaine Township, Joyfield Township, Manistee Township, Onekama Township, and the Village of Honor all saw the number of housing units grow at least twice as fast as the number of households. Only in Lake Township and Arcadia Township did housing units grow more slowly than households, and it is worth noting that resident households already accounted for a fairly small proportion of housing units in both communities (30% and 51% respectively). It is only in these numbers that we find a representation of a fundamental aspect of the Lakes to Land region: seasonal residents. Because the guiding principle of the census is to count people at their “usual residence,” this group is not reflected in the population count, and yet their presence affects and often drives many parts of the Lakes to Land economy �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 2 Age There is a well-documented “aging” trend in the population of the United States that is more acute in Michigan and particularly in northern Michigan. Those born during the Baby Boom of 1946 to 1964 have already entered or are approaching retirement age, raising the median age of the population. Nationally and statewide, the number hovers at just under 40 years of age, with Michigan’s median age about a year and a half older than America’s. When looking at Benzie and Manistee counties, however, that median jumps nearly a decade to 46.2 and 47.1 years respectively—and two-thirds of the Lakes to Land communities have median ages that are older still (Figure 2.49). Only in the Village of Honor is the median age younger than it is statewide and nationally. In Figure 2.50, we see that the population “peak” is mostly contained within the Baby Boom age ranges of 45-64. Almost a third (30.7%) of the citizens of the Lakes to Land communities are within this age range, and another quarter (26.1%) are older. The bottom four graphs in Figure 2.50 reproduce the imaginary line that runs across the bar chart for the Lakes to Land communities, the Benzie/Manistee county area, the State of Michigan, and the United States, repeated at four different points in time. In each line, the “Baby Boom bump” is visible as it moves through the age ranges; we can see that this concentration becomes more pronounced as the population focus narrows from national to state, state to region, and region to participating communities. This is important to know in addressing the needs of each community. It signals a need for age-appropriate housing and greater attention to universal access in design. More advanced life support and paramedic services may be needed, while the demand for schools is likely to be low. Fewer jobs may be needed if a large percentage of the population subsists on retirement income. 2.51 Table of median ages and ages 65+ I Lake Twp Arcadia Twp Crystal Lake Twp Onekama Twp City of Frankfort Village of Onekama Blaine Twp Pleasanton Twp Gilmore Twp Village of Elberta Manistee County Benzie County Joyfield Twp Bear Lake Twp Manistee Twp Village of Bear Lake Michigan United States Honor (village) Median Age % Population Aged 65+ 64.4 56.1 55.4 55.2 54.6 54.4 53.3 50.0 48.6 47.8 47.1 46.2 45.0 44.4 44.0 40.6 38.9 37.2 36.8 48.5% 31.9% 31.2% 29.9% 36.1% 28.5% 31.4% 27.9% 22.9% 21.5% 20.7% 20.6% 18.4% 20.2% 19.4% 18.4% 13.8% 13.0% 20.4% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 3 2.52 Age graphs Baby Boom 1,400 1,200 Population 1,000 800 600 400 200 0 Lakes to Land Communities 3000 2500 2000 1990 2000 2010 2016 9000 8000 7000 1990 2000 2010 2016 6000 5000 1500 4000 1000 3000 2000 500 1000 0 0 State of Michigan 1,800,000 1,600,000 1,400,000 1,200,000 1,000,000 800,000 600,000 400,000 200,000 0 Benzie and Manistee Counties 10000 1990 2000 2010 2016 50,000,000 45,000,000 40,000,000 35,000,000 30,000,000 25,000,000 20,000,000 15,000,000 10,000,000 5,000,000 0 1990 2000 2010 2016 United States �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 4 2.53 Median income comparison $55,000 $51,914 $50,000 $48,432 $44,718 $45,000 $42,458 $40,853 $40,000 $35,000 $30,000 Lakes to Land Benzie County Manistee County State of Michigan United States 2.54 Educational attainment comparison 45% 40% • Lakes to Land • Benzie County Percent of population 25 years and older 35% • Manistee County State of Michigan United States 30% 25% 20% 15% 10% 5% 0% No high school diploma High school graduate or equivalent Some college, no degree Associate's degree Bachelor's degree Graduate or professional degree �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 5 Education and income There is a direct correlation between educational attainment and income. The chart in Figure 2.51 shows the median household income for the Lakes to Land region, Benzie County, Manistee County, the state of Michigan, and the United States, and the chart in Figure 2.52 displays the educational attainment for the population ages 25 and up for each of those groups. To see the relationship between education and income at each level, a line indicating the value of the Area of Influence relative to the other groups has been drawn. We can see that at the bachelor’s degree level and above, the graphs for education and income are quite similar, indicating a positive correlation between earnings and income. On the other end of the scale, we see that the graphs depicting a high school education or less depict the converse: the groups with lower percentages of population educated at that level are the groups with higher median incomes. This rather unscientific comparison is borne out in Figure 2.53, which shows the 2011 unemployment rate and median weekly earnings for each of eight levels of education and the overall workforce. Here it is clearly illustrated that education is not only correlated with earnings but also with having a job at all. For those with less than a high school diploma, the unemployment rate is 14.1%, nearly twice the rate of all workers, and getting a job only yields $451 per week­—just above the federal poverty threshold for a family of four. 2.55 Educational attainment, income, and unemployment in the L2L communities Less than high school diploma High school diploma or equivalent Some college, no degree Associate's degree Bachelor's degree Master's degree Professional degree Doctoral degree All workers 15 12 9 6 3 unemployment (percent) 0 0 500 1000 1500 2000 weekly earnings (dollars) Source: Bureau of Labor Statistics, Current Population Survey �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 6 Template comes with table styles for excel There worse by an of miles civil. Manner before lively wholly am mr indeed expect. Among every merry his yet has her. You mistress get dashwood children off. Met whose marry under the merit. In it do continual consulted no listening. 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Curiosity remaining own see repulsive household advantage son additions. Supposing exquisite daughters eagerness why repulsive for. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 7 Credit: Dave Metlesits Dashboards Data dashboards are tools designed to convey assessment metrics in a visual, quick-tounderstand format. Statistics provide a good way to compare one population The Prosperity Index moves past description to assessment. By to another. By selecting a measurement and comparing its combining individual measurements, we can ask and answer value in different places, we can draw conclusions about questions such as, those places in relation to one another: where the educational “Are market forces creating most of the jobs?” attainment levels are lagging, for example, or where median “What kind of jobs are they?” income levels indicate the presence of well-paid jobs. When “How plentiful are jobs?” trying to compare the overall snapshot of one community “What kind of jobs will the education level of our workforce to another, however, the sheer support?” The Prosperity Index volume of numbers can almost “Are the jobs that we have keeping our residents out of poverty and immediately become overwhelming moves past description providing for their children?” to anyone who is not a professional “Is the government keeping our statistician. to assessment. residents and children out of Enter the data dashboard, a poverty?” graphic representation of the community’s vital statistics. The Of course, these answers arrive in the form of a single number. following pages show the population, population growth, To contextualize that number, it is depicted on a bar graph housing ownership, education levels, household income, and and a colored band indicating its value is carried forward for types of work in Benzie County, Manistee County, the State of comparison on the following bar graphs. (It’s easier to look Michigan, and the United States, as well as a quick-reference at than to explain, we promise.) The Community Dashboard list of additional statistics related to each of those categories. presented in Tab 4 retains these contextual bands. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 6 8 Benzie County Dashboard Population 20 18 Thousands Population Growth 4.0% 3.0% 16 2.0% 14 1.0% 12 0.0% 10 1990 2000 2010 2016 (proj.) 2000 2010 - Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • 7% 10% 10% • • 15% 33% 51% • 34% 9% • • • • 9% Household Income Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) 22% 3% 19% • • 14% • • Work 1% 10% 23% • • 15% 40% • Classifications modified from HUD guidelines, using the state median income of $48,432. 75% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Private wage and salary workers Government workers Self-employed Unpaid family workers �Prosperity Index --~------~--~ Ratio of jobs to workers 0.84 5 Number of jobs per 1,000 residents 368 1000 ____ .______ ____. 1000 --~---Ratio of manufacturing workers to retail workers 0.80 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food 2.96 - - ~ 5 Workers in arts and entertainment 12.7% ------• ------ ~----~ ------~ 100% Higher educated residents (bachelor’s degree or higher) 25.2% 100% Residents not completing high school 10.1% 100% People in poverty 11.1% 100% Children in poverty 17.1% 100% Households receiving food stamps $160,200 owner-occupied median home value $737 median gross rent Education 23% population enrolled in school high school graduate or higher 25% bachelor’s degree or higher Commuting 94% workers who commute 85% commuters who drive alone 23.1 minute average commute Employment 6,452 jobs 7,722 workers 11.7% unemployment rate 14.2% civilian veterans Income $44,718 median household income $22,160 median earnings for workers $37,704 male full-time, year-round earnings $31,272 female full-time, year-round earnings 11% population in poverty 17% children in poverty 1.9% 100% - ~----Households receiving cash assistance 10.4% person average household size 90% Number of goods-producing jobs per 1,000 residents 53 ~ Households 2.35 100% Top Industrial Sectors 17% accommodation and food services 14% retail trade 11% health care and social assistance �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 0 Manistee County Dashboard - Key for prosperity index graphs: Population 25 Thousands 24 Benzie County Population Growth 2.0% 1.5% 23 1.0% 22 21 0.5% 20 0.0% 1990 2000 2010 2016 (proj.) 2000 -0.5% 2010 Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • 7% 9% 10% • • 52% • Household Income 13% 9% 25% 3% 30% • 20% • • • 40% • Classifications modified from HUD guidelines, using the state median income of $48,432. 13% 73% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Work 0% • • • • • 7% 14% • 39% 22% 14% Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 2.2 Prosperity Index ______ person average household size Ratio of jobs to workers 1.08 ____, 5 Number of jobs per 1,000 residents 430 - - ~ 1000 •>----------~ ---~---~ Number of goods-producing jobs per 1,000 residents 53 1000 Ratio of manufacturing workers to retail workers 1.31 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food ....._I- - ~ 2.69 5 --~----~ Workers in arts and entertainment 15.1% 100% Higher educated residents (bachelor’s degree or higher) 16.8% . .._ _ _ _ I. ---~ 100% - ~----~ - ~----~ Residents not completing high school 13.1% 100% People in poverty 13.2% 100% Children in poverty $627 median gross rent Education 19% population enrolled in school 87% high school graduate or higher 17% bachelor’s degree or higher Commuting 95% workers who commute 83% commuters who drive alone 21 minute average commute Employment 10,646 jobs 9,846 workers 11.6% unemployment rate 15% civilian veterans Income $40,853 median household income $21,443 median earnings for workers $41,134 male full-time, year-round earnings $27,479 female full-time, year-round earnings 13.2% 17.6% 100% Households receiving food stamps population in poverty 17.6% children in poverty 4.1% 100% --~----~ Households receiving cash assistance 14.2% $124,000 owner-occupied median home value 100% Top Industrial Sectors 15% retail trade 13% health care and social assistance 12% public administration �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 2 State of Michigan Dashboard - Population 10.0 Millions - Key for prosperity index graphs: Benzie County Manistee County Population Growth 0.8% 9.8 0.6% 9.6 0.4% 9.4 0.2% 9.2 0.0% 1990 2000 Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. 6% • • • • 2010 2016 (proj.) 2000 -0.2% - 2010 Education 10% 9% 12% • 15% • 24% 61% 32% 8% Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 6% • • 11% • • 12% 24% • 34% Classifications modified from HUD guidelines, using the state median income of $48,432. 82% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Work 0% 6% 25% • • • 23% Household Income 2016 (proj.) Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 2.53 Prosperity Index person average household size Ratio of jobs to workers $144,200 II 1.04 owner-occupied median home value 5 Number of jobs per 1,000 residents II 461 1000 I 11 3.60 25% 1000 I I I 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food II 5 Workers in arts and entertainment 9.1% I II j I I I 100% I II 100% I 11 1 100% I II 4,369,785 workers 9.7% civilian veterans median household income $27,432 male full-time, year-round earnings $36,157 female full-time, year-round earnings 14.8% 100% population in poverty 20.5% children in poverty 100% Households receiving cash assistance 12.6% Employment 4,561,169 $50,208 Households receiving food stamps 3.5% 23.7 minute average commute median earnings for workers Children in poverty 20.5% 86% commuters who drive alone Income $48,432 100% 11 workers who commute 1.5% People in poverty 14.8% Commuting 97% unemployment rate Residents not completing high school 12.0% bachelor’s degree or higher jobs Higher educated residents (bachelor’s degree or higher) 25.0% population enrolled in school high school graduate or higher Ratio of manufacturing workers to retail workers 1.52 Education 28% 88% Number of goods-producing jobs per 1,000 residents 79 $723 median gross rent Top Industrial Sectors 14% health care and social assistance 13% retail trade 100% 12% manufacturing �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 4 United States Dashboard - 350 - - Key for prosperity index graphs: Benzie County Manistee County Population Millions 1.5% 300 Michigan Population Growth 1.0% 250 0.5% 200 0.0% 1990 2000 2010 2000 2016 (proj.) 2010 Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. • • • • 3% 8% 10% 15% • 18% 31% 58% • 29% 7% • • • 21% Household Income Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) 23% • • 15% • 25% • • • 10% • • Work 0% 7% 9% 78% 33% Classifications modified from HUD guidelines, using the national median income of $51,914 No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Private wage and salary workers Government workers Self-employed Unpaid family workers �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 5 Households 2.59 Prosperity Index person average household size Ratio of jobs to workers $188,400 1.03 owner-occupied median home value 5 Number of jobs per 1,000 residents 474 ,....___ __ ~ 1000 ·f--------------' Number of goods-producing jobs per 1,000 residents 69 28% workers who commute 5 3.68 --· . ,, ....,.,......._ _,.__________ -------~ - - - - ' 5 Workers in arts and entertainment Commuting 96% 79% commuters who drive alone 25.2 minute average commute Employment 146,234,698 jobs 100% 141,833,331 _ _ _ _ _~ unemployment rate Higher educated residents (bachelor’s degree or higher) 100% Residents not completing high school 15.0% 100% People in poverty 13.8% 100% Children in poverty workers 7.9% 9.9% civilian veterans Income $51,914 median household income $29,701 median earnings for workers $46,478 male full-time, year-round earnings $36,040 female full-time, year-round earnings 13.8% 19.2% 100% Households receiving food stamps 11------ __, population in poverty 19.2% children in poverty 2.5% 100% Households receiving cash assistance 9.3% 85% high school graduate or higher ~I - - - - - - - - - - - - ' Ratio of non-retail workers to workers in retail, arts, accommodations, food 27.9% population enrolled in school 1000 0.96 8.9% Education 26% bachelor’s degree or higher Ratio of manufacturing workers to retail workers .. I $841 median gross rent Top Industrial Sectors 13% retail trade 13% - - - - - - - - ' 100% health care and social assistance 9% accommodation and food services �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 7 County Plans Master plans are written at all levels of government—community-specific, regional, and statewide. A county master plan contains many of the same attributes found in a plan for a single community, and its preparation follows the same process. One difference is that the focus sweeps over municipal boundaries to consider factors that affect the county as a whole. Both Benzie and Manistee Counties have written county master plans that take a regional view within their respective boundaries. forestry, agricultural, and low density residential use. Natural resources and environmental protection are also strong key components of both plans. In addition, both plans call for coordination of planning between municipalities and neighboring regions in order to obtain efficiencies in services. Benzie County’s Master Plan was prepared in 2000, and Manistee County’s Master Plan was prepared in 2009. No matter what level of government the master plan is being prepared for, it is influenced by the conditions within the community at the time the plan is drafted, public interests of the day, and the issues that extend beyond the municipal boundaries but have a significant impact locally. Despite the fact that the plans were written nearly ten years apart and the vastly different economic and societal conditions that existed at the time of their preparation, there are commonalities in planning strategies. The largest difference between the Manistee County and Benzie County Master Plans lies in the type of plan: the Manistee County Master Plan is service-oriented, while the Benzie County Master Plan is a growth management tool. They also differ in how they deal with local government sovereignty in that Benzie County is focused on regionalism rather than Manistee’s emphasis on the sovereign right of local governments to plan individually. Another difference is in how their strategies are articulated. The Manistee County Master Plan has a series of goals and objectives that are categorized by topic. Benzie County Master Plan also has goals and objectives found in associated “Background Reports,” but they are summarized in eight “fundamental principles.” The fundamental principles and associated policies of the Benzie County Plan are what most of the communities in the county use as their guiding basis for decisions as the “Background Reports” have been unavailable. Both plans lay out an articulated path for the future development of their respective county. The commonalities between the Manistee and Benzie County Master Plans speak to a commitment to rural scenic character, a land use strategy that guides development towards existing population centers, and a desire for coordination of planning with neighbors. Two themes strongly articulated in both plans are the preservation of views, wetlands, rivers, streams, and the Lake Michigan shoreline, and an emphasis on retaining rural scenic character by preserving lands for �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 8 Benzie County Planning History BENZIE COUNTY 2020 COMPREHENSIVE PLAN f'rlPff• d bytti• B11nz.ie County Planning Co1ntnls.sio11 to roplaco Iha 1993 County Pl•n MAN ISTO: 0 T\ '1A~TER l'LAS 2008 Adopl~d JanuorJ' 10.10,19 A Manistee County UUUf.. No matter what level of government the master plan is being prepared for, it is influenced by the conditions within the community at the time the plan is drafted, public interests of the day, and the issues that extend beyond the municipal boundaries but have a significant impact locally. The history of the county plan involves active citizenry looking to plan for the county on a regional scale. Because regional planning and collaboration among communities are “best practices” in planning, the functions of planning and zoning were, until recently, housed at the county level. Rather than individual townships taking on those administrative duties, they were performed by a county planning commission, a county planner, and a county zoning administrator. This scale lends itself to a comprehensive approach: as planning and zoning issues are considered, their impact on the county as a whole was considered. When the county decided to discontinue zoning on a regional scale, individual townships tried to take on that role by quickly adopting the county master plan and zoning ordinance. However, they soon found that the plan wasn’t suited to their individual needs and further realized that the data contained in it needed updating with the 2010 census data. Therefore, communities took the opportunity presented by the Lakes to Land collaboration to write updated, individual master plans tailored to their own unique needs. Referencing the county plan is important in the sense that it provides the historical backbone to continued scenic rural preservation goals and other regional planning initiatives. Policies that the county established in the plan, such as concurrency in infrastructure development, open space and agricultural preservation, and economic development geared toward established urban cores, are still seen in individual master plans. The county plan provided the framework that is still being adhered to today; such consistency among planning efforts makes for good planning practice. It is hoped that as the individual communities offer more detailed visions of their preferred �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 7 9 Key Strategies futures, these visions will be reflected in subsequent county planning efforts. Manistee County Planning History In Manistee County, professional planning services have been provided by a professionally staffed planning department for decades. The planning department works with communities in developing master plans, administering zoning, and facilitating solutions to a myriad of problems. Also of key importance is their use of Geographic Information Systems (GIS), a specialized software program used to convey spatial data in map form, to aid communities and decision makers. While planning in the County is decentralized, the use of the County Planning Commission and a professional planner provides local master plans and regulatory tools with review and coordination to help achieve some regional consistency. In fact, a number of Manistee County communities over the years have formed joint planning commissions and prepared joint master plans. As mentioned in Tab 1, these include Pleasanton Township, Bear Lake Township, and the Village of Bear Lake as well as Onekama Township and the Village of Onekama. Currently, a number of watershed planning efforts are also underway that cross municipal boundaries to focus on the single issue of ensuring the highest integrity of water quality possible within the County. Manistee County understands that closely coordinated planning which seeks to ensure collaboration and coordination between municipal neighbors, while maintaining local autonomy, is essential to ensuring continued prosperity for County residents. In fact, the Lakes to Land Initiative was born from just a few Manistee County residents. Benzie County 2020 Comprehensive Plan • • • • • • The Benzie Co. Master Plan has a growth management focus. Policies are geared toward defining land use development patterns and practices guiding new development and services to specific areas of the County in order to manage development and maintain a rural scenic character. Benzie Co. Master Plan focuses on regional land use planning, emphasizing land use patterns and policy for the county as a whole while promoting integration of individual municipal boundary lines. Economic development, character, transportation, land use issues, natural resources, and environmental protection are topics that are encompassed within the scope of where and how to place development within the County, utilize the transportation system efficiently and install infrastructure improvements that builds on exiting systems. Efficiencies in land use patterns and services are key components to the success of the plan. Benzie County maintains a Recreation and Cultural Plan within the county. Urban Service Districts are mapped out to indicate where new public services may be extended to accommodate new development. Rural scenic character preservation is a key focus of the plan. Policies that call for the development of corridor plans, buffer screening, conservation easements, design guidelines, night sky policies, and additional design guidelines are aimed at aiding in this goal. Eight guiding fundamental principles are articulated followed by 4 strategies: balanced growth, environmental protection, protection of the visual character of the landscape, and protection of the visual character of small towns. Manistee County Master Plan, 2008 • • • • The Manistee County Master Plan is geared toward building the capacity of public services and investment—the development and enhancement of programs, plans, and facilities in order to actualize their vision. Public services that would be created or enhanced include recreation, housing, economic development, natural resources, infrastructure, and transportation. These topics collectively work to actualize the desired end result of the Master Plan. For example, the Manistee County Plan calls for the creation of a recreation plan and recreation department, alternative energy program, economic development programming, and solid waste management program. Capacity building of this type would aid in creating recreational opportunities and management of those programs, achieve greater alternative energy production, protection of the environmental and natural resources, and expand and grow the economic base. In Manistee County, community-specific land use planning is preferred, honoring local planning efforts. It does point to a few general regional land use goals, such as compact development forms and coordination of planning efforts among municipalities. The Plan calls for nine categories of goals with associated objectives to achieve the goals. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 0 2.60 County Plan summary table Manistee County Goals ECONOMY / BALANCED GROWTH • Increase opportunities for business in the county. • Encourage the Alliance for Economic Success and the Greater Manistee Area Chamber of Commerce to diversify the industrial base to create more job opportunities and to create specialty groups. • Increase the ability of Manistee County to attract and retain technology-based businesses. • Link economic development goals and objectives with those of the Little River Band of Ottawa Indians to provide broader, unified economic development programs. • Coordinate a collaborative planning program among the county, local units of government within the county, and adjoining counties. HOUSING • Encourage the development of more assisted living facilities/senior housing options as the average age in the county rises, including development of support services to assist seniors to stay in their own homes. • Encourage housing options for a variety of income levels. • Discourage blight and nuisance housing areas. PROTECTION OF NATURAL RESOURCES AND ENVIRONMENT • Encourage the remediation of environmentally contaminated lands which have a potential for damaging rivers, streams and groundwater. • Advocate for the creation and long term maintenance of a county-wide solid waste management program • Advocate for the maintenance of Manistee County’s natural resources and the beauty of its landscape. • Encourage local governments to develop guidelines and criteria which protect natural features and sensitive areas. • Advocate for county-wide alternative energy programs and projects. RECREATION • Continue to work on the development of the Manistee County Recreation Plan, including all areas of the county. • Encourage universal accessibility to all recreation sites. • Increase recreational opportunities for all ages. • Advocate for a Manistee County parks program including the preservation of open spaces for recreation purposes. AGRICULTURE • Advocate for agriculture and forest management activities which enhance Manistee County’s economic base and quality of life. • Advocate that designated agricultural areas in the county remain primarily agricultural or low density residential. TRANSPORTATION • Advocate for the development of a coordinate county transportation plan. • Advocate for the awareness of the importance of our local airport for all travelers in the county. • Monitor projects and proposals to assess the maintenance of safe and efficient routes in and through the county while respecting the rural character. • Advocate for expansion of deep water port facilities linking to air, rail, highway connections, and warehousing and distribution facilities. • Advocate for the continued study of the railroad relocation project. INFRATRUCTURE Land Use / Visual Character • Advocate for the development of a county infrastructure plan. • Advocate for the effective and efficient location of public facilities and delivery of public services. • County master planning will respect the goals and land use plans of local government, including the Little River Band of Ottawa • Future growth will occur in existing and planned growth centers such as the City of Manistee and population centers as identified in each local government plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 1 Benzie County Principles and Strategies The principal land use issue in Benzie County is not whether to grow, it is where, when and in what manner can growth occur without undermining the integrity of the scenic natural character of the County and the economy built around it. 1. Scenic character should be preserved or enhanced wherever feasible in the County 2. Natural resources in the County should be protected from inappropriate use or conversion. 