39 24 26018 https://digitalcollections.library.gvsu.edu/files/original/0769d742d7df8caf65e62f98df7eb065.pdf 641dd99b498c79014c2bcd5f9621924a PDF Text Text Arcada Township Zoning Ordinance 1959 Revision Compiled By The Arcada Township Zoning Board �Arcada Township Zoning Ordinance 1959 Revision Compiled By The Arcada Township Zoning Board �Rural Zoning Ordinance Arcada Township, Gratiot County, Michigan ARCADA TOWNSlllP ZONING ORDINANCE An ORDINANCE to e stablish zoning districts and regulations in the unincorporated portions of the Township of Arcada, County of Gratiot, State of Michigan, in accordance with the provisions of Act 184 of the Public Acts of 1943 as amended; to provide for the administration thereof and to frovide penalties for the violation thereo . THE TOWNSlllP BOARD OF ARCADA TOWNSlllP ORDAINS : ARTICLE 1. PREAMBLE SecUon 1 .1 NAME This Ordinance shall be known and cited as the "Arcada Township Zoning Ordinance." Section 1.2 PURPOSES The fundamental purpose of this Ordinance is to promote the public health, safety, morals and general welfare. The provisions are intended to encourage the use of lands and natural resources in the Township in accordance with their character and adaptability; to limit the improper use of land; to reduce hazards to life and property; to provide for the orderly development of the Township; to avoid overcrowding the population ; to provide for adequate light air and health conditions in dwellings' and buildings hereafter erected or altered; to lessen congestion on the public roads and streets; to protect and conserve natural recreational areas, agricultural areas, residential areas and other areas naturally suited to particular uses · to facilitate the establishment of an adequate and economic system of transportation, sewage disposal, safe water supply, education, recreation and other public requirements; to conserve the expenditur~ of funds for public improvements; and services to conform with the most advantageous uses of land resources and properties; to promote the best uses of land and resources of the Township by both the community in general and individual inhabitant. SecUon 1.3 GENERAL PROCEDURE To achieve the purpose of this Ordinance, p<?rtions of the Township have been divided into zoning districts of varied shape, kind and area, and regulations adopted for each such district, but with due consideration for the character of each district, its peculiar suitability for particular purposes, the conservation of natural resources and the general trend and character of land, buildings and population development. ARTICLE 2. DEFINITIONS Section 2.1 GENERAL For the purpose of this Ordinance, certain terms used are herewith defined. When not incensistent with the conts,xt, words used in the present tense include the future, words in the singular number Include the flural number, and words in the plura number include the singular number. The word "shall" is always mandatory and not merely directory. Section 2.2 ACCESSORY BUILDING A supplemental building or structure on the same lot, or part of the main building occupied by or devoted exclusively to an accessory use. Section 2.3 ACCESSORY USE A u se naturally and normally incidental to, subordinate to and devoted exclusively to the main use of the land or building. Section 2.4 ALTERED Any change in the location or use of the building or structure and /or any change in the construction or the structural members of a building or structure such as bearing walls, columns, posts, beams, girders and similar components. Section 2.5 BASEMENT AND CELLAR ( a ) A basement is that portion of a building partly below the grade but so located that the vertical distance from average grade to the floor is not greater than the vertical distance from the average grade to the ceiling. (b) A cellar is that portion of a building partly below grade but so located that the vertical distance from the average grade to the floor is greater than the vertical distance from the average grade to the celling. Section 2.6 BOARDING HOUSE Primarily a family dwelling where meals with or without lodging are furnished for compensation on a weekly or monthly basis to three or more persons who are not members of the family occupying and operating the premises, but not necessarily to anyone who may apply. Section 2. 7 BUILDING Any structure, either temporary or permanent, having a roof and used or built for the shelter or inclosure of per-f sons, animals, chattels or property o any kind. This shall include tents, awnings, vehicles whether mounted or not ~n wheels and situated on private property and used for purposes of a building. SecUon 2.8 BUILDING, HEIGHT OF b The vertical distance from the esta lished grade at the center of the frontf of the building to the highest point o the roof surface If a flat roof, to the deck line for mansard roofs, and to the mean height level between eaves and ridge for gabled, hip and gambrel roofs. Section 2.9 DWELLING Any building or structure, or part thereof, occupied as the home, residence or sleeping place of one or more_ pelyrsons either permanently or transient except cabins and trailer coaches. Wherlse only part of a building or structure occupied for dwelling purposes, the part so occupied shall comply with all provisions applicable to dwelling in the district in which said building or structure is located unless otherwise provided ln thls Ordinance. One-Family Dwelling A dwelling occupied by but one family, and so designed and arr_anhg as to provide Jiving, cooking and kite en accomodatians for one (1) family only. Two-Family Dwelling A dwelling occupied by but two (2ed) families and so designed and arrang as to provide independent Jiving, cooking and kitchen accomodatlons for two (2) families only. <!.i �Section 2.10 ERECTED Includes bullt, constructed, reconstruc- ted, moved upon, or any physical oper- ations on the land required for the building. Excavations, fill, drainage and the like shall be considered a part of the e rection. Section 2 .11 ESSENTIAL SERVICJ!a> The erection, construction, alteration or maintenance by public utilities or municipal departments or commissions of underground or overhead, gas, elec• trical, steam or water transmission or distribution system, collection, communications, supply or disposal system, In· eluding poles, wires, mains, drains, sewers, pipes, conduits, cables, towers, fire alarm boxes, police call boxe•, traffic slgWils, hydrants, and other similar equipment and accessories In connection therewith, but not including bulldings reasonably necessary for the furnishing of adequate service by such public utilities or municipal departments or com• missions or for the public health or sale• ty or general welfare. Section 2.12 ESTABLISHED GRADE The elevation of the sidewalk grade as fixed by the Township zoning Ad· ministrator; or where no sidewalk is to be constructed on the premises, a point on the surface of the ground appropri• ate to the terrain, said point to be de• termined by said Administrator. Section 2.13 FARM All of the unplatted contiguous neighboring or associated land operated as a tingle unit on which bona fide fanning i• carried on directly by the owner-oper• ator, manager or tenant-farmer by his own labor or with the assistance of members of his household or hired em• ployees; provided, however, that land to be considered a farm h.e reunder shall include a contiguous, unplatted parcel of not less than twenty (20) acres in area; provided, further, that greenhouses, nurseries, orchards, apiaries, chicken hatcheries, poultry farms and similar specialized agricultural enterprises may be considered as farms; but establish• ments keeping or operating fur-bearing animals, game, fish hatcheries, dog kennels, stock yards, slaughter houses, stone quarries or gravel and sand pits shall not be considered farms hereunder un• less combined with and constituting only a minor part of bona fide farm operations on the same continuous tract of land. Nor shall premises operated as fertilizer works, bone yards, plggerles or for the reduction of animal matter, or tor the disposal of garbage, sewage, rubbish, offal or junk constitute a farm hereun• der. Section 2.14 FARM BUILDINGS Any building or structure, other than a dwelling, moved upon, maintained, used or built on a farm which ls essentl.a l and customarily used on farms in the pursuit of agricultural activities. Section 2.15 FARM DWELLING Any building located on a farm as defined by this Ordinance and occupied as the home, residence or sleeping place of the owner-operator, manager or ten• ant farmer of that farm. Section 2.16 GARAGE, PRIVATE AND COMMERCIAL (a) A private garage Is any build- ing, or part thereof, not over one story or fifteen (15) feet in height for storage of motor vehicles or trailer coaches where no servicing for profit Is conducted. (b) A commercial garage ls any gar• age other than a private garage. Section 2.17 GUEST UNIT A room occupied or Intended, arrang- ed or designed for occupancy by one or more guests for compensation, having no provisions for cooking. Section 2.18 HOME OCCUPATION Any use customarily conducted entirely within a dwelling and carried on by the inhabitants thereof, which use Is clearly incidental and secondary to the use of the dwelling for dwelling purposes and does not change the character thereof. Clinics, hospitals, barber shops, tea rooms, tourist homes, animal host>itals, animal boarding establishments or the production of any kind of livestock shall not be deemed home occupations. Section 2.19 JUNK YARD Any parcel of land maintained or operated for the purchase, sale, storage, dismantiing, demolition, or use of junk including scrap metals, motor vehicles, machinery and bulldln.g and construction materials, or parts thereof. Section 2 .20 LODGING HOUSE Primarilr a famlly dwelling where lodging with or without meals is furnished on a weekly or monthly basis t.o three or more persons who are not members of the family occupying and operating the premises, but not necessarily to anyone who may apply. Section 2.21 LOT The parcel of land on which one (1) principal building and Its accessories are located or intended to be located together with any open spaces required by this Ordinance. Section 2.22 LOT, CORNER A Jot of which two adjacent sides abut upon a street, provided that such two sides intersect at an angle of not more than 135 degrees. Where a lot is on a curve, U tangents through the ex• treme point of the street line of such lot make an interior angle of not more than 135 degrees it is a corner lot. In the case of a corner Jot with a curved street line, the corner shall be considered to be that point on the street line nearest to the point of intersection of the tangents herein described. Section 2,23 LOT LINES Front Lot Lines The line dividing a lot from a street. On a corner lot only one street line shall be considered as a front Jot line and the shorter street line shall be considered the front lot line. Rear Lot Line The line opposite the front lot line. Side Lot Line Any lot lines other than the front lot line or rear lot line. Section 2.24 MOTEL A building or group of buildings whe- ther detached or in connected units, used as individual sleeping or dwelling ~~~mot~~:'atefe~:.'are~ l:"rm t~~-~ includes buildings designated as Tourist Courts, Auto Courts, Motor Courts, Motels and similar appellations which are designed as integrated units or individual cabins under common ownership. Section 2.25 NON-CONFORMING STRUCTURE A structure conflicting with the pro• visions of this Ordinance. Section 2.27 NON-CONFORMING USE The use of a structure or land con• fllcting with the provisions of this Ord!· nance. �Section 2.28 NOTICE Where notice is required to be given any person, firm or corporation, it may be given In any one or more of the following ways: (a) By publication In a :iewspa.per published In Gratiot County and generally circulated within the township. (b) By personal sarvice. (c) By depositing a copy of the notice in the United States mails, postage prepaid, addressed to the person, firm or corporation at his address as shown on the latest tax roll, certified or registered with return receipt requested. Section 2.29 PUBLIC UTILITY Any person, firm, corporation, municipal department or board duly authorize:! to furnish and furnishing under municipal regulation to the public, transportation, water, gas, electricity, telephone, steam, telegraph, or sewage disposal and other services. Section 2.30 RETAIL COMMERCIAL ESTABLISHMENT A store, market or shop in which commodities are sold or offered for sale in small or large quantities to the retail trade. Grocery and general store, meat markets, public garages, automobile service stations are included In this classification. Section 2.31 ROADSIDE STAND A farm structure used or intended to be used solely by the owner or tenant of the farm on which it is located for the sale of only the seasonal farm products of the immediate locality in which the roadside stand is located. Section 2.32 SETBACK LINES Lines established adjacent to highways for the purpose of defining limits within which no building or structure or any part thereof shall be erected or permanently maintained. "Within a setback line" means between the setback line and the highway righ.t-of-way. Section 2.33 STORY That part of a building included between the surface of any floor and the surface of the next floor or of the roof next above. When the distance from the average established grade to the celling of a story partly below such grade exceeds five ( 5) feet, then the basement or cellar constituting the story partially below grade shall be counted as a story. Section 2.34 STORY, HALF A story which is situated within a sloping roof, the area of which at a height four ( 4) feet above the floor does not exceed two-thirds (2/3) of the floor area directly below it, wherein living quarters are used only as a part of the dwelling situated in the story below. Section 2.35 STRUCTURE Anything constructed or erected, the use of which requires more or less permanent location on the ground or attached to some thing having permanent location on the ground. Section 2.36 TAVERN Any ,Place where malt, vinous or spiritous liquors are sold for consumption on the premises. Section 3.37 TOURIST HOME Primarily a family dwelling where lodging with or without meals is furnished for compensation chiefly on an over night basis and mainly to transients, but not necessarily to anyone who may apply. Section 2.38 TRAILER COACH Any structure used for sleeping, living, business or storage purposes, having no foundation other than wheels, blocks, skids. jacks or similar support and which has been or reasonably can be transported from place to place. Section 2.39 TRAILER COACH PARK Any site, lot, field, tract, or parcel of land which is utilized by two(2) or more occupied trailer coaches either free of charge, or for revenue purposes, and sh.all include any building, structure, tent, vehicle, or enclosure used or intended for use as a part of the equipment of such trailer coach park. Section 2.40 USE The purpose for which land or a building thereon is designed., arranged, or intended to be occupied or usE?4, or for which it is occupied or maintamed. Section 2.41 YARD A space open to the sky and unoccupied or unobstructed, exceJ_>t by encroachments specifically permitted '!1'der this Ordinance, on the same lot with a building or structure. Yard, Front A yard extending across the full width of the lot between the front lot lin.e and the nearest line of the main building.- Yard, Rear A yard extending across the full width of the lot between the rear lot line and the nearest line of the main building. Yard, Side A yard extending from the front yard to the rear yard between the side l~t line and the nearest line of the main building or of accessory building attached thereto. ARTICLE 3. GENERAL PROVISIONS Section 3.1 SCOPE Beginning with the effective date of this Ordinance, and except as otherwise provided in this Ordinance, no new building, or structure, or par~ thereof, shall be erected, and no existing building or structure shall be enlarged, rebuilt or altered, and no bulldingth.er, strueofcture, land, premises, or part • shall be used for purposes other thanhiln conformity with the provisions of t s Ordinance pertaining thereto. Section 3.Z BOUNDARIES OF DISTRICTS Unless otherwise specified in this Ordinance, or otherwise shown on the Zonding Map of Arcada Townsh.lp, the boun ary Jines of zoning districts shall follow along the section lines indicated on the United States Land Office 1:_1uryey Maps, or lines of customary subdivts1on of such section and such as quarterhianhd eighth lines; or the center line of g ways, streets, alleys, or waterways; or the boundaries of incorporated areas; or the boundary lines of recorded plats or subdivisions; or the property lines of let gal records on the date of enactmen of this Ordinance· or the extension of any said lines. ' Section 3.3 CONFLICT WITH COVENANTS OR RESTRICTIONS The requirements of this Ordinance are to be construed as minimum ~quirements, and shall in no way !mp_rur or affect any covenant or restriction running with the land, except where such covenant or restriction imposes lesser requirements. �Section 3.4. USE OF NON-CONFORMING LAND, BUILDING AND STRUCTURES (a) At the discretion of the owner, the lawful use of any bullding, struc• ture. land or premises existing prior to the effective date of this Ordinance, although the use does not conform to the provisions of this Ordinance, may be continued, and such use of any building may be extended throughout said building, provided no structural changes be made therein except those required tor safety. (b) Wherever the nonconforming use of any bullding. structure, land or premises is changed in whole or in part to a conforming use, such use shall not thereafter be reverted to any nonconforming use. (c ) I! the nonconforming use of any bullding, structure, land or premises or part thereof Is discontinued through vacancy, lack of operations or otherwise for a continuous period of six (6) months, then any future use of said building, structure, land or premis.e s shall conform, In Its entirety, to the provisions of this Ordinance; provided, however, that the Board of Appeals may, upon application within three (3) months of the termination of said period, permit t.he resumption of such nonconforming use. Section 3.5 RECONSTRUCTION OF DAMAGED NONCONFORMING BUILDINGS AND STRUCTURES Nothing in this Ordinance shall prevent the reconstruction, repair or restoration and the continued use of any nonconforming bullding or structure damaged by fire, collapse, explosion, acts of God, or acts of the public enemy, subsequent to the effective date of this Ordinance, wherein the expense of such reconstruction does not exceed sixty ( 60) per cent of the fair valuation of the bullding or structure at the time such damage occurred; providing that such valuation shall be determined by a majority of a board of three (3) appraisers, one to be appointed by the property owner, one to be appointed by the Zoning Administrator and the third to be appointed by the first two, the expense of such appraisal to be borne by the property owner and provided, further, that said use be identical with the nonconforming use permitted and in effect at the time of said damage. Section 3.6 REPAIR. ALTERATION AND COMPLETION OF NON - CONFORMING BUILDINGS AND STRUCTURES (a) Nothing In this Ordinance shall prevent the repair, reinforcement, Improvement or rehabilitation of a nonconforming bullding, structure or part thereof existing at the effective date of this Ordinance, that may be necessary to secure or insure the continued advantageous use of the bullding or structure during its natural life; provld• ed, however, that such repair, reinforcement, Improvement, rehabilitation does not change or enlarge the non-conforming use of said oremises. (b) Nothing In this Ordinance shall require any change In the erection or Intended use of a building, the construction of which shall have begUD in accordance with a valid bulldlng permit Issued under the provisions of the Arcada Township Zoning Ordinance passed by the Township Board of Arcada Township on March 16, 1956 and renewals thereof, provided that such bullding is completed and the use commenced with• In six (6) months following the effective date of this Ordinance. (c) No basement, cellar, garage or any Incompletely constructed structure In use as a dwelling on the effective date of this Ordinance shall be used as a dwelling for more than twenty-four (24) months following said date, unless such structure has been brought to a state of completion In conformity with the regulations of this Ordinance relative to dwellings in the district in which such structure is located. Section 3.7 YARD AND AREA REQUIREMENTS: GENERAL . (a) Every part or any required yard shall be open and unobstructed by chimneys pilasters, sills, belt courses, cornices 'eaves or gutters; provided, however, that such chimneys, pilasters, sills, belt courses, cornices, eaves or gutters may project not more than twenty-four (24.) inches into any required yard. ( b ) No part of any required yard except a rear yard, shall be used for any accessory bullding or use, or for the storage of vehicles, and any accessory bullding erected in a required rear yard shall not exceed one story or fifteen (15) feet In height. (c) Where a lot abuts upon an alley, one-half ( ½ ) of the width of said alley may be considered a part of such lot for the purpose of computing the depth of any rear yard required under this Ordin(g)· No portion of a lot or yard can be used more than once In complying with the provisions for lot and fard dimensions for the construction o a proposed, or the alteration of, an existing bullding. ( e) Upon petition by the owner, the Board of Appeals shall have the power to vary the yard 0nd area requirements for any lot created prior to the effective date of this Ordinance where because of size or shape the application of such requirements would cause undue hardship. Section 3.8 LIMITATIONS OF DWELLINGS PEgni'~~ne dwelling shall be erected on a lot. Section 3.9 VEHICULAR PARKING SPACE, ACCESS THERETO AND LIGHTING THEREOFFor each dwelling, co=ercial, indus- trial manufacturing or other similar business or service establishments hereafter erected or altered, and located on a public highway road or street In the unmcorporated portions of the Township and including buildings or structures used principally as a place of l?ubllc assembly, there shall be proVlded and maintained suitable space off the public right-of-way which is In general adequate tor the parking or loading of vehicles In r.roportions shown on the following tab e , and such space shall be provided with safe exit from and en• trance to the public thoroughfare, but not to exceed one (1) exit and one (1) entrance. Said exit and entrance may be combined or provided separately. Approval for the location of such exit and entrance shall be obtained from the State Highway Department for all trunk line highwais, and from the County Road Commission for all other. roads and highways In the county, which approval shall also Include the design and construction thereof In the Interests of safety, adequate drainage ~d other public requirements. A minimum of 200 square feet exclusive of drives, entrances and exits shall comprise one (1) automobile parking space. All parking space as reqwred In this section, except that �required for dwellings, shall be provided with adequate artificial hghting when the use of such space is open to the public. Dwellings: One parking space for each family unit occupying the premises. Hospitals and institutions of similar nature: One parking space for every three ( 3) beds plus one ( 1) space for each doctor plus one ( 1 ) space for every four (4 ) employees, including nurses. Restaurants: One parking space for every one hundred (100 ) square feet of noor area or part thereof plus one (1) par king space for every two ( 2) persons employed. Theatres, churches, public and private halls, amusement and recreation establishments, and all places of public assembly: One (1) parking space for every four ( 4) seats or fraction thereof plus one (1) parking space for every two (2) persons employed. Hotels and similar establishments offering lodging: One (1) parking space for every two (2) guest rooms plus one (1) parking space for every two (2) persons employed. Taverns: One parking space for every sixty-six ( 66) square feet of floor space or part thereof plus one ( 1) parking space for every two (2) persons employed. Other commercial and business establishments including offices, and service establishments: One (1) parking space for every two hundred (200) square feet of floor area or part thereof plus one ( 1) parking space for every two persons employed. Industrial and manufacturing establishments: One (1) parking space for every two ( 2) employees for industries using two (2) or more shifts; one (1) space for every three ( 3) employees for industries using one (1) shift only. In the event of a use not falling within any of the above categories, the Board of Appeals shall, upon application by the Zoning Administrator, prescribe the required number of parking spaces to be provided for employees and for the occommoda;;ion of patrons or guests. Section 3.10 STRUCTURES TEMPORARY DWELLING (a) No building, trailer coach, tent, garage, cellar, basement or other struct1:ll"~ which d<>E:S not ~onform to the provisions of this Ordinance relative to dwellings shall be erected altered or moved upon any premises ~nd used for dwelling purposes except under the following applicable limitations: ( 1) Such use of any such building trailer coach, tent, garage, base~ ment or other structure shall not be inimical to health safety or the public welfare. ' ( 2) pie location of each such buildmg, garage, cellar, basement, or other structure shall conform to the regulations governing the yard. r_equirements for dwellings !)r similar conformable structures !:ie~~e district in which it is situ( 3) Such use of any building, trailer coach, tent, garage, cellar, basement or other structure shall be for the sole purpose of providing dwelling facilities for the owner !)f the. premises during the period m which a dwelling conforming to the . Pr!)visions of this Ordinance IS m. process of erection and completion; provided, however, that such a period shall not exceed twelve (12) months be- ginning with the date of issuance of the permit therefor. ( 4) Application for a permlt to erect. move, alter and use such building, trailer coach, tent, garage, basement or other structure shall be made to the Zoning Administrator on such forms as the Zoning Administrator may prescribe. Such application shall be in addition to any application required by Act 1 72 of the Public Acts of 1958. Applicants shall pay a fee of two ($2.00) dollars at the time of obtaining the application form unless required to have a permit under said Act 1 72 of the Public Acts of 1958, in which event no additional fee will be required. (b ) The conditions of this section shall not apply to any trailer coach when located in a trailer coach park. (c) No trailer may be moved upon any premises, except trailer coach parks as hereinafter defined, and used for dwelling purposes until and unless the owner or owners of the premises u~ which it is proposed to move said trailer shall file with the Zoning Administrator: (1) The written consents of all of the owners of premises bordering upon the land where it is proposed to move said trailer: such consents will include those of the owner or owners of land which would border except for intervend• ing highway right-of-way, roa (2) ~e"t~lten consents of all tJ?.e owners of all residences within three hundred (300) feet of the proposed site of the trailer. (d) The Zoning Administrator, after the owner of the premises has complle_d with all of the conditions of this Ordinance, including the obtaining of any permit required by Act 172 of the Pubtlic Acts of 1958, which must be presen · ed to the Zoning Administrator. shall issue a permit to erect, move or alter and to occupy the building, traller coach, tent, garage, basement or other struc· ture for a period not to exceed one (lbe) year. Renewals of any permit shall . obtained in the same manner as provid· t-d for obtaining the original permit. Se~~n c~i;l,:Ci:_LSof a motel may be authorized in any district except a AA redisential district by the Board of ~Ppeals where the applicant complies WI~ all provisions of this section and ~ a • dition complies with all other applicable provisions of this Ordinance. (a) The motel site shall have an area of not less than one ( 1) acre w(itb a) minimum width of one hundred 100 feet, provided there shall be not less than eight hundred (800) square feet of area for each guest unit. (b) All buildings, including accessory buildings. shall occupy no more than twenty-five (25%) per cent of the d~ ta! area of the site being used or veloped at any one time. ( c) All buildings shall be set back not less than fifty (50) feet from the near; est street or highway line and nb 0 ! dinlesg than the height of the nearest w 1 to the side or rear line. ( d) Each guest unit shall have a conth; venient exit from and access +o highway f r ( e) Each guest unit shall have o each occupant no less th9? sixty b(~~ feet of floor area exclusive of rooms but no guest unit shall con 'ia1n �less than one hundred twenty (120) square feet of floor area exclusive of bathroom. (f) Application for a pennlt to erect a motel shall be made to the Board ot Appeals and filed with the Zoning Administrator. The application shall show the location and dimensions of th.e proposed site, the size, location and yard space tor each guest unit and other buildings and structures to be erected on the premises and such additional inlorm!'tlon as the Board of Appeals may reqwre. (g) Following the receipt of any such application the Board of Appeals may refer the same to the Township Zoning Board for its investigation and recommendation. Final approval or rejection of such application shall, however, rest with the Board of Appeals alter a public hearing, notice of which shall be served at least five (5) days prior to the date of such hearing. SecUon 3.12 TRAILER COACH PARKS No parcel of land or premises shall be used for a trailer coach park without too~~~iance with the following regula- (a) The location and operation of such a park shall not tend to produce noise or annoyance or prove otherwise injurious to the surrounding neighborhood, nor be inimical to the public health, safety or general welfare of the community, nor be contrary to the purposes of this Ordinance. (b) Such park shall be provided with not more than one (1 ) safe entrance from and one ( 1 ) safe exit to the public highway or street. (c) Each trailer coach park shall comply in all respects with the rules and regulations of the Michigan Department of Health relating to trailer coach parks. (d) No more than one (1) family shall be permitted to occupy any trailer coach. (e) Application tor a permit to erect such park shall be made In writing to the Board <>f Appeals and tiled with the Zoning Administrator. The application shall show the location and extent of the proposed park and such additional information as the Board of Appeals may deem essential to ta.Ice proper action on the application. ( f\ Following the receipt of any such appUcation the Board of Appeals may refer the same to the Township Zoning Board for its investigation and recommendation. Final approval or rejection of such application shall, however, rest w Ith the Board of Appeals after a pub1ic hearing, notice of which shall be served at least five (5) days prior to the date of such hearing. Section 3.U COMBINATION TRAILER COACH PARK AND MOTEL No parcel of land or premises shall be used for a combination trailer ocach park and motel without compliance with the applicable regulations of Sections 3.11 and 3.12 of this Ordlnance Section 3.14 WATER SUPPLY . Every living unit shall have available ~lth~~r1Y of sale water obtained from (ba) A municipal supply, if available. ( ) A drilled or driven well. Section 3.15 SEWAGE DISPOSAL d No . premises shall be occupied for we11mg purposes unless provls{on shall hthave been made for disposal of sewage rough a municipal sewage disposal system or a private sewage disposal system constructed in accordance with thehistandards and requirements of the Ml.c gan Department of Health. Section 3.16 ESSENTIAL SERVICES Essential services as defined In this Ordinance, shall be permitted as author- ized and regulated by Jaw and other ordinances in effect in Arcada Townshi_!'1 It being the intention hereof to exempi; such services from the application of this Ordinance. Section 3.17 COMBINATION BUSINESS AND DWELLING BUILDINGS AND STRUCTURES Each building or structure used tor combined dwelling and business purposes shall provide an area of not Jess than four hundred eighty (480) square feet for that part used tor dwelling purposes. ARTICLE 4, ZONING DISTRICTS Section 4 .1 ESTABLISHMENT OF DISTRICTS For the purpose of this Ordinance, all of the area of Arcada Township is hereby divided into five ( 5 ) districts, which shall be known as follows : District A, Agricultural District AA, One-family residential District B, Two-family residential District C, Commercial District D, Industrial Section 4.2 DISTRICT MAPS Said districts are bounded and defined on a map entitled '"Zoning Map of Arcada Township, Gratiot County, Michigan" on file In the office of the Township Clerk, which map, with all expanatory matter thereon, shall be deemed to accompany, be and Is hereby made a part of this Ordinance. ARTICLE 6. DISTRICT A Section 5 .1 USES PERMITTED In a District A Agricultural, no building or structure or any part thereof shall be erected, altered or used or land or premises used in whole or in part for other than one or more of the following specified uses: (a ) Detached one-family dwellings. (b ) Farms, !arm dwellings and farm buildings, including roadside stands and signs not over four ( 4) square feet In area advertising the sale or !arm and products or said farm. (c) Home occupations, provided, however, that there be no external evidence of such occupation except a name plate not exceeding four ( 4) square feet in area and without Illumination, and provided, further, that the occupation does not require or effect any change in the external character of the dwelling. (d) Churches ; schools; publicly-owned buildings; public utility buildings; telephone exchanges and substations without service or storage yards; community clubs, country club, fraternal lodges and similar civic or social organizations when not operated for profit; land for privately-owned and operated parks, picnic groves, golf courses, or similar facilities tor outdoor exercise and recreation which may or may not be operated for profit; Provided, however, that the use of any such structure or land does not tend to produce objectlon11ble noise or annoyance or prove otherwise injurious to the surrounding neighborhood and Is not contrary to the spirit of this Ordinance. Application for the location, erection, alteration or use of such land, building or structure shall be made to the Board of Appeals and filed with the Zoning Administrator. Following the receipt of any such application, the Board of Appeals may refer the same to the Township Zoning Board for Its investigation and recommendation. Final approval or rejection of such application shall, however, rest with the Board of �~ Residential-AA • Residential-8 :::::::::::::::::::::::: ·.·.·.·.·.·.·:.·.·::. Agr·1cultural :::::::::::::::::::::::. ,:.~-::.·.·::.-.:.; Commercial ��Appeals after a public hearing, notice of which shall be served at least five days prior to the date of such hearing. ( e) Accessory uses, buildings and structures customarily incidental to any of the above permitted uses including not more than one private garage in which may be housed not more than one co=ercial vehicle or not to exceed one and one-half ( 1 ½) t ons capacity tor each lot, and including sign s pertaining to the sale, lease, or use of a lot or building placed thereon, and not exceeding eight (8) square feet in area on any one lot. On a farm, dwellings for the use of domestic employees, hired farm labor, or tenant of the owner of lessee of the principal dwelling shall be considered accessory buildings. Section 5.2 SIZE OF DWELLING LOTS In a District A, every lot upon which a dwelling is hereafter erected or altered shall be not less than one ( 1) acre in area nor less than one hundred thirty-two (132) feet in width provided that the ratio of the length of the lot to the. width of the lot shall not exceed four (4) to one (1); provided, however, that this requirement shall not apply to a parcel of land less in size than said area and platted and identified as a ~l';.ec~f~e~n a plat officially approved Section 5.3 FRONT YARD-DWELLINGS AND NON DWELLINGS In a District A, every lot shall have a front yard not less than forty ( 40) feet in depth. In the the case of a lot located in a block or site on which there are existing buildings or structures having front yards less than forty ( 40) feet in depth, the front yards of buildings or structures hereafter erected shall be not less than the average depth of the existing front yards. Section 5.4 SIDE YARDS-DWELLINGS In a District A, every lot shall have a side yard on each side of a principal dwelling, which shall be not less than twenty (20) feet in width. Provided however that where a garage is attach~ ed along any side of such building the width of that side yard may be reduced to ten (10) feet. Section 5.5 REAR YARD-DWELLINGS In a District A, every lot shall have ~ r~~th~rd not less than sixty ( 60) feet t~~~n 5.6 CONSTRUCTION REGULA- In .a District A, no building used for dwellmg purposes other than accessory dwellings, shall be used, erected or altered unless it shall con!orm to the folminimum construction require- ~::r: ( a) Detached one-family dwelling No single-family dwelling shall hereafter be erected, altered or moved which provides less than 720 square feet of living space at the first floor level (b) Maximum height of dwelling. No building for dwelling purposes shall hereafter be erected exceeding t,,, 0 and one-half stories or 35 feet in height, except upon approval by the Board of Appeals. Section 5.7 SIDE YARDS-NON-DWELLING In a District A, every lot on which a ~uilding or structure not used for dwellmg purposes or accessory thereto is erected, shall have a side yard on each side of the lot, and each such side yard shall be not less than thirty (30) feet in width with an increase of one (1) toot in width of each side yard for each five ( 5) feet by which the said building or structure exceeds forty (40) feet in ov- er all dimension along the side yard and also of one (1) foot tor every two (2) feet in height in excess of thirty-five (35) feet. Section 5.8 SIDE YARDS-CORNER LOTS In a District A, the width of a side yard of a corner lot shall not be less than the minimum front yard required on an adjoining lot fronting on the side street, but this shall not reduce the building of this Ordinance to less than thirty-six ( 36) feet. ARTICLE 6. DISTRICT AA Section 6.1 USES PERMITTED In a District AA, no building or structure, or any part thereof, shall be erected, altered, or used, or land or premises used, in whole or in part, tor other than one or more of the following specified uses: (a) Detached one-family dwellings. (bl Farms, farm dwellings - and~farm buildings, including roadside stands and two signs not over four ( 4) square feet in area advertising the sale or products of said farm . (c) Churches and schools. (d) Country Clubs, Golf Courses, Public Parks and Playgrounds. ( e) Accessory uses, buildings and structures customarily incidental to any of the above permitted uses. On a farm dwellings the use of domestic employees, hired farm labor, or tenant of the owner of lessee of the principal dwelling shall be considered accessory bui)dings. Section 6.2 SIZE OF DWELLING LO'l'Sch In a District AA, every lot upon whi a dwelling is hereafter erected or altered shall be not less than one (1) acre in area nor less than one hundred thirtytwo ( 132) feet in width; provided that the ratio of the length or the Jot to the width of the lot shall not exceed tourt (4) to one (1); provided, however, tha this requirement shall not apply to Ida parcel of land less in size than sa area and platted and identified as a single unit on a plat officially approved and recorded. Section 6.S FRONT YARD-DWELLINGS AND NON-DWELLINGS In a District AA, every lot shall have a front yard not less than forty ( 40t-) feet in depth. In the case of a lot loca ed in a block or site on which there are existing buildings or structures having front yards less than forty ( 40) feet, the depth of front yards or buildings or structures hereafter erected shall be not less than the average of the existing yards, Section 6.4 SIDE YARDS-DWELLINGS In a District AA every lot shall have a side yard on each side of the dwelllng), which shall be not less than twenty ~t~t reet in width. Provided. however, ....,. where a garage is attached along anyt side of such building the width of tb a) side yard may be reduced to !en (1 0 feet. Section 6.5 REAR YARD-DWELLINGS In a District AA, every lot shall have a rear yard not less than sixty ( 60) feet in depth. Section 6.6 CONSTRUCTION REGULATIONS In a District AA, no building used for dwelling purposes other than accessory dwellings, shall be used, erected, or altered unless it shall conform to the following minimum construction requirements. �(a) Detached one-family dwelling. No dwelling shall be erected or altered which provides less than fourteen hundred (1400) square feet of floor area at the first floor level. One-half ( ½) of any attached garage area may be included in calculating the area required. (b) Other construction regulations subject to the same provisions as specified in Section 5 .6. Section 6.7 SIDE YARDS-NON-DWELLING In a District AA, every lot on which a building or structure ls erected other than a dwelling or other than for a purpose accessory to a dwelling shall have a side yard on each side of such building or structure and each such side yard shall be not less than thirty ( 30 ) feet width with an increase of one (1) foot in width of each side yard for each five ( 5) feet by which the said building or structure exceeds forty ( 40 ) feet in over-all dimension along the side yard and also of one ( 1 ) foot for every two (2) feet in height in excess of thrityfive (35 ) feet. Section 6.8 SIDE YARDS-CORNER LOTS In a District AA, the width of a side yard of a comer lot shall not be less than the minimum front yard required on an adjoining lot fronting on the side street, but this shall not reduce the buildable width of any lot of legal recorq. at the time of the passage of this Ordinance to less than thirty-six ( 36) feet. ARTICLE 7, DISTRICT B Section 7 .1 USES PERMITTED IN A DISTRICT B No building, structure or part thereof shall be erected, altered or used, or land or premises used, in whole or in part, for other than one or more of the following specified uses. (a) All uses permitted in Districts A including all approvals required therein. (b) Two-family dwellings. (c) Lodging houses; boarding houses. (d) Accessory uses, buildings and structures customarily incidental to any of the above permitted uses but subject to the same provisions as specified unth?,er paragraph ( e) of Section 5.1 of lS Ordinance. Section 7 .2 SIZE OF DWELLING LOTS In a District B, the size of dwelling lots shall be the same as specified in Section 5.2 of this Ordinance. Section 7.3 FRONT YARD - DWELLINGS AND NON-DWELLINGS Int a DI.strict B, every lot shall have a t,:on t Yard of the depth specified in Sec ion 5.3 of this Ordinance. Section 7 .4 SIDE YARD - DWELLINGS ln a District B, every lot upon which th, ere Ls a dwelling shall have the same st this~e Yar<;l as required by Section 5.4 of Ordinance. ~ctlon 7 .5 SIDE YARD - NON DWELLlnGS In a. District B, every lot upon which there is a building or structure other ~ a dwelling or other than a buildthg or structure which ls accessory ~eta, shall be required to have side b~~~/peclfled in Section 5 . 7 of this Section 7 .6 SIDE YARD - CORNER LOTS . In a District B, the requirement for side yards on corner lots shall be the •Oratndle as specified in Section 5 .8 of this nance. Section 7. 7 CONSTRUCTION REGULATIONS In a District B, no building used for dwelling purposes other than accessory dwellings shall be used, erected or altered unless it shall conform to the following minimum construction requirements. (a) Detached one-family dwellingliving area. No one-storY single family dwelling shall hereafter be erected, altered or moved which provides less than four hundred thirty ( 430) square feet of living space at the ground area. (b) other construction regulations subject to the same provisions as specified in Section 5.6. ARTICLE 8. DISTRICT C COMMERCIAL Section 8.1 In a District C, no building, structure or part thereof shall be erected, altered or used or land or premises used, h\ whole more ( a) (b) ( c) (d) (e) or in part, for other than one or of the following specified uses: All uses permitted in Districts B; Any retail business: Personal and business services; Veterinary hospitals and kennels; Gasoline service stations; (f ) Motor vehicle, trailer and boat repair services; (g) Commercial, amusement and sports enterprises; (h) Restaurants, theatres, taverns and night clubs; (i ) Second hand stores; (j) Freezer lockers; (k) Trailer coach parks, motels and hotels; . b ' Id (I) Offices, banks and public Ul ings; (m) Drive-in businesses; (n) Business or trade schools, dancing or 1nusic studios; (o) Utility installations necessary to serve the district; ( p ) Advertising structures; . (q) Funeral Homes and mortuaries. ARTICLE 9. DISTRICT D INDUSTRIAL Section 9.1 USES PERMITI'ED . . In a District D, except as limited and restricted in this Section and elsewhere in this Ordinance, all bll.½dings and uses will be permitted. provtded that such buildings and uses conform to any other applicable statutes, ordinances, rules and s~fi1~i9.;· SPECIAL USE PE~:i,'S In a District D, all apphcabons for permits for uses other than those permitted in a District C shall be made to the Board of Appeals and filed wi_th the Zoning Administrator. The application shall set forth the boundaries of the premises proposed to be used, the nature of the proposed use, plans and specifications including plot plan for all structures to be erected on the premisrdes and such other information as the Boa of Appeals may deem necessary to properly consider the proposed use. U P o n receipt of such application, the Board of Appeals may refer it to the Township Zoning Board for its study and recommendations concerning the harmony oJ the proposed use with public safety welfare. The Board of Appeal'\ s • within thirty ( 30) days fo1Iowmg rE;ceipt of the application, !?,old a p~blic hearing giving at least five ( 5) aas notice thereof. Such hearing may be '!-od journed from time to time for a pen not to exceed thirty ( 30) day~. Within thirty ( 30) days after the said public 1 hearing, the Board of -Mrft1s,i;~ sue a special use pernu duly the proposed use will not have un :.:1i \~i �harmful, obnoxious or annoying effects upon the area. In granting any special use permit, the Boa.rd shall prescribe any conditions that it deems to be necessary to or desirable for public interest. ARTICLE 10 DISTRICT BOUNDARIES Section 10.1 GENERAL The descriptions set forth in the following sections of this Artkle shall oonstitute the areas to be Included In each zoning district. Section 10.2 DISTRICT "AA" The following area shall comprise zoning District " AA" . West one-half ( ½) of Section 4, the East one-half ( ½) of Section 5, the North one-half ( ½) of the Northwest one-quarter ( ¼ ) of Section 5 the South one-half ( ½) of the South west one-quarter ( ¼) of Section 5, the North one-half ( ½ ) of the North onehalf ( ½) of Section 6, the North onehalf ( ½ ) of the North one-half { ½ ) of Section 25, the Southeast one-quarter ( ¼ ) of the Northeast one-quarter ( ¼ ) of Section 25, the Northeast one quarter ( ¼ ) of the S o u t h e a s t one-quarter ( '4) of Section 25 and the South one-half ( ½) of the South one-half { ½) of Section 25. Section 10.3 DISTRICT "B" The following area shall comprise zoning District "B". Southeast one-quarter { ¼ ) of Section 17, the East one-half ( ½) of the Southwest one-quarter { ¼) of Section 17, the Northeast one-quarter (¼) of Section 20, the South onehalf { ½ ) of the North west one-half ( ½) of Section 20, the Southwest one-quarter ( ¼) of Section 20, the East one-half ( ½) of the East onehalf of Section 19, the East one-half { ½ ) of the Northeast one-quarter ( ¼) of Section 30, the Northwest onequarter ( 1/4) of Section 29, the North one-half { ½) of the Southwest onehalf ( ½) of Section 29, and that part of the Northeast one-quarter { ¼ ) of Section 1 7 South and East of the Pine River except the North 35. 5 acres thereof. Section 10.4 DISTRICT "C" The following area shall comprise zoning District "C". Northeast one-quarter ( ¼ ) of the Northwest one-quarter ( ¼) or Section 1 and the North one-half ( ½) of the Northeast one-quarter { ¼) of Section 1 and the Southeast one-quarter ( ¼) of the North-East one-quarter ( ¼) or Section l; the East onehalf { ½) of the East one-half ( ½) or the Northeast one-quarter or Section 241 The Southeast one-quarter { ¼ ) or the Southeast one-quarter ( ¼ ) of the Southeast one-quarter ( ¼) of Section 30; the Southwest one-quarter of the Southwest onequarter { 1/4.) or the Southwest onequarter ( ¼) of Section 29; the Northeast one-quarter ( ¼ ) of the Northeast one-quarter ( ¼ ) of the Northeast onequarter (¾.) of Section 31; the Northwest one-quarter ( ¼) of the Northwest one-quarter ( ¼) of the Northwest one-quarter ( ¾ ) of Section 32. Section 10.5 DISTRICT "D" The following area shall comprise zoning District "D". Southeast one-qua.,ter ( ¼) of Section 2 and the West one-half ( ½) of the Northwest one-quarter ( ¾) of Section 1, and the West one-half ( ½) of the Northwest one-quarter ( ¼) of Section 11. Section 10.6 DISTRICT "A" All of the unlncorpora ted portions of the township not included in Sections 10.2, 10.3, 10.4 and 10.5 of this Ordinance shall comprise Zoning District " A". Section 10. 7 CONFLICTS In the event of any conflict between the boundaries herein described and those indicated on the township zoning map, the boundaries as shown on the zoning map shall control. ARTICLE 11 HIGHWAY SETBACK LINES Section 11,1 LOCATION OF LINES Setback lines on highways not situated in plats of record on the effective date of this ordinance shall be parallel with and 73 feet from the center line of the highway. Setback lines for Michigan State Trunkllne highways shall be 150 feet from the centerline of the highway, provided that no construction shall be withIn 20 feet from the road right-of-way. Section 11.2 HIGHWAY INTERSECTIONS At Intersections of highways w he re grades are not separated, there are hereby established setback llnes, measured at points 100 feet along the setback line of each intersecting highway, from the point of Intersection of the setback Jines and connected by a straight line between the poln ts In each sector. Section 11.3 RAILROAD INTERSECTIONS At Intersections of highways and railroads where the grades are not separated, the setback Jines are hereby established across each sector between the Intersection highways and railroads. Such setback lines shall be straight lines co n n e ct Ing points on the hlgnwav setback lines and the railroad right-of-way line, which points are located at distances of one hundred fifty (150) feet from the intersection of such highway setback Jines and right-of-way M!'~o~es~~verUILDINGS TURES RELATIVE TO AND STRUCSETBACK AREAS ( a) No bulldings or structures ot anyd kind, except necessary highways anb traffic signs, and open fences throug whlch there shall be clear vision, shall be hereafter constructed, erected moved into the space within such se back lines. Except as herein provided, no bullding or structure except necessary highway and traffic signs, presently existing within such setback lines, shall be renewed or replaced hereaftcker ·n any way, except outside the setba ,Lnes. (b) No bullding or structure within the established setback lines, except ned cessary highway and traffic signs an open fences hereinbefore mentioned shall be altered, enlarged or added to In any way which will increase or prolong tbthe permanency of any portion within e established setback Jines. (c) When any highway or part thereof Is officially adopted Into the Grarunktlot County road or the Michigan state t line system, such highway shall automatically be subject to the provisions of this Ordinance. r ARTICLE 12. ADMINISTRATION AND Section 12.1 ~~?:8E~~STRA'I10N (a) The provisions of this Ordin~~e shall be administered by the Zoning b ministrator, who shall be appointed Y the Township Board tor such term and subject to such conditions and at such rate of compensation as said Board shctf1 determine. For the purpose of this or nance, he shall have the power of a police officer. �(b) The duty of enforcing this Ordinance shall rest in the Zoning Administrator including, unless otherwise provided for, the issuance and revocation of permits. He shall prepare and file an annual report with the Township Board on the operation of the Zoning Ordinance including recommendations as to the enactment of any amendments or supplements thereto. Section 12.2 RECORD OF NONCONFORMING USES (a) The supervisor of Arcada Township having, under the Arcada Township Zoning Ordinance, effective March 16, 1956, prepared a record of nonconforming uses in structures under the provisions of section 11.2 thereof, such record ls hereby retained and shall, immediately following the effective date of this ordinance, be amended by the Supervisor o! Arcada Township to reflect any changes therein caused by the establishment of district boundaries under this ordinance. Any nonconforming uses or structures existing under the aforesaid prior ordinance and not made conforming uses or structures by this ordinance are hereby declared to be nonconforming uses or structures as the case my be under this ordinance. Such amended records shall be deposited with the Zoning Administrator Immediately upon its completion by the Supervisor of Arcada Township. ( b) As soon as the record is flied with the Zoning Admlnlstrator, he shall provide for the examination thereof In his office for thirty ( 30) successive days by any Interested person for the purpose of noting errors or omissions, and shall give notice of the provision for examination by publication in a newspaper of general circulation in the county for three ( 3) successive weeks. (c) Errors and ommisslons in such record shall be corrected upon appeal and presentation of proof to the Board 0 f Appeal, during its first session fol1owlnir the close of said examination period, following which the corrected record shall be permanently filed in the office of the Zoning Administrator. The corrected record shall constitute Prima facle evidence of the nature and extent of nonconformance with reference to any land, premises, lot, building or structure existing at the time this Ordinance becomes effective. (d) Following the filing of the corrected record of nonconforming uses ~,?-d structures, It shall be the duty of -ue Supervisor and the Zoning Administrator to make continuous observation ot such nonconforming uses and structures and to report annually to the Board of APP8als on the discontinuance of any nonconforming uses or structures, ln;i,ual!dingbe the dates thereof. Such reports recorded in the minutes of the Boar d of Appeals. Section 12.3 BUILDING PERMITS (a) Except as otherwise provided, no dfell!ng or building subject to the prov slons of this Ordinance shall be erected • altered, enlarged, or moved upon ~y land, lot or premises until a permit erefor has been Issued by the Zoning Adrnl~lstrator In conformity with the Provisions of this Ordinance. an~uch permit shall be nontransferable must be granted before any work of r~avatlon, construction, alteration, ensu hement or movement Is begun. No build! permit shall be required for any ng located on any bona fide farm Provdlded such building ls not erected or use for dwelling purposes. (b) All applications for permits shall be submitted in duplicate to the Zoning Administrator not less than ten ( 10) days prior to the time when erection, alteration, enlargement or movement of a dwelling or building ls intended to begin. Such application shall be accompanied by a duplicate drawing to scale showing the location and actual dimensions of the land to which the permit Is to apply, the kind of building to be urected; the width of all abutting streets and highways, easements and public open spaces; the area, size and location of all dwellings or buildings erected or to be erected, altered or moved upon the premises; and the front yard dimensions for the nearest building on both sides of the proposed dwelling or building. (c) The application shall also show the location, dimensions and description of the water supply and sewage disposal facilities to be constructed, such as septic tanks and disposal fields, or any other facility used In the disposition of human excretia, sink wastes and laundry wastes; the location of existing wells on the premises adjoining the premises to be built upon, and the location of existing sewage disposal facilities on such adjoining premises; provided, however, that the Zoning Administrator Is hereby empowered to waive the inclusion of any details specified in paragraphs (B) and (c) of this Section in the case of any application where the facts are not pertinent to the purpose of this Ordinance. ( d) Nothing In this Section shall be construed as to prohibit the owner or. his agent from preparing his own plans and specifications, provided the same are clear and legible. (e) For each such building rrmlt issued. the following fees shal be paid to the Zoning Administrator who shall place the same in a separate fund to be known as the Township Zoning Ordinance Fund, which fund shall be used for the administration of this Ordinance only as directed by the Township Board. No permit shall be valid until the required lee has been paid: For the first one thousand ($1,000.00) dollars of cost, or part thereof, $2.00. For each additional one thousand ($1,000. 00) dollars of cost, or part thereof, $1.00. ( f) Within ten ( 10) days after the receipt of the application, t!'e. zoning Administrator shall Issue a Bwldmg Permit to the owner, or his duly authorized agent, provided the dwelling or building and the land and uses thereof as set forth In the application are In confo~mity with the provisions of this Ordinance and when such permit ls refused, ne shall state his reasons for refusal In writing. The Zoning Administrator shall tile one copy of the application with proper notations thereon, or attached thereto. relative to his approval or disapproval Including the date thereof, as a record. The second copy of the application shall be returned to the applicant with similar notations. Each building permit Issued under the terms of this Ordinance shall expire one year from the date of issuance, unless an extension thereof bas been granted by the Zoning Administrator in writing, prior to the expiration date; provided, that the Zoning Administrator shall set forth In the extension the time at which such extension shall expire. No fee shall be required for the extension of an existing building permit. �(g) Accessory buildings when er~ct• ed at the same time as the principal building on a lot and shown on the application therefor shall not require a separate Building Permit. (h) The Zoning Administrator shall have the power to revoke or cancel any permit in case ot failure or n~11Iect to comply with any of the provisions ot this Ordinance or in case of any false statement or misrepresentation made in the application. The owner or his duly authorized agent shall be notified ot such revocation or cancellation in wrltle,~tlon 12 .4 OCCUPANCY CERTIFICATE No dwelling or building, subject to the prpvisions of this Ordinance, shall be, occupied or used until the Zoning Administrator shall have issued a Certificate of Compliance and Occupany to the owner or his duly authorized agent. Such certificate shall be applied for coincident with the application for Building Permit. Within five (5) days after notification that the dwelling or building is ready for occupancy, the Zoning Administrator shall make final inspection thereof, and if it is found to be in conformity with the provisions of this Ordinance, shall issue the owner or his agent a Certificate of Compliance and Occupancy. He shall also record his action, including the date, on the copy of the application retained on file as a record. ARTICLE 13. BOARD OF APPEALS Section 13.1 CREATION There is hereby created a Board of Appeals, which shall perform its duties and exercise its powers as provided by Act 184 of Public Acts of 1943 as amended in such a way that the objectives of this Ordinance shall be observed, public health. safety and welfare secured and substantial justice done. Section 13.2 PERSONNEL OF BOARD As provided by said Act the Board of Appeals shall consist of three (3) members. The terms of said members shall be of such length and so arranged that the term of one member shall expire each year. One member must be the Chairman of the Zoning Board, the second a member of the Township Board appointed by the Township Board, while the third is selected and appointed by the first two from among the electors residing in the unincorporated area of the Township. The third member cannot be an elected officer of the Township or an employee of the Township Board. The total amount allowed any member of said Board of Appeals in any one year as per diem or as expenses actually incurred in the discharge ot his duty shall not exceed a reasonable sum, which sum shall be provided annually in advance by the Township Board. Members of the Board of Appeals shall be removable by the Township Board tor nonperformance ot duty or misconduct in office, upon written charges and after nublic hearing. Section 13.3 MEETINGS OF LOARD OF APPEALS Meetings of the Board of Appeals shall be held at the call of the chairman and at such other times as the Board In its rules of procedure may specify. The chairman, or in his absence the acting chairman, may administer oaths and compel the attendance of witnesses All meetings of the Board of Appeals shall be open to the public. The board shall maintain a record of Its proceedings which shall be filed in the office of the Township Clerk and shall be a public record. Section 13.4 JURISDICTION AND APPEALS (a) The Board of Appeals shall ~ct upon all questions, as they may arise in the administration of the Zoning Ordinance, including the interpretation of the Zoning maps, and may flX rules and regulations to govern Its procedure sitting as such a Board of Appeals. It shall hear and decide appeals from and review any order, requirements, decisl!)n or determination made by an administrative official charged with the henllforcement of this Ordinance. It s a also hear and decide all matters referdred to It or upon which it is require under this Ordinance. The concurring vote of a majority of the members of the Board of Appeals shall be necessary to reverse any order, requirement, deh cision or determination of any sue a d m I n i s t r a t I v e official, or to decide in favor of the applicant any matter upon which they are required to pass under this Ordinance or to effect any variation in this Ordinance. Such appeal may be taken by any person aggrieved . or by any officer, department, board or bureau of the Township, Coundty or State. The grounds of every such etermination shall be stated. (b) Such appeal shall be taken withIn such time as shall be prescribedrulby the Board of Appeals br general e, by the filing with the officer from whardom the appeal is taken and with the Bo of Appeals of a notice of appeal specfflifying the grounds thereof. The o cer from whom the appeal ls taken shall forthwith transmit to the Board, all the papers constituting the record upokn which the action appealed from was ta en. ( c) An appeal stays all proceedings in furtherance of the action appealei from unless the officer from whom thd aopeal is taken certifies to the Boar of Appeals after the notice of appeabls shall have been filed with him thf:t Y reason of facts stated in the certlf1cat~, a stay would in his opinion cause Imminent peril to life and property. in whlcedh case proceedings shall not be stay otherwise than by a restraining ordeJ which may be granted by the Boar of Appeals or by the Circuit Court. on application, on notice to the officer frodm whom the appeal ls taken and on ue cause shown. ( d) The Board of Appeals shall fix a reasonable time for the hearing of the appeal and give due notice thereof, tolnthe parties, and decide the same with a reasonable time. Upon the hearing anth~ party may appear in person or by agent or by attorney. The Board of Appeals may reverse or affirm, wholly or in part, or may modify the order, requirement, decision or determinatl~n in its opinion ought to be made premises, and to that end shall haV'j, 8 11 the powers of the officer from w 0 the appeal was taken and may Issue 0 direct the issuance of a permit. Where there are practical difficulties or unnecessary hardship in the way o! c~: Ing out the strict letter of thlS 8 nance, the Board of Appeals shall the power in passing upon appea18 1 vary or modify any of its rules, regu tions or provisions so that the spirltbllc the ordinance shall be observed. Jcu be safety secured and substantial Jud cehall done. The decision of this boar 5 intbe final. and any person having an h 11 erest affected by this OrdlnanceClrCsiit bave the right to appeal to the Court on questions of law and fact. tfe 0: ha'k ~i �Section 13.5 VARIANCES (a) The Board of Appeals shall have the power to vary or adapt the strict application ot any of the requirements of this Ordinance; provided, however, no variance In the strict application of any provision of this ordinance shall be granted by the Board of Appeals unless it finds: (1) that there are special circumstances or conditions fully described In the findings, applying to the land or building for which the variance Is sought, which circumstances or conditions are peculiar to such land or buildings, and do not apply generally to land or buildings In the neighborhood, and that said circumstances or conditions are such that the strict application of the provisions of this Ordinance would deprive the applicant of the reasonable use of such land or buildings. (2) that for reasons fully set forth In the findings, the granting of the variance is necessary for the reasonable use of the land or buildings and that the variance as granted by the Board Is the minimum variance that will accomplish this purpose. ( 3) That the granting of the variance will be In harmony with the general purpose and Intent of this Ordinance and will not be Injurious to the neighborhood or otherwise detrimental to the public health, safety or welfare. (b) ln granting any variance, the Board of Appeals shall describe any condi tlons that It deems to be necessary or desirable to accomplish the purpose of this section. ARSecTICLE 14 MISCELLANEOUS PROVISIONS tlon 14.1 SEPARABILITY U any section, sub-section, sentence, I c ause, phrase .,r portion of this ordinance Is, for any reason, held invalid or w1constitutlonal by any court of chom petent Jurisdiction, such portion ~ a 11 be deemed a separate, distinct and td'if8ndent provision and such holdings stna!a not affect the validity of the reg portions hereof sectnln 1on 14.2 AMENDMENTS Or~endments or supplements to tti;• .,_ ance may be made from time to o.uue In the same manner provided In Actd 184 of Public Acts of 1943 as amen ed. Section 14.S PENALTIES Any person, firm or corporation violating any of the provisions of this Ordinance shall be deemed guilty of a misdemeanor and upon conviction thereof shall be fined in an amowit not exceeding one hwidred ($100.00) dollars or be Imprisoned In the Cowity Jail for a period not exceeding thirty ( 30) days or be both so fined and Imprisoned. Each day such violation is committed or permitted to continue shall constitute a separate offense and shall be pwilshable as such herewider. Section 14.4 EXlSTING ILLEGAL STRUCTURES AND USES: SAVlNGS CLAUSE Any structures or uses commenced after the effective date of the Arcada Township Zoning Ordinance adopted March 16, 1956 not ln conformity with the provisions of said Ordinance and not conforming to the provisions of this Ordinance are hereby declared Illegal structures or uses and the adoption of this Ordinance shall In no way affect any prosecutions or suits ln law or In equity commenced prior to the effective date hereof. In addition, any such Illegal structure or use existing or continued after the effective date hereof, shall be subject to all of the penalties and remedies provided by this ordinance. Section 14.5 VIOLATIONS, A NUISANCE Buildings erected, altered, moved, razed or converted or any use of land or premises carried on In violation of any provision of this Ordinance are declared to be nuisances per se. The Zoning Administrator shall Inspect alleged violations and shall order correction ln writing of all conditions fowid to be In Violation of this Ordinance. All violations shall be corrected within a period of thirty (30) days after the order to correct ls issued. The Township Board, the Zoning Administrator, the Board of Appeals or any person, firm or corporation affected by the alleged violation may institute proceedings at law or In equity to enforce the provisions of this Ordinance. The rights and remedies provided herein are cumulative and In addition to all other remedies provided by law. Section 14.6 EFFECTIVE DATE This Ordinance shall take effect March 1, 1959. Adopted by the Township Board of the Township of Arcada, Gratiot County, Michigan, this 15th day of January, 1959. FAY CHURCH Township 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 Arcada-Twp_Zoning-Ordinance_1959 Creator An entity primarily responsible for making the resource Arcada Township Zoning Board, Arcada Township, Gratiot County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1959-01-15 Title A name given to the resource Arcada Township Zoning Ordinance 1959 Revision Description An account of the resource Arcada Township Zoning Ordinance 1959 Revision developed by the Arcada Township Zoning Board January 15, 1959. Subject The topic of the resource Zoning--Michigan Arcada Township (Mich.) Gratiot 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/a496bb57430929d066ee7d8464b907f7.pdf e7e00712a3eca1eacc56c0da121b2bba PDF Text Text ZONING ORDINANCE ANN ARBOR CHARTER TOWNSHIP REVISED SEPTEMBER - 1994 ~ ~ 71.