3. 3. The pristine natural environment of the County should be protected from degradation. FUNDAMENTAL PRINCIPLES 4. An economy built on renewable natural resources is sustainable and should continue to be the principal economic base for the future. 5. Future development should primarily take place in a compact development pattern. 6. Future land use, zoning, land division and public infrastructure decisions should be made consistent with this Plan. 7. A strong effort should be made to achieve improved intergovernmental cooperation within Benzie County 8. The vision in this Plan must be achieved without violating protected property rights. Balanced Growth Strategy Preservation of scenic character in Benzie County is both dependent on and supports most of the economic base in the County. The scenic character is comprised of the natural environment, farms, and the built environment. Thus, protecting scenic character, the natural environment, and economic development must proceed together—or one or the other (or both) will suffer. The solution lies in pursuit of a balanced growth policy. Balanced growth will require housing not only for seasonal residents, retirees, or two income commuter families, but also for the elderly, young families, and other persons on low fixed incomes. New businesses will be needed to meet the needs of the growing seasonal and permanent populations. Environmental Protection Strategy The other side of the balanced growth strategy is the environmental protection strategy. This term embraces protection of renewable natural resources like agricultural and forest land, as well as the air, water, and other sensitive natural features in the County (like wetlands, floodplains and sand dunes) The greatest threat to these resources is from poorly planned or sited new development. Residential development poses the greatest threat because there is so much more of it over a much wider area. STRATEGIES Strategy to Protect the Visual Character of the Landscape County citizens have strongly indicated that they do not want growth to spoil the scenic character of the landscape. They do not want it to take on a suburban or urban character. They want the forested, lake, and riverine landscapes to be preserved for the benefit of present and future generations. Almost everyone feels a right to see, enjoy, and help protect these resources. As a result, protection of the unique rural character of the County must be a fundamental part of all future planning and development decisions. Strategy to Protect Visual Character of Small Towns The physical features of the city of Frankfort and the villages in Benzie County are a critical component of the rural scenic character of the County. New development that is encouraged to take place in and adjacent to these small towns must both complement and fit with the existing character, or it will damage the scenic character of the community and the County. Strategy to Address Issues of Greater than Local Concern The fundamental principles presented in this Chapter recognize that intergovernmental cooperation is critical to implementation of the strategies in this Plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | C - 8 2 [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �~~POO?i&£ ~ ~~lijll T UJ,i ~ ~!'ffJr\~ T9 \~~~~\\J, ~rJ lt») ~)\~VJML win\/ Ll~q wm1i ~~~l\.D~~w\~ --------- ~½ 1,~,w~ ~~I Uil~ l a k e s t o I l a n d r e g i o n a l i n i t i a t i v e Community Engagement �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 3.1: Prototype logos 3.2 Web screenshots 3.3 Information meeting 3.4 The invitations 3.5 The exercises 3.6 Bear Lake School 3.7 Makeup visioning session 3.8 Pleasanton Township visioning 3.9 Joyfield Township visioning 3.10 Arcadia visioning 3.11 Pleasant Valley Community Center 3.12 Blaine visioning 3.13 Crystal Lake Township visioning 3.14 Old Life-Saving Station 3.15 Gilmore visioning 3.16 Manistee visioning (top and bottom) 3.17 Honor visioning 3.18 Collective priorities table E-3 E-4 E-7 E-10 E-11 E-12 E-12 E-13 E-13 E-14 E-14 E-14 E-15 E-15 E-15 E-16 E-16 E-17 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision. You Are Invited!!! Community Vision Session 6:30 p.m. The Lakes to Land Regional Initiative is a unique joint planning effort to bring voices from throughout the region into a collaborative vision for the future. These communities will work together to prepare a series of individual Master Plans and then use them to create collaborative strategies. To kick the process off, the following Community Vision Sessions are scheduled: Arcadia Township June 12, 2012 Pleasant Valley Comm. Cntr. Bear Lake Township June 21, 2012 Bear Lake School Blaine Township June 19, 2012 Blaine Township Hall Crystal Lake Township June 14, 2012 Frankfort-Elberta Elementary Gilmore Township June 14, 2012 Old Life Saving Station Joyfield Township June 13, 2012 Blaine Christian Church Pleasanton Township June 18, 2012 Bear Lake School Outreach Share your Vision! Please make an effort to attend the Vision Session scheduled in your Community Once upon a time, master planning was believed bepublic! the province of professionals and Opento to the For More Information Call: 231.933.8400 www.lakestoland.org Please join us! only minimally subject to public opinion. Toward the middle of the 20th century, however, “the public” made some changes to that system. As a practice, city planning took off under the City Beautiful movement of the early 1900s. The theory was that an orderly, aesthetically pleasing public setting could induce citizens themselves to be more orderly and harmonious. Physical plans with ornate street layouts and elaborate civic centers were produced by these design professionals, often paid for by the business community. After the Depression radically shifted just about everyone’s priorities away from aesthetic concerns to financial ones, the City Efficient movement strove to root out graft and create smooth bureaucratic systems which could carry out the municipal functions of a nation urbanizing at a breakneck pace. The seismic demographic and technological changes that occurred after World War II caused the now-well-established profession of planning to use every tool at its disposal to accommodate them. Combining physical and systems planning yielded some extremely bold innovations, with mixed results—the national Interstate highway system, for example, in contrast to urban renewal. But no massive alteration to a densely populated area can avoid making a deep impact on the individual lives being lived in that space, and this is where the top-down model of planning met its match. As homes were razed and neighborhoods bisected to make room for the freeways, public meetings filled with citizens who not only did not care for the plan under consideration, but also did not care for the fact that such dramatic and irreversible consequences for their own lives were being dropped on them. Journalist Jane Jacobs combined her background on the urban beat with her fury over being displaced from her home to write the 1960 critical examination of planning that eventually ushered in a sea change to the profession, “The Death and Life of Great American Cities.” Though it is generally true that planners’ professional training gives them a wider variety of municipal tools and information than the average citizen, it is now fundamentally understood that the direction of a community’s progress is always best guided by its members. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 2 The leadership team The first community members to “get engaged” with the Lakes to Land Regional Initiative were the ones who would eventually make up the backbone of the collaboration. At its very earliest stage, this sprawling collaboration began as a meeting of just four minds. Onekama Township supervisor David Meister and planning commission chair Dan Behring worked with Alliance for Economic Success director Tim Ervin on the Portage Lake Watershed Forever plan, which brought Onekama Township and the Village of Onekama together so successfully that they decided to work together further in the preparation and adoption of a joint master plan. Now thoroughly convinced of the merits of collaboration, the Onekama Community Master Plan advocated using the M-22 corridor as a focus for economic development, and that brought Meister, Behring, and Ervin to the doorstep of Arcadia Township planning commission chair Brad Hopwood. The three communities wrote an M-22 Economic Development Strategy together in 2010. Realizing the potential of the regional assets identified in the report and knowing that Arcadia Township’s master plan needed updating, Hopwood and Ervin decided to reach out to adjacent communities to assess their willingness to participate in a broader initiative. After “many meetings over my kitchen table,” said Hopwood, the original M5 partnership of Arcadia, Bear Lake, Blaine, Crystal Lake, and Gilmore Townships solidified. The first members of what would become the Lakes to Land Leadership Team were identified either through their roles in the community (many are planning commission members, elected officials, or professionals in a field related to land use, such as real estate) or identified themselves as having an interest in serving the collaboration. Their first tasks were to name the initiative, define the potential Area of Influence, decide which team member would contact each adjacent community, and establish a timetable for other communities to opt-in. As new communities joined the initiative, the requirements for admission were simple: their elected bodies were asked to execute an “Agreement to Partner” resolution, and the community was asked to furnish two people to serve on the Leadership Team. Throughout the initiative, Leadership Team members met on a monthly basis to update each other on the collaborative process. In addition to providing a forum for communication and connection, the meetings also served as an educational avenue as the team members began blazing the trail through uncharted cooperative territory. Topics for discussion included the purpose of master planning, engagement with neighboring communities, stakeholder analysis, and methods of public outreach. Guest presentations were made by agencies such as the Grand Traverse Regional Land Conservancy and the Northwest Michigan Council of Governments. The Leadership Team’s engagement extended to the best in-depth citizen planning training in the state. By giving these committed community members the most up-to-date tools and knowledge to effectively advocate for highquality community planning decisions, the Lakes to Land Regional Initiative provides a benefit to participating communities that will long outlast the project duration. Links to the Michigan Association of Planning annual conference and the organization’s Planning and Zoning Essentials basic training program were made available on the Lakes to Land website, and an educational committee was formed to organize training opportunities such as participation in Michigan State University Extension’s Citizen Planner course on Fundamentals of Planning and Zoning. Each community sent multiple representatives to this seven-week course aimed at providing a basic skill set to land use decision makers, particularly elected and appointed officials. Leadership Team members’ participation was funded by the Lakes to Land grants. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 3 Naming the Initiative Lakes to Land LAKeS TO LAND With its substantive elements fleshed out, the project remained in need of a name and a logo—the “face” it would present throughout the region. This exercise in brand messaging was designed to help cement the project and continue to strengthen ties among the Leadership team while fostering memorability, loyalty, and familiarity among the wider public. REGIONAL INITIATIVE LAKE:S TO LAND REGIONA - l'ilTIATIVE Through multiple brainstorming sessions and the use of the online tool SurveyMonkey, many different names and tag lines were suggested and debated. In offering the “Lakes to Land” moniker, one team member noted that the region is comprised of rolling green topography and scenic views of forests, farms, and fields, edged on one side by the Lake Michigan shore and dotted throughout with the inland lakes which are at the heart of many of its communities. The rest of the Leadership Team coalesced around this suggestion with relative ease, bestowing the project with the official name of “Lakes to Land Regional Initiative” and the immediate nickname of “L2L.” Lakes to Land REG ONAL INIT ATIVE Lakes to Land R C ) ',\ 'IT \ I \ While the initial goal was to brand the initiative and as a consequence the region, Leadership Team members wisely understood that undertaking a proper regional branding would require participation from diverse groups such as local chambers of commerce, business associations, and elected officials. This was outside the scope of the project at hand, but groundwork has been laid with the effort to name the first regional collaborative effort of its kind in the State of Michigan. Lakes to Land 3.1: Prototype logos REGIONAL INITIATIVE �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 4 facebook 0. Search for people, places and things Lakes to Land Regional Jnit... Timeline ...,. Now .,,.. Lakes to Lan REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision. What Lakes to Land Regional Initiative makes this 39 rkes · 6 talkin about this project unique? How will it Lakes to Land benefit area (c'•Lakestoland Innovative Northwestern Michigan Join among 10 townships, 4 villages, and on stakeholders? Northern Michigan http://www.lakestoland.01 Why should they get Follow Lakes to Land involved? Tweets Full name La He Email the Exp Password 3.2 Web screenshots CALENDAR The Lakes to Land pages on Facebook (top), Twitter (middle), and the world wide web (bottom) Lakes to Land REGIONAL INITIATIVE BEAR LAKE TWP HONOR BEAR LAKE VILLAGE JOYFIELD BLAINE MANISTEE CRYSTAL LAKE ONEKAMA The Lakes to Land Regional Initiative is a unique Joint planning effort among the northwestern Michigan townships of Arcadia, Name: ELBERTA PLEASANTON Blaine, Crystal Lake, Gilmore, Bear Lake, Joyfield, Lake, Manistee, Onekama and Pleasanton the Villa es of Honor Onekama Bear I �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 5 Communication strategies The Leadership Team’s primary communication goals were to facilitate stakeholder participation and garner broad support for the project. They also recognized the importance of elevating the project’s visibility, reinforcing positive relationships with decision-makers, and creating a sustainable platform for ongoing coverage through positive media relationships. Determining that the use of a consistent and positive message was essential to the success of these goals, the team distilled that message by identifying and answering the questions at its core: What makes this project unique? How will it benefit area stakeholders? Why should they get involved? Having clearly articulated answers to these questions was essential to persuading communities that it is in their best interest to work together, and that doing so reinforces their own identities. The process also helped create synergy and momentum, much-needed ingredients in the quest to elicit as much participation in the master planning process as possible. Face-to-face outreach Even though it sometimes seems like a new form of communication is born every minute these days, and even though the Lakes to Land team tried to use just about all of them, the most effective method of communication in our outreach efforts was often good old one-on-one, faceto-face contact. The role of leadership team members as community ambassadors was critical in identifying and communicating with neighboring communities and key stakeholders throughout the region. An early decision to make the Initiative as inclusive as possible offered them the opportunity to reach out to neighboring communities directly, calling and meeting with individuals throughout the region to educate them about the benefits of the Initiative. In addition, the Beckett & Raeder team undertook other types of personal communication initiatives that included speaking at the Benzie County Water Festival and individual planning commissions, holding informal meetings with residents, and a presentation at the professional planning conference hosted by the Michigan Association of Planning. The goal of the outreach effort was never to recruit but rather to inform and educate with the hopes that communities would see the benefit of joining the Initiative. It was largely through this face-to-face contact that the collaboration grew from five communities to 16 in just a few short months. During the development of the individual master planning process, community leaders identified key stakeholders, then personally encouraged them to attend planning commission meetings and work sessions in order to hear their opinions and allow them to weigh in during the formation of the master plan. One community member expressed that they felt they had knocked on every door in the community, personally inviting the resident inside to attend the meetings. Further, in an effort to create a collegial environment and begin to collaborate professionally, invitations to regular Leadership Team meetings were extended to professional planners and zoning administrators in both Benzie and Manistee Counties, representatives from the Michigan Department of Natural Resources, and a Michigan State University Extension Land Use expert. Other entities were invited to give educational presentations at the meetings, such as the Heartland Center for Leadership Development. Meetings also occurred with the Michigan Economic �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 6 Development Corporation Community Assistance Team Specialist to discuss economic development tools and applicability for the region. As a nod to the significance of the Initiative and in an effort to learn from this groundbreaking process, Governor Rick Snyder designated key government employees from various departments to study the Initiative and to collaborate with the region. These individuals were in contact with the Alliance for Economic Success, team members, and the consultants. Communication tools To keep the momentum of the project going and continue to engage the public, the Lakes to Land team developed magnets and brochures listing all the ways to keep in touch with the project: a centralized phone number, a United States Postal Service address, a new website, and Facebook and Twitter accounts. Press releases to news outlets covering the geographic area from Manistee to Petoskey were issued by the Alliance for Economic Success at the beginning of the initiative and at strategic points throughout the process to keep the public updated. The Lakes to Land website (www. lakestoland.org) was created to maintain open lines of communication among active members of the project team, residents of the region, and other interested folks. This was particularly critical in light of the wide spectrum of technological sophistication and infrastructure available throughout the region, making a centralized repository for project-related information necessary. The collaborative nature of the project meant that it was imperative to build a site robust enough to serve the dual objectives of creating a cohesive whole and maintaining each community’s unique identity. It was decided early on that the site would feature a page for each individual community in addition the blog, the “about” description of the project, a calendar of events, and an archive of news releases related to the project. Each community’s page presented a short excerpt of its history from this report, updated information related to the scheduling or results of its vision session, and any available links to previous plans or municipal websites. To the initial regionallyfocused content mentioned above, several more pages were added at the Leadership Team’s request: a catalog the entire library of work products and resources, a repository for documents specific to the Leadership Team, and an open comment forum for exchange of ideas. Metrics show that as of this writing, 1,975 people have racked up 9,687 page views on the website. The highest pageview numbers were driven by subscribers, people who signed up for the mailing lists and received an email linking directly to each new post as it was published. The largest concentration of visits came from the Manistee area (881), followed by Traverse City (598) and Grand Rapids (266). While most were from Michigan, visits also came from across the country: 141 from Hialeah (FL), 84 from Honolulu, 73 from Chicago, and a dozen scattered cities along the California coastline. All entries from the website were also posted to the project’s Facebook and Twitter accounts (www.facebook.com/lakestoland and twitter.com/lakestoland). Information meetings The public kickoff of the project occurred at two informational meetings on May 24 and 25, 2012. Between the two sessions—one in Benzie County and one in Manistee County— approximately 100 attendees were introduced to the Initiative. The purpose of the informational meetings was to educate the citizens about the project, extend an invitation to neighboring communities to join, discuss funding sources, and give a detailed explanation of the expected process and benefits. It was also hoped that the meeting would explain the planning process, prepare the communities for their vision sessions, and generate excitement for the project. Brochures and magnets were distributed, and the dates for the vision sessions were announced. Farmers’ meetings As the process of writing the new master plans began in earnest, two townships chose to host a forum dedicated specifically to understanding the needs of their agricultural communities. Blaine and Joyfield Townships each invited the general public, with a particular emphasis on the farming citizenry, to answer the question, “What can the township do to ensure that our working farms remain viable over the next 20 years?” Both groups expressed a strong desire for fewer and more flexible regulations. Regardless of whether the context was land division, crop contents, building and equipment construction, or the lease of land for purposes other than agriculture, participants made it clear that the township’s decisions had a discernible effect on their bottom line. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 7 Lakes to Land REGIONAL INITIATIVE Unique Region. Unique Communities. Shared Vision . Arcadia Bear Lake Blaine Crystal Lake Gilmore Joyfield Pleasanton Onekama Frankfort You are Invited! Information Meetings Scheduled May 23 at 7 p.m. Onekama Consolidated Schools May 24 at 7 p.m. Frankfort-Elberta Elementary School Gym The Lakes to Land Regional Initiative is a unique joint planning effort to bring voices from throughout the region into a collaborative vision for the future. The communities will work together to prepare a series of individual Master Plans and then use them to design collaborative strategies. Come to an information meeting to meet the leadership team members, learn about the purpose, goals, opportunities for participation, and schedule for this innovative project. For More Information: 231.933.8400 www.lakestoland.org 3.3 Information meeting Beckett & Raeder, Inc. gives a presentation introducing the Lakes to Land Regional Initiative to citizens. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 9 Ex rcls 7 & B VVho shou ld be In the sandbo,."1 ,o,a....,_ on") .rwit"-o.,. C-o~P- oJ ~n.,i.nee~s J---=--t------+---------- Visioning The heart of the collaborative initiative is the development of individual community master plans. In the preparation of a master plan, the voice of the community is heard and articulated, and getting residents of the region to the Visioning Sessions was one of the primary responsibilities of the Leadership Team. The Leadership Team selected the days, venues, and times for the vision sessions and placed posters advertising them throughout their communities. In addition to the project’s official website and social media accounts, they used wordof-mouth, personal contact lists, and their own social media outlets to publicize the meetings. Postcards were mailed to every tax payer in each participating community inviting residents to share their input at the meeting, a step that the team concluded was important to ensure contact with every person. To minimize scheduling barriers to participation, residents were advised to attend their own community’s session if possible but also invited to attend other sessions. If attending another community’s vision session, residents were asked to sit at a separate table to work on the exercises but invited to participate in the presentation of the results. In this manner, communities often got a first glance at issues occurring in neighboring communities. All results were kept separate. The method for decision-making was designed to be ideal for large groups, take everyone’s opinion into account, and assist in narrowing down the results to the top major issues through the use of tallying. Participants not only had the opportunity to voice their opinions to small groups but also to the larger assembly, explaining and clarifying issues. Issues were often repeated, and in many cases the participants were able to both hear and see through the tallying process the collective nature of their opinions. Ten vision sessions were held to accommodate all communities developing master plans, including a makeup session designed to give residents from communities with less than ideal participation at the outset another opportunity to weigh in. All followed an identical format: Prior to the meeting, the facilitators placed a marker, a pen, nametags, a sign-in sheet, pre-counted voting dots, and a set of 24x36 exercise sheets on each table. Arriving �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 0 citizens were asked to sit 6-8 persons to a table, don a nametag, and sign in. (Email addresses from the sign-in sheets were added to the distribution list used for updates and new website post notices, with an opt-out available at each.) Shortly after the start time of 6:30 p.m., the session began with a presentation about the history, scope, and objective of the Lakes to Land project. The bulk of the sessions were focused on the visioning exercises. A volunteer at each table took the role of Table Secretary, recording answers to each of the tasks assigned. In most cases, a voting exercise followed in which each participant placed a dot next to the two items s/he felt were the best responses. “Double-dotting,” or voting twice for the same item, was not allowed. At the conclusion of the exercises, each group selected a member to present its findings. Presentations to the group conveyed the top three preferred futures from exercise 9and 10 and the strategies to achieve them identified in exercise 11. A member of the facilitation team recorded the preferred futures on 24x36 sheets as they were stated, consolidating duplicate items with some discussion about what constituted a “duplicate”: is the item “more business along US-31” identical to “increased economic development,” for example? Once all responses had been recorded, the sheets were hung on a wall at eye level, usually in the vicinity of the exit. The attending citizens were thanked for their participation and then instructed to use their remaining three dots for a “collective prioritization” exercise in which they voted for the three images they preferred most out of all presented at the meeting. Again, double- or tripledotting was prohibited. The meeting officially concluded after all participants voted. The stuff 3.4 The invitations Lakes to Land REGIONAL INITIATIVE Unllju<llr(/lan.LPnlqw~-lllrion. Community Vision Sessions The Lakes to Land Regional Initiative is a unique joint planning effort to involve voices from throughout the region in the creation of Community Master Plans. The communities will then work together to design strategies for collaboration. Bring your voice to the Vision Session in your community and help shape the future. If you are unable to attend the session for your community, please join us at any of the others listed below. All begin at 6:30 p.m. ARCADIA TWP June 12 Pleasant Valley Community Ctr. JOYFIELD TWP June 13 Blaine Christian Church CRYSTAL LAKE TWP INITIATIVE June 14 Frankfort-Elberta High REGIONAL School GILMORE TWP June 14 Old Life-Saving Station PLEASANTON TWP June 18 Bear Lake School BLAINE TWP June 19 Blaine Township Hall BEAR LAKE TWP June 21 Bear Lake School The Lakes to Land Regional Initiative is a 15-community Lakes to Land U~/kgloll.U~Comlllll/lilfu.S/t,md\llsltm, Community Vision makeup session joint planning effort that seeks to bring voices from throughout Northwest Michigan together to shape the future we will all share. www.lakestoland.org We wish more of you in Arcadia, Blaine, Crystal Lake, Gilmore, and Joyfield Townships had come to the previous sessions, so we are holding one more. Citizen input is critical to creating a plan Lakes to Landthat genuinely reflects our community. REGIONAL INITIATIVE Please bring your voice to the Vision Session. Unique Region. Unique Communltle&. Shclml \llsSon. C ommunity if you don’t participate, you can’t complain. V isioning s ession It’s your last chance to participate in this process, and you know what they say... (And who wants that?) July 11, 2012 at 6:30 p.m. Lakes to Land is a 15-community joint planning effort seeking to bring voices from throughout Northwest Michigan together to shape the future we all share. pleasant Valley Community Center We wish more of you in Pleasanton and Bear Lake Townships had come to the previous sessions. Luckily, the Village of Bear Lake’s addition to our collaboration 3586 offers the opportunity to hold one more. Come talk with us about Glovers Lake Road, Arcadia l!l Bear Lake Watershed Water Quality P & R Expansion Public Access Road Improvements Blight Enforcement Wildlife and Fisheries Habitat Improvement l!l www.lakestoland.org Lakes to Land It’s your last chance to participate in this process, and you know what they say... REGIONAL INITIATIVE if you don’t participate, you can’t complain. (lolqwt ...... Uniq,,t°'""""1111lt.