===============' �PREFACE This is a compilation of the zoning ordinance of the Charter Township of Ann Arbor, which includes the currently operative Zoning Ordinance of December 13, 1976 as revised March 14, 1983 and September 17 1990, compiled with all amendments through and including the ordinance adopted September 15, 1994. The compile general ordinances are printed in a separate volume. The chronological listing of all zoning amendments includes their location within the compilation and provides a valuable record of changes to the original Zoning Ordinance. Section headings in boldface type have been provided, if not supplied in the original copy, to facilitate usage. Sections that are subsequently amended are followed by a history note indicating the adoption of the amendment. Cross reference notations are included to provide quick referral to other ordinances and/or sections dealing with similar subjects; any references not preceded by the Zoning Ordinance part number 130 will be found in the separate volume of compiled general ordinances. The exact wording of the ordinance has been preserved. Since ordinances are legal documents, editorial changes in a compilation are minor, limited primarily to correction of obvious typographical errors and resolving, upon specific instructions from the municipality, any duplications and inconsistencies brought to their attention during the preparation of the proof copy of the compilation. Any additions to text by the editor appear in brackets. Numbering System The Zoning Ordinance has been assigned part number 130, the last of the part numbers assigned to the ordinances of the Township. The part number is used to identify the ordinance primarily for indexing and cross reference purposes. Each succeeding article and/or section deriving from the ordinance will have the same number on the left-hand side of the decimal point. The number to the right of the decimal will correspond exactly to the section numbers of - the ordinance. For example, section number 130.312 refers to section 3.12 of the Zoning Ordinance. Index The alphabetical index permits easy location of topics. Main entries are all in uppercase letters. Cross references and additional entries are provided where necessary to direct the user to a particular topic. In preparing the index the proper balance has been achieved between creating an index comprehensive enough to be useful and yet not so detailed that it requires extensive revision each time the Zoning Ordinance is amended. 111 �Looseleaf Supplements Since the ordinance compilation, unlike a bound book, is constantly in a state or evolution, a special feature of this compilation is the looseleaf system of binding. With this system, the compilation can easily be kept up-to-date by submitting copies of amendments to the Zoning Ordinance as they are enacted. These will then be incorporated by the editor into the compilation, and the appropriate pages will be revised or created for distribution to the holders of copies, with specific instruction for the manner of removing obsolete pages and inserting the current ones. Through regular supplementation, the compilation will continue to remain current and useful. lV �TABLE OF CONTENTS Page Preface 111 List of Zoning Ordinance Amendments X Art. I. Title and Intent of Ordinance Sec. 1.01 Title Sec. 1.02 Intent 1 1 1 Art. II. Definitions Sec. 2.01 Interpretation Sec. 2.02 Definitions 2 2 2 Art. III. General Provisions Sec. 3.01 Establishment of Districts Sec. 3.02 Official Zoning Map Sec. 3.03 Nwnber of Residences on a Lot Sec. 3.04 Temporary Structures Sec. 3.05 Completion of Construction Sec. 3.06 Conditional Uses Sec. 3.07 Essential Services Sec. 3.08 Visibility at Intersections Sec. 3.09 Home Occupation Sec.·3 .10 Transient and Amusement Enterprises Sec. 3.11 Access to Streets Sec. 3.12 Zoning Board Sec. 3.13 Sanitary Sewer and Water Facilities Sec. 3.14 Storage Buildings in Residential Districts Sec. 3 .15 Mo bile Homes Sec. 3.16 Size of Single-Family Detached Dwelling Units 19 19 20 Arts. IV--IX Reserved for future use 30 V 22 23 24 25 25 25 25 26 27 27 27 28 28 30 �TABLE OF CONTENTS, Contd Page Art. Sec. Sec. Sec. Sec. Sec. Sec. X. Schedule of District Regulations 10.01 General Provisions 10.02 Statements oflntent for Use Districts 10.03 Schedule of Use Regulations 10.04 Schedule of Area, Placement and Height Regulations 10.05 Research and Research Applications District (RRA) 10.06 Office Park District (OP) 31 31 34 42 61 73 93 Art. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. XI. Supplementary District Regulations 11.01 Intent 11.02 Public Sanitary Sewage Treatment and Disposal System 11.03 Storage of Materials 11.04 Parking and Storage of Vehicles 11.05 Preservation of Environmental Quality 11.06 Transition Strip 11.07 Automobile Service and Repair Stations 11.08 Junkyards 11.09 Drive-in Theaters 11.10 Commercial Kennels 11.11 Storage of Recreational Equipment 11.12 Quarries 11.13 Residential Cluster Development 11.14 Mobile Home Parks 11.15 PUD Regulations 11.16 Performance Standards 11.17 Setbacks on Arterial Roads 11.18 Sanitary Landfill 11.19 Underground Wiring 11.20 Distance Between Grouped Buildings 11.21 Group Foster Care Homes 11.22 Fence Regulations 11.23 Site Condominium Review 11.24 Bed & Breakfast Operations 11.25 Child Care Facilities 100 100 100 100 101 101 102 103 104 106 106 107 107 111 111 117 140 142 143 146 146 147 148 152 156 159 VI �TABLE OF CONTENTS, Cont d Page Art. XII. Off-Street Parking and Loading Regulations Sec. 12.01 General Provisions for Off-street Parking Sec. 12.02 Specifications for Parking Areas Sec. 12.03 Rules for Calculating Required Number of Parking Spaces Sec. 12.04 Schedule of Off-street Parking Requirements Sec. 12.05 General Provisions for Off-Street Loading Facilities Sec. 12.06 Specifications for Loading Facilities Sec. 12.07 Schedule of Off-Street Loading Requirements Art. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. Sec. XIII. Sign Regulations 13.01 Purpose 13 .02 General Sign Regulations 13.03 Signs Permitted in All Zoning Districts 13 .04 Signs Permitted in Recreation-Conservation and Agricultural Districts 13 .05 Signs Permitted in Residential Districts 13.06 Signs Permitted in Business and Industrial Districts 13. 07 Outdoor Advertising Signs 13.08 Signs for Automobile Service Stations 13.09 Exemptions 13.10 Prohibited Signs 13.11 Permit and Fees 13.12 Illumination 13 .13 Computation of Surface Area 13.14 Removal 13.15 Nonconforming Signs 13 .16 Responsibilities for Signs 13 .17 Registry 160 161 164 165 170 170 171 172 173 173 174 174 175 177 177 177 178 179 180 181 181 182 182 183 Arts. XIV--XIX. Reserved for future use 183 Art. XX. Administration and enforcement Sec. 20.01 Zoning Inspector Sec. 20.02 Duties and Powers of Zoning Inspector Sec. 20.03 Certificates of Zoning Compliance Sec. 20.04 Building Permits Sec. 20.05 Certificates of Occupancy Sec. 20.06 Inspection Sec. 20.07 Records Sec. 20.08 Fees 184 184 185 187 187 189 189 189 Vil �TABLE OF CONTENTS, Cont'd Page Art. XX. Administration and enforcement, Cont.d Sec. 20.09 Compliance With Plans Sec. 20.10 Violations and Penalties 189 190 Art. XXI. Conditional Uses Sec. 21.01 General Provisions Sec. 21 .02 Authority to Grant Permits Sec. 21.03 Application and Fee Sec. 21.04 Information Required Sec. 21.05 Public Hearing Sec. 21.06 Planning Commission Action Sec. 21.07 Township Board Action Sec. 21 .08 Required Standards and findings Sec. 21 .09 Condtions of Approval Sec. 21 .10 Re-application 192 192 192 193 193 194 194 195 195 196 Art. XXII. Site Plan Review Sec. 22.01 Authority for Site Plan Review Sec. 22.02 Development and Uses Requiring Site Plan Review Sec. 22.03 Preliminary Site Plan Sec. 22.04 Final Site Plan Sec. 22.05 Combining Preliminary and Final Site Plans Sec. 22.06 Amendment of Approved Site Plan Sec. 22.07 Modification of Plan During Construction Sec. 22.08 Phasing of Development Sec. 22.09 Inspection Sec. 22.10 Performance Guarantees Sec. 22.11 Fees Sec. 22.12 As-built Drawings Sec. 22.13 Violations 197 197 198 202 207 207 208 208 208 209 209 210 210 Art. XXIII. Nonconformities Sec. 23 .01 Intent Sec. 23.02 Nonconforming Lots of Record Sec. 23.03 Nonconforming Uses of Parcels and Lots Sec. 23.04 Nonconforming Structures Sec. 23 .05 Nonconforming Uses of Structures Sec. 23 .06 Repairs and Maintenance Sec. 23.07 Change of Tenancy or Ownership 211 211 212 212 213 214 214 viii �TABLE OF CONTENTS, Cont d Page Art. XXIII. Nonconformities Sec. 23.08 Expansion and Substitution Sec. 23.09 Nonconforming Extraction Operations 214 216 Art. XXIV. Zoning Board of Appeals Sec. 24.01 Board Established Sec. 24.02 Membership and Terms Sec. 24.03 General Procedures of the Board of Appeals Sec. 24.04 Powers and Duties of the Board of Appeals Sec. 24.05 Fees Sec. 24.06 Hearings Sec. 24.07 Expansion and Substitution of Nonconformities Sec. 24.08 Administrative Review Sec. 24.09 Duties on Matters of Appeal Sec. 24.10 Procedures Sec. 24.11 Variances Sec. 24.12 Voiding of Variance Sec. 24.13 Reapplication for Variance Sec. 24.14 Site Plan Requirements Sec. 24.15 Appeals to Courts Sec. 24.16 Conditions of Approval 218 218 218 219 220 220 220 220 221 221 222 223 224 224 224 224 Art. XXV. Amendments Sec. 25.01 Initiating Amendments Sec. 25.02 Fees Sec. 25.03 Amendment Procedure Sec. 25.04 Information Required Sec. 25.05 Findings of Fact Required Sec. 25.06 Publication 225 225 225 226 227 228 Art. XXVI. Legal Status Provisions Sec. 26.01 Severability Sec. 26.02 Repeal of Existing Zoning Ordinance Sec. 26.03 Effective Date 229 229 229 Index 230 ix �LIST OF ZONING ORDINANCE AMENDMENTS Ord. No. or Date 3-14-83 2-3-84 4-14-86 Subject Location Zoning Ordinance Zoning Amendment: Office Park district Zoning Amendment: Increase ZBA members from 3 to 5; access to streets; mobile home and mobile home parks. 130.000 130.1006 88-2 1-89 8-89 Zoning Amendment: Office Park district Zoning Amendment: Fence regulations Zoning Amendment: Site Condominiums 9-17-90 Miscellaneous Amendments to Compiled Zoning Ordinance X 130.202, 130.311, 130.1003C, 130.1004C, 130.1114, 130.2010, 130.2402 130.1006 130.1122 130.202, 130.1123, 130.2202 130.202. 130.311, 130.315, 130.1001, 130.1002, 130.1003A, 130.1003B, 130.1004B, 130.1004C, 130.1006, 130.1113, 130.1115, 130.2203, 130.2204, 130.2308, �LIST OF ZONING ORDINANCE AMENDMENTS Ord. No. or Date 9-17-90 5-20-93 5-17-93 7-93 9-15-94 Location Subject Miscellaneous Amendments to Compiled Zoning Ordinance 130.2309, 130.2411, 130.2506 Zoning Amendment: Conditional Use; Township Board authority to grant 130.306 Zoning Amendment: Schedule of Use Regulations: Church as a conditional use in R-3 , R-4, and R-5 130.1003C Zoning Amendment: Amendment procedure Clerk to set public hearings 130.2503 Miscellaneous Amendments to Compiled Zoning Ordinance 130.202, 130.301, 130.313, 130.1001B, 130.1002, 130.1005A, 130.1006A, 130.1003A(2), 130.1003A(3), 130.1003B, 130.1003C(9) 130.1003D(3) 130.1003D(4) 130.1003D(5) 130.1003E(l) 130.1003E(3) Xl �LIST OF ZONING ORDINANCE AMENDMENTS Ord. No. or Date 9-15-94 Location Subject Miscellaneous Amendments to Compiled Zoning Ordinance XU 130.1003E(4), 130.1004A(l), 130.1004A(2), 130.1004A(3), 130.10048(4), 130.1004C(8), 130.1004D(3), 130.1004D(5), 130.1004E(l), 130.1004E(4), 130.1007, 130.1113, 130.1114, 130.11158(3), 130.l 1158(4)e, 130.l 115D(3)d, 130.1117, 130.202, 130.2404, 130.1003D(l), 130.1003D(2), 130.1004D(2), 130.1003A(2), 130.1003A(l), 130.1003A(2), 130.1003A(3), 130.1003C(l)thru (7), 130.10038(1)thru (3), 130.1003E(2), 130.1008L(3), 130.1001D(2), 130.1001D(3), 130.1103A, �LIST OF ZONING ORDINANCE AMENDMENTS Ord. No. or Date 9-15-94 Subject Location Miscellaneous Amendments to Compiled Zoning Ordinance 130.1121B, 130. l 202B(l ), 130.1202B(3), 130.1306A, 130.1306B, 9-15-94 Bed & Breakfast Operations Xlll 130.202, 130.1124, 130.1003A(l ), 130.1003A(2), 130. 1003A(3), 130.1003B(l), 130.1003B(2), 130.1003B(3), �ARTICLE I 130.100 TITLE AND INTENT OF ORDINANCE 130.101 Title. Sec. 1.01. This Ordinance shall be known as the Ann Arbor Township Zoning Ordinance and will be referred to herein as "this Ordinance". 130.102 Intenl Sec. 1.02. The intent of this Ordinance is to divide the unincorporated areas of Ann Arbor Township into appropriate zoning districts and otherwise to insure a wjse and economical use of land, preserve property values, conserve natural resources, limit overcrowding in the use of land, limit congestion of population and transportation systems, limit over-use of public facilities, provide reasonable restrictions and regulations for land uses to the end that this Ordinance will promote the health, safety and general welfare of the residents of the Township. 1 ��ARTICLE II 130.200 DEFINITIONS 130.201 Interpretation. Sec. 2.01. For the purpose of this Ordinance, certain terms or words shall be interpreted as follows: A. The word person includes a firm, association, organization, partnership, trust, corporation or company, as well as an individual. B. The present tense includes the future tense, the singular number includes the plural and the plural number includes the singular. C. The word shall is mandatory, the word may is permissive. The words used or occupied include the words intended, designed, or arranged to be used or occupied. D. The word lot includes the words plot or parcel. E. Any word or term not defined herein shall have the meaning of common or standard use which is reasonable for the context in which used herein. 130.202 Definitions. Sec. 2.02. Accessory Use or Structure. A use or structure on the same lot with, and of a nature customarily incidental and subordinate to, the principal use or structure. Apartment Buildin~. A residential building containing three (3) or more dwelling units located on one lot; also referred to as a multiple-family building. Automobile Repair Station. A business which provides or offers for sale to the motoring public the items, materials and services normally obtainable in an automobile service station. In addition, the repair station provides vehicle rescue service and emergency road service, and may conduct major mechanical, electrical, cooling, exhaust, and power system and similar repairs. Minor body repairs may be made but operations such as bumping, welding, reshaping, resurfacing, sanding, and paint spraying to restore wrecked vehicles to serviceable conditions are prohibited. 2 �130.202 Automobile Service Station. Building and premises where gasoline, oil, grease, batteries, tires, and automobile accessories are dispensed at retail cost and minor maintenance services may be provided. Uses permitted at an automobile service station do not include major mechanical and body work, straightening of body parts, painting, welding, storag~ of automobiles not in operating condition, or other work involving noise, glare, fumes, smoke, or other characteristics to an extent greater than normally found in automobile service stations. An automobile service station is not a repair station or body shop. Basement. The portion of a building which is partly or wholly below grade, but so located that the vertical distance from the average contact grade to the top surface of the basement floor is greater than or equal to the vertical distance above the average contact grade to the basement ceiling. Bed and Breakfast Operations. A use that is subordinate to the principal use of a singlefamily detached dwelling unit, in which transient guests are provided with sleeping rooms and limited to breakfast meals on a short term basis, in return for payments. Billboard. See definition of Sign, Outdoor Advertising, herein. Boardin~ House. See definition of Rooming House, herein. Buildin~. An enclosed structure having a roof supported by columns, walls, arches, or other devices and used for the housing, shelter, or enclosure of persons, animals, or chattels. Buildin~ Hei2ht. The vertical distance measured from the finished floor of the first story to the highest point of the roof for a flat roof, to the deck line of a mansard roof, or to the midpoint elevation between eaves and ridge for a gable, hip, or gambrel roof of a building. The first story shall be considered the lowest story of which the ceiling is four (4) feet or more above the average contact grade level at any exterior wall of the building. Buildin~ Line. The minimum distance which any structure must be located from a property line, an easement line of an approved private street, a street right-of-way line, or a high water line. Building line is also defined as the rear or interior line of any required yard. 3 �130.202 Child Care Center. A facility, other than a private residence, receiving more than 6 preschool or school age children for group care for periods ofless than 24 hours a day, and where the parents or guardians are not immediately available to the child. The facility is generally described as a child care center, day nursery, nursery school, cooperative preschool, play group, or drop-in center. Child care center does not include a Sunday school conducted by a religious institution or a facility operated by a religious organization where children are cared for during short periods of time while persons responsible for the children are attending religious services. Clinic. An establishment where human patients are examined and treated by a group of physicians, dentists, or similar professions. A clinic shall not include overnight boarding facilities . .c.lJili.. Buildings or facilities owned and operated by a corporation, association or persons for social or recreational purposes for members and guests, but not operated primarily for profit or to render a service customarily carried on as business. Conditional Use. See Use, Conditional. Condominium. Ownership of dwelling units and the space enclosed by the description thereof as contained in the master deed in a multiple-unit structure, together with ownership of an interest in common elements. Condominium Act. Act 59, Public Acts of 1978, as amended. Condominium Documents. The master deed, recorded pursuant to the Condominium Act, and any other instrument referred to in the master deed or bylaws which affects the rights and obligations of a co-owner in the condominium. Condominium Lot. The land in a condominium unit, together with the land in the adjacent and appurtenant limited common element, if there is such a limited common element. Condominium Subdivision Plan. The drawings and information prepared in accordance with Section 66 of the Condominium Act. Condominium Unit. The portion of a condominium project designed and intended for separate ownership and use, as described in the master deed. 4 �130.202 Consolidatin2 Master Deed. The final amended master deed for a contractible or expandable condominiwn project, or a condominium project containing convertible land or convertible space, which final amended master deed fully describes the condominium project as completed. Contractible Condominium. A condominiwn project from which any portion of the submitted land or buildings may be withdrawn in accordance with this ordinance and the Condominiwn Act. Convalescent (Nursin2) Home. A structure with sleeping rooms, where persons are housed or lodged and are furnished with meals and nursing and medical care, and which structure and operation complies with the State of Michigan regulations. Conversion Condominium. A condominiwn project containing condorniniwn units some or all of which were occupied before the filing of a notice of taking reservations under Section 71 of the Condominiwn Act. ..__ Day Care Home. A private home in which more than 6 but not more than 12 children are given care and supervision for periods of time less than 24 hours a day unattended by a parent or legal guardian, except children related to an adult member of the family by blood, marriage, or adoption . Drive-in. A business establishment so developed that its sales or service character is primarily dependent on providing driveway approach or parking spaces for motor vehicles so arranged as to serve patrons while in the motor vehicles as well as within the building or structure. Dwellin2, Mobile Home. A structure, transportable in one or more sections, that is built on a chassis and designed to be used as a dwelling with or without permanent foundation, when connected to the required utilities, and includes the plwnbing, heating, air-conditioning, and electrical systems contained in the structure. Mobile home does not include a recreational vehicle. Dwellin2, Multiple-Family. A dwelling located in an apartment building. Dwellin2, Senior Citizen, A dwelling designed for and limited to occupancy by persons aged 60 years old or older or other age limits as used by the Michigan State Housing Development Authority. 5 �130.202 Dwellin". Sin~le-Family Attached. Three or more adjoining dwelling units, each of which is separated from an adjoining unit by a party wall, and is separated from any other building or structure by open space on the remaining sides. Dwellin", Sin~le-Family Detached. A detached residential building, other than a mobile hoine, designed for and containing one (1) dwelling unit only. Dwellin", Townhouse, A dwelling unit located within a townhouse building, with each dwelling unit having separate front and rear or front and side entrances from the outside, and with each unit having individual front and rear yards located and designed as an integral part of each dwelling unit. Each dwelling unit shall be separated from the adjoining dwelling unit by a party wall, the length of which shall be at least twenty percent (20%) of the length of the common wall joining the two (2) dwelling units. Dwellin~. Two-Family, A detached residential building containing two (2) dwelling units, designed for occupancy by not more than two (2) families. The dwelling units may be arranged one above the other or side by side, provided that, if side by side, the length of the party wall shall constitute at least twenty percent (20%) of the length of the common wall joining the two (2) dwelling units. Dwellin~ Unit. One room or rooms connected together, constituting a separate, independent housekeeping unit for owner occupancy or rental or lease, and physically separated from any other rooms or dwelling units which might be located within the same structure. A dwelling unit shall contain independent kitchen, bathroom, sleeping, and living facilities, and shall be designed for and occupied by one (1) family only. Essential Services. The erection, construction, operation, or maintenance by municipalities, departments, commissions, or boards, or by other governmental agencies, of the underground portions of water distribution systems and sewage disposal systems, dams, weirs, culverts, bridges, canals, locks, main drains, pipes, conduits, cables, fire alarm boxes, police call boxes, traffic signals, and other similar equipment and acce~sories in connection therewith, but not including buildings. Expandable Condominium. A condominium project to which additional land may be added in accordance with this Ordinance and the Condominium Act. Extraction--Sand and Gravel Pits. See Quarry. Family. One or more persons related by blood or marriage occupying a dwelling unit and living as a single, nonprofit housekeeping unit, or a collective number of individuals living together in one house under one head, whose relationship is of a permanent and 6 �130.202 distinct domestic character, and cooking as a single housekeeping unit. This definition shall not include any society, club, fraternity, sorority, association, lodge, group, coterie, or organization, which is not a recognized religious order, nor include a group of individuals whose association is temporary or resort or seasonal in character or nature. Farm. A parcel or combination of parcels of land operated as a single unit on which bona fide raising of crops, livestock, and poultry is carried on directly by the owner-operator, manager or tenant-farmer, by his own labor or with assistance of members of his household or hired employees. Land to be considered as a farm shall include a contiguous unplatted parcel of not less than ten (10) acres in area. Flood Plain. The area adjoining a river, stream, water course, or lake which is inundated by a flood discharge which results from a 100 year flood frequency. The flood plain shall include the stream channel and overbank area (the floodway) and the fringe areas of the floodway . Floor Area. The floor area of a building shall be the sum of the gross horizontal floor areas of the several stories of a building as measured to the exterior face of the exterior walls, plus that area similarly measured of all other floors except basements, that are accessible by a fixed stairway, storage areas, recreation rooms, boiler, and other areas within or contiguous to the structure, and the measurement shall include the floor area of all accessory buildings measured similarly. Floor Area Ratio (FAR). The ratio of the floor area of a building to the area of the lot on which the building is located. The ratio is calculated by dividing the total floor area by the total lot area, both areas being in the same unit of measure, and expressing the quotient as a decimal number. The term is commonly referred to as FAR. Garalie, Private. A fully enclosed structure, accessory to the principal permitted structure, for the storage of motor vehicles. This definition shall not include an automobile service station or any other structure at which vehicle fuel is sold, or in which repair or other services are performed. Gasoline Station, See Automobile Service Station, herein. General Development Plan. A comprehensive land use plan for Ann Arbor Township which, through any combination of text, charts, and maps, sets forth proposals for general locations for the various land uses, streets, parks, schools, public buildings, and utilities, and for the physical development of Ann Arbor Township, adopted by the Ann Arbor Township Planning Commission and duly transmitted to the Township Board and to the County Planning Commission, or any unit or part of such plan separately adopted, and 7 �130.202 any amendments to such plan or any unit or part thereof separately adopted; provided however, that any such plan or any unit or part thereof separately adopted shall have been published. Any reference in this Ordinance to '' adoption" of plans refers to adoption by the Ann Arbor Township Planning Commission in accordance with Act 168, Public Acts of 1969, as amended. The term '' general development plan" includes such commonly used terms as basic plan, master plan, general plan, comprehensive plan, and land use plan. Grade. For the purposes of determining structure height, the following rules shall apply: 1. For buildings adjoining one street only, it is the elevation of the sidewalk, or the crown of the street, if there is no sidewalk, directly opposite the center of the wall which adjoins the street. If the average elevation of the contact grade is lower than the elevation of the street or sidewalk grade, whichever is applicable, the grade shall be the average elevation of the lowest contact grade. 2. For buildings adjoining more than one street, the grade is the elevation as above determined for the street or sidewalk having the lowest elevation. 3. For buildings having no wall adjoining a street, the grade is the average contact grade along the exterior walls of the building. 4. All walls which are approximately parallel to and not more than thirty-five (35) feet from the street line shall be considered as adjoining the street. 5. Where street or sidewalk elevation has not been established, the Building Inspector shall determine such elevation for purposes of this Ordinance. Grade Contact. The elevation of the finished ground surface along and adjacent to the exterior wall of a building. Ground Floor Coverage (GFC). The total ground floor area of the principal and all accessory buildings, divided by the total lot area, both areas being in the same unit of measure, and expressed as a percentage. The term is commonly referred to as GFC. Group Foster Care Home. A residential structure meeting the licensing requirements of Public Act 287 and Section 11.21 of this Ordinance for the habitation of a group of individuals, not under criminal sentence, participating in a recognized community health and/or community-supported program, but not including mental cases declared by competent authority to be unable to relate to community life, contagious, or drug or alcohol addict cases, on a long-term basis, where necessary supervision and guidance are 8 �130.202 provided and lodging and meals are provided by prearrangement for definite periods. Home Occupation, An occupation that is carried on within a dwelling unit by resident members of the family only, and which is clearly incidental and secondary to the principal residential use. The definition of home occupation shall not include clinics, hospitals, barber shops, beauty parlors, tea rooms, tourist homes, animal hospitals, kennels, millinery shops, music studios, antique shops, dance studios, child care centers, repair or storage of vehicles, and similar uses. Hospital. An institution providing health services primarily for in-patients and medical or surgical care of the sick or injured, including as an integral part of the institution such related facilities as laboratories, out-patient departments, training facilities, central service facilities, and staff offices. Hotel. A building or part of a building, with a common entrance or entrances, in which the rooming units are used only for accommodation of transients, in which no provision is made for cooking in any individual room, and in which one or more of the following services are offered: 1. maid service; 2. furnishing of linen; 3. telephone, secretary or desk service; and 4. bell-boy service. A hotel may include a restaurant or cocktail lounge, public banquet halls, ballrooms or meeting rooms, and dwelling unit(s) for management staff. Junkyard. An open lot and any accessory buildings where waste, used, or secondhand materials are bought, sold, exchanged, stored, baled, packed, disassembled, or handled, including, but not limited to, scrap iron and other metals, paper, rags, rubber tires, wood, and bottles, and including automobile graveyards. Kennel. Commerical. Any building and/or land used, designed or arranged for the boarding, breeding or care of dogs, cats, pets, fowl, or other domestic animals for purposes of show, hunting, or as pets, but not including riding stables. Kennel, Private. Any building and/or land used, designed, or arranged for the boarding, breeding, or care of dogs, cats, pets, fowl, or other domestic animals belonging to the owner thereof and kept for purposes of show, hunting, or as pets, but not to include riding stables, provided that no more than three (3) such animals six months old or older are 9 �130.202 kept on the premises <?ither permanently or temporarily. The keeping of such animals shall be strictly incidental to the principal use of the premises and shall not be for the purposes of remuneration or sale. Livestock, The word livestock shall mean horses, cattle, sheep, and swine. Loadin~ Space. An off-street space on the same lot with the principal building or use designed and used for the temporary parking of commercial vehicles for purposes of loading and unloading merchandise or material. Lot. A lot is a parcel of land, excluding any street or other right-of-way with at least sufficient size to meet the minimum requirements for use, coverage, and lot area and to provide such yards and open spaces as herein required. Such lot shall have frontage on a public street or on a private street approved by the Township Board and may consist of: 1. a single lot of record; 2. a portion of a lot of record; 3. any combination of complete and/or portions of lots of record if continuous; 4. a parcel of land described by metes and bounds; provided that in no case of division or combination shall the area of any lot or parcel created, including residuals, be less than that required by this Ordinance. In addition to the land required to meet the regulations herein, the lot shall include all other land shown in a request for a building permit or a certificate of occupancy, occupied by a principal building or use, and any accessory building or use. Lot Area, The area within the described lot lines excluding existing rights-of-way. Lot Depth, The length of that line between the mid-point of a straight line connecting the two foremost points of the side lot lines and the mid-point of a straight line connecting the two rearmost points of the side lot lines. Lot Lines. The lines bordering a lot, as defined herein, shall be as follows: 1. Front lot line: In a case of an interior lot, the front lot line is that line separating the lot from the street. In the case of a corner lot or double frontage lot, it is that line separating that lot from either street. 2. Rear lot line: That line opposite the front lot line. In a case of a lot pointed at the rear, the rear lot line shall be an imaginary line parallel to the front line, not 10 �130.202 less than 10 feet long, farthest from the front lot line and located wholly within the lot. 3. Side lot line: Any lot line other than the front lot line and rear lot line. Lot of Record. A lot which is part of a subdivision shown on a map thereof which has been recorded in the office of the Register of Deeds of Washtenaw County, or a lot described by metes and bounds, the description of which has been recorded in said office. Lot Types. 1. Comer lot: A lot located at the intersection of two or more streets. A lot abutting a curved street shall be considered a comer lot if straight lines drawn from the foremost points of the side lot lines to the foremost point of the lot meet at an interior angle ofless than 135 degrees. 2. Interior lot: A lot other than a comer lot, with only one frontage on a street. 3. Through lot: A lot other than a comer lot with frontage on more than one street. Through lots abutting two streets may be referred to as double-frontage lots. Lot Width. The horizontal straight-line distance between the side lot lines, measured along the front building line. The straight-line distance between the side lot lines at their foremost points, where they intersect the street line, shall not be less than eighty percent (80%) of the required lot width, except in the case of lots fronting onto the turning circle of cul-de-sac streets, in which case the minimum distance shall be twenty (20) feet. Master Deed, The condominium document recording the condominium project to which are attached as exhibits and incorporated by reference the bylaws for the project and the condominium subdivision plan for the project, and all other information required by Section 8 of the Condominium Act. Mobile Home. A structure, transportable in one or more sections, that is built on a chassis and designed to be used as a dwelling with or without permanent foundation, when connected to the required utilities, and includes the plumbing, heating, air-conditioning, and electrical systems contained in the structure. Mobile home does not include a recreational vehicle. 11 �130.202 Mobile Home Park. A parcel of land under single ownership on which two or more mobile homes are occupied as dwelling units, and in which sites for the mobile homes are rented. Mobile Home Site, A parcel of ground within a mobile home park designed for accommodating one mobile home dwelling unit and meeting the requirement of this Ordinance for a mobile home site. Mobile Home Subdivision, A legally platted residential subdivision accommodating mobile homes. Motels, See definition of Hotel, herein. Motor Home. A self-propelled, licensed vehicle prefabricated on its own chassis, intended only for recreation activities and temporary occupancy as a part of such activities. Nonconformity, Structure. A structure or part thereof lawfully constructed and existing at the effective date of this Ordinance, or amendments thereto, that does not conform to the Area, Placement, and Height regulations and off-street parking and loading requirements of the district in which it is located. Nonconformity. Use. A structure, lot, or other parcel of land lawfully occupied by a use at the effective date of this Ordinance or amendments thereto and which does not conform to the Use Regulations of the district in which it is located. Notice of Proposed Action. The notice required by Section 71 of the Condominium Act, to be filed with Ann Arbor Township and other agencies. Nursery (Plant Materials), A lot or structure or combination thereof for the growing, storage, wholesale sale, or retail sale of live trees, shrubs, and plants, and including as incidental sales the sale of products used for gardening or landscaping. This definition of nursery does not include a roadside stand or temporary sales facility for Christmas trees. Off-Street Parkin~ Area, A land surface providing vehicular parking spaces, along with adequate drives and aisles for maneuvering and access, for the parking of three (3) or more automobiles or trucks or other vehicles. Parcel, A parcel is a lot as defined in this section. 12 �130.202 Parkin~ Space. An area of definite length and width for the parking of one (I) vehicle only, said area to be exclusive of drives, aisles, or entrances giving access thereto, and fully accessible for the parking of permitted vehicles. Party Wall. A fire wall, located between two (2) dwelling units, without openings, extending from a basement floor or foundation to the highest point of the roof. A party wall may be all or a portion of the wall common to two (2) dwelling units. Pennitted Use. See Use, Permitted, herein. Plannin~ Commission. The Planning Commission of Ann Arbor Township as established under Act 168, Public Acts of 1959, as amended. Planned Unit Development. A zoning district which permits integrated and coordinated development of various types of residential dwellings and certain nonresidential uses, all to be developed according to approved area and site plans as provided in this Ordinance. Public Sanitazy Sewage System. A system of pipes and structures including pipes, channels, conduits, manholes, pumping station, sewage or waste treatment works, diversion and regulatory devices, outfall structures, and appurtenances, collectively or severally actually used or intended for use by the public for the purpose of collecting, conveying, transporting, treating, or otherwise handling sanitary sewage or other industrial liquid wastes of such nature as to be capable of adversely affecting the public health, owned and operated by a municipality. Quruzy. The term quarry shall mean any pit, excavation, or mining operation for the purpose of searching for, or removing, for commercial use, any earth, sand, gravel, clay, stone, or other nonmetallic mineral in excess of fifty (50) cubic yards in any calendar year. The term shall not include an oil well or excavation preparatory to the construction of a building, structure, roadway or pipeline. Recreation Vehicle. A vehicle designed and intended for temporary occupancy during leisure-time/recreation activities, either self-propelled or designed to be carried on the chassis of another vehicle or pulled by a vehicle. Such unit shall not exceed eight (8) feet in width and shall not be designed or intended for full-time residential occupancy. The term recreation vehicle shall include, among others, such commonly-named vehicles as travel trailer, travel camper, pick-up camper, tent camper, and motor home. Ridin~ Stable, Private. Any building or structure used or designed for the boarding, breeding, or care of not more than two (2) horses, other than horses used for farming or other agricultural purposes. 13 �130.202 Ridin2 Stable, Public. Any building or structure used for the boarding, breeding or care of three (3) or more horses, other than horses used for farming or agricultural purposes. A public riding stable may include areas and facilities for training, riding, or driving of horses and for the offering of lessons to teach the riding and driving of horses. ~ See Street, herein. Roadside Stand. A structure operated for the purpose of the retail sale of only produce raised or produced on the farm where situated. Its use shall not make a commercial district nor shall its use be deemed a commercial activity. Such use shall be seasonal in nature, strictly incidental to the principal use, and shall not operate for more than six (6) months out of any calendar year. Rooming House. A building containing three (3) or more rooming units, other than a hotel or motel, where for compensation and by prearrangement for definite periods, lodging or lodging and meals are provided. Rooming Unit. A room or group of rooms forming a single habitable unit, used for living and sleeping, but which does not contain cooking or eating facilities. Sanitar:y Landfill. A method of disposing of refuse on land without creating nuisances or hazards to public health or safety, by utilizing principles of engineering to confine the refuse to the smallest practical area, to reduce it to the smallest practical volume, and to cover it with a layer of suitable cover at the conclusion of each day's operation or at more frequent intervals as necessary. Schools, Primary. A facility, either public or private, certified by the State of Michigan, that offers all or part of a kindergarten through sixth grade eduction. Schools, Secondazy. A facility, either public or private, certified by the State of Michigan, that offers all or part of a seventh through twelfth grade education. Screen, A structure providing enclosure and/or visual barrier between the area enclosed and the adjacent property. A screen may also be a non-structure, consisting of shrubs or other growing materials of sufficient height and density as to provide an enclosure and/or a visual barrier. Sign. Any structure or part thereof, or device attached thereto or painted or represented thereon, or any material or thing, illuminated or otherwise, which displays or includes any numeral, letter, word, model, banner, emblem, insignia, device, code mark, or other representation used as, or in the nature of, an announcement, advertisement, direction, or 14 �130.202 designation, of any person, firm, organization, place, commodity, service, business, profession, or industry which is located upon any land or in any building, in such manner as to attract attention from outside the premises. Sign. Direction or Information. A sign identifying a street or designating the location of community or institution of public or quasi-public nature or the opening of an event of public interest, but not including signs pertaining to real estate, and not including any advertising matter. a Sign, Identification, A sign which carries only the name of the firm, the major enterprise, or the principal product or service offered for sale on the premises or a combination of these things only to identify location of said premises and not to advertise, and located only on the premises on which the firm, major enterprise, or principal product or service is situated. Sign. Free Standing. An identification sign supported by a structure independent of any other structure. Identification signs on water towers or other elevated tanks should be considered as free standing signs. Sign. Outdoor Advertising. A sign, including billboards, on which the written or pictorial information is intended to advertise a use located on other premises, and which is intended primarily for advertising purposes, erected by the outdoor advertising industry in the conduct of the outdoor advertising business. Site Condominium, A condominium development containing residential, commercial, office, industrial, or other structures or improvements for uses permitted in the zoning district in which located, in which each co-owner owns exclusive rights to a volume of space within which a structure or structures may be constructed, herein defined as a condominium unit, as described in the master deed. S!orx,_ That portion of a building between the top surface of any floor and the top surface of the floor next above it or, if there be no floor above it, the space between such floor and the ceiling next above it. A basement shall be counted as a story if it is used for business or dwelling purposes. A mezzanine floor shall be counted as a story if it covers more than one-third of the area of the floor next below it or if the vertical distance between the floor next below it and the floor next above it is twenty (20) feet or more. Story. One-Half. An uppermost story lying under a sloping roof having a floor area less than fifty percent (50%) of the floor area directly below it. For the purpose ohhis Ordinance, the usable floor area of a half-story is only that area having at least four (4) feet clear height between the finished floor and ceiling of such story. 15 �130.202 Street. A public or private traffic way which meets the requirements of this Ordinance and which affords the principal means of vehicular access to the abutting property. Street Line. A right-of-way line of a public street or the easement line of a private street approved by the Township Board. In the case of section-line roads, the street line shall be a line thirty-three (33) feet from and parallel to the section line, unless an easement or right-of-way of different width is held by the County Road Commission. Structure. Anything constructed or erected with a fixed location on the ground, or attached to something having a fixed location on the ground. Among other things, structures shall include buildings, mobile homes, walls, fences, billboards, and towers. Structure Hei~ht. See Building Height, herein. Structural Alterations. Any change in the supporting elements of a building or structure such as, but not limited to, bearing walls or partitions, columns, beams, or girders, or an substantial change in the roof. Subdivision Ordinance. The subdivision ordinance of Ann Arbor Township, adopted pursuant to Act 288, Public Acts of 1967, as amended, and Act 168, Public Acts of 1959, as amended, where applicable, Swimmin~ Pool. Commercial. A swimming pool and/or wading pool operated by a nongovernmental unit for profit. Swimmin~ Pool. Community. A swimming pool and/or wading pool, including buildings necessary or incidental thereto, owned and operated by an association of members for the benefit of such association, incorporated or unincorporated, provided that said association is not organized for profit, and provided that the right to use such pools is restricted to these members and their guests. Swimmim~ Pool. Private. A swimming pool and/or wading pool, including structures necessary and incidental thereto, owned and operated by the landowner of the parcel on which situated, for use only by the residents of the parcel on which situated and their guests. Tent Camper. A vehicular, portable structure, built on a non-motorized chassis and designed to be used as a temporary dwelling for travel and recreational purposes, having a body width not exceeding eight (8) feet and whose sides and top can be folded down into a compact trailer unit for traveling. 16 �130.202 Time Limits. Time limits stated in this Ordinance shall mean calendar days, weeks, months, or years, whichever are applicable, unless otherwise specified herein. Tourist Home, See definition of Motel, herein. Townhouse, A residential building containing at least three (3) but not more than eight (8) townhouse dwelling units arranged side by side. Township, The Township of Ann Arbor. Township Board, The Ann Arbor Township Board. Travel Trailer. A vehicular, portable structure, built on a non-motorized chassis and designed to be used as a temporary dwelling for travel and recreational purposes, having a body not exceeding eight (8) feet. Use, Conditional. A use that would be detrimental to other uses permitted in the same zoning district unless carefully controlled as to number, area, size, exterior design, location, or relation to the adjacent properties and to the neighborhood. Such uses may be considered necessary or important to the public health, safety, and welfare of the neighborhood or township as a whole and may be permitted if proper safeguards are taken. Such uses may be permitted in such zoning district as conditional uses if specific provision for such conditional use is made in this Ordinance. Use, Permitted. A use permitted by right in the zoning district where so designated without further action by the property owner or Township. Variance, A variance is a relaxation of regulations of the zoning ordinance with respect to a specific lot, where such variance will not be contrary to the public interest and where, owing to conditions peculiar to the property and not the result of actions of the applicant, a literal enforcement of the ordinance would result in unnecessary hardship or practical difficulty. Yard. A required open space, other than a court, unoccupied and unobstructed by any structure or portion of a structure from the ground upward, except as provided otherwise in this Ordinance. Yard, Comer. Any yard required by this ordinance, other than a front yard, that abuts a street. 17 �130.202 Yard, Front. A yard extending the full width of a lot and situated between a street line and a front building line, parallel to the street line. The depth of the front yard shall be measured at right angles to a straight line joining the foremost points of the side lot lines. In the case of rounded property comers at street intersections, where the radius of the curve is thirty (30) feet or less, the foremost point of the side lot line shall be assumed to be the point at which the side and front lot lines would have met without such rounding. If the radius of such curve exceeds thirty (30) feet, the yard shall be parallel to the street line. The front and rear front yard lines shall be parallel. Yard, Rear. An open yard extending the full width of the lot between the interior side yard lines and situated between the rear lot line and the rear building line and parallel to the rear lot line. In the case of comer and through lots, there shall be no rear yards, but only front and side yards. Yard, Side. A yard situated between the side building line and adjacent side lot line and extending from the rear (interior) line of the required front yard to the rear lot line and parallel to the side lot line. (Amended: Ord. of 4-14-86, 4-14-86; Ord. No. 8-89, 8-21-89; Ord. of9-17-90, 9-17-90 Ord. of 3-21-94, 3-21-94) 18 �I GENERAL PROVISIONS ) ) �ARTICLE III 130.300 GENERAL PROVISIONS 130.301 Establishment of districts. Sec. 3.01. Ann Arbor Township is hereby divided into the following zoning districts to be known as, and having the following names and symbols: Rural Districts Recreation--Conservation District (R-C) General Agriculture District (A-1) Agricultural Residential District (A-R) Rural Residential Districts Single-Family Rural Residential District (R-1) Single-Family Rural Residential District (R-lA) Suburban Residential Districts Single-Family Suburban Residential District (R-2) Urban Residential Districts Single-Family Urban Residential District (R-3A) Single-Family Urban Residential District (R-3) Single-Family Urban Residential District (R-4) Two-Family Residential District (R-5) Mobile Home Park Residential District (R-6) Low Density Multiple-Family Residential District (R-7) Moderate Density Multiple-Family Residential District (R-8) Medium Density Multiple-Family Residential District (R-9) Business Districts Convenience Commercial District (C-1) Office District (0) 19 �130.302 Industrial Districts Research and Development District (R-D) Limited Industrial District (1-1) Public Lands Districts Public Lands District (PL) Special Districts Planned Unit Development District (PUD) Research and Research Applications District (RRA) Office Park District (OP) (Amended Ord. of 3-21-94, 3-21-94) 130.302 Official Zoning Map. Sec. 3.02. A . Provision for. For the purpose of this Ordinance, the zoning districts as provided herein are bounded and defined as shown on a map entitled '' Official Zoning Map of Ann Arbor Township." The Official Zoning Map, with all explanatory matter thereon, is hereby made a part of this Ordinance. B. Identification of Official Zoning Map. The Official Zoning Map shall be identified by the signature of the Township Supervisor, attested by the Township Clerk, under the following words: "This is to certify that this is the Official Zoning Map referred to in the Ann Arbor Township Zoning Ordinance," together with the effective date of this Ordinance. C. Chan2es to Official Zonin2 Map. If, in accordance with the procedures of this Ordinance and Act 184 of the Public Acts of 1943 as amended, a change is made in the zoning district boundary, such chan$e shall be entered onto the Official Zoning Map by the Township Supervisor within seven (7) days after the ordinance authorizing such change shall have been adopted and published, with an entry on the Official Zoning Map as follows: "On [date] by official action by the Ann Arbor Township Board, the following change(s) was made in the Official Zoning Map: [brief description of change(s)]," which entry shall be signed by the Township Supervisor and attested by the Township Clerk. No change in the Official Zoning Map of any other nature shall be made unless authorized by the Zoning Board of Appeals and then 20 �130.302 entered only by the Township Supervisor. No change of any nature shall be made in the Official Zoning Map or matter shown thereon except in conformance with the procedures set forth herein. Any unauthorized change of whatever kind by any person or persons will be considered a violation of this Ordinance and punishable as provided in Article XX, · herein. Any change in corporate boundaries within the Township shall be recorded within seven (7) days on the Official Zoning Map by the Township Supervisor with his signature and date and attestation by the Township Clerk attached thereto. D. Authority of Official Zonin~ Map. Regardless of the existence of purported copies of the Official Zoning Map, which from time to time may be made or published, the Official Zoning Map shall be the final authority as to the current zoning status of any land, parcel, lot, district, use, building, or structure in the Township. The Official Zoning Map shall be located in the Township offices located in the Township Hall and shall be open to public inspection. E. Replacement of Official Zonin~ Map. In the event that the Official Zoning Map becomes damaged, destroyed, lost, or difficult to interpret because of the nature and the number of changes made thereto, the Township Board may, by ordinance, adopt a new Official Zoning Map which shall supersede the prior zoning map. The new Official Zoning Map may correct drafting or other errors or omissions on the Official Zoning Map, but such corrections shall not have the effect of amending the Zoning Ordinance or the prior Official Zoning Map. The new Official Zoning Map shall be identified by signature of the Township Supervisor, attested by the Township Clerk, and bear the seal of Ann Arbor Township under the following words: "This is to certify that this is the Official Zoning Map referred to in the Zoning Ordinance of Ann Arbor Township, adopted on [date], which replaces and supersedes the Official Zoning Map which was adopted on [date]." Unless the prior Official Zoning Map has been lost or has been totally destroyed, the prior map or any significant parts thereof remaining shall be preserved, together with all available records pertaining to its adoption or amendment. F. Rules for interpretation. Where uncertainty exists as to the boundaries of zoning districts as shown on the Official Zoning Map, the following rules for interpretation shall govern: 1. A boundary indicated as approximately following the centerline of a highway, alley, or easement shall be construed as following such centerline. 2. A boundary indicated as approximately following a recorded lot line or the line bounding a parcel shall be construed as following such line. 21 �130.303 3. A boundary indicated as approximately following a municipal boundary of a city, village, or township shall be construed as following such line. 4. A boundary indicated as following a railroad line shall be construed as being located midway in the right-of-way of the railroad. 5. A boundary indicated as following a shore line shall be construed as following such shore line, and in the event of change in the shore line shall be construed as following the shore line existing at the time the interpretation is made. 6. The boundary indicated as following the centerline of a stream or river, canal, lake, or other body of water shall be construed as following such centerline. 7. A boundary indicated as parallel to, or an extension of, features in paragraphs 1--6, preceding, shall be so construed. 8. A distance not specifically indicated on the Official Zoning Map shall be determined by the scale of the map. 9. Where a physical or cultural feature existing on the ground is at variance with that shown on the Official Zoning Map or in any other circumstances not covered by 1-8, preceding, the Zoning Board of Appeals shall interpret the location of the zoning district boundary. 10. Where a district boundary line divides a lot which is in single ownership at the time of adoption of this Ordinance, the Board of Appeals may permit an extension of the regulations for either portion of the lot to the nearest lot line, but not to exceed 50 feet beyond the district line into the remaining portion of the lot. 130.303 Number of residences on a lot. Sec. 3.03. Not more than one single-family dwelling unit shall be located on a lot, nor shall a single-family dwelling unit be located on the same lot with any other principal building or structure use, except as permitted in a planned unit development, and except as permitted on farms for seasonal agricultural workers. 22 �130.304 Temporary structures. Sec. 3.04. A. Tempormy dwellings. No cabin, garage, cellar, or basement, or any temporary structure, whether of a fixed or movable nature, may be erected, altered, or moved upon or used in whole or in part for any dwelling purpose whatsoever for any time whatsoever except as provided in this Section. If a dwelling is destroyed or is damaged by a natural or manmade event, such as fire, flood, windstorm, or tornado, to an extent that it is uninhabitable for a period of time, a temporary dwelling, including a mobile home, approved by the Building Inspector, may be moved onto the lot, after obtaining a permit therefor from the Building Inspector for use as a temporary dwelling during replacement or repair of the permanent dwelling. The temporary dwelling shall be placed so as to conform to all yard requirements of the zoning district in which it is located, and shall be connected to private water supply and sewage disposal systems approved by the County Health Department or to public water supply and sewage disposal systems. The Building Inspector shall establish a reasonable date for removal of the temporary dwelling, said date not to exceed two years from the date of said destruction or damage. The temporary dwelling shall be removed from the lot within two (2) weeks of other date of occupancy of the replaced or repaired dwelling with the date of occupancy to be as listed on the certificate of occupancy. A performance bond in the amount of One Thousand Dollars ($1000) shall be provided to insure removal of the temporary dwelling. The Building Inspector shall provide a written statement setting forth the conditions of permission granted under this Section to the residents so dislodged and shall retain a copy in his/her files and one copy shall be filed with the Township Clerk. The Building Inspector shall notify the Township Board and Planning Commission in writing of each such permission granted under this Section. B. Temporruy construction structures. Temporary buildings and/or structures may be used as construction facilities provided that a permit is obtained for such use from the Building Inspector. The Building Inspector shall in each case establish a definite time limit on the use of such facilities, limits on the uses to which such facilities may be put, and a date by which such facilities are to be removed from the premises. 23 �130.305 C. Mobile homes. Mobile homes shall not be used as dwellings, except when located in and part of a licensed mobile home park or a mobile home subdivision, or when used as a temporary dwelling as provided in Section 3.04, herein. 130.305 Completion of construction. Sec. 3.05. Nothing in this Ordinance shall require a change in plans, construction, or designated use of any building on which actual construction was lawfully begun prior to the effective date of adoption or amendment of this Ordinance. Actual construction is hereby defined to include the placing of construction materials in a permanent position and fastening them in a permanent manner. Where excavation, demolition, or removal of an existing building has been substantially begun preparatory to rebuilding, such excavation or demolition or removal shall be deemed to be actual construction provided that the work shall be carried on diligently. In the case of such excavation, demolition or removal, however, this provision shall expire and be of no effect three hundred and sixty-five (365) days following the effective date of adoption or amendment of this Ordinance, unless a permit for the actual construction of a new building has been issued by the Building Inspector. Where a building permit has been issued in accordance with the law within three hundred and sixty-five (365) days of such effective date and diligently pursued to completion, said building or structure may be completed in accordance with the approved plans on the basis of which the building permit was issued, and further, may upon completion, be occupied by the use for which it was originally designed, subject thereafter to the provisions of Article XXIII, herein, "Nonconformities," if applicable. Any basement, cellar, garage, or any incomplete structure without an occupancy permit in use as a dwelling on the effective date of adoption or amendment of this Ordinance shall not be used as a dwelling for more than twelve (12) months following said date, unless said structure has been completed in conformance with the regulations of the district in which located. 24 �130.309 130.306 Conditional uses. Sec. 3 .06. Any use lawfully existing at the effective date of adoption or amendment of this Ordinance and which is permitted as a conditional use in a district under the terms of this Ordinance shall be deemed a conforming use and shall, without further action, application, or review be considered a conforming use. Expansion of such uses or change to another conditional use after the effective date of this Ordinance shall require a conditional use permit as provided in Article XXI herein, "Conditional Uses". 130.307 Essential services. Sec. 3.07. Essential services shall be permitted as authorized and regulated by law and by the ordinance of Ann Arbor Township, it being the intent hereof to exempt such essential services from this Ordinance, except for underground wiring, which shall be provided as required in Section 11.19 of this Ordinance. 