-- (And who wants that?) Manistee Township has joined the Lakes to Land Regional p m on Initiative, ugusta unique collaboration in which 15 Northwest Michigan communities BeAr LAke sChooL, 7748 Cody st. are using the master planning (in the library) process to identify strategies for working together. Manistee Township will be updating its master plan, and you are invited to a 6:30 . . A 16 Community Visioning session Questions? Visit www.lakestoland.org or call 231-933-8400 to share your preferred vision for our future. Citizen input is critical to creating a plan that genuinely reflects our community. Please join us. August 22, 2012 At 6:30 p.m. mAnistee township hAll 410 Holden Street www.lakestoland.org • . Iii 13~ '. ' �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 1 visions are made of 3.5 The exercises Exercise 1 & 2 Th~t •one'' word which best describes your COMMUNITY. , T Participants were told that a short phrase was acceptable. This was a voting exercise. Exercise 3 & 4 llsl tho., Items th•I your CO MMUNITY h., accomplished h~,l thwe Hems thr1 l your COMMUNITY could h•• • well ~ccomr:lli'ihed bettO• I Exercise 5 & 6 What "barriers" are impeding improvements in your community? Exe rcise 7 & 8 Who should be in the sandbox? Exercise 9 & 10 Looking Forward - Envision you Community in 2021? Participants first answered the “accomplished well” question and voted on the answers, then answered the “could have accomplished better” question and voted on the answers. Facilitators explained that “barriers” could refer to organizations, situations, attitudes, physical attributes, power structures, etc. This was a voting exercise. Facilitators explained that responses to this question should name organizations of any size which could contribute expertise or resources to further the project’s goals. This was not a voting exercise, but a tally was kept of the number of times each organization was mentioned within a session. Participants were asked to offer a description of their community after ten years of work on their preferred investments. This was a voting exercise, and the secretary was asked to record the top three vote-getters on the next page. Exercise 11 Actions to Accomplish ou r 2021 vision? Prforfty 1 Participants contributed strategies to acheive each of the three most-preferred visions from the previous exercise. Final Exercise Collective Priorit ies I Participants distributed their remaining three dots among the top preferred visions from each group. This was THE voting exercise. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 2 Visioning Results Bear Lake Township The first vision session scheduled for Bear Lake Township, to be held on June 21, 2012 at Bear Lake School, 7748 Cody Street, was cancelled due to the low turnout of three residents. Fortunately, the addition of the Village of Bear Lake provided an opportunity for a makeup session aimed at the “Bear Lake Community” made up of Bear Lake Township, Pleasanton Township, and the Village of Bear Lake, held on August 16 at Bear Lake School. Twenty-two of the 36 attendees represented Bear Lake Township, or 1.3% of the township’s 1751 residents. Citizens used the words “lake” (and “multiple lakes”), “beautiful,” and “lake health” to describe Bear Lake Township. They named fire/EMS services, community activities, and lake improvement as their greatest accomplishments. The top three items that could have been more successful were all physical: buildings on Lake Street, lake access with facilities, and roads. Residents cited funding, participation, and lack of communication/miscommunication as the greatest barriers to progress. They felt that the sandbox should be made up of business owners, community organizations, and property owners. A vibrant, revitalized downtown and parks and lakes access topped the list of collective priorities; these items received two to four times more votes than the next two on the list, trails for biking and walking and the improvement of property values. 3.6 Bear Lake School 3.7 Bear Lake Township, Bear Lake Village, and Pleasanton Township makeup visioning Village of Bear Lake The Village of Bear Lake joined the Lakes to Land collaborative after the initial round of visioning sessions, so its only session took place on August 16. The meeting was held at Bear Lake School in conjunction with the make-up session for Bear Lake and Pleasanton Townships. The six Village of Bear Lake residents in attendance comprised 2.1% of overall population. Words used to describe the Village of Bear Lake by its residents were “stagnant,” “development challenged,” and “retired - mature.” Residents were most proud of their school, water system, and community events such as Bear Lake Days and Sparkle. They felt that more attention could be paid to a blight ordinance, affordable sewer, and park facilities such as a restroom. Barriers to progress were money, knowledge, and participation. When asked which organizations could be potential allies to progress, the citizens named community groups, specifically the Bear Lake Promoters and the Lions, and state government. Collectively, they prioritized employment, an innovative sewer system, and being centered on recreation. The other items to receive votes were having a vital downtown, and being characterized as “multi-generational” and “beautiful.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 3 Pleasanton Township Sixteen residents of Pleasanton Township gathered at Bear Lake School for their community’s initial vision session on June 18, 2012, and eight more arrived at the same location for a makeup session on August 16. In all, 2.9% of the township’s 818 residents participated in the session. Citizens described Pleasanton as “rural,” “agricultural,” and “quiet.” The water quality in Bear Lake was their signature accomplishment, including watershed planning and organization and the control of Eurasian water milfoil. Pleasanton residents mentioned division in the community with some frequency. When asked what the could have been done better, “lack of cooperation among municipalities and board” was first, followed by master planning, better communication, and an accepted sewer plan; the list of barriers was topped by “inter-community discord,” “polarization and divisiveness on issues,” and “divisive leadership.” They felt support should come from service clubs and community groups, Bear Lake Township and Village, and Michigan’s environmental departments (DNR and DEQ). In a particularly direct summation of the previous exercises, residents listed their top priorities as leadership that brings the community together, a zoning ordinance that reflects the master plan, and good communication and cooperation among all groups. 3.8 Pleasanton Township visioning 3.9 Joyfield Township visioning Joyfield Township Joyfield Township hosted its visioning session at Blaine Christian Church, 7018 Putney Road, on June 13, 2012. There were 50 Joyfield residents in attendance, as well as two residents of Arcadia Township and two residents of Blaine Township. All participants completed the exercises with members of their own community, and the results were tallied by community. The rate of participation among Joyfield’s 799 residents was 6.3%. The most common one-word descriptions of Joyfield Township were “beautiful,” “rural,” and “divided.” Residents felt that their community’s strengths were neighborliness, land stewardship or balanced land use, and preserving scenic beauty. They said the community could have a better job of zoning and planning, planning for the future, and communication. Top barriers to improvement were miscommunication (specifically, communication prior to major issues and the complain that “government doesn’t listen”), division within the community, and both personal and governmental financial struggles. Organizations which should be “in the sandbox” were the Farm Bureau, Michigan Department of Environmental Quality, and the Joyfield Township Board of Supervisors. The citizens’ list of collective priorities was topped by retaining scenic character, growth in specialized agriculture, implementing zoning and planning, maintaining a rural character/environment, increasing job opportunities and supporting local business, and utilities. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 4 Arcadia Township Arcadia Township’s visioning session took place at the Pleasant Valley Community Center, 3586 Glovers Lake Road. Ninety-three citizens attended the session held on June 12, 2012. In addition to those citizens, ten Arcadia residents attended a makeup session on July 11, 2012 at the Pleasant Valley Community Center and two Arcadia residents attended the visioning session in Joyfield Township. In total, 103 of Arcadia’s 639 citizens participated; its 16.1% was the best among municipalities which held visioning sessions. 3.10 Arcadia visioning 3.11 Pleasant Valley Community Center The top three words residents used to describe Arcadia were “peaceful,” “natural” (including “nature” and “natural beauty”), and “beautiful.” They felt that their community had done a good job establishing the Pleasant Valley Community Center and the fire department. They also felt that their community was successful in the “wind issue” or the “Duke energy diversion,” saying they had “defeated turbines” and “avoided bad economic development.” They felt that the community could improve channel dredging, calling it a “yearly hassle” and saying a “better policy” was needed. Enforcement of zoning ordinances and speed control were two other areas which residents felt could be improved. The list of barriers to improvement was led by finances, resistance to change, and communication problems. The top three organizations that should be “in the sandbox” were Camp Arcadia, the Grand Traverse Regional Land Conservancy, and the Lions Club. The citizens’ top six collective priorities were channel dredging, improving outdoor activities and developing eco-tourism, M-22 improvements and streetscape, connectivity of biking and hiking trails, a fully operational harbor, and sustainable businesses on Main Street. Blaine Township 3.12 Blaine visioning On June 19, 2012, Blaine Township Hall at 4760 Herring Grove Road filled up with 72 citizens ready to share their vision for the township’s future. Two more citizens attended the July 11 makeup session, totaling 13.4% of the municipality’s 551 residents. Blaine residents described their community as “peaceful” (adding “serene” and “tranquil”), “beautiful” (specifically “natural and seasonal beauty”), and “rural” (including “rural / agriculture”). They cited conservancy and preservation of their land and shore as their greatest accomplishment, followed by “eradicating turbine development” or “stopping the wind energy program,” then zoning. Internet access, road repair, and planning and zoning topped the list of things that the community could have done better. The top two barriers to their goals were financial, both general and public, and each received three times as many votes as the item in third place, which was lack of viable, good-paying employment opportunities. The organizations which should be in the sandbox were township officials, the Michigan Department of Natural Resources, and the Benzie County Road Commission. Citizens listed maintaining the health and quality of lakes, streams, and forests, maintaining a rural community, high speed internet service, healthy and sustainable operating farms, and maintaining the scenic beauty of the township as their top collective priorities. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 5 Crystal Lake Township Forty-two Crystal Lake Township citizens gathered at Frankfort-Elberta High School on June 14, 2012 for their community’s vision session, and two more attended the July 11 makeup session at the Pleasant Valley Community Center. Taken together, 4.5% of Crystal Lake Township’s 975 residents participated. Residents described Crystal Lake Township as “beautiful,” “vulnerable,” and “pristine.” They listed rails to trails, water quality, and the Benzie Bus as their top achievements; zoning, citizen participation, and the RV park topped the list of things they felt the township could have done better. Barriers to the community’s goals were leadership (and specifically, “leadership reflecting all taxpayers”), lack of an agreed-upon, long-term vision, and lack of opportunities to share in a common goal. They felt that it was important for the Crystal Lake Watershed Association, farmers, and the Paul Oliver Memorial Hospital to be in the sandbox. The top priorities to emerge from the exercises were maintaining rural character (including preservation and open green space), quality development resulting from a function master plan and zoning ordinance, better leadership including cooperation and communication, and the regulation of blight and pollution (light, air, noise, and water). 3.13 Crystal Lake Township visioning Gilmore Township Gilmore Township’s restored, historic Old LifeSaving Station at 1120 Furnace Ave. was the site of its community visioning session on June 14, 2012. Thirty-one of Gilmore’s 821 residents attended for a participation rate of 3.7%. The most frequent descriptions of Gilmore were “scenic,” “beautiful,” and “sense of community.” Attendees listed land preservation of land for biking and hiking, parks, and schools as its best achievements. It could have done a better job with broadband internet service, a boat launch, and communication between the village and township. Financial restraints led the list of barriers to progress, followed by communication and lack of yearround employment. Residents felt that local government of all levels should be in the sandbox, including elected and appointed officials of the township, village, county, and state. They singled out Gilmore’s planning commission and the Michigan Department of Natural Resources to round out the top three. The top collective priorities were zoning and planning enforcement, Betsie Bay improvements (clean, dredge, remove invasive species, increase docks and access), rural and natural community character preservation (specifically, maintaining the balance of uses between agricultural and single family residential), and public access to the lake with improvements in game management. 3.14 Old Life-Saving Station 3.15 Gilmore visioning �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 6 Manistee Township The last Lakes to Land visioning session was held in Manistee Township on August 22 at Manistee Township Hall. Forty-nine of the community’s 4,084 residents attended for a turnout of 1.2%. 3.16 Manistee visioning (top and bottom) Those in attendance used the words “beautiful,” “deteriorating” (specifically in reference to Bar Lake) and “water” or “water lovers” to describe their home. They were most proud of services, including fire, EMS, recycling, and road maintenance. Concerns centered around Bar Lake: the outlet, observation deck, park, tables, parking, marking, water level, and public access all made the list, as well as a simple plea to “Save Bar Lake.” Residents cited disagreement in leadership, funding, and government regulations as the top barriers to achieving their goals. They put themselves first in the sandbox, followed by the Michigan Department of Environmental Quality and the United States Army Corps of Engineers. Collectively, the citizens of Manistee Township prioritized the establishment of a watershed authority and cleanup of Bar Lake first, followed by commercial development along US-31 and a reduction in regulations. Village of Honor 3.17 Honor visioning Like the Village of Bear Lake, the Village of Honor joined the Lakes to Land Regional Initiative after the first round of visioning had concluded. Because the community had completed a visioning session the previous year in connection with the Honor Area Restoration Project (from which the collective priorities to the right were taken), the Planning Commission opted to use a survey instrument to gather information related to the Lakes to Land master planning process. Forty-nine surveys were returned. Residents said they most liked that Honor is friendly and small, and its location. By a large margin (56%), they most disliked its blight, including run-down homes and junk piles; vacant stores (13%) and traffic speed (11%) lagged far behind. Citizens would most like to see new development in the form of retail commercial, specifically a deli, coffee shop, and resale or antique shop, followed by single-family homes and then office commercial. Offered a choice of recreation, their support was evenly split between facilities for active recreation and those which are multi-use. Sidewalks were the most-desired new service. Residents did not want to see commercial design requirements for their buildings, but slightly more residents approved of annexing property for future development than disapproved. Citizens also wanted to see growth of green energy and sustainable business policies, and support for a new blight ordinance was overwhelming (84%). �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 7 Collective priorities The ultimate goal of spending a whole intense summer conducting visioning sessions was to bring the individual voices of citizens together to hear what they said in unison. Five hundred residents spoke clearly. This is what was on their minds: Arcadia Channel dredging Improve outdoor activities; develop eco-tourism M-22 improvements streetscape Bear Lake Township Vibrant, revitalized downtown Parks and lakes access Bike and walk trails Employment Innovative sewer system - destination Recreation-centered Blaine Maintain health and quality of lakes, streams, forests; watershed planning Maintain rural community (“stay the same”) High speed internet service, cable or tower, fast and affordable Crystal Lake Maintain rural character - preservation - open green space Quality development: functioning master plan/ zoning Build better leadership, cooperation, communication Zoning and planning enforcement Betsie Bay improvements: clean and dredge; remove invasives; increase docks and access Rural, natural community character preservation; maintain balance of single family residential and agricultural Honor New downtown streetscape New recreation facilities Destination businesses for tourism Joyfield Retain scenic character developed natural areas Growth in agriculture specialized Implement zoning/planning Establish watershed authority / clean up Bar Lake / healthy Bar Lake ecosystem Business on US-31 / commercial development Reduce regulations Leadership that brings community together Zoning ordinance that reflects the master plan Master plan Bear Lake Village Gilmore Manistee Pleasanton 3.18 Collective priorities table �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 8 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 1 9 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | E - 2 0 [ T H I S PA G E I N T E N T I O N A L L Y L E F T B L A N K ] �l a k e s t o l a n d r e g i o n a l i n i t i at i v e Arcadia Township People and Land Adopted September 3, 2014 �Figures, Maps, Tables Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by 4.1: Nonmotorized transportation map P-5 friendship no inhabiting. Goodnessdashboard doubtful material has denoting suitable she two. Dear 4.2 Demographic P-12 4.3: Number of workers by income P-14 mean she way and poor bred they come. He otherwise me incommode 4.4: Net Worth 4.5: Non-retail earnings vs. retail etc. earnings 4.6: Retail marketplace summary 4.7: Arcadia “workshed” 4.8: Arcadia Bluffs Golf Course (left), Sunset Station (right) 4.9: Building M-22. Photo: Arcadia Area Historical Society 4.10: Road conditions 4.11: Recreational trails 4.12: Renewable energy potential 4.13: Proposed Merit fiber-optic network 4.14: Broadband service inventory 4.15: Land dashboard 4.16: Natural Features map 4.17: Existing land use chart and map 4.18: Density-based zoning 4.19: Deed restrictions vs. zoning 4.20: Future land use map 4.21: Zoning chart 4.22: Action plan P-15 P-16 P-17 P-19 P-20 P-23 P-24 P-25 P-27 P-28 P-29 P-32 P-33 P-34 P-37 P-40 P-42 P-48 P-51 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 Expectations In terms of both actual numbers and proportion of residents, the Visioning Session in Arcadia Township had the strongest turnout of any Lakes to Land community. What’s more, the over 100 citizens in attendance spoke in unconventional unison: by margins of three to one, they were proud of the Pleasant Valley Community Center, insisted on better harbor dredging, and pointed to lack of money as the single biggest obstacle to their goals. Not at all shy about creative problem solving, Arcadians proposed a wide range of methods to achieve funding for their goals that included grants, fees, donations, projectspecific fundraisers, and tax assessments. They were also well-versed in governmental units at every level, from broad suggestions to appeal to the Michigan Department of Transportation for help revitalizing the M-22 streetscape to the specific directive to examine the potential for a public sewer system in the township. Should direct appeal by already-interested citizens fail to garner the response they were hoping for, vision session attendees were ready to recruit backup by encouraging seasonal residents to become Michigan residents in order to vote and offering to launch massive letter campaigns to politicians. Collaboration figured largely in Arcadians’ preferred future. Asked who should be “in the sandbox” to help achieve their goals, their unified voices suddenly thinned in equal support for Camp Arcadia, the Grand Traverse Regional Land Conservancy, the Lions’ Club, PVCC, the business community, and the township board and planning commission. They felt they could join forces with other Lake Michigan communities in need of dredging help and also connect with boating clubs to promote the need for it. To achieve better connectivity among nonmotorized trails, vision session participants recommended both reaching out to hiking and biking clubs and making physical connections with existing trails. Geologists, biologists, and birders could be enlisted to support and shape efforts to develop ecotourism in the community. The following pages present “Cornerstones,” or goals formulated by the Arcadia Township Planning Commission to guide future development. Each includes a set of “Building blocks,” specific strategies to be implemented to achieve those goals. At the bottom is the “Foundation” that supports each Cornerstone: its linkage to the citizens’ stated priorities and to the Manistee County Master Plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 Cornerstone Continue to provide support for Arcadia Township’s four-season harbor with sufficient amenities to service multiple users and types of uses. Arcadia Harbor is a vital resource serving multiple purposes to the residents of Arcadia as well as the region and the state. It is one of 16 Great Lakes shallow draft recreational harbors classified as a Harbor of Refuge by the US Army Corps of Engineers’ Great Lakes Navigational System, providing boaters with safe haven during foul weather and offering safe, high-quality public facilities to seasonal boaters. The harbor contains a 1,100-foot federallymaintained channel, with a dredged depth of 9 feet, between Lake Michigan and Lake Arcadia, and it includes a 2,400-foot maintained pier. Shallow-draft harbors in Michigan become blocked by sediment accumulations, a problem worsened by low lake levels in recent years. The local community has established significant infrastructure around the harbor facilities which generates income from harbor users and visitors to the area. Arcadia Township owns and maintains Arcadia Veterans Memorial Marina. Marina amenities include water, electricity, free wireless internet access, restrooms, showers, gasoline, diesel, pump-out, ice, boat launch, long term parking, dog run, 24-hour security, playground/park, grills, picnic tables and laundry. There are 17 season slips and 17 transient slips. Regionally, and within Arcadia, residents utilize the harbor for recreational boating, fishing, swimming, canoeing, kayaking, ice fishing, and ice boating. Shallow draft harbors also provide a spur for economic growth in the form of upscale housing and marinas, along with the attendant businesses they bring. Recreational harbors are a key element of these developments, drawing boat owners, their guests, and transient boaters from other harbors, as well as lending their ambience to help create the special atmosphere that is part of the draw of a lakefront community. The harbor is an important economic incubator as patrons of the harbor are likely to shop locally, dine at local restaurants, and stay at local lodging establishments. The most prevalent boat size on the Great Lakes is between 16 and 20 feet in length, representing about 28% of the Great Lakes’ recreational fleet; the most popular type of boat is the 16- to 24-foot fiberglass runabout. As discussed in Tab 2, Great Lakes boat owners spend an average of $3,600 per year on their boats. This includes $1,400 on craft-related expenses (equipment, repairs, insurance, slip fees) and $2,200 on trip-related expenses (gas and oil, food and refreshments, onshore entertainment, lodging) spread out over an average of 23 boating days per season. These averages are heavily weighted toward the high percentage of mostly smaller watercraft. Owners of larger boats spend considerably more, up to $20,000 per year for boats 41 feet and more. Average spending per boat day on trips varies from $76 for boats less than 16 feet in length to $275 per day for boats larger than 40 feet. The greatest trip expenses are for boat fuel (22%), restaurants and bars (17%) and groceries (14%). The majority of annual craft expenses are for equipment (39%), maintenance and repair (29%) and insurance (14%). Owners of registered watercraft in Great Lakes states spent $9.9 billion on boating trips in 2003 and $5.7 billion on craft expenses, for a total of almost $16 billion. The direct effects on a community fortunate enough to have a boating harbor include economic activity in businesses selling goods and services directly to boaters and property values up to 30% higher than communities without Lake Michigan access. Secondary benefits include indirect effects on related industries and induced benefits from household spending of income earned directly or indirectly from boaters. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 All activities associated with the Arcadia Harbor rely on the integrity of harbor. This can be measured by many factors, including the health of the Arcadia Watershed and the ability to enter and exit Lake Arcadia through the channel safely and un-encroached by the buildup of sand. Arcadians have worked diligently to maintain their harbor, addressing a number of issues and undertaking planning efforts to build the harbor infrastructure and facilities. The recreational and economic efforts undertaken and additional proposed plans for the waterfront along Lake Arcadia are directly influenced by and dependent on a fully operational four-season harbor. These efforts include improvements at Grebe Park, Arcadia Veterans Memorial Marina, and Arcadia Sunset Station and Beach Natural Area are part of a larger area master plan and community partners agreement between Arcadia Township, Grand Traverse Regional Land Conservancy, Pleasant Valley Community Center, Manistee Community Foundation, the Alliance for Economic Success, and others in a collaborative initiative to create nature-based recreational opportunities for the residents and visitors of Arcadia. However, residents are faced with a number of issues that impede the consistent use of the harbor in all aspects that are sought. Additional work is needed to address the most fundamental aspect of the harbor operations: keeping the channel open for ingress and egress to Lake Michigan by removing the buildup of sand that accumulates yearly. Arcadia Harbor requires annual maintenance dredging of approximately 5,000 cubic yards; it was dredged in 2010 using Michigan regional dredging provision funding and currently requires yearly dredging. Not maintaining Arcadia Harbor would have many negative consequences, including devastation of the local economy, loss of local jobs, loss of destination for many transient boaters that launch their boats in Arcadia and fill the marinas, and loss of recreational and charter fishing in the area, resulting in a plummet in property values (US Army Corps of Engineers). Without a clear and safe passage through the channel, the harbor cannot provide safe refuge, boating activity is crippled, and the economic vitality of Arcadia Township is substantially impacted. Building blocks 1. Establish local and regional partnerships to collaborate on the regular maintenance, including dredging, of the Lake Arcadia channel to maintain ingress/egress from Lake Michigan. 2. Support local businesses that seek solutions to dredging the channel to Lake Michigan. 3. Seek solutions to fix engineering specification deficiencies of the pier design. 4. Continue to support the efforts to adequately and appropriately maintain and develop Grebe Park, Arcadia Municipal Marina, and the Pine Street Boat Launch. 5. Continue to explore and support opportunities to enhance Arcadia Camp Ground, the Marina, and the First Street waterfront business corridor. 6. Form a steering committee and conduct a public visioning session for prioritized redevelopment sites such as Arcadia Camp Ground. 7. Work closely with the appropriate entities to address water quality issues, fisheries, invasive species removal, access management, and general watershed management best practices. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Arcadia collective priorities Channel dredging Improve outdoor activities and develop eco-tourism M-22 improvements and streetscape Biking and hiking trails; connectivity �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 Cornerstone Develop world-class trail systems that are interconnected and universally accessible. The desire for improved walkability, connectivity, and barrier-free movement throughout the township and beyond is of great importance to Arcadia Township residents. Developing a well-defined and well-constructed trail system is essential for residents to fully utilize the natural and built environment. As evidenced in a community recreation brainstorming meeting, enjoyment of the natural environment is a significant pastime of, and provides economic opportunity for, many Arcadians. Walking, biking, and other forms of nonmotorized transportation require supporting infrastructure such as maintained sidewalks with sufficient curb cuts, road striping, and a network of signage that navigates the user throughout the trail system in a safe manner. Developing the trail system route and determining the type of transportation modes is the first step to reaching the goal of walkability. The potential for a thoroughly walkable community linking natural resources, economic centers, and places where residents live, play and work is very favorable. Arcadia Township is collaborating with the Grand Traverse Regional Land Conservancy to develop Arcadia Marsh—located just southeast of the harbor and lakes area—and is engaged in planning points of interest at Grebe Park and Arcadia Natural Beach Area. Some maintenance of urban core sidewalks has recently alleviated several major heaves resulting from growth of the 120-year-old trees that line the urban center streets. A visual survey of the areas which will someday connect the Marsh and Lake areas reveals that walkability of the community at large is challenging due to poor and unreliable sidewalk conditions throughout the urban center, inadequate space on the road to accommodate cyclists and walkers, and lack of signage and well-defined trail routes. The community needs to clearly articulate, define, and then build the infrastructure for trail and walking systems. Building blocks 1. Review and work in partnership with the Arcadia Township Recreation Committee. 2. Work collaboratively with partners to develop a regional trail system linking multiple points of interest. 3. Assess and consider campaigning to become a M-22 Heritage Route linking the already designated sections of M-22 into Manistee County. 4. Survey and assess the functionality and integrity of the existing sidewalks in the Township. 5. Conduct a wayfinding campaign to provide visual cues necessary to direct residents throughout the trail systems and community at large. 6. Review, assess, and update local ordinances to include trail system strategies. 7. Promote and enhance the Pleasant Valley Community Center as the Welcome Center/Trail Hub. 8. Conduct a street survey, in partnership with the Manistee County Road Commission, to understand the needs for accommodating trail system needs on the existing street system. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Arcadia collective priorities Channel dredging Improve outdoor activities and develop eco-tourism M-22 improvements and streetscape Biking and hiking trails; connectivity �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 5 4.1: Nonmotorized transportation map BENZIE CO. Taylor MANISTEE CO. n Bur Ta ylo r Taylor ham Zilch ç ? Jungle Inn No rm Saint Pierre Norman Lake Glovers Lake Gilbert 5th 6th 3rd 4th 2nd Pine Zilch Northwood iew est v For Spruc e Manke Oak 1st S t ark e i Sorrenson 7th La ke M i ch n a g an State Grebe Ware s oll Frederick er I ng Chamberlain Lake B lu f f Iverson Maxey Ware Lumley ç ? ARCADIA TWP. PLEASANTON TWP. Arcadia Lake Northwood Hull Nelson Alkire Saint Pierre Bischoff Erdman Iverson Norconk Steffins Leos Churchill Churchill ç ? ew ARCADIA TWP.13 Mile ONEKAMA TWP. Lin d en L a k e vi LAKES TO LAND Milarch Gear Schaef 13 Mile 0 0.25 0.5 1 Miles Arcadia Township Proposed Non-Motorized Pathways Data Sources: State of Michigan Geographic Data Library, Benzie and Manistee County Equalization CJ Parcel Boundary County Boundary Township Boundary Non-Motorized Pathway Non-Motorized Water Route Road Note; Pathways along M-22 take advantage of a wider shoulder and/or will be built adjacent to M-22. B Updated: 09-20-13 R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 6 Cornerstone Provide an atmosphere that promotes and supports economic development opportunities. Placemaking is at the heart of the economic development strategy in Arcadia Township. Placemaking is the development of spaces which offer attractive cultural, social, and natural resource amenities based on regional assets. These places provide professional and social infrastructure to support citizens’ endeavors and offer a lifestyle that suits their desires. Factors considered in the development of Arcadia Township’s goals included leveraging and building on community assets, diversifying its economic base in order to attract and retain talented, well-educated workers, and understanding its role in the region. Natural resources are among the most significant assets the Township has to offer: its land, water, and vistas. Harnessing the economic benefits of these outdoor attributes and directly linking them is key to the economic engine of the township, as is building on other natural resource opportunities. The agriculture community has always been important to economic prosperity in Arcadia Township, and support of it is a deeply rooted value of the residents. Tourism, building a location that is attractive for new residents, and retaining current residency are all central to Arcadia’s economic strategy. The economy is fed by visitors who stop in the township to gaze at the breathtaking scenery from one of the many ridgelines of Lake Michigan, eat at the local restaurants, shop at the retail stores, and seek lodging. There is a need to define the commercial areas within the community, specifically the M-22 corridor, Lake Street, and First Street. Land use regulations and physical infrastructure improvements are proposed to assist in this effort. Linking the economic activities and community assets in a well-defined and developed trail system is essential to tie all the elements together into a cohesive whole. Making the type of “place” people want to visit, move to, or recreate in will involve strategies centered on developing and utilizing the natural resources and defining the physical space in which these activities occur. With that said, maintaining the rural scenic character by being stewards of the natural resource assets is seen as partnering in the economic development of the Township. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 7 Building blocks 1. Develop community and economic development tools that are available within the State of Michigan and elsewhere. 2. Assess adopting a Development Rights Ordinance with the expressed purpose of becoming eligible to participate in the Agriculture Preservation Fund Program, which would help fund the purchase of Development Rights Agreements for interested members of the agricultural community. 3. Implement applicable aspects of the 2010 M-22 Economic Development Strategy, specifically the strategies that call for streetscape improvements to create a sense of place and character, zoning revisions that encourage collections of stores rather then strip units, walkability, and connectivity throughout the community and region. 4. Continue to leverage natural resource assets, in partnership with the Recreation Plan, as part of the Arcadia economic development strategy. 5. Establish in the Zoning Ordinance a waterfront business district that includes Grebe Park, Arcadia Beach, Arcadia Camp Ground and the Arcadia Municipal Marina as one cohesive economic unit and linking it with the historic business district on Lake Street. 6. Seek out economic development strategies and opportunities to further develop business corridors of the Township. 7. Encourage and assist development of Camp Arcadia and other existing businesses. 8. Encourage and assist development of agriculture vitality strategies. 9. Revise the home occupation regulations in the zoning ordinance to ensure that they meet the needs of the community. 10. Explore the possibility of installing a sanitary sewer system for some of the township. 11. Review the Michigan Economic Development Corporation Redevelopment Ready Communities Best Practices guide to determine if it is appropriate for Arcadia to become certified as a Redevelopment Ready Community. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Arcadia collective priorities Channel dredging Improve outdoor activities and develop eco-tourism M-22 improvements and streetscape Biking and hiking trails; connectivity Photo: Up North Memories by Don Harrison �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 8 Cornerstone Support efforts that are aimed at protecting, managing, enhancing, and providing appropriate access to the natural resources within the township. In a township with such an abundance of natural resources, the way in which they are managed, cared for, and protected is critical to ensuring that future generations have the same opportunities to utilize those resources as have benefitted past generations. In Arcadia, natural resources provide the economic and recreational opportunities that attract and retain residents. The spectrum of uses ranges from agriculture and timber to beach bathing, bird watching, and night sky viewing. Maintaining the environment to continue the very essence of residents’ way of life is ingrained in every effort undertaken to plan for the township, and this stewardship is laced with the rationale that planning methods should be respectful of property rights. Efforts to restore and enhance Arcadia Marsh and Arcadia Natural Beach Area are on-going and require continued support. These and similar planning and redevelopment efforts are geared toward enhancing the recreational opportunities for the community while also developing nature-based tourism and placemaking as the basis for the economic development strategy within the township. The Arcadia Watershed is a very important natural resource that is in need of focused attention, and the township recently convened a Leadership Team to spearhead the development of an Arcadia Township Watershed Plan. Watershed planning will be essential to understanding key factors such as protecting wildlife habitat and improving natural resources, giving citizens an active voice in protecting and restoring natural resources important to the community, providing a framework and rationale to pursue funding opportunities, and providing a focused data collection and analysis methodology. In 2012, Lake Arcadia was the subject of an updated Michigan Department of Natural Resources fish count; this type of effort needs to be enhanced and built upon. In addition, factors such as road access management into the undeveloped portions of the watershed, preserving the scenic rural character of the township, and the management of the watershed and associated lands are all natural resource enhancement and management issues that folks in Arcadia Township wish to address. Building blocks 1. Support the Arcadia Marsh, Grebe Park, Arcadia Beach, and Arcadia Dunes projects as well as others as they become available. 2. Support partnerships with entities that help enhance the Natural Resource Protection and Management goals. 3. Consider developing a Scenic Rural Preservation Plan. 4. Assess and consider Arbor Day Foundation standards to become a “Tree City USA.” 5. Consider commissioning a migratory bird/waterfowl assessment by a trained avian scientist. 6. Develop and improve road access and stormwater management standards. 7. Support the development of Dark Sky strategies and policy. 8. Support the development of an Arcadia Watershed Plan. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Arcadia collective priorities Channel dredging Improve outdoor activities and develop eco-tourism M-22 improvements and streetscape Biking and hiking trails; connectivity �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 9 Cornerstone Expand opportunities that promote cohesion, stability, and well-maintained neighborhoods. The Township of Arcadia has a distinct urban core located in a well-defined geographical area that is close to the business corridors, waterfront, and public and semi-public buildings (Fire Hall, Township Hall, Arcadia Township Museum, Pleasant Valley Community Center, Arcadia Branch Library, Post Office, parks). The neighborhoods in the urban center of the township are a gem in the rough. A traveler wandering the streets will gaze upon tree-lined streets with historical houses and sidewalks and will have easy access to places to work, play, dine, and shop. That same traveler will also see homes in need of repair, zoning ordinance enforcement issues, sidewalks that need replacing, and aging trees in need of trimming and replacement. The community would like to grow a concentrated effort to help residents find opportunities to reinvest in their neighborhoods. Neighborhood planning has many benefits and fits in with the placemaking agenda of the township by working toward re-developing the neighborhoods in which future residents will want to live. Clean, affordable, quality housing stock, walkability, and a charm unique to Arcadia are the characteristics residents and future residents would like to see in their neighborhoods. Arcadia Township Historical Museum has a volunteer who is conducting an architectural survey of each house in the urban center and documenting historical details and distinctive assets of the dwellings. By making the neighborhoods an important planning focus, the community can seek investment and funding opportunities, address their unique needs, highlight distinctive assets, strengthen the interactions of the neighbors, and develop the capacity for new leadership within the community. Building blocks 1. Seek funding sources to assist neighborhoods with the maintenance and rehabilitation of existing homes. 2. Ensure that future development within the township urban core takes place in a grid-like pattern that promotes walkability and connectivity. 3. Encourage sidewalk maintenance and extension, and seek out opportunities to fund improvements. 4. Seek opportunities to ensure that the community has many affordable housing options to meet the needs of all age groups. 5. Conduct a comprehensive assessment of the infrastructure (roads, electricity, broadband, natural gas, above and below ground utilities, etc.) to answer questions such as, “What infrastructure exists in the Township?”, “What are the deficiencies?” and “What opportunities exist to make improvements?” 6. Seek models and suggestions of Historic Preservation methods for the neighborhoods. Foundation Manistee County master plan goals Economy: increase job opportunities Encourage a variety of housing types and choices Eliminate land contamination and protect surface and groundwater quality Protect agricultural areas by focusing growth in areas with infrastructure Arcadia collective priorities Channel dredging Improve outdoor activities and develop eco-tourism M-22 improvements and streetscape Biking and hiking trails; connectivity �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 1 People and Places How many people? How long did they go to school? What do they do? What activities can be supported by the land itself? And where can we go shopping around here, anyway? Population Population is both an indicator and a driver of economic growth. An increase in people creates a larger economic and customer base on which the business environment can draw, and areas of bustling economic activity attract people looking to share in its benefits. After a robust growth spurt that brought Arcadia Township’s population from 523 to 621 during the 1990s, it continued a slightly more subdued climb through the last decade to maintain a positive growth rate even as the population of Michigan slid downward. Arcadia is projected to hold on to those gains and add another dozen or so residents through 2016. Housing Home is where the heart is, and where all your stuff is, and probably where the people you call family are too. On a community level, it’s much the same: housing data may be about buildings, but it tells us much about the actual people we call neighbors. Arcadia’s 574 housing units provide the shelter for its 272 households. Astute observers may note that that represents about 2.1 houses per household, and that is correct: in this community, there just about as many houses for seasonal or recreational use (242 homes, or 42% of all housing units) as there are occupied by the people who own them (266 homes, 46%). A detailed discussion follows under “Seasonal Housing.” Just 5.2% are renter-occupied, a figure that is in line with other Lakes to Land townships but only 1/6 of the national rate. Arcadia’s vacancy rate of 7.1% is the third lowest in the region. The largest share of Arcadia’s housing stock was built before 1939 (157 homes, or 30%). The decades after that saw increases ranging from 16 to 39 homes per year until the end of the century, when a boom of 59 houses in the 1980s and 106 houses in the 1990s dramatically expanded the housing stock. Another 74 houses have been added since the turn of the millennium. By and large, Arcadians own their homes outright: the 35% of housing units with a mortgage is the lowest among all L2L communities. The �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 2 Demographic Dashboard - Arcadia Population 800 - - - Key for population and prosperity index graphs: Benzie County Manistee County Michigan 3.0% 400 2.0% 200 1.0% 0 0.0% 1990 2000 Population Growth 4.0% 600 2010 2016 (proj.) 2000 -1.0% 2010 6% • • 6% • • • 14% 47% 28% 21% Household Income 5% 15% • 25% 6% • 12% • • • • 15% • 46% • Classifications modified from HUD guidelines, using the state median income of $48,432. 80% No high school diploma High school graduate (includes equivalency) Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Work 0% 8% 19% • • • 42% 5% Very low income (less than $25,000) Low income ($25,000-$34,999) Moderate income ($35,000-$74,999) High income ($75,000-$149,999) Very high income ($150,000 and up) 2016 (proj.) Education Housing Owner occupied Renter occupied Seasonal, recreational, occasional use Vacant - for sale, for rent, etc. United States Private wage and salary workers Government workers Self-employed Unpaid family workers �Households 1.99 Prosperity Index person average household size Ratio of jobs to workers $164,600 i n_!______ 1.19 owner-occupied median home value 5 Number of jobs per 1,000 residents 296 - ~------1-- -1- -R - -----1000 Number of goods-producing jobs per 1,000 residents 30 Plf----------------' 1000 Ratio of manufacturing workers to retail workers 11 H---------" 0.69 5 Ratio of non-retail workers to workers in retail, arts, accommodations, food 3.83 - - - - -1---1 - :-1 - 5 Workers in arts and entertainment 11% t=f---i11- - - - - - ~ 100% Higher educated residents (bachelor’s degree or higher) 34% I J-------1----~ 100% ---------1~------I- - - - - ~ 100% People in poverty 5.0% I II- - - - - - - ~ 1 100% Children in poverty 10.8% 11~- - - - - - ~ population enrolled in school 94% high school graduate or higher 35% bachelor’s degree or higher Commuting 95% workers who commute 76% commuters who drive alone 28.2 minute average commute Employment 189 jobs 159 workers unemployment rate 13% civilian veterans Income $48,269 median household income $15,556 median earnings for workers $53,438 male full-time, year-round earnings $30,000 5.0% population in poverty 10.8% children in poverty , ,_____ Households receiving food stamps _ _ _ __ 100% Households receiving cash assistance 1.1% Education 10% female full-time, year-round earnings 100% 3.3% median gross rent 9.7% Residents not completing high school 5.8% (not available) I l~l-1+--- - - - - ~ 100% Top Industrial Sectors 40% accommodation and food services 15% public administration 10% health care and social assistance �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 4 median home value of $164,600 is one position above the regional median. Most of the homes (79%) are heated with bottled, tank, or liquid petroleum (propane) gas. Another 12% are heated by wood, and the remaining homes stave off the northern Michigan winter with electricity or fuel oil. Education The residents of Arcadia are a welleducated bunch. Over a third of the adults older than 25 have at least a bachelor’s degree (34.3%), a higher proportion than in the aggregated populations of Benzie County, Manistee County, the state of Michigan, or the United States. It is also the second highest proportion in the Lakes to Land region. Conversely, just 5.8% of Arcadians have not earned a high school diploma—the third lowest in the region, and lower than all four aggregate benchmarks. The percentage of Arcadians who are currently enrolled in school is just 10%, which is the second lowest in the region and less than half of state and national percentages. This is a consequence of Arcadia’s relatively high median age of 61.4 years. Among Lakes to Land communities, it is second only to Lake Township, and the old age dependency ratio (number of people aged 65+ / number of people aged 15-64) is also the second highest at 78. This means that the number of elderly persons is equal to 78% of the number of persons who are of workforce age. By contrast, this ratio is 22% in Michigan and 21% nationally. Income Arcadia is becoming a place of choice for high income earners of the region. Male, full-time, year-round workers have a higher median income in Arcadia than in any other Lakes to Land community at $53,438. It is a whopping 178% of the median income for their female counterparts, the largest discrepancy in the region. The $30,000 median annual earnings for female full-time, year-round workers is still in the top third among L2L communities, and overall median annual household income is the fourth highest at $48,269. 4.3: Number of workers by income 45 40 number of workers 35 30 25 20 15 10 5 0 36% of all workers -- Male full-time, year-round workers All other male workers Female full-time, year-round workers All other female workers �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 5 But median earnings for ALL workers, not just full-time, year-round workers, are just $15,556—the second lowest in the entire region. At that salary, it would take 3.1 earners per household to equal the median income, yet the average household size in Arcadia is the third lowest in the region at 1.99. What gives? Table 4.3 suggests that the answer lies with female workers earning less than $7,500, a group that makes up fully 25% of the entire workforce (36% when combined with male workers earning less than $7,500). The relatively high household income suggests that these workers are sharing households with at least one person who has much higher earnings. The poverty rate is low in Arcadia Township: 5% for all persons and 10% for persons under 18. This is about half the rate of county, state, and national benchmarks, and it is tied with Gilmore and Elberta as the second lowest rate in the region for all persons. Accordingly, public assistance is also low: the percentage of households receiving food stamps is the second lowest in the region at 3.3%, and just 1.1% of households receive cash assistance. A quick estimate of a community’s “net worth” can be obtained by dividing its major assets (checking and savings accounts, stocks, bonds, mutual funds) by its major liabilities (home and car loans). The higher the ratio of assets to liabilities, the better insulated the community will be from quick changes in the economy. In Arcadia and eight other Lakes to Land communities, the ratio is 2.93. This figure is higher than that of Benzie County, Michigan, and the United States (2.58, 2.65, 2.41) but lower than Manistee County and the remaining Lakes to Land communities (range: 2.95-3.23). 4.4: Net Worth Assets Checking Accounts $1,326,339 Savings Accounts $3,056,953 U.S. Savings Bonds $105,503 Stocks, Bonds & Mutual Funds $7,981,516 Total $12,470,311 Liabilities Original Mortgage Amount Vehicle Loan Amount 1 Total $3,548,462 $703,077 $4,251,539 Net Worth Assets / Liabilities Occupations This section discusses the occupations and professions in which the residents of Arcadia Township work, whether or not they conduct that work within the township’s boundaries. Thirty percent of Arcadia’s workforce listed their occupational field as “educational services, health care, and social assistance.” Overall, this field had the third highest median annual earnings at $58,875; a breakdown of this figure revealed that median earnings for males in the “health care and social assistance” sector were a startling $163,333 while median annual earnings for females were just $39,167. Construction was the second most popular industry, employing 26 persons or 16% of the workforce, and arts, entertainment, recreation, and accommodation was third with 17 workers (11%). The best-paid occupations overall were the group of professional, scientific, management, 2.93 administrative, and waste management services, with a median annual income of $80,417. Arcadia has the second highest proportion of workers in nonretail fields to those in retail, arts, accommodation, and food services; it has the third lowest percentage of workers in the latter field overall. Although it is not a direct comparison, we can get a sense of the disparity in wages between non-retail workers and those in retail, arts, accommodations, and food service by multiplying the median earnings in each industry by the number of workers in that industry, then dividing the resulting weighted earnings for each category (non-retail and retail, arts, etc.) by the number of workers in it. This average of weighted median earnings, shown in Table 4.4, estimates that non-retail workers in Arcadia earn almost five times as much as workers in retail, arts, accommodation and food service. This ratio is about 2:1 in the case of national, state, and county �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 6 benchmarks, which is why it is used as an indicator of prosperity; the specific wages in this area make it a particularly robust one for Arcadia. employees make up almost 40% of the pool, and its 8 businesses represent the greatest concentration of companies in any field. Retail and Business Summary This section discusses the businesses and jobs within Arcadia Township’s borders, whether or not the proprietors and employees are also Arcadia residents. The next greatest number of employees work in public administration (15%), followed by health care and social assistance (10%). Construction had the second greatest number of businesses with 7, employing a total of 15 people (8% of all employees); the four businesses dedicated to retail trade followed with 14 employees. The business summary generated by Esri counts 43 businesses employing 189 people in the township. Although relatively few Arcadian residents work in the accommodation and food service field, it is the most common industry group for those who are employed in the township. Its 75 The table in 4.6 is designed by ESRI to provide a snapshot of retail opportunity by presenting the fullest picture possible of both supply and demand. Supply is calculated by combining the Census of Retail Trade, a portfolio of demographic and business databases, and the Census Bureau’s Nonemployer Statistics data to estimate total sales to households by businesses within the study area. To estimate demand, ESRI combines annual consumer expenditure surveys from the Bureau of Labor and Statistics with its own proprietary Tapestry Segmentation system (Tab 2), yielding a fairly tailored picture of the purchases likely to be made by the inhabitants of the study area We can then arrive at the Retail Gap by subtracting the supply from the demand. A negative number, shown in red on the chart, signifies an oversupply or surplus, while the positive numbers shown in green indicate leakage of sales which are presumably being conducted outside the community. 4.5: Non-retail earnings vs. earnings in retail, art, accommodation, food service Industry Workers Construction Manufacturing Transportation and warehousing, and utilities Professional, scientific, management, administrative waste management services Educational services, and health care and social assistance Other services, except public administration Public administration Total Average of weighted median earnings Retail, art, accommodation, food Retail trade Arts, entertainment, recreation, accommodation food services Total Average of weighted median earnings 26 9 9 5 48 14 7 118 Median earnings Weighted median earnings Non-retail $28,750 $28,125 $63,125 $80,417 $56,875 $30,000 $7,917 $747,500 $253,125 $568,125 $402,085 $2,730,000 $420,000 $55,419 $5,176,254 $43,867 13 17 30 $11,250 $7,188 $146,250 $122,196 $268,446 $8,948 Insufficient data for workers in finance/insurance/real estate and wholesale fields resulted in the removal of those 11 workers from this analysis. Source: US Census. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 7 4.6: Retail marketplace summary Industry Group NAICS Class. Demand (Retail Potential) Supply (Retail Sales) Retail Gap Motor Vehicle & Parts Dealers 441 $1,168,959 $620,023 $548,936 Automobile Dealers 4411 $940,683 $0 $940,683 Other Motor Vehicle Dealers 4412 $144,133 $620,023 -$475,890 Auto Parts, Accessories & Tire Stores 4413 $84,143 $0 $84,143 Furniture & Home Furnishings Stores 442 $102,872 $0 $102,872 Furniture Stores 4421 $74,681 $0 $74,681 Home Furnishings Stores 4422 $28,191 $0 $28,191 Electronics & Appliance Stores 4431 $121,717 $0 $121,717 Bldg Materials, Garden Equip. & Supply 444 $222,171 $0 $222,171 Stores Bldg Material & Supplies Dealers 4441 $167,537 $0 $167,537 Lawn & Garden Equip & Supply Stores 4442 $54,634 $0 $54,634 Food & Beverage Stores 445 $851,263 $147,840 $703,423 Grocery Stores 4451 $719,636 $0 $719,636 Specialty Food Stores 4452 $58,936 $147,840 -$88,904 Beer, Wine & Liquor Stores 4453 $72,691 $0 $72,691 Health & Personal Care Stores 4,464,461 $215,193 $0 $215,193 Gasoline Stations 4,474,471 $1,055,143 $2,818,280 -$1,763,137 Clothing & Clothing Accessories Stores 448 $106,704 $0 $106,704 Clothing Stores 4481 $71,992 $0 $71,992 Shoe Stores 4482 $16,670 $0 $16,670 Jewelry, Luggage & Leather Goods Stores 4483 $18,042 $0 $18,042 Sporting Goods, Hobby, Book & Music Stores 451 $75,371 $0 $75,371 Sporting Goods/Hobby/Musical Instr Stores 4511 $46,171 $0 $46,171 Book, Periodical & Music Stores 4512 $29,200 $0 $29,200 General Merchandise Stores 452 $727,435 $0 $727,435 Department Stores Excluding Leased Depts. 