130.308 Visibility at intersections. Sec. 3.08. On a corner lot in any zoning district, no fence, wall, hedge, screen, structure, or planting shall be placed in such manner as to materially impede the vision between height of two and one-half (2 1/2) and ten (10) feet above the centerline grades of the intersecting streets in the area bounded by the street right-of-way lines of such corner lots and the line joining points along said street lines fifty (50) feet from their point of intersection as measured along the street right-of-way lines. 130.309 Home occupation. Sec. 3.09. A home occupation may be permitted in a single-family detached dwelling within a zoning district where such dwelling is permitted, subject to the following conditions: A. No person other than the members of the family residing on the premises shall be engaged in such occupation. B. The home occupation use of the dwelling unit shall be clearly incidental and subordinate to its use for residential purposes, and not more than twenty percent (20%) of the floor area of the dwelling unit may be used for the purposes of the home occupation. C. There shall be no change in the outside appearance of the structure or premises, or other visible evidence of conduct of such home occupation, and therefore, there shall be no external or internal alterations not customary in residential areas or structures. 25 �130.310 D. A home occupation shall be conducted within the dwelling unit. E. No article shall be sold or offered for sale on the premises except such as is prepared within the dwelling or is provided as incidental to the service or profession conducted therein. F. Traffic generated by a home occupation shall not be greater in volume than that normally generated by the residence. Parking for the home occupation shall not exceed two (2) spaces. Such spaces shall be provided on the prem~ses, off-street, subject to all regulations in Article XII, herein, "Off-Street Parking and Loading Regulations," and provided the parking spaces shall not be located in the required front yard. G. Exterior storage of material, equipment, or refuse associated with or resulting from a home occupation shall be prohibited. H. No equipment or process shall be used in such home occupation which creates noise, vibration, glare, fumes, odor, or electrical interferences which are nuisances to persons off the lot. Any electrical equipment processes which create visual or audible interference with any radio or television receivers off the premises or which cause fluctuations in line voltages off the premises shall be prohibited. I. Signs not customarily found in residential areas shall be prohibited, provided however, that one non-illuminated name plate not more than two (2) square feet in area, may be attached to the building, which sign shall contain only the name, occupation, and address of the premises. 130.310 Transient and amusement enterprises. Sec. 3 .10. Circuses, carnivals, other transient amusement enterprises, music festivals, and similar temporary gatherings of people may be permitted in any zoning district upon approval by the Township Board. Such enterprises may be permitted only on the finding by the Township Board that the location of such an activity will not adversely affect adjoining properties or adversely affect public health, safety, morals, or general welfare. The Township Board may require posting of a bond or other acceptable security payable to the Township in an amount sufficient to hold the Township free of all liabilities incidental to the operation of such activity, and indemnify any adjoining land owners for any damage resulting from the operation of such activity, and which damages shall be provable before the court having jurisdiction over the premises upon which the damages occurred and payable through such court. Cross reference(s)--Special events ordinance, Pt. 18. 26 �130.311 Access to streets. 130.313 Sec. 3.11. In any zoning district, every use, building, or structure established after the effective date of this ordinance shall be on a lot or parcel that adjoins a public road or a private road that complies with the Ann Arbor Township Private Road Ordinance [Part 110 of this Compilation of Ordinances]. The area of a private road easement shall not be included in the minimum required area of the lot. (Amended: Ord. of 4-14-86, 4-14-86; Ord. of 9-17-90, 9-17-90) 130.312 Zoning Board. Sec. 3.12. All powers, duties, and responsibilities for a zoning board as provided by Act 184 of the Public Acts of 1943, as amended, are hereby transferred to the Township Planning Commission in accordance with Section 11 of Act 168 of the Public Acts of 1959, as amended. 130.313 Sanitary sewer and water facilities. Sec. 3.13. All dwelling units in any Urban Residential District and all principal buildings in a PUD district that are located in an area in which Ann Arbor Township public water or sanitary sewer service is available shall be connected to Ann Arbor Township water and sanitary sewer systems. On-site water supply or sewage disposal systems shall be prohibited in areas in which such public water or sanitary sewer service is available. All principal buildings in a PUD that is located in areas in which public water or sanitary sewer service is not available shall be connected to water supply w~lls approved by the County Health Department, if public water is not available, and to septic tanks and drainfields approved by the County Health Department, if public sanitary sewer is not available. Small, common waste water treatment systems may be permitted in areas of the Township that are not served by the central waste water treatment system, subject to the following requirements: A. The development to be served shall be zoned PUD. B. The system shall be approved by MDNR, the Washtenaw County Health Department, and the Ann Arbor Township Board. C. An adequate outlet for effluent discharge shall be available. D. The system shall be constructed to Township standards and shall be dedicated to the Township upon completion for ownership. 27 �130.315 Privately owned or operated community water supply systems and waste water treatment systems shall be prohibited in any part of Ann Arbor Township. (Amended: Ord. of9-17-90, 9-17-90; Ord. of3-21-94, 3-21-94) 130.314 Storage buildings in residential districts. Sec. 3 .14. Storage buildings in residential districts shall be clearly accessory to the dwelling units they serve. The floor area of a storage building shall be included in the floor area used to calculate ground floor coverage and floor area ratio. Such storage buildings shall be subject to the following regulations: A. In R-1, R-2, R-3, R-4, and R-5 districts: Not more than one storage building shall be permitted for each dwelling unit, and the floor area of the storage building shall not exceed two hundred (200) square feet. B. In the R-6 district: Not more than one storage building shall be permitted on a mobile home site, and the floor area shall not exceed one hundred fifty (150) square feet. C. In the R-7, R-8, and R-9 districts: Not more than one storage building shall be permitted for each single-family attached dwelling unit, said floor area not to exceed one hundred fifty (150) square feet. Individual storage buildings for dwelling units in apartment-type structures shall not be permitted; however, common storage buildings may be permitted. 130.315 Mobile homes. Sec. 3.15. This section of the Zoning Ordinance is designed to establish regulations under which mobile homes may be used as single-family dwellings on lots outside mobile home parks. It is hereby recognized that other forms of manufactured housing, commonly referred to as prefabricated, modular, or sectional housing, among other names, are and have been permitted in Ann Arbor Township, on individual lots, in any zoning district in which single-family dwellings are permitted, provided such units comply with the Township's adopted codes and zoning requirements. This section intends to treat mobile homes in a similar fashion, while recognizing the unique features of their construction. The regulations contained in this section are specifically designed to: A. Insure that mobile homes on individual lots comply with all zoning regulations applicable to all other single-family dwellings permitted in Ann Arbor Township. 28 �130.315 B. The lot and the mobile home shall comply with all regulations of the zoning district in which located. C. The mobile home shall meet all requirements of the United States Department of Housing and Urban Development Mobile Home Construction and Safety Standards (24CFR3280), as amended. D. The mobile home shall be placed on a permanent foundation wall. The wall shall meet all requirements of the Ann Arbor Township building code and shall completely enclose the area under the mobile home. The area so enclosed shall not be less than the ground floor area of the mobile home. The mobile home shall be secured to the premises by an anchoring system which meets all State of Michigan requirements. E. The wheels, tongue and hitch, or other towing appurtenances, shall be removed before anchoring the mobile home to the premises. F. The mobile home shall be connected to public water and sanitary sewer lines, where available, according to Township standards and specifications, or to a well and septic tank, on the same lot as the mobile home, approved by the County Health Department. G. The mobile home shall be aesthetically compatible in design and appearance with conventional on-site constructed housing and other types of approved manufacture housing. Compatibility shall be determined by the following standards: 1. Exterior walls shall be finished with materials common to single-family dwellings such as, but not limited to, beveled siding, vertical siding, board and batten siding, or brick. 2. Front and rear or front and side exterior doors. H. A building permit shall be required for construction of the foundation wall, for placement of the mobile home on the lot, and for any addition to the mobile home. A building permit shall not be issued until a health permit has been issued by the County Health Department, where applicable, and until a certificate of zoning compliance has been issued in accordance with Article XX, herein, and is in effect, and a certificate from the manufacturer of the mobile home that the home complies with Section 3.15A(3), preceding. The mobile home shall not be occupied until a certificate of occupancy has been issued as provided in Article 29 �130.316 XX, herein, and is in effect. Any addition to a mobile home shall meet all requirements of the Ann Arbor Township building code. I. The mobile home, prior to any additions or expansions, shall have a minimum dimension of twenty (20) feet for any one side. J. Not more than one mobile home shall be used as a single-family dwelling on a lot, nor shall a mobile home be placed on any lot on which another single-family dwelling is located. A mobile home shall not be used as an accessory building in any residential district. K. A mobile home shall not be removed from a foundation until a permit therefore has been issued in accordance with the Ann Arbor Township building code. (Amended: Ord. of9-17-90, 9-17-90) 130.316 Size of single-family detached dwelling units. Sec. 3.16. Each single-family detached dwelling unit shall have a minimum exterior nominal width, prior to any addition or expansion, of twenty (20) feet for any one side. SECTIONS IV THROUGH IX RESERVED FOR FUTURE USE 30 �ARTICLE IV 130.400 WIRELESS COMMUNICATIONS FACILITIES 130.401 Purpose and Intent Sec. 4.01. The purpose of this ordinance is to ensure that Wireless Communication Facilities are located, constructed and maintained in the Township in a manner' which will maintain the integrity, character, property values and aesthetic quality of the affected neighborhood and the Township at large. It is the further purpose of this Section to: A. Establish predetermined districts or zones of the number, shape, and in the location considered best for the establishment of Wireless Communication Facilities, subject to applicable standards and conditions. B. Limit inappropriate physical and aesthetic overcrowding of land use activities and avoid adverse impact upon existing populations, transportation systems, and other public services and facility needs. C. Promote the public health, safety and welfare. D. Provide for adequate information about plans for Wireless Communication Facilities in order to permit the community to effectively plan for the location of such facilities. E. Minimize the adverse impact of technological obsolescence of such facilities, including a requirement to remove unused and/or unnecessary Facilities in a timely manner. F. Minimize the negative visual impact of Wireless Communication Facilities on neighborhoods, community land marks, historic sites and buildings, natural beauty areas and public rights-of-way. This purpose contemplates the establishment of as few Towers as reasonably feasible, and the use of Towers which are designed for compatibility, including the use of existing Towers. 130.402 Definitions Sec. 4.02. The following definitions shall apply in the interpretation of this Section. A "Wireless Communication Facilities" or "Facility(ies)" means and includes all structures and accessory facilities relating to the use of the radio frequency spectrum for the purpose of transmitting or receiving radio signals including but not limited to radio towers, television towers, telephone devices and exchanges, micro-wave relay towers, 31 (a) �130.403 telephone transmission equipment building and commercial mobile radio service facilities. Included in this definitions are "Antennae", "Towers", and "Storage Buildings" defined below. Not included in this definition are citizen band radio facilities, short wave facilities, ham or amateur radio facilities, satellite dishes for residential use, and governmental facilities which are subject to state or federal law or regulations which preempt municipal regulatory authority. ' B. "Wireless Communication Antenna" or "Antenna(e)" means any antenna used for the transmission or reception of wireless communication signals excluding those used exclusively for dispatch communications by public emergency agencies, ham radio antenna, satellite antenna, those which receive video programming services via multipoint distribution services which are one meter (39") or less in diameter and those which receive television broadcast signals. C. "Wireless Communication Support Structure" or "Tower(s)" means structures erected or modified to support Wireless Communication Antennae or Facilities. Support structures within this definition include, but are not limited to monopoles, lattice towers, light poles, wood poles and guyed towers, or other structures which appear to be something other than a mere support structure. D. "Wireless Communication Equipment Storage Facilities" or "Storage Building" means equipment used in the operation of the Facility other than Antennae or Towers and the structure within which the equipment is stored, maintained and serviced. E. "Colocation" means the location of two or more Wireless Communication Facilities on a common Tower with the view toward reducing the overall number of Towers within the Township. F. "Provider" means an entity which is property licensed by the Federal Communications Commission (FCC) and other appropriate governmental authorities to provide services through Wireless Communications Facilities. 130.403 Authorization Sec. 4.03. Authorization A. Permitted Accessory Use of Antennae. To encourage Colocation and to minimize the number of Towers within the Township, an Antenna shall be considered a permitted accessory use when placed on or attached to any lawfully existing and approved Tower, provided that the Antenna shall not extend more than twenty (20) feet above the tallest portion of the Tower and further provided that no modifications of the approved Tower 32 (b) �130.404 are made including lights or guy wires or form. The installation of an Antenna and any accessory Facility or Storage Building shall be subject to standards and conditions applicable to all facilities described in paragraph 4 below, and the application requirements and site plan review and approval described in paragraph 5 below but shall not require approval as a conditional use. B. Conditional Uses. Except as provided in 3.1 above, Wireless Communication Facilities shall be Conditional Uses within the following districts, subject to the standards and conditions set forth below: Business (C-1) and (0) - Industrial (I-1) and (R-D), Public Land, and Agricultural A-1 so long as the property is not designated as residential under the Township's General Development Plan. C. Special Districts. Wireless Communication Facilities shall be considered a permitted principal use in the Office Park and RRA districts subject to the standards, conditions and application requirements and site plan review set forth below. Any proposed new Facility in the Office Park or RRA district shall be considered a major change in the area plan requiring area plan amendment within such district in addition to compliance with this ordinance. D. Other Districts. Wireless Communication Facilities shall not be permitted uses except as described above. 130.404 General Regulations. Sec. 4.04. All applications for Wireless Communication Facilities shall be reviewed in accordance with the following standards and conditions, and if approved shall be constructed and maintained in accordance with such standards and conditions. In addition, the standards and procedures set forth in Article XXI of the Ordinance governing conditional use permits shall apply to proposed Facilities which may be approved as conditional uses in accordance with paragraph 3.2 above. Upon compliance with the provisions of this Ordinance, Facilities shall be exempt from the height regulations of the Township Ordinances. A. The Facilities shall not be demonstrably injurious to neighborhoods or otherwise detrimental to the public safety and welfare. B. The Facilities shall be located and designed to be harmonious with the surrounding areas. C. The Facilities shall comply with applicable federal and state standards relative to the 33 (c) �130.404 environmental effects of radio frequency emissions. The applicant shall provide written proof of such compliance. D. The applicant shall demonstrate a justification for the proposed height of the Tower and Antenna and an evaluation of alternative designs which might result in lower heights based on an independent evaluation of a licensed engineer.' The maximum height of the Tower and Antenna shall be the minimum height demonstrated to be necessary for reasonable communication by the applicant (and by other entities to Colocate on the structure). The Storage Building shall be limited to the minimum height necessary for such equipment. E. The applicant shall demonstrate that it is properly licensed as a Provider. F. The setback of the Tower from any residential district lot line shall be at least one and one-half (1 ½) times the height of the Tower and Antenna. G. The setback of the Tower from any existing or proposed public or private roads shall be no less than the height of the Tower and Antenna. H. Where the proposed new or modified Wireless Communication Support Structure abuts a parcel of land zoned for a use other than residential, the minimum setback of the Tower and accessory structures shall be the required setback for main or principal buildings as provided in the zoning ordinance for the district. I. There shall be unobstructed access to the Facility for operation, maintenance, repair and inspection purposes, which may be provided through or over an easement. This access shall have a width and location determined by such factors as: the location of adjacent thoroughfares, traffic and circulation within the site, utilities needed to serve the Tower and Facilities, the location of buildings and parking facilities, proximity to residential districts, minimizing disturbance to the natural landscape, and the type of service which will be needed at the site. The minimum standards for such access road shall be 12' width, gravel road with suitable drainage. J. The division of property for the purpose oflocating a Facility is prohibited unless all requirements of the Township Ordinances are met. K. The color of the Tower and Equipment Building shall be designed to minimize distraction, reduce visibility, maximize aesthetic appearance, and ensure compatibility with surroundings. The applicant shall maintain the Facility in a safe, neat and orderly condition. 34 (d) �130.505 L. The Facility including the Tower and Antenna shall be constructed in accordance with all applicable building codes. The applicant shall submit a soils report from a geotechnical engineer, licensed by the State of Michigan confim1ing the suitability of soil conditions for the proposed Facility. The applicant shall provide proof of compliance with all requirements of the Federal Aviation Administration (FAA), FCC and Michigan Aeronautics Commission for the Facility. ' M . The Facility shall not be used for advertising purposes and shall contain no signs or lighting except to identify the Provider and emergency telephone numbers and as may be required by the FAA. N. A maintenance plan for the Facility shall be provided by the applicant for review and approval as part of the site plan for the proposed Facility in order to ensure long term, continuous maintenance of the Facility. 0 . The applicant shall demonstrate the need for the Facility based on the following factors : l . Proximity to an interstate or major thoroughfare. 2. Areas of population concentration. 3. Concentration of commercial, industrial, and/or other business centers. 4. Areas where signal interference has occurred due to tall buildings, masses of trees and other obstructions. 5. Topography of the proposed facility location in relation to other facilities with which the proposed Facility is to operate. 6. Other specifically identified reason(s) creating a need for the Facility. 7. Effect on property values. P. The Tower shall be a monopole design unless the applicant can demonstrate that such a design is not feasible for the proposed tower. 35 (e) �130.505 130.505 Site Plan Review and Application Requirements Sec. 5.05. Site Plan Review and Application Requirements A. Site plan review and approval is required for every Wireless Communication Facility. A site plan prepared in accordance with Article XXII shali be submitted along with the application for Facility approval, showing the location, size, screening and design of the Tower, the Storage Building and all adjacent buildings and structures, including fences, and the location, number, and species of trees and shrubs, and the location and design of vehicular access. B. The site plan shall also include a detailed landscaping plan to provide screening and aesthetic enhancement of the Tower base, Storage Buildings and surrounding areas. C. The site plan shall show fencing designed to protect the Facility and to provide security from unauthorized entry as appropriate, and any alternate or additional security measures. D. The application shall include certification signed by a State of Michigan licensed professional engineer certifying the fall zone of the Tower and the manner in which the Tower will fall. This certification will be used along with other criteria such as applicable setback requirement for the district in determining the appropriate setback for the Tower and other Facilities as described in 4.7 and 4.8 above. E. The application shall include a description of the security to be posted at the time of receiving a building permit for the Facility to ensure removal of the Facility when it has been abandoned or is no longer used, as provided in paragraph 7 below. The security shall be in the form of: cash, surety bond, or letter of credit, together with an agreement in the form approved by the Township providing for removal of the Facility as described in paragraph 7 below. The Provider shall submit an estimate of the cost of removal of the Facility, certified by a licensed engineer for the Township's use in determining the security to be posted. F. The application shall include a map showing existing, known proposed and projected potential Facilities within the Township for the next five (5) years, and existing and known proposed Facilities within areas surrounding the Township in order to determine potential Colocation of Facilities and to demonstrate the need for the proposed Facility. G. The application shall include the name, address and telephone number of the person to contact for engineering and maintenance of the Facility. This information shall be kept current while the Wireless Communication Facility is in operation and posted at the Facility. 36 (f) �130. 707 D. Notice of Colocation. The applicant shall send a written notice to all potential Providers offering an opportunity for Colocation on the applicant's Facility. Copies of the notice letter shall be provided to the Township at the time the application is filed. If during a period of thirty (30) days after the notice letters are sent to potential Providers, a Provider requests Colocation on the new Facility, the Applicant shall accommodate the request unless the applicant can demonstrate that Colocatio'n is not reasonably feasible based on the standards set forth above. 130. 707. Removal Sec. 7.07. Removal A. A condition of approval of a Wireless Communication Facility shall be adequate provision for removal of the Facility upon the occurrence of one or more of the following events: 1. Failure to use the Facility for one hundred eighty (180) days or more. 2. One hundred eighty (180) days after new technology is available at reasonable cost as determined by the Township, which permits the operation of the Facility without a Tower. Each Applicant shall certify its agreement to provide the Township with information on such new Technology if and when it is available as part of the approval process. B. Upon the occurrence of an event requiring removal of a Facility, the Provider shall promptly apply for demolition or removal of the Facility and proceed with removal of the Facility and restoring the affected area to a condition reasonably acceptable by the Township. C. If a Facility has not been removed within sixty (60) days of the required removal date then after thirty (30) days written notice to the Provider, the Township may remove or secure the removal of the Facility. All costs including reasonable administrative charges of such removal shall be paid by the Provider or collected from the security posted by the Provider. 38 (h) �130.606 130.606 Colocation Sec 6.06. Colocation A. Statement Q[Policy. It is the policy of the Township to minimize the overall number of newly established Wireless Communication Facilities and Towers within the Township and to encourage the use of existing Towers. B. Feasibility of Colocation. Co location shall be deemed to be "feasible" for purposes of this section in the following circumstances: 1. A Provider will pay market rent or other market compensation for Colocation. 2. The Tower can provide structural support for additional Antennae, taking into consideration reasonable modification or replacement of a Facility. 3. The Colocation is technologically reasonable. 4. The height of the Tower necessary for Colocation will not be increased beyond a point deemed to be permissible by the Township, taking into consideration the standards set forth in this Ordinance. C. Requirements for Colocation: 1 A permit for the construction and use of a new Tower or Facility shall not be granted unless the applicant demonstrates that a feasible Colocation is not available for the coverage area and capacity needs. 2. All new and modified Wireless Communication Facilities shall be designed and constructed so as to accommodate the maximum number of feasible providers for Coloation. 3. If a Provider fails or refuses to alter an existing Wireless Communication Facility to accommodate a proposed and feasible Colocation, each Provider's Facilities in the Township shall be deemed nonconforming uses and shall not be altered, expanded or extended in any respect. 4. If a Provider fails or refuses to permit a feasible Colocation, such Provider shall be prohibited from receiving approval of a new Facility for a period of ten (10) years from the date of the failure to permit the Colocation. 37 (g) ��ARTICLEX 130.1000 SCHEDULE OF DISTRICT REGULATIONS 130.1001 General provisions. Sec. 10.01. A. Minimum reQuirements. The regulations herein established within each zoning district shall be the minimum regulations for promoting and protecting the public health, safety, and general welfare, and shall be uniform for each class of land, buildings, structures, or uses throughout each district. Wherever the requirements of this Ordinance are at variance with the requirements of any other adopted rules or regulations, ordinances, deed restrictions, or covenants, the most restrictive or those imposing the higher standards shall govern. B. Scope of reiulations. 1. Except as otherwise may be provided in Article XXIV, herein, "Zoning Board of Appeals" every building or structure erected, every use of any lot, building, or structure established, every structural alteration or relocation of an existing building or structure, and every enlargement of or addition to an existing use, building, or structure occurring after the effective date of this Ordinance shall comply with all regulations which are applicable in the zoning district in which such use, building, or structure shall be located. 2. No part of a yard or other open space, off-street parking or loading space required about or connected with any use, building, or structure for the purpose of complying with this Ordinance shall be included in the yard, open space, off-street parking or loading space similarly required for any other use, building, or structure. 3. No yard or lot existing on the date of adoption of this Ordinance shall be reduced in dimensions or area below the minimum requirements set forth herein. Yards or lots created after the effective date of this Ordinance shall meet the minimum requirements established herein. No off-street parking or loading areas shall be reduced below the required size or number of spaces. 4. Nonconforming lots of record may be utilized as set forth in Section 23.02, herein, "Nonconforming Lots of Record". 31 �130.1001 C. Pennitted Uses. Uses shall be permitted by right only if specifically listed as principal permitted uses in the various zoning districts. All other uses shall be prohibited. D. Accessory uses and buildin~s. Where a lot is devoted to a permitted principal use or a permitted conditional use, accessory uses are permitted as listed in the applicable zoning district. Accessory uses and buildings shall be subject to the following regulations: 1. Where the accessory building is attached to the principal building, it shall be subject to all regulations of the district in which located. 2. In any rural district, and in any rural, suburban or urban residential district, accessory uses and buildings not attached to the principal building shall not: a. be located in front of the rear line of the principal building or, in the case of a comer lot, in the required comer side yard; b. be located less than five (5) feet from an interior side or rear property line; c. exceed fifteen (15) feet in height. 3. In any rural, suburban or urban residential district, not more than thirty-five percent (3 5%) of the minimum required rear yard may be occupied by accessory structures. 4. In any business or industrial district, any accessory use or building not attached to the principal building shall comply with all area, placement, and height regulations of the district in which located. 5. In any zoning district, the ground floor area of an accessory building shall not exceed the ground floor area of the principal building. 6. In any zoning district, a detached accessory building shall be located at least ten (10) feet from any other principal or accessory building. E. Conditional uses. Conditional uses are permitted as listed in the various zoning districts and if the required conditions are met. The required conditions are set forth in Article XXI, herein. Additional requirements for certain conditional uses are set forth in Article XI, herein. 32 �130.1001 F. Yard measurements. Yards shall be measured from the exterior faces of a structure to lot lines. Yards shall be measured from the outer edge of a roof overhang or cornice less two (2) feet, if the roof overhang or cornice extends more than two (2) feet from the exterior face of the structure. Front and comer side yards shall be measured from existing right-of-way lines. All required yards shall be located parallel and adjacent to property lines. All required yards shall be measured from the right-of-way line of a public street, or from the right-of-way or easement line of a private street. G. Exemptions from area, placement, and hei~ht re~Iations, 1. The following structures may be located anywhere on any lot: Open and unroofed terraces, patios, porches and steps; awnings; flag poles; hydrants; laundry drying equipment; trellises; recreation equipment; outdoor cooking equipment; sidewalks and private driveways; trees, plants, shrubs, and hedges; solid fences, screens, or walls less than four feet in height; fences, screens, or walls having at least fifty percent (50%) of their surface area open when viewed from the perpendicular; mailboxes; and light poles. Anything constructed, erected, placed, or planted or allowed to grow, shall conform to the provisions of Section 3.08, "Visibility at Intersections". 2. The following structures and appurtenances shall be exempt from the height regulations of this Ordinance: spires, belfries, penthouses and domes, chimneys, ventilators, skylights, water tanks, bulkheads, public utility transmission and distribution lines and related structures, radio and television broadcasting and receiving antennae, silos, parapets, and other appurtenances usually required to be placed above roof level and not intended for hwnan occupancy. 3. An entrance structure, including but not limited to walls, columns, or gates, may be placed in a subdivision, mobile home park, apartment, or other residential development without regard to yard requirements provided that the location of such a structure shall be approved by the Planning Commission before a building permit shall be issued. The location of such a structure shall conform to the provisions of Section 3.08, herein, "Visibility oflntersections". Signs identifying the development by name and address may be mounted on an entry structure or made a structural part thereof, provided that such signs shall conform to all sign regulations, except yard regulations, of the district in which located, and to the provisions of Article XIII, herein, "Sign Regulations". 33 �130.1002 H. Access roads. No road or driveway shall be located in any yard, transition strip, or landscape strip required by this ordinance, except to cross such a yard or strip, in a more or less perpendicular direction, for the purpose of providing vehicular access to the property from an adjacent street. (Amended: Ord. of9-17-90, 9-17-90; Ord. of3-21-94, 3-21-94) 130.1002 Statements of intent/or use districts. Sec. 10.02. A. Rural Districts. 1. Recreation-Conservation District (R-C) . The value to the public of certain areas of the Township is derived from the natural condition and features of these areas. This Ordinance recognizes that the best use of such areas is the development, management, and utilization of the natural resource base possessed by these areas. In order that the natural resource development, management, and utilization of the natural resources may be maintained and encouraged, this zoning district is designed to preserve and enhance these natural amenities, such as woodlands, wetlands, and wildlife habitats. It is the intent of this district to permit those uses, buildings, and structures which can operate or be located in areas or natural amenities in a compatible manner and prohibit those uses, buildings, or structures which might detract from or injure or destroy these amenities. It is further the intent of this district to permit compatible uses, buildings, and structures only at a low density as an added guarantee of compatibility. 2. General Agriculture District (A-1) . This district is intended to protect and preserve areas of prime agricultural soils for continued agricultural uses. The district is intended to be located in the areas of the Township that are designated in the general development plan for agricultural use. The regulations in this district are the minimum necessary to protect the open, rural character of the agricultural area from intrusion of urban and suburban uses, that is in turn necessary to permit continuation of agricultural operations. Rural residence are considered compatible with the intent of this district if developed at the low density provided in this district and in such a manner that they will not interfere with agricultural operations. 3. Agriculture - Rural Residential District (AR),. This district is intended to provide areas for rural residence and limited agricultural uses. The district is intended to be applied in the areas designated in the general development plan for 34 �130.1002 rural residential use at a density of 0.2 DUs/acre or less. The regulations in this district are the minimum necessary to maintain a rural environment and permit limited agricultural activities on the same lots as residence. This district is intended to protect wooded areas, wetlands, wildlife habitats, and similar natural areas that might be endangered by development in the smaller lot sizes that are permitted in the suburban residential (R-2) district. B, Rural Residential Districts. 1. Single-Family Rural Residential District (R-1). This district is intended to provide areas for rural residence without the limited agricultural uses that are permitted in the A-R district. This district is intended to be applied in the areas designated in the general development plan for rural residential use at a density of 0.2 to 0.5 DUs/acre. This district is intended to continue the three acre minimum lot area that was established in previous Township zoning ordinances. It is intended to preserve a rural character and is to be used where soils are suitable for on-site water supply and wastewater treatment systems, and where public water and sanitary sewer services are not planned to be extended. This district is intended to protect wooded areas, wetlands, wildlife habitats, and similar natural areas that might be endangered by development at the higher densities permitted in the suburban residential (R-2) district. 2. Single-Family Rural Residential District (R-lA). This district has the same purposes as the R-1 district except it is intended to be used in areas in which a two acre lot pattern has been established under previous zoning ordinances. It is not intended to be used in designated rural residential areas in which a two acre minimum lot area pattern has not been established. C, Suburban Residential Districts, 1. Single-Family Suburban Residential District (R-2). This district is intended to provide areas for single family, non-farm residences on lots of sufficient size to permit the use of on-site water supply and waste water treatment systems. The district is intended to be applied to areas designated in the general development plan for suburban residential use at a density of 0.5 to 1 DU/acres. This district is intended to be used in the parts of the above described areas that do not have natural features that would be endangered by development at the density permitted in this district. 35 �130.1002 D. Urban Residential Districts. 1. Single-Family Urban Residential District (R-3A) . This district is intended to provide single-family residential use at an urban density of development on 1/2 acre and larger lots, in areas designated in the general development plan for urban residential use at a density of 1 to 2 DUs/acres. This district is intended to be used only in those areas in which public water and sanitary sewer services are available. 2. Single-Family Urban Residential District (R-3) . This district is intended to provide single-family residential areas of an urban character on lots 10,000 square feet and larger, in areas designated in the general development plan for urban residential use at a density of 2 to 4 DUs/acres. The district is intended to be used only in those areas in which public water and sanitary sewer services are available. 3. Single-Family Urban Residential District (R-4). This district is intended to provide single-family residential areas of an urban character on lots of 7,200 square feet and larger in area, in areas designated in the general development plan for urban residential use at a density of 2 to 4 DUs/acre. This district is intended to be used in those parts of the above described areas in which the established lot pattern in less than the 10,000 square feet minimum area required in the R-3 district, or in which a transition is to be made to higher density residential use on neighboring properties. The district is intended to be used only in areas in which public water and sanitary sewer services are available. 4. Two-Family Urban Residential District (R-5). This district is intended to provide areas for two single-family dwelling units that are attached to each other and that occupy a common lot. It is intended to be used in areas designated in the general development plan for urban residential use at a density of 4 to 6 DUs/acre, and only in areas in which public water and sanitary sewer services are available. The district is intended to create residences that have the appearance of singlefamily dwellings. This district is intended to be similar to the R-4 district except for the different type of dwelling unit and the slightly higher density that is achievable by attaching two dwelling units on one lot. This district may be used as transition area between single-family and higher density residential areas, and in some situations, between single-family residential and non-residential areas. 36 �130.1002 5. Mobile Home Park Residential District (R-6). This district is intended to provide areas for development of mobile home parks with the character of residential neighborhoods. The district is intended to be applied in areas designated in the general development plan for urban residential use at a density of 4 to 6 DUs/acres, and only in areas in which public water and sanitary sewer are available. It is the intent of this district that mobile homes be considered and regulated as single-family dwellings which deserve and require locations, services, and facilities similar to other types of residences developed at urban densities. 6. Low Density Multiple-Family Residential District (R-7). This district is intended to provide for single-family attached dwellings and low density multiplefamily dwelling units at densities up to 6 DUs/acre. It is intended to be applied in areas designated in the general development plan for urban residential use at a density of up to 6 DUs/acre, and only in areas in which public water and sanitary sewer services are available. 7. Moderate Density Multiple-Family Residential District (R-8). Same as the R-7 district except densities of more than 6 DUs/acre and is designated in the general development plan for urban residential use at density above 6 DUs/acre. 8. High Density Urban Residential District (R-9) . This district is intended to provide area for multiple-family dwelling in apartment type buildings. It is intended to be applied in areas designated in the general development plan for urban residential use at a density of over 6 DUs/acre and only in areas currently developed with this use and density as of the date of adoption of this amendment. The district is not intended to be applied to any undeveloped area in the Township. E. Business Districts, 1. Convenience Commercial District (C-1) . This district is established to provide suitable locations for retail, service, and office enterprises which serve a localized market area. Goods and services to be provided by establishments in this district are classified as "convenience," as distinguished from "comparison" goods and services, because they serve the day to day needs of a neighborhood or group of neighborhoods. With the exception of supermarkets, establishments in this district will generally be small in floor and site area. The district in intended to be applied in areas designated for such use in the general development plan and only in areas in which public water and sanitary sewer service are available. 37 �130.1002 2. Office District (0). This district is intended for areas which are not considered suitable for other commercial uses permitted in the C-1 district but which are considered desirable locations for office activities. It is intended for those office activities which are not a part of other commercial or industrial operations or which can be physically separated therefrom. The district may be used as a transition area between residential areas and commercial or industrial areas. The district in intended to be applied in areas designated for such use in the general development plan and only in areas in which public water and sanitary sewer services are available. F. Industrial Districts, 1. Research and Development District (R-D). This district is intended for research facilities and activities to serve the needs of commerce, industry, science, and education. Offices and prototype manufacturing operations in support of, and incidental to, research activities are considered acceptable in this district. The principal characteristics of this district are a low intensity of land coverage and a minimum of noise, smoke, dust, dirt, gases, offensive odors, heat, glare and other environmental disturbances. The district in intended to be applied in areas designated in the general development plan for research uses and only in areas in which public water and sanitary sewer services are available. 2. Limited Industrial District (1-1). This district is intended to provide areas for light types of manufacturing industrial operations and facilities, and wholesale and warehouse operations and their related offices and limited accessory retail sales activities, where storage of products or equipment and wholesale sales thereof are the primary use of the building The district is designed to create a low density development, with spacious yards to provide attractive settings as well as to help insure compatibility with nonindustrial neighboring lots. This district is intended to permit only those uses which emit a minimum of noise, vibration, smoke, dust and dirt, gases or offensive odors, glare, and radiation. The district is also intended for operations which store materials, supplies, products, equipment, and refuse within buildings; outdoor storage is not intended for this district. Uses which involve the storage or handling of explosive or highly inflammable gases or liquids are not intended to be permitted or conditional uses in this district. 38 �130.1002 This district is intended to be applied in areas designated for industrial use in the general development plan, and only in areas in which public water and sanitary sewer services are available. G. Public Lands District This district in intended to be applied to lands owned by the Township, County, State or other public agencies. H. Special Districts J. Planned Unit Development District (PUD). The PUD district has the following purposes: a. To further the public health, safety, and general welfare in an era of increasing urbanization and of growing demand for housing of all types and design; b. To provide for necessary commercial, educational, and recreational facilities conveniently located to such housing; c. To encourage innovations in residential and commercial development so that the demands of the population may be met by greater variety in type, design, and layout of buildings and by the conservation and more efficient use of open space ancillary to said buildings; so that greater opportunities for better housing, recreation, and shops conveniently located to each other may extend to all citizens and residents of this Township; d. To develop more stable communities by providing a variety and balance of housing types and living environments; e. To encourage provision of open spaces and to protect and preserve natural features by incorporating same into the design of the PUD; f. To encourage flexibility and more efficient use of land and of public services, or private services in lieu thereof; g. To reflect changes in the technology of land development so that resulting economies may occur to the benefit of those who need homes; h. To lessen the burden of traffic on streets and highways; i. To encourage development which will incorporate the best features of 39 �130.1002 modem design; and, in aid of these purposes, to provide a procedure which can relate the type, design, and layout of residential and commercial development to the particular site and particular demand for housing and other facilities including the foregoing at the time of development in a manner consistent with the preservation of the property values within established residential areas; and j . To insure that the increased flexibility of substantive regulations over land development authorized herein is subject to proper administrative standards and procedures. 2. Research and Research Applications District (RRA). This district in intended to achieve the following objectives: a.To permit scientific, business, and industrial research operations, and related testing and production operations, in a spacious, campus-type environment devoid of nuisance factors commonly present in standard manufacturing districts; b. To permit production operations which, because of the nature of the technology involved, are so related to the research operations in the district as to make the research and production activities mutually dependent; or which are developmental in nature and are substantially dependent on frequent and close collaboration with research personnel working in research facilities in the district; c. To permit and encourage uses which support and complement permitted principal uses, or are vital to such uses and must be located close to them; d. To protect existing and planned uses in the vicinity of this district from spillover effects which might be created by uses in the district; e. To permit development in a planned, coordinated manner, according to an overall development plan for the district; f. To provide facilities and services necessary for the health, safety, welfare and convenience of employees, customers, and visitors in the district; 40 �130.1002 g.To encourage provisions of open space within the district, and to preserve natural features by incorporating them into the plan for the district; h.To help diversify the local economy, reduce unemployment, and expand the tax base of the Township; i.To prevent uses in the district from creating any dangerous, injurious, noxious or otherwise objectionable condition which might result from fire, explosion or radioactivity, noise or vibration; water or soil pollution; smoke, dust, odor, or other forms of air pollution; electrical materials; conditions conducive to the breeding of rodents or insects; or from any other substance, condition, or elements in a manner or amount as to adversely affect other uses in the district or in neighboring areas. 3. Office Park District (OP). This district is intended to achieve the following objectives: a. To permit offices in a low density, spacious, campus environment; b.To permit and encourage uses that support and complement the principal uses that are permitted in this district, or are vital to such uses and must be located close to them; c. To protect existing and future uses in the vicinity of this district from spillover effects that might be created by uses in this district; d.To permit development in a planned, coordinated manner, according to an overall development plan for the district; e. To provide facilities and services that are necessary for the health, safety, welfare, and convenience of employee, customers, and visitors in an office park; f. To encourage provision of open space and preservation of natural features in an office park; g. To help diversify the local economy, expand employment opportunities and expand the tax base of Ann Arbor Township. (Amended: Ord. of9-17-90, 9-17-90; Ord. of3-21-94, 3-21-94)) 41 �I USE REGULATIONS �r SECTION 10.03 130.1003 SCHEDULE OF USE REGULATIONS 130.1003A Rural Districts (Sec. IO.OJA) P = Permitted Use C = Conditional Use See last page of this section for notes . Uses Airport landing strip, non-commercial Ambulance station Animal hospital, veterinarian clinic Apiary Bed and breakfast operations Boating sales and services, and related structures and uses when part of a marina Bulk feed and fertilizer outlets Camping area, travel trailer park Camps Cemetery (human and animal) Charitable, philanthropic institution Church and synagogue College or university Conservation area for fauna, flora Country Club Crematorium Dairy farm Day care home, day care center A = Accessory Use (1) R-C C C C p C C C C C C C C C (2) A-1 (3) A-R C p C C p C C C C p C C p C p C p C 42 C �13O.1003A Rural Districts (Sec.IO.OJA) (Continued) P = Permitted Use C = Conditional Use See last page of this Section for notes Uses Farm implement sales, repair Farming operations, crop raising, speciality farming, raising of livestock and fowl but not including intensive raising of livestock and fowl Feed grain elevators Forest preserve Game refuge Garage, private Golf course, golf driving range Government buildings Guest house Home occupation Hospital, nursing home, sanitarium Hunting preserve Kennel (commercial) Kennel (private) Library, museum (non-commercial) Livestock, animal raising (except feedlots) Marina Nursery sales Police, fire stations Poultry farms Private garages, attached A = Accessory Use (2) (1) R-C A-1 C C p p C p p p A C A C C A A C C C C C p A A A A C C C p p p C p C A A 43 (3) A-R A �130.1003A Rural Districts (sec. 10.0JA) (Continued) P = Permitted Use C = Conditional Use See last page of this Section for notes. A = Accessory Use (1) (2) Uses R-C A-1 (3) A-R Private greenhouse Public beaches Public park, playground Radio, TV broadcasting station, receiving and broadcasting towers Riding stable, private Riding stable, public Rifle and shooting ranges Roadside stand Sand and gravel pits (extraction and processing) Schools, primary and secondary Signs Single-family detached residence Ski, toboggan facilities (commercial) Sod farm Storage buildings, barns, silos Swimming pool, community Swimming pool, private Tennis Club Top soil removal Transient, temporary amusements (carnivals, etc.) (see note #1) A C C A A C p C C A C C A p C C A C A C C p C A A C C A p A C A p p A A A A C 44 �( 130.1003A Rural Districts (Sec. 10.03A) (Continued) P = Permitted Use C = Conditional Use A = Accessory Use Uses R-C (2) A-1 Transmission and distribution line and pipeline and related structures, but not including buildings, of public utility companies, when located in an existing right-of-way or utility easement, telephone repeater structure p p p Transmission and distribution lines, pipelines, of public utility companies when new right-of-way or easements are required; and structures of public utility companies (see note #2) C C C Tree farms C p (1) (3) A-R Note #1: Additional regulations covering transient, temporary amusement enterprises are provided in Section 3.10, herein. Note #2: Provided that there shall be no storage of materials, equipment, vehicle, or supplies on the premises, except as required for maintenance of a permitted or conditional use; provided further that no personnel shall be quartered on the premises; and provided that the structures shall be located, designed, constructed, and landscaped in such a manner as to conform to the character of the surrounding area and the zoning district in which located. (Amended: Ord of9-17-90; 9-17-90; Ord of 3-21-94, 3-21-94) 45 �130.1003B Rural Residence Districts (Sec. 10.03B) P = Permitted Use C = Conditional Use See last page of this Section for notes . Uses Ambulance station Bed and br,e akfast operations Church Country club Day care center Day care home Golf course Home occupation Kennel, private only Library, museum (non-commercial) Municipal office building Police. fire station Primary and secondary schools Private garages Private greenhouse Public park, playground Riding stable , private Signs Single family dwelling, detached Storage buildings Swimming pool, community Swimming pool. private A = Accessory Use (1) R-1 (2) R-lA (3) R-2 C C C C C C C A C C C C C A C C C A C C C C C C C A C C C C C A C C C A C C C C C C C A C C C C C A C C C A p p p A C A A C A A C A 46 (Amended April 3, 1995) �130.1003B Rural Residence Districts (Sec 10.03B) (Continued) P = Permitted Use C = Conditional Use See last page of this Section for notes. A = Accessory Use Uses R-1 (2) R-lA Transmission and distribution lines, and related structures but not including buildings of public utility companies when located in an existing right-of-way or utility easement, telephone repeater structures Transmission and distribution lines, pipeline, of public utility companies when new right-of-way or easements are required; and structures of public utility companies (see note #1) p p p C C C (1) (3) R-2 Note #1: Provided that there shall be no storage of materials, equipment, vehicle, or supplies on the premises except as required for maintenance of a permitted or conditional use; provided further that no personnel shall be quartered on the premises; and provided that the structures shall be located, designed, constructed, and landscaped in such a manner as to conform to the character of the surrounding area and the zoning district in which located. (Amended Ord. of9-17-90, 9-17-90; Ord. of 3-21-94, 3-21-94) 47 �130.lOOJC Urban Residence Districts (Sec. 10.0JC) P = Permitted Use C = Conditional Use See last page of this Section for notes Uses Ambulance station Church Colleges, universities Country club Day care center Day care home Eleemosynary, philanthropic institutions Fraternity, sorority houses Funeral home Group foster care home (see note #5) Golf course Home occupation (see note #1) Hospitals Library, museum (non-commercial) Manager's residence and office A = Accessory Use (1) R-3 C C C C C C C C C C (2) R-4 (4) (3) R-5 C C R-6 C (5) R-7 C C C C C C C C C C C C C C C C C C C C C (7) R-9 C C C C C C C C C C C C C C C C (6) R-8 C A C A C A C C C C C C C C C C C C C C A A A A 48 (8) R-3A C C C C C C C A C �130.1003C Urban Residence Districts (Sec. 10.03C) (Continued) A = Accessory Use · P = Permitted Use C = Conditional Use See last page of this Sectiontes (1) Uses Medical, dental clinics when associated with and on the same lot as a hospital Mobile nome park (see note #2) Mobile home subdivision Multiple family dwelling Municipal office Nursing, convalescent homes Primary and secondary schools Private garages Private greenhouse Police, fire stations Public parks, playground Rooming houses Signs R-3 (2) R-4 (3) R-5 (5) R-7 (6) R-8 (7) R-9 C C C p C C p C C p C C C A A C C C A A C C C A A C C C A A C C C A A C C A C A C A C A A (4) R-6 (8) R-3A p p C C A A C C A C A A C C A C A A C C A 49 �( 130.1003C Urban Residence Districts (Sec. 10.03C) (Continued) P = Permitted Use C = Conditional Use See last page of this Sectiontes (1) Uses R-3 A (2) R-4 Single-family dwelling attached Single-family dwelling detached (see note #3) Storage buildings Swimming pool, community Swimming pool, private Transmission and distribution line and pipelines and related structures, but not including buildings of public utility companies when located in an existing right-of-way, or utility easement; telephone repeater structure = Accessory Use (4) (5) R-7 (6) (7) R-8 R-9 p p p p p p p p (3) R-5 R-6 (8) R-3A p p p A A A A A A A A C C C C C C C C A p A p A p A p A p A p A p A p 50 �130.1003C Urban Residence Districts (Sec. 10.03C) (Continued) A = Accessory Use P = Permitted Use C = Conditional Use See last page of this Sectiontes Uses Transmission and distribution lines, pipelines of public utility companies when new rights-of-way or easements are required, and structures of such companies (see note #4) Tourist homes Townhouse dwellings Two-family dwelling (see note # 3) (1) R-3 (2) R-4 (3) R-5 (4) R-6 (5) R-7 (6) R-8 (7) R-9 (8) R-3A C C C C C C C C C p p C p p C p p p Note #1: Home occupations shall be permitted only in single-family detached dwelling units. Note#2: Additional regulations for mobile home parks are provided in Section 11.14 herein. Note #3: Single-family residences i the R-5, R-6, R-7, R-8 and R-9 districts shall conform to all regulations of the R-4 district. Two-family residences in The R-7, R-8 and R-9 shall conform to all regulations of the R-5 district. 51 �130.1003C Urban Residence Districts (Sec. 10.03C) (Continued) Note #4: Provided, that there shall be no storage of materials, equipment, vehicles, or other supplies on the premises, except as required for maintenance of a permitted or conditional use; provided further that no personnel shall be quartered on the premises, and provided that the structure shall be located, designed, constructed and landscaped in such manner as to conform to the character of the surrounding area and the zoning district in which located. Note #5: Additional regulations for group foster care homes are set forth in Section 11. 21, herein. Note #6: Certain commercial and service uses are permitted as conditional uses in a mobile home park, as provided in Section 11.14B herein. (Amended: Ord. of 4-14-86. 4-14-86; Ord. of 3-21-94, 3-21-94) 52 �130.1003D Business Districts (Sec. 10.03D) P = Permitted Use C = Conditional Use See last page of this Section for notes Uses (see note #1) Ambulance stations Animal hospital, kennel (commercial) Antique shops Automobile & farm equipment, sales, new (includes accessory activities, such as car sales, auto repairs, body and paint shops) Automobile & farm equipment sales, used; when not on the same premises as a new car or equipment sales Automobile parts, supply, tire stores, new Automobile service station Automobile wash Bakery Bank, trust company, savings and loan (except drive-in facilities) Bar Barber shop Beauty shop Book, magazine, newspaper, etc. Building supply store Business offices Candy store A = Accessory Use (1) C-1 (2) 0 p C p p p C p C C p p C p p p p p p p p 53 �130.1003D Business Districts (Sec. 10.03D) (Continued) P = Permitted Use C = Conditional Use See last page of this Section for notes Uses (see note #1) Charitable and philanthropic Churches Dairy products store Day care center Day care home Delicatessen Department, discount store Drive-in bank Drive-in restaurant (carry-out) Dry cleaning pick up station Dry cleaning establishment (see note #2) Equipment Executive, administrative offices Feed and grain sales and storage Florist Food market (convenience store) Fruit, vegetable store Funeral ·home Furniture store Gift shop Government offices Grocery store (supermarket) A = Accessory Use (1) C-1 (2) 0 p p p C C p p C C p C C p p p p p p C p p p p C C p p p 54 �130.1003D Business Districts (Sec. 10.03D) (Continued) P = Permitted Use C = Conditional Use See last page of this Section for notes Uses (see note #1) Hardware store Horticultural nursery, commercial greenhouse Hospitals Household appliance store Jewelry store Laboratories Laundromat, launderette Laundry pick-up station Library, museum Meat, fish, poultry market (no live poultry) Medical, dental clinics Mobile home sales, service and repair Motels, hotels, (including manager's residence) Newspaper publishing plant Nursing, convalescent homes Offices of labor unions, religious and political organizations Off-street parking lot Outdoor recreation facilities, commercial Parking lot, public or commercial A = Accessory Use (1) C-1 (2) 0 p p p p p p p C p p p C p p p A C C p p C p p A C 55 �( ) 130.1003D Business Districts (Sec. 10.03D) (Continued) P = Permitted Use C = Conditional Use See last page of this Section for notes A = Accessory Use (1) (2) Uses (see note #1) C-1 0 Party store (including package liquor) Pet shop Photographic store Police. fire station Professional offices Radio, TV broadcasting and receiving towers Radio, TV broadcasting studios Recreation facilities (indoor), commercial Recreation vehicle sales, service and repair Recreation vehicle storage Rental of equipment & products such as hand & power tools, trailers, & vehicles Restaurant (no entertainment except music) Restaurant , night clubs Schools Shoe repair shop Signs Sign painting shop p p p p p p p C C p p C P C C P (Amended November 6, 1995) P P P P A P A 56 �( Swimming pool, commercial C Tailor, seamstress shop P 130.1003D Business Districts (Sec. 10.03D) (Continued) P = Permitted Use C = Conditional Use A = Accessory Use See last page of this Section for notes (1) (2) Uses (see note #1) C-1 0 Taxicab, bus station Theater, drive-in (see note #3) Theater, indoor Towers of public utility companies and cellular telephone companies Transmission and distribution lines pipelines, structures of public utility companies Upholstering shop Variety, dry goods store Wearing apparel store Wholesale sales, warehousing, whe incidental to and part of a retail sales establishment C C p C C (Amended 1-20-97) p p p p p C Note #1 : Whenever uses permitted in the above districts involve the preparation or manufacture of goods for sale, such goods shall be sold only on the premises and only at retail. Note #2 : A laundry or dry cleaning establishment is for local service only and no ·work shall be received from dry-cleaning pick-up stations or other laundry or dry cleaning plants . Wholesaling and sub-contracting in connection with laundering and dry cleaning shall be prohibited in the business districts (Such operations are permitted in the industrial district.) 