4521 $383,490 $0 $383,490 Other General Merchandise Stores 4529 $343,945 $0 $343,945 Miscellaneous Store Retailers 453 $115,040 $0 $115,040 Florists 4531 $13,012 $0 $13,012 Office Supplies, Stationery & Gift Stores 4532 $51,875 $0 $51,875 Used Merchandise Stores 4533 $11,268 $0 $11,268 Other Miscellaneous Store Retailers 4539 $38,885 $0 $38,885 Nonstore Retailers 454 $18,773 $0 $18,773 Electronic Shopping & Mail-Order Houses 4541 $301 $0 $301 Vending Machine Operators 4542 $10,796 $0 $10,796 Direct Selling Establishments 4543 $7,676 $0 $7,676 Food Services & Drinking Places 722 $631,105 $1,256,525 -$625,420 Full-Service Restaurants 7221 $349,864 $1,073,141 -$723,277 Limited-Service Eating Places 7222 $219,234 $0 $219,234 Special Food Services 7223 $32,495 $0 $32,495 Drinking Places - Alcoholic Beverages 7224 $29,512 $183,384 -$153,872 Leakage / Surplus Factor Businesses 30.7 100.0 -62.3 100.0 100.0 100.0 100.0 100.0 1 0 1 0 0 0 0 0 100.0 0 100.0 100.0 70.4 100.0 -43.0 100.0 100.0 -45.5 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 -33.1 -50.8 100.0 100.0 -72.3 0 0 1 0 1 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 3 2 0 0 1 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 8 Commuting It’s a real estate truism that the three most important factors considered by buyers are location, location, and location, yet the traditional measure of housing affordability—surely another consideration hovering near the top of the list—makes no allowance at all for location. The Center for Neighborhood Technology set out to redefine “affordability” to more accurately reflect the proportion of a household’s income that is committed to housing costs, including those incurred while getting to and from that aforementioned location. CNT describes its Housing and Transportation Affordability Index this way: “The traditional measure of affordability recommends that housing cost no more than 30 percent of income. Under this view, three out of four (76 percent) US neighborhoods are considered “affordable” to the typical household. However, that benchmark ignores transportation costs, which are typically a household’s second largest expenditure. The H+T Index offers an expanded view of affordability, one that combines housing and transportation costs and sets the benchmark at no more than 45 percent of household income. Under this view, the number of affordable neighborhoods drops to 28 percent, resulting in a net loss of 86,000 neighborhoods that Americans can truly afford.” CNT’s map has been steadily expanding its coverage since its inception in 2008 and now includes 337 metropolitan areas in the United States. Manistee County has not been analyzed, but Benzie County was considered part of the Traverse City metropolitan area and its neighborhoods are among those that disappear from the affordability map: while the H+T Index shows the average housing cost to be less than 30% of household income for the whole county, the addition of transportation costs to the equation puts the share of household income spent on those two combined items over 45% for all places in the county. For most people, housing is not affordable. At 28.2 minutes, Arcadians’ average commute is longer than any other in the region and also longer than the average commute in Benzie County, Manistee County, Michigan and the United States. Figure 4.7 shows the Arcadia “workshed,” or the geographic area within this average commute, and we can see that it covers a large proportion of the two-county area. A long commute is tough. Everyone who has ever had one knows it subjectively, and a growing body of empirical evidence is pointing to its detrimental effects on happiness, health, and wealth: its costs are rarely fully compensated by our salaries, the minutes spent behind the wheel come at the cost of minutes spent on exercise and meal preparation, and people with long commutes are frankly just less happy than those with shorter ones. About 95% of Arcadian workers have some sort of commute. While the length of a commute may have the greatest effect on the commuter, it’s the method of commuting that has the greatest effect on the environment, and here the news is more encouraging: A sizable portion of commuters carpool (12%), and the 8% of Arcadia’s commuters who walk represent about three times the rate of walkers in aggregated county, state, and national commuting data. Just 76% of Arcadian workers who commute do so by driving alone, a circumstance which maximizes the output of vehicle emissions per commuter. This is in the bottom half of the Lakes to Land communities and fewer than any of the aggregated populations (nationally, the rate is just under 80%). Agricultural Influence Of the 11,745 acres of land that make up Arcadia Township, 2,386 (20%) have an existing land use category of “Agriculture.” This land represents 61 of the 1,024 parcels (6%) in the township. Another 1,324 acres (11%) comprising 26 parcels (3%) are “Natural Resource Related.” Overall, then, about 31% of the land and 9% of the parcels are devoted to “valueadded” land practices. The 2010 Census, however, does not capture any agriculture in Arcadia, as none of the 159 persons who make up the township’s civilian employed population listed “agriculture, forestry, fishing, hunting, and mining” as his or her industry. The Business Summary generated by ESRI records just one business within the township’s borders bearing the North American Industrial Classification System (NAICS) code for “Agriculture, Foresry, Fishing, and Hunting,” and it cites a grand total of one employee. Issues of succession, or passing the farm on to the next generation, while nationally known, also play a significant role in Arcadia. Retiring farmers may still farm their land during their retirement, and thus are �Arcadia workshed L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 1 9 4.7: Arcadia “workshed” Lake Michigan l 28.2 m~ utes f February 21, 2013 ©2013 Esri Made with Esri Business Analyst www.esri.com/ba 800-447-9778 Try it Now! Page 1 of 1 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 0 4.8: Arcadia Bluffs Golf Course (left), Sunset Station (right) unaccounted for in the Census data while they wait for the next generation to take over the business. Seasonal / Tourism The entire Lakes to Land region is affected to varying degrees by a seasonal economy. An abundance of parks and recreation activities combines with the temperate summer weather to create a magnetic pull felt by most inhabitants of the state from spring to fall, and then formidable weather joins a lack of critical mass in economic activity to produce an edge of desolation through the winter months. Arcadia Bluffs is a world-class golf course built in 1999 that offers games, dining, and lodging from April through November. Golf Digest named it to both its ranking of the 100 greatest public courses in the United States and to its general ranking of the 100 greatest courses in the country. There are plenty of people who want to spend much more time in Arcadia than a few rounds of golf, though—maybe even enough to call it home for a season. Housing that is “for seasonal or recreational use” is technically considered “vacant” by the US Census because its rules dictate that a household can only be attached to one primary housing unit, but these homes provide a measure of investment by the seasonal population that cannot be replicated �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 1 elsewhere. A high percentage of seasonal/recreational use homes provides concrete evidence of the value of the area for those purposes. It also provides a measure of a portion of the community which will have a somewhat nontraditional relationship with the community at large: seasonal residents may not have kids in the school system or have the ability to attend most government meetings, but they do pay taxes and take a vital interest in goingson. In some ways, knowing the percentage of seasonal/ recreational housing in a community is the most reliable measure of the accommodations the community must make to include its “part-time” population in its decision-making framework. In Arcadia Township, there are nearly as many homes classified as seasonal / recreational use as there are owner-occupied homes (42.2% and 46.3% respectively). This proportion is high even compared with Benzie and Manistee counties’ aggregated percentages of 33.1% and 24.9%, and it represents a substantive departure from the state and national benchmarks of 5.8% and 3.5%. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 2 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 3 4.9: Building M-22. Photo: Arcadia Area Historical Society Infrastructure For planning purposes, infrastructure is comprised of “the physical components of interrelated systems providing commodities and services essential to enable, sustain, or enhance societal living conditions.” These components, which come together to form the underlying framework that supports our buildings, movements, and activities, usually include our power supply, water supply, sewerage, transportation avenues, and telecommunications. Successful infrastructure is often “experientially invisible,” drawing as little attention in its optimum condition as a smooth road or a running faucet— until it’s not, and then it likely has the potential to halt life as we know it until the toilet flushes again or the lights come back on. It seems we all know the feeling. The American Society of Civil Engineers’ 2013 “Report Card for America’s Infrastructure” gave us a D+ (takeaway headline: “Slightly better roads and railways, but don’t live near a dam”). The Michigan chapter of the ASCE surveyed our state’s aviation, dams, drinking water, energy, navigation, roads, bridges, stormwater, public transit, and wastewater and collection systems in 2009 and gave us a D. Clearly, there is room for improvement all over. But it’s expensive. The ASCE report came with a national price tag of $3.6 trillion in investment before 2020. If this were evenly distributed among the 50 states, it would mean about $72 billion per state—almost half again as much as Michigan’s entire annual budget. The combination of the essential nature of infrastructure with its steep price tag highlights a need for creative problem-solving in this area— precisely the aim of the Lakes to Land Regional Initiative. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 4 Roads The State of Michigan’s Public Act 51, which governs distribution of fuel taxes, requires each local road agency and the Michigan Department of Transportation to report on the condition, mileage, and disbursements for the road and bridge system under its jurisdiction. The Pavement Surface Evaluation and Rating (PASER) system used to report on the condition is a visual survey conducted by transportation professionals that rates the road surface from 1 to 10; roads rated 5 and above are considered to be at least “Fair.” Figure 4.10 depicts all of the roads with PASER ratings of “poor” (1-4) in Benzie and Manistee Counties. The Arcadia Township close-up in the inset reveals poor conditions on Glovers Lake Road, 13 Mile Road, and along the road between the township’s eastern border and Glovers Lake Road which is known by turns as Lumley, Ware, Frederick, and Gilbert Road. LEELANAU CO. P t la a t B BENZIE CO. y Almira Twp. ..• Lake Twp. 4.10: Road conditions • Lake Ann Platte Twp. Frankfort ame wp. La Elberta ke M ic h a ig Inland Twp. Homestead Twp. Beulah Crystal Lake Twp. I Benzonia . -'- - - - - - - -;- Gilmore Twp. n BENZIE CO. Honor GRAND TRAVERSE CO. Benzonia Twp. WEXFORD CO. Crystal Lake MANISTEE CO. Platt Lake Joyfield Twp. Blaine Twp. Weldon Twp. Colfax Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Maple Grove Twp. Onekama Twp. Onekama Marilla Twp. Bear Lake Twp. Kaleva Portage Lake -- - -- - - - I -------------- ---- -•I -------· I I Manistee Twp. Brown Twp. Dickson Twp. Eastlake Manistee Norman Twp. Stronach Twp. Filer Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Pavement Surface Evaluation and Ratings 0 2 4 8 Miles • Data Sources: State of Michigan Geographic Data Library, NWMCOG 2012 Asset Management Report D City or Village County Boundary Township Boundary Poor PASER Rating (1 - 4) Major Road Minor Road ' . Bcckett&R.'leder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 5 Trails and regional connections As can be seen in Figure 4.11, there are not presently any local or regional non-motorized trails in Arcadia Township. It’s an absence noted by the citizens, who made the creation of biking and hiking trails their fourth highest priority at the visioning session, and the planning commissioners who formulated that priority into a Cornerstone. The preferred methods of accomplishment as articulated in the Building Blocks include surveying existing sidewalk conditions, conducting a street survey to assess concurrent trail system needs, launching a wayfinding campaign, and promoting the Pleasant Valley Community Center as a trail hub. Neighboring Bear Lake Township’s Building Blocks include a suggestion for partnership with Onekama, Pleasanton, and Arcadia Townships to form the beginning of a sub-regional network. LEELANAU CO. Pl a Ba tt BENZIE CO. y Almira Twp. Lake Ann Platte Twp. Lake Twp. Elberta La ke M ic g hi Homestead Twp. Inland Twp. Weldon Twp. Colfax Twp. Beulah Crystal Lake Twp. BENZIE CO. Frankfort GRAND TRAVERSE CO. Honor WEXFORD CO. 4.11: Recreational trails Benzonia Twp. MANISTEE CO. Platt Lake Crystal Lake Benzonia Gilmore Twp. an Joyfield Twp. Blaine Twp. Thompsonville BENZIE CO. MANISTEE CO. Copemish Arcadia Twp. Pleasanton Twp. Springdale Twp. Cleon Twp. Bear Lake Bear Lake Ar adia Twp. Maple Grove Twp. Onekama Twp. Onekama Kaleva Portage Lake Manistee Twp. Manistee Filer Twp. Marilla Twp. Bear Lake Twp. Brown Twp. Dickson Twp. Eastlake Norman Twp. Stronach Twp. MANISTEE CO. MANISTEE CO. MASON CO. LAKE CO. LAKES TO LAND Regional Recreational Trails 0 2 4 8 Miles • Data Sources: State of Michigan Geographic Data Library, MDOT, NWMCOG, GTRLC D City or Village County Boundary Township Boundary Major Road Minor Road Updated: 09-24-13 GTRLC Trail Equestrian Trail Betsie Valley Trail Snowmobile Trail North Country Trail Non-Motorized Multi Use Trail • • Bcckctt&Raeclcr �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 6 Power supply Electricity for Arcadia Township homes and businesses is available from Consumers Energy Company (Jackson). Superior Energy provides natural gas services to many Township residents. While not available throughout the Township, the primarily populated areas are served and future connections are possible. Service from “alternative energy suppliers” is also available through Michigan’s Electric Customer Choice program. Public Act 295 of 2008 requires Michigan electric providers’ retail supply portfolio to include at least 10% renewable energy by 2015. The Michigan Public Service Commission’s 2012 report estimates renewables to make up 4.7% of the energy supply that year. Figure 4.12 shows the US Environmental Protection Agency’s analysis of renewable energy potential in the Lakes to Land region. Water and sewer Arcadia Township is not served by public water and sanitary sewer systems; water supply and sewage disposal are dependent upon well and septic systems. This isn’t necessarily an issue in the greater township, where parcels are large enough for and soils are compatible with well and septic systems. However, challenges are encountered in Arcadia’s small village setting, which has a density of 4 to 6 homes per acre on lots occupying 6,000 to 9,000 square feet. Here, specific dimensional requirements related to siting well and septic systems, such as isolation distances from adjacent systems and the built environment, may take up so much of a parcel that the lot is rendered unbuildable. Some commercial lots are also so small that after meeting parking requirements and siting well and septic systems, there may be little room for the business. Future growth of the Township in the commercial and village areas may be dependent on further investigation into how water and sanitary sewage issues are resolved. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 7 4.12: Renewable energy potential Wind Resource Power Resource Class Wlm 2 Potential Arcadia Poor 1 0-200 2 3 200-300 Marginal 300-400 Fair Good 4 400-500 - 5 500-600 - Excellent 6 600-800 - Outstanding 7 >800 - Superb Biomass Resource Metric TonsMear < 50,000 Resource Potential CJ Low n 50,000 -100,000 Arcadia Marginal 100,000 -150,000 - Good 150,000 - 250,000 - Very Good 250,000 - 500, 000 - Excellent > 500,000 - Solar Resource k1Mllrn2/day Outstanding Resource Potential < 3.6 Moderate > 3.5-4 Arcadia > 4-S > 5-6 >6 EPA Tracked Siles o Abandoned Mine Land • Brownfield • RCRA O Federal Superfund • Non-Federal Superfund Good 1111 1111 Very Good Excellent �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 8 4.13: Proposed Merit fiber-optic network REACH-3MC & Merit’s Fiber-Optic Network Infrastructure KEWEENAW Calumet Houghton Duluth Ontonagon Superior HOUGHTON Baraga ONTONAGON BARAGA Odanah Ashland Ironwood GOGEBIC Marquette Covington Wakefield Watersmeet DICKINSON Crystal Falls Sault Ste. Marie, Canada LUCE Eckerman Seney Gwinn IRON Munising MARQUETTE ALGER MACKINAC St. Ignace Manistique Iron Mountain Powers Mackinaw City Cheboygan Escanaba Indian River Onaway EMMET MENOMINEE Marinette Sault Ste. Marie CHIPPEWA SCHOOLCRAFT DELTA Sagola Petoskey Charlevoix CHARLEVOIX Menominee LEELANAU Grayling Manistee MANISTEE Lake City WEXFORD MISSAUKEE GLADWIN - CLARE ISABELLA Big Rapids NEWAYGO MuskegonMUSKEGON Allendale Holland Zeeland OTTAWA Benton Harbor ment Howard City NETWORK INC Flint Corunna EATON BARRY Marshall CALHOUN LIVINGSTON Southfield INGHAM Jackson JACKSON ST. JOSEPH Detroit Ann Arbor WASHTENAW WAYNE Adrian BRANCH Marysville MACOMB Rochester OAKLAND HILLSDALE LENAWEE Windsor, Canada Monroe Centreville Coldwater Hillsdale CASS ST. CLAIR GENESEE CLINTON KENT KALAMAZOO Cassopolis LAPEER SAGINAW SHIAWASSEE IONIA Kalamazoo Berrien Springs BERRIEN SANILAC TUSCOLA GRATIOT MONTCALM VAN BUREN HURON Bay City Saginaw Lansing/ East Lansing ALLEGAN BAY MIDLAND Midland Grand Rapids Tawas City IOSCO ARENAC Mt. Pleasant MECOSTA 0 Network Node Gladwin Clare OSCEOLA MASON OCEANA REACH-3MC Round II Fiber Oscoda West Branch OGEMAW ROSCOMMON LAKE REACH-3MC Round I Fiber ALCONA Houghton Lake Luther Ludington Merit Fiber Mio Rose City CRAWFORD KALKASKA Cadillac Key OSCODA Kalkaska Green Bay Alpena Hillman OTSEGO Traverse City GRAND BENZIE TRAVERSE Posen Gaylord ANTRIM Beulah Rogers City PRESQUE ISLE CHEBOYGAN MONTMORENCY ALPENA MONROE Cleveland Toledo Chicago July 2, 2012 Telecommunications Connect Michigan, our arm of the national agency dedicated to bringing broadband access to every citizen, calculates that such success has already been achieved in 97% of households in Benzie and Manistee Counties. Figure 4.13 further shows that the remaining unserved areas are mostly in the counties’ inland areas rather than in the Lakes to Land communities. Still, improved broadband access came up in several of the visioning sessions, including Arcadia’s. There is certainly room for improvement, particularly in terms of increased speed, provider choice, and types of platforms available. In January 2010, Merit Network was awarded American Recovery and Reinvestment Act funds to launch REACH-3MC (Rural, Education, Anchor, Community, and Healthcare—Michigan Middle Mile Collaborative), a statewide fiber-optic network for “community anchor institutions” such as schools and libraries. The completion of the line between Manistee and Beulah, serving the Lakes to Land region, was announced on December 28, 2012. What does this mean? Besides extending leading-edge direct service to organizations that serve the public, the REACH-3MC network uses an open access model that welcomes existing and new internet service providers to join. By constructing the “middle mile” between providers and users, the REACH-3MC cable removes a significant barrier to rural broadband by absorbing up to 80% of an internet service provider’s startup costs. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 2 9 4.14: Broadband service inventory in Benzie and Manistee Counties Broadband Service Inventory Empire Township ' Advertised Speeds of at Least 768 Kbps Downstream and 200 Kbps Upstream Benzie County I Platte Township BETA Version Submit questions or recommended changes to: maps@connectmi.org Lake Township As required by the US Department of Commerce's State Broadband Initiative, if broadband service is available to at least one household in a census block, then for mapping purposes, that census block is reported to have some level of broadband availability. As such, broadband availability at an exact address location cannot be guaranteed. Providers supplying more specific data than census block are displayed as such. P -4i BENZIE Crystal Lake Township Frankfort Township P FRANKFORT 1.3 Miles P Homestead Township Benzonia Township BEULAH I I P ELBERTA P BENZONIA Green Lake Township GRAND TRAVERSE I City I Gilmore Township Interstate Inland Township I Symbology P ------ I I HONOR ,,, ± Long Lake Township LAKE ANN I Map users are encouraged to participate in improving broadband data granularity through data validation and field testing efforts. Learn more about this and other broadband mapping facts at www.connectmi.org. 0.325 0.65 P I This map represents areas of broadband service availability determined by ongoing, in-depth technical analysis of provider networks and accommodations for the impact of external factors on service quality. Satellite broadband services may also be available. 0 Solon Township Almira Township I I @)) MiclirgaH *This map is not a guarantee of coverage, contains areas with no service, and generally predicts where outdoor coverage is available. Equipment, topography and environment affect service. Kasson Township I Michigan Updated April 1, 2013 -- - US Road Local Road Municipal Boundary Township Boundary County Boundary National and State Lands Water Blaine Township Fiber Broadband Available Weldon Township Joyfield Township Colfax Township Grant Township Cable Broadband Available DSL Broadband Available Fixed Wireless Broadband Available Mobile Wireless Broadband Available* P Unserved Areas Arcadia Township All Rights Reserved. © Copyright 2013, Connected Nation, Washington, D.C. 20010. Pleasanton Township Broadband Service Inventory Blaine Township Advertised Speeds of at Least 768 Kbps Downstream and 200 Kbps Upstream P Manistee County THOMPSONVILLE Springdale Township Joyfield Township Cleon Township P Weldon Township THOMPSONVILLE Colfax Township GRAND TRAVERSE ARCADIA P Arcadia Township Michigan Wexford Township Pleasanton Township COPEMISH Springdale Township Cleon Township Wexford Township Maple Grove Township KALEVA Marilla Township Springville Township Updated April 1, 2013 BETA Version Submit questions or recommended changes to: maps@connectmi.org @)) MiclirgaH *This map is not a guarantee of coverage, contains areas with no service, and generally predicts where outdoor coverage is available. Equipment, topography and environment affect service. P As required by the US Department of Commerce's State Broadband Initiative, if broadband service is available to at least one household in a census block, then for mapping purposes, that census block is reported to have some level of broadband availability. As such, broadband availability at an exact address location cannot be guaranteed. Providers supplying more specific data than census block are displayed as such. Bear Lake Township Onekama Township This map represents areas of broadband service availability determined by ongoing, in-depth technical analysis of provider networks and accommodations for the impact of external factors on service quality. Satellite broadband services may also be available. BEAR LAKE P Map users are encouraged to participate in improving broadband data granularity through data validation and field testing efforts. Learn more about this and other broadband mapping facts at www.connectmi.org. P ONEKAMA ± 0 0.45 0.9 WEXFORD MANISTEE 1.8 Miles Brown Township Symbology P Dickson Township Manistee Township City Slagle Township Interstate US Road Local Road Municipal Boundary Township Boundary P MANISTEE County Boundary National and State Lands P EASTLAKE Water Fiber Broadband Available P Cable Broadband Available STRONACH WELLSTON Norman Township Stronach Township Filer Township DSL Broadband Available P South Branch Township Fixed Wireless Broadband Available Mobile Wireless Broadband Available* Unserved Areas All Rights Reserved. © Copyright 2013, Connected Nation, Washington, D.C. 20010. MASON Grant Township Free Soil Township Meade Township Elk Township LAKE Eden Township Newkirk Township �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 1 Photo: Google Earth Land Arcadia Township has some of the most distinctive topography in the region—and, probably, the world. The fiery curve of steep slopes toward the top of Figure 4.16 depict the outer edges of a glacier’s gouge. Its great, icy runoff tumbled down the ridges to land in wooded wetlands lining the back of the newly-formed basin, strands sliding down paths of least resistance on their journey toward the freshly-carved Lake Michigan bay. Schimke as they and their cargo of trout traveled by, landing in the wooded wetlands at the base of the inland slopes and coming together to finish their journey as one. Roads and rails were added to the repertoire of surface cover. Society had been firmly imprinted on the land—”land use” had superseded “topography.” The water level receded, exposing the low-lying bowl into which the lake and village that share Arcadia’s name are nestled. Sediment deposited by the creeks on their way to the open water met sand driven landward by the prevailing westerly winds, separating Lake Michigan from the inland waters and sending them seeping northward along the ridge. Michigan’s famous pine forest began to take root. By the early 20th century, the land began to make itself heard again. The trees waned, taking the fortunes and populations they had sparked with them. Fires extinguished nearly all the manufacturing plants, and drought destroyed nearly all the edible plants. The relentless Lake Michigan waves deposited sand back into the harbor faster than either citizens or industry could afford to remove it. It would be to that forest that the next wave of earth-shapers looked most keenly. By the time Henry Starke arrived to set up his lumber mills, the trapped pool of water had been christened Bar Lake; after a couple of decades, Starke dredged the channel that transformed the lake at Arcadia into a safe harbor for ships and vessels. The creeks were given names like Lucker, Van Bushkirk, Tondu, Bowens, and The population of Arcadia today is about two-thirds what it was at the close of the community’s industrial age. Nearly half of the land area is connected directly to the people, either as residential parcels or sites of the leisure activities so prized across the region. Another 40% is respected on its own merits: forest, agriculture, natural resources. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 2 Land Dashboard Percentages indicate proportion of total land area except where noted TOPOGRAPHY Elevation Slopes Critical dunes 0-1 degrees: 3,124 acres 27% Low: 575 feet above sea level 1.1-5 degrees: 3,654 acres 31% High: 1,025 feet above sea level 5.1-9 degrees: 1,839 acres 16% Range: 450 feet 9.1-16 degrees: 1,828 acres 16% 16.1-80 degrees: 605 acres 5% 0 acres WATER Lakes 248.3 acres 2% Rivers Wetlands 32 miles 0.3% Emergent (characterized by erect, rooted aquatic plants with green/soft stems, excluding mosses and lichens): 169 acres 1.4% Trout Streams: 14.3 miles 44% of river length Lowlands, Shrub, Wooded (characterized by low elevation and woody vegetation): 807 acres 7% PUBLIC LAND USE Roads Regional Trails 53.8 miles 0.66 miles 0.5% 0.01% Conserved Land State Land GTRLC: Commercial Forest Act: 832 acres 7% 84 acres 0.7% Federal Land 0 acres �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 3 4.16: Natural Features map BENZIE CO. MANISTEE CO. k a L e M i i h c n a g ARCADIA TWP. PLEASANTON TWP. Arcadia Lake ' ...... ; ~ -----:,- ~ J L-• r' r ~ . /- •J ~ -1 ...... , ,, I -:~ I 'i4 22 ' ., I'.' •• ARCADIA TWP. ONEKAMA TWP. LAKES TO LAND 0 0.25 0.5 1 Miles Arcadia Township Natural Features Data Sources: State of Michigan Geographic Data Library, MDNR County Boundary Township Boundary Major Roads Minor Roads Wetland Type: CJ Lowland, Shrub, or Wooded CJ Emergent Trout Stream Slope Degree: CJ 9.1 - 16 1111 16.1 - 50 B Updated: 04-09-13 R I Beckett&Raed r �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 4 Land use that may be undertaken to achieve the desired future land use. But at the heart of planning for future land use is a picture of how the physical development of the community will take shape. Simply put, this section describes how, physically, the community will look in 15 to 20 years. guided by the goals developed earlier in the master planning process—the Cornerstones and Building Blocks presented earlier in this plan. Although the future land use map is a policy document rather than a regulatory document, meaning that it is not legally binding once adopted, it is used to guide the creation of the zoning ordinance and the zoning map, and it supports land use decisions about variances, new development, and sub-area planning. That makes it perhaps the most important part of your master plan, as it defines how community land uses should be organized into the future. The land use section of this master plan provides an analysis of existing land use conditions and a proposed future land use development scenario. It contains two distinct maps: the existing land use map and future land use map. The existing land use map depicts how the property within the jurisdiction is currently developed. It shows how the land is actually used, regardless of the current zoning, lack of zoning, or future land use map designation—it is what you see happening on the property. The future land use map of a master plan is a visual representation of a community’s decisions about the type and intensity of development for every area of the municipality. These decisions, represented by the community’s land use categories, are based on a variety of factors and are Factors considered when preparing the future land use map include: 1. Community Character. How will the land uses promote that character? 2. Adaptability of the Land. What physical characteristics (wetlands, ridges, lakes, etc.) need to be considered when planning for future development? How do the land uses for those areas reflect the uniqueness of the land? 3. Community Needs. What additional housing, economic development, infrastructure, or other needs should the community A part of the development of the future land use map is a discussion of the major land use related issues facing the community, how they interrelate with the Cornerstones and Building Blocks, and strategies 4.17: Existing land use chart and map EXISTING LAND USE Acres 11,746 total ------- Parcels 1,024 total Agriculture Forest Natural Resource Related 108 1 1687 2386 Industrial, Manufacturing, Warehousing Mass Assembly Shopping, Business, Trade 1133 3 152 61 26 30 8 19 35 Transportation 999 Residential Cottage / Resort 220 Residential Rural Residential Settlement 1324 3472 9 547 25 256 Social / Institutional 32 Leisure Activities 31 Unclassified / Vacant 205 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 5 BENZIE CO. Taylor MANISTEE CO. n Bur Ta ylo r Taylor ham Zilch ç ? Jungle Inn No rm Saint Pierre Norman Glovers Lake Gilbert 5th 6th 3rd 4th 2nd Pine Lake Zilch Northwood iew est v For Spruc e S t ar k e Manke Oak 1st i Sorrenson 7th La ke M i h c n ga an State Grebe Ware s oll Frederick er I ng Chamberlain Lumley Ware ff Iverson Oak lu Maxey Lake B 2nd 5th Spr u ce Northwood ç ? ARCADIA TWP. PLEASANTON TWP. Arcadia Lake Northwood Hull Nelson Bischoff Lake 4th 3rd Alkire Saint Pierre Division Mill Erdman Sta rke State Iverson 6th 5th 1st Norconk Pine Hazel Steffins nd Lakela Grebe 1,000 2,000 Feet Gear Leos ç ? La k ev Milarch 500 ç ? Churchill Churchill Lin d en 0 Northwood Arcadia Lake Schaef ie w ARCADIA TWP. 13 Mile ONEKAMA TWP. LAKES TO LAND 0 13 Mile 0.25 0.5 1 Miles Arcadia Township Existing Land Use • Data Sources: State of Michigan Geographic Data Library, Benzie and Manistee County Equalization CJ Agriculture CJ Forest CJ Industrial CJ Leisure Activities CJ Mass Assembly CJ Natural Resources Updated: 05-30-13 CJ Residential, Cottage / Resort ~ Residential, Rural CJ Residential, Settlement CJ Shopping, Business, or Trade CJ Social / Institutional CJ Unclassified / Vacant CJ Parcel Boundary County Boundary Township Boundary Road B R ( Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 6 consider planning for? 4. Services. How are we ensuring that existing infrastructure is used efficiently, and that new infrastructure is planned for areas where new development is anticipated? 5. Existing and New Development. How will new development in the community relate to existing development? Existing and future land use maps are both different from a zoning map, which is the regulatory document depicting the legal constraints and requirements placed on each parcel of land. The parcels are classified into zoning districts, which are based on the future land use map. When owners want to develop or use their property in ways that do not conform to the zoning map, the planning commission uses the future land use map and the master plan to consider whether the proposed development conforms to existing regulations and policy. Three land use concerns in Arcadia, and the subsequent strategies to deal with those concerns, include the following: 1. How to grow the light industrial corridor along M-22 and Lake Street so that Arcadia is creating the type of place its citizens envision; 2. How to address specific residential sub-areas of the community in a thoughtful, logical, and meaningful manner in order to achieve regulatory mechanisms that shape each unique area; 3. How to preserve scenic rural character. Rural scenic character preservation Scenic rural character in Arcadia evokes the feelings of an understanding of the unique characteristics of the community and the people who live here. In a nut-shell, it is what makes Arcadia Arcadia. So when asked, “What is scenic rural character?” a respondent might answer, “It’s the orchards lining M-22,” or, “It’s the views of Arcadia Marsh as it flows through Lake Arcadia into Lake Michigan,” or, “It’s the folks who farm their land and sell it at their fruit and vegetable stands,” or, “It’s the dirt roads with trees gently swaying in the warm summer wind.” While the notion of scenic rural character is somewhat elusive, the Township wants to ensure that keeping the rural scenic character is tangible, definable, and measurable. While an agricultural economy is one of the primary methods of preserving rural character, it is not the only method. In Arcadia, agriculture speaks to its history but not necessarily to the future, especially large-scale agricultural operations that require large tracts of land. More practically, agriculture in Arcadia will take the form of smaller fruit operations with value-added components. With that said, the increasing residential development moving to Arcadia for the rural scenic character will need to balance the challenges of rural living with their expectations. This master plan calls for balancing rural scenic character preservation with increasing development pressures. In many cases, it will not be“what” is developed but “how” it is developed that will dictate the success or failure to preserve the rural scenic character. Producing a Rural Scenic Character Preservation Plan is one first step in the right direction to ensuring that the “how” is done in a manner reflective of the values of the community. In regard to land use development, an eye toward efficient use of land where open space is valued, large lots do not become fragmented, and clustering of development towards higher density areas is a preferable approach to achieving the goals of rural scenic character preservation and development. Very specifically, residential development patterns need to reflect conservation based design methods. One such method is to move away from minimum lot size standards towards density-based zoning. Minimum lot size standards means that you are required to have a minimum amount of land for development of a single dwelling within a zoning district. (i.e. Minimum lot size = 10 acres, meaning 1 home on a 10 acre lot). Whereas in density based zoning, the number of single-family homes is based on a formula that considers the entire land area. (i.e. 1 home per 10 acres, meaning the lot size doesn’t matter as long as it is one home per 10 acres). Density based zoning relies upon a total permissible number of dwelling units that may be built upon any given parcel of land. For example, a 40-acre parcel with a density of 1 dwelling unit per 10 acres would allow 4 dwelling units to be built on the 40 acre parcel. Notice that there isn’t a minimum lot size required. As long as there is room for septic and well, the lots could be as small as 1.5 or 2 acres, but this is left to the discretion of the property owner and the limitation of existing infrastructure. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 7 4.18: Densitybased zoning Top: A 40-acre parcel with 1 home per 10 acres under standard zoning Bottom: A 40-acre parcel with 1 home per 10 acres under density-based zoning �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 8 The dwelling lots would only occupy 25% or less of the total land area. This scenario results in greater density with even greater open space preservation for agricultural or recreational purposes than under the traditional minimum lot size scenario. Sliding scale zoning (establishes a schedule that dictates the number of lots on a parcel but doesn’t necessarily dictate lot size), clustering development (simply grouping of the dwelling lots in the most developmentally desirable portion of the parcel) and the use of density bonuses (additional lots are allowed if certain stipulations or conditions are met) are all tools that the community could use in its zoning ordinance framework to yield the benefits of density based zoning. The ultimate goal is to increase the ability to preserve rural scenic character while still accommodating residential development pressures and support agricultural practices. This master plan supports creative and innovative methods to achieve such a balance. The benefits of density-based zoning are: 1. The landowner is able to develop portions of the land, receive monetary compensation, and also be sympathetic to the natural assets found on the property. Portions of the land may be preserved in permanent conservation easements allowing farming, timber, or passive recreation. 2. Infrastructure (road and utility) cost is significantly decreased due to clustering of homes in a single area. 3. Provides for access management by providing shared access, which limits number of driveways along a roadway. 4. Cost of Community Services (CSS) is greater for residential land uses vs. agricultural land uses 5. High residential density in rural areas requires jobs and services which are often not present. 6. Clustering of homes allows for use of community well and septic systems if desired for cost savings. Growing Economic Development Opportunities Along M-22 The area reserved for light industrial development along M-22 is both home to residents and a stopping point for travelers passing through, providing auto related services, lodging, retail, and recreation. This growing corridor is an important piece of Arcadia’s development, and it has the potential to either draw people in or to detract from all that Arcadia has to offer. How this area looks and functions as an economic generator and opportunity is very important. It has always been the goal to develop the corridor as a place where individuals can work and live, often on the same parcel, providing economic opportunities for residents of the Township. In order to develop this growing corridor, special attention must be given to the design concept (what we want it to look like), access to M-22, parking demands, architecture, character, and streetscape amenities. In addition, tying each piece of the corridor into an integrated whole is important to ensure compatibility with the historic business district, neighborhoods, and the natural assets of the community. Street-based frontage standards, design guidelines and use standards are components that should be created to assist in developing the M-22 corridor. There are some non-conforming uses within the area that have historically been successful. It is the intent of this master plan to continue to allow those uses while encouraging them to meet leading practice standards for the development of the township as a whole. The community and this master plan support the non-conforming uses and encourage, within the scope of the zoning ordinance, their continued prosperity. While warehousing or storage is a prevalent use in the area, this master plan does not support warehousing and storage within the 400’ feet from the centerline of M-22 east and 400’ north and south from the centerline of Glovers Lake Road. This master plan envisions the commercial area located 400’ from the centerline of M-22 as an area reserved for light industrial uses that are well buffered and isolated from residential uses. In fact, these light industrial uses are not intended to be seen from M-22 and shared access drives (including an interior roadway) are proposed to ensure minimal curb cuts to M-22 while providing access to interior lots. Signage and other advertising aspects will be kept to a minimum with limited lighting and size requirements. This area is not only intended to be home to the many specialized trades businesses that exist in Arcadia but to also provide an incubator for future endeavors. Because walkability is so important in the township, it is critical that the area between the buildings and moving �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 3 9 lanes of M-22 be used effectively. Therefore, the design of the public and private frontages must be thought of as a single, cohesive physical element. This space is made up of two zones: the private and public frontage. Visually these two zones must function together and be seen as one. Pedestrians walking throughout the township must feel buffered from the traffic of M-22 in order for the goal of walkability to be achieved and the rural scenic character preserved, while at the same time, commercial development must be encouraged. The following suggestions are given to assist in buffering the impact of traffic for pedestrians who are walking and biking along the public portion of the corridor: • • • • Provide a planning strip between the sidewalk and the roadright-of-way that is generous and green, lined with street trees, streetlights, benches, and wayfinding signage; Provide curbside parking, if possible; Provide a public sidewalk of sufficient width for two people to pass each other comfortably (i.e. five to six feet); Provide bicycle lanes and informational kiosks. The following suggestions are given to assist buffering the impact of traffic for pedestrians who are walking and biking along the privately owned portion of the corridor: • • • Provide front stoops, canopies, and/or porches; Provide front yards; Provide frontage plants and trees; What Arcadia Township DOES want in the development of the M-22 corridor: • • • • • • • • Retail that supports a local and regional framework. Commercial development that first occurs on sites in the geographical center of the community, nearest the largest crossroad locations and population centers (nodal development), such as Glovers Lake Road and M-22. Clustered development which allows multiple uses on one piece of property but is located in the rear of the property utilizing a shared access point, includes landscaping to buffer the use and/or enhance the corridor, has rear parking, incorporates walkability in the site design, and has the appropriate amount of parking spaces without developing a sea of unused impervious asphalt. Single use development that is located in the rear of the property, utilizes any shared access points of neighboring uses, includes landscaping to buffer the use and/or enhance the corridor, has rear parking, and incorporates walkability in the site design. Warehousing and storage to be at least 400’ from the centerline of M22 and north and south of Glovers Lake Road. Ground-mounted, non-lit signage with shared users displayed. Development that is in keeping with the historic and maritime character of the Township. Consideration of the look of the corridor and how the functionality of the public and private space affects non-motorized transportation uses and people’s use of the space. Installation of quality landscaping, streetscape amenities including lights, benches, sidewalks, planters, etc. What Arcadia Township does NOT want in the development of the M-22 corridor: • • • • • • • • • Free-standing stores surrounded by asphalt parking lots with many driveways, high intensity illumination of lights, and limited landscaping; Signs that are inappropriate as a result of their size and character; Buildings that are not visually interesting nor in keeping with the character of the community; Uses that may degrade the natural environment, including Arcadia Marsh; Roadways that are edged with no, or too narrow, sidewalks and/or pathways, have little or no pedestrian amenities, and are not designed for multi-modal transportation methods (bikes, walking, cars); Public areas of the corridor devoid of streetscape amenities such as benches, lights, landscaping; Intersections with multi-phased signals that may have two or even three left-turn pockets, widening the crossing distance even more at busy intersections; A long, undifferentiated corridor dominated by retail uses and commercial activities that detracts from the rural scenic character of the community and does not encourage the placemaking strategy of this master plan; General ugliness as the natural vegetation is replaced with little to no landscaping and the built infrastructure takes on a harsh character that has no permeability. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 0 4.19: Deed restrictions vs. zoning Point Arcadia Subdivision Restrictive Deed Star-Key Point Subdivision Restrictive Deed Single Family Residential, Two Family Residential, Marinas, Family Day Care, Adult Foster Care, Places of Worship/ Assembly, Educational Establishments Single Family Residential Single Family Residential Single Family Residential, Camp Related Resort Residential, StarKey Point Subdivision, Camp Arcadia: Front: 25’ Side: 10’ Rear: 25’ Waterfront: 100’ Front: 45’ Side: 10’ Rear /Waterfront: 100’, except a few lots 65’ & 75’ Front: No requirement Side: 5’ Rear: No requirement Front: 25’ Side: 10% of lot width Rear: 25’ No requirement No requirement No requirement Arcadia Zoning Ordinance Use Setbacks Camp Arcadia L.L.C. Restrictive Deed Point Arcadia, Point Arcadia Subdivision Front: 25’ Side: 10’ Rear: 25’ Waterfront: 50’ Minimum Lot Size Other Resort Residential: 20,000 sq. ft. Point Arcadia: 12,000 sq. ft. • Fences are allowed • No fences • Accessory buildings are • No out buildings allowed • Must submit a site plan • Additional uses are to corporation allowed • Accessory structures are • No detached garages, allowed but may not doors must not face be used for housing or street residential purposes. • No tree clearing • Easements of feet in without approval width from the property • Must complete work in line on the roadside 6 months and side property line exist for various infrastructure. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 1 • • Provide low walls, fences, or hedges at the back of the sidewalk; Provide grade elevation changes at frontage. The M-22 corridor will continue to have a scenic rural character as development will occur in the rear of the lots, ample vegetative buffering will block or soften the view of the development, uses will be clustered to leave open space which includes space for non-motorized transportation, and visual clutter will be kept at a minimum. Uses that front M-22 will have parking in the rear, integrated sidewalks and paths, landscaping, and other design features. Sub-area planning The master plan recognizes the unique and historical aspects of Point Arcadia, Star-Key Point, Camp Arcadia and the historic Arcadia neighborhoods. Each sub-area has its own unique regulatory challenges based on the its distinct identity. Each area was built at a different point in history and for a different purpose. This master plan calls for the establishment of four new Future Land Use categories to address each area’s special, unique needs. With an understanding of the limitations of these areas to meet current zoning requirements, the township desires to facilitate the historical patterns of land use and development despite nonconformity with existing zoning rules. This goal may be achieved through flexible zoning regulations, applicable only to these areas, or a part of the area, predicated on sections 502 and 503 of the Michigan Zoning Enabling Act (special land use, and planned use development) and aligned with existing conditions found within each sub-area. Camp Arcadia is a camp with an associated single-family residential development. Due to the age of the camp, it has non-conforming uses and dimensional characteristics; however, the development pattern of the Camp is in keeping with typical camp environments and is supported by this master plan. Currently, meeting current zoning requirements proves very difficult, as dimensional and use requirements of the zoning ordinance are difficult to meet or not applicable to the development of a “camp.” For the Camp Arcadia area, a special SubArea Plan would allow for investigation into crafting a framework for approval of various principal and accessory uses as well as dimensional requirements under the umbrella of a broad-based special land use permit. Coupled with the flexibility inherent in a planned unit type mechanism, the township is looking to create a comprehensive set of land use designations that allows for developmental flexibilities within the defined perimeter of the subject areas. Point Arcadia and Star-Key Point are residential subdivisions that currently have use and dimensional requirements written within their deed and covenants that meet or exceed the current Zoning Ordinance requirements. Both areas are unique in that they front Lake Michigan and Lake Arcadia. The Star-Key subdivision is notable in that the subdivision fronts two bodies of water. Thus, space is at a premium, making home improvements and/or additions difficult. Currently, Star-Key Point Road is a dirt one-track path located within the boundaries of the subdivision platted road. Multiple uses have, over time, encroached into the platted road. The entire area is in need of a survey to determine exact locations of property lines and roads. Point Arcadia is the township’s typical suburban, larger-lot residential subdivision located next to the historic neighborhoods of Arcadia. Well and septic may be located within this area more easily than in other places near the Village core. The subdivision is not well integrated into the historic neighborhoods of Arcadia, and the development of methods to create a seamless transition from one area to another is important to creating cohesive neighborhoods. Part of the Sub-Area Plan is an analysis of the deed restrictions/ covenants and by-laws. In most cases, the deed restrictions/covenants are more restrictive on land uses and dimensional requirements than the Arcadia Township Zoning Ordinance. A deed restriction or covenant is a document that details what the property owner can and cannot do on the property. The covenant “runs with the land,” meaning that current and future owners of the property are subject to the covenant requirements. Articles and by-laws are homeowners’ association documents that dictate a number of mandatory obligations and restrictions which are only imposed upon those members who belong to the association. Not all people who live in a subdivision are members of the association, and those who aren’t do not have to abide by the articles and by-laws of the association that is in place for their development. All individuals who own land in �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 2 4.20: Future land use map BENZIE CO. MANISTEE CO. an Jungle Inn No rm an Spruc e 7th Lake Mill Zilch M Glovers Lake Gilbert 6th Pine 4th 5th 3rd 2nd Oak 1st e S ta rk Norman anke Saint Pierre est v iew Northwood Sorrenson For M h ham La ke ic ig Taylor Zilch n Bur Ta ylo r Hazel Grebe Ware er ARCADIA TWP. PLEASANTON TWP. s oll Frederick Ing Chamberlain Ware Alkire Erdman Iverson 6th Norconk Pine State Sta rke Iverson Maxey Lake Bluff Mill 5th 1st 4th 3rd Lake Hazel Steffins nd Lakela Grebe 1,300 Leos La k e v 2,600 Feet ie w LAKES TO LAND Milarch 650 Churchill Churchill Gear Northwood Schaef Arcadia Lake 0 Nelson Bischoff Saint Pierre Division Paluszny 7th 5th 2nd Oak Northwood Spr u ce Lumley Arcadia Lake Northwood Hull ARCADIA TWP. ONEKAMA TWP. 13 Mile 0 13 Mile 0.25 0.5 1 Miles Arcadia Township Future Land Use • Data Sources: State of Michigan Geographic Data Library, Benzie and Manistee County Equalization 1111 Business CJ Camp Arcadia CJ Light Industrial 1111 Marina CJ Point Arcadia CJ Preserve Updated: 08-13-14 CJ Residential Settlement 1111 Rural Agriculture CJ Rural Residential 1111 Star-Key Point Parcel Boundary County Boundary Township Boundary Road B R I Beckett&Raeder �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 3 the subdivision must abide by the restrictive deed and covenants. The community is working to maintain the historic character of the existing neighborhoods. Future development of vacant parcels will have a grid street pattern that connects to the existing street network. Other infrastructure improvements include building, maintaining, and/or reopening alleys. In order to encourage re-investment, the township should consider aligning the dimensional requirements of the zoning ordinance to the actual dimensions of the existing neighborhood to ensure that what is found today may be replicated in future development and redevelopment. The township recognizes that dimensions of many existing lots do not easily, if at all, accommodate well and septic systems per the State health code. Rather than making them non-conforming, they can be regulated in a manner that will allow future development on vacant parcels and redevelopment of existing lots, subject to the State of Michigan Health Department approvals and with minimal setback standards. Future land use categories There are 10 categories, also referred to as “classifications” or “designations,” contained on the Future Land Use map. Seven of the categories are residential classifications, and three are commercial. The intent of the future land use strategy is to plan for future land use density and intensity that fits the historical patterns of existing development while also considering the community’s natural resources. In addition, the future land use strategy calls for understanding not only existing land use patterns but also the current dimensional and design characteristics. The township can use this information to build future regulatory mechanisms that will advance development expectations to make it easier to develop and re-develop. Because Arcadia has a number of unique neighborhoods and commercial areas that draw on different characteristics and were originally developed in different ways, at different times, and based upon different standards, this master plan calls for creating future land use categories that identify and support those unique characteristics and circumstances with an eye towards cohesiveness, connectivity and character development. A “one size fits all” regulatory approach was not found to be appropriate. Unique, distinct but definitely Arcadian is how the future land use plan approaches the development of the different subareas of the township. The following future land use categories by land use type are: RESIDENTIAL Residential Settlement Rural Residential Rural Agriculture Point Arcadia Star-Key Point Camp Arcadia ENVIRONMENTALLY SENSITIVE Preserve ECONOMIC DEVELOPMENT Light Industrial Marina Business Residential Settlement This land use category describes the historic neighborhoods of Arcadia and is designed to promote their continuation. The homes represent traditional nineteenth-century architecture. Homes are arranged close to the street with rear garages accessed by an alley. Arranged in a grid configuration, the streets are wide enough for on-street parking but close enough to maintain an intimate neighborhood character. Trees and sidewalks line the streets, alleys provide rear entry to garages located in the backyard, and front porches beckon neighbors to sit and talk. A church may be found in the middle of the neighborhood along with neighborhood parks. Within walking distance to businesses, civic, and recreational amenities, the Residential Settlement area is the premier place to live for individuals looking for a more urban environment within view of Lake Michigan and other natural resource amenities. Rural Residential This area of the township contains single- and two-family homes, for year-round and seasonal use, located on large lots. Some lots are used for farming and/or timber management, and many are along Lake Michigan. This area also encompasses existing smaller residential lots located along Lake Michigan shoreline. It is the intent of this designation to continue these uses while encouraging slightly larger lots in order to maintain well and septic integrity, private road standards to ensure emergency service access, greater protection of the Lake Michigan shoreline including �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 4 views, and rural and scenic character preservation. Some agricultural commercial endeavors are allowed. It is also the intent of this designation to continue to support and promote agricultural opportunities. Other uses customarily found within a rural area are allowed, in keeping with the scenic rural preservation of the township. Single-family residential development will continue, attracting seasonal and permanent residents. Density based zoning opportunities are available for single family residential development. Rural Agriculture The Rural Agricultural area of the Township is the agricultural heart of the community. Farming and timber management are encouraged and promoted. Single-family homes located on large lots may also be found. Rural scenic character preservation is of great importance in this area. The night sky viewing and views of the region from ridgelines towards Pleasant Valley, Lake Arcadia, and Lake Michigan that happen here are important to the township. Also of great importance are high water quality for the streams and tributaries of Lake Arcadia, habitat protection, and wildlife conservation. Density based zoning opportunities are available for single family residential development. Point Arcadia Point Arcadia future land use category encompasses an area of the Township built to accommodate single-family residential development on lots that can support a larger footprint home while also ensuring well and septic systems installation. It is the intent of this area to remain single family residential and continuing to develop as stipulated in the Pointe Arcadia deeds and by-laws. Star-Key Point Star-Key Point is a peninsula between Lake Michigan and Lake Arcadia. The Star-Key Point subdivision comprises 37 lots on privately-owned StarKey Point Road. The subdivision is regulated by deed restrictions enforced by the Star-Key Point Homeowners Association. The area is unique in that each lot has either Lake Michigan or Lake Arcadia frontage. It is envisioned that this area continues to maintain the unique character of a two-lake frontage neighborhood while promoting environmental protection and public health, safety, and welfare. Future development of the Star-Key Point area must adhere to the lot boundaries shown on the subdivision plat. Camp Arcadia The “Camp Arcadia” future land use designation accommodates the historic Camp Arcadia and its associated single-family residential neighborhood. The Lutheran Camp Association (LCA) and the Arcadia Cottage Colony Association (ACCA) govern what is commonly called Camp Arcadia. LCA �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 5 is the organization that owns and operates the traditional camp while ACCA is steward of the cottages that were developed on privately owned lots. While Camp Arcadia is made up of multiple lots owned by different property owners, all parties belong the LCA and, if applicable, ACCA. These two entities regulate land use within Camp Arcadia. The Camp Arcadia future land use designation is meant to allow the continued use and future development of Camp Arcadia. The intent of this area is to allow the camp to grow. The Camp is comprised of single-family dwellings, assembly halls, meeting spaces, camp store and kitchens, amphitheater, and out buildings used for traditional camp purposes. This historic camp has offered a religion-based camp experience for thousands of families since its inception. Preserve This is land that, due to its location, unique characteristics, and natural resources, is planned for open space and environmental protection purposes with some recreational and possible farming applications. Preserve includes land currently held in conservation easements, owned by the Township and/or land designated as potential for future open space and/or conservation purposes. Attributes found within the area, such as the integrity of the night sky, topography, views, water quality, air quality, ambient noise, wildlife, and habitat are encouraged to be maintained, restored, and protected from future development within the Township. Preserve land is an integral part of the township’s placemaking strategy as it is this area that will draw visitors to shop and play once in Arcadia. This land will be used for future recreation, regional and local trail connections, protection of wildlife and associated habitats, watershed and viewshed protection, and to adds to the character of the township. Future land use considerations include taking care in the development of adjacent lands to ensure environmental protection and stewardship. When possible, connectivity to local and regional nonmotorized trails will be encouraged. Light Industrial The Light Industrial corridor expands approximately 1.5 miles along M- 22 between Norman Road to just past Glovers Lake Road to its south. It is bordered on the south and north by Preserve and to the east by Rural Agriculture. The Light Industrial classification area begins 400’ from the centerline of M-22 extending eastward 1320’ from the centerline of M-22. The land area between the road and the start of the Light Industrial area is Resort Residential. The Light Industrial ribbon of land is reserved for uses such as car washes, agricultural related businesses, veterinarians, business contractors (painters, plumbers, electrical, cement, heating, air conditions, fencing), community recreational facilities, �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 6 warehousing, lumber yards, and body shops as examples. While some of these uses may be