57 �130.1003E Industrial Districts (Sec. 10.03E) P = Permitted Use C = Conditional Use See last page of this Section for notes. A = Accessory Use Uses Ambulance stations Asphalt mixing plants Body and paint shops Bottling plant Bulk storage refined petroleum products liquids, gasses, above or below ground Business, professional, elective or administrative offices related to research and development activity Collection center for household waste materials to be recycled Construction and farm equipment sales Contractors establishment Industrial plants of manufacture, processing or assembly of the following: Agriculture products Aluminum, bronze, copper base alloy and other nonferrous castings Biological products, drugs, medicinal, chemical and pharmaceuticals Canvas products (using purchased canvas) Concrete products Converted paper and paper products Electrical machinery, equipment and supplies, electronic components and accessories 58 (1) (2) R-D 1-1 p p C p p C p A p C C p p p p C p p �130.1003E Industrial Districts (Sec. 10.03E) P = Permitted Use C = Conditional Use See last page of this Section for notes. A = Accessory Use (1) R-D Fabricated metal products, except heavy machinery and transportation equipment Food and kindred products (not including slaughterhouse) Furniture and fixtures Glass products (using purchased glass) Heavy machinery, transportation equipment Jewelry, silverware and plated ware, musical instruments and parts, toys, sporting goods, office and artists materials, notions, signs, and advertising displays Machine shops Metal working, general industrial machinery and equipment Monument, cut stone, and stone products Office, computing and accounting machines Printing and publishing Junkyard, scrap and waste wholesaling Laundry, dry cleaning plants Lumber yards, building materials sale and storage Monument sales Office for a permitted principal use A Police, fire stations P Processing of natural resources Quarries (see note #2) Uses 59 (2) 1-1 p p p p p p p p C p p C p C p A p C C �r ( 130.1003E Industrial Districts (Sec. 10.03E) P = Permitted Use C = Conditional Use See last page of this Section for notes. A = Accessory Use (1) R-D Uses Radio, TV broadcasting station, transmitting and receiving towers Research Park Residence (for security personnel only) Residence for watchmen, caretaker Retail sales when incidental to a permitted use Scientific business, industrial research Sewage treatment facilities Signs Storage of recreation vehicles (outdoor and indoor) Taxicab, bus station Testing laboratories Towers of public utility companies and cellular telephone companies Transmission and distribution lines, pipelines, structures of public utility companies Truck service and repair, when incidental to a permitted principal use Vehicle service and repair (auto, farm and construction equipment, truck Warehousing, material distribution centers Wholesale sale of goods, materials (2) I-1 p p A A p p A A C p C p p A C C p C (Amended 1-20-97) p p A C A p p C Note #1: Regulations covering junkyard, etc., are provided in Section 11.08, herein. Note #2: Regulations covering quarries are provided in Section 11.12, herein 60 �j AREA PLACEMENT/ HEIGHT REGULATIONS ) �( SECTION 10.04 130.1004 SCHEDULE OF AREA, PLACEMENT AND HEIGHT REGULATIONS 130.1004A Rural Districts (Sec. 10.04A) P = Permitted Use C = Conditional Use See last page of this Section for notes A = Accessory Use Regulations (see Note #1) (1) R-C (2) A-1 See Note #5 (3) A-R 1. Minimum Lot Area Residence only, no farm All other permitted and conditional uses 5 Ac. 5 Ac. lOAc. 10 Ac. 5 Ac. 5 Ac. 2. Minimum Lot Width 300 Ft. 330 Ft. 300 Ft. 3. Maximum Ground Floor Coverage (GFC) 5% 5% 5% 4. Maximum Floor Area Ration (FAR) 0.10 0.10 0.10 -Front -Side -Corner -Rear 50 30 50 50 50 30 50 50 50 30 50 50 -Stories -Feet 2 1/2 35 Ft. 5. Minimum Yards (see Note #3) (see Note #2) 6. Maximum Height (See Note #4) Ft. Ft. Ft. Ft. Ft. Ft. Ft. Ft. 2 1/2 35 Ft. 61 Ft. Ft. Ft. Ft. 2 1/2 35 Ft. �130.1004A Rural Districts (Sec. 10.04A)(Continued) P = Permitted Use C = Conditional Use See last page of this Section for notes A = Accessory Use Note #1: Lines and structures (not including buildings) of public utility companies shall be exempt from the area, placement, and height regulations of this Section. Note #2: Where livestock is raised or kept, any structure for housing of livestock, and any storage of hay, feed, or manure, shall be located not less than fifty (50) feet from any property line. Note #3: See Section 11.17 for setback requirements along arterial roads and highways. Note #4: The maximum height of farm structures shall be seventy-five (75) feet. See Section 10.0lG herein, for waiver of height regulations for certain structures. Note #5: Except for household pets, the rearing and housing of farm animals is prohibited on areas of less than ten (10) acres,provided, however, that the Board of Appeals may grant permission to rear and house farm animals, other than pigs, for non-commercial purposes, on areas of two (2) or more acres for limited periods of time. (Amended: Ord of 3-21-94, 3-21-94) 62 �130.1004B Rural Residence Districts (Sec. 10.04B) P = Permitted Use C = Conditional Use See last page of this Section for notes. A = Accessory Use Regulations (see Note #1) R-1 (2) R-lA (3) R-2 1. Minimum Lot Area - Residences 3 Ac. 2Ac. 1 Ac. 2. Minimum Lot Area - All other permitted and conditional uses 3 Ac. 3 Ac. 3 Ac. 3. Minimum Lot Width 300 Ft. 150 Ft. 150 Ft. 4. Maximum Ground Floor Coverage (GFC) 10% 10% 20% 5. Maximum Floor Area Ration (FAR) 0.10 0.10 0.20 6. Minimum Yards (see Note #2) -Front -Side -Corner -Rear 50 Ft. 30 Ft. 50 Ft. 50 Ft. 50 Ft. 30 Ft. 50 Ft. 50 Ft. 35 Ft. 20 Ft. 35 Ft. 30 Ft. 7. Maximum Height -Stories -Feet 2 1/2 35 Ft. 2 1/2 35 Ft. 2 1/2 35 Ft. (1) 63 �( 130.1004B Rural Residence Districts (Sec. 10.04B)(Continued) P = Permitted Use C = Conditional Use See last page of this Section for notes. A = Accessory Use Note #1 : Lines and structures (not including buildings) of public utility companies shall be exempt from the area, placement, and height regulations of this Section. Note #2: See Section 11.17 for setback requirements along arterial roads and highways. (Amended: Ord. of 9-17-90; 9-17-90; 3-21-94, 3-21-94) 64 �( 130.1004C Urban Residence Districts (Sec. 10.04C) P = Permitted Use C = Conditional Use See last page of this Section for notes. Regulations (see Note 1) (1) R-3 (2) R-3A A = Accessory Use (3) R-4 (4) R-5 (5) R-6 See Note2 (6) (7) R-7 See Note3 R-8 See Note3 (8) R-9 1. Minimum Lot Area 10,000 22,000 7,200 13,200 15 Ac. 2Ac. 5 Ac. 5 Ac. 2. Minimum Lot Area per 10,000 22,000 Sq. Ft. Sq. Ft. 7,200 Sq. Ft. 6,600 Sq. Ft. (per site see Note 2B) 5,500 Sq. Ft. 7,260 Sq. Ft. 5,445 Sq. Ft. 4,356 Sq. Ft. 3. Minimum Lot Area - all 22,000 22,000 other principal uses, Sq. Ft. Sq. Ft. 22,000 Sq. Ft. 22,000 Sq. Ft. 22,000 Sq. Ft. 22,000 Sq. Ft. 22,000 Sq. Ft. 22,000 Sq. Ft. 4. Minimum Lot Width 90 Ft. 60 Ft. 120 Ft. 200 Ft. (See Note 2C) 200 Ft. 200 Ft. 400 Ft. 5. Maximum Ground Floor 16% Coverage (GFC) 16% 16% 30% None 20% 20% 25% 6. Maximum Floor Area 30% 30% 30% None 30% 30% 35% Dwelling unit 70 Ft. 30% 65 �130.1004C Urban Residence Districts (Sec. 10.04C)(Continued) C = Conditional Use A= Accessory Use P = Permitted Use See last page of this Section for notes. Regulations (see Note 1) (1) R-3 (2) R-3A (3) R-4 (4) R-5 (5) R-6 (6) R-7 (7) R-8 See Note2 See Note3 See Note3 (8) R-9 7. Minimum Yards -Front (see Note 4) -Side -Comer -Rear 35 Ft. 10 Ft. 35 Ft. 35 Ft. 35 Ft. 10 Ft. 35 Ft. 35 Ft. 35 Ft. 5 Ft. 35 Ft. 35 Ft. 35 Ft. 10 Ft. 35 ft. 35 Ft. 35 Ft. 15 Ft. 35 Ft. 35 Ft. (See Note2D) 35 Ft. 15 Ft. 50 Ft. 50 Ft. 35 Ft. 15 Ft. 35 Ft. 35 Ft. 35 15 35 35 8. Maximum Height -Stories -Feet 2 1/2 35 Ft. 2 1/2 35 Ft. 2 1/2 35 Ft. 2 1/2 35 Ft. 2 1/2 35 Ft. 2 1/2 35 Ft. 2 1/2 35 Ft. 3 35 Ft. Note #1: Lines and structures (not including buildings) of public utility companies shall be exempt from the area, placement, and height regulations of this Section. Note #2(a): The minimum lot area shall apply to the parcel that comprises the mobile home park. 66 Ft. Ft. Ft. Ft. �I 130.1004C Urban Residence Districts (Sec. 10.04C)(Continued) C = Conditional Use A= Accessory Use P = Permitted Use See last page of this Section for notes. Note #2(b) The minimum lot area per dwelling unit shall be the minimum required area of each mobile home site in a mobile home park. The minimum lot area per dwelling unit shall not include land area within rights-of-way of public streets; surface area of lake, ponds or wetlands; land within a 100 year flood way; or land within easements more than twenty (20) feet wide. Note #2(c): The minimum width of200 feet applies to the parcel ofland that comprises a mobile home park shall be measured along any public street on which the mobile home park abuts. The minimum frontage of each mobile home site on a street within the mobile home park shall be twenty (20) feet. Note #2(d): The yard requirement shall apply only to the parcel that comprises the mobile home park and to principal non-residential structures in the mobile home park. Note #3: Minimum distances between two or more multiple-family dwellings on lot are set forth in Section 11.20, herein. Note #4: See Section 11.17 for setback requirements along arterial roads and highways. (Amended: Ord of 4-14-86, 4-14-86; Ord of 9-17-90, 9-17-90; Ord. of 3-21-94, 3-21-94) 67 �130.1004D Business Districts (Sec. 10.04D) P = Permitted Use C = Conditional Use See last page of this Section for notes. A = Accessory Use (1) C-1 (2) 0 10,000 Sq. Ft. 20,000 Sq. Ft. 1 Ac. 1 Ac . 80 Ft. 100 Ft. 150 Ft. 150 Ft. 3. Maximum Ground Floor Coverage (GFC) 25% 25% 4. Maximum Floor Area Ratio (FAR) 0.60 0.60 35 Ft. 10 Ft. 35 Ft. 35 Ft. 35 10 35 35 Regulations (see Note #1) 1. Minimum Lot Area with sanitary sewer without sanitary sewer 2. Minimum Lot Width with sanitary sewer without sanitary sewer 5. Minimum Yards (see Note 4) -Front -Side -Comer -Rear Ft. Ft. Ft. Ft. 68 �130.1004D Business Districts (Sec. 10.04D)(Continued) P = Permitted Use C = Conditional Use See last page of this Section for notes. A (1) = Accessory Use Regulations (see Note #1) C-1 (2) 0 6. Maximum Height -Stories -Feet 2 35 Ft. 3 35 Ft. 7. Transition Strip (see Note 2) 20 Ft. 20 Ft. 8. Landscape Strip (see Note 3) 25 Ft. 25 Ft. Note #1: Lines and structures (not including buildings) of public utility companies shall be exempt from the area, Placement, and height regulations of this Section. Note #2: A transition strip shall be required whenever any lot in a business district abuts a lot in any rural or residence district. Such a strip shall be provided along every lot line, except front lot lines, which abuts a lot in such district, shall not be included as part of the required yard, and shall be improved with a screen, wall, hedge or shrubbery which will reach a height of four (4) feet one year after planting. The strip shall be maintained in good condition. The Planning Commission shall have the authority to change the nature of, or reduce the required width of, or to waive completely, the requirement of a transition because of a probable change in land use or zoning of adjacent properties. Such determinations and reasons therefore shall be recorded in the minutes of the meeting at which the action is taken. Said transition strip shall comply with the requirements of Section 11.06 of this Ordinance. 69 �( ( 130.1004D Business Districts (Sec. 10.04D)(Continued) P = Permitted Use C = Conditional Use See last page of this Section for notes. A = Accessory Use Note #3: The landscape strip shall be provided along and adjacent to the front property line and shall extend across the entire width of the lot. Driveways may cross the strip but shall not occupy the strip. Note #4: See Section 11.17 for setback requirements along arterial roads and highways. 70 �r 130.1004E Industrial Districts (Sec. 10.04E)(Continued) P = Permitted Use C = Conditional Use See last page of this Section for notes. A = Accessory Use (1) R-D (2) 1-1 20,000 Sq. ft. 20,000 Sq. ft. 1 Ac. 1 Ac. 80 Ft. 80 Ft. 150 Ft. 150 Ft. 3. Maximum Ground Floor Coverage (GFC) 25% 30% 4. Maximum Floor Area Ratio (FAR) 0.50 0.60 35 Ft. 10 Ft. 35 Ft. 35 Ft. 50 Ft. 20 Ft. 50 Ft. 35 Ft. Regulations (see Note 1) 1. Minimum Lot Area with sanitary sewer without sanitary sewer 2. Minimum Lot Width with sanitary sewer without sanitary sewer 5. Minimum Yards (see Note 4) -Front -Side -Comer -Rear 71 �130.1004E Industrial Districts (Sec. 10.04E)(Continued) P = Permitted Use C = Conditional Use See last page of this Section for notes. A = Accessory Use (1) R-D (2) 1-1 2 35 Ft. 2 35 Ft. 7. Transition Strip (see Note 2) 20 Ft. 25 Ft. 8. Landscape Strip (see Note 3) 20 Ft. 35 Ft. Regulations (see Note 1) 6. Maximum Height -Stories -Feet Note #1: Lines and structures (not including buildings) of public utility companies shall be exempt from the area, Placement, and height regulations of this Section. Note #2: A transition strip shall be required whenever any lot in a business district abuts a lot in any rural or residence district. Such a strip shall be provided along every lot line, except front lot lines, which abuts a lot in such district, shall not be included as part of the required yard, and shall be improved with a screen, wall, hedge or shrubbery which will reach a height of four (4) feet one year after planting. The strip shall be maintained in good condition. The Planning Commission shall have the authority to change the nature of, or reduce the required width of, or to waive completely, the requirement of a transition because of a probable change in land use or zoning of adjacent properties. Such determinations and reasons therefore shall be recorded in the minutes of the meeting at which the action is taken. Said transition strip shall comply with the requirements of Section 11.06 of this Ordinance. Note #3: The landscape strip shall be provided along and adjacent to the front property line and shall extend across the entire width of the lot. Driveways may cross the strip but shall not occupy the strip. Note #4: See Section 11.17 for setback requirements along arterial roads and highways. (Amended: Ord of 3-21-94, 3-21-94) 72 �RESEARCH & RESEARCH APPLICATIONS ) �130.1005 Research and Research Applications District (RRA). Sec. 10.05. A. Intent. This district is intended to achieve the following objectives: To permit scientific, business, and industrial research operations, and related testing and production operations, in a spacious, campus-type environment devoid of nuisance factors commonly present in standard manufacturing districts; To permit production operations which, because of the nature of the technology involved, are so related to the research operations in the district as to make the research and production activities mutually dependent; or which are developmental in nature and are substantially dependent on frequent and close collaboration with research personnel working in research facilities in the district; To permit and encourage uses which support and complement permitted principal uses, or are vital to such uses and must be located close to them; To protect existing and planned uses in the vicinity of this district from spillover effects which might be created by uses in the district; To permit development in a planned, coordinated manner, according to an overall development plan for the district; To provide facilities and services necessary for the health, safety, welfare, and convenience of employees, customers, and visitors in the district; To encourage provisions of open space within the district, and to preserve natural features by incorporating them into the plan for the district; To help diversify the local economy, reduce unemployment, and expand the tax base of the Township; To prevent uses in the district from creating any dangerous, injurious, noxious, or otherwise objectionable condition which might result from fire, explosion, or radioactivity; noise or vibration; water or soil pollution; smoke, dust, odor, or other forms of air pollution; electrical materials; conditions conducive to the breeding of rodents or insects; or from any other substance, condition, or elements in a manner or amount as to adversely affect other uses in the district or in neighboring areas. 73 �130.1005 B. Location of an RRA District An RRA district shall be locate in areas of Ann Arbor Township designated in the Township's adopted General Development Plan as suitable and desirable for research and technology uses. A petition for an RRA district in all other locations shall either follow, or proceed simultaneously with, an amendment to the adopted General Development Plan. C. Pennitted uses. Uses in an RRA district shall be limited to those listed on the approved area plan, approved preliminary site plan, or approved final site plan, whichever is applicable. No other uses shall be permitted unless the applicable plans are amended in accordance with this Ordinance. Uses in an RRA district shall be selected from the following: 1. Permitted principal uses. a. Research, development, and testing facilities for industrial, scientific, and business establishments. b. Administrative, professional, and business offices of permitted principal uses; and corporate headquarters offices. c. Production of prototype products. d. Pilot plants for testing of manufacturing processes related to or resulting from other uses permitted in this district. e. Production facilities and operations with a high degree of scientific input, and determined to be an integral part of or essential to a permitted research operation. f. Manufacture of industrial controls; electronic components and accessories; measuring, analyzing and controlling instruments; photographic (except chemicals and sensitized materials), medical, and optical goods. g. Agricultural uses, as permitted in the A-1 district, but only as interim uses prior to development of land for the uses permitted herein. h. Transmission and distribution lines, pipelines, and structures of public utility companies. i. Fire, police, and ambulance stations; other public buildings. 74 �130.1005 2. Permitted accessory uses. a. Technical and business schools; recreation facilities, both indoor and outdoor; post office. b. Commercial, office, and service uses which are located, designed, and intended to support and complement permitted principal uses, such as retail shops; banks and other financial institutions; restaurants; transient lodging facilities; theaters, auditoriums, and meeting facilities; medical offices and facilities; data processing and computer centers; office and laboratory equipment services; and printing, publishing, and allied services; such permitted principal uses which will be served, or in service centers consisting of one or more buildings, designed with common drives, parking and loading areas, and landscaping. c. Uses incidental to and in support of permitted uses such as cafeterias and shops. Any such use shall be located on the lot of the principal use which it serves; shall be conducted primarily for the convenience of its own employees; shall be wholly within a building; and shall have no exterior advertising or display. d. Operations required to maintain or support any use permitted above, on the same lot as the permitted use, such as maintenance shops, power plants, and government facilities. e. Living quarters for security and maintenance personnel only within or integral with a principal building. D. Density re2J!lations. 1. For all uses except service centers: a. Ground floor coverage (GFC) for any lot shall not exceed 15 percent. b. Floor area ratio (FAR) for any lot shall not exceed 0.30. 2. For service centers, as permitted in Section 10.05C(2-b), herein: a. Ground floor coverage (GFC) shall not exceed 35 percent. b. Floor area ratio (FAR) shall not exceed 0.70. 75 �130.1005 E, Minimum area requirements. The minimum area of land for initial designation in this district shall be two hundred (200) acres. Any parcel of land, regardless of area, may be added to the initial land if contiguous thereto and if the area plan is amended accordingly. The minimum area of a lot within this district shall be five (5) acres. F, Required yards, 1. For all uses except service centers: a. A yard at least seventy-five (75) feet wide shall be required but a yard up to one hundred (100) feet wide may be required along an existing or future public street right-of-way. b. A yard at least seventy-five (75) feet wide shall be provided along any perimeter of this district which does not abut a public street, except where the adjacent property is designated by the Township's adopted General Development Plan for agricultural or residential uses, in which case the yard shall be at least one hundred (100) feet wide. c. The following minimum yards shall be provided for each lot which is not subject to the yard requirements of subsections (a and (b) preceding: Front Side, interior Side, comer Rear 75 feet 50 feet one side; 150 feet total 75 feet 75 feet 2. For service centers, as permitted in Section 10.05C(2-b), herein, the following minimum yards shall be provided: 75 feet Front Side, interior 50 feet Side, comer 75 feet 50 feet Rear 3. Larger minimum yards may be required at the time of preliminary site plan approval for a building exceeding three (3) stories or thirty-five (35) feet in height. The requirements shall be based on consideration of natural light, air circulation, solar access, and other effects on adjacent buildings or properties. 76 �130.1005 4. Minimum yard requirements shall apply to all buildings and structures, drives, and parking and loading areas. Drives may cross required yards. 5. The preceding yard requirements, except those in Section 10.05F(l-a), may be reduced as part of the approved preliminary site plan. The reduction shall be based on findings that topographic conditions, existing trees and other vegetation, proposed land grading and plant materials, or other existing or proposed site conditions perform the same function as the required yards. 6. All required yards shall be landscaped and adequately and permanently maintained. The yards required in Section 10.05F(l-b), herein, shall be landscaped and developed so as to function as a buffer between this district and abutting properties. G. Distance between buildings. The location of buildings and uses, and distances between buildings, shall be as shown on the preliminary site plan. Distances between buildings shall be sufficient to meet fire regulations, and to provide for natural light, air circulation, and solar access. H. Height limits. Height limit zones shall be delineated on the area plan. The zones shall be based on considerations of topography, natural light, air circulation, views, solar access, relation to neighboring buildings, and fire protection and safety. The proposed height of each building shall be shown on the preliminary site plan. No building shall exceed six (6) stories in height above grade. L Parkin~ and loadin~ reQuirements, Parking and loading facilities shall be provided in accordance with Article XII, herein, except that the size of parking spaces may be reduced to not less than nine (9) feet wide and eighteen (18) feet long, if approved as part of approval of the preliminary site plan. Notwithstanding requirements of Article XII, herein, the number of parking spaces required for office and research uses shall be based on the rate of one space for each three hundred (300) square feet of floor area. The number of parking spaces required may be reduced by the Planning Commission as part of its approval of a preliminary site plan. The reduction may be approved upon the petitioner showing, to the Planning Commission's satisfaction, that the number of spaces provided will be adequate. The Planning Commission may establish a maximum number of parking spaces which may be placed on a lot. Loading areas shall be screened from view from any street or property line. 77 �130.1005 J. Outdoor operations. Outdoor storage of vehicles, equipment, supplies, or products; outdoor processing, assembly, repair, or other operations; or outdoor display of goods, materials, products, equipment, or processes shall be prohibited. No display shall be permitted in a window or in any other location visible from a street or an adjacent lot except in a service center as permitted in Section 10.05C(2-b), herein. Trash and other waste materials shall be stored as provided in Section 11.03A herein, shall be screened from view from a street or adjacent lots, and shall not be located in a required yard. K. Landsca.pin~. Landscaping shall be provided in accordance with the approved final site plan for each lot. All parts of each lot not developed with buildings, drives, parking and loading areas, and similar improvements shall either be maintained in a natural state or shall be landscaped with grass or other ground cover, shrubbery, trees, bushes, vines, or other suitable plantings. Parking lots shall be landscaped so as to reduce heat and glare, to divide parking lots into smaller units, and to buffer adjacent areas, where necessary. All plantings shall be live and shall be properly and regularly maintained. Dead or dying materials shall be replaced in accordance with approved plans. L. Signs. Each road entry to this district and each lot in this district may have an identification sign as provided in Section 13.06, herein, except that such signs shall not exceed one hundred (100) square feet in area, and may be located in a required yard, but not less than one-half the required setback from a street or property line. Signs for a service center shall meet the requirements of a shopping center as provided in Section 13.06A herein. Billboards shall not be permitted in this district. M. Performance standards. 1. Intent. It is the intent of this sub-section to require that each permitted use shall be a good neighbor to adjoining properties by control of noise, odor, glare, vibration, smoke, dust, liquid wastes, radiation, radioactivity, etc. 2. Compliance. The performance standards set forth in sub-section 4 following shall be complied with and any use which fails to comply with the standards shall be in violation of this Ordinance and be subject to penalties as accorded by law. In case of conflict among these standards and Federal and State regulations, the most restrictive standard or regulation shall apply. The Ann Arbor Township Board may enforce any such standard or regulation. 78 �130.1005 3. Effects of concurrent operations. The sum of the effects of concurrent operations on two or more lots measured at any property line shall not be greater or more offensive to the senses than the standards contained herein. Compliance with the provisions of this sub-section by single or mutual changes in operational levels, scheduling of operations, and other adjustments is permitted. 4. Standards. a. Noise. Noise shall be measured on any property line of the lot on which the operation is located. Noise shall be muffled so as not to become objectionable due to intermittence, beat frequency, shrillness, or intensity. At the property line the sound pressure level of noise radiated continuously from a facility shall not exceed the values given in Tables 1 and 2 in any octave band frequency. The sound pressure level shall be measured with a Sound Level Meter and an Octave Band Analyzer that conform to specifications published by the American Standards Association. (American Standards Sound Level Meters for Measurement of Noise and Other Sounds, 224.3-1944, and American Standard Specifications for an Octave-Band Filter Set for the Analysis of Noise and Other Sounds, 224.10-1953, American Standards Association, Inc., New York, N.Y., shall be used.) 79 �130.1005 TABLE 1 Maximum permissible sound-pressure levels at specified points of measurement for noise radiated continuously from a facility. Frequency Band Cycles Per Second Decibel* Level 69 20-75 75-150 150-300 300-600 600-1,200 1,200-2,400 2,400-4, 800 4,800-10,000 10,000-20,000 20,000-30,000 30, 000-40, 000 40,000-50,000 54 47 41 37 34 31 28 26 25t 24t 23t *According to the following formula: Sound Pressure Level in Decibels equals 10 log Where P2 fl P2 = 0.0002 dynes/dm2. tTo avoid possible interference with animal experiments. If the noise is not smooth and continuous, one or more of the corrections in Table 2 shall be added to or subtracted from each of the decibel levels given above in Table 1. 80 �130.1005 TABLE2 Type of Operation or Character of Noise Noise Noise Noise Noise Noise Correction in Decibels source operates less than 20% of any one-hour period source operates less than 5% of any one-hour period source operates less than 1 % of any one hour period of impulsive character (hammering, etc.) of periodic character (hum, screech, etc.) plus 5* plus 10* plus 15* minus 5 minus 5 *Apply one of these corrections only. b. Odors . Odors from any use shall not be discernible at the property line to a greater degree than odors from plants for the manufacture of electronic equipment. The values given in Table ID (Odor Thresholds) in the latest revision of Chapter 5, ''Physiological Effects,'' in the '' Air Pollution Abatement Manual,'' by the Manufacturing Chemists' Association, Inc., Washington, D.C., copyright 1951, shall be used as standard in case of doubt concerning the character of odors emitted. In such case the smallest value given in Table m shall be the maximum odor permitted. Detailed plans for the prevention of odors crossing property lines may be required before approval of a final site by the Planning Commission. c. Glare. Glare, whether direct or reflected, such as from floodlights, or high temperature processes, and as differentiated from general illumination, shall not be visible at any property line. d. Exterior lighting. Any lights used for exterior illumination shall direct light away from adjoining properties. e. Vibration. Vibration shall not be discernible at any property line to the human sense of feeling for three minutes or more duration in any one hour. Vibration at any time shall not produce at any time an acceleration of more than 0.1 gravities or shall not result in any combination of amplitudes and frequencies beyond the ''safe'' range of Table 7, United States Bureau of Mines Bulletin No. 442, '' Seismic Effects of Quarry Blasting,'' on any structure. The methods and equations of said Bulletin No . 442 shall be used to compute all values for the enforcement of this provision. 81 �130.1005 f. Smoke. Measurement shall be at the point of emission. The Ringelmann Smoke Chart published by the United States Bureau of Mines shall be used for the measurement of smoke. Smoke not darker or more opaque than No. 1 on said chart may be emitted except that smoke not darker or more opaque than No. 2 on said chart may be emitted for periods not longer than four (4) minutes in any thirty (30) minute period. These provisions, applicable to visible grey smoke, shall also apply to visible smoke of a different color but with an equivalent apparent opacity. The provisions of paragraph (g) following shall apply to smoke. g. Dust. Solid or liquid particles shall not be emitted at any point in concentrations exceeding 0.3 grains per cubic foot of the conveying gas or air. For measurement of the amount of particles in gases resulting from combustion, standard corrections shall be applied to a stack temperature of 500 degrees Fahrenheit and 50% excess air. The provisions of paragraph (k) following shall apply to dust. h. Gases. Fumes or gases shall not be emitted at any point in concentrations or amounts that are noxious, toxic, or corrosive. The values given in Table I (Industrial Hygiene Standards-Maximum Allowable Concentration for eight hour day, five days per week), Table m (Odor Thresholds), Table IV (Concentrations of Substances Causing Pain in the Eyes), and Table V (Exposures to Substances Causing Injury to Vegetation) in the latest revision of Chapter 5, ' 'Physiological Effects,'' that contains such tables, in the '' Air Pollution Abatement Manual," by the Manufacturing Chemists' Association, Inc., Washington, D.C., are hereby established as guides for the determination of permissible concentration or amounts. Detailed plans for the elimination of fumes or gases may be required before approval of a final site plan by the Planning Commission. The provisions of paragraph (k) following shall apply to gases. i. Hazard. Operations shall be carried on with reasonable precautions against fire and explosion hazards. j. Radiation. Operations shall cause no dangerous radiation, as specified by the regulations of the United States Nuclear Regulatory Commission, at the property line. 82 �130.1005 k. Radioactivity. Operations shall cause no radioactivity at any property line in violation of Title 10, Chapter 1, part 20, Code of Federal Regulations, '' Standards for Protection Against Radiation, 11 dated January 16, 1957, or any subsequent revision or amendment thereof, and any applicable regulations of the State of Michigan. 1. Electrical radiation. Electrical radiation shall not adversely affect at any point any operations or any equipment other than those of the creator of the radiation. Avoidance of adverse effects from electrical radiation by appropriate single or mutual scheduling of operations is permitted. m. Waste. All sewage and industrial wastes shall be handled, stored, treated, and/or disposed of in compliance with all Federal and State of Michigan laws and regulations. N, Procedures and ~eneral provisions. 1. Petition requirements. a. Procedures. (1) A petition for this district shall be filed and processed as provided in Article XXV herein. The petition shall include an area plan and all information required in Section 25.04, herein. (2) At the public hearing the petitioner shall present evidence regarding the following characteristics of the proposed development: (a) The general character and substance; (b) Objectives and purpose to be served; (c) Compliance with all applicable Township ordinances, regulations, and standards; (d) Scale and scope of development proposed; (e) Development schedules; (f) Compliance with the adopted General Development Plan of Ann Arbor Township. 83 �130.1005 The Planning Commission may require that the petitioner provide information for the public hearing concerning economic feasibility of the proposed uses, community impact in terms of streets and traffic, schools, recreation facilities, and costs/revenues for the Township; and environmental analysis. Evidence and expert opinion shall be submitted by the petitioner in the form of maps, charts, reports, models, or other materials, and in the form of testimony by experts as will clearly state the full nature and extent of the proposal. Materials shall be submitted in sufficient quantity for public display and for review by the Planning Commission and other Township officials at least two weeks prior to the public hearing. (3) The Township Board shall attach appropriate conditions to its approval of a petition, including conditions concerning expiration dates, as provided in Section 10.05N(8), herein. b. Information required for area plan. (1) Density for each use area of the site. (2) Location, size, and uses of open space. (3) General description of the organization to be utilized to own and maintain common areas and facilities. (4) General description of covenants or other restrictions; easements for public utilities. (5) Description of the petitioner's intentions regarding selling or leasing of land. (6) Listing of all proposed uses. (7) General landscape concept showing tree masses to be preserved or added, buffer areas, and similar features. (8) Delineation of areas to be platted under the Subdivision Control Act. (9) Location and description of site; dimensions and areas. (10) General topography; soil information. (11) Scale, north arrow, date of plan. (12) Existing zoning of site; existing land use and zoning of adjacent parcels; location of adjacent buildings, drives, and streets. ( 13) General description of proposed water, sanitary sewer, and storm drainage systems. 84 �130.1005 (14) Existing natural and man-made features to be preserved or removed; location of existing structures, streets, and drives; location, width, and purpose of existing easements and proposed major easements. (15) All adjacent property in which the petitioner and owners of land in this district have any ownership interest. (16) Location, type, and land area of each proposed land use. (17) General location, function, surface width, and right-of-way of proposed public streets; general location and surface width of major private streets/drives. (18) Approximate number of parking spaces to be provided in each development area. (19) Location and area of each development phase; summary of land use information for each phase. c. Standards for petition review. In place of the findings required in Section 25.05 herein, the Planning Commission shall determine, and shall provide evidence of its determinations in its report to the Township Board, that the petition meets the following standards: (1) The proposed development shall conform to the adopted General Development Plan, or represent land use policy which, in the Planning Commission's opinion, is a logical and acceptable change in the adopted General Development Plan. (2) The proposed development shall conform to the intent and all regulations and standards of this district. (3) The proposed development shall be adequately served by public facilities and services such as but not limited to: streets, police and fire protection, drainage facilities, water and sanitary sewer facilities, refuse disposal, and sidewalks; or that the persons or agencies responsible for the proposed development shall be able to properly provide such facilities and services. 85 �130.1005 (4) Common open space, other common properties and facilities, individual properties, and all other elements are so planned that they will achieve a unified open space system, with open space and all other elements in appropriate locations, properly related to each other, the site, and surrounding lands. (5) Open space and common areas shall be irrevocably committed for that purpose. Provisions shall be made for financing of improvements shown on the plan for open space and other common areas, and proper maintenance of such improvements shall be assured. (6) The proposed development shall create a minimum disturbance to natural features and land forms. (7) Traffic to, from, and within the site will not be hazardous or inconvenient to the district or to the neighborhood. In applying this standard the Planning Commission shall consider, among other things: convenient routes for pedestrian traffic; relationship of the proposed project to main thoroughfares and street intersections; and the general character and intensity of the existing and potential development of the neighborhood. (8) Streets shall follow topography, be properly spaced, and be located and aligned in accordance with the intended function of each street. The property shall have adequate access to public streets. The plan shall provide for logical extensions of public streets and shall provide suitable street connections to adjacent parcels, where applicable. (9) Pedestrian circulation shall be provided within the site, and shall interconnect all use areas, where applicable. The pedestrian system shall provide for a logical extension of pedestrian ways outside the site and to the edges of the site, where applicable. (10) The Planning Commission shall determine, where applicable, that noise, odor, light, or other external effects which are connected with the proposed uses will not adversely affect existing or future adjacent and neighboring lands and uses. 86 �130.1005 d. Effect of approval of petition. Approval of the petition by the Township Board shall have the following effects: (1) Approval shall confer a right to the landowner(s) that the zoning regulations as they apply to the land in the petition shall not be changed within the time periods provided in Section 10.05N(7) and (8), herein. (2) Approval shall indicate acceptance of uses, layout of streets, densities, location and extent of open space, and all other elements of the area plan. (3) Approval shall authorize applications for review or preliminary site plans. (4) Approval shall authorize the applicant to file applications for review of preliminary plats for tentative approval. (5) No deviations from the area plan approved by the Township Board, or from any condition of approval, shall be permitted except through amendment or revision as provided herein. 2. Preliminary site plan requirements. A preliminary site plan shall be submitted for approval for each phase of development as delineated on the approved area plan. Preliminary site plans shall meet all applicable provisions of Article XXII, herein, and shall conform to the approved area plan and all conditions attached thereto. 3. Final site plan requirements. A final site plan shall be submitted for approval for each development shown on an approved preliminary site plan. Each final site plan shall meet all applicable provisions of Article XXII, herein. Final site plans shall conform to the approved area plan and to all conditions attached thereto, or to the approved preliminary site plan and all conditions attached thereto, whichever is applicable. 87 �130.1005 4 . Phasing. Development may be phased as delineated on the approved area plan, subject to the following requirements. a. A phase shall not be dependent upon subsequent phases for safe and convenient vehicular and pedestrial access, adequate utility services, and open spaces and recreation facilities. b. The Township Board, upon recommendation of the Planning Commission, may require that the development be phased so that tax and fee revenues resulting from such development will generally balance the expenditures required by public agencies to properly service that development; so that overloading of utility services and community facilities will not result; and so that the various amenities and services necessary to provide a safe, convenient, and healthful environment will be available upon completion of any one phase. The Planning Commission may require the petitioner to provide information necessary to properly and adequately analyze a petition for recommendation to the Township Board with respect to this requirement. c. Development shall be started and shall be diligently pursued in the manner and sequence shown on the approved area plan. 5. Common areas and facilities. a. The location, extent, and purpose of all common areas and facilities shall be identified on the area plan and on preliminary and final site plans. All such areas and facilities which are to be conveyed to any agency shall be identified accordingly on the final site plan(s). b. All public areas and facilities which are to be dedicated to a public agency shall be so dedicated prior to approval of a final site plan or a final plat, unless a binding agreement approved by the Township Attorney and Township Board is provided in lieu of dedication. 88 �130.1005 c. Legal instruments setting forth the manner of permanent maintenance of common areas and facilities shall be submitted to the Township Attorney for review before the Township Planning Commission approves a final site plan or the Township Board approves a final plat. 6. Amendment and revision. a. A developer may request a change in an approved area plan, an approved preliminary site plan, or an approved final site plan. A change in any approved plan which would result in a major change in the approved area plan shall require prior amendment of the approved area plan. All amendments shall follow the procedures herein required for original submittal and review of a petition. A change which results in a minor change shall require revision to the approved plan and approval by the Planning Commission. b. A request for a change in an approved plan shall be made in writing to the Planning Commission and shall clearly state the reasons therefor. The Planning Commission, upon finding such request reasonable and valid , shall so notify the applicant, in writing, of such finding, whether the change is major or minor, and of the procedure to be followed. Following payment of the required fee, the developer shall submit the required information to the Planning Commission for review. If the approved plan is to be amended, the Planning Commission shall promptly notify the Township Board. c. The following changes shall be considered major, for which amendment is required : (1) Change in concept of the development as shown on the approved area plan; (2) Change in use or character of the development as shown on the approved area plan; (3) Increase in total floor area as shown on the approved area plan, of over five percent (5%); (4) Increase in lot coverage or FAR for the total development as shown on the approved area plan, of more than one percent (1 %); 89 �130.1005 (5) Rearrangement of land use areas as shown on the approved area plan; (6) Change in the character or function of any street; (7) Reduction in land area set aside for common open space, as shown on the approved area plan, or relocation of such area(s); (8) Increase in building height above the limits established in the area plan; (9) Change in the boundaries of the district and area plan. d. A developer may request approval of minor changes in any approved plan. The Planning Commission shall notify the Township Board and other applicable agencies of its approval of minor changes. e The following changes shall be considered minor: (1) An increase in total floor area, as shown on the approved area plan, of five percent (5 %) or less; (2) Minor variations in layout which do not constitute major changes; (3) An increase in lot coverage or FAR for the total development , as shown on the approved area plan, of one percent (1 %) or less; (4) A change in phasing of development. f. The Planning Commission shall have the authority to determine whether a requested change is major or minor, in accordance with this section. The burden shall be on the applicant to show good cause for any requested change. 90 �130.1005 7. Expiration of approvals . a. The Township Board may, at any time following five (5) years after the date of approval of the petition, or such later time as might be specified in the conditions of approval, change the zoning classification of any or all parts of this district to one or more zoning districts as deemed appropriate by the Township Board. The Township Board may make such changes whether or not development is completed and shall follow all requirements of Article XXV, herein. b. Preliminary and final site plans shall expire as provided in Article XXII, herein. 8. Conditions ; expirations of approvals . The Township Board shall include, as a condition of approval, expiration dates as set forth in this Section, or such later expiration dates as the Township Board may approve . 9 . Extension of time limits . Time limits set forth in this Section may be extended upon showing of good cause, and by written agreement between the applicant and the Township Board, in the case of area plans, and upon Planning Commission approval , in the case of preliminary and final site plans. 10. As-built drawings. As-built drawings shall be provided in accordance with Article XXII, herein. 11 . Performance guarantees. Guarantees to assure completion of site improvements shall be provided in accordance with Article XXII, herein. 12. Continuing applicability of regulations. The location of all uses and structures, the kinds of uses, all yards and buffer strips, and all other information regarding uses of properties as shown on an approved area plan, and on site plans and plats approved subsequently thereto, and all conditions of approval, shall have the full force and permanence of the 91 �130.1005 Zoning Ordinance, as though such regulations were specifically set forth in the Zoning Ordinance. Such regulations shall be the continuing obligation of any subsequent interest in the land in this district, and shall not be changed except as approved through amendment or revision procedures as set forth herein. 13 . Violations. Violations of any plan approved under this Section or failure to comply with any requirement of this Ordinance, including conditions attached to an approved plan, shall be considered a violation of this Ordinance, as provided in Sections 20.10 and 22.13, herein. 92 �OFFICE PARK DISTRICT �130.1006 Office Park District (OP). Sec. 10.06. A. Intent. This district is intended to achieve the following objectives: To permit offices in a low density, spacious, campus environment. To permit and encourage uses that support and complement the principal uses that are permitted in this district, or are vital to such uses and must be located close to them. To protect existing and future uses in the vicinity of this district from spillover effects that might be created by uses in this district. To permit development in a planned, coordinated manner, according to an overall development plan for the district. To provide facilities and services that are necessary for the health, safety, welfare, and convenience of employees, customers, and visitors in an office park. To encourage provision of open space and preservation of natural features in an office park . To help diversify the local economy, expand employment opportunities and expand the tax base of Ann Arbor Township. B. Location of an OP district. An OP district shall be located in areas of Ann Arbor Township that are designated in the Township's adopted General Development Plan for office uses. A petition for an OP district in all other locations shall either follow, or proceed simultaneously with, an amendment to the adopted General Development Plan. C, Pennitted uses, Uses in an OP district shall be limited to those uses that are identified on the approved area plan, approved preliminary site, or approved final site plan, whichever is applicable. No other uses shall be permitted in the OP district unless the applicable plans are amended in accordance with this ordinance. Uses that will be permitted in an office park shall be selected from the following list. 93 �130.1006 1. Permitted principal uses. a. Administrative, business, professional and governmental offices. b. Uses listed as "Permitted Uses" in the A-1 district. c. Transmission and distribution lines, pipelines, and structures of public utility companies. d . Fire, police and ambulance stations . e. Medical and dental clinics. 2. Permitted accessory uses. a. Recreation facilities, indoor and outdoor. b . Service uses, such as barber shops, beauty shops, gift shops, dry cleaning and laundry pick up stations, wearing apparel sales and alterations, financial services, photographic services, and similar uses, intended primarily for patronage by employees in the office park but with a need for additional sales to the people not employed in the office park, shall be permitted, provided the uses are located entirely within buildings containing a principal use and their total floor area shall not exceed two percent of the total floor area existing in the office park with valid certificates of occupancy. c. Living quarters for personnel employed on a farm located in an office park district. d . Day care facilities for children of employees in the office park only. e. Conference, seminar, and business training facilities. f. Helicopter landing/take-off pads and related facilities. g . Research and product development facilities. h. Radio and television receiving and transmitting facilities. i. Display facilities. 94 �130.1006 j. Food services, intended primarily for patronage by employees in the office park, shall be permitted without limitation on their total floor area, provided the uses are located entirely within buildings containing principal uses, and any such food service shall not be advertised or promoted in any way for patronage by persons not employed in the office park. k. Operations and related buildings and structures required to maintain the grounds of an office park, or to maintain and support the permitted principal and accessory uses, such as maintenance shops, power plants, and storage buildings. D, Density re2J.Ilations, The following regulations shall apply to the entire land area within an office park, less any area within public street rights-of-way existing on the filing date of the petition to rezone the land to office park. Density regulations for individual lots shall be as shown on the area plan part of the approved office park zoning district. 1. The ground floor coverage (GFC) shall not exceed 10 percent. 2. The floor area ratio (FAR) shall not exceed 0.10. E, Minimum area requirements. The minimum area of land for initial designation in this district shall be 200 acres. Any parcel of land, regardless of area or dimension, may be added to the initial land if contiguous thereto and if the approved area plan is amended accordingly. The minimum area of a lot within this district shall be 5 acres. F, Required yards. 1. A yard at least 75 feet wide shall be required along an existing or future public street right-of-way. 2. A yard at least 75 feet wide shall be provided along a perimeter of this district that does not abut a public street, except where the adjacent property is designated by the Township's adopted General Development Plan for residential use, in which case the yard shall be at least 100 feet wide. 95 �130.1006 3. The following minimum yards shall be provided for each lot that is not subject to the yard requirements of subsections F-1 and F-2, preceding : Front Side, interior Side, comer Rear 75 feet 50 feet 75 feet 50 feet For purposes of this section, a parcel of land that is described only for purposes of financing of building construction shall not be subject to these yard requirements, provided development of the parcel so described shall be consistent with the area plan part of the approved office park zoning district. 4. A building that is more than three floors or 35 feet high shall be set back from any lot line not less than the distances required in Section 10.06F-1 through F-3, preceding, or not less than the following distances, whichever result in the greater setbacks: a. Not less than one foot for each foot of building height from a street line; b. Not less that 1. 5 feet for each foot of building height from an interior side or rear lot line. 5. Minimum yard requirements shall apply to all buildings and structures, drives, and parking and loading areas. Drives may cross required yards. 6. The preceding yard requirements, except those in subsections F-1, and F-4 may be reduced as part of the approved preliminary site plan. The reduction shall be based on findings that topographic conditions, existing trees or other vegetation, proposed land grading or plant materials, or other existing or proposed site conditions will perform the same function as the required yards . 7. All required yards shall be landscaped, and shall be adequately and regularly maintained. The yards required in subsection F-2, preceding, shall be developed and landscaped so as to function as a buffer between this district and abutting properties . 96 �130.1006 G, Distances between buildin~s. The permitted distances between buildings shall be as shown on the preliminary site plans, and shall be sufficient to meet fire regulations, and to provide for natural light, air circulation and solar access. H . Hei~ht limits . 1. No building shall exceed a height of three floors or 35 feet unless a height exemption is approved by the Township Board as part of the area plan. The Planning Commission shall include a recommendation on the exemption in its report to the Township Board on the petition and area plan. 2 . The exemption shall be based upon the following standards: a. The building height shall be based on an overall design concept for the office park. b. The building shall be properly related to the topography of the site and neighboring sites. c. The building shall not interfere with natural light, air circulation, and solar access of neighboring buildings or properties; with views from neighboring buildings or properties; and with aircraft flight patterns. d. Parking areas for the building shall be designed and landscaped with due consideration for the visual amenities of the site and the office park. e. The building height and location shall have been reviewed by the Ann Arbor Township Fire Marshal and a report thereon supplied to the Planning Commission. 3. Not more than one building that exceeds three floors or 35 feet in height shall be permitted on a lot. 4 . Height limit zones shall be shown on the area plan. The proposed height of each building shall be shown on the preliminary site plan and shall not exceed the height limit established in the approved area plan, including height exemptions approved under this section. 97 �130.1006 I. Parkin2 and loadin2 requirements, Parking and loading facilities shall be provided in accordance with Article 12, herein, except that the size of parking spaces may be reduced to not less than 9 feet wide and 18 feet long, if approved as part of approval of the preliminary site plan. Notwithstanding requirements of Article 12, herein, the number of spaces required for office and accessory service uses shall only be based on the rate of one space for each 300 square feet of office floor area. The number of parking spaces for all other uses, including medical and dental clinics, shall be provided in the number required for such uses in Article 12. The number of parking and loading spaces required may be reduced by the Township Board, upon the petitioner's showing that the proposed number of spaces will be adequate and a recommendation from the Township Planning Commission, as part of the Board's approval of the rezoning petition. Parking spaces shall be provided only in surface parking lots or in underground structures; above ground parking structures shall not be permitted in an office park district. The total number of surface parking spaces provided shall not exceed a rate of one space for each 300 square feet of total floor area in the office park, but in no case shall surface parking be provided in areas not shown for such use in the area plan part of the approved office park zoning district. Loading areas shall be screened from view from any street or property line. J, Outdoor operations. Outdoor storage of vehicles, equipment, supplies, or products; outdoor repair, or outdoor display of goods, materials, products, equipment, or processes shall be prohibited. Trash and other waste materials shall be stored as provided in Section 11.03A herein, shall be screened from view from a street or adjacent lots, and shall not be located in a required yard. K. Landscapin2. Landscaping shall be provided in accordance with the approved final site plan for each lot. All parts of each lot not developed with buildings, drives, parking and loading areas, and similar improvements shall either be maintained in a natural state or shall be landscaped with grass or other ground cover, shrubbery, trees, bushes, vines, or other suitable plantings. Parking lots shall be landscaped so as to reduce heat and glare, to divide parking lots into smaller units, and to buffer adjacent areas, where necessary. All plantings shall be live and shall be properly and regularly maintained. Dead or dying materials shall be replaced in accordance with approved plans. L, Si2ns. Signs shall comply with the regulations in Article 13, herein, except that the following regulations shall apply, notwithstanding the provisions in Article 13: 1. Sign setbacks shall not be less than one-half the required yards. 98 �130.1006 2. One freestanding identification sign for the office park shall be permitted along each public road frontage, including freeways, of the park. The area of each sign shall not exceed 80 square feet. 3. One freestanding identification sign, not more than 36 square feet in area, shall be permitted for each building, structure, or use area within the office park. 4. Outdoor advertising signs shall not be permitted in this district. M. Procedures and 2eneral provisions. As set forth in Section 10.05N (RRA zoning district) of this zoning ordinance. (Added : Ord. of 2-3-84, 2-3-84; amended: Ord. No. 88-2, 7-11-88; Ord. of 9-17-90, 9-17-90) 99 �--------- �ARTICLE XI 130.1100 SUPPLEMENTARY DISTRICT REGULATIONS 130.1101 Intent. Sec . 11.01 . Schedules of specifications, regulations, and standards governing land uses have been incorporated into this Ordinance for each zoning district. There are, however, at times, unusual conditions attendant upon land uses and zoning classifications which justify elaboration of the application of these specifications, regulations and standards. 130.1102 Public sanitary sewage treatment and disposal system. Sec. 11 .02 . In addition to the requirements established by the Michigan Department of Health, the following site development and use requirements shall apply to all public sewage treatment and disposal plants : A . All operations shall be completely enclosed by a fence not less than six (6) feet high . B. All operations and structures shall be surrounded on all sides by a buffer strip at least two hundred (200) feet wide within which grass, trees and shrubs, and structural screens shall be placed to enhance the appearance of the installation. The Township Planning Commission shall have the authority to review and approve the design and treatment of all buffer strips. C . No device for the collection, treatment, and/or disposal of sewer wastes shall be installed or used without approval of the Washtenaw County Health Department or Michigan Department of Health, where appropriate. 130.1103 Storage of materials. Sec. 11.03. The following provisions shall apply: A . Garbage, trash, and similar refuse to be stored outside a building in an R-5, R-6, R-7, R-8, R-9, and all Business and Industrial Districts shall be stored within containers approved by the Washtenaw County Health Department and said containers shall be stored within a screened enclosure. The enclosure shall be constructed of an opaque material, such as wood, concrete blocks, or brick, and shall be enclosed on at least three (3) sides. The fourth side may be open for access or access may be provided by one or more gates. The storage area shall have a concrete floor at least four (4) inches thick. 100 �130.1105 B. The location or storage of abandoned, discarded, unused, unusable, or inoperative appliances, furniture, equipment, or materials (but not including inoperative vehicles), shall be regulated as follows, except for junkyards, in which case the regulations set forth in Section 11.08, herein, shall apply. 1. On any lot or parcel in any recreation-conservation, agricultural, residential, commercial, or office district, the owner or tenant shall locate and store such materials within a completely enclosed building. Such storage shall be for future transfer to other premises and shall not be for the purpose of hire or sale. 2. On any lot or parcel in any wholesale and warehouse, research and development, or industrial district, the owner or tenant shall locate and store such materials: a. Within a completely enclosed building, where required; or b. Where outdoor storage is permitted, within an area surrounded by a solid, unpierced fence or wall at least seven (7) feet in height and not less in height than the materials located or stored therein, and not closer to the lot lines than the minimum yard requirements for said districts. Such storage shall be for future transfer to other premises and shall not be for the purpose of hire or sale. Cross reference(s)--Refuse Collection service, Pt. 72. 130.1104 Parking and storage of vehicles. Sec. 11.04. All automotive vehicles or trailers without current license plates, except recreation vehicles, which shall be regulated as set forth in Section 11.11, herein, shall not be parked or stored in any district in Ann Arbor Township other than in completely enclosed structures, unless otherwise permitted herein. 130.1105 Preservation of environmental quality. Sec. 11.05 . The following provisions shall apply: A. In any zoning district no river, stream, water course, or drainage way, whether filled or partly filled with water or dry in certain seasons, shall be obstructed or altered in any way at any time by any person, except when done in conformance with State and Federal law and standards. 101 �130.1106 B. No person shall alter, change, transform or otherwise vary the edge, bank, or shore of any lake, river, or stream except as provided in the Inland Lakes and Streams Act, Act 346 of the Public Acts of 1972. C. No person shall drain, remove, fill, change, alter, transform or otherwise vary the area, water level, vegetation, or natural conditions of a marsh, swamp, or wetland of one (1) acre or larger, except after receiving approval of a site plan therefor from the Planning Commission in accordance with Article XXII, ' 'Site Plan Review, 11 herein. Any such alterations shall conform to applicable State and Federal requirements. 130.1106 Transition strip. Sec. 11.06. A. A transition strip, when required by this Ordinance, shall be provided in accordance with this Section. Where permitted, a decorative wood screen or masonry wall, four (4) to six (6) feet high, may be substituted for the transition strip if the Planning Commission determines that such screen or wall will equal the performance of the transition strip and where such lot is too limited in dimension or area to reasonably permit the installation of such strip. A hedge may also be substituted for a transition strip, provided that it will obtain a height of at least three (3) feet at the end of the first growing season, and if the Planning Commission determines that such hedge will equal the performance of the transition strip. A screen, wall, hedge, or strip shall be adequately maintained at all times. · B. The transition strip shall be landscaped with living plant materials; such materials shall be planted within six (6) months of the date of issuance of the certificate of occupancy. C. A security deposit, where not provided as part of performance guarantees required elsewhere herein, shall be deposited with the Township Clerk until such time as the transition strip is planted. The transition strip shall be installed within the time required or the Township Board shall be authorized to use said funds to install the transition strip . 102 �130.1107 In all cases, however, the Township Board shall be authorized to withhold 10 percent (10%) of the security deposit for a period of two (2) years from the date of issuance of the certificate of occupancy, to insure that dead or dying nursery stock shall be replaced. Excess funds, if any, shall be returned to the depositor upon completion of the two (2) year period. It shall be the responsibility of the property owner to maintain the transition strip for its original purpose. 130.1107 Automobile service and repair stati.ons. Sec. 11.07. In addition to other regulations set forth in this Ordinance, all automobile gasoline service and repair stations and other automotive service and repair facilities shall conform to the following requirements: A. Sidewalks shall be separated from vehicular parking or circulation areas by curbs, wheel stops, or traffic islands. The portion of the property used for vehicular traffic shall be separated from landscaped areas by a curb. B. The entire area used for vehicle service shall be paved. C. Hydraulic hoist, service pits, lubricating, greasing, washing and repair equipment and operations shall be located within a completely enclosed structure. D. The maximum widths of all driveways at the right-of-way lines shall be no more than thirty (30) feet. E. The angle of a driveway intersection with the street from the curb line to lot line shall be not less than sixty (60) degrees. F. The distance of any driveway from any property line shall be at least twenty (20) feet, measured at the tangent points of the drive edge and the street curb return. G. The distance between curb cuts shall be no less than forty (40) feet, measured between the tangent points of the drive edges and the street curb returns. H. Outdoor storage of trash, including new or discarded vehicle parts, shall be contained within a solid, unpierced enclosure. 