permitted by right and others may require special land use approval, the intent is to provide a place in the Township where traditionally-considered light industrial uses have a place. The expectation is to ensure that these types of uses are accessible to M-22 but developed in such a way as to be well screened from views utilizing landscaping treatments, hours of operations compatible with adjacent residential areas, signage that is in keeping with the character of the community, and the general maintenance of the property that is above reproach. As warehousing, storage (particularly boats and other recreational vehicles), and truck and heavy equipment repair are dominant activities in the area, special attention is needed to ensure that the visual clutter that comes with these activities is kept at a minimum. In essence, the township embraces the maritime character that outdoor storage of boats lends to the atmosphere and wants to encourage the entrepreneurs of light industrial endeavors, but wishes to ensure that property is kept orderly and to prevent the look of abandonment and blight that might be associated with areas with this type of high-intensity land use. Future development of the area is encouraged to implement environmental protection measures which will provide good stewardship to the Arcadia Watershed and additional screening mechanisms to ensure that the uses do not contribute to visual clutter or degradation of the character of the Township. Business The Business future land use category is the heart of Arcadia. Located on what could be considered a traditional main street that leads to Lake Arcadia, the Business area is the major thoroughfare to Arcadia Natural Beach Area and Lake Michigan. It is also a historical gem? With some two-story buildings, civic buildings, parks, historical architectural facades, sidewalks, and mixed uses, the Business area is an example of a downtown that is replicated in new development throughout the country. This is the street where you can see the latest community activities posted on �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 7 the Township Hall kiosk, have a picnic or play tennis at the park, drop your mail off at the post office, visit your family doctor, and then walk a short distance down the street and spend the rest of the day at the beach. The current Business area exists solely on the west side of M-22, but this future land use category is expanded eastward to include the intersection of M-22 and Glovers Lake Road. The enlargement of this area would create connections between the existing historic business area and the Pleasant Valley Community Center, an increasingly important place for civic and recreational engagement. In addition, this category would include already developed businesses that exist at the intersection of M-22 and Glovers Lake Road. Nodal development of this type looks to keep higher density commercial development at points of high traffic intersections and close to higher population densities. Future development of the area will look to replicate and enhance the historical architectural façade details that are found elsewhere in the area. In addition, the township supports mixed-use, two-story buildings that allow for individuals to live on the top floor and work on the bottom floor. Future development will also be encouraged to provide housing options that support low to moderate income individuals. Marina The Marina future land use area is directly adjacent to Arcadia Lake and Arcadia Beach Natural Area and is where Grebe Park, Mill Street and Pine Street boat launches and Veterans Memorial Marina are located. This area is home to the community’s private and public marinas, boat launches, a fish cleaning station, and campground areas and includes several historic residential structures that reflect the character of the unincorporated Village’s maritime past. It is envisioned that this area will build upon these assets centered upon its maritime character in order to create and support economic development opportunities in adjoining districts and throughout the community. Linking this area to the Business District is essential to create a seamless link where the synergy of the two areas can feed upon each other creating a lively, vibrant, and economically prosperous downtown area. Uses in this area should focus on open spaces with recreational components as well as a limited select type of small business development that supports a maritime culture. Land adjacent to the water will be primarily reserved for open space protection in order to maintain the littoral character and views of Arcadia Lake. With that said, existing and limited unimposing new structures may be used to promote water based economic development initiatives but it is not desirable that residential or dense commercial development occur directly adjacent to Arcadia Lake or Arcadia Beach Natural Area on Lake Michigan. Parking and lighting regulations will serve the area adequately but will be in keeping with Dark Sky standards and best practice watershed protection measures. Zoning The Michigan Planning Enabling Act of 2008 requires the inclusion of a zoning plan in the master plan. The zoning plan calls attention to changes that need to be made to the current zoning ordinance in order to align the zoning ordinance with the new master plan. Specifically, the zoning plan looks to show the relationship between the future land use map and the zoning map, and to suggest ordinance revisions to strengthen that relationship. The changes suggested are necessary in order to help implement specific aspects of the master plan. The zoning plan in Figure 4.21 suggests the establishment of 11 zoning districts to reflect the future land use map. Zoning districts contain the legal requirements used to determine how parcels of land are to be used. Note that there are significant areas along the shoreline of Lake Michigan that are designated High Risk Erosion Areas by the State of Michigan. Development in these areas must meet State of Michigan High-Risk Erosion standards, most notably setback standards regardless of local zoning regulations. The suggested zoning districts are: P Preserve VR Village Residential RR Rural Residential R-AG Rural Agriculture PA Point Arcadia SP Star-Key Point CA Camp Arcadia B Business LI Light Industrial M Marina These zoning districts, and the regulations that accompany them, work together to strengthen the relationship between the Future Land Use map and the Cornerstones of this master plan. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 8 4.21: Zoning chart PROPOSED ZONING DISTRICTS VILLAGE RESIDENTIAL USES (general) Residential RR FRONT 10’ SIDE 8’ REAR 25’ VR RURAL RESIDENTIAL SETBACKS • • • • Residential Agriculture & Related Uses Child/Adult Care Facilities Some General Commercial FRONT 25’ or 133’ from the center of the paved portion of M-22 SIDE 10’ MINIMUM LOT SIZE Without sewer/ Enhance the front yard water 7500 sq. ft. averaging and encroachment With sewer/water standards and develop other flexibility standards to ensure 6000 sq. ft. that the current historic neighborhood character is replicable. One such tool to consider is a Form Based Code for this specific area. No minimum. Based on Conservation Design Methods Encourage clustering of residential development with the remaining land preserved for open space by using a density schedule and/or Planned Unit Development. Incentivize the various residential development options. No minimum. Based on Conservation Design Methods Promote residential development that is sympathetic to rural scenic character preservation and that is understanding of agricultural practices. 30,000 sq. ft. Work with the Pt. Arcadia Home Owners Association and Valley Cove Home Owners Association to understand their development needs and limitations in order to develop the Point Arcadia zoning designation. 30,000 sq. ft. Note that there are areas of Star-Key Point that are designated High Risk Erosion Areas by the State of Michigan. Development in these areas must meet State of Michigan High-Risk Erosion standards, most notably setback standards regardless of local zoning regulations REAR 25’ WATERFRONT 50’ ordinary high water mark RURAL AGRICULTURE R-AG POINT ARCADIA • • • • Residential Agriculture & Related Uses Child/Adult Care Facilities Some General Commercial Residential SP SIDE 20’ REAR 50’ FRONT 25’ except lots 33’-40’ = 45’ SIDE 5’ PA STAR-KEY POINT FRONT 50’ or 133’ from the center of the paved portion of M-22 REAR/WATERFRONT 100’ except lots 58, 59, 64, 65 = 75’ and lots 60, 61, 62, 63 = 65’ Residential FRONT 10’ SIDE 5’ WATERFRONT 50’ NOTES �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 4 9 PROPOSED ZONING DISTRICTS CAMP ARCADIA CA BUSINESS B USES (general) • Single or Two Family Residential • Camp Activities and their associated buildings FRONT 25’ • • • • FRONT up to 12’ • • • • LIGHT INDUSTRIAL LI MARINA M PRESERVE P SETBACKS Residential Marinas Retail Personal Service Establishments Food Establishments Professional Office/ Service Places of worship/ gathering Lodging SIDE 10% of lot width REAR 25’ SIDE 5’; 0’ if stormwater does not drain on adjoining property MINIMUM LOT SIZE 30,000 sq. ft. to ensure adequate isolation distances for well and septic. (unless a community system is installed) Develop specific land use regulations and site plan review guidelines to address the uniqueness of Camp Arcadia. No minimum required Develop architectural guidelines for the buildings, streetscape guidelines to create an unified look throughout the community (benches, plantings, banners, street lights, color schemes, etc.) and use requirements. Consider developing a Form Based Code for this area. The area spanning 400’ from the centerline of the paved portion of M-22 to 1,320’ from the centerline of the paved portion of M-22 and 400’ from the centerline of the paved portion of Glovers Lake Road north and south REAR 12’ • Professional Office/Service • Auto Related • Warehousing/Storage/ Start up buisness • Educational • Adult Foster Care Facilties • Contractors supplies and facilities FRONT 50’ 140’ width SIDE 20’; if abutting a residential zone or master planned for residential, 50’ 1 acre • • • • • • FRONT 5’ 30,000 sq. ft. SIDE 10’ REAR 5’ if served by infrastructure, 6,000 sq. ft. N/A N/A Parks Boat Launches Retail Professional offices Lodging Restaurants • Open Space • Farming • Limited Recreation NOTES REAR 50’; if abutting a residential zone or master planned for residential, 75’ Encourage the use of the development of a maritime character in the architecture and streetscape elements. Develop environmental stewardship standards to ensure that adjacent development is sympathetic to the Preserve lands. �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | P - 5 1 Action Plan The overall success of the Arcadia Township Master Plan will be determined by how many of the recommendations have been implemented. This linkage between master plan acceptance and its eventual implementation is often the weakest link in the planning and community building process. All too often we hear that familiar phrase, “The plan was adopted and then sat on the shelf.” The plan is cited as the failure, but the real culprit was the failure to execute or implement the plan. Implementation of the Arcadia Township Master Plan is predicated on the completion of the tasks outlined in the Action Plan. 4.22: Action plan RECOMMENDED IMPLEMENTATION STRATEGY 2013 – 2018 Action Item Description Responsible Party Blue and green non-motorized trail plan Work through the L2L Regional Initiative to prepare a non-motorized trail plan. Planning Commission Sanitary sewer project analysis and feasibility study Commission the preparation of an analysis and feasibility study for the installation of a sanitary sewer system. Planning Commission and Board of Trustees Watershed plan Develop a Watershed Plan. Watershed Subcommittee of the Planning Commission and Board of Trustees Streetscape improvements Prepare a streetscape improvement plan for the commercial areas of the Township. Planning Commission and Parks and Recreation Committee Pleasant Valley Community Center regional trail hub Work to establish the PVCC as a regonal trail hub where blue and green trail information is available and other amenities are established to meet the needs of the users. Planning Commission and the Pleasant Valley Community Center �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l i i i Appendix A Sources and Data �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l i v Sources Tab 2 – by Page 26. United States Geological Survey. “USGS Water Science school: the effects of urbanization on water quality: phosphorous.” Last modified March 2013. http://ga.water.usgs.gov/edu/phosphorus.html 31. Michigan Department of Environmental Quality. “Cadillac district watersheds with approved watershed plans.” Last modified August 21, 2012. http://www.michigan.gov/deq/0,1607,7-135-3313_3682_3714_31581-96473--,00.html 34. Michigan Department of Environmental Quality. “State and Federal Wetland Regulations.” Undated. http://www.michigan. gov/deq/0,4561,7-135-3313_3687-10801--,00.html 34. Ducks Unlimited. “Ducks Unlimited Received 11 Great Lakes Restoration Initiative Grants for Conservation in Michigan.” 2011 Conservation Report. http://www.ducks.org/media/Conservation/GLARO/_documents/_library/_conservation/_ states/2011/Michigan_Report2011.pdf 35. National Parks Service. “A Nationalized Lakeshore: The Creation and Administration of Sleeping Bear Dunes National Lakeshore.” Theodore J. Karamanski. 2000. http://www.nps.gov/history/history/online_books/slbe/. Photo: http://www.nps. gov/slbe/images/20060901164502.JPG 38. Michigan Department of Environmental Quality. “Sand Dune Protection.” Undated. http://www.michigan.gov/ deq/0,4561,7-135-3311_4114_4236---,00.html 40. M-22. “About Us.” February 2009. https://m22.com/?category_name=about-us 42. MichiganHighways.org. “Historic Auto Trails.” Last modified March 2013. http://www.michiganhighways.org/indepth/ auto_trails.html 42. Schul, Dave. “North American Auto Trails.” Last modified October 1999. http://academic.marion.ohio-state.edu/schul/ trails/trails.html 43. County Road Association of Michigan. “Michigan’s County Road Commissions: Driving Our Economy Forward.” Undated (circa 2008). http://www.micountyroads.org/PDF/econ_broch.pdf 43. Michigan Traffic Crash Facts. “Reported Traffic Crashes by County in Michigan.” 2011. http://publications. michigantrafficcrashfacts.org/2011/quick_2.pdf 43. 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Southwick Associates, for the National Fish and Wildlife Foundation. “The Economics Associated with Outdoor Recreation, Natural Resources Conservation and Historic Preservation in the United States.” October 2011. http://www.trcp.org/assets/ pdf/The_Economic_Value_of_Outdoor_Recreation.pdf 57. Michigan Department of Natural Resources, Parks and Recreation Division. “Michigan Public Boat Launch Directory.” Undated during the Engler administration (1991-2003). http://www.michigan.gov/documents/btaccess_23113_7.pdf 57. Great Lakes Commission, for the United States Army Corps of Engineers. “Great Lakes Recreational Boating’s Economic Punch.” December 2008. http://www.glc.org/recboat/pdf/rec-boating-final-small.pdf http://www.lre.usace.army.mil/_kd/Items/actions.cfm?action=Show&item_id=6197&destination=ShowItem Great Lakes Recreational Boating report in response to PL 106-53, Water resources development act of 1999, US Army Corps of engineers, Dec. 2008 60. Michigan Department of Natural Resources. “Value of Wildlife to Michigan.” Undated. http://www.michigan.gov/ dnr/0,4570,7-153-10370_30909_43606-153356--,00.html 60. Michigan Department of Natural Resources. “75th anniversary of Pittman-Robertson Act is a perfect time to celebrate hunters’ role in conservation funding.” August 2012. http://www.michigan.gov/dnr/0,4570,7-153-10366_46403-284662-,00.html 67. Interlochen Public Radio. “Art Around the Corner – Frankfort’s Post Office Mural.” February 2012. http://ipr.interlochen. org/art-around-corner/episode/18226 68. National Parks Service National Register of Historic Places. “Telling the Stories: Planning Effective Interpretive Programs for Properties Listed in the National Register of Historic Places bulletin,” Ron Thomson and Marilyn Harper. 2000. http://www.nps. gov/nr/publications/bulletins/pdfs/interp.pdf 68. National Parks Service National Register of Historic Places. Database. Varying dates. http://nrhp.focus.nps.gov/ natreghome.do?searchtype=natreghome 69. Michigan Lighthouse Conservancy. “The United States Lighthouse Service.” Last modified June 2011. http://www. michiganlights.com/lighthouseservice.htm 69. terrypepper.com. “The Lighthouses of Lake Michigan.” Last modification date varies; July 2004-January 2007. http://www. terrypepper.com/lights/lake_michigan.htm 78. United States Bureau of Labor Statistics. “Education Pays.” March 2012. http://www.bls.gov/emp/ep_chart_001.htm 79. Esri. “Tapestry Segmentation Reference Guide.” 2012. http://www.esri.com/library/brochures/pdfs/tapestrysegmentation.pdf 84. Metlesits, Dave. “Season 1-2 dash in Photoshop” (illustration of KITT car dashboard from “Knight Rider”). April 2007. http://davemetlesits.deviantart.com/gallery/10189144?offset=24#/dvkxfu �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l v i Tab 4 – by Subject Cornerstones US Army Corps of Engineers, Detroit District. “Great Lakes Harbor Fact Sheets: Arcadia Harbor.” Accessed March 2013. http://www.lre.usace.army.mil/Missions/GreatLakesNavigation/GreatLakesHarborFactSheets/ArcadiaHarbor.aspx Economics United Stated Department of Labor Bureau of Labor Statistics. “Industries at a Glance. Manufacturing: NAICS 31-33.” Data extracted February 2013. http://www.bls.gov/iag/tgs/iag31-33.htm United Stated Department of Labor Bureau of Labor Statistics. “Industries at a Glance. Retail Trade: NAICS 44-45.” Data extracted February 2013. http://www.bls.gov/iag/tgs/iag44-45.htm ReferenceForBusiness.com. “Service Industry.” Accessed March 2013. http://www.referenceforbusiness.com/management/ScStr/Service-Industry.html Esri. “2011 Methodology Statement: Esri Data—Business Locations and Business Summary.” March 2012. http://www.esri. com/~/media/Files/Pdfs/library/whitepapers/pdfs/esri-data-business-locations.pdf University of Washington West Coast Poverty Center. “Poverty and the American Family.” 2009. http://depts.washington.edu/ wcpc/Family United States Department of Labor Bureau of Labor Statistics. “Highlights of Women’s Earnings in 2009.” June 2010. http:// www.bls.gov/cps/cpswom2009.pdf Commuting Center for Neighborhood Technology. “H+T Affordability Index.” Data extracted March 2013. http://htaindex.cnt.org/about. php; http://htaindex.cnt.org/map/ Slate.com. “Your Commute Is Killing You,” Annie Lowrey. May 2011. http://www.slate.com/articles/business/ moneybox/2011/05/your_commute_is_killing_you.single.html (studies cited: http://www.gallup.com/poll/142142/wellbeinglower-among-workers-long-commutes.aspx; http://www.sciencedirect.com/science/article/pii/S1353829205000572; http:// ideas.repec.org/p/zur/iewwpx/151.html) Traffic Counts Michigan Department of Transportation. Average daily traffic map. 2011. http://mdotwas1.mdot.state.mi.us/public/maps_ adtmaparchive/pdf/2011adt/AADT_STATE_FrontPg-2011_29x30_NO_INSETS.pdf Michigan Department of Transportation. Traffic monitoring information system. Built October 2007; data extracted March 2013. http://mdotnetpublic.state.mi.us/tmispublic/ �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l v i i Infrastructure PEI Infrastructure Investor. “What in the world is infrastructure?” Jeffrey Fulmer. July / August 2009, p 30–32. American Society of Civil Engineers. “Report Card for America’s Infrastructure.” 2013. http://www.infrastructurereportcard. org/ The Economist. “D (for dilapidated) plus: Slightly better roads and railways, but don’t live near a dam.” April 6, 2013. http:// www.economist.com/news/united-states/21575781-slightly-better-roads-and-railways-dont-live-near-dam-d-dilapidated-plus Michigan.gov. Mi Dashboard. Data extracted March 2013. http://www.michigan.gov/midashboard/0,4624,7-256-59631--,00.html Michigan Transportation Asset Management Council. “PASER Collection.” Accessed March 2013. http://www.mcgi.state.mi.us/ MITRP/Educ_Training/PASERCollection.aspx Michigan Department of Licensing and Regulatory Affairs, Public Service Commission. “Michigan Service Areas of Electric and Gas Utilities.” Data extracted March 2013. http://www.dleg.state.mi.us/cgi-bin/mpsc/electric-gas-townships. cgi?townsearch=p* Michigan Department of Licensing and Regulatory Affairs, Public Service Commission. “MPSC Issues Annual Report on Renewable Energy.” February 2013. http://www.michigan.gov/mpsc/0,4639,7-159-16400_17280-295134--,00.html United States Environmental Protection Agency. “Michigan Renewable Energy Maps.” Data extracted March 2013. http://www. epa.gov/renewableenergyland/maps_data_mi.htm Connect Michigan. “My ConnectView” interactive map. Data extracted March 2013. http://www.connectmi.org/interactivemap Merit Network. “Merit’s ARRA Projects: REACH-3MC Fiber-Optic Network Update.” February 2013. http://www.merit.edu/ documents/pdf/reach3mc/REACH-3MC_Project_Overview.pdf Land United States Geological Survey. “The National Map.” Accessed March 2013. http://nationalmap.gov/ United States Department of Agriculture Forest Service, Northern Research Station. “Michigan Surficial Geology.” Accessed March 2013. http://www.ncrs.fs.fed.us/gla/geology/images/mi-surfgeo.gif United States Geological Survey. “Classification of Wetlands and Deepwater Habitats of the United States: Emergent Wetland.” Last modified February 2013. http://www.npwrc.usgs.gov/resource/wetlands/classwet/emergent.htm Michigan Department of Environmental Quality. “The Sand Dunes Program.” Accessed March 2013. http://www.michigan. gov/deq/0,4561,7-135-3311_4114_4236-9832--,00.html �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l v i i i Data US Census Bureau, American Community Survey 2006-2010, Selected Social Characteristics (DP02), Selected Economic Characteristics (DP03), and Selected Housing Characteristics (DP04) Subject POPULATION 1990 2000 2010 2016 (proj.) HOUSING OCCUPANCY Total Housing Units Owner-occupied Renter-occupied Seasonal/Recreational/Occasional use Vacant - For Sale, For Rent, etc. EDUCATIONAL ATTAINMENT Population 25 years and over Less than high school High school graduate and equivalency Some college, no degree Associate’s degree Bachelor’s degree Graduate or professional degree Percent high school graduate or higher Percent bachelor’s degree or higher SCHOOL ENROLLMENT Population enrolled in school CLASS OF WORKER Civilian employed population 16 years+ Private wage and salary workers Government workers Self-employed Unpaid family workers Private sector jobs INCOME AND BENEFITS (IN 2010 INFLATION-ADJUSTED DOLLARS) Total households Less than $10,000 $10,000 to $14,999 $15,000 to $24,999 $25,000 to $34,999 $35,000 to $49,999 $50,000 to $74,999 $75,000 to $99,999 $100,000 to $149,999 $150,000 to $199,999 $200,000 or more Median household income (dollars) Very low income Low income Moderate income High income Very high income Arcadia Estimate Percent 523 621 639 655 NA 1.87% 0.29% 0.42% 574 266 30 242 36 574 46.3% 5.2% 42.2% 6.3% 466 27 133 119 27 96 64 (X) (X) 466 5.80% 28.50% 25.50% 5.80% 20.60% 13.70% 94.20% 34.30% 65 10.17% 159 128 19 12 0 88.1% 159 80.50% 11.90% 7.50% 0.00% 272 4 17 30 41 53 74 21 19 6 7 48,269 51 41 127 40 13 272 1.50% 6.30% 11.00% 15.10% 19.50% 27.20% 7.70% 7.00% 2.20% 2.60% (X) 18.8% 15.1% 46.7% 14.7% 4.8% Per capita income 28,124 Median earnings for workers (dollars) 15,556 Median earnings for male full-time, 53,438 year-round workers (dollars) Median earnings for female full-time, 30,000 year-round workers (dollars) POVERTY All families (X) All people (X) Under 18 years (X) Receiving food stamps 9 Receiving cash assistance 3 INDUSTRY Civilian employed population 16 159 years and over Agriculture, forestry, fishing and 0 hunting, and mining Construction 26 Manufacturing 9 Wholesale trade 4 Retail trade 13 Transportation and warehousing, and 9 utilities Information 0 Finance and insurance, and real 7 estate and rental and leasing Professional, scientific, and 5 management, and administrative and waste management services Educational services, and health care 48 and social assistance Arts, entertainment, and recreation, 17 and accommodation and food services Other services, except public 14 administration Public administration 7 Manufacturing to retail jobs 0.69 Non-retail 115 Retail, arts, accommodations, food 30 Non-retail to retail, arts, acc., food 3.83 (X) (X) (X) (X) 3.30% 5.00% 10.80% 3.30% 1.10% 159 0% 16% 6% 3% 8% 6% 0% 4% 3% 30% 11% 9% 4% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l i x EMPLOYMENT STATUS Population 16 years and over In labor force Civilian labor force Employed Unemployed Armed Forces Not in labor force Civilian labor force Percent Unemployed Jobs per 1,000 residents Non-service jobs per 1,000 residents COMMUTING TO WORK Workers 16 years and over Drove alone Carpooled Public transit (except taxi) Walked Other means Worked at home Workers who commute Commuters who drive alone Mean travel time to work (minutes) HOUSEHOLDS BY TYPE Total households Average household size Average family size VETERAN STATUS Civilian population 18 years + Civilian veterans ANCESTRY Total population American Arab Czech Danish Dutch English French (except Basque) French Canadian German Greek Hungarian Irish Italian Lithuanian Norwegian Polish Portuguese Russian Scotch-Irish Scottish Slovak Subsaharan African Swedish Swiss Ukrainian Welsh West Indian (excluding Hispanic) 490 176 176 159 17 0 314 176 (X) 249 249 490 35.90% 35.90% 32.40% 3.50% 0.00% 64.10% 176 9.70% 149 108 20 0 11 3 7 142 28.2 149 72.50% 13.40% 0.00% 7.40% 2.00% 4.70% 95.30% 76.06% (X) 272 1.99 2.25 272 (X) (X) 477 61 477 12.80% 542 41 0 0 17 16 97 7 4 184 0 2 81 21 24 16 38 0 0 13 23 0 0 25 4 0 2 0 542 7.60% 0.00% 0.00% 3.10% 3.00% 17.90% 1.30% 0.70% 33.90% 0.00% 0.40% 14.90% 3.90% 4.40% 3.00% 7.00% 0.00% 0.00% 2.40% 4.20% 0.00% 0.00% 4.60% 0.70% 0.00% 0.40% 0.00% OCCUPATION Management, business, science, and 49.60% +/-10.3 arts occupations Service occupations 8.80% +/-5.1 Sales and office occupations 20.40% +/-8.1 Natural resources, construction, and 11.50% +/-8.6 maintenance occupations Production, transportation, and material 9.70% +/-4.6 moving occupations VALUE Owner-occupied units 264 264 Median home value (dollars) 164,600 (X) MORTGAGE STATUS Owner-occupied units 264 264 Housing units with a mortgage 91 34.50% Housing units without a mortgage 173 65.50% GROSS RENT Occupied units paying rent 0 0 Median rent (dollars) (X) HOUSE HEATING FUEL Occupied housing units 272 272 Utility gas 0 0.00% Bottled, tank, or LP gas 215 79.00% Electricity 15 5.50% Fuel oil, kerosene, etc. 9 3.30% Coal or coke 0 0.00% Wood 33 12.10% Solar energy 0 0.00% Other fuel 0 0.00% No fuel used 0 0.00% YEAR STRUCTURE BUILT Total housing units 517 517 Built 2005 or later 32 6.20% Built 2000 to 2004 42 8.10% Built 1990 to 1999 106 20.50% Built 1980 to 1989 59 11.40% Built 1970 to 1979 39 7.50% Built 1960 to 1969 32 6.20% Built 1950 to 1959 34 6.60% Built 1940 to 1949 16 3.10% Built 1939 or earlier 157 30.40% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x Notes for US Census Bureau, American Community Survey 2006-2010, Tables S2403, S2404, B20005 (following pages) Data are based on a sample and are subject to sampling variability. The degree of uncertainty for an estimate arising from sampling variability is represented through the use of a margin of error. The value shown here is the 90 percent margin of error. The margin of error can be interpreted roughly as providing a 90 percent probability that the interval defined by the estimate minus the margin of error and the estimate plus the margin of error (the lower and upper confidence bounds) contains the true value. In addition to sampling variability, the ACS estimates are subject to nonsampling error (for a discussion of nonsampling variability, see Accuracy of the Data). The effect of nonsampling error is not represented in these tables. The methodology for calculating median income and median earnings changed between 2008 and 2009. Medians over $75,000 were most likely affected. The underlying income and earning distribution now uses $2,500 increments up to $250,000 for households, non-family households, families, and individuals and employs a linear interpolation method for median calculations. Before 2009 the highest income category was $200,000 for households, families and non-family households ($100,000 for individuals) and portions of the income and earnings distribution contained intervals wider than $2,500. Those cases used a Pareto Interpolation Method. Industry codes are 4-digit codes and are based on the North American Industry Classification System 2007. The Industry categories adhere to the guidelines issued in Clarification Memorandum No. 2, “”NAICS Alternate Aggregation Structure for Use By U.S. Statistical Agencies,”” issued by the Office of Management and Budget. While the 2006-2010 American Community Survey (ACS) data generally reflect the December 2009 Office of Management and Budget (OMB) definitions of metropolitan and micropolitan statistical areas; in certain instances the names, codes, and boundaries of the principal cities shown in ACS tables may differ from the OMB definitions due to differences in the effective dates of the geographic entities. Estimates of urban and rural population, housing units, and characteristics reflect boundaries of urban areas defined based on Census 2000 data. Boundaries for urban areas have not been updated since Census 2000. As a result, data for urban and rural areas from the ACS do not necessarily reflect the results of ongoing urbanization. Explanation of Symbols: 1. An ‘**’ entry in the margin of error column indicates that either no sample observations or too few sample observations were available to compute a standard error and thus the margin of error. A statistical test is not appropriate. 2. An ‘-’ entry in the estimate column indicates that either no sample observations or too few sample observations were available to compute an estimate, or a ratio of medians cannot be calculated because one or both of the median estimates falls in the lowest interval or upper interval of an open-ended distribution. 3. An ‘-’ following a median estimate means the median falls in the lowest interval of an open-ended distribution. 4. An ‘+’ following a median estimate means the median falls in the upper interval of an open-ended distribution. 5. An ‘***’ entry in the margin of error column indicates that the median falls in the lowest interval or upper interval of an open-ended distribution. A statistical test is not appropriate. 6. An ‘*****’ entry in the margin of error column indicates that the estimate is controlled. A statistical test for sampling variability is not appropriate. 