103 �130.1108 I. Storage of vehicles rendered inoperative, either through damage or disrepair or any other cause, and vehicles without current license plates, shall be limited to a period of not more than thirty (30) days, and then only for the purpose of temporary storage pending transfer to a junkyard. Such storage shall not be sold or advertised for sale on the premises. J. Sales of used cars and other motorized vehicles shall be prohibited. 130.1108 Junkyards. Sec. 11.08. In addition to other regulations set forth in this Ordinance, all junkyards shall confonn to the following requirements: A. The junkyard shall be located on a public arterial street, or equivalent major public street as defined in the adopted General Development Plan. B. Travel routes for trucks entering and leaving the junkyard shall be shown on a map of the Township at the time of application for the conditional use permit. Such routes except arterial streets or their equivalent shall not pass through residential areas. C. A site plan shall be provided at the time of the conditional use permit application and shall meet all requirements of Article XXII, "Site Plan Review," herein. The site plan shall also contain a description of the location and nature of any material processing operations to be conducted within the junkyard, and the location and nature of equipment for such operations. D. Junk materials shall be stored in organized rows with open intervals at least twenty (20) feet wide between rows for purposes of fire protection access and visitor safety. E. Junk materials shall not be stored in piles higher than the top of the fence surrounding the junkyard. Automobiles, trucks, and other vehicles shall not be stacked so as to prohibit fire protection and to protect the safety of visitors. F. The junkyard shall be maintained in such a manner as to present the breeding or harboring of rats, insects, or other vermin. G. The junkyard, when established and located within one thousand (1,000) feet of any existing residential district, as measured on a straight-line distance, shall not be open for business and shall not operate at any time other than between the hours of 7 :00 a.m. and 6:00 p.m. on weekdays; between 7:00 a.m. and 12:00 noon on Saturdays, and shall not be open for business or otherwise operate on Sundays or legal holidays. 104 �130.1108 H . Burning shall be prohibited except within an enclosed incinerator, and only if the burning operation and incinerator are approved by the Township Fire Chief, or other designated fire official, the Township Building Inspector, and the County Health Department. I. All flammable liquids contained in automobiles and other vehicle shall be drained from same immediately after such vehicles are brought to the junkyard. Such liquids are to be stored in containers approved by the Township Fire Chief, or other designated fire official, the Township Building Inspector, and the County Health Department. J. All drives, parking areas, and loading-unloading areas shall be paved, oiled, watered , or chemically treated so as to limit nuisances caused by windborne dust on neighboring properties and public roads. K. There shall be not more than one (1) entrance way from each public street which adjoins the junkyard. L. Fencing shall be required as follows: 1. A solid, screen-type fence or wall at least seven (7) feet high as measured from grade at each post in the case of a fence, or at ten (10) foot intervals in the case of a wall, shall be provided along each public street frontage. The fence or wall shall be located on the rear line of the required front yard . Gates shall also be made of solid, opaque material. The front yard shall be landscaped and continuously maintained as a lawn. 2 . Where the junkyard is adjacent to a rural, rural and urban residence, business, or R-D district, a solid, screen-type fence or wall, at least seven (7) feet high as measured in Section 1 l .08L(l) preceding, shall be provided on any side or rear property line or portion thereof, adjoining such lots. 3. Where the junkyard is adjacent to a lot in the 1-1 district, a chain-link fence six (6) feet high as measured from grade level at each fence post shall be provided on any side or rear property line or portion thereof, adjoining such lots . 4. Strips of metal , plastic, or other materials inserted into wire fences shall not fulfill the requirements of Section 1 l .08L (1) and (2) of this Ordinance. 105 �130.1110 M. Wrecking and processing operations are permitted in a junkyard but shall be described in the application for the conditional use permit. Cross reference(s)--Junkyard ordinance, Pt. 15. 130.1109 Drive-in theaters. Sec. 11.09. In addition to other regulations set forth in this Ordinance, all drive in theaters shall conform to the following requirements: A. Drive-in theaters shall be enclosed for their full periphery with a solid, screen-type fence or wall at least seven (7) feet in height. Fences and walls shall be of sound construction, painted or otherwise neatly and inconspicuously finished. B. All fences or walls shall be set back at least one hundred (100) feet from any front street or front property line, with the area between the fence and the street or front property line to be landscaped and continuously maintained as lawn. C. All ingress or egress shall be on a public arterial street or equivalent public major street as defined in the adopted General Development Plan. All traffic movement shall be accommodated within the site so that entering and exiting vehicles will make normal and uncomplicated movements between the site and the public streets. All points of entrance or exit for vehicles shall be located no closer than five hundred (500) feet from the intersection of any two (2) streets or highways. D. A site plan shall be approved in accordance with Article XXIl, "Site Plan Review," herein. 130.1110 Commercial kennels. Sec. 11.10. A commercial kennel shall be subject to the following requirements: A. The minimum lot size shall be ten (10) acres. B. Structures or pens shall not be located less than three hundred (300) feet from a public right-of-way or less than one hundred (100) feet from a side or rear lot line. C. The kennel shall be established and maintained in accordance with all applicable County and Township sanitation regulations. D. A site plan shall be approved in accordance with Article XXIl, "Site Plan Review," herein. 106 �130.1112 E. The kennel owner shall obtain a Conditional Use Permit from the Township, and a kennel license from Washtenaw County . 130.1111 Storage of recreational equipment. Sec . 11. 11. Recreation vehicles, boats and boat trailers, snowmobiles, trailcycles, all terrain vehicles, and similar equipment, and trailers, cases, and boxes used for transporting recreational equipment, whether occupied by such equipment or not, shall not be parked or stored in front of the front building line or any vacant lot in a residence district, provided, however, that such equipment may be parked anywhere in a driveway or parking area on residential premises for a period not to exceed seventy-two (72) hours during loading or unloading. Such equipment shall not be used for living, sleeping, or housekeeping purposes when parked or stored on a residential lot, or in any location not approved for such use. Storage of such equipment, when permitted in a commercial district as a principal use of a lot, shall be located behind all required lot lines with all required yards to be landscaped and properly and regularly maintained. The storage area shall have a gravel or paved surface, treated regularly to prevent erosion and blowing of dust. The storage area shall be fenced for security purposes, by at least a six (6) foot high cyclone-type fence. 130.1112 Quarries. Sec. 11.12. The removal of soil, including top soil, sand, gravel, stone, and other earth materials shall be subject to the following conditions: A. There shall be not more than one (1) entrance way from a public road to said lot for each six hundred and sixty (660) feet of front lot line. Said entrance shall be located not less than five hundred (500) feet from an intersection of two (2) or more public roads . B. Such operations shall be permitted only between the hours of 7:00 a .m . and 6:00 p.m., Monday through Friday, and between 7:00 a.m. and 12:00 noon on Saturday. Operations shall not be permitted on Sunday or legal holidays, except by special permit from the Planning Commission. C. On said site no digging, stockpiling, excavating or equipment storage and repair shall take place closer than one hundred (100) feet from any lot line, and three hundred (300) feet from an existing residence zoning district. Stockpiles of stripped topsoil shall be seeded with grass or other plant materials and shall be prevented from eroding onto other properties. 107 �130.1112 D . On said lot all roads, driveways, parking lots, and loading and unloading areas within one hundred (100) feet of any lot line shall be paved, oiled, watered, or chemically treated so as to limit the nuisance caused by windborne dust on adjoining lots and public roads. E. Each operator shall be held responsible for all public roads upon which trucks haul materials from the quarries to keep those roads in a driveable condition at least equal to that which existed prior to the beginning of quarrying operations; and to keep the roads dust-free and to clean any and all spillage of material and dirt, rock, mud, and any other debris carried onto the roads by these trucks or other equipment. F. Any noise, odors, smoke, fumes, or dust generated on said lot by any digging, excavating, loading, or processing operation and borne or able to be borne by the wind shall be confined within the lines of such lot as much as possible so as not to cause a nuisance or hazard on any adjoining lot or public road . G. Such removal shall not be conducted so as to cause the pollution by any material of any surface or sub-surface watercourse or body outside of the lines of the lot on which such use shall be located, or of any existing body of water located within the premises. H . Such removal shall not be conducted so as to cause or threaten to cause the erosion by water of any land outside of said lot or of any land on said lot so that earth materials are carried outside of the lines of said lot. Such removal shall not be conducted so as to alter the drainage pattern of surface or sub-surface waters on adjacent property. In the event that such removal shall cease to be conducted, it shall be the continuing responsibility of the owner(s) and the operator(s) thereof to assure that no erosion or alteration of drainage patterns shall take place after the date of the cessation of operation as specified in this paragraph. I. All fixed equipment and machinery shall be located at least one hundred (100) feet from any lot line and five hundred (500) feet from any existing residence zoning district. In the event the zoning classification of any land within five hundred (500) feet of such equipment or machinery shall be changed to a residential classification subsequent to the operation of such equipment or machinery, the operation of such equipment or machinery may continue henceforth but in no case less than one hundred (100) feet from any lot line adjacent to said residence district. A fence of not less than six (6) feet in height shall be erected around the periphery of the area being excavated. Fences shall be adequate to prevent trespass. 108 �130.1112 J. All areas within a quarry shall be rehabilitated progressively as they are worked out or abandoned to a condition of being entirely lacking in hazards, inconspicuous, and blended with the general surrounding ground form so as to appear natural. K. The applicant shall submit a plan for the use of the property during mining operations at the time of application for the permit. The plan shall provide the following information: 1. Boundary lines of the property; dimensions and bearings of the property lines, correlated with the legal description; 2. Aerial photo, showing property and adjacent areas, location and outline of wooded areas, streams, marshes, and other natural features; 3. Existing site improvements such as buildings, drives, wells, and drain fields; 4. Existing topography at contour intervals of two (2) feet; 5. Extent of future mining areas and depth thereof; 6. Location and nature of structures and stationary equipment to be located on the site during mining operations; 7. Location and description of soil types; 8. An estimate of the kind and amount of material to be withdrawn from the site and the expected termination date of mining operations; 9. Description of all operations to be conducted on the premises, such as, but not limited to, digging, sorting, and washing operations, and the type, size, and nature of equipment to be used with each operation; 10. Location and width of drives, sight distances; land widenings on public roads at intersections of same with drives; 11. Tree areas and other natural features to be retained; 12. Description of pollution and erosion control measures; 109 �130.1112 13. Certified statement by a qualified engineer, with supporting data and analyses, concerning expected impact on the water table and water supply wells in the vicinity of the site; and 14. Map showing truck routes to and from the site. L. The applicant shall file a plan for restoring the site to a safe, attractive, and usable condition. The plan shall be filed with the application for the conditional use permit and shall provide the following information: 1. Boundary lines of the property, dimens1ons and bearings of the property lines, correlated with the legal description; 2. Location and extent of all natural features to be retained during mining operations; 3. Contour lines at intervals of two (2) feet of the proposed restored surface, clearly showing connection to existing undisturbed contour lines; 4 . Schedule and areas of progressive rehabilitation; 5. Proposed ground cover and other plantings to stabilize the soil surface and to beautify the restored area; 6. Sketch plan of the proposed use of the site when restored; and 7. Description of methods and materials to be used in restoring the site. M. The applicant shall provide security deposits, in the form and amounts recommended by the Township Board and acceptable to the Planning Commission, to guarantee restoration of the site and to cover the costs of the Township Engineer in certifying conformance. N. The applicant shall provide a security deposit when required by the Township Planning Commission, to maintain and replace public roads traversed by trucks associated with the mining operation. The security shall be deposited with the Washtenaw County Road Commission in the form and amount required by the Road Commission. 110 �--------- �130.1114 0 . The applicant shall provide a date for completing the quarry operation, such date to be based upon the estimated volume of material to be extracted and an average annual extraction rate . The conditional use permit shall not be issued for a period to exceed five (5) years . Any extension of operations beyond that date shall require a new conditional use permit, which shall be applied for and processed as provided in this Zoning Ordinance upon proof by the applicant that restoration of the site has begun. P. Travel routes for trucks entering and leaving the pit shall be shown on a map of the Township at the time of application for the conditional use permit. Such routes, except arterial streets or their equivalents, shall not pass through residential areas. Q. Only equipment owned or leased by the operator of the quarry and used in the operations of the quarry shall be stored overnight or for longer periods anywhere on the premises of the quarry . Storage of any other equipment on the premises shall be prohibited . R. Potable water supply and sanitary sewage disposal systems shall be approved by the County Health Department before a conditional use permit shall be issued . S. Concrete, cement, or asphalt production shall not be allowed as part of a quarry operation unless located in a district which allows such use. 130.1113 Residential cluster development. Sec. 11 .13 . Deleted March 21, 1994. 130.1114 Mobile home parks. Sec. 11.14. A, Sale of mobile homes. The business of selling new and/or used mobile homes as a commercial operation in connection with the operation for mobile home development shall be prohibited. New or used mobile homes located on lots within the mobile home development to be used and occupied on that site may be sold by a licensed dealer and/or broker. This section shall not prohibit the sale of a used mobile home by a resident of the mobile home development provided the development permits the sale. 111 �130.1114 B. Commercial and service establishments. Commercial and service establishments may be permitted in a mobile home park, provided all the following requirements are met: 1. The establishments are of such nature, size, and location within the mobile home park so as to serve only residents within the mobile home park. 2. The establishments are designed, improved, and locate to protect the character of the mobile home park and the surrounding neighborhood. 3. Similar facilities and services are not conveniently available in the neighboring area. C. Si2ns. Signs shall be permitted in a mobile home park in accordance with the following regulations: 1. Not more than one identification sign, not exceeding 18 square feet in area, shall be permitted at each principal vehicular entrance to the mobile home park. 2. Not more than one sign, not exceeding six square feet, stating "Vacancy" or "No Vacancy" or similar terminology shall be permitted at each principal vehicular entrance to the mobile home park. 3. One identification sign, not exceeding 18 square feet in area, shall be permitted for each principal building for a non-residential use permitted in this district as a permitted or conditional use. D. Yards. Yards required along the perimeter of a mobile home park and principal non-residential structures of a mobile home park (Section 10.04C-7 herein) may be used to satisfy site area and spacing requirements for individual dwellings, but shall not contain carports, recreation shelters, storage shelters, any other structures, parking spaces, or active recreation areas. Drives may cross, but shall not occupy, required yards. E. Distances from a mobile home unit. The following minimum distances shall be provided and maintained from a mobile home unit, and shall be measured from the face, side, and back of the mobile home unit. If the mobile home has an attached or add-on structure, the applicable distances shall be rpeasured from the face, side, and back of the attached structure. 112 �130.1114 1. 20 feet between mobile home units or attached structure of another mobile home used for living purposes . 2. 10 feet from an on-site parking space on an adjacent site. 3. 10 feet from an attached or detached structure or accessory which is not used for living purposes. 4 . 10 feet from an attached accessory structure that is not used for living purposes. 5 . 50 feet from any permanent building. 6. 10 feet from the edge of an internal road. 7. 20 feet from the right-of-way line of a public street within the mobile home park. 8. 7 1/2 feet from a parking bay. 9. 7 feet from a common pedestrian walkway. F. Attachment of mobile home structures. Notwithstanding the requirements of Section 1 l.14E, preceding, two or more mobile home units may be attached along common walls if these walls contain no windows, doors or other openings, and are constructed to meet standards issued by the US Department of Housing and Urban Development. G. Attachment of accessory structures, Notwithstanding the requirement of Section 11 . 14E, preceding, carports, recreation shelters, storage buildings and similar accessory structures on adjacent sites may be attached across site lines, provided they do not impede visibility at intersections of streets or of driveways with streets, or increase fire hazards. H. Maximum hei~ht of structures, The maximum height of structures in a mobile home park shall be as follows : 1. Principal structures--35 feet. 113 �130.1114 2. Accessory structures--15 feet . The height of storage buildings on individual mobile home sites shall not exceed the lesser of 15 feet or the height of the mobile home . I. Parkin~ reQ.Uirements. 1. Notwithstanding any conflicting requirement in this ordinance, a minimum of two parking spaces shall be provided for each mobile home site. The minimum number of parking spaces for conditional uses permitted in a mobile home park may be reduced to 2/3 the number required for such uses as set forth in Article XII, herein, as part of the conditional use permit approval. 2. The required parking spaces for a mobile home site may be provided either on the mobile home site or in parking bays within 100 feet of the site. 3. Additional parking facilities shall be provided as follows: a. For storage of maintenance vehicles. b. At the office location for office visitors. c. For general visitor parking, at the ratio of one (1) parking space for every three mobile home sites in the park, in a convenient location with respect to the mobile home sites served thereby. J. Streets. 1. Vehicular access to a mobile home park shall be provided by at least one hard surface public road. 2. Only streets within the mobile home park shall provide vehicular access to individual mobile home sites within the mobile home park. 3. Two-way streets within a mobile home park shall have a minimum width of 21 feet where no parallel parking is permitted, 31 feet where parallel parking is permitted along one side of the street, and 41 feet where parallel parking is permitted along both sides of the street. 4. It is the intent of this ordinance to discourage one-way streets in a mobile home park. If one-way streets are to be provided, each such street shall serve not more than 30 mobile home dwelling units. The minimum width of a 114 �130.1114 one-way street shall be 13 feet where no parallel parking is permitted, 23 feet where parallel parking is permitted along one side, and 33 feet where parallel parking is permitted along both sides. 5. A dead end street shall have a turning area adequate for turning of Ann Arbor Township fire fighting vehicles, and shall have a maximum length of 300 feet, measured to the center of the tum-around area. If turning circle is used, it shall have a minimum outside radius of 50 feet. K, Water and sanitary sewer services. Each mobile home unit, and every building that has plumbing facilities, within a mobile home park, shall be connected to Ann Arbor Township water and sanitary sewer lines, where available, or where not available, to facilities approved by the Michigan Department of Public Health and the Michigan Department of Natural Resources. L. Outdoor stora2e, Common storage areas for the storage of boats, motorcycles, recreation vehicles, and similar equipment may be provided in a mobile home park, but shall be limited to use only by residents of the mobile home park. The location of such storage area shall be shown on the preliminary site plans required herein. No part of such storage area shall be located in any yard required on the perimeter of the mobile home park. Such storage area shall be screened from view from adjacent residential properties. M. Site constructed buildin2s, All buildings constructed on site within a mobile home park shall be constructed in compliance with the Michigan State Construction Code. Any addition to a mobile home unit that is not certified as meeting the standards of the US Department of Housing and Urban Development for mobile homes shall comply with the Michigan State Construction Code. Certificates and permits shall be required as provided in Article XX, herein. A final site plan shall be approved prior to construction of any principal structure, not including mobile home units, in accordance with Article XXII, herein. N. Television antennas. Exterior television antennas on individual mobile home units are prohibited. 0. Placement of a mobile home unit. 1. It shall be unlawful to park a mobile home unit so that any part of such unit will obstruct any road or pedestrian walkway within a mobile home park. 115 �130.1114 2. A building permit shall be issued by the Township Building Inspector before a mobile home may be placed on a site in a mobile home park. P . Occupancy. A mobile home in a mobile home park shall not be occupied until all required approvals have been obtained from the State of Michigan. Q. Required site plan review. Construction of a mobile home park shall require prior approval of a preliminary site plan by the Township Planning Commission. For the purposes of this section only, a preliminary site plan shall include all information required in Sections 22.03B and 22.04B, herein, except subsections 11, 12, 13, 17, 21, 23, and 26 of Section 22.04B, which shall not be required. In addition, the preliminary site plan shall show the location and size of proposed water, sanitary sewer, and storm sewer lines and appurtenances; location and type of waste water treatment facilities in the mobile home park; location of water supply wells for the mobile home park; location of fire hydrants; points of connection to Township water and sanitary sewer lines ; proposed drainage patterns; location and outline of storm water retention ponds; and the location of proposed electricity, telephone, and other cable lines outside the mobile home park. (Amended: Ord . of 4-14-86, 4-14-86; Ord . of 3-21-94, 3-21-94) 116 ��130.1115 PUD regulations. Sec. 11.15. A. Location of a PUD. A PUD shall be located in areas of Ann Arbor Township that are determined by the Township Board to be suitable and desirable for such development, upon recommendation by the Township Planning Commission. In making its recommendation, the Planning Commission shall find that the location of a proposed PUD is consistent with Township policy, as expressed in the adopted General Development Plan, or represents land use policy that is a local and acceptable change in adopted policy. B. District re~Iations. 1. General. All uses, structures, and properties shall comply with all regulations in Article X, "Schedule of District Regulations," herein, and with all other regulations and requirements of this Zoning Ordinance, except as provided in this Section. 2. Minimum lot area. The minimum lot area to be developed under the regulations of this Section shall be twenty (20) acres, provided, however, that the minimum lot area may be waived by the Township Board if the parcel in question has certain unique characteristics such as, but not limited to, significant topographic change, significant trees or wooded areas, wet lands or poor soil conditions on portions of the property, water courses or utility easements crossing the parcel, unusual shape or proportions, and isolation from other undeveloped or developable lands. In such case, the applicant shall submit information to the Township Board to support the request for a waiver of the minimum lot size requirements. The Township Board shall consider the request and act thereon, and shall inform the applicant of the action in writing. The request for a waiver and the Township Board's action shall be made prior to the applicant's submittal of application for a PUD district classification. The Township Board shall not consider any request for a waiver in the twenty (20) acre minimum until it has received a recommendation from the Planning Commission on said request. 3. Permitted Uses. a. Uses permitted in a PUD district shall be consistent with the uses designated in the general development plan. 117 �130.1115 b. A residential area, designated on an area plan or final site plan, may contain one or more types of dwelling units, provided that such combination of dwelling unit types will not interfere with orderly and reasonable platting of an area, if such area is to be platted. c. Multiple-family dwelling units may be located in buildings containing, or intended to contain, commercial and/or office activities, provided that commercial uses shall be permitted only on the first, ground, or main floor, however defined. Dwelling units shall not be permitted on any floor on which commercial and/or offices are located or intended to be located. d . Home occupations shall not be permitted in any dwelling unit, including a mobile home unit, other than a single-family detached dwelling unit. Each such dwelling unit shall be subject to the home occupation regulations in Section 3. 09, herein. 4. Density regulations. a. The maximum permitted residential density for a PUD district shall not exceed the average residential density for the area included in the PUD as shown on Ann Arbor Township's adopted General Development Plan. b . The maximum ground floor coverage (GFC) shall not exceed twenty percent (20 %) . c. The maximum floor area ratio (FAR) shall not exceed 0.35 . d. Land areas to be used in calculating gross densities, ground floor coverages, and floor areas as provided in this Section shall each be delineated on the area plan, preliminary site plan, where applicable, and final site plan, so that the acreage and density computations can be confirmed . e . The land area used for calculating gross residential density shall include the total residential land area designated on the area plan or final site plan, less any area within existing and proposed street rights-of-way. 118 �130.1115 f. The horizontal surface area of lakes, streams, ponds (natural, man-made, or storm water retention), marshlands, and similar areas may be included in the acreage used for calculating gross residential density if fifty percent (50 %) of the frontage of such areas are part of lands devoted to parks and open space used for and accessible by residents of the PUD. g. GFC and FAR calculations for residential structures shall be based upon the acreage designated for gross residential density. GFC and FAR calculations for non-residential uses shall be based upon land areas including acreage for private drives, parking and loading areas, open spaces around structures, landscape areas, and similar areas , but not including acreage in existing public street rights-of-way . h. Land once used to provide acreage sufficient to meet density regulations in a project within a PUD shall not again be used to compute density in another project unless the gross and net densities, GFC, and FAR of the subject project and all previous projects are maintained at or less than the limits established in the approved area plan. i. The Planning Commission may exclude land with slopes of fifteen percent ( 15 %) or steeper from the gross residential land area if such land is not usable for residential or recreation/open space purposes . j . Top decks of underground parking structures may be included in the land area used in density calculations if such area is fully landscaped and is not used for circulation and parking of vehicles. k . The GFC and FAR for the PUD shall include assumed ground floor area and total floor area for the single-family detached dwelling units proposed in the PUD. Such assumed floor areas shall be listed in the required calculations . 5 . Yards . a. A yard fifty (50) feet wide shall be provided along the perimeter of the PUD district fronting on a public street. 119 �130.1115 b. A yard twenty (20) feet wide shall be provided along the perimeter of the PUD district not fronting on a public street. Such yard shall be designed and landscaped as a buffer strip; parking lots and driveways shall not be permitted in such yard, except that drives may cross such yard. c. A yard at least thirty-five (35) feet wide shall be provided along the right-of-way of a major public collector street proposed within the PUD, and a yard fifty (50) feet wide shall be provided along the right-of-way of a public arterial street proposed within the PUD. d. A landscaped yard at least ten (10) feet wide shall be provided between a parking lot of five (5) or more spaces and a property line within the PUD, and twenty (20) feet from the perimeter property line of the PUD, except when adjacent to a public street right-of-way line, existing or proposed, in which case the preceding setbacks shall apply. e. A transition strip at least twenty (20) feet wide shall be required in accordance with the provisions of Section 11. 06 on any commercial or office site when adjacent to a residential area, school site, park, and similar areas. Such strips shall be landscaped with trees, shrubs, mounds, ground covers, and other materials. f. The preceding yard requirements, except those in Sections 1 l .15B(5) (a) and (b), herein, may be reduced or waived when approved by the Township Board upon recommendation of the Planning Commission. The reduction or waiver shall be justified by the applicant and shall be based upon findings that topographic conditions, existing trees and other vegetation, proposed land grading and plant materials, or other site conditions perform the same functions as the required yards. Such reductions or waivers shall be clearly shown on the approved area plan. g. All required yards shall be landscaped and adequately and permanently maintained by the property owner, tenant, or organization responsible for maintaining common areas as provided in Section 11.15H, herein. 120 �130.1115 6. Distances between buildings . a. Any single-family dwelling structure shall be located at least ten (10) feet from any other single-family dwelling structure unless structurally attached thereto. b. The location of buildings and uses and the distances between buildings shall be clearly shown on the area plan and shall control the development and continued use of the property. c. Distances between the buildings shall conform to the requirements of Section 11.20 of this Ordinance. 7. Height. There are no height regulations in the PUD district, provided that any buildings exceeding a height of two and one-half (2 1/2) stories or thirty-five (35) feet shall be approved as to specific height by the Township Board upon recommendation from the Planning Commission. Approval shall be based upon findings regarding light, air circulation, views, airport flight patterns, and recommendations from the Township Fire Chief regarding fire protection and safety. 8. Circulation and access. a. Each lot or principal building in a PUD district shall have vehicular access from a public street or from a private street approved by the Township Board, upon recommendation from the Planning Commission, as part of an area plan. b. Each lot or principal building in a PUD shall have pedestrian access by a public or private sidewalk, and bicycle access by a bicycle path, where determined by the Township Board to be necessary for public safety and convenience, upon recommendation of the Township Planning Commission. c. Standards of design and construction for public and private streets within the PUD may be modified as deemed appropriate to adequately provide the anticipated service required. Right-of-way standards may also be modified, especially where the area plan provides for the separation of pedestrian and vehicular patterns and adequate off-street parking facilities. Any modification of proposed public streets shall meet the approval of the Washtenaw County Road Commission. 121 �130.1115 d. Public and private streets shall be designed and constructed according to established standards for public streets, except that such standards may be modified as provided in Sub-Section (c), preceding. If, in the future, private streets in a PUD are to be dedicated to a public agency, the owners shall first fully agree to bear the full expense of reconstruction or any other action required to make streets suitable for public acceptance. e. An individual dwelling unit in any single-family, two-family townhouse, mobile home, or similar residential structure shall not have direct access to a collector or arterial street. 9. Utilities . a. Each principal building in a PUD district shall be connected to sanitary sewerage and water facilities as required in Section 3.13, herein. b. Each site in a PUD district shall be provided with adequate storm drainage. Open drainage courses and storm water retention ponds may be permitted by the Township Board upon recommendation by the Planning Commission as part of the area plan. c. Electrical, telephone, and cable television lines shall be underground , provided, however, that distribution lines may be placed overhead after approval of the location of the lines and poles by the Township Board, upon recommendation of the Planning Commission as part of the area plan. Surface-mounted transformers and similar equipment for the underground wires shall be shown on the final site plan and shall be landscaped and screened from view. 10. Open space regulations. a. Buildings , parking lots, drives, and similar improvements may be permitted in open space areas if related and necessary to the functions of the open space. Other buildings and improvements shall be prohibited therefrom. b. Open space areas shall be conveniently and equitably located throughout the PUD in relation to the location of dwelling units and natural features. 122 �130.1115 c. Open space areas shall have minimum dimensions which, in the Planning Commission's opinion, are usable for the functions intended and which will be maintainable. d . The Township Board may require, upon recommendation of the Planning Commission, that natural amenities such as ravines, rock outcrops, wooded areas, tree or shrub specimens, unique wildlife habitats, ponds, streams, and marshes be preserved as part of the open space system of the PUD. 11 . Staging. Development within a PUD district may be staged as delineated on the approved area plan. Staging shall be subject to the following requirements: a. Any stage containing commercial and/or office uses shall have a residential land area containing at least three (3) times the land area in the commercial/office use. b . A phase shall not be dependent upon subsequent phases for safe and convenient vehicular and pedestrian access, adequate utility services, and open spaces and recreation facilities, and shall be capable of substantial occupancy, operation, and maintenance upon completion of construction and development of that phase. c. The Township Board, upon recommendation of the Planning Commission, may require that development be staged so that Township, school district, and county property tax revenues resulting from such development will generally balance the expenditures required by public agencies to properly service that development so that serious overloading of utility services and community facilities will not result, so that the various amenities and services necessary to provide a safe, convenient, and healthful residential environment will be available upon completion of any one phase. The Planning Commission may require the applicant to provide housing and commercial market analyses, traffic studies, and other information necessary for the Commission to properly and adequately analyze a PUD project for recommendation to the Township Board with respect to this requirement. d. The Planning Commission may require, as part of a final site plan review of a stage, that land shown as common open space on the approved area plan be held in reserve as part of a stage to be developed, in order to guarantee that density limits for the entire PUD as shown on 123 �130.1115 the approved area plan will not be exceeded when the subject phase is completed. Such reserved land may be included in subsequent phases if the density regulations will not be exceeded upon completion of that phase or if other land is similarly held in reserve. e. No building permits shall be issued for any commercial or office use in a PUD until building permits have been issued for at least one hundred (100) dwelling units or one-quarter of the total number of units in the approved area plan, whichever is less. 12. Parking and loading requirements. The parking and loading requirements set forth in Article XII, "Off-Street Parking and Loading Regulations," herein, shall apply except that the number of spaces required may be reduced in a PUD if approved by the Township Board, upon recommendation of the Planning Commission, as part of the area plan. Such reduction shall be justified by the applicant and shall be based upon a finding that sufficient parking will be available through sharing of spaces by different uses, that the parking requirement is excessive for the type of use proposed, that walk-in trade for commercial centers will reduce parking demand, or similar factors. 13. Continuing applicability of regulations. The location of all uses and buildings, all mixtures and allocations of uses, all yards and transition strips, and all other information regarding use of properties as shown on or as part of an approved area plan, and an approved final site plan, shall have the full force and permanence of the Zoning Ordinance as though such regulations were specifically set forth in the Zoning Ordinance. Such statements shall be the continuing obligation of any subsequent interests in the PUD or parts thereof and shall not be changed or altered except as permitted in this Article or except as approved through formal amendment procedures as set forth in this Article. The approved plan(s) and any documents attached thereto shall control any subsequent planning or development at any particular stage in the process. A parcel of land that has been classified as a PUD district by the Township Board shall not thereafter be developed or used except in accordance with the approved area plan and preliminary and final site plans approved subsequent thereto. 124 �130.1115 14. Construction. No construction, grading, tree removal, soil stripping, or other site improvements or changes shall commence, and no permit shall be issued therefor, on a lot with or under application for a PUD classification, until the requirements of this Section have been met. C. Pre-application conference. 1. A potential applicant for a PUD district classification shall request a pre-application conference with Township officials prior to filing an application. The request shall be made to the Planning Commission Chair, who shall set a date and shall inform the Township Supervisor, Clerk, and Treasurer, and other Planning Commission members of the conference and invite their attendance. The Planning Commission Chair shall also invite other officials who might have an interest in the proposed development, or who might assist the Township in the review process, such as but not limited to Township consultants, County Road Commission Engineer, County Health Department, County Drain Commissioner, and County Planning staff. 2. The purpose of the meeting is to inform Township and other officials of the concept of the proposed development and to provide the potential applicant with information regarding land development policies, procedures, standards, and requirements of the Township and other agencies in terms of the proposed development. To this end, the applicant is encouraged to present schematic plans, site data, and other information that will explain the proposed development. 3. Statements made in the conference shall not be legally binding commitments . D. Area plan requirements. 1. Procedure for petition and area plan approvals. a. Application for a PUD district classification shall be for an amendment to the Official Zoning Map and approval of an area plan. An application for a PUD district classification for a parcel of land may be made by the owner(s) of record or by any person(s) acting on behalf of the owner(s) of record of the subject parcel. The applicant shall have a substantial interest in the subject property prior to filing for a PUD district classification; said filing shall be in the name of and signed by all owners. The applicant shall provide evidence of full ownership of all land in a PUD, such as legal title or execution of a binding sales 125 �130.1115 agreement, prior to approval of the petition and area plan by the Township Board. b. The application shall be filed with the Township Clerk who shall transmit the petition and the area plan to the Planning Commission Secretary. The application must be filed at least two (2) weeks prior to the Planning Commission meeting at which it is first to be considered. Fees shall be paid to the Township Treasurer; no transmittals shall be made unless the required fees have been paid in full. c. Upo receipt of the petition and plan from the Clerk, the Planning Commiss n shall undertake a study of the same and shall complete said study wi · ninety-five (95) days of receipt by the Planning Commission. The Planning Commission shall advise the applicant in writing of any commended changes in the area plan as are needed to conform to the r lations and standards of this Ordinance. r d. The Planning Co ·ssion shall, at the meeting at which it receives the petition and area pl from the Clerk, establish a public hearing on the petition and area plan, aid hearing to be held within thirty-one (31) days of the date received by e Planning Commission. The Planning Commission shall give notice the public hearing as required in Section 25 .03B, herein. e. At the public hearing the applicant shall present evidence regarding the following characteristics of the proposed development: (1) General character and substance; (2) Objectives and purpose to be served; (3) Compliance with regulations and standards; (4) Scale and scope of development proposed; (5) Development schedules; and (6) Compliance with the adopted General Development Plan of Ann Arbor Township. ··126 �Article XI 130.1115 - Planned Unit Development. Section 11.15, Subsection D.1 Procedure for petition and area plan approvals, Subsection~ c. and d. are amended to read as follows: · · "c. Upon receipt of the petition and plan from the Clerk, the Planning Commission shall undertake a study of the same and shall complete said study within one hundred thirty-five (135) days after the date on which the Planning Commission sets the public hearing described ind. below. The Planning Commission shall advise the applicant in writing of any recommended changes in the area plan as are needed to conform to the regulations and standards of this Ordinance. d. The Planning Commission shall establish a date for a public hearing on the petition after confinning that the petitioner has provided all information and paid all fees required by this Ordinance. The Township Clerk, as designee of the Planning Commission shall give notice of the public hearing as required in Section 25.03B, herein." 5 �130.1115 The Planning Commission may require the petitioner to provide information at the public hearing concerning economic feasibility of proposed uses; community impact; and environmental impact. To this end, factual evidence and expert opinion shall be submitted by the applicant in the form of maps, charts, reports, models, and other tangible materials, and in the form of testimony by experts such as lawyers, architects, engineers, realtors, professional community planners, and economists as will clearly state for the record the full nature and extent of the proposal. Tangible materials shall be submitted in sufficient quantity for review by the Planning Commission and other officials. f. The report to the Township Board shall contain the Planning Commission's analysis of the petition and area plan, findings regarding standards, recommended conditions of approval, and recommendations for action. g. Following the public hearing and recommendation of the Planning Commission, the Planning Commission shall transmit a copy of the petition and area plan to the Washtenaw County Metropolitan Planning Commission for its review and comment to the Township Board in accordance with Act 184, P.A. 1943. h. The Township Board shall review the petition and area plan application and the Township and County Planning Commission reports thereon, and shall approve, deny, or table for further consideration, the petition and area plan. Changes in the zoning amendment or area plan desired by the Township Board shall be referred to the Township Planning Commission for review and recommendation prior to the Board action thereon. i. If the petition and area plan are approved by the Township Board, the applicant shall review the petition and area plan in their approved form . The applicant and all owner(s) of record or the legal representative of the owner(s) of record of all property included within the PUD shall then sign an agreement that the approved petition and area plan, and the conditions of approval, shall be binding upon the applicant and owner(s) of record and upon their heirs, successors, and assigns . The petition and area plan shall not be officially approved nor may the applicant submit a preliminary site plan, where applicable, or a final site plan for the lot or 127 �130.1115 any part thereof, until said agreement has been signed as required herein and has been received by the Township Clerk. j. Within three (3) days of the official approval of the petition and the area plan by the Township Board, the Township Supervisor shall accurately note, and the Township Clerk shall attest, the PUD district designation for the lot in question on the Official Zoning Map, in accordance with Section 3. 02C, herein. k. The approved area plan and signed agreement shall be recorded by the petitioner with the Washtenaw County Register of Deeds, within ten (10) days of the date of approval of the petition and the area plan by the Township Board. The petitioner shall immediately provide a certified copy of the recorded documents to the Ann Arbor Township Clerk. I. The Township Board may enforce any or all provisions of the approved area plan and agreement, and conditions of approval, against the petitioners, owners, successors, assigns, or agents. m. Performance guarantees to assure compliance with the approved area plan and conditions of approval may be required by the Township Board at the time of approval of the area plan. Guarantees to assure completion of site improvements shall be provided in accordance with Article XXII, "Site Plan Review," herein. 2. Area plan for PUD of eighty acres or less and for PUD of more than eighty acres . a. An area plan for a PUD consisting of eighty (80) acres or less shall contain all the information required for a preliminary site plan as set forth in Section 22.03, herein, and the following information: (1) Density of use for each use area of the site; (2) Location, size, and uses of common open space; (3) General description of the organization to be used to own and maintain common open space; (4) General description of covenants, grants, easements, or other restrictions to be imposed upon land or buildings, including 128 �130. 1115 easements for public utilities, by-laws, and articles of incorporation for any home owners' association, cooperative association, or minimum association; (5) Description of applicant's intentions regarding selling or leasing of all or portions of land in the PUD and of dwelling units; (6) Description of all proposed non-residential uses, including types of stores and offices; (7) General landscape concept showing tree masses to be preserved or added, mounds, and similar features; (8) Delineation of areas to be subdivided under the Subdivision Control Act; and (9) Average initial sales prices of dwelling units for sale and/of average initial rents of rental dwelling units. b. An area plan for a PUD consisting of more than eighty (80) acres shall contain the information as required in Section l 1.15D(2) (al) through (a9), preceding, and the following information: (1) Location and description of site; dimensions and area; (2) General topography; soil information; (3) Scale; north arrow; date of plan; (4) Location, type, and land area of each land use; density of dwelling units (dwelling units per acre); type of dwelling units; (5) Location, use, and size of open areas and recreation areas; (6) General location and right-of-way width of proposed public streets; general location and surface width of major private streets/drives; (7) General location of proposed parking areas and approximate number of spaces to be provided in each area; 129 �130.1115 (8) General delineation of areas of intended cutting or filling; existing natural features to be preserved or removed; location of existing structures, streets, and drives; location and purpose of existing easements; (9) Adjacent land uses; (10) Location and area of each development phase; summary of land use information as required in Subsection 4 preceding for each phase; and ( 11) General description of proposed water, sanitary sewer, and storm drainage systems. 3. Standards for petition and area plan review. The Planning Commission shall determine and shall provide evidence of same in its report to the Township Board, that the petition and area plan meet the following standards: a. The proposed development shall conform to the adopted General Development Plan or any part thereof, or represents land use policy which, in the Planning Commission's opinion, is a logical and acceptable change in the adopted General Development Plan. b. The proposed development shall conform to the intent and to all regulations and standards of the PUD district and of the Zoning Ordinance. c. The proposed development shall be adequately served by public facilities and services such as: highways, streets, police and fire protection, drainage courses, water and sanitary sewer facilities, refuse disposal, or that the persons or agencies responsible for the proposed development shall be able to provide in a manner acceptable to the Township Board, any such facilities and services. d. The common open space, any other common properties, individual properties, and all other elements of the PUD are so planned that they will achieve a unified open space and recreation area system with open space and all other elements in appropriate locations, suitably related to each other, the site, and the surrounding land. 130 �130.1115 e. The applicant shall have made provision, satisfactory to the Board, to assure that those areas shown on the plan for use by the public or by occupants of the development will be or have been irrevocably committed for that purpose. Provision, satisfactory to the Board, shall have been made to provide for the financing of any improvements shown on the plan for open space areas, and common use areas which are to be included within the development, and that maintenance of such improvements is assured by a means satisfactory to the Board. f. The location of the proposed uses, layout of the site, and its relation to streets giving access to it, shall be such that traffic to, from, and within the site and assembly of persons in connection therewith, will not be hazardous or inconvenient to the project or the neighborhood. In applying this standard the Commission shall consider, among other things, convenient routes for pedestrian traffic, particularly of children, relationship of the proposed project to main thoroughfares and street intersections, and the general character and intensity of the existing and potential development of the neighborhood. g. The mix of housing unit types and densities, and the mix of residential and non-residential uses shall be acceptable in terms of convenience, privacy, compatibility, and similar measures. h. Where applicable, the Commission shall determine that noise, odor, light, or other external effects from any source whatsoever, which is connected with the proposed use, will not adversely affect adjacent and neighboring lands and uses. i. The proposed development shall create a minimum disturbance to natural features and land forms. j. Streets shall follow topography, be properly spaced, and be located and aligned in accordance with the intended function of each street. The property shall have adequate access to public streets. The plans shall provide for logical extensions of public streets and shall provide suitable street connections to adjacent parcels, where applicable. 131 �130.1115 k. Major pedestrian circulation shall be provided for within the site, and shall interconnect all residential areas, community areas, and commercial and other services where applicable. The pedestrian system shall provide a logical extension of pedestrian ways from outside the site and shall provide pedestrian connections to the edges of the site, where appropriate. 4. Effect of approval of petition and area plan. Approval of the petition and area plan by the Township Board shall have the following effects: a. Approval shall confer a right to the applicant, for a period of three (3) years from the date of approval, that existing zoning regulations as they apply to the land included in the petition, and the area plan, shall remain unchanged , provided that required subsequent planning and/or construction are diligently pursued in accordance with the approved area plan within this time period. b. Approval of an area plan shall indicate the Township Board's and Planning Commission's acceptance of uses, building location in the case of a PUD of eighty (80) acres or less in area, layout of streets, dwelling unit count and type, floor areas, densities, and all other elements of the area plan. c. Approval of an area plan of eighty (80) acres or less in area shall authorize the applicant to file an application for final site plan approval for all or any phase of the development shown on the approved area plan. Final site plans shall not be required of any area which is to be platted for single-family detached residential use. Such approval shall also authorize construction to begin on- site improvements such as streets and drives , parking lots, grading, installation of utilities, and building foundations, provided the Township Board gives permission for such construction after recommendation by the Planning Commission. Grading , tree removal, and other changes in the existing topography and natural features shall be limited to the minimum required to permit construction as authorized in this Subsection. Construction shall be limited to those elements whose location, size, alignment, and similar characteristics will not require review as part of a final site plan or any plat. Engineering plans and specifications shall be approved, and performance guarantees shall be provided as required by Section 11.15M, herein, "Performance Guarantees," before such construc~ion may commence. 132 �130.1115 d. Approval of an area plan of more than eighty (80) acres shall authorize the applicant to file a preliminary site plan on each phase of the proposed development as delineated on the approved area plan. No construction shall begin within any phase until after a preliminary site plan is approved as required herein and only in accordance with Section 33.03E, herein. e. Approval of an area plan by the Township Board shall authorize the applicant to file a preliminary plat for tentative approval in accordance with the Subdivision Control Act (Act 288, P.A. 1967) and the Township's Subdivision Control Ordinance for all or parts of the areas included within the PUD which are to be platted. f. No deviations for the area plan approved by the Township Board shall be permitted except as provided in this Article. E, Preliminary site plan reQ.Yirements. A preliminary site plan shall be submitted for approval for each phase of development as delineated on the approved area plan, only for PUDs consisting of more than eighty (80) acres of land area. The preliminary site plan shall be submitted and reviewed, and shall meet all provisions of Section 22.03, "Preliminary Site Plan," herein. In addition to these provisions, the preliminary site plans shall conform to the approved area plan. F, Final site plan requirements. A final site plan shall be approved for each phase of a PUD as delineated on the approved area plan. Each final site plan shall be submitted and reviewed, and shall meet all provisions of Section 22.04, "Final Site Plan," herein. The Planning Commission shall transmit the approved final site plan to the Township Board for its information. G. Subdivision plats, 1. A preliminary plat for all or part of a PUD may be submitted for review and approval following approval of the PUD area plan by the Township Board. 2. The Township Board shall have the authority to deny or table an application for tentative approval of a preliminary plat if, in its opinion and after a report thereon from the Planning Commission, such plat will result in premature development of the area involved or will result in improper scheduling of various public improvements such as, but not limited to, roads, utilities, and schools. 133 �130.1115 3. A preliminary or final site plan shall not be required for any parts of a PUD which are to be platted for single-family detached residential development. 4 . Plats in a PUD shall conform to the Subdivision Control Act, the Township 's Subdivision Control Ordinance, the regulations of the PUD district, and the approved area plan. H, Common areas and facilities, 1. The location, extent, and purpose of all common areas and facilities shall be clearly identified on the area plan, on the preliminary site plan where applicable, and on each final site plan. All such areas and facilities which are to be conveyed to any agency if accepted by said agency, shall be clearly identified accordingly on the final site plan(s). 2. All public areas and facilities which are to be dedicated to and occupied by a public agency shall be so dedicated and accepted by said agency of a final site plan, unless a binding agreement for dedication is provided in lieu of dedication. 3. Legal instruments setting forth a plan or manner of permanent care and maintenance of common areas and facilities shall be submitted to the Township Attorney for review as to legal form and effect, and to the Township Board or Planning Commission, whichever is applicable, for review, as to the suitability of such areas and facilities for the proposed use. Said legal instrument shall become a part of the approved plat or final site plan, whichever is applicable. 4 . Where a Home Owners Association (HOA) is to be used to maintain and preserve common areas and facilities, the developer shall file a declaration of covenants and restrictions that will govern the HOA, same to be filed with the area plan application. The provisions shall include, but shall not be limited to the following: a. The HOA shall be established before any homes in the PUD are sold. b. Membership in the HOA shall be mandatory for each home buyer and for any successive buyer and shall be so specified in the covenants. c. Restrictions shall be permanent. 134 �130.1115 d. The HOA shall be made responsible for liability insurance, local taxes, and maintenance of common areas and facilities. e. Home owners shall pay their pro rata share of the costs and it shall be so specified in the covenants . Assessments levied by the HOA can become a lien on the property. f. The HOA shall have authority to adjust the assessment to meet changed needs. g. The Township Board shall review the proposed by-laws and articles of incorporation prior to approval of the area plan. 5. The permanence and integrity of common open space may be secured by conveyance of development rights of such areas to a public agency if accepted by said public agency. Such rights shall not include those needed to improve the common open space areas in accordance with an approved area plan, approved preliminary site plan, where applicable, and final site plan. 6 . Common areas and facilities may be deeded to a trustee who shall be responsible for the collection and disbursement of funds, and who shall account to the individual owners as to the use of their monies. If a trustee is utilized, the trustee shall employ a professional manager. The trustee may be a home owners' association, a trust company, or similar organization. 7. Easements shall be given to each individual owner for the use of such areas and facilities . 8. Where facilities are to be constructed as part of the common area open space system performance guarantees shall be provided as required by Section 11.15 M herein, "Performance Guarantees." L Amendment and revision. 1. A developer may request an amendment to an approved area plan, an approved preliminary site plan, or an approved final site plan. Any amendment to an approved preliminary or final site plan which results in a major change in the approved area plan, as defined in this Section, shall require an amendment to the approved area plan. All amendments shall follow the procedures and conditions herein required for original submittal and review, in full. 135 �130.1115 2 . A request for amendment shall be made in writing to the Planning Commission and shall clearly state the reasons therefor. Such reasons may be based upon such considerations as changing social or economic conditions, potential improvements in layout or design features, unforeseen difficulties, or reasons mutually affecting the interests of the Township and developer, such as technical causes, site conditions, state or Federal projects and installations, and statutory revisions . The Planning Commission, upon finding such reasons and requests reasonable and valid, shall so notify the applicant in writing. Following payment of the appropriate fee as required for original submittal, the developer shall submit the required information to the Planning Commission for review . If the approved plan is to be amended, the Planning Commission shall immediately notify the Township Board. 3. Modifications to be considered major changes, for which amendment is required, shall include one or more of the following: a. Change in concept of the development; b . Change in use or character of the development; c. Change in type of dwelling unit as identified on the approved area plan; d. Change in the number of dwelling units; e . Change in non-residential floor area of over five percent (5 %); f. Change in GFC and FAR of the entire PUD of more than one percent (1 %); g. Rearrangement of lots, blocks, and building tracts; h. Change in the character or function of any street; i. Reduction in land area set aside for common open space or the relocation of such area(s); or j. Increase in building height. 136 �130.1115 k. A developer may request Planning Commission approval of modifications which constitute minor changes, as defined in this Section, in an approved area plan, in an approved preliminary site plan, where applicable, or in an approved final site plan. The Planning Commission shall notify the Township Board and any other applicable agency of its approval of such minor changes. The revised drawings as approved shall each be signed by the applicant and the owner(s) of record or the legal representative(s) of said owner(s). 5. Modifications to be considered minor changes, for which approved plans may be revised rather than amended, shall include, among other similar modifications, the following: a. A change in residential floor area; b. A change in non-residential floor area of five percent (5 %) or less; c. Minor variations in layout which do not constitute major changes; and/or d. A change in GFC and FAR of the entire PUD of one percent (1 %) or less. 6. The Planning Commission shall have the authority to determine whether a requested change is major or minor, in accordance with this Section. The burden shall be on the applicant to show good cause for any requested change. J. Expiration of plan approvals. 1. An area plan shall expire eighteen (18) months after approval by the Township Board unless a final site plan for the first stage of the project, or the entire property in the PUD if development is not to occur in stages, is submitted to the Planning Commission for review and approval. Thereafter the final site plan for each subsequent stage shall be submitted to the Planning Commission for review and approval within two years of the date of approval of the immediately preceding final site plan. 2. A final site plan for the entire area classified as a PUD, or all final site plans for all stages thereof, shall have received approval of the Planning Commission within three (3) years, in the case of a PUD of eighty (80) acres or less in area, or within five (5) years for a PUD of more than eighty (80) acres in area, of the 137 �130.1115 date of Township Board approval of the area plan. All final plats in the PUD shall have been approved and recorded within the preceding time periods. 3. Expiration of an approved area plan as set forth in Section 11.151(1), preceding and failure to obtain approval of final site plans and final plats as provided in Sections 11.151(1) and (2), preceding, shall authorize the Township Board to revoke the right to develop under the approved area plan, after a hearing, and unless good cause can be shown for said expiration. In such case, the Township Board may require that a new area plan be filed and reviewed in accordance with the requirements for the original application. Said expiration shall also authorize the Township Board to initiate a zoning amendment to place the subject property into one or more zoning districts deemed by the Township Board to be appropriate. Expiration of an approved area plan shall be duly noted on the Official Zoning Map, and ·shall be signed by the Township Supervisor and attested by the Township Clerk. The Zoning Inspector shall notify the Township of the expiration of an approved area plan. 4. Approval of a final site plan in a PUD shall expire and be of no effect one hundred eighty (180) days after the date of approval of the Planning Commission unless the Building Inspector shall have issued a building permit for the development authorized by said approved plan. A final site plan in a PUD shall expire and be of no effect five-hundred forty-five (545) days after the date of approval by the Planning Commission unless construction is begun and is diligently pursued in accordance with the approved final site plan. Expiration of an approved final site plan shall authorize the Planning Commission to require filing and review of a new final site plan in accordance with the provisions of this Article. 5. Development shall be completed within two (2) years of the date of approval of a final site plan. If said development is not so completed, the Planning Commission shall not review or approve final site plans for any subsequent stages of the PUD unless good cause can be shown for not completing same. 6. If an approved area plan or an approved final site plan has expired as set forth in this Section, no permits for any development or use of the property included in the PUD shall be issued until the applicable requirements of this Section have been met. K, Extension of time limits, Time limits set forth in this Article may be extended upon showing of good cause, and by written agreement, between the applicant and the 138 �130.1115 Planning Commission or Township Board, whichever is applicable, in the case of area plans, and between the applicant and the Planning Commission, in the case of final site plans. L. Modifications durin2 construction. All site improvements and building construction shall conform to all approved plans required in this Article which authorizes such improvements and construction, and to all approved engineering and architectural plans related thereto. If the applicant or developer makes any changes in the improvements and buildings during construction in relation to such approved plans, he shall do so at his own risk, without assurance that the Township Board, Planning Commission, or Township official, whichever is applicable, will approve such changes. Where field changes are necessary, the applicant or developer shall, if reasonably possible, first obtain approval from the appropriate body or official. If such prior approval cannot be obtained, and the changes are made, the applicant shall immediately notify the appropriate body or official of such changes and shall, as soon thereafter as is reasonable, submit as-built drawings of all such changes. The Township Board, Planning Commission, Building Inspector, or Township Engineer, whichever is applicable, may require the applicant to correct any change made in the field without prior approval so as to conform to the approved plans. M, Performance ~arantees. Performance guarantees to assure compliance with the approved area plan and conditions of approval may be required by the Township Board at the time of approval of the area plan. Guarantees to assure completion of site improvements shall be provided in accordance with Article XXIl, "Site Plan Review," herein. N. Violations. 1. An area plan, preliminary plan, or final site plan approved under the provisions of this Article shall have the full force of the Zoning Ordinance. Any violation of such approved plan shall be grounds for the Township Board to order that all construction be stopped, and to order that building permits and certificates of occupancy be withheld until the violation is removed or adequate guarantee of such removal is provided to the Board. 2. Violations of any plan approved under this Article, or failure to comply with any requirements of this Article, including any agreements and conditions attached to any approved plan, shall be considered a violation of this Ordinance as provided in Section 20.10, "Violations and Penalties," herein. Cross reference(s)--Subdivision regulations for a PUD, 120.4130. (Amended: Ord. of 9-17-90, 9-17-90; Ord of 3-21-94, 3-21-94) 139 �PERFORMANCE STANDARDS �130.1116 Performance standards. Sec. 11.16. No lot, building, or structure in any district shall be used in any manner so as to create any dangerous, injurious, noxious, or otherwise objectionable element or condition so as to adversely affect the surrounding area or adjoining premises Uses in all districts shall comply with the following performance standards: A, Fire hazard, 1. Does not constitute a fire hazard per se; 2. Complies to the applicable laws of the State of Michigan (Act 207, P.A. 1941, as amended) and the rules and regulations promulgated thereunder by all authorized agencies--state and local; 3. Is protected by adequate and proper fire suppression and fire fighting equipment; 4. Provides isolated and approved storage for all flammable, explosive and corrosive materials and substances. B, Water pollution, 1. Conforms to the applicable laws of the State of Michigan, (i.e. Act 245, P.S. 1929, as amended) and rules and regulations promulgated thereunder by all authorized agencies--state and local. C, Air pollution, 1. Conforms to the applicable laws of the State of Michigan (i.e. Act 250, P.A. 1965, as amended, and Act 348, P.A. 1965, as amended). 2. Does not emit or cause fumes, gas, mist, odor, smoke, vapor, dust--including road or other earth dust--or any combination thereof in excess of minimum standards established under the authority of the laws of the State of Michigan, or in such volume as to create a public nuisance. D, Noise abatement, 1. Is provided with noise abatement materials and equipment; 2. Will not generate unpleasant and objectionable noise greater in volume or intensity than the average of traffic noises at exterior property lines. 140 �130.1116 E. Vibrations. No vibrations shall be permitted which are discernible without instruments on any adjoining lot or property. F. Glare. No direct or reflected glare shall be permitted which is visible from any property, or from any public street, road, or highway. G. Radioactive hazards. Any use or operation which involves the use, possession, or transportation of any form of radioactive materials or substances is expressly prohibited unless the use is in conformity to specifications, regulations, and standards promulgated by the Atomic Energy Commission of the United States and by the Michigan Department of Public Health. H. Electrical disturbances. Manufacturing and processing machinery, other equipment and domestic appliances using electrical power which generates radio frequency interferences at levels in excess of those approved by the Federal Communications Commission are prohibited. I. Erosion. No erosion, by either wind or water, shall be permitted which will carry objectionable substances onto neighboring properties, lakes, ponds, rivers, or streams . Any use of land shall be in accordance with the provisions of the Soil Erosion and Sedimentation Control Act of 1972, Act 347, P.A. 1972. 141 �SETBACK ON ARTERIAL ROADS �130.1117 Setbacks on arterial roads. Sec. 11.17. No building or structure shall be located less than a distance equal to the sum of sixty (60) feet and the required minimum front yard of the district in which located, from the existing right-of-way centerline of any of the following roads: 1. Whitmore Lake Road 2. Nixon Road 3. Plymouth Road 4. Dixboro Road 5. Geddes Road 6. Joy Road 7. Maple Road 8. Huron Parkway 9. Clark Road 10. Hogback Road 11. Huron River Drive 12. Earhart Drive 13. Dhu Varren Road 14. Warren Road, between Pontiac Trail and Whitmore Lake Road 142 �130.1118 Sanitary landfill. Sec. 11 .18. In addition to other regulations set forth in this Ordinance, all sanitary landfills shall conform to the following requirements: A. The sanitary landfill shall be located on a paved public arterial street, or equivalent paved major public street as defined in the adopted General Development Plan. B. Travel routes for trucks entering and leaving the sanitary landfill shall be shown on a map of the Township at the time of application for the conditional use permit. Such routes except arterial streets or their equivalent shall not pass through residential areas. C . Prior to the beginning of a sanitary landfill operation a license shall be secured from the State of Michigan Public Health Department. D . The dumping of industrial wastes shall be prohibited unless prior approval for the dumping of such wastes has been granted by the Washtenaw County Health Department. E . No such use shall be exercised on a land area of less than ten (10) continuous acres in one ownership. F . The operational area shall be enclosed by a fence of not less than six (6) feet in height, designed and constructed to bar entry to the area. The fence shall be located not less than fifty (50) feet from the fill operation. G . The area shall be operated and treated in a manner approved by the Washtenaw County Health Department for the control and elimination of rodents and pests. H. The area shall be closed and no operations shall be permitted except in the period between the hours of 7 o'clock A.M. and 7 o'clock P.M., and operations shall be prohibited on Sundays and legal holidays; provided, however, that a completely enclosed structure shall be made available for the depositing of inorganic materials by individual users. I. There shall be not more than one point of vehicular ingress and egress in any twelve hundred (1,200) feet of frontage on any public street or highway. J. All interior unpaved roads shall be regularly treated to control the generation of dust and to prevent its escape from the premises. K. The fill area and all public access roads shall be kept free from refuse and debris attributable, directly or indirectly, to the operation. 143 �130.1118 L. The premises shall be adequately drained and regularly graded to prevent the collection of standing water. M. An annual permit shall be required and an annual fee shall be paid to the Township Clerk in such amount as the Township Board may deem adequate to defray the cost of inspection and all other public costs which may be attributable, directly or indirectly, to the operation. N. The Zoning Inspector and agents of the Washtenaw County Health Department shall have the right of entry and inspection at their discretion. 0. A site plan shall be provided at the time of the conditional use permit application and shall meet all of the requirements of Article XXII, "Site Plan Review," herein. The site plan shall also contain the following: 1. A detailed description of the types of waste and refuse for which the landfill is to be used; 2. A description of the machinery and processes essential to the proposed use; 3. Aerial photo, showing property and adjacent areas, location and outline of wooded areas, streams, marshes, and other natural features; 4. Extent of future landfill areas; 5. Location and nature of structures and stationary equipment to be located on the site during landfill operations; 6. Location and description of soil types; 7. Location and width of drives, sight distances; lane widenings on public roads at intersections of same with drives; 8. Tree areas and other natural features to be retained; 9. Description of pollution and erosion control measures. 144 �130.1118 P. The applicant shall file a plan for restoring the site to a safe, attractive, and usable condition. The plan shall be filed at the time of application for the conditional use permit, and shall provide the following information: 1. Boundary lines of the property, dimensions and bearings of the property lines, correlated with the legal description. 2. Location and extent of all natural features to be retained during landfill operations. 3. Contour lines at intervals of two (2) feet of the proposed restored surface, clearly showing connection to existing undisturbed contour lines. 4. Schedule and areas of progressive rehabilitation. 5. Proposed ground cover and other plantings to stabilize the soil surface and to beautify the restored area. 6. Sketch plan of the proposed use of the site when restored. 7. Description of methods and materials to be used in restoring the site. Q. The applicant shall provide security deposits in the forms and amounts acceptable to the Planning Commission, to guarantee restoration of the site and to cover the costs of the Township Engineer in certifying conformance. 145 �130.1119 Underground wiring. 130.1120 Sec. 11.19. All lines for telephone, electrical, television, and other services distributed by wire or cable shall be placed underground throughout a subdivision or multiple family residential development. Overhead lines may be permitted upon recommendation of the Planning Commission and approval by the Township Board at the time of tentative approval of the preliminary plat or approval of the preliminary site plan where it is determined that such lines will not impair the health, safety, general welfare, design, appearance, and character of the subdivision. This Section shall not be construed to prohibit the construction above ground of surface equipment associated with an underground distribution system, such as surface mounted transformers, power terminal pedestals, meters and meter boxes, street lights, and street light poles. Cross reference(s)--Cable communications facilities, Pt. 30. 130.1120 Distances between grouped buildings. Sec. 11.20. In addition to other regulations set forth in this Ordinance, the following minimum distance shall be provided between two (2) or more residential buildings on a lot: A. Where buildings are front to front or front to rear, three (3) times the height of the taller building, but not less than seventy (70) feet. B. Where buildings are side to side, one and one-half (1 1/2) times the height of the taller building, but not less than twenty (20) feet. C. Where buildings are front to side, rear to side, or rear to rear, two (2) times the height of the taller building but not less than forty-five (45) feet. In applying the above regulations, the front of the building shall mean that face of the building having the greatest length; the rear shall be that face opposite the front; and the side shall be the face between the front and rear faces. 146 �130.1121 Group foster care homes. Sec. 11.21. In addition to other regulations set forth in this Ordinance, all Group Foster Care Homes shall conform to the following requirements: A. Shall not exceed twenty-two (22) residents including resident counselors. B. The following lot area shall be provided for each resident including resident counselors: 1. R-7 District--2910 square feet 2. R-8 District--1940 square feet 3. R-9 District--1450 square feet C . Act 287, Public Acts of Michigan, 1972. D. All applicable Ann Arbor Township codes and ordinances. E. All regulations and requirements of the zoning district where located. F. Be so constructed, arranged, and maintained as to provide adequately for the health and safety and welfare of all occupants. G. The atmosphere and routine shall be such that a resident may spend the majority of his non-sleeping hours outside his bedroom. H. A toilet, lavatory, and bathing or showering facility shall be provided for each six (6) persons. At least one (1) toilet and lavatory shall be provided on each floor having resident bedrooms. I. Provide distinct living and sleeping areas. All areas shall be well lighted, heated, and ventilated. J. Provide a living or dayroom area which affords privacy for use by a resident and his visitors. K. The living and sleeping areas for each resident shall not be in non-contiguous wings, units, or buildings. 147 �FENCE REGULATIONS �130.1121 L. A living room, dining room, or other room not designed nor ordinarily used for sleeping shall not be used for sleeping purposes. M. A room shall not be used as a bedroom where more than one-half ( 1/2) the room height is below grade except where the ceiling of such portion of a building is located five (5) feet or more above grade for more than twenty-five percent (25 %) of the perimeter measurement of the room. N. Bedrooms shall have at least one (1) window with a minimum sash area of eight (8) square feet. 0. A single-occupancy bedroom shall have at least eight (8) square feet of usable floor area. P . A multiple-occupancy bedroom shall have at least seventy (70) square feet of usable floor area per person with a maximum of four (4) beds and persons per bedroom. Q. A group foster care home shall be inspected and approved for fire safety prior to the issuance of an occupancy permit and shall be inspected at least annually. R. The number of off-street parking spaces for a group foster care home shall be established by the Planning Commission when the conditional use permit is issued based on the number of type of residents. All off-street parking areas shall conform to the provisions of Article XII, "Off-Street Parking and Loading Regulations," of this Ordinance. S. A group foster care home shall provide a minimum of two (2) adult resident counselors residing permanently in the home who provide care and guidance to the residents. T. Group foster care homes shall not be located closer than one thousand (1,000) feet to one another. 130.1122 Fence regulations. Sec. 11.22. A. General requirement. It shall be unlawful for any person, firm, or corporation to construct or cause to be constructed any fence on any property in the Charter Township of Ann Arbor except in accordance with these regulations. 148 �130.1122 B. Penn it requirements. Any person, firm, or corporation desiring to construct or cause to be constructed a fence that is subject to these regulations shall first obtain a fence permit from the Zoning Inspector. The application for a fence permit shall contain all information, including drawings, that is necessary to determine compliance with these regulations. A permit shall not be required for a fence that is to be constructed for the purpose of enclosing farmland. C. Fee. The fee for a fence permit shall be established, and may be amended, by resolution of the Ann Arbor Township Board. The fee shall be paid to the Township Treasurer at the time of application for the permit. D. Location of fences. All fences shall be located entirely on the property of the owner of the fence . Owners of adjoining property may jointly apply or a fence permit for the purpose of constructing a fence on the common property line. E. Hei~ht re211Iations. 1. Fences located on residential lots shall comply with the following regulations . a. Fences located in a required front yard or in any other required yard that abuts a public or private street shall not exceed 4 feet in height. b. Fences located in a required side or rear yard that does not abut a public or private street shall not exceed a height of 6 feet. 2. Fences on a lot in a business district and located in any required yard, shall not exceed 6 feet in height. 3. Fences on a lot in an industrial district and located in any required yard shall not exceed a height of 12 feet. 4. Fences enclosing farmland shall be exempt from the regulations of this subsection. 5. Fences on a lot in any zoning district that are not located in any required yard of that lot shall not exceed the height limit for structures in the district in which located. 149 �130.1122 6. In determining the height of the fence that separates two adjoining lots and that is located within 2 feet of a common lot line, the maximum permitted height at any point shall be measured from the highest grade at that point within 2 feet on either side of the common lot line. 7 . The height regulations in this section may be modified or waived for a fence on a common property line by written agreement between the fee simple owners of the adjoining lots. The agreement shall specify the location and height of the fence. The agreement shall be signed by said owners and shall be filed with the Zoning Inspector before a permit may be issued. F, Vision clearance, All fences shall comply with Section 3.08, "Visibility at Intersections", herein. A fence that is located at the intersection of a driveway and a public sidewalk, or a sidewalk along a private street, shall not obstruct vision between the driveway and sidewalk. G. Safety reiJ.Ilations. 1. No spikes, nails, barbed wire, or other pointed objects or sharp protrusions shall be placed on, attached to, or permitted to remain on, any fence below a height of 10 feet, except in the case of fences that enclose farmland, in which case barbed wire may be permitted at any height of the fence. 2. Fences shall not contain any electric charge or current, except fences that enclose farmland, in which case electric fence wires shall be permitted, provided such wires are attached to the inside face of the fence posts. All electric fences shall be of a type and make approved by Underwriters Laboratories. H, Retainini walls, A retaining wall shall be regulated as a fence if the wall projects more than 18 inches above the ground being retained. I. Temporary construction fences. Temporary construction fences, and fences required for protection around excavations, shall comply with Article 13 of the Basic Building Code. Such fences shall be removed promptly after one year from the date of the fence permit, unless a time extension is approved by the Zoning Board of Appeals. 150 �130.1122 J. Public utility fences. Fences that enclose public utility installations shall not be located in any required yard, where the lot is located in a residential district. Such fences may be located in any required yard where the lot is located in any other zoning district. Such fences shall comply with all other regulations of this section. K. Maintenance. Fences shall be maintained so as not to endanger life or property. Any fence which, through lack of repair, type of construction, or other condition that endangers life or property, is a nuisance. If an unsafe fence exists, the Zoning Inspector shall serve written notice to the owner, agent, or person in control of the property on which the fence is located. The notice shall describe the unsafe condition, shall specify the repairs or changes required to make the fence safe, or shall require an unsafe fence or part thereof to be removed. The notice shall provide a time limit for such repairs, changes, or removal to be made. L. Fences in special districts. Fences located on a lot in a PUD, RRA, OP, or other special zoning district shall be exempt from the regulations of this section, but shall be regulated as provided in the approved petition for that lot. (Added: Ord. No. 1-89, 4-17-89) 151 �----------- �130.1123 Site condominium review. Sec. 11.23 . A, Approval required, Pursuant to authority conferred by Section 141 of the Condominium Act, preliminary and final site plans for all site condominiums shall be approved by the Planning Commission. B. General req.uirements 1. No permits for erosion control, building construction, grading, or installation of water or sanitary sewerage facilities shall be issued for property in a site condominium development until a final site plan therefor has been approved by the Planning Commission and is in effect. However, the Planning Commission may, at its discretion, and with appropriate conditions attached, authorize the Building Inspector to issue permits for grading and foundation work on the basis of the approved preliminary site plan. This requirement shall include contractible, conversion, and expanded site condominiums. 2 . If a building, structure, or use to be placed on a condominium lot requires site plan approval under Section 22.02, herein, a site plan for that building, structure, or use shall be approved in accordance with Article 22, herein, before a certificate of zoning compliance may be issued. 3. The Planning Commission shall have the authority to review and approve or deny preliminary and final site plans for site condominiums. 4. Preliminary and final site plans shall be submitted, reviewed, and approved or denied in accordance with Article 22, herein, provided however, that preliminary and final site plans shall not be combined for site condominiums. A dimensionally stable copy of the as-built drawings shall be submitted to the Ann Arbor Township Clerk and a second dimensionally stable copy shall be recorded with the Washtenaw County Register of Deeds. 5. Each condominium lot shall be located within a zoning district that permits the proposed use. 6. For the purposes of this ordinance, each condominium lot shall be considered equivalent to a single lot and shall comply with all regulations of the zoning district in which located. In the case of a site condominium containing single-family detached dwelling units, not more than one dwelling unit shall be located on a condominium lot, nor shall a dwelling unit be located on a condominium lot with any other principal structure or use, except in a PUD 152 �130.1123 District. Required yards shall be measured from the boundaries of a condominium lot. Lot coverage and floor area ratio shall be calculated using the land area of the condominium lot. 7. Each condominium lot shall be connected to the Township's water and sanitary sewer facilities, where available, or shall have a well, septic tank, and drainfield approved by the County Health Department, where Township water and sanitary sewer services are not available. The well, septic tank, and drainfield serving a condominium lot shall be located within that lot, as described in the master deed, except in a special district, in which case this requirement may be waived by the Township Board as a part of its approval of the PUD district rezoning petition. 8. Relocation of boundaries between adjoining condominium lots, if permitted in the condominium documents, as provided in Section 48 of the Condominium Act, shall comply with all regulations of the zoning district in which located and shall be approved by the Zoning Inspector. These requirements shall be made a part of the bylaws and recorded as part of the master deed . 9. Each condominium lot that results from a subdivision of another condominium lot, if such subdivision is permitted by the condominium documents, as provided in Section 49 of the Condominium Act, shall comply with all regulations of the zoning district in which located, and shall be approved by the Zoning Inspector. These requirements shall be made a part of the condominium bylaws and recorded as part of the master deed. 10. All information required by this ordinance shall be updated and furnished to the Zoning Inspector until applicable certificates of zoning compliance have been issued, as provided in Section 20. 03, herein. C, Preliminar:y site plan reqyirements. 1. A preliminary site plan shall be filed for approval at the time the notice of proposed action is filed with the Township. 2. The preliminary site plan shall include all land that the developer intends to include in the site condominium project. 3. The preliminary site plan shall include all information required in Section 22.03B, herein, except that, in the case of a development that consists only of 153 �130.1123 condominium lots and not buildings or other structures at the time of plan review, the location and dimensions of the condominium lots rather than individual buildings or other structures, and required yards shall be shown on the preliminary site plan. D, Final site plan reQJJirements. 1. A final site plan shall be filed for review for each phase of development shown on the approved preliminary site plan. 2. A final site plan for any phase of development shall not be filed for review by the Planning Commission unless a preliminary site plan has been approved by the Planning Commission and is in effect. 3. A final site plan shall include all information required by Section 66 of the Condominium Act, and the master deed and bylaws. The final site plan shall also include all information required in Section 22.04B, herein, except that, in the case of a development that consist only of condominium lots rather than buildings or other structures at the time of plan review, the location and dimensions of the condominium lots, rather than individual buildings or other structures, and required yards shall be shown on the final site plan. 4. The applicant shall provide proof of approvals by all County and State agencies having jurisdiction over improvements in the site condominium development, including but not limited to the County Road Commission, County Drain Commissioner, County Health Department, and the Michigan Department of Natural Resources. The Planning Commission shall not approve a final site plan until each County or State agency having such jurisdiction has approved that portion of the final site plan that is subject to its jurisdiction. E, Revision of condominium subdivision plan. If the condominium subdivision plan is revised, the final site plan shall be revised accordingly and submitted for review and approval or denial by the Planning Commission before any building permit may be issued, where such permit is required. 154 �130.1123 F, Amendment of master deed or bylaws, Any amendment to a master deed or bylaws that affects the approved preliminary or final site plan, or any conditions of approval of a preliminary or final site plan, shall be reviewed and approved by the Planning Commission before any building permit may be issued, where such permit is required. The Planning Commission may require its review of an amended site plan if, in its opinion, such changes in the master deed or bylaws require corresponding changes in the approved site plan. G. Relation to Subdivision Ordinance, The provisions of Articles 4 and 5 of the Township's Subdivision Ordinance shall apply to site condominiums and are incorporated herein by reference. In applying the design and development standards of Article 4 and the improvement requirements of Article 5 of the Subdivision Ordinance, the standards and requirements that are intended to apply to lots in a subdivision shall apply instead to condominium lots. Nothing in this Section shall be construed as requiring a site condominium to obtain plat approval under the Subdivision Ordinance or the Subdivision Control Act. H, Development a~reement. The Planning Commission may require, as a condition of approval, that the applicant enter into a development agreement with the Planning Commission and the Township, incorporating therein the terms and conditions of final site plan approval, and record the same in the Office of the Register of Deeds for Washtenaw County. I. Application for buildin~ permit, Any application for a building permit for construction to be located in a general common element shall include written authorization for the application by the Condominium Association. J, Monuments and lot irons, Monuments shall be set at all boundary comers and deflection points and at all road right of way intersection comers and deflection points. Lot irons shall be set at all condominium lot comers and deflection points of condominium lot lines. The Township Engineer may grant a delay in the setting of required monuments or irons for a reasonable time, but not to exceed one year, on condition that the developer deposit with the Township Clerk cash, a certified check, or an irrevocable bank letter of credit running to the Township, whichever the developer selects, in an amount as determined from time to time by resolution of the Township Board. Such deposit shall be returned to the developer upon receipt of a certificate by a surveyor registered in the State of Michigan that the monuments and irons have been set as required, within the time specified. If the developer defaults, the Township Board shall promptly require a registered surveyor to set the monuments and irons in the ground as shown on the 155 �130.1124 condominium site plans, at a cost not to exceed the amount of the security deposit. K, Road ri~hts of way: easements, Road rights of way shall be described separately from individual condominium lots, and shall be accurately delineated by bearings and distances on the condominium subdivision plan and the final site plan. The right of way shall be for roadway purposes and for the purposes of locating, installing, maintaining, and replacing of public utilities . The developer shall dedicate easements to the Township for all public water and sanitary sewer lines and appurtenances. L. Improvements, All improvements in a site condominium shall comply with the design specifications as adopted by the Township Board and any amendments thereto. M, Private streets, Any private street in a site condominium shall comply with the Township's Private Road Ordinance. (Added: Ord . No. 8-89, 8-21-89) 130.1124 Bed and breakfast operations Sec. 11 .24. A. A Bed and breakfast operation shall be permitted only in a single-family detached dwelling unit that is the principal dwelling unit on the property. A dwelling unit containing a bed and breakfast operations shall be the principal residence of the operator, and the operator shall live in the principal dwelling unit during the time the bed and breakfast operation is active. B. A dwelling unit containing a bed and breakfast operation shall comply with · State of Michigan regulations for bed and breakfast operations, and applicable fire safety regulations, and shall be regularly maintained so as to remain in compliance with all applicable codes and regulations. The applicant for a 130.1124 conditional use permit shall provide written evidence of inspection and compliance with applicable codes and regulations to Ann Arbor Charter Township before a certificate of occupancy is granted. C. A dwelling to be used for a bed and breakfast operation shall have a minimum floor area of 2,000 square feet, excluding basement and garage floor areas. Each sleeping 156 �room shall have a minimum floor area of 144 square feet and shall not have more than two occupants. Not more than six (6) rooms shall be provided for bed and breakfast operations in one single-family detached dwelling. If the applicant cannot comply with off-street parking, as required by Subsection M, and the other provisions of the zoning ordinance, the number of rooms for bed and breakfast operations shall be reduced to that number which is served by off-street parking. The Planning Commission may reduce the number of rooms under this Subsection if it determines that the use of the site for offstreet parking to meet the requirements of the Section would adversely affect the residential character of the site within the particular zoning district. D. Lavatories, toilets, and bathing facilities shall be available within the principal structure to all persons using the bed and breakfast operation in that structure. One ( 1) bathroom, containing a lavatory, toilet, and a bathtub or shower shall be provided for each two (2) sleeping rooms. Each such bathroom shall by physically separated from the living quarters of the resident family. Bathrooms required under this subsection for guests shall be in addition to the facilities utilized by the resident family. Sharing of bathrooms between guests and the resident family shall not be permitted. E. A single-family detached dwelling unit that contains a bed and breakfast operation shall not have, or be converted to, more rental rooms than the number of bedrooms that existed on the date of adoption of this amendment. Any addition to a dwelling for the purpose of increasing the number of bed and breakfast rooms shall be prohibited. For purpose of application of this subsection, bedrooms shall include rooms used on a regular basis for sleeping by the inhabitants prior to the conversion of the single-family detached dwelling to bed and breakfast operations, such rooms which have dual purposes as bedrooms are sometimes known or used as dens/bedrooms, studies/bedrooms, libraries/ bedrooms. F. No kitchen or other food preparation area of facilities shall be provided in or available to the rooms in a bed and breakfast operation. Cooking facilities in a dwelling containing a bed and breakfast operation shall be limited to the residential kitchen. G. No meals or food service shall be provided to a guest except the following: breakfast, snacks, coffee and tea service. H. Service of alcoholic beverages in a bed and breakfast operation shall be prohibited. I. One (1) sign, not more than three (3) square feet in area, shall be permitted for each bed and breakfast operation. The sign shall be wall mounted and shall meet all applicable regulations of Article 13, "Sign Regulations", herein. 157 �130.1124 J. A single-family detached dwelling unit containing a bed and breakfast operation shall have no outside appearance of the presence of the operations, except the sign permitted herein. K. Bed and breakfast facilities shall not be used for receptions, weddings and similar celebrations and parties. L. The maximum length of stay for any occupant of a bed and breakfast operation shall be fourteen (14) days in any period of ninety (90) consecutive days. M. One (1) off-street parking space shall be provided for each bedroom in a bed and breakfast operation. Parking spaces for bed and breakfast registrants shall be in addition to spaces required for the dwelling unit and shall comply with regulations of Article 12, "Off-street Parking and Loading Regulations", herein. N. A property survey, drawn to scale, with dimensions, and showing property lines and all structures and other improvements shall be submitted with the application for a conditional use permit. If the proposed use involves changes to the site outside the building, the Planning Commission may require that the applicant submit a final site plan, as required in Article XXII, "Site Plan Review", or portions of a final site plan that are applicable to the proposed changes and be reviewed and approved by the Planning Commission before the conditional use permit may be issued. 0 . An approved conditional use permit for a bed and breakfast operation shall not become effective, and a bed and breakfast operation shall not be opened for business, until all licenses required therefor have been issued. 158 �Sec. 130.1125 Child care facilities Sec. 11.25. Regulations A. The group day care home or child care center shall be appropriately licensed by the Michigan Department of Social Services. B. A child care center shall not be located within 1500 feet from another licensed group day care home, adult foster care home, substance abuse treatment center and any facility that houses an inmate population. C. All outdoor play areas shall be enclosed by a fence not less than four feet nor more than six feet in height and capable of containing the children within the play area. D. Signs are permitted as regulated in Article XIII, "Sign Regulations", herein. E. Off-street parking shall be provided for employees. Parking for drop-off and pick-up of children shall also be provided. F. The group day care home or child care center shall be inspected for compliance prior to the issuance of a certificate of occupancy. G. A group day care home shall not require the modification of the exterior of the dwelling nor the locations of playground equipment in the front yard. H. The Planning Commission may establish additional conditions if necessary. 159 ��ARTICLE XII 130.1200 OFF-STREET PARKING AND LOADING REGULATIONS 130.1201 General provisions for off-street parking. Sec. 12.01. A. The regulations of this Article shall be met in all districts whenever any uses are established or any building or structure is erected, enlarged, or increased in capacity. B. Plans and specifications showing required off-street parking spaces, including the means of access, ingress, egress, and circulation shall be submitted to the Building Inspector for review at the time of application for a building permit for the erection or enlargement of a building or at the time spaces are added or altered, unless a site plan is required under Article XXII, "Site Plan Review," herein, in which case this requirement shall not apply. C. No parking area or parking space which exists at the time this Ordinance becomes effective, or which subsequent thereto is provided for the purpose of complying with the provisions of this Ordinance, shall thereafter be relinquished or reduced in any manner below the requirements established by this Ordinance. D. Parking of motor vehicles in residence districts shall be limited to passenger vehicles, and not more than one (1) commercial vehicle of light delivery type, not to exceed three-fourths ( 3/4) ton, shall be permitted for each dwelling unit. The parking of any other type of commercial vehicle, except those belonging to a church or school and parked on church or school property, is prohibited in any residence district. Parking of recreation vehicles shall be regulated as provided in Section 11.11, herein. Parking spaces for dwelling units may be provided in garages, carports, or parking areas, or combinations thereof, and shall be located on the premises of the principal building(s). E. The storage of merchandise or vehicle parts in any parking lot in any district is prohibited. 160 �130.1202 Specifications for parking areas. Sec. 12.02. A. Required off-street parking facilities shall be located on the same lot as the principal building for which the parking is intended or on another lot wherein the parking facilities are within three hundred (300) feet of the building they serve. B. Every parcel of land hereafter used as a public or private parking area shall be developed and maintained in accordance with the following regulations: 1. Off-street parking spaces and all driveways, shall not be closer than ten (10) feet to any property line, unless a wall, screen, or compact planting strip is provided as a parking barrier along the property line, except in RC, AR,A-1, R-1, R-lA, R-2, R-3, R-3A and R-4 districts, in which case a minimum distance is not required for residences only. 2. Off-street parking spaces shall not be located in the required front yard or within the required yard along any street. 3. All off-street parking areas shall be drained so as to prevent direct drainage onto abutting properties and surface drainage onto public streets. Parking areas shall be paved except in 1-1, in which gravel surfaces may be permitted. All parking spaces in paved lots shall be marked with striping. 4. Lighting fixtures used to illuminate any off-street parking areas shall be so arranged as to reflect the light away from any adjoining streets or residential lots. 5. Any off-street parking area providing space for five (5) or more vehicles shall be effectively screened on any side which adjoins a lot in any residential district, by a wall, screen, or compact planting strip not less than four (4) feet in height. 6. All off-street parking areas that make it necessary or possible for vehicles to back directly into a public street are prohibited, provided that this prohibition shall not apply to off-street parking areas of one or two family dwellings. 7. All spaces shall have adequate access by means of aisles or lanes. 8. Ingress and egress to parking lots shall be provided for all vehicles by means of clearly limited and defined drives. 161 �130.1202 9. Aisles for access to all parking spaces on two-way aisles shall be designed and clearly marked for two-way movements. Aisles for angle parking spaces shall have one-way movement only and shall be clearly marked for one-way movement. 10. Not more than fifteen (15) parking spaces shall be permitted in a continuous row in rural and urban residential districts without being interrupted by landscaping . Not more than twenty (20) parking spaces shall be permitted in a continuous row in business and industrial districts without being interrupted by landscaping. 11. All required landscape areas and screens shall be maintained in a healthy, neat, and orderly appearance. 12. Width and length of parking spaces. a. The minimum width of parking spaces shall be as follows: Residential and related uses; All spaces shall have a all uses not specifically listed herein minimum width of ten (10) feet. Retail and wholesale sales At least eighty (80) percent of the spaces shall have a minimum width of ten (10) feet; not more than twenty percent (20 %) of the spaces may have a minimum width of nine (9) feet. Restaurants, bars, entertainment, commercial recreation All spaces shall have a minimum width of ten (10) feet. Offices At least twenty percent (20 %) of the spaces shall have a minimum width of ten (10) feet; not more than eighty (80) percent of the spaces may have a minimum width of nine (9) feet. 162 �130.1202 Industrial, warehousing At least ten percent (10%) of the spaces shall have a minimum width of ten (10) feet; not more than ninety percent (90 %) of the spaces may have a a minimum width of nine (9) feet. In parking lots containing twenty (20) or fewer spaces, all spaces shall be at least ten (10) feet wide, regardless of use. b. The width of a parking space shall be measured on a line perpendicular to both sidelines of the space. c. The length of a parking space shall be at least nineteen (19) feet. 13 . The minimum width of parking lot drives or aisles shall be as follows: a. For ninety (90) degree parking, twenty-two (22) feet. b. For sixty (60) degree parking, eighteen (18) feet. c. For forty-five (45) degree parking, thirteen (13) feet. d. For parallel parking, eleven (11) feet for one-way traffic flow and twenty-two (22) feet for two-way traffic flow. C. Off-street parking facilities for trucks at restaurants, service stations, and similar establishments shall be of sufficient size to adequately serve trucks and not interfere with other vehicles that use the same facilities. 163 �130.1203 Rules for calculating required number of parking spaces. Sec. 12.03. A. Where floor area is the unit for determining the required number of off-street parking spaces, said unit shall mean the gross floor area, except that floor area used for parking within the principal building, incidental service, storage, installations of mechanical equipment, heating systems, and similar uses need not be included. B. In stadiums, sport arenas, churches and other places of assembly in which those in attendance occupy benches, pews, or other seating facilities, each eighteen (18) inches of such seating shall be counted as one (1) seat. In cases where a place of assembly has both fixed seats and open assembly areas, requirements shall be computed separately for each type and added together. C. For requirements stated in terms of employees, the calculation shall be based upon the maximum number of employees likely to be on the premises during the largest shift. D. For requirements stated in terms of capacity or permitted occupancy, the number shall be determined on the basis of the largest ratings by the local county or state building, fire, or health codes. E. Any fractional space shall be counted as one (1) additional required space. F. The number of parking spaces required for land or buildings used for two or more purposes shall be the sum of the requirements for the various uses computed in accordance with this Ordinance. Parking facilities for one use shall not be considered as providing the required parking facilities for any other use, except as provided in Sections 12.03G and 12.03H, herein. G. If a parking lot serves two or more uses where the operating hours of the uses do not overlap, the total number of required spaces may be less than the sum of requirements for each use, to a limit of the sum of one-half ( 1/2) of the parking requirements of each use. In no case, however, shall the number of spaces required be less than the sum of the largest number of spaces required for one use plus one-half (1/2) of the required spaces for each additional use. The Building Inspector shall determine the conditions of overlapping requirements and the amount of reductions in the required number of spaces which shall be permitted, in accordance with this Subsection. 164 �130.1204 H . Off-street parking spaces required for churches may be reduced by fifty percent (50%) where churches are located in nonresidential districts and within three hundred (300) feet of existing usable public or private off-street spaces where permission is granted. The Building Inspector shall determine if such public or private spaces qualify under this Section. The required number of off-street parking spaces may also be reduced in accordance with Section 12.03G, herein, if applicable . I. Where a use is not specifically listed in the Schedule of Requirements, the parking requirements of a similar use shall apply . The Building Inspector shall make the interpretation. 130.1204 Schedule of off-street parking requirements. Sec . 12.04. A. Uses permitted in recreation conservation, agriculture, and residence districts : 1. Dwellings--single family Two (2) spaces for each dwelling unit. 2 . Dwellings--mobile home park Two and one-half (2 1/2) spaces per unit plus one (1) space for each two (2) employees of the park. 3. Dwellings--two- and multiple-family Two (2) spaces for each dwelling unit. 4. Dwellings--senior citizens units One (1) space for each two (2) dwelling units, plus one (1) space for each employee. 5. Fraternities , sororities One (1) space for each two (2) occupants. 6 . Hospitals One (1) space for each bed, excluding bassinets, plus one (1) space for each two (2) employees . 165 �130.1204 7. Sanitariums, nursing homes, children's One (1) space for each four (4) beds homes plus one (1) space for each two (2) employees. 8. Elementary and junior high schools One (1) space for each employee plus one (1) space for each classroom, including portables. 9. Senior high schools, colleges, universities One (1) space for each employee plus one (1) space for each four (4) students of the rated capacity, plus one-half (1/2) the requirements for auditoriums. 10. Churches, auditoriums, sports arenas, One (1) space for each four (4) seats of maximum theaters, assembly halls capacity other than schools 11. Libraries , museums One (1) space for each five hundred (500) square feet of floor area. 12. Swimming pool clubs, tennis clubs, and similar uses . One (1) space for each two (2) member families plus spaces as required for each accessory use, such as a restaurant. 13. Golf courses Six (6) spaces for each golf hole and one (1) space for each employee, plus spaces as required for each accessory use, such as a restaurant. 14. Nursery schools, day nurseries, child care centers One (1) space for each three hundred fifty (350) square feet of floor area and one (1) space per employee. 166 �130.1204 B. Uses permitted in business districts: 1. General retail sales establishments, not elsewhere classified One (1) space for each two hundred (200) square feet of gross floor area. 2. Furniture, appliance, household equipement stores and repair shops One (1) space for each four hundred (400) square feet of gross floor area. 3. Barber and beauty shops Two (2) spaces for each chair, plus one (1) space for each employee. 4 . Restaurants, cocktail lounges, taverns, night clubs One (1) space for each two (2) patrons of maximum seating capacity plus one (1) space for each two (2) employees. 5. Professional and business offices One (1) space for each two hundred (200) square feet of gross floor area. 6. Medical and dental offices, clinics, banks One (1) space for each one hundred (100) square feet of floor area plus one (1) space for each employee. 7. Self-serve laundry or dry cleaning stores One (1) space for each two (2) washing, drying, or dry cleaning machines. 8. Automobile service stations One (1) space for each gasoline pump, plus two (2) spaces for each lubrication stall. 167 �130.1204 9. Automobile or machinery sales and/or service establishments One (1) space for each two hundred (200) square feet of showroom floor area plus two (2) spaces for each service bay plus one (1) space for each two (2) employees. 10. Bowling alleys Five (5) spaces for each alley plus parking for accessory uses as provided herein. 11. Motels, hotels, tourist homes One (1) space for each occupancy unit plus one (1) space for each two (2) employees plus parking for accessory uses as provided herein. 12. Funeral homes Four (4) spaces for each parlor or one (1) space for each fifty (50) square feet of floor area in parlors, whichever is greater, plus one (1) space for each fleet vehicle. 13. Shopping center Five and one-half (5 1/2) spaces for each one thousand (1,000) square feet of gross leasable floor area. 14. Private clubs, lodge halls One ( 1) space for each three (3) persons of maximum capacity. 15. Automobile wash, drive-in Five (5) spaces for each washing stall (not including space in each stall) plus one (1) space for each employee. 168 �130.1204 C. Uses permitted in industrial districts: 1. Wholesale establishments One (1) space for each two hundred (200) square feet of sales floor area, plus one (1) space for each two (2) employees plus one (1) space for each vehicle to be stored on the premises. 2. Manufacturing, fabricating, processing, research and testing One (1) space for each one and one-half (11/2) employees. establishments. 3. Warehouses One (1) space for each two thousand (2,000) square feet of gross floor area plus one (1) space for each vehicle to be stored on the premises plus one (1) space per employee . 4. Utility substations Two (2) spaces. 5. Contractors establishments One (1) space for each employee, plus one (1) space for each vehicle stored in the premises. 6. Junkyards One (1) space for each employee, plus one (1) space for each operating vehicle stored on the premises, plus two (2) spaces for each acre of land in yard. 130.1206 169 �130.1205 General provisions for off-street loading facilities. Sec. 12.05 . A . In connection with every building or part thereof hereafter erected, except single and two-family dwellings, off-street loading and unloading spaces for uses which customarily receive or distribute material or merchandise by vehicle shall be provided on the same lot with such buildings. Off-street loading spaces are hereby required in order to avoid interference with public use of streets and parking areas. B. Plans and specifications showing required loading and unloading spaces and the means of ingress and egress and internal circulation shall be submitted to the Building Inspector for review at the time of application for a building permit for the erection or enlargement of a use of a building or structure or at the time such spaces are added or altered , unless a site plan is required under Article XXII, "Site Plan Review," herein, in which case this requirement shall not apply . 130.1206 Specifications for loading facilities. Sec. 12 .06 . A. Each off-street loading/unloading space shall not be less than the following : 1. In any rural, rural or urban residence district, a loading space shall not be less than ten (10) feet in width and twenty-five (25) feet in length and, if a roofed space, not less than fifteen (15) feet in height. 2. In any business or industrial district, a loading space shall not be any less than ten (10) feet in width and fifty-five (55) feet in length and, if a roofed space, not less than fifteen (15) feet in height. B. Subject to the limitations of paragraph D following, a loading space may occupy part of any required side or rear yard, except the side yard along a street in the case of a corner lot shall not be occupied by such space. No part of a required front yard shall be occupied by such loading space. C . Any loading space shall not be closer than fifty (50) feet to any lot located in a residence district unless wholly within a completely enclosed building or unless enclosed on all sides by a wall, fence, or compact planting strip not less than six (6) feet in height, in which case such space shall not be located closer to the lot line than the required yard. 170 �130.1207 D. Off-street loading facilities that make it necessary or possible to back directly into a public street shall be prohibited. All maneuvering of trucks and other vehicles shall take place on the site and not within a public right-of-way. 130.1207 Schedule of off-street loading requirements. Sec. 12.07. A. Off-street loading/unloading spaces where required shall be provided at the rate of one (1) space for the first five thousand (5,000) square feet of gross floor area, and one (1) space for each additional twenty thousand (20,000) square feet of gross floor area, or fraction thereof. B. Required off-street parking spaces shall not be included in the counting of required loading spaces . C. In the case of mixed uses on one lot or parcel the total requirements for off-street loading facilities shall be the sum of the various uses computed separately . 171 �SIGNS �ARTICLE XIII 130.1300 SIGN REGULATIONS* *Cross reference(s)--Uniform traffic code, Pt. 42; outdoor advertising signs ordinance, Pt. 121. 130.1301 Purpose. Sec. 13.01. The purpose of this Article is to regulate all exterior signs placed for exterior observance so as to protect property values, to protect the character of the various neighborhoods in Ann Arbor Township, to protect health and safety, and to protect the public welfare. The principal features are the restriction of advertising to the use of the premises on which the sign is located and the restriction of the total sign area permissible per site. Any sign placed on land or on a building for the purposes of identification or for advertising a use conducted therein or thereon shall be deemed to be accessory and incidental to such land, building, or use. It is intended that the display of signs will be appropriate to the land, building, or use to which they are appurtenant and be adequate, but not excessive, for the intended purpose of identification or advertisement. With respect to signs advertising business uses, it is specifically intended, among other things, to avoid excessive competition and clutter among sign displays in their demand for public attention. It is further intended that all signs within one complex or center be coordinated with the architecture in such a manner that the overall appearance is harmonious in color, form, and proportion. It is also intended by this Article that all temporary signs erected for directional purposes, for public information or to call attention to special events shall be confined to those that are of general public interest and that such signs shall be limited to the giving of information. All other signs, commonly referred to as outdoor advertising, billboards, or poster panels which advertise products or businesses not connected with the site or building on which they are located, are deemed by this Article to constitute a principal use of the lot. Any widespread display of outdoor advertising is deemed to be inappropriate to the character and sound development of the Township and it is intended that such advertising be confined to undeveloped commercial or industrial property. 172 �130.1303 130.1302 General sign regulations. Sec. 13 .02. No sign shall be erected or replaced at any location where, by reason of position, size, shape, color, or illumination, it may interfere with, obstruct the view of, or be confused with, any authorized traffic sign, signal, or device so as to interfere with, mislead, or confuse traffic . All signs shall be designed, constructed, and maintained so as to be appropriate in appearance with the existing or intended character of their vicinity so as not to change the essential character of such area. Signs, including signs painted onto building walls, shall conform to all yard and height requirements of the district in which located unless otherwise provided in this Article. A permit for any sign, whether freestanding or mounted on or applied to a building, including signs painted on building walls, or other structures, or for any change in copy, shall be obtained from the Township Building Inspector before such sign may be erected , replaced , or relocated. Strings of pennants or flags attached to or part of a sign, or independently displayed for purposes of advertising, shall be prohibited. 130.1303 Signs permitted in all zoning districts. Sec. 13.03. Subject to the other conditions of this Ordinance, the following signs shall be permitted anywhere within Ann Arbor Township : A. One sign shall be permitted for all building contractors, one for all professional design firms and one for all lending institutions on sites under construction, each sign not to exceed six (6) square feet overall, with not more than a total of three (3) such signs permitted on one site. The sign shall be confined to the site of the construction, construction shed, or construction trailer and shall be removed within fourteen (14) days of the issuance of a certificate of occupancy. B. One temporary real estate "for sale" sign located on the property and not exceeding six (6) square feet in area shall be permitted for each lot. If the lot or parcel has multiple frontage, one additional sign not exceeding six (6) square feet in area shall be permitted on the property on each street frontage. Under no circumstances shall more than two (2) such signs be permitted on a lot. Such sign(s) shall be removed within seven (7) days following the sale. C. Street banners advertising a public entertainment or event, if such banners are approved by the Township Board and in locations designated by the Township Board, may be displayed fourteen (14) days prior to and seven (7) days after the public entertainment or event. 173 �130.1305 D. Name, directional, and informational signs and emblems of service clubs, places of worship, civic organizations, and quasi-public uses shall be permitted on private property and set back in accordance with the requirements of the zoning district in which located. Each sign shall not be more than three (3) square feet in area. The top of such sign shall not exceed eight (8) feet above grade. In the event that more than one sign is to be placed at one location, all civic organizations and service clubs signs must be consolidated and confined within a single frame, and all signs for places of worship shall be consolidated and confined within a single frame which may be separate from that for civic organizations and service clubs. 130.1304 Signs permitted in recreation-conservation and agricultural districts. Sec . 13.04. A . One incidental sign advertising the type of farm products grown on the farmstead premises is permitted. Such sign shall not exceed thirty-two (32) square feet in area . B. One sign for each public street frontage identifying a park, or school building, other authorized use, or a lawful nonconforming use, each sign not to exceed eighteen (18) square feet in area. 130.1305 Signs permitted in residential districts. Sec. 13.05. The following signs are permitted: A. One sign for each public street frontage advertising a recorded subdivision or development, each sign not to exceed eighteen (18) square feet in area. Such sign shall be removed within one year after the sale of ninety percent (90 %) of all lots or units within said subdivision or development. B. One sign on each street frontage of a new multiple-family development advertising the new dwelling units for rent, not to exceed eighteen (18) square feet in area. Such sign shall be removed within sixty (60) days of the initial rental of ninety percent (90%) of the dwelling units within the development or within the first phase, whichever is applicable. C. One sign for each public street frontage identifying a multiple-family building, subdivision, or development, not having commercial connotations, each sign not to exceed eighteen (18) square feet in area. 174 �130.1305 D. One sign advertising "For Rent" or "Vacancy" may be placed on each frontage of a rental residential development provided that such sign shall not exceed three (3) square feet in area and is incorporated into the identification sign permitted in Section 13.05C, preceding. E. One sign for each public street frontage identifying a school, church, public building, other authorized use or lawful nonconforming use, each sign not to exceed eighteen (18) square feet in area. 130.1306 Signs permitted in business and industrial districts. Sec. 13 .06. A. A sign, except outdoor advertising signs, which shall be regulated as set forth in Section 13 .07 herein, in C-1, 0 and R-D districts, is permitted only where it identifies an enterprise occupying the same lot upon which the sign is located and shall conform to the following regulations : 1. An identification sign, limited to one sign per building, may be affixed to a wall of the building . If the building contains more than one enterprise, as in a shopping center, each enterprise located therein may have one such sign. Total sign area for wall signs shall not exceed two (2) square feet for each foot of length of the wall to which it is affixed. Wall signs shall not project more than one (1) foot from the wall face, as measured to the farthest face of the sign. 2. Where more than one sign is permitted on a wall face, the minimum horizontal distance between such signs shall be two (2) feet. 3. One free-standing identification sign may be erected for an individual lot, or group of lots developed as one lot, when not provided for by Sections 13.06A-4 and A-5, following, and shall not exceed thirty-six (36) square feet in area for offices and eighty (80) square feet in area for other uses . If the lot fronts on more than one street, the total permitted sign area may be divided among two (2) or more such signs, provided, however, that the maximum permitted sign area shall not be exceeded. 