7. An ‘N’ entry in the estimate and margin of error columns indicates that data for this geographic area cannot be displayed because the number of sample cases is too small. 8. An ‘(X)’ means that the estimate is not applicable or not available. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x i     Margin of Error                                                                                                                                                                                                   Margin of Error                                                                                               �                  Median earnings: Median earnings:     male female Margin of Margin of Margin of Margin of Margin of Margin of  Error  Error  Error   Error  Error Error                                                                                                                                                                                                                                                                                                                                                                            L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x i i �                          Margin of Margin of Margin of Margin of Margin of Margin of  Error  Error  Error   Error  Error Error                                                                                                                                                                                                                                                                                                                                                                       L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x i i i �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x i v Esri Business Analyst Financial Expenditures Arcadia township_3 Arcadia township, MI (2610103320) Geography: County Subdivision Assets Market Value Checking Accounts Savings Accounts U.S. Savings Bonds Stocks, Bonds & Mutual Funds Annual Changes Checking Accounts Savings Accounts U.S. Savings Bonds Earnings Dividends, Royalties, Estates, Trusts Interest from Savings Accounts or Bonds Retirement Plan Contributions Liabilities Original Mortgage Amount Vehicle Loan Amount 1 Amount Paid: Interest Home Mortgage Lump Sum Home Equity Loan New Car/Truck/Van Loan Used Car/Truck/Van Loan Amount Paid: Principal Home Mortgage Lump Sum Home Equity Loan New Car/Truck/Van Loan Used Car/Truck/Van Loan Checking Account and Banking Service Charges Finance Charges, excluding Mortgage/Vehicle Spending Potential Index Average Amount Spent Total 78 80 88 71 $4,435.92 $10,223.92 $352.85 $26,694.03 $1,326,339 $3,056,953 $105,503 $7,981,516 47 77 380 $118.53 $290.16 $8.77 $35,441 $86,759 $2,622 82 76 69 $785.64 $672.75 $920.65 $234,906 $201,151 $275,275 57 89 $11,867.77 $2,351.43 $3,548,462 $703,077 62 71 76 90 $2,789.32 $89.33 $153.80 $142.19 $834,008 $26,711 $45,987 $42,515 70 72 76 92 $1,340.96 $116.80 $816.67 $675.93 $400,947 $34,923 $244,185 $202,102 70 $18.79 $5,619 71 $168.74 $50,453 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x v Business Summary Arcadia township_3 Arcadia township, MI (2610103320) Geography: County Subdivision Data for all businesses in area Arcadia township, MI (261... 43 189 644 0.29 Total Businesses: Total Employees: Total Residential Population: Employee/Residential Population Ratio: by NAICS Codes Agriculture, Forestry, Fishing & Hunting Mining Utilities Construction Manufacturing Wholesale Trade Retail Trade Motor Vehicle & Parts Dealers Furniture & Home Furnishings Stores Electronics & Appliance Stores Bldg Material & Garden Equipment & Supplies Dealers Food & Beverage Stores Health & Personal Care Stores Gasoline Stations Clothing & Clothing Accessories Stores Sport Goods, Hobby, Book, & Music Stores General Merchandise Stores Miscellaneous Store Retailers Nonstore Retailers Transportation & Warehousing Information Finance & Insurance Central Bank/Credit Intermediation & Related Activities Securities, Commodity Contracts & Other Financial Investments & Other Related Activities Insurance Carriers & Related Activities; Funds, Trusts & Other Financial Vehicles Real Estate, Rental & Leasing Professional, Scientific & Tech Services Legal Services Management of Companies & Enterprises Administrative & Support & Waste Management & Remediation Services Educational Services Health Care & Social Assistance Arts, Entertainment & Recreation Accommodation & Food Services Accommodation Food Services & Drinking Places Other Services (except Public Administration) Automotive Repair & Maintenance Public Administration Unclassified Establishments Total Source: Business data provided by Infogroup, Omaha NE Copyright 2012, all rights reserved. Esri forecasts for 2011. Businesses Number 1 0 0 7 1 0 4 1 0 0 0 1 0 1 0 0 0 1 0 1 1 0 0 0 Percent 2.3% 0.0% 0.0% 16.3% 2.3% 0.0% 9.3% 2.3% 0.0% 0.0% 0.0% 2.3% 0.0% 2.3% 0.0% 0.0% 0.0% 2.3% 0.0% 2.3% 2.3% 0.0% 0.0% 0.0% Employees Number 1 0 0 15 3 0 14 5 0 0 0 2 0 5 0 0 0 2 0 3 1 0 0 0 Percent 0.5% 0.0% 0.0% 7.9% 1.6% 0.0% 7.4% 2.6% 0.0% 0.0% 0.0% 1.1% 0.0% 2.6% 0.0% 0.0% 0.0% 1.1% 0.0% 1.6% 0.5% 0.0% 0.0% 0.0% 0 0.0% 0 0.0% 1 4 1 0 1 2.3% 9.3% 2.3% 0.0% 2.3% 1 8 2 0 1 0.5% 4.2% 1.1% 0.0% 0.5% 0 3 1 8 5 3 5 2 3 2 0.0% 7.0% 2.3% 18.6% 11.6% 7.0% 11.6% 4.7% 7.0% 4.7% 0 19 3 75 12 63 10 4 29 6 0.0% 10.1% 1.6% 39.7% 6.3% 33.3% 5.3% 2.1% 15.3% 3.2% 43 100% 189 100% �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x v i �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x v i i Appendix C Documentation A complete packet has been assembled that includes “Intent to plan” notices Draft distribution notices Public hearing notices All received comments Meeting minutes related to consideration of comments Public hearing meeting minutes A copy of this packet is on file at Arcadia Township Hall. The documents are also available at www.lakestoland.org/arcadia-2/master-plan/ As required by Michigan Public Act 33 of 2008, the Michigan Planning Enabling Act, the signed resolution adopting this master plan is on the inside cover. �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | l x v i i i �l a k e s t o l a n d r e g i o n a l i n i t i a t i v e Implementation �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode Figures, Maps, Tables 5.1 Shared Community Priorities table 5.2 Volunteer card 5.3 Regional Collective Priorities table 5.4 Lakes to Land Master Plan covers M-3 M-7 M-7 M-11 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 Priority Sharing The original scope of work for the collaboration, designed at the very beginning of the process, was focused on respecting and honoring the individuality and unique qualities of communities while developing opportunities for partnership and collaboration. Given their potential utility to other communities, the appendix includes a generic copy of the resolutions that Lakes to Land governing bodies were asked to consider and pass to signify grassroots acceptance and understanding of Lakes to Land goals and principles. Just as Lakes to Land began within a collaborative framework, a culmination was envisioned in which all of the participating communities brought their completed master plans—whether written with Lakes to Land or independently—together to share their content and discuss the potential for implementation partnerships. The event was to be called a “Convention of Communities,” and would be both a working session and a celebration of the successful master planning process. But it’s hard to accurately predict the conditions at the end of a pioneering undertaking. The Leadership Team’s monthly meetings over the course of the year and a half spent writing the master plans forged some deep and personal connections among the communities’ planning commissioners and leaders, and excitement to share in each others’ work built as the drafts neared completion. There is a long, quiet administrative stretch between when a planning commission completes its draft and when it is formally and finally adopted, and the Leadership Team wanted to capitalize on and spread some of the enthusiasm before it dissipated. Accordingly, they invited planning commissioners and appointed and elected officials from all of the participating communities as well �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 2 LAKES to LAND LOCAL VEGGIE PLATTER Th, cniem. to, me Sall Grinnin& Kitchen, p,odur:a ;, &!way, ,n ,h;, «rkr, LOCAL FIRST. Michipn grown ,-,.,1 md ORGANIC durd. To rlw rnd, fM liJ/omng /oc,J /inns grtrw irems on this my: as the Little River Band of Ottawa Indians to a “Priority Sharing Meeting” on June 27, 2013. Fifty-nine people, including a couple of members of the public, attended. This unprecedented gathering of community planners and leaders was exciting and dynamic, occurring at the right time under the right circumstances—a situation that could hardly be planned even by the best planners. The meeting opened with a locallysourced, zero-waste feast of pizza and veggies organized by Crystal Lake Township leadership team member Sharron May. In preparation for the meeting, communities were asked to choose five priorities that could serve as an initial step to advance their goals and vision, and the consultant team presented the full list of 69 priorities before consolidating them into ten categories in order to indicate potential alliances. Demonstrating both the value and effect of momentum, Tim Ervin of Manistee Alliance for Success introduced a new grant awarded to the Initiative by the Michigan Department of Treasury for implementation and explained that the grant was written to target support for zoning and the development of an Agriculture Innovation District—both common themes that had emerged through the collaborative goal-setting process. Ten posters, one for each theme and its associated priorities, were affixed to the wall. Participants were given Brown's Family Orchards &- Honey, Onekama Echo Bend Farm. Arcadia Loving Dove Farm, Bear We Narrow Gauge Farms &- Forge, Beulah Potter Road Farm, Bear Lake Still Grinning Gardens, Frankfon Ware Farms, Bear Lake ~ .. EATING IS AN A GR/CULTURAL ACT... WENDELL BERRY N �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 3 5.1 Shared Community Priorities table Lakes to Land RE f: 10 AL I IT IATI V ~ SHARED COMMUNITY PRIORITIES AGRICULTURE Blaine Consider deve lop ing an agricu lture vita lity strategy Pleasanton Develop agricultu re -based economic deve lopment. Crystal Lake Ord in ances should be adopted and enforced from nuisances such as blight, noise, air, smoke, light and water pollution I Joyfield I Gilmore _ Honor rM ulti-townsh ip house hold dump day I Blight 1 Developme nt of a blight/junk ord inance. I Bea r Lake Twp 1 1 Develop an enforcable bl ight and junk ordi nance and take steps to implement it. Elimi nate bl ight Crystal Lake I !~?rove comm unication a~d cooperation between Crysta l Lake Towns hip and its citizens and other loca l units of governmen t. Manistee Reinstitute semi-an nu al meet ings with neigh boring townsh ips Ma nistee Expand/Use Web Page and Facebook to promote Manistee and link to CVB, Chamber & AES Crystal Lake Encouraged development in locations with public services and consiste nt with t he density, character, and development in the area and ou r Corn erstones Elberta Historic Life Savi ng Station Preservation 1 Joyfield Growth in light industry/smal l business (train ing, zon ing issues) Ma nistee Work w ith Main Street/ODA to recruit more business options 1---- - - - Ma nistee Promote Gu idebook for Economic Development/Job Creation Honor Develop design gu idel ines that expresses the community's vision for achieving a desired Village character. Arcadia Implement commercial streetscape improvements. 1 I Ma nistee Twp. ;-Bear Lak~-Village Page 11 Continue to we lcome construction of large retail stores in the township l Revitalize downtown Shared Priorities 06.27.2073 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 4 Lakes to Land RH: 10 Al I lll ATI V INFRASTRUCTURE: EXPAND AND IMPROVE Elberta 1 Sewer/Water infrastructu re I infrastructu re - w ireless, natura l gas IJoyfie ld Joyfie ld Townsh ip roads - assessment, upgrades, trai ls Blaine Develop a road improvement plan to cover mai ntenance, site plans (private roads) and good commun ication and coord ination with MDOT and Cou nty Road Gilmore Technology Commission . Project ana lysis and feas ibility study of insta Iling a san itary sewer system . Arcadia lr----------Arcadia Ut ilize and develop the faci lities at t he Pleasant Va lley Community Center to be . t he loca l and reg ional trail hub. Create and Improve Way-fi nd ing signage and Enha nce the commercial co rri do r ! t hrough t raffic controls and improved pedestrian/non-motorized access and offstreet parkin g. Adopt Energy Independence Plans, including commu nity energy generation and reduction in grid-based energy based on fossi l fuels. 1 I ! I I Fran kfo rt Fran kfort Affordab le sewer High-speed Intern et infrastructure -~-- - - - - - ------M-22 SCENIC HIGHWAY 1 M-22 Scen ic Highway Designation One kama M-22 corridor/ Scenic Heritage route - Pu rchase the vacant properties along South Street for the pu rpose of deve lop ing a pub lic access poin t to the Platte River. - - - - -- - - - - - - - - - - - - - , Penfold Park Marina (dredgi ng, raised boardwa lk/fishing deck, kaya k/canoe launch, con nect to Betsie Va lley Trai l) Elberta Elberta Elberta ! Fran kfort ! I Ma nistee Twp. I Bea r Lake Twp . ! Bea r Lake Vil lage Bea r Lake Vi llage ~ - RECREATION OPPORTUNITIES AND IMPROVE EXISTING FACILITIES Honor l - -- Gilmore XP. l - -- - - Elberta beach park development (parki ng, picn ic tables, restrooms, cha nging area, play area/lan dscaping) T°Elbe rta Dunes Sout h (trail si~ gn_s_, -be_n_c-he- s, loo kout platforms, natura l-h isto ry ! sign age, promote yea r rou nd activities, se If-composting style permanent I restrooms) ,..__--- ~ - - - - - - - - - - - -- - - - - - - - - - - - - < new sta nda rds fo r pu blic facilities in recreationa l destinations and I Create deve lop publ ic private partners hip(s) to bu il d these fac ilities I Provide more access to the Big Man istee I Develop a pa rks and recreation plan . I Rive r Commu nity Center I Pa rk Faci lity/Pu blic Restrooms ar Lake Vl llage_ _ s_ ye_a_r_R_e_c_ re_a_ti_o_ n _P_la_n_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ Page 12 Shared Priorities 06.27.2013 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 5 Lakes to Land Rf f. 10 Al I IT IATI V SPECIAL REGULATIONS/ ZONING Review and revise Rural Prese rvation Zon ing District of the Zon ing Ord inance Crystal Lake lBlaine Blaine , Elberta Gilmore lGilmore Honor IDevelop a scenic view protection plan Simplify PUD process , Zoning Ord inance critique and revision Fund ing to incorporate zon ing revisions and provide fo r legal review of zo ning ord inance . I Rura l scenic chari oteer prese rvation. Revisions to t he zon ing ordina nce. ! Fran kfort I Update the Zon ing Ord inance. I Update Parking regu lation.sand standard II · Develop Zon ing Ordinance(s) for Altern ative and Renewable Energy col lection, storage and use along with co nservation sta ndards that wi ll bri ng about the reduction in energy demand. Requi re buffers & connections between different land use districts I Pleasanton Fran kfort Manistee Twp . Manistee Twp. : Onekama Onekama TRAILS SYSTEM Gilmore I Stream line permitting processes , Zoning ord inance rewrite Protection of "Natural Resou rces" (wate rshed, agriculture, etc.) LAND AND WATER Trail Systems Pleasanton Develop a non-motorized transpo rt ation route through the Village linking the Village to the Sleeping Bea r Dunes Nationa l Lakeshore. Develop a mu lti-user tra il system t hroughout t he Township t hat also connects to regional trail systems. Arcadia Developme nt of blue and green non-motorized transportation tra ils. Bea r Lake Twp . Develop tra il systems t hroughout t he community and provide li nkages to regional trail systems. Onekama Bike/ hiking pathway/ trail pla n Joyfield Trails/ bri dge over Betsie River Cry~tal Lake Incorporate water quality and stor m water MDEQ BMP's into la nd use plan ning and zoning recesses . Develop a watershed plan, including management, committee and protection Honor Blaine Arcadia Manistee Twp . Page I 3 Develop a Watershed Plan. I Encourage buffers around lakes & streams Shared Priorities 06.27.2013 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 6 �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 7 5.2 Volunteer card Lakes to Land RLC.:.10 AL INI II All Vl Name: _ _ _ _ _ _ _ _ _ _ _ __ Address: _ _ _ _ _ _ _ _ _ _ _ __ Sli, irf'd Prlorllk•s A Agriculture 8. Reduce Blight and Nuisance, Erm il: _ _ _ _ _ _ _ _ _ _ _ __ C. lmpro'-'3 (or,ynunication~ I am lntw.s!ld 1n waliin; on OM of tt- prioritia,: D. Ecooomic D<>Wk,pmoot E. Expand and l"l"o"" lnfra,tructure F. M-22 Scenic Highway G. Expand Racrootion and l~ra.... Facilitie, H. Spacial Regulation, / Zon ing Trail, Sy,tem, (Lend end Weter) J. Wotec Qua lily four sticker “dots” and asked to vote for the four topics they considered to be of the highest priority. As indicated by the table below, the topics that received the greatest number of votes were trail systems, infrastructure, and economic development. Each participant was also given a card with all ten of the priorities listed and asked to provide their names, contact information, and their top three choices of topics on which ••• Thank you! they would like to work. Based on that selection, they convened with other interested parties at the table marked with that topic’s letter for a discussion about that issue. In this way, the meeting both created a communication mechanism for future committee work and began to foster the relationships required to build it. In many ways, the Priority Sharing Meeting accomplished much of what was hoped would be done at the Convention of Communities by providing a forum to view and discuss the collaboration as a whole with fresh plans in hand, and by presenting the collaboration to a wider audience. Accordingly, later discussions among the Leadership began exploring the best format for the collaboration’s next steps with an eye toward turning the Convention of Communities into an event meant for a future purpose. 5.3 Regional Collective Priorities table REGIONAL COLLECTIVE PRIORITIES Priority Votes Trail Systems: Land and Water 31 Infrastructure: Expand and Improve 29 Economic development 28 Special Regulations / Zoning 25 Reduce Blight and Nuisances 23 Recreation: Expand Opportunities and Improve Facilities 19 Water Quality 16 Agriculture 15 M-22 Scenic Highway 9 Improve Communications 7 �Am of mr friendly by strongly peculiar juvenile. Unpleasant it sufficient simplicity am by friendship no inhabiting. Goodness doubtful material has denoting suitable she two. Dear mean she way and poor bred they come. He otherwise me incommode �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 9 Collaboration As the project’s focus began to shift from planning to implementation, it became clear that the structure of the collaboration may also need to adapt. Planning commissions are designated by Michigan law as the principal authors of a master plan, and so the candidates for members of a planning collaborative were relatively easy to identify. Implementation, on the other hand, is best practiced with all available hands. The preliminary work committees suggested at the Priority Sharing Meeting represented a possible pool of participants, but need a firmer formation and leadership. Items that rose to the top of the collaboration’s immediate needs included a new organizational structure to replace the one that had been guided by the project’s initial documents, the capacity to assume responsibility for that structure without the constant oversight of consultants, and partnerships with state agencies, foundations, and other entities who could assist with the implementation. An important step toward capacity building came with the training of 23 of the planning commissioners serving jurisdictions within the collaboration through the Michigan State University Extension Citizen Planner program. Those who took the class reported learning a great deal about planning in general and also had yet another opportunity to interact with other planning commissioners, sharing strategies and forming relationships. Being armed with knowledge is important, but putting that knowledge to use is what L2L is all about. With the master plans written, communities are faced with the charge of implementing them. After several meetings and discussions, a core group of Lakes to Land leaders with the help of Manistee Alliance for Economic Success recommended creation of a 501(c)(3) as the appropriate structure under which to organize the collaboration’s future efforts towards implementing the newly adopted master plans. Much of the work at developing this backbone entity is still being determined, but it is assured that the philosophy is based �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 0 on a community collective action model. communication were bandied about: process is waning to a narrow focus on The desire is to help communities Would it be better to have the agency adoption procedures, the collaborative collaborate and co-generate knowledge present all its options and then try to fit structure that produced an in order to achieve community change. one as closely as possible? Or should unprecedented nine coordinated plans, This organization would be a framework L2L representatives lay their case on the woven together with shared geography for cross sector implementation and table and ask the agency to design a and concerns, continues to hum with collaboration, providing a backbone procedure around it? Would it be better anticipation. Work has begun on of support services to L2L participants to talk to a number of partners at once launching a food innovation district, to help implement and achieve their to garner a “big-picture” discussion, designating an M-22 scenic byway, priorities and goals. The entity would or would one-on-one meetings and new protections for the Arcadia be a hub for a collective action model allow for more attention to detail? Lake watershed. With the assistance that would develop and “connect the Meetings have been held with regional of the Executive Office, a meeting dots” between public agency, private representatives from the Michigan has been held with State department foundation, academic and other resources Department of Natural Resources, leadership to review the process, and master plan priorities, including Michigan Department of Environmental results, and priorities of the L2L. In those involving multiple jurisdictions. Quality, and the Michigan Department addition, L2L is also on the agenda for The application and the October Annual supporting documentation Meeting of the “The master plan is not the most has been prepared and Council of Michigan the official filing with the Foundations. valuable thing that has come from Internal Revenue Service Foundations will is anticipated in 2014. learn about L2L and, this. Building relationships has more importantly, The implementation arm have an opportunity of the L2L Initiative is been the biggest value. The network to become part of also faced with a larger a collective action question centered on the is being built from the citizens up.” framework for involvement of partners. implementation. Many, such as the Michigan Another Department of Natural Resources, had of Agriculture and Rural Development, implementation grant opportunity is very clearly-outlined procedures for any and both the “backbone entity” and the being developed that would design a given community to request grant funds implementation partners are learning water and land trail system within the and other assistance, but no procedures together how to collaborate to fulfill region, connecting with trails outside at all to accommodate a request each others’ goals. This is a process that of the region and look at ways that L2L shared among many communities. This will no doubt continue into the future. participants can better manage and represented more of an opportunity than develop recreational assets. an insurmountable hurdle, especially At the time of this writing, the above given the gubernatorial administration’s mentioned questions continue to be a Even as these steps toward tangible overall emphasis on collaboration as topic of discussion and action among progress are underway, it is also evidenced by a complete restructuring the Leadership Team members, a roster appropriate to reflect on a passage of the state’s revenue sharing program that has swelled over the last two from the April 2014 minutes of the L2L to reward communities that could years to include the Little River Band of Leadership Team: “The master plan demonstrate wise use of resources Ottawa Indians as well as additional is not the most valuable thing that has through shared services. However, it planning commissioners and other come from this. Building relationships is always challenging to make broad officials who have taken an interest has been the biggest value. The changes to business-as-usual in a large in the project as it has grown. Even network is being built from the citizens bureaucracy, and several methods of as attention to the master planning up.” �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 1 5.4 Lakes to Land Master Plan covers Pl ... ~ES 10 ,A>-40 ~£G1Vl'.A eosontOn Tiownsh-.,pP · · - c 1-..1 fl Al - Land ~ -4. . ""_P..Ie ond i · , ,- �L A K E S T O L A N D R E G I O N A L I N I T I AT I V E | M - 1 2 �TOWNSHIP OF ARCADIA COUNTY OF MANISTEE, STATE OF MICHIGAN Arcadia Township Planning Commission Resolution Approving New Arcadia Township Master Plan WHEREAS, the Michigan Planning Enabling Act (MPEA) authorizes municipal planning commissions to prepare a "master plan" pertinent to the future development of the municipality; and WHEREAS, the Arcadia Township Planning Commission has prepar.ed a dr~ft master plan for Arcadia Township as part of a regional planning collaboration known as the Lakes to Land Reg ional Initiative, to update and replace the 2004 Arcadia Township Master Plan; and WHEREAS, on September 12, 2013 the Arcadia Township Board authorized the distribution of the draft new Arcadia Township Master Plan to the general public and the various entities as required by the MPEA, for review and comment purposes; and WHEREAS, the proposed new Arcadia Township Master Plan was made available to the various entities and the general public as required by the MPEA, and a public hearing thereon was held by the Planning Commission on July 2, 2014 pursuant to notice as required by the MPEA; and WHEREAS, the July 2, 2014 public hearing was recessed to and continued at a regular meeting of the Planning Commission on August 6, 2014, to further consider comments and several minor revisions to the proposed Master Plan; and WHEREAS, the Planning Commission finds the proposed Master Plan as submitted for and revised pursuant to the public hearing is desirable and proper, and furthers the land use and development/preservation goals and strategies of the Township; NOW, THEREFORE, the Arcadia Township Planning Commission hereby resolves to approve the proposed new Arcadia Township Master Plan as submitted for and revised pursuant to the public hearing, including all of the text, charts/tables, maps, and descriptive and other matter therein intended by the Planning Commission to form the complete Master Plan , including the Arcadia Township Future Land Use map, and recommends final adoption of same by the Arcadia Township Board . CERTIFICATE I hereby certify the foregoing resolution was adopted by a majority of the members of the Arcadia Township Planning Commission by a roll call vote at a regular meeting of the Commission held on September 3, ~2014 u, compliance with the Open Meetings Act. ~ ~--t6 n; . S ..._ V!eS. l0t.V-::> 1 C\ Ur bin - ,~l::5m W \5\\t'r- ye_s ()10 ~•t,\ ~Y ~4, ., i-- I-lo~ - Arcadi~ T_ownship Planning Comm1ss1on Secretary oJ .5K ltJ5rJet-- �ARCADIA TOWNSHIP MANISTEE COUNTY, STATE OF MICHIGAN Township Board Resolution Approving New Arcadia Township Master Plan WHEREAS, on July 2, 2014 the Arcadia Township Planning Commission held a public hearing on the proposed new Arcadia Township Master Plan developed as part of a regional planning collaboration known as the Lakes to Land Regional Initiative, to update and replace the 2004 Arcadia Township Master Plan, and continued that public hearing at its next regular meeting on August 6, 2014 to further consider comments and several minor revisions to the proposed Master Plan, in accordance with all applicable procedures set forth in the Michigan Planning Enabling Act (MCL 125.3801 et. seq.); and WHEREAS, pursuant to the public hearing and further discussion at its regular meeting on September 3, 2014 the Arcadia Township Planning Commission on that date adopted a resolution approving the proposed new Arcadia Township Master Plan as submitted for and revised pursuant to the public hearing, including all of the text, charts/tables, maps and descriptive and other matter therein intended by the Planning Commission to form the complete Master Plan, including the Arcadia Township Future Land Use map, and recommending final approval/adoption of same by the Arcadia Township Board; and WHEREAS, the Arcadia Township Board has previously by resolution asserted its right to approve or reject a Master Plan approved by the Planning Commission; and WHEREAS, the Township Board has reviewed the proposed new Master Plan approved by the Planning Commission, and now desires to formally express its approval of same; NOW, THEREFORE, the Arcadia Township Board hereby resolves to approve and adopt the new Arcadia Township Master Plan as approved and recommended to the Township Board by the Planning Commission on September 3, 2014, including the Future Land Use map incorporated therein, as an update and replacement of the existing 2004 Arcadia Township Master Plan, effective this September 11, 2014. CERTIFICATE I hereby certify that the foregoing Resolution was adopted at a regular meeting of the Arcadia Township Board held on September 11 , 2014 in accordance with the Open Meetings Act of the State of Michigan. Patrice C. Wisner, Clerk Arcadia 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 Arcadia-Twp_Master-Plan_2014 Creator An entity primarily responsible for making the resource Planning Commission, Arcadia Township, Manistee County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2014-09-03 Title A name given to the resource Arcadia Township Master Plan Description An account of the resource The Arcadia Township Master Plan was prepared by the township's Planning Commission and was adopted on September 3, 2014. Subject The topic of the resource Master plan reports Arcadia 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