4. One free-standing identification sign may be erected for a research park or office center, or combined research park/office center. Such sign shall not exceed thirty-six (36) square feet in area. If the lot fronts on two or more collector or arterial streets, one such sign may be permitted for each such frontage. 175 �130.1306 5. One (1) free-standing identification sign stating the name of a shopping center or commercial development, and major tenants therein, may be erected for a shopping center or other integrated group of store or commercial buildings. The sign area shall not exceed one (1) square foot per front foot of building, or buildings, for which it is erected; however, such sign shall not exceed two hundred (200) square feet in area. If the lot fronts on two or more collector or arterial streets, one (1) such sign may be permitted for each such frontage. 6. Identification signs for rear or side entrances shall be permitted, at the rate of one (1) such sign for each entrance, provided that the area of each such sign shall not exceed four (4) square feet. The area shall not be included in the area limitations set forth elsewhere in this Section. 7. Wall signs shall not extend above the top edge of walls . 8. Signs may be placed on the vertical faces of a marquee in place of a wall sign. One (1) identification sign per establishment, not exceeding four (4) square feet in area, may be placed on the underside of a marquee provided it does not project below the lower edge of a marquee more than twenty-four (24) inches , but the bottom of a sign placed on a marquee shall be no less than eight (8) feet above the sidewalk or grade at any point. No part of the sign shall project above the top of the vertical faces of a marquee. B. In 1-1 districts, a sign, except outdoor advertising signs, which shall be regulated as set forth in Section 13. 07, herein, is permitted only where it identifies a business occupying the lot upon which the sign is located. Such signs shall conform to the following regulations: 1. An identification sign, limited to one (1) sign per building, may be affixed to a wall of the building. If the building contains more than one enterprise, each enterprise may have one (1) such sign, similarly affixed. Total sign area shall not exceed one (1) square foot for each foot in length of the wall to which it is affixed . A wall sign shall not project more than one (1) foot from the face of the wall, measured to the farthest face of the sign. 2. One (1) free-standing identification sign may be erected for an industrial park, district, or subdivision, or for an individual lot or group of lots. The area of such sign shall not exceed eighty (80) square feet. If the lot fronts on two or more collector or arterial streets, one (1) sign may be permitted on each such frontage. 176 �130.1309 3. Identification signs for rear or side entrances shall be permitted, at the rate of one (1) for each entrance, provided that the area of each such sign shall not exceed four (4) square feet. The area shall not be included in the area limitations set forth elsewhere in this Section. 4. Wall signs shall not extend above the top edge of walls. 130.1307 Outdoor advertising signs. Sec. 13.07. Outdoor advertising signs are prohibited in Ann Arbor Township except where permitted by the Highway Advertising Act of 1972 (Act 106, P.A. 1972). Cross reference(s)--Outdoor advertising signs ordinance, Pt. 121. 130.1308 Signs for automobile service stations. Sec. 13 .08. Signs for automobile service stations shall be regulated as set forth in Section 13 .06A, herein. In addition, the following regulations shall apply: A. The permitted wall sign or legend may be attached either to a wall of the building or to the canopy of a fuel pump island. B. One (1) permanent sign for the purpose of advertising gasoline prices and similar announcements, when mounted on a free-standing structure or on the structure of another permitted sign, may be installed along each street frontage, provided that clear views of street traffic by motorists or pedestrians are not obstructed in any way. Such sign(s) shall not exceed six (6) square feet in area. All temporary signs for such purposes and all banners, streamers, flags (other than state or national flags) and similar advertising objects shall be prohibited. 130.1309 Exemptions. Sec . 13 .09. The following types of signs are exempted from all the provisions of this Ordinance except for construction and safety regulations and the following standards: A. Signs of a noncommercial nature and in the public interest, erected by, or on the order of, a public officer in the performance of his public duty, such as directional signs, regulatory signs , and informational signs . 177 �130.1310 B. Temporary signs announcing any public, charitable, educational, or religious event or function, located entirely within the premises of that institution and set back not less than ten (10) feet from the property line. Maximum sign area shall be twenty-four (24) square feet. Such signs shall be allowed no more than fourteen (14) days prior to the event or function and must be removed within seven (7) days after the event or function. If building mounted, these signs shall be flat wall signs and shall not project above the roof line. If ground mounted, the top shall be no more than six (6) feet above ground level. C. Names of buildings, dates of erection, monument citations, commemorative tablets and the like, when carved into stone, concrete, or similar material or made of other permanent type construction and made an integral part of the structure. D. Signs directing traffic movement onto a property or within a property, not exceeding eight (8) square feet in area for each sign. Horizontal directional signs on and flush with paved areas are exempt from these standards. E. Temporary real estate directional signs, not exceeding three (3) square feet in area and four (4) in number, showing a directional arrow and placed back of the property line, shall be permitted on approach routes to an "open house" and shall be displayed only during daylight hours. The tops of such signs shall not exceed three (3) feet in height. F. Political campaign signs announcing candidates seeking public political office and other data pertinent thereto. G. National, state, municipal, and university flags. H. "No trespassing," "no hunting," and similar signs prohibiting invasion of private property, provided the area of such sign shall not exceed two (2) square feet. 130.1310 Prohibited signs. Sec. 13.10. The following signs are prohibited anywhere within Ann Arbor Township: A. Signs which imitate an official traffic sign or signal, which contain the words "stop," "go," "slow," "caution," "danger," "warning," or similar words except as provided in Section 13.09D, herein. 178 �130.1311 B. Signs which are of a size, location, content, coloring, or manner of illumination which may be confused with or construed as a traffic control device or which hide from view any traffic or street sign or signal or which obstruct the view in any direction at a street or road intersection. C. Signs which contain or consist of pennants, ribbons, streamers, spinners, strings of light bulbs, or other similar devices. D . Signs which are placed on a street or other public right-of-way. E . Signs which are pasted or attached to utility poles, trees, or other signs, except as provided in Section 13.09H. F. Signs which move in any manner or have a major moving part or give an illusion of motion. G. Signs which swing or otherwise noticeably move as a result of wind pressure because of the manner of suspension or attachment. 130.1311 Permit and fees. Sec. 13 .11. A. Application for a permit to erect or replace a sign, or to change copy thereon, shall be made by the owner of the property on which the sign is to be located, or his authorized agent; to the Township Building Inspector, by submitting the required forms, fees, exhibits, and infonnation. Fees for sign permits shall be determined by resolution of the Township Board and no part of such fee shall be returnable to the applicant. No fee shall be required of any governmental body or agency. B. The application shall contain the following infonnation: 1. The applicant 's name and address in full, and a complete description of relationship to the property owner. 2. The signature of the property owner concurring in submittal of said application. 179 �130.1312 3. An accurate survey drawing of the property showing location of all buildings and structures and their uses, and location of the proposed sign. 4. A complete description and scale drawings of the sign, including all dimensions and the area in square feet. C. All signs shall be inspected by the Township Building Inspector for conformance to this Ordinance prior to placement on the site. Foundations shall be inspected by the Building Inspector on the site prior to pouring of the concrete for the sign support structure. D. Any sign involving electrical components shall be wired by a licensed electrician in accordance with the Ann Arbor Township Electrical Code and the electrical components used shall bear an Underwriters Laboratories, Inc., seal of inspection. E. A sign permit shall become null and void if the work for which the permit was issued has not been completed within a period of six (6) months after the date of the permit. A permit may be renewed and no additional fee shall be collected for the renewal. F. Painting, repainting, cleaning, and other normal maintenance and repair of a sign or a sign structure, unless a structural or copy change is made, shall not require a sign permit. G. All signs shall comply with the requirements of the building code of Ann Arbor Township. 130.1312 lllumination. Sec. 13.12. A. The light from any illuminated sign or from any light source, including the interior of a building, shall be so shaded, shielded, or directed that the light intensity or brightness shall not adversely affect surrounding or facing premises nor adversely affect safe vision of operators of vehicles moving on public or private roads, highways, or parking areas. Light shall not shine or reflect onto or into residential structures. B. No sign shall have blinding, flashing, or fluttering lights or other illuminating devices which have a changing light intensity, brightness, or color, or which are so constructed and operated as to create an appearance or illusion of writing or printing, 180 �130.1314 except that movement showing the date, the time, and the temperature exclusively may be permitted. Nothing contained in this Ordinance shall, however, be construed as preventing the use of lights or decorations related to religious and patriotic festivities. Beacon lights or search lights shall not be permitted as a sign for advertising purposes. C . No exposed reflective type bulbs and no strobe lights or incandescent lamps shall be used on the exterior surface of any sign so as to expose the face of the bulb, light, or lamp to any public street or adjacent property. 130.1313 Computation of surface area. Sec. 13 .13 . A. The surface area of a sign shall be computed as including the entire area within a regular geometric form or combination of such forms comprising all of the display area of the sign and including all of the elements of the matter displayed. Frames and structural members not bearing copy or display material shall not be included in computation of surface area. Where a sign has two (2) or more faces, the area of all faces shall be included in determining the area of the sign, except that where two (2) such faces are placed back to back, parallel to one another, and no more than twenty-four (24) inches apart, the area of the sign shall be the area of one (1) face. 130.1314 Removal. Sec . 13.14. A . The Building Inspector shall order the removal of any sign erected or maintained in violation of this Ordinance. Thirty (30) days notice in writing shall be given to the owner of such sign or of the building, structure, or premises on which such sign is located, to remove the sign or to bring it into compliance with the Ordinance. Upon failure to remove the sign or to comply with this notice, the Township shall remove the sign. The Township shall also remove the sign immediately and without notice if it reasonably appears that the condition of the sign is such as to present an immediate threat to the safety of the public. Any cost of removal incurred by the Township shall be assessed to the owner of the property on which such sign is located and may be collected in the manner of ordinary debt or in the manner of taxes and such charge shall be a lien on the property. 181 �130.1316 B. A sign shall be removed by the owner or lessees of the premises upon which the sign is located when the business which it advertises is no longer conducted on the premises. If the owner or lessee fails to remove the sign, the Township shall remove it in accordance with Section 13.14A, herein. These removal provisions shall not apply where a subsequent owner or lessee conducts the same type of business and agrees to maintain the signs as provided in this Ordinance or changes the copy on the signs to advertise the type of business being conducted on the premises, and provided the signs comply with the other provisions of this Ordinance. 130.1315 Nonconforming signs. Sec. 13 .15. Copy may be changed on nonconforming signs, provided that the sign area is not increased, and provided that no structural changes are made in the sign. 130.1316 Responsibilities for signs. Sec. 13 .16. The following regulations apply to all signs, except those signs permitted in Sections 13 .03 , 13 .04, 13.05A, 13 .05B, and 13.05D. A. The advertiser is hereby made responsible for copy, structure, lighting, and all other parts of a sign. B. Signs shall be constructed and erected only by individuals or companies licensed in the State of Michigan for such purpose. C . All signs requiring permits shall display, in a conspicuous place, evidence of the permit and containing such data as might be required by the Building Inspector, including the name of the individual or company erecting the sign. D. Each individual or company erecting signs within Ann Arbor Township shall annually provide the Building Inspector with a certificate of public liability insurance. A permit for erecting a sign shall not be issued unless such certificate is on file with the Building Inspector. E . All signs and components thereof shall be kept in good repair and in a safe, clean, neat, and attractive appearance. 182 �130.1317 Registry. Sec. 13 .17. The Building Inspector shall maintain an up-to-date registry of each sign erected in Ann Arbor Township after the effective date of this Ordinance. The registry shall contain the following information: location of the sign, name and address of the property owner, advertiser, and individual or company erecting a sign and height, dimensions, and face area, and date of placement on the site. ARTICLES XIV--XIX Reserved for future use. 183 �I ADMINISTRATION & ENFORCEMENT �ARTICLE XX 130.2000 ADMINISTRATION AND ENFORCEMENT 130.2001 Zoning Inspector. Sec. 20.01 . The office of Zoning Inspector is hereby created. The Zoning Inspector shall be appointed by the Ann Arbor Township Board. 130.2002 Duties and powers of Zoning Inspector. Sec. 20.02. The Zoning Inspector shall have the following duties and powers: A. The Zoning Inspector shall administer and enforce all provisions of this Zoning Ordinance and shall issue all necessary notices or orders to insure compliance with said provisions, except as otherwise provided elsewhere in this Ordinance. B. The Zoning Inspector shall receive applications for and issue certificates of zoning compliance in accordance with this Ordinance and shall issue certificates of occupancy as required herein. C. The Zoning Inspector shall make all inspections required by this Ordinance, and all inspections necessary to enforce the provisions of this Ordinance, and may engage the assistance of the Township Fire Chief, Building Inspector, and Engineer as deemed necessary in making such inspections. The Zoning Inspector may engage other expert opinion to assist in making such inspections, subject to approval of the Ann Arbor Township Board. D. The Zoning Inspector shall identify and process all violations of the Zoning Ordinance. The Zoning Inspector shall be responsible for making periodic inspections of the Township or parts thereof for the purpose of identifying violations of this Ordinance. E. The Zoning Inspector shall keep official records of applications received, certificates issued, fees collected, reports of inspections, and notices and orders issued. F. The Zoning Inspector shall submit to the Township Board and Planning Commission an annual report in which a summary of the activities of the office is presented. 184 �130.2003 Certificates of zoning compliance. Sec. 20.03. A. Applications for certificates of zoning compliance shall be made to the Zoning Inspector. Each application shall include a site plan if required in Section 20.03K, herein, and all information necessary to determine zoning compliance. B. All plans to be submitted to the Building Inspector for a building permit shall first be submitted for review and approval by the Zoning Inspector with respect to the requirements of the Zoning Ordinance. No building permit shall be issued unless a certificate of zoning compliance has been issued by the Zoning Inspector for the same development and is in effect. C. In all cases in which an occupancy permit is required, but a building permit is not required, the occupancy permit shall not be issued unless a certificate of zoning compliance has been issued by the Zoning Inspector and is in effect. D. A certificate of zoning compliance shall not be issued for any use or structure unless said use or structure and the lot on which situated meet all requirements of this Ordinance; provided, however, that a certificate of zoning compliance shall be issued for a use or structure and the lot on which situated on which one or more legal nonconformities exist. In such case, the certificate of zoning compliance shall not be issued for any use or structure and the lot on which situated if any illegal nonconformity exists thereon. E. Application for a certificate of zoning compliance may be made by the owner or lessee of the structure or lot, or agent of either, or by the licensed engineer or architect employed in connection with the proposed work or operation. If the application is made by a person other than the owner in fee, it shall be accompanied by a duly verified affidavit of the owner or the qualified person making the application that the proposed work or operation is authorized by the owner in fee and that the applicant is authorized to make such application. The full names and addresses of the owner, lessee, applicant, and of the responsible officers, if the owner or lessee is a corporate body, shall be stated in the application. F. Subject to the limitations of Section 20.03H, herein, approved amendments to a plan, application, or other records accompanying the same may be filed at any time with the Zoning Inspector before completion of the work for which the certificate was approved and before a certificate of occupancy is issued; and such amendments, when approved, shall be deemed part of the original application and shall be filed therewith. 185 �130.2003 G. The Zoning Inspector shall examine or cause to be examined all applications for a certificate of zoning compliance and amendments thereto within a reasonable time after filing. If the application or the plans do not conform to all requirements of this Ordinance, the Zoning Inspector shall reject such application in writing, stating the reasons therefor. If the application or plans do so conform, the Zoning Inspector shall issue a certificate of zoning compliance therefor as soon as practicable. The Zoning Inspector shall attach his/her signature to every certificate, or he/she may authorize a subordinate to affix such signature thereto. The Zoning Inspector shall stamp and endorse all sets of corrected and approved plans submitted with such application as "Approved." H. An application for a certificate of zoning compliance shall be deemed to have been abandoned six (6) months after the date of filing unless such application has been diligently pursued or a building permit shall have been issued, or a certificate of occupancy shall have been issued for a use not requiring a building permit. The Zoning Inspector may, for reasonable cause, grant one or more extensions of time for additional periods not exceeding ninety (90) days each. Any certificate issued shall become invalid if the authorized work is suspended or abandoned for a period of six (6) months after time of commencing the work. I. In case of any false statement or misrepresentation of fact in the application or on the plans on which the certificate was based, any zoning compliance certificate issued thereto shall be deemed null and void. J. Issuance of a certificate of zoning compliance shall be subject to the following conditions: 1. No certificate shall be issued until the required fees have been paid. 2. All work or use shall conform to the approved application and plans for which the certificate has been issued and any approved amendments thereto. 3. All work or use shall conform to the approved final site plan, if required, except foundation and grading permits may be issued in accordance with Section 22.03E, herein. 186 �130.2005 K. An application for a certificate of zoning compliance shall be accompanied either by a site plan as required in this Section, or by a site plan as required under Article XXII herein, "Site Plan Review,"' whichever applies. If a site plan is not required under Article XXII, herein, a site plan shall be submitted as required by this Section. A required site plan shall be drawn to scale, submitted in three (3) copies, and shall provide the following information: 1. Scale, date, and north point. 2. Location, shape, and dimensions of the lot. 3. Dimensioned location, outline, and dimensions of all existing and proposed structures, and the location and extent of all uses not involving structures. 4. A clear description of existing and intended uses of all structures. 5. Additional information as required by the Zoning Inspector for the purposes of determining compliance with the provisions of this Ordinance. 130.2004 Building permits. Sec. 20.04. No building permit shall be issued for the erection, alteration, moving, or repair of any structure or part thereof which does not comply with all provisions of this Ordinance and unless a certificate of zoning compliance has been issued therefor by the Zoning Inspector and is in effect. No structure shall be erected, moved, added to, or structurally altered unless a building permit shall have been issued therefor by the Building Inspector. 130.2005 Certificates of occupancy. Sec. 20.05. A. Requirement: issuance. It shall be unlawful to use or occupy or to permit the use or occupancy of any structure or premises, or both, or part thereof hereafter created, erected, changed, converted, or wholly or partly altered or enlarged in its use or structure until a certificate of occupancy shall have been issued therefor by the Building Inspector. A certificate of occupancy shall not be issued until it has been signed by the Zoning Inspector, said signature signifying compliance with all provisions of the Zoning Ordinance. A certificate of occupancy shall not be issued for any building or structure or a part thereof, or for the use of land, which does not comply with all provisions of this Ordinance. The certificate shall state that the building, structure, and lot and use thereof, 187 �130.2005 conform to the requirements ofthis Ordinance, and shall list each legal nonconformity existing on the premises. Failure to obtain a certificate of occupancy when required shall be a violation of this Ordinance and punishable under Section 20.10, herein. B. Use of lot without structure. Any lot vacant at the effective date of this Ordinance shall not be used, nor may any use of a lot without a structure existing at the effective date of this Ordinance be changed to any other use, unless a certificate of occupancy shall have first been issued for the new or different use. A certificate of occupancy shall not be required for agriculturally used lands, such as cropland, pasture land, and woodland. C. Change in structure. A structure or part thereof shall not be changed to or occupied by a use different from that existing at the effective date of this Ordinance unless a certifi~ate of occupancy is first issued for the different use. D. New or altered structure. Any structure, or part thereof, which is erected or altered after the effective date of this Ordinance, shall not be occupied or used or occupancy or use, cause to be done, until a certificate of occupancy is issued for such structure. E. Existing structure and use. A certificate of occupancy shall be issued, upon request of the owner, for an existing structure or part thereof, or for an existing use of land, including legal nonconforming uses and structures, if after inspection of the premises, it is found that such structures or uses comply with all provisions _ofthis Ordinance, or otherwise have legal, nonconforming status. All legal nonconformities shall be clearly described on the certificate of occupancy. A certificate of occupancy shall not be issued for any premises on which illegal nonconformities exist. F. Accessmy structures. An accessory structure shall require a separate certificate of occupancy, unless included in the certificate of occupancy issued for the principal structure, when such accessory structure is completed under the same building permit as the principal structure. G. Application. Application for certificates of occupancy shall be made in writing to the Building Inspector on forms therefor furnished. H. Certificates to include zoning. Certificates of occupancy as required by the Township Building Code for new buildings or structures, or parts thereof, or for alterations or repairs to existing buildings or structures, shall also constitute certificates of occupancy as required by this Ordinance, provided said certificates are signed by the Zoning Inspector. 188 �130.2009 L Temporary certificates. Where permitted under the Township Building Code, a temporary certificate of occupancy may be issued provided that the temporary certificate is signed by the Zoning Inspector. 130.2006 Inspection. Sec. 20.06. The applicant for a certificate of occupancy shall notify the Zoning Inspector and the Building Inspector when inspection is desir.ed. The Zoning Inspector shall sign the certificate of occupancy within ten (10) days after inspection of such application if the Zoning Inspector finds, after inspection, that the building or structure, or part thereof, or the use of land, complies with the provisions of this Ordinance and with all approved site plans. If the Zoning Inspector refuses to issue such certificate, he/she shall notify the applicant in writing of such refusal and the reasons therefore, within the aforesaid ten (10) day period. 130.2007 Records. Sec. 20.07. The Zoning Inspector and Building Inspector shall maintain records of all certificates and permits issued under this Ordinance and said records shall be open for public inspection. 130.2008 Fees. Sec. 20.08 . The Township Board shall establish a schedule of fees for administering this Article. The schedule of fees shall be posted on public display in the office of the Building Inspector and may be changed only by the Township Board. No certificate or permit shall be issued unless required fees have been paid in full . 130.2009 Compliance with plans. Sec. 20.09. Building permits and certificates of occupancy listed on the basis of plans and applications approved by the Building Inspector authorize only the use, arrangement, and construction set forth in such approved plans and applications, and no other use, arrangement, or construction. Use, arrangement, or construction at variance with that authorized shall be deemed a violation of this Ordinance and punishable as provided by Section 20.10, herein. 189 �130.2010 Violations and penalties. Sec. 20.10. A, Notice of violation. The Zoning Inspector shall serve a notice of violation or order on the person responsible for the erection, construction, alteration, extension, repair, use, or occupancy of a structure or lot in violation of the provisions of this Ordinance, or in violation of a site plan or application approved hereunder, or in violation of a Zoning Compliance certificate issued hereunder, and such order shall direct the discontinuance of the illegal action or condition and the abatement of the violation. B. Prosecution of violation. If the notice of violation is not complied with promptly, the Zoning Inspector is hereby authorized to issue an appearance ticket to the suspected violator pursuant to Public Act No. 175 of the Public Acts of 1927, as amended. The · Zoning Inspector shall also request the Township Attorney to institute the appropriate proceeding at law or in equity to restrain, correct, or abate such violation or to require the removal or termination of the unlawful use of the lot or structure in violation of the provisions of this Ordinance or the order or direction made pursuant thereto. C. Violation penalties. Any person who shall violate a provision of this Ordinance or shall fail to comply with any of the requirements thereof, or who shall erect, construct, alter, or repair a structure in violation of an approved site plan or directive of the Zoning Inspector or of a Zoning Compliance certificate issued under the provisions of this Ordinance, shall be guilty of a misdemeanor and, upon conviction thereof, shall be punishable by a fine of not more than five hundred dollars ($500.00) or by imprisonment not exceeding ninety (90) days, or both such fine and imprisonment. Each day violation occurs shall be deemed a separate offense. D. Abatement of violation. The imposition of the penalties herein prescribed shall not preclude the Township Attorney from instituting appropriate action to prevent unlawful construction or to restrain, correct, or abate a violation, or to prevent illegal occupancy of a structure or premises, or to stop an illegal act, conduct, business, or use of a structure or premises. E. Stop-work order. Upon notice from the Zoning Inspector that work on any structure or premises is being pursued contrary to the provisions of this Ordinance, such work shall be immediately stopped. The stop-work order shall be in writing and shall be given to the owner of the property involved, or to the person doing the work, and shall state the conditions under which the work may be resumed. Any person who shall continue any work in or about the structure or premises after having been served with a stop-work order, except such work as he is directed by the Zoning Inspector to perform to remove a 190 �130.2010 violation or unsafe conditions, shall be liable to a fine of not less than one hundred dollars ($100.00) per day. F. Public nuisance per se. Any structure which is erected, altered, or converted, or any use of any structure or lot which is commenced or changed after the effective date of this Ordinance, in violation of any of the provisions herein is hereby declared to be a public nuisance per se, and may be abated by order of any court of competent jurisdiction. (Amended: Ord. of 4-14-86, 4-14-86) 191 ��ARTICLEXXI 130.2100 CONDITIONAL USES 130.2101 General provisions. Sec. 21.01. The formulation and enactment of this Ordinance is based upon the division of the unincorporated portions of Ann Arbor Township into districts in each of which certain specified, mutually compatible uses are permitted by right. In addition to such uses, however, there are certain other uses which are essential or desirable for the welfare of the community and its citizenry or substantial parts of it. Such uses are entirely appropriate and not essentially incompatible with the uses permitted by right in a zoning district but not at every or any location therein, or without restriction or conditions being imposed by reason of special problems presented by the use or its particular location in relation to neighboring properties from a zoning standpoint. This Ordinance, therefore, requires approval as to location of all uses listed in the several zoning districts as conditional uses and specifies in this Article the procedures and standards to be followed in granting permits to allow such uses. If compliance with the procedures and standards set forth in Article X, "Schedule of District Regulations", and in Article XI, "Supplementary District Regulations", herein, if applicable, and this Article are found, then the right to a conditional use permit shall exist, subject to specific safeguarding conditions as may be imposed by reason of the nature, location, and external effects of such use. No conditional use shall commence until a conditional use permit is issued therefor in accordance with this Ordinance. The term "conditional use" as used in this Ordinance is the same as the term "special land use" as provided in Act 184, P.A. 1943, as amended. )30.2102 Authority to grant permits. Sec. 21.02. The Township Board shall have the authority to grant conditional use permits. 130.2103 Application and fee. Sec. 21.03. Application for a conditional use permit shall be made by filing an application form with the required information and the required fee with the Township Clerk. The fee shall be set by resolution of the Ann Arbor Township Board, except that no fee shall be required for a conditional use application for a single-family residence or of any governmental body or agency. No part of such fee shall be returnable to the applicant. The Clerk shall transmit a copy of the application form and the required information to the Chairperson of the Planning Commission within three (3) days of the filing date. 192 �130.2105 130.2104 Information required. Sec. 21 .04. An application for a conditional use permit shall contain the following information: A. The applicant's name, address, and telephone numqer. B. The names and addresses of all owners of record and proof of ownership. C. The applicant's interest in the property, and if the applicant is not the fee-simple owner, the owner's signed authorization for the application. D. Legal description, address, and tax parcel number of the property. E. A scaled and accurate survey drawing, correlated with the legal description, and showing all existing buildings, drives, and other improvements. F. A detailed description of the proposed use. G. A site plan, meeting the requirements of a preliminary site plan, as set forth in Section 22.03, herein. 130.2105 Public hearing. Sec. 21.05. L..!.:.~~~=~~~<!.il,~t~. The Planning Commission shall hold a public hearing on an application for a conditio 1 use permit within sixty-five (65) days of the filing date. A notice of the public hearing hall be published once in a newspaper which circulates in the Township. A notice shall so be sent by mail or personal delivery to the owners of property for which approval is eing considered, to all persons to whom real property is assessed within three hundred ( 0) feet of the boundary of the property in question, and to the occupants of all structures 'thin three hundred (300) feet. The notice shall be given not less than five (5) nor mo than fifteen (15) days before the date of the public hearing. If the name of the occupant ·s not known, the term "occupant" may be used in making notification. Notification nee not be given to more than one (1) occupant of a structure, except that if a structure con ·ns more than one ( 1) dwelling unit or spatial area owned or leased by different individuals, artnerships, businesses, or organizations, one ( 1) occupant of each unit or spatial area sh 11 receive notice. In case of a single structure containing mor~ than four (4) dwelling units r other district spatial areas owned or leased by different individuals, partnerships, b inesses, or organization, notice may be given to the manager or owner of the structure wlio shall be requested to post the notice at 193 �130.2107 the primary entrance to the structure. B. Contents of notification. The notice of public hearing shall: e of the conditional use requested. which is the subject of the conditional use requested. 3. State when and where the ublic hearing will be held. 4. Indicate when and where wri en comments will be received concerning the request. 130.2106 Planning Commission action. ~ Sec. 21.06. The Planning Commission shall r iew the application for a conditional use permit in reference to the standards and findings required ein and in relation to the information r"_ _.. provided at the public hearing. The Planning Co · sion shall recommend approval, approval f~ with conditions, or denial of the application for a cond1 ·onal use permit and shall transmit its recommendations, together with a report thereon, to the ship Board. The report shall contain the Planning Commission's analysis of the applicatio in relation to the required standards and findings, and shall include a summary of the fin s made as a result of the public hearing. The Planning Commission shall make its report and reco endation within sixty (60) days of the public hearing. This period may be extended by written a ement between the Planning Commission and the applicant. 130.2107 Township Board Action. Sec. 21.07. The Township Board shall review the recommendation and report of the Planning Commission and shall approve, approve with conditions, or deny the application of a conditional use permit within sixty (60) days of the meeting at which the recommendation was received from the Planning Commission. This period may be extended by written agreement between the Township Board and the applicant. The Township Board's decision basis for decision, and all conditions imposed, shall be described in a written statement, which shall be made a part of the record of the meeting at which action is taken. 194 �Article XXI. Conditional Uses. 130.2105 Public Hearing. Section 21.05, Subsections A and B are amended to read as follows, and n.ew Subsection C is added: "A . Notification requirements. The Planning Commission shall establish a date for a public hearing on an application for a conditional use permit after confirming that the applicant has provided all information and paid all fees required by this Ordinance. 1. A notice of the public hearing shall be published once in a newspaper which circulates in the Township. The notice of public heari!}g shall be published not less than five (5) nor more than fifteen (15) days before the .date of the public hearing. 2. A notice shall also be sent by mail or personal delivery to the owners of property for which approval is being considered, to all persons to whom real property is assessed within three hundred (300) feet of the boundary of the property in question, and to the occupants of all structures within three hundred (300) feet. The notice shall be given not less than five (5) or more than fifteen (15) days before the date of the public hearing. If the name of the occupant is not known, the term "occupant" may be used in making notification. Notification need not be given to more than one (1) occupant of a structure, except that if a structure contains more than one (1) dwelling unit or spatial area owned or leased by different individuals, partnerships, businesses, or organizations, one (1) occupant of each unit or spatial area shall receive notice. In case of single structure containing more than four (4) dwelling units or other distinct spatial areas owned or leased by different individuals, partnerships, businesses, or organization, notice may be given to the manager or owner of the structure who shall be requested to post the notice at the primary entrance to the structure. An additional notice shall be sent by mail or personal delivery to the persons described above not less than twenty (20) days before the date of the public hearing. B. Contents of Notification. The Notice of Public Hearing and the Notice sent by mail or personal delivery shall: 1. Describe the nature of the conditional use requested. 2. Describe the property which is the subject of the conditional use requested. 3. State when and where the public hearing will be held. 4. request. Indicate when and where written comments will be received concerning the 6 �C. Notice by Posting a Sign at the Property. For any proposed conditional use, the petitioner(s) or owher(s) of the property proposed for the conditional use shall place a sigri of no less than four (4) feet by four (4) feet in size on each side of the property which abuts a street. Each sign shall have lettering easily readable from the abutting street. The sign shall not be erected in the road right-of-way or in a manner to obstruct vision of motorists or pedestrians. Each sign shall be erected at least 21 days, but not more than 30 days, before the Planning Commission's public hearing on the petition for conditional use and shall remain in place until after the date of the public hearing. Each s'ign shall be removed from the property no later than three (3) business days following the pubic hearing or adjourned or continued date thereof, whichever is later. Each sign shall state in six (6) inch letters "PROPERTY PROPOSED FOR A CONDITIONAL USE," and shall state in letters of no less than two (2) inches the street address or tax code parcel number(s), acreage of the property proposed for the conditional use, state the zoning of the property, state the conditional use that is being requested, and state the date, time and place of the initial public hearing on the petition for conditional use. Upon request of the zoning inspector, the petitioner shall post a bond in an amount not to exceed $100 per sign to ensure the removal of the sign as hereafter provided. The zoning inspector shall inspect the property proposed for a conditional use to see that it complies with this Section, and shall submit an affidavit of such determination to the Planing Commission not less than seven (7) days prior to the public hearing on the petitioner. Signs erected under this section are exempt from other provisions of the Township ordinances regulating signs. Failure to comply with any provision of this Section shall not constitute grounds for invalidating or setting aside the granting of the petition for a conditional use, but shall constitute grounds for adjourning and rescheduling the public hearing. The recommendation filed by the Township Planing Commission with the Township Board shall state whether the petition has complied with this section. 7 �Article XXI Conditional Uses. 130.2106 Planning Co~ion Action is amended to read as follows: · "Section 21.06. The Planning Commission shall review the application for a conditional use permit in reference to the standards and findings required herein and in relation to the information provided at the public hearing. The Planning Commission shall recommend approval, approval with conditions, or denial of the application for a conditional use permit and shall transmit its recommendations, together with a report thereon, to the Township Board.' ··Toe report shall contain the Planning Commission's analysis of the application in relation to the required standards and findings, and shall include a summary of the findings made as a result of the public hearing. The Planning Commission shall make its report and recommendation within one hundred thirty-five (135) days after the date on which the Planning Commission sets the public hearing on the conditional use permit. This period may be extended by written agreement between the Planning Commission and the applicant." 8 �130.2109 130.2108 Required standards and findings. Sec. 21.08. The Planning Commission and the Township Board shall review the particular circumstances and facts of each proposed use in terms of the following standards and required findings, and with respect to any additional standards set forth in Article XI, "Supplemental Regulations," herein. The Planning Commission shall find and record adequate data, information, and evidence showing that the proposed use meets all required standards. A. Will be harmonious, and in accordance with the objectives, intent, and purposes of this Ordinance. B. Will be compatible with the natural environment and existing and future land uses 1n the vicinity. C. Will be compatible with the General Development Plan. D. Will be served adequately by essential public facilities and services, such as highways, streets, police and fire protection, drainage ways and structures, refuse disposal, or that the persons or agencies responsible for the establishment of the proposed use shall be able to provide adequately any such services. E. Will not be detrimental, hazardous, or disturbing to existing or future neighboring uses, persons, property or the public welfare. F. Will not create additional requirements at public cost for public facilities and services that will be detrimental to the economic welfare of the community. 130.2109 Conditions of approval Sec. 21.09. In granting a conditional use permit, the Township Board shall impose conditions it deems necessary to achieve the objectives and standards of this Ordinance, the standards of the Township Rural Zoning Act (Act 184, PA 1943, as amended), and the public health, safety, and welfare of Ann Arbor Township. Failure to comply with any such conditions shall be considered a violation of this Ordinance. An approved conditional use permit, including all attached conditions, shall run with the parcel in the approval and shall remain unchanged except upon mutual consent of the Township Board and the landowner. Any such change shall be entered into Township records and recorded in the minutes of the Township Board meeting at which the action occurred. A public hearing shall be held on any proposed changes as required for an original application. 195 �130.2110 13 0.2110 Re-application. Sec. 21.09. No application for a conditional use permit which has been denied wholly or in part by the Township Board shall be resubmitted for a period of three hundred sixty-five (365) days from the date of denial, except on grounds of new evidence or proof of changed conditions found by the Planning Commission to be valid. 196 �I SITE PLAN REVIEW �ARTICLE XXII 130.2200 SITE PLAN REVIEW 130.2201 Authority for site plan review. Sec. 22.01. The Ann Arbor Township Planning Commission shall have the authority to review and approve or reject preliminary and final site plans as required in this Article. 130.2202 Development and uses requiring site plan review. Sec. 22.02. Toe following buildings, structures, and uses require site plan review: A. A building containing two (2) or more dwelling units; B. A mobile home park; C. Any principal nonresidential building or structure permitted in residential districts and any principal building and structures except single-family residences and all farm buildings and structures permitted in recreation-conservation and agriculture districts; D. Any building with a floor area greater than five hundred (500) square feet, or additions thereto, in any business and industrial districts; E. More than one (1) building or structure, except a sign, on a lot or parcel, or combination of lots under one ownership in any business and industrial districts; F. Any principal use of a lot in any business and industrial district which does not involve a building, such as, but not limited to outdoor sales, outdoor displays, and storage of wrecked vehicles; G. Public utility buildings and structures, but not including poles, towers; H. Any parking lot or addition thereto containing five (5) or more parking spaces; I. Group Foster Care Homes; J. Conditional uses, as required in Article XXI, "Conditional Uses," herein; K. Planned Unit Developments, as required in Section 11.15, herein; L. Any condominium development. 197 �130.2203 The Zoning Inspector shall not issue a certificate of zoning compliance and the Building Inspector shall not issue a building permit for construction of or addition to any one of the above listed buildings or structures until a final site plan therefor has been approved and is in effect. A use not involving a building or structure, as above listed, shall not be commenced or expanded, nor shall the Zoning Inspector issue a certificate of Zoning Compliance, nor shall the Building Inspector issue an occupancy permit for such use until a final site plan has been approved and is in effect. No grading, removal of trees or other vegetation, landfilling or construction of improvements shall commence for any development which requires site plan approval until a final site plan is approved and is in effect, except as otherwise provided in this Article. (Amended: Ord. No. 8-89, 8-21-89) 130.2203 Preliminary site plan. Sec. 22.03. A. Application. Any person with legal interest in a lot may apply for preliminary site plan approval therefor by filing completed forms, the review fee, and five (5) full size preliminary site plan drawing(s) 24"x36" and ten (10) copies reduced to 1/2 size, 12"xl8", with the Township Clerk. The Clerk, upon receipt of the application, shall transmit the preliminary site plan drawings to the Planning Commission at least twenty (20) calendar days prior to its next meeting. B. Information required. Each preliminary site plan submitted for review shall provide the following information: 1. The site plan shall be of a scale not greater than one ( 1) inch equals twenty (20) feet nor less than one (1) inch equals two hundred (200) feet, and of such accuracy that the Planning Commission can readily interpret the plan. 2. Location and description of site; dimensions and area, and vicinity map. 3. General topography, soil information. 4. Property owner's name, address; applicant's name, address, interest in property; owner's signed consent for preliminary site plan approval application if applicant is not the owner. 5. Scale, north arrow, date of plan. 198 �130.2203 6. Proposed buildings/structures: location, outline, general dimensions, distances between floor area, number of floors, height, number and type of dwelling units (where applicable). 7. Location and size of open areas, recreation areas. 8. Proposed streets/drives: general alignment, right-of-way, (where applicable), surface type, and width. 9. Proposed parking: location and dimensions of lots, dimensions of spaces and aisles, angle of spaces, surface type, number of spaces. 10. Existing zoning classification of property; required yards; dwelling unit schedule, density of development, and lot area per dwelling unit schedule, density of development, and lot area per dwelling unit for residential projects; lot coverage (percent) and floor area ratio; location and size of required transition and landscape strips, if applicable. 11. Areas of intended filling, cutting; outline of existing building/structures and drives; existing natural and man-made features be retained or removed. 12. Adjacent land uses; location of adjacent buildings; drives/streets. 13. Location, area of development phases; building program for each phase; projected schedule of development, by phase. 14. Location and width of easements on site. 15. General description of proposed water, sanitary sewer, and storm drainage systems. 16. Location, size, and type of existing trees and brush; location and description of existing wetlands, water courses, and water bodies, whether intermittent or permanent; and the location and description of any other natural features on the site. 17. All drawings shall be on sheets no larger than 24"x36". 199 �130.2203 C. Standards for review. In reviewing a preliminary site plan the Planning Commission shall consider the following standards: 1. That all required information has been provided. 2. That the proposed development as shown in the preliminary site plan conforms to all regulations of the Zoning Ordinance for the district(s) in which it is located. 3. That the applicant is legally authorized to apply for site plan review. 4. That the movement of the vehicular and pedestrian traffic within the site and in relation to access streets and sidewalks will be safe and convenient. 5. That the proposed development will be harmonious with and not harmful, injurious, or objectionable to, existing and future uses in the immediate area and is compatible with the General Development Plan. 6. That natural resources will be preserved to a maximum feasible extent, and that the development as proposed will not cause soil erosion or sedimentation. 7. That the proposed development is adequately coordinated with improvements serving the subject property and with other developments. 8. That the proposed development respects natural topography and minimizes the amount of cutting and filling required. 9. That organic, wet, or other soils which are not suitable for development will be undisturbed, or will be modified in an acceptable manner. 10. That the proposed development properly respects floodways and flood plains on or in the vicinity of the subject property. 11 . That phases of development are in logical sequence so that any phase will not depend upon a subsequent phase for adequate access, public utility services, drainage, or erosion control. 200 �130.2203 D. Planning Commission action. e Planning Commission shall study the plan and shall, within sixty-five (65) days of i receipt of such plan, approve or reject the preliminary site plan. The Planning Co ission may require changes in the plan, and ~ may attach conditions to its approval. The lanning Commission shall advise the applicant in writing of its actions on a preli · ary site plan. The time limit may be extended upon a written request by the applic t and approval by the Planning Commission. The Planning Commission may extend the time limit up to thirty (30) days without written request after giving written notice of such action to the applicant. E. Effect of approval. Approval of a preliminary site plan by the Township Planning Commission shall indicate its acceptance of the proposed layout of buildings, streets, drives, parking areas, and other facilities and areas, and of the general character of the proposed development. The Township Planning Commission may, at its discretion, and with appropriate conditions attached, authorize issuance of permits by the Building Inspector for grading and foundation work on the basis of an approved preliminary site plan. The conditions to be attached to such permit issued for grading and foundation work shall include, but are not limited to, provisions for control of possible erosion, for exempting the Township from any liability if a final site plan is not approved, and for furnishing a bond for restoration of the site if work does not proceed to completion. F. Expiration of approval. Approval of a preliminary site plan shall be valid for a period of one hundred eighty ( 180) days from the date of approval and shall expire and be of no effect unless an application for a final site plan for all or part of the area included in the approved preliminary site plan is filed with the Township Clerk within that time period. The Planning Commission Secretary shall, within ten (10) days of the date of approval of the preliminary site plan, transmit a written certification of such approval to the applicant. If a final site plan is submitted for only a part of the area included in the approved preliminary site plan, successive final site plans shall be filed at intervals no longer than two (2) years from the date of approval of the previously approved final site plan. If such period is exceeded, the approved preliminary site plan will become invalid with respect to the remaining parts of the site, unless the applicant requests and is granted, by the Planning Commission, a one (1) year extension. (Amended: Ord. of 9-17-90, 9-17-90) 201 (I �130.2204 130.2204 Final site plan. Sec. 22.04. A. Application. Following approval of a preliminary site plan, the applicant shall submit to the Township Clerk five (5) full size final site plans 24"x36" and other data and exhibits hereinafter required, the review fee, and a completed application form and ten (10) copies reduced to 1/2 size, 12"x18". The Clerk, upon receipt of the application, shall transmit the final site plan drawing(s) to the Planning Commission at least ten (10) days prior to its next regular meeting. B. Information required. Each final site plan submitted for review shall provide the following information and shall meet the following specifications: 1. The site plan shall be of a scale not greater than one (1) inch equals twenty (20) feet nor less than one (1) inch equals two hundred (200) feet, and of such accuracy that the Planning Commission can readily interpret the plan. More than one (1) drawing shall be included as part of a final site plan where required by the Planning Commission for clarity. 2. Scale, north arrow, name and date of plan; date of any revisions thereto. 3. Name and address of property owner and applicant; interest of applicant in property; name and address of developer; owner's signed consent for final site plan approval application if applicant is not the owner. 4. Name and address of designer. A detailed site plan shall be prepared by a registered community planner, architect, landscape architect, engineer, or land surveyor. 5. A vicinity map; legal description of site; dimensions and lot area. Where a metes and bound description is used, lot line angle or bearings shall be indicated on the plan and the lot line dimensions and angles or bearings shall be based upon a boundary survey prepared by a registered surveyor. 6. Existing topography (minimum contour interval of two [2] feet); existing natural features such as trees, wooded areas, streams, marshes, ponds, and other wetlands; clear indication of all natural features to remain and to be removed. Groups of trees shall be shown by an approximate outline of the total canopy; individual deciduous trees of six (6) inch diameter or larger and individual evergreen trees twelve (12) feet in height or higher, not a part of group of trees, are to be accurately located on the plan. 202 �130.2204 7. Existing buildings, structures, and other improvements, including drives, utility poles and towers, easements, pipelines, excavations, ditches (elevations and drainage directions), bridges, culverts; clear indication of all improvements to remain and to be removed; deed restrictions, if any. 8. Owner, use, and zoning classification of adjacent properties; location and outline of buildings, drives, parking lots, other improvements on adjacent properties. 9. Existing public utilities on or serving the property; location and size of water lines and hydrants; location, size, and inverts for sanitary sewer and storm sewer lines; location of manholes and catch basins; location and size of wells, septic tanks and drain fields. 10. Names and rights-of-way of existing streets on or adjacent to the property, surface type and width; spot elevations of street surface, including elevations at intersections with streets and drives of the proposed development. 11. Zoning classification of the subject property; location of required yards; total site area and floor area; total ground floor area and lot coverage (percent); floor area ratio . In the case of residential units, the plan shall note dwelling unit density, lot area per dwelling unit, and a complete schedule of the number, size, and type of dwelling units. 12. Grading plan, showing finished contours at a minimum interval of two (2) feet, and correlated with existing contours so as to clearly indicate cut and fill required. All finished contour lines are to be connected to existing contour lines at the property lines. 13. Location and exterior dimensions of all proposed buildings and structures, location to be referenced to property lines or a common base point; distances between buildings; height and feet in stories; finished floor elevations and contact grade elevations. 14. Location and alignment of all proposed streets and drives; rights-of-way where applicable; surface type and width, and typical cross section of same showing base and sub-base materials, dimensions, and slopes; location and typical details of curbing; turning lanes (where applicable) with details; location, width, surface elevations and grades of all entries and exits; curve-radii. 203 �130.2204 15. Location and dimensions of proposed parking lots; number of spaces in each lot; dimensions of spaces and aisles; drainage pattern of lots; typical cross-section showing surface, base, and sub-base materials; angle of spaces. 16. Location, width, and surface of proposed sidewalks and pedestrian ways. 17. Location, use, size, and proposed improvements of open spaces and recreation areas; maintenance provisions for such areas. 18. Location and type of proposed screens and fences; height, typical elevation and vertical section of screens, showing materials and dimensions. 19. Location of proposed outdoor trash container enclosures; size, typical elevation, and vertical section of enclosure, showing materials and dimensions. 20. Location, type, size, area, and height of proposed signs. 21. Layout, size of lines, inverts, hydrants, drainage flow patterns, location of manholes and catch basins for proposed utilities; location and size of retention ponds and degree of slope of sides of ponds; calculations for sizing of storm drainage facilities; location of electricity and telephone poles and wires; location and size of surface mounted equipment for electricity and telephone services; location and size of underground tanks where applicable; location and size of outdoor incinerators; location and size of wells, septic tanks, and drain fields, if on-site facilities are to be used. Final engineering drawings for all site improvements, such as but not limited to water, sanitary sewer, and storm sewer systems; streets, drives, and parking lots, retention ponds and other ponds or lakes; retaining walls; are to be submitted to and approved by the Township Engineer prior to Planning Commission approval of the final site plan. If on-site water and sewer facilities are to be used, a letter of approval of same by the Washtenaw County Health Department shall be submitted prior to Planning Commission approval. 42. Landscape plan showing location and size of plant materials. 23. Plan for the control of soil erosion and sedimentation during grading and construction operations and until a permanent ground cover is established. Such plan shall be approved by the County Soil Erosion and Sedimentation Control Enforcing Agent. 204 �130.2204 24. Location of proposed retaining walls, and dimensions and materials of same; fill materials; typical vertical sections; restoration of adjacent properties, where applicable. 25. Location, type, direction, and intensity of outside lighting. 26. Right-of-way expansion where applicable; reservation or dedication of right-of-way to be clearly noted, dedication of right-of-way where applicable shall be executed, or provisions made for same prior to approval of the final site plan by the Planning Commission. 27. All drawings shall be on sheets no larger than 24"x36". C. Standards for review. In reviewing the final site plan, the Planning Commission shall determine whether the plan meets the following specifications and standards: 1. That the final site plan conforms to the preliminary site plan as approved by the Township Planning Commission. 2. That all required information is provided. 3. That the plan complies with all Zoning Ordinance regulations. 4. That the plan, including all engineering drawings, meets specifications of the Township for fire and police protection, water supply, sewage disposal or treatment, storm drainage, and other public facilities and services. 5. That the plan meets all specifications ofthis Article. 6. That the drainage plan for the proposed development is adequate to handle anticipated storm water runoff and will not cause undue runoff onto neighboring property or overloading of water courses in the area. 7. That the proposed development is coordinated with improvements serving the subject property and with other developments in the general vicinity. 8. That outside lighting will not adversely affect adjacent or neighboring properties, or traffic on adjacent streets. 205 �130.2204 9. That outdoor storage of garbage and refuse is contained, screened from view, and located so as not to be a nuisance to the subject property or neighboring properties. 10. That grading or filling will not destroy the character of the property or the surrounding area and will not adversely affect the adjacent or neighboring properties. 11. That parking layout will not adversely affect the flow of traffic within the site or to and from the adjacent streets. 12. That the plan meets the standards of other government agencies, where applicable, and that the approval of these agencies has been obtained or is assured. 13. That the plan provides for the property expansion of existing public streets serving the site, where applicable. D. Planning Commission action. The Planning Commission shall study the final site plan and shall within si -five (65) days of its receipt of said plan approve or reject the final site plan. This time · it may be extended upon written request by the applicant and approval by the Pl g Commission or the Planning Commission may extend the time limit up to thirty (30) d s without written request after giving written notice to the applicant. The Commissi may suggest and/or require changes or modifications in the proposed site plan as are ne ded to gain approval. The Planning Commission shall include in its study of the site Ian consultation with the Township Zoning Inspector, the Township Fire Chief, the To hip Engineer, other governmental officials and departments, and public utility c panies that might have an interest in or be affected by the proposed development. All en · eering drawings and plans shall be approved by the Township Engineer before a final sit plan shall be approved. Upon Planning Commission approval o final site plan, the applicant and owner(s) of record and the Planning Commission Seer ~ shall sign six (6) copies of the approved site plan. The Planning Commission Secre shall transmit two (2) such copies of the approved final site plan and any conditions a ched to such approval to the Zoning Inspector and one signed copy each to the To hip Clerk, Chair of the Planning Commission, and to the applicant. The Planning mmission Secretary shall attach a certificate of approval to the copy to be sent to the licant. One signed copy shall be retained in the Planning Commission's files. If the fin site plan is rejected, the Planning Commission shall notify the applicant in writing of sucfi action and reasons therefore, within ten (10) days following such action. 206 �Article XXII Site Plan Review. Section 130.2204 Final Site Plan. Subsection D, Planning Commission action, is amended to read as follows: "D . Planning Commission action. The Planning Commission shall study the final site plan and shall within sixty-five (65) days of its receipt of said plan confirm that the applicant has provided all information and paid all fees required by this Ordinance for final site plan review. Within one hundred thirty-five (135) days of the date of the meeting at which the Planning Commission confirms that all required information has been provided, the Planning Commission shall apptove or rej,ect the final site plan. This time limit may be extended upon written request by the applicant and approval by the Planning Commission or the Planning Commission may extend the time limit up to thirty (30) days without written request after giving written notice to the applicant. The Commission may suggest and/or require changes or modifications in the proposed site plan as are needed to gain approval. The Planing Commission shall include in its study of the site plan consultation with the Township Zoning Inspector, the Township Fire Chief, the Township Engineer, or other governmental officials and departments, and public utility companies that might have an interest in or be affected by the proposed development. All engineering drawings and plans shall be approved by the Township Engineer before a final site plan shall be approved. Upon Planning Commission approval of a final site plan, the applicant and owner(s) of record and the Planning Commission Secretary shall sign six (6) copies of the approved site plan. The Planning Commission Secretary shall transmit two (2) such copies of the approved final site plan and any conditions attached to such approval to the Zoning Inspector and one signed copy each to the Township Clerk, Chair of the Planning Commission, and to the applicant. The Planning Commission Secretary shall attach a certificate of approval to the copy to be sent to the applicant. One signed copy shall be retained in the Planning Commission's files. If the final site plan is rejected, the Planning Commission shall notify the applicant in writing of such action and reasons therefore, within ten (10) days following such action." The Ordinance amendments shall take effect seven days after publication. Dated: - - - - - - -, 1997 Catherine A. Braun, Clerk Ann Arbor Charter Township C :\ WPDOCS\AA TOWN\ORDINANC\ORDINAN4.AMD 10 �130.2206 E. Effect of approval. Approval of a final site plan authorizes issuance of a certificate of zoning compliance and issuance of a building permit, provided all other requirements for a building permit have been met. In the case of uses without buildings or structures, approval of a final site plan authorizes issuance of a certificate of zoning compliance and issuance of a certificate of occupancy, provided all other requirements for such certificate have been met. F. Expiration of approval. Approval shall expire and be of no effect unless a building permit shall have been taken out within one hundred-eighty (180) days of the date of approval of the final site plan. Approval of final site plan shall expire and be of no effect five hundred forty-five (545) days following the date of approval unless construction has begun on the property and is diligently pursued in conformance with the approved final site plan. 130.2205 Combining preliminary and final site plans. Sec. 22.05. An applicant may, at his discretion and risk, with approval of the Township Planning Commission, combine a preliminary and final site plan in application for approval. The Township Planning Commission shall have the authority to require submittal of a preliminary site plan separate from a final site plan, where, in its opinion, the complexity and/or size of the proposed development so warrant. A preliminary and final site plan shall not be combined for any development consisting of two (2) or more phases. 130.2206 Amendment of approved site plan. Sec. 22.06. A site plan may be amended upon application and in accordance with procedure and requirements provided in Section 22.03, herein, for a preliminary site plan and in Section 22.04, herein, for a final site plan. Minor changes in a preliminary site plan may be incorporated into a final site plan without an amendment to the approved preliminary site plan, at the discretion of the Planning Commission. The Planning Commission may require, in case of minor changes in an approved preliminary or final site plan, that a revised preliminary or final site plan drawing(s) be submitted showing such minor changes, for purposes of record. The Planning Commission shall have authority to determine if a proposed change is a minor or major change and if such change requires an amendment to an approved preliminary or final site plan. 207 �130.2209 130.2207 Modification ofplan during construction. Sec. 22.07. All site improvements shall conform to the approved final site plan. If the applicant makes any changes during construction in the development in relation to the approved final site plan, he shall do so at his own risk, without any assurance that the Planning Commission will approve the changes. It shall be the responsibility of the applicant to notify the Zoning Inspector, the Building Inspector and the Planning Commission of any such changes. The Planning Commission may require the applicant to correct the changes so as to conform to the approved final site plan, and shall notify the applicant within thirty (30) days of any required corrections. 130.2208 Phasing of development Sec. 22.08. The applicant may divide the proposed development into two (2) or more phases. In such case, the preliminary site plan shall cover the entire property involved and shall clearly indicate the location, size, and character of each phase. A final site plan shall be submitted for review and approval for each phase. 130.2209 Inspection. Sec. 22.09. The Zoning Inspector shall be responsible for inspecting all improvements for conformance with the approved final site plan. All sub-grade improvements such as utilities, subbase installations for drives and parking lots, and similar improvements shall be inspected and approved prior to covering. The applicant shall be responsible for requesting the necessary inspection. The Zoning Inspector shall obtain inspection assistance from the Township Fire Chief and Building Inspector and the Engineer, where applicable. The Zoning Inspector shall notify the Planning Commission, in writing, when a development for which a final site plan is approved has passed inspection with respect to the approved final site plan. The Zoning Inspector shall notify the Township Board and the Planning Commission, and the Building Inspector, in writing, of any development for which a final site plan was approved, which does not pass inspection with respect to the approved final site plan, and shall advise the Board and Commission and Building Inspector of steps taken to achieve compliance. In such case, the Zoning Inspector shall periodically notify the Township Board and Planning Commission and Building Inspector of progress towards compliance with the approved final site plan and when compliance is achieved. 208 �130.2211 130.2210 Performance guarantees. Sec. 22.10. A. Irrevocable bank letters of credit, cash deposits, or other security, acceptable to the TownshipBoard, shall be provided by the applicant to the Township Clerk. The guarantee shall be provided after a final site plan is approved but prior to issuance of a certificate of occupancy for any building covered by the site plan. The guarantee shall cover site improvements shown on the approved final site plan which will not be completed prior to issuance of the certificate of occupancy. Site improvements shall include, among other items, the following: streets and drives, parking lots, sidewalks, grading, required landscaping, required visual screens, storm drainage, exterior lighting, and utilities. B. The applicant shall provide a cost estimate of the improvements to be covered by the guarantee and such estimate shall be verified as to amount by the Township Engineer. The form of the Guarantee shall be approved by the Township Attorney. C. If the applicant shall fail to provide any site improvements according to the approved plans within the time period specified in the guarantee, the Township Board shall be entitled to enter upon the site and complete the improvements. The Township Board may defray the cost thereof by use of the deposited security, or may require performance by the bonding company. D. If a cash deposit is used, the applicant and Township Clerk shall decide at the time of deposit on the means of rebating portions of the deposit in proportion to the amount of work completed. At no time shall the amount of deposit remaining be less than one hundred twenty-five percent (125%) of the estimated cost of completing the remaining required improvements. All required inspections for improvements for which the cash deposit is to be rebated shall have been completed before funds are rebated. E. The Zoning Inspector may refuse to sign a certificate of occupancy until compliance with the approved final site plan and approved engineering plans related thereto is achieved, or until adequate security is deposited as provided herein. 130.2211 Fees. Sec. 22.11. Fees for the review of site plans and inspections as required by this Article shall be established and may be amended by resolution of the Township Board. 209 �130.2213 130.2212 As-built drawings. Sec. 22.12. A. The applicant shall provide as-built drawings of all sanitary sewer, water, and storm sewer lines and all appurtenances which were installed on a site for which a final site plan was approved. The drawings shall be submitted to the Township Building Inspector, and shall be approved by the Township Engineer prior to the release of any performance guarantee or part thereof covering such installation. B. The as-built drawings shall show, but shall not be limited to, such information as the exact size, type and location of pipes; location and size of manholes and catch basins; location and size of valves, fire hydrants, tees and crosses; depth and slopes ofretention basins; and location and type of other utility installations. The drawings shall show plan and profile views of all sanitary and storm sewer lines and plan views of all water lines. C. The as-built drawings shall show all work as actually installed and as field verified by a professional engineer or a representative thereof. The drawings shall be identified as "As-Built Drawings" in the title block of each drawing and shall be signed and dated by the owner of the development or the owner's legal representative and shall bear the seal of a professional engineer. 130.2213 Violations. Sec. 22.13. The approved final site plan shall become part of the record of approval and all subsequent action relating to the site in question shall be consistent with the approved final site plan, unless the Planning Commission agrees to such changes as provided in this Article. Any violation of the provisions of this article, including any improvement not in conformance with the approved final site plan, shall be deemed a violation of this Ordinance as provided in Section 20.10, herein, and shall be subject to all penalties therein. 210 �'------------ �ARTICLE XXIII 130.2300 NONCONFORMITIES 130.2301 Intent. Sec. 23 .01. Certain lots, structures, and uses of lots and structures may exist within districts established by this Ordinance or amendments thereto which were lawful before this Ordinance was adopted or amended, but which would be prohibited, regulated, or restricte~ under the terms of this Ordinance and its amendments. It is the intent of this Ordinance to permit such nonconformities to remain until they are discontinued or removed, but not to encourage their survival. It is further the intent of this Ordinance that such nonconformities be steadily upgraded to conforming status. It is further the intent of this Ordinance that nonconformities shall not be enlarged, expanded, or extended, except as provided herein, and that nonconformities shall not be used as grounds for adding other structures which are prohibited in the same district. Nonconformities are declared by this Ordinance to be incompatible with the structures and uses permitted in the various districts. 130.2302 Nonconforming lots of record. Sec. 23.02. A principal structure and customary accessory structures for a permitted use may be erected on a nonconforming lot which is of record at the effective date of adoption or amendment of this Ordinance, provided a variance for said lot is approved by the Board of Appeals in accordance with Article XXIV, "Zoning Board of Appeals", herein. Such lot must be in separate ownership and not of continuous frontage with other lots in the same ownership as of the date even though such lot fails to meet the regulations for minimum lot area, or width, or both, that are applicable in district, provided that other area, placement, and height regulations of the district are met. If two or more lots or combinations of lots and portions of lots with continuous frontage in single ownership are ofrecord at the time of adoption or amendment of this Ordinance and if all or part of the lots do not meet the requirements for lot width and area as established by this Ordinance, the lands involved shall be considered to be an undivided parcel for the purpose of this Ordinance. In such case, no portion of said parcel or lot shall be used or sold which does not meet the minimum lot width and area regulations established by this Ordinance, nor shall any division of the parcel or lot be made which leaves remaining any parcel or lot with width or area below the minimum regulations established in this Ordinance. 211 �130.2304 130.2303 Nonconforming uses ofparcels and lots. Sec. 23.03. Where, on the effective date of adoption or amendment of this Ordinance, a lawful use of a parcel or lot exists that is no longer permissible under the provisions of this Ordinance, and where such use involves no individual structure with a replacement cost exceeding One Thousand Dollars ($1,000), such use may be continued so long as it remains otherwise lawful subject to the following provisions: A. No such nonconforming use of a parcel or lot shall be enlarged, expanded, or extended to occupy a greater area of land than was occupied on the effective date of adoption or amendment of this Ordinance and no accessory use, building or structure shall be established therewith. B. No such nonconforming use of a parcel or lot shall be moved in whole or in part to any other portion of such parcel or lot not occupied on the effective date of adoption or amendment of this Ordinance. C. If such nonconforming use of a parcel or lot ceases for any reason for a period of more than one hundred eighty ( 180) consecutive days, the subsequent use of such parcel or lot shall conform to the regulations of the district in which such parcel or lot is located. 130.2304 Nonconforming structures. Sec. 23.04. Where, on the effective date of adoption or amendment of this Ordinance, a previously lawful structure exists that will become nonconforming under the regulations of this Ordinance by reason of restrictions upon lot area, lot area per dwelling unit, lot width, lot coverage, floor area ratio, height, transition and landscape strips, off-street parking, loading spaces, and yard requirements, such structure may be continued so long as it remains otherwise lawful subject to the following provisions: A. Such building or structure may be enlarged, expanded, extended, or altered only if such enlargement, expansion, extension or alteration is approved by the Board of Appeals, in conformance with Section 23.08, "Expansion and Substitution", herein. B. Should any such building or structure be damaged by any means to an extent of more than fifty percent ( 50%) of its replacement cost at the time of such damage, it shall not be reconstructed except in conformity with the provisions of the district in which it is located. Should any such building be damaged to an extent of fifty percent (50%) or less of its replacement cost, it may be replaced in its location and term existing prior to such 212 �130.2305 damage, provided such replacement is commenced within three (3) years of the date of damage, and provided such replacement is diligently pursued to completion. Failure to complete replacement shall result in loss of legal, nonconforming status. C. Should any such building or structure be moved for any reason for any distance, it shall thereafter conform to the regulations of the district in which it is located after it is moved. 130.2305 Nonconforming uses of structures. Sec. 23.05. Where, on the effective date of adoption or amendment of this Ordinance, a lawful use of a structure exists that is no longer permissible under the regulations of this Ordinance, such use may be continued so long as it remains otherwise lawful subject to the following prov1s1ons: A. A nonconforming use shall not be extended into any portion of a structure not occupied by such use at the effective date of adoption or amendment of this Ordinance. B. A nonconforming use shall not be expanded or increased in area or intensity. C. An existing structure devoted to a use not permitted by this Ordinance in the district in which it is located shall not be enlarged, constructed, reconstructed, moved, or structurally extended or altered except in changing the use of such building or structure to a use permitted in the district in which such building or structure is located. D. When a nonconforming use of a structure, or structure and premises in combination, is discontinued for more than one (1) year except where government action impedes access to the premises, the building or structure shall not thereafter be used except in conformance with the regulations of the district in which it is located. E. Any structure, or structure and land in combination, in or on which a nonconforming use is superseded by a permitted use, shall thereafter conform to the regulations of the district in which it is situated, and the nonconforming use may not thereafter be resumed. F. Where a nonconforming status applies to a structure and premises in combination, removal or destruction of the structure shall eliminate the nonconforming status of the land. Destruction for the purpose of this Subsection is defined as damage to an extent of more than fifty percent (50%) of the replacement cost at the time of damage. 213 �130.2308 130.2306 Repairs and maintenance. Sec. 23.06. On any nonconforming structure or on any structure housing a nonconforming use, work may be done in any period of twelve (12) consecutive months on ordinary repairs or in repair or replacement of nonbearing walls, fixtures, wiring or plumbing to an extent not to exceed twenty-five percent (25%) of the then current replacement cost of the nonconforming structure or nonconforming portion of the structure, provided that the floor area or volume of such building or the number of families housed therein, or the size of such structure as it existed on the date of adoption or amendment of this Ordinance shall not be increased. If a nonconforming structure or a portion thereof, or any structure containing a nonconforming use, becomes physically unsafe or unlawful due to lack of repairs and maintenance, and is declared by any duly authorized official to be unsafe or unlawful by reason of physical condition, it shall not thereafter be restored, repaired, or rebuilt except in conformity with the regulations of the district in which it is located. 130.2307 Change of tenancy or ownership. Sec. 23.07. There may be a change of tenancy, ownership or management of an existing nonconforming use, building, or structure. 130.2308 Expansion and substitution. Sec. 23.08. A. The Board of Appeals shall determine if a nonconforming structure may be enlarged, expanded, extended, or altered, and the conditions under which such improvements shall be made. The following provisions shall apply: 1. The reasons for a nonconformity shall be limited to minimum lot area, lot width, required yards, off-street loading and parking requirements, and transition strip and landscape strip requirements. In no case shall a building or a structure that is nonconforming because of lot coverage, floor area ratio, lot area per dwelling units, or height regulations be permitted to expand without removing the nonconformity, except as permitted under a variance. 2. The proposed uses of such buildings and structures shall be among those permitted in the district in which situated. 214 �130.2308 3. The proposed improvement shall conform to all requirements of the district in which situated. 4. The Board of Appeals shall determine the following in approving a request: a. That the retention of the nonconforming building or structure is reasonably necessary for the proposed improvement or that requiring removal of such building or structure would cause unnecessary hardship. b. That the proposed improvement is reasonably necessary for the continuation of activities on the property. c. That the enlarged or otherwise improved nonconforming building or structure will not adversely affect the public health, safety and welfare. 5. The Board of Appeals shall have authority to require modification of the nonconformity where such is reasonable, as a condition for approval. The Board of Appeals may attach other conditions for its approval which it deems necessary to protect the public health, safety and welfare. 6. All expansions permitted under this Section shall meet all requirements of Article XXII, "Site Plan Review", herein. B. A nonconforming structure shall not be substituted for, or replace, any conforming or nonconforming structure. C. A nonconforming use of a structure may be substituted for another nonconforming use upon permission by the Board of Appeals, as set forth in Section 24.08, herein, provided that no structural alterations are made, and provided, further, that such other nonconforming use is more appropriate than the existing nonconforming use in the district in which it is located. In permitting such change, the Board of Appeals may require conditions and safeguards in accordance with the provisions and intent of this Ordinance. A nonconforming use, when superseded by a more appropriate use as provided in this Subsection, shall not thereafter be resumed. (Amended: Ord. of 9-17-90, 9-17-90) 215 �130.2309 130.2309 Nonconforming extraction operations. Sec. 23 .09. A. A nonconforming extraction operation legally existing at the effective date of adoption or amendment of this Ordinance shall be a legal nonconforming use of a parcel of land and may continue, subject to the following provisions: 1. Extraction may be extended within the property based upon the property lines of record at the time this Zoning Ordinance was adopted or amended, provided however that such extension shall not cross a public road. 2. All extensions to be commenced following the effective date of adoption or amendment of this Zoning Ordinance shall first comply with all provisions of this Section, and Section 11.12, "Quarries", herein .. 3. Any extension of operations shall not exceed the depth of extraction of the portion existing at the effective date of adoption or amendment of this Ordinance unless extraction to a greater depth is specifically approved by the Township Board. B. If a nonconforming extraction operation ceases for any reason for a period of two hundred seventy (270) consecutive days or more, the extraction operation shall not be resumed and the subsequent use of such parcel shall thereafter conform to the regulations of the district in which located. C. The equipment and processes of legal, nonconforming extraction operation may be upgraded periodically in order to maintain the operation in a modern condition and in order to meet contemporary pollution control standards. Such changes shall be permitted, even if they will result in an increase of production, provided the following conditions are met: 1. Tue changes in equipment and processes shall not have the effect of changing the nature or character of the operation into a use prohibited in the district in which located. 2. The noise, dust, odors, water pollution, and other objectable attributes of the operation shall not be increased beyond the levels existing at the effective date of adoption or amendment of this Ordinance. 216 �130.2309 3. The owner of the extraction operation shall notify the Township Board in writing of each change prior to the installation of such change. 4. Building permits for any structure shall be obtained prior to installation or construction (Amended: Ord. of 9-17-90, 9-17-90) 217 ��ARTICLE XXIV 130.2400 ZONING BOARD OF APPEALS 130.2401 Board established. Sec. 24.01. A Zoning Board of Appeals, hereinafter referred to as "Board of Appeals," is hereby established, in accordance with Act 184 of the Public Acts of 1943, as amended. 130.2402 Membership and terms. Sec. 24.02. The Board of Appeals shall consist of five (5) members: the Chair of the Planning Commission; a member of the Township Board appointed by the Township Board; and the three members selected and appointed by the Township Board, from among the electors residing in the unincorporated area of the Township. The term of the member from the Township Board shall not exceed his/her term of office on the Township Board, and he/she shall be appointed on the even numbered years. The Chair of the Planning Commission shall be Chair of the Board of Appeals and his/her term shall coincide with his/her term as Chair of the Planning Commission. The term of office for the remaining three members shall be three (3) years. Members may be reappointed. No elected official of the Township nor any employee of the Township may serve simultaneously as one of the three remaining members of, or as an employee of, the Board of Appeals. The third member selected and appointed by the Township Board and already serving at the time of this amendment shall complete the remainder of the two (2) year term previously provided under this Ordinance. The additional two (2) members necessary to constitute the first five (5) member Board of Appeals established by this amendment shall be appointed immediately after the effective date of this amendment. The length of the first term of the two additional members shall be set by resolution of the Township Board and may be for less than three (3) years to provide for staggered terms. After completion of the terms provided above, the term of each of the three remaining members shall be three (3) years. (Amended: Ord. of 4-14-86, 4-14-86) 130.2403 General procedures of the Board ofAppeals. Sec. 24.03. A. Rules. The Board of Appeals shall adopt rules and regulations to govern its procedures. B, Votes. A concurring vote of a majority of the members of the Board of Appeals shall 218 �130.2404 be necessary for any decision. The Board of Appeals shall not conduct business unless a majority of its members is present. C. Representation. Any person(s) may appear on his/her own behalf at a hearing or may be represented by an agent or attorney. D. Time limit. The Board of Appeals shall decide upon all matters within a reasonable time, not to exceed sixty (60) days from the filing date. The decision of the Board of Appeals shall be in the form of a resolution containing a full record of its findings and determinations in each case. The time limit may be extended by written agreement between the applicant or appellant and the Board of Appeals. E. Meetings. Meetings of the Board of Appeals shall be held at the call of the Chair and at such times as the Board in its rules of procedures may specify. Minutes shall be kept of each meeting and the Board shall record into the minutes all findings, conditions, facts, and other relevant factors, including the vote of each member upon each question, or if absent or failing to vote, indicating such fact, and all of its official actions. All meetings and records shall be open to the public. All minutes shall be filed in the Township Office. F. Oaths. The Chair of the Board of Appeals, or in his/her absence, the acting chair, may administer oaths and compel the attendance of witnesses. 130.2404 Powers and duties of the Board ofAppeals. Sec. 24.04. The Board of Appeals shall perform its duties and exercise its powers as provided in Act 184 of the Public Acts of 1943, as amended, so that the objectives of this Ordinance shall be attained; the public health, safety and welfare served; and substantial justice done. The Board of Appeals shall hear and decide, as provided herein: A. Appeals of any administrative decision of any official or body on any requirement of this Ordinance. B. Variances. C. Expansion of nonconforming buildings or structures. D. Substitution of nonconforming uses. Notwithstaning the preceding, the Board of Appeals shall not hear and shall have no authority regarding any issue that involves a conditional use permit or a planned unit development. The Board of Appeals shall not alter or change the zoning district classification of any property, or 219 �130.2408 make any change in the terms of this ordinance, and shall not take any action that would result in making a legislative change. 130.2405 Fees. Sec. 24.05. A schedule of fees of the Board of Appeals shall be established by resolution of the Township Board, and shall be paid at the time of application. 130.2406 Hearings. Sec. 24.06. The Board of Appeals shall hold a public hearing on each appeal for administrative review, and on each application for expansion of a nonconforming use, conditional use permit, and variance. The Chair of the Board of Appeals shall fix a reasonable time and date for the hearing, said date not to exceed thirty (30) days from the filing date. The notice shall be provided in accordance with Section 21.05A, herein. If the notice is delivered by mail, an affidavit of mailing shall be filed with the Board of Appeals by the Township Clerk prior to the public hearing. Where the hearing, as determined by the Board of Appeals, concerns matters of general applicability in the Township and does not concern only individual lots or parcels, such notice shall be given in a newspaper of general circulation in the Township. 130.2407 Expansion and substitution of nonconformities. Sec. 24.07. The Board of Appeals shall hear and decide upon applications for expansion of nonconforming structures and substitution of one nonconforming use for another such use in accordance with the provisions of Section 23.08, herein. An application for such expansion or substitution shall be filed with the Township Clerk. The application shall consist of a complete application form and fee, and shall contain adequate information to assist the Board of Appeals in reaching a decision in accordance with Section 23.08, "Expansion and substitution" herein. The Clerk shall transmit the application and information to each member of the Board of Appeals within three (3) days of the filing date. 130.2408 Administrative review. Sec. 24.08. The Board of Appeals shall hear and decide appeals from any order, requirement, decision, or determination made by the Zoning Inspector in the interpretation and enforcement of this Ordinance. The Board of Appeals shall interpret zoning district boundaries according to the provisions of Section 3.02, "Official Zoning Map" herein. 220 �130.2410 130.2409 Duties on matters of appeal. Sec. 24.09. All questions concerning the application of the provisions ofthis Ordinance shall first be presented to the Zoning Inspector. Such questions shall be presented to the Board of Appeals only on appeal from the decisions of the Zoning Inspector. Recourse from decisions of the Board of Appeals shall be to the courts as provided by the law. 130.2410 Procedures. Sec. 24.10. A. Appeals concerning administrative review may be made within such time as prescribed by the Board of Appeals by general rule, by filing with the Zoning Inspector and the Board of Appeals a notice of appeal specifying the grounds thereof. The Zoning Inspector shall transmit to the Board of Appeals copies of all papers constituting the record upon which the action appealed from was taken, within seven (7) days of the filing date. The appellant shall submit a clear description of the order, requirement, decision, or determination for which appeal is made, and may be required by the Board of Appeals to submit additional information to clarify the appeal. B. Appeals may be taken by any person aggrieved by a decision of the Zoning Inspector. C. A fee shall be paid to the Township Clerk at the time of filing the notice of appeal and shall be deposited in the Township's General Fund. D. An appeal stays all proceedings in furtherance of the action appealed from, unless the Zoning Inspector from whom the appeal is taken certifies to the Board of Appeals after the notice is filed with him/her that by reason of facts stated in the certificate, a stay would, in his or her opinion, cause imminent peril to life and property. In such case, proceedings shall not be stayed other than by a restraining order which may be granted by the Board of Appeals or by a court of record on application, on notice to the Zoning Inspector from whom the appeal is taken, and on due ~ause shown. E. The Board of Appeals may, so long as such action is in conformity with the terms of this Ordinance, reverse or affirm, wholly or partly, or may modify the order, requirements, decision, or determination appealed from and may make such order, requirement, decision, or determination as ought to be made, and to that end shall have the powers of the public official from whom the appeal is taken. 221 �130.2411 Variances. Sec. 24.11 . A. Intent. The Board of Appeals shall have the power and duty to authorize in specific cases a relaxation of the provisions of this Ordinance through a variance as will not be contrary to the public interest where, owing to special conditions, a literal enforcement of the provisions of this Ordinance would result in unnecessary hardship or practical difficulty. B. Filing. An application for a variance shall be filed by the owner of the lot in question with the Township Clerk. The application shall consist of a completed application form, fee, and the information required in this Section. The Clerk shall transmit the application and information to each member of the Board of Appeals within three (3) days of the filing date. C. Information required . Each application for a variance shall contain the following information: 1. Legal description, address, and tax parcel number of subject lot. 2. Boundary survey, showing all property lines, dimensions, and bearings or angles, correlated with the legal description; all existing and proposed structures and uses on the premises, and dimensions of such structures and their dimensioned locations; lot area and all calculations necessary to show compliance with regulations of the Zoning Ordinance. 3. Name and address of applicant, property owner(s), interest of applicant in the property and signature of the property owner, if other than the applicant, concurring in the submittal of the application. D, Standards of detennination. A variance shall not be granted by the Board of Appeals unless and until all of the following conditions are met: 1. A written application for a variance is submitted, demonstrating: a. That special conditions and circumstances exist which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures, or buildings in the same district. b. That literal interpretation of the provisions of this Ordinance would 222 �130.2412 deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this Ordinance. c. That the special conditions and circumstances do not result from the actions of the applicant. d. That granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structures, or buildings in the same district. 2. Any nonconforming use of neighboring lands, structures, or buildings in the same district, any permitted or nonconforming uses of lands, structures, or buildings in other districts, or any nonconforming structures shall not be considered grounds for the issuance of a variance. 3. The Board of Appeals shall find that the requirements of Section 24.11, D-1, herein, have been satisfactorily met by the applicant. 4. The Board of Appeals shall further find that the reasons set forth in the application justify the granting of the variance, and that it is the minimum variance that will make possible the reasonable use of the land, building, or structure. 5. The Board of Appeals shall further find that the granting of the variance will be in harmony with the intent of this Ordinance, and will not be injurious to the neighborhood, or otherwise detrimental to the public interest. (Amended: Ord. of 9-17-90, 9-17-90) 130.2412 Voiding of variance. Sec. 24.12. Each variance granted under the provisions ofthis Ordinance shall become null and void unless the construction authorized by such variance has been commenced within one hundred eighty (180) days after granting of such variance and pursued diligently to completion, or the occupancy of land or buildings authorized by such variance has taken place within one hundred eighty ( 180) days after the granting of such variance. 223 �130.2416 130.2413 Reapplication/or variance. Sec. 24.13. No application for a variance which has been denied wholly or in part by the Board of Appeals shall be resubmitted for a period of three hundred sixty-five (365) days from the date of such denial, except on grounds of new evidence or proof of changed conditions found by the Board of Appeals to be valid. 130.2414 Site plan requirements. Sec. 24.14. If an application or appeal to the Board of Appeals requires site plan approval by the Planning Commission, the applicant or appellant shall first apply for preliminary site plan approval as set forth in Article XXII, "Site Plan Review," herein. The Planning Commission shall review said plan and shall determine the layout and other features required to obtain approval of said plan. The Planning Commission shall then transmit the plan and the Commission's findings thereon to the Board of Appeals. The Board of Appeals shall, upon deciding on the application or appeal, return the plan and its decision thereon to the Planning Commission for Commission action on the preliminary site plan. 130.2415 Appeals to courts. Sec. 24.15. Any decision of the Board of Appeals may be appealed through the courts, as provided in Act 184, P.A. 1943, as amended. 13 0.2416 Conditions of approval. Sec. 24.16. The Board of Appeals may attach conditions to any affirmative decision, provided such conditions are in accordance with the requirements of this Ordinance and Act 184, P.A. 1943, as amended. Such conditions shall be consistent with procedures, requirements, standards, and policies of the Township Board, Township Planning Commission, and other Township agencies, where applicable. Violation of any condition imposed shall be deemed a violation of this Ordinance and punishable under Article XX, "Administration and Enforcement," herein. 224 �AMENDMENTS �ARTICLEXXV 130.2500 AMENDMENTS 130.2501 Initiating amendments. Sec. 25.01. The Township Board may, from time to time, amend, modify, supplement, or revise the district boundaries or the provisions and regulations of this Ordinance. Amendments may be initiated by the Township Board, the Township Planning Commission, or by petition of one or more property owners of Ann Arbor Township, or by one or more persons acting on behalf of a property owner(s) of Ann Arbor Township. All proposed amendments shall be referred to the Township Planning Commission for review and recommendation before action may be taken thereon by the Township Board. 130.2502 Fees. Sec. 25 .02. The Township Board shall establish, by resolution, fees for zoning amendment petitions. Such fee shall be paid in full to the Township Clerk at the time of filing of the petition and no part of such fee shall be returnable to the petitioner. Fees shall not be required for amendments proposed by any governmental agency or body. 130.2503 Amendment procedure. Sec. 25 .03 . A. The procedure for amending this Ordinance shall be in accordance with Act 184 of the Public Acts of 1943, as amended. B. The original petition and eleven (11) copies thereof shall be filed with the Township Clerk. The Clerk shall transmit the petition and ten (10) copies thereof to the Township Planning Commission for review and report to the Township Board. The Planning Commission shall establish a date for a public hearing on the petition and the Township Clerk shall give a notice thereof to the owner of the property in question, to all persons to whom all real property within three hundred (300) feet of the premises in question is assessed and to the occupants of all single and two-family dwellings within three hundred (300) feet. The notice shall be delivered personally or by mail to the respective owners and tenants at the addresses given in the last assessment roll. If the tenant's name is not known, the term '' occupant" may be used. If the notice is delivered by mail, an affidavit of mailing shall be filed with the Planning Commission prior to the hearing. The Township Clerk shall also give notice of the public hearing by two (2) publications in a newspaper of general circulation in Ann Arbor Township, the first to be printed not more than thirty (30) days nor less than twenty (20) days and the second not more than eight 225 �130.2504 (8) days be re the date of such hearing. The notice shall be made at least eight (8) days prior to the earing, and shall state the time, place, date, and purpose of the hearing. Not less than twen (20) days' notice of the time and place of such hearing shall also be given by mail to each lectric, gas, pipeline, and telephone public utility company that registers its name and ma1 ·ng address with the Planning Commission for the purpose of receiving such notice, and t each railroad operating within the district or zone affected. The notices shall includ the places and times at which the tentative text and any maps of the proposed amendment ay be examined. The Planning Commission shall also, for any proposed amendment t the zoning map within three hundred (300) feet of the boundary ,. Ay of any adjacent municipa 'ty, send by regular U.S. mail a written notice of the public Y' hearing to the zoning or pl .ng agencies of said municipalities and to the School Board (' of the school district in whi the subject property is located, in order that coordination with zoning ordinances and d velopment plans of adjacent municipalities may be /') promoted. Public hearing reqm ements shall also apply to amendments initiated by the {J • . J,/ Township Board, the Township Janning Commission, and by any other governmental ~, agency or body. V 1 C. The Planning Commission shall, llowing the public hearing but within one hundred twenty-five (125) days of the filing da , report its findings and its recommendations for disposition of the petition to the TownsH' Board. The report shall include a summary of comments received at the public hearing. 130.2504 Information required. Sec. 25.04. A. When the petition involves an amendment to the official zoning map, the petitioner shall submit the following information to the Township Clerk: 1. A legal description of the property, including a street address and the tax code number(s). 2. A scaled map of the property, correlated with the legal description, and clearly showing the property's location. 3. The name and address of the petitioner. 4. The petitioner's interest in the property; if the petitioner is not the owner, the name and address of the owner(s), and the owner(s) signed consent to the petition. 226 1, �130.2505 5. Signature(s) of petitioner(s) and owner(s), certifying the accuracy of the information. 6. Identification of zoning district requested; existing zoning district of subject property. 7. Vicinity map showing location of property and adjacent land uses and zoning districts. B. When a petition involves a change in the text of the Zoning Ordinance, the petitioner shall submit the following information to the Township Clerk: 1. A detailed statement of the petition, clearly and completely setting forth all proposed provisions and regulations, including all changes in the Zoning Ordinance necessary to accommodate the proposed amendment. 2. Name and address of the petitioner. 3. Reasons for the proposed amendment. 130.2505 Findings of/act required. Sec. 25.05. In reviewing any petition for a zoning amendment, the Planning Commission shall identify and evaluate all factors relevant to the petition, and shall report its findings in full, along with its recommendation for disposition of the petition, to the Township Board. The factors to be considered by the Planning Commission shall include, but shall not be limited to, the following: A. Whether or not the requested zoning change is justified by a change in conditions since the original Ordinance was adopted, or by an error in the original Ordinance. B. The precedents, and the possible effect of such precedents, which might result from approval or denial of the petition. C. The capability of the Township or other governmental agencies to provide any services, facilities, and/or programs that might be required if the petition were approved. 227 �130.2506 D. Effect of approval of the petition on the condition and/or value of property in the Township or in adjacent civil divisions. E. Relation of the petition to the adopted General Development Plan or development policies of Ann Arbor Township, and of other governmental units where applicable. All findings of fact shall be made a part of the public records of the meetings of the Planning Commission. 130.2506 Publication. Sec. 25 .06. Fallowing Township B d approval of a petition to amend the Zoning Ordinance, notice of the amendment shall be pub · hed within fifteen ( 15) days of such approval in a newspaper of general circulation in Ami bor Township and such a copy of said amendment shall be transmitted by the Township Cle to the Zoning Inspector forthwith. The notice of adoption shall meet the requirements set fo in Act 184, P.A. 1943, as amended. ~ ~~ (Amended: Ord. of 9- I 7-90, 9-17-90) 228 �CHARTER TOWNSHIP OF ANN ARBOR WASHTENAW COUNTY, MICHIOAN ORDINANCE NO . - - - - - - - - Adopted : October 29, 1997 Effective: [Seven days after publication] An ordinance to amend the Ann Arbor Charter Township Zoning Ordinance. THE BOARD OF TRUSTEES OF THE CHARTER TOWNSHIP OF ANN ARBOR ORDAINS : Article XXV. 130.2503 Amendment Procedure. Section 25.03, Subsections B and Care amended to read as follows and new Subsections D, E, F, G and Hare added as follows: B. The original petition and eleven (11) copies thereof shall be filed with the Township Clerk. The Clerk shall transmit the petition and ten (10) copies thereof to the Township Planning Commission for review and report to the Township Board. The Planning Commission, shall establish a date of a public hearing on the petition after confirming that the petitioner has provided all information and paid all fees required by this Ordinance. 1. If an individual property or several adjacent properties are proposed for rezoning, the Clerk shall give a notice of the petition and public hearing to the owner of the property in questions, to all persons to whom all real property within three hundred (300) feet of the premises in question is assessed and to the occupants of all single and two-family dwellings within three hundred (300) feet. The notice shall be delivered personally or by mail to the respective owners and tenants at the addresses given in the last assessment roll. If the tenant's name is not known, the term "occupant" may be used. The notice shall be made at least eight (8) days prior to the hearing, and shall state the time, place, date and purpose of the hearing. An additional notice shall be sent by mail or personal delivery not less than twenty (20) days prior to the hearing. 2. The Clerk shall also give notice of a public hearing on the petition by two (2) publications in a newspaper of general circulation in Ann Arbor Township, the first to be printed not more than thirty (30) days nor less than twenty (20) days and the second not more than eight (8) days before the date of such hearing. 3. Not less than twenty (20) days' notice of the time and place of such hearing shall also be given by mail to each electric, gas, pipeline, and telephone public utility company and to each railroad operating within the district or zone affected that �registers its name and mailing address with the Planning Commission for the purpose of receiving such notice. 4. The notices shall include the places and times at which the tentative text and any maps of the proposed amendment may be examined. 5. An Affidavit of Mailing shall be maintained by the Clerk and filed with the Planning Commission prior to the hearing. ' 6. The Planning Commission shall also, for any proposed amendment to the zoning map within three hundred (300) feet of the boundary of any adjacent municipality, send by regular U.S. mail a written notice of the public hearing to the zoning or planning agencies of said municipalities and to the School Board of the school district in which the subject property is located, in order that coordination with zoning ordinances and development plans of adjacent municipalities may be promoted. 7. Public hearing requirements shall also apply to amendments initiated by the Township Board, the Planning Commission, and by any other governmental agency or body. C. The Planning Commission shall, following the public hearing but within one hundred thirty-five (135) days after the date on which the Planning Commission sets the public hearing, report its findings and its recommendations for disposition of the petition to the Township Board. The report shall include a summary of comments received at the public hearing. D. The Clerk shall publish the full text of the proposed amendment prior to its adoption by publication in a newspaper of general circulation in the Township or by posting at the office of the Clerk and five (5) other places in the Township, followed within seven (7) days by publication of a notice of the posting in a newspaper of general circulation in the Township. E. Following the public hearing the Planning Commission shall submit the proposed zoning ordinance, including any zoning maps to the Washtenaw County Planning Commission for review and recommendation. F. Upon receiving the report of the Township Planning Commission on the proposed amendment, the Township Board may hold additional hearings if the Township Board considers it is necessary. Notice of a public hearing held by the Township Board on any proposed amendment shall be published in a newspaper which circulates in the Township. The notice shall be published not more than fifteen (15) days nor less than five (5) days before the hearing. If the Township Board considers amendments to the proposed text or a zoning ordinance advisable, the Township Board shall refer the amendment to the Planning Commission for reports thereon within a time specified by the Township Board. After receiving the report, the Township Board shall grant a hearing on a proposed ordinance provision to a property owner who by certified mail 2 �addressed to the Clerk of the Township Board, requests a hearing and the Township Board shall request the Planning Commission to attend ~he hearing. After a hearing at a regular meeting or at a special meeting called for that purpose, the Township Board may adopt, by majority vote of its members, amendments to the zoning ordinance, with or without amendments that have been previously considered by the Planning Commission or at a hearing. G. The ordinance shall take effect upon the expiration of seven (7) days after publication of the ordinance amendment as described i? Section 25.06 below. H. For any proposed amendment to the zoning map, the petitioner(s) or owner(s) of the property proposed to be rezoned shall place a sign of no less than four (4) feet by four (4) feet on each side of the property which abuts a street. Each sign shall have lettering easily readable from the abutting street. The sign shall not be erected in the road right-of-way or in a manner to obstruct vision of motorists or pedestrians. Each sign shall be erected at least 21 days, but not more than 30 days, before the Planning Commission's public hearing on the petition for rezoning and shall remain in place until the date of the public hearing. Each sign shall be removed from the property no later than three (3) business days following the public hearing or adjourned or continued date thereof, whichever is later. Each sign shall state in six (6) inch letters "PROPERTY PROPOSED FOR REZONING," and shall state in letters of no less than two (2) inches the street address or tax code parcel number(s), acreage of the property proposed for rezoning; state the current and proposed zoning classifications; state the use proposed for the site; state the date, time and place of the initial public hearing on the petition for rezoning. Upon request of the zoning inspector, the petitioner shall post a bond in an amount not be exceed $100 per sign to ensure the removal of the sign as heretofore provided. The zoning inspector shall inspect the property proposed for rezoning to see that it complies with this section and submit an affidavit of such determination to the Planning Commission not less than seven (7) days prior to the public hearing on the petition. Signs erected under this section are exempt from other provisions of the Township ordinances regulating signs. Failure to comply with any provisions of this Section shall not constitute grounds for setting aside the granting of a petition or amendment to the Zoning Map, but shall constitute grounds for adjourning and rescheduling the public hearing. The recommendation of the Planning Commission filed with the Township Board shall state whether the petitioner has complied with this section. Article XXV. 130.2506 Publication. Section 25.06 is amended to read as follows: 25 .06 Following Township Board approval of a petition to amend the zoning ordinance, notice of the amendment shall be published within fifteen (15) days of such approval in a newspaper of general circulation in the Township. The notice of the ordinance adoption shall include the following: (1) either a summary of the regulatory 3 �effect of the amendment, including the geographic area affected, or the text of the amendment and (2) the effective date of the ordinance, :which may be no less than seven (7) days after publication, or such later date after· publication as may be specified by the Township Board, and the place and time where a copy of the ordinance may be purchased or inspected. A copy of the zoning ordinance amendment shall be transmitted by the Township Clerk to the Zoning Inspector. Notice of adoption shall meet the requirements set forth in Act 184, P.A. 1943 as amended. 4 �ARTICLE XXVI 130.2600 LEGAL STATUS PROVISIONS 130.2601 Severability. Sec. 26.01. A. Should any Section or provision of this Ordinance be declared by any court of competent jurisdiction to be unconstitutional or invalid, such declaration shall not affect the validity of the Ordinance as a whole, or any part thereof other than the Section or provision so declared to be unconstitutional or invalid. B. Should any court of competent jurisdiction declare the application of any provision of this Ordinance to any lot, structure, or use to be unconstitutional or invalid, such declaration shall not affect the application of said provision to any other lot, structure, or use not specifically included in said declaration. 130.2602 Repeal of existing Zoning Ordinance. Sec. 26.02. The existing Zoning Ordinance of Ann Arbor Township, adopted August 9, 1971, as amended, is hereby repealed. The adoption of this Ordinance, however, shall not affect or prevent any pending or future prosecution of, or action to abate, any existing violation of the Zoning Ordinance adopted August 9, 1971, as amended, if the use so in violation, is in violation of the provision of this Ordinance. 130.2603 Effective date. Sec. 26.03. This Ordinance was adopted by the Ann Arbor Township Board on December 13, 1976, and was ordered published within ten (10) days thereafter in the Ann Arbor News, a newspaper having general circulation in Ann Arbor Township. This Ordinance shall become effective immediately. 229 �"----... �INDEX -AACCESS Access roads To streets 130.1001 (H) 130.311 ACCESSORY USES AND BUILDINGS 130.l00l(D) ADMINISTRATION AND ENFORCEMENT (Article XX) Building permits Certificates of occupancy Certificates of zoning compliance Compliance with plans Duties and powers of Zoning Inspector Fees Inspection Records Violations and penalties Zoning Inspector 130.2000 130.2004 130.2005 130.2003 130.2009 130.2002 130.2008 130.2006 130.2007 130.2010 130.2001 AMENDMENTS (Article XXV) Amendment procedure Fees Findings of fact required Information required Initiating amendments Publication 130.2500 130.2503 130.2502 130.2505 130.2504 130.2501 130.2506 AMUSEMENT ENTERPRISES, TRANSIENT 130.310 AREA REGULATIONS; EXEMPTIONS 130.1 00l(G) AUTOMOBILE SERVICE AND REPAIR STATIONS Generally Signs 130.1107 130.1308 -B130.2400 et seq. BOARD OF APPEALS See: ZONING BOARD OF APPEALS 130.1124 BED & BREAKFAST ESTABMNTS. 230 �BUILDING PERMITS 130.2004 et seq. BUILDINGS AND STRUCTURES Accessory Construction, completion of Distance between: Office Park District Research and Research Applications District Grouped, distance between Nonconforming Permits Storage, in residential districts Temporary BUSINESS DISTRICTS Intent Permitted signs Schedule of area, placement and height regulations Schedule of use regulations 130.lO0l(D) 130.305 130.1006(G) 130.1005 130.1120 130.2304 et seq. 130.2004 et seq. 130.314 130.304 130.1002(D) 130.1306 130.1004(D) 130.1003(D) -C- CERTIFICATES Occupancy Zoning compliance 130.2005 et seq. 130.2003 CHILD CARE FACILITIES 130.1125 CONDITIONAL USES (Article XXI) Application and fee Authority to grant permits Township Board action Conditions of approval General provisions Information required Planning Commission action Public hearing Re-application Required standards and findings 130.2100 130.2103 130.2102 130.2107 130.2109 130.306, 130.2101 130.2104 130.2106 130.2105 130.2110 130.2108 231 �-DDEFINITIONS (Article II) Definitions Interpretation 130.200 130.202 130.201 DISTRICTS Establishment Permitted signs See: SIGN REGULATIONS Schedule of regulations See: SCHEDULE OF DISTRICT REGULATIONS Statements of intent Supplementary regulations See: SUPPLEMENTARY DISTRICT REGULATIONS DWELLINGS Number per lot Single-family detached, size of Temporary 130.301 130.1300 et seq. 130.1000 et seq. 130.1002 130.1100 et seq. 130.303 130.316 130.304, 130.305 -E- EFFECTIVE DATE OF ORDINANCE 130.2603 ENFORCEMENT OF ORDINANCE See: ADMINISTRATION AND ENFORCEMENT 130.2000 et seq. ENVIRONMENTAL QUALITY, PRESERVATION OF 130.1105 ESSENTIAL SERVICES 130.307 EXTRACTION OPERATIONS, NONCONFORMING 130.2309 -F- 130.1122 FENCE REGULATIONS 232 �-G- GENERAL PROVISIONS (Article III) Access to streets Completion of construction Conditional uses Essential services Establishment of districts Home occupation Mobile homes Number of residences on a lot Official Zoning Map Sanitary sewer and water facilities Size of single-family detached dwelling units Storage buildings in residential districts Temporary structures Transient and amusement enterprises Visibility at intersections Zoning Board 130.300 130.311 130.305 130.306 130.307 130.301 130.309 130.315 130.303 130.302 130.313 130.316 130.314 130.304 130.310 130.308 130.312 GROUP FOSTER CARE HOMES 130.1121 -H- HEIGHT REGULATIONS Exemptions Limits: Office Park District Research and Research Applications District 130.l00l(G) 130.1006(H) 130.1005(H) 130.309 HOME OCCUPATION -!INDUSTRIAL DISTRICTS Intent Permitted signs Schedule of area, placement and height regulations Schedule of use regulations 130.l 002(E) 130.1306 130.1004(E) 130.1003(E) INTENT OF ORDINANCE 130.102 233 �-J- JUNKYARDS 130.1108 -K- KENNELS , COMMERCIAL 130.1110 -L- LANDFILL, SANITARY 130.1118 LANDSCAPING Office Park District Research and Research Applications District 130.1006(K) 130.1005(K) LEGAL STATUS PROVISIONS (Article XXVI) Effective date Repeal of existing Zoning Ordinance Severability 130.2600 130.2603 130.2602 130.2601 LOADING, OFF-STREET 130.1200 et seq. See: OFF-STREET PARKING AND LOADING REGULATIONS LOTS; NUMBER OF RESIDENCES PERMITTED 130.303 -MMAP, OFFICIAL ZONING 130.302 MOBILE HOME PARKS Generally Intent of mobile home park residential districts 130.1114 130.1002(C)(4) MOBILE HOMES As temporary dwelling Generally 130.304 130.315 -N- NONCONFORMITIES (Article XXIII) Change of tenancy or ownership 130.2300 130.2307 234 �NONCONFORMITIES, Contd Expansion and substitution Intent Nonconforming extraction operations Nonconforming lots of record Nonconforming structures Nonconforming uses of parcels and lots Nonconforming uses of structures Repairs and maintenance 130.2308, 130.2407 130.2301 130.2309 130.2302 130.2304 130.2303 130.2305 130.2306 -0- OFFICE PARK DISTRICT 130.1006 OFF-STREET PARKING AND LOADING REGULATIONS (Article XII) General provisions for off-street loading facilities General provisions for off-street parking Rules for calculating required number of parking spaces Schedule of off-street loading requirements Schedule of off-street parking requirements Specifications for loading facilities Specifications for parking areas 130.1200 130.1205 130.1201 130.1203 130.1207 130.1204 130.1206 130.1202 OUTDOOR OPERATIONS Office Park District Research and Research Applications District 130.1006(]) 130.1005(]) -P- PARKING AND LOADING REGULATIONS Generally See: OFF-STREET PARKING AND LOADING Office Park District 130.1200 et seq. 130.1006(1) PENALTIES 130.2010 PERFORMANCE STANDARDS Generally Research and Research Applications District 130.1116 130.1005(M) 235 �PLANNED UNIT DEVELOPMENT DISTRICT; INTENT 130.1002(F) PUD REGULATIONS 130.1115 -QQUARRIES 130.1112 -R- REPEAL OF EXISTING ZONING ORDINANCE 130.2602 RESEARCH AND RESEARCH APPLICATIONS DISTRICT 130.1005 RESIDENTIAL CLUSTER DEVELOPMENT 130.1113 RESIDENTIAL DISTRICTS Rural See: RURAL RESIDENTIAL DISTRICTS Signs permitted Urban See: URBAN RESIDENTIAL DISTRICTS 130.1002(B) 130.1305 130.1002(C) RURAL DISTRICTS Intent Schedule of area, placement and height regulations Schedule of use regulations 130.1002(A) 130.1004(A) 130.1003(A) RURAL RESIDENTIAL DISTRICTS Intent Schedule of area, placement and height regulations Schedule of use regulations 130.1002(B) 130.1004(B) 130.1003(B) -SSANITARY LANDFILL 130.1118 SCHEDULE OF DISTRICT REGULATIONS (Article X) General provisions Office Park District (OP) Research and Research Applications District (RRA) 130.1000 130.1001 130.1006 130.1005 236 �SCHEDULE OF DISTRICT REGULATIONS, Contd Schedule of area, placement and height regulations Schedule of use regulations Statements of intent for use districts 130.1004 130.1003 130.1002 SETBACKS ON ARTERIAL ROADS 130.1117 SEVERABILITY OF ORDINANCE 130.2601 SEWER FACILITIES 130.313, 130.1102 SIGN REGULATIONS (Article XIII) Computation of surface area Exemptions General sign regulations Illumination Nonconforming signs Outdoor advertising signs Permit and fees Prohibited signs Purpose Registry Removal Responsibilities for signs Signs for automobile service stations Signs permitted in all zoning districts Signs permitted in business and industrial districts Signs permitted in recreation-conservation and agricultural districts Signs permitted in residential districts 130.1300 130.1313 130.1309 130.1302 130.1312 130.1315 130.1307 130.1311 130.1310 130.1301 130.1317 130.1314 130.1316 130.1308 130.1303 130.1306 130.1304 130.1305 SITE CONDOMINIUM REVIEW 130.1123 SITE PLAN REVIEW AND APPROVAL BY PLANNING COMMISSION AND BOARD OF APPEALS 130.2414 SITE PLAN REVIEW (Article XXII) Amendment of approved site plan As-built drawings Authority for site plan review Combining preliminary and final site plans Development and uses requiring site plan review Fees 130.2200 130.2206 130.2212 130.2201 130.2205 130.2202 130.2211 237 �SITE PLAN REVIEW, Contd Final site plan Inspection Modification of plan during construction Performance guarantees Phasing of development Preliminary site plan Violations 130.2204 130.2209 130.2207 130.2210 130.2208 130.2203 130.2213 STORAGE, OUTDOOR Generally Recreational equipment 130.1103 130.1111 STREETS AND ROADS Access roads Access to Arterial; setbacks 130.1001 (H) 130.311 130.1117 STRUCTURES See: BUILDINGS AND STRUCTURES SUPPLEMENTARY DISTRICT REGULATIONS (Article XI) Automobile service and repair stations Bed & Breakfast Operations Child Care Facilities Commercial kennels Distance between grouped buildings Drive-in theaters Fence regulations Group foster care homes Intent Junkyards Mobile home parks Parking and storage of vehicles Performance standards Preservation of environmental quality Public sanitary sewage treatment and disposal system PUD regulations Quarries Residential cluster development (Deleted) Sanitary landfill Setbacks on arterial roads 238 130.1100 130.1107 130.1124 130.1124 130.1110 130.1120 130.1109 130.1122 130.1121 130.1101 130.1108 130.1114 130.1104 130.1116 130.1105 130.1102 130.1115 130.1112 130.1113 130.1118 130.1117 �SUPPLEMENTARY DISTRICT REGULATIONS, Contd Site condominium review Storage of materials Storage of recreational equipment Transition strip Underground wiring 130.1123 130.1103 130.1111 130.1106 130.1119 -T- THEATERS, DRIVE-IN 130.1109 TITLE AND INTENT OF ORDINANCE (Article I) Intent Title 130.100 130.102 130.101 TRANSIENT AMUSEMENT ENTERPRISES 130.310 TRANSITION STRIP 130.1106 -U- UNDERGROUND WIRING 130.1119 URBAN RESIDENTIAL DISTRICTS Intent Schedule of area, placement and height regulations Schedule of use regulations 130.1002(C) 130.1004(C) 130.1003(C) -V- 130.2411 et seq. VARIANCES VEHICLES, MOTOR Parking and storage Service and repair stations Generally Signs permitted 130.1104 130.1107 130.1308 VIOLATIONS AND PENALTIES 130.2010 VISIBILITY AT INTERSECTIONS 130.308 239 �-W- WATER FACILITIES 130.313 -Y- YARDS Measurements Required, Research and Research Applications District 130.l00l(F) 130.1005 -Z- ZONING BOARD OF APPEALS (Article XXIV) Administrative review Appeals to courts Board established Conditions of approval Duties on matters of appeal Expansion and substitution of nonconformities Fees General procedures of the Board of Appeals Hearings Membership and terms Powers and duties of the Board of Appeals Procedures Reapplication for variance Site plan requirements Variances Voiding of variance 130.2400 130.2408 130.2415 130.2401 130.2416 130.2409 130.2407 130.2405 130.2403 130.2406 130.2402 130.2404 130.2410 130.2413 130.2414 130.2411 130.2412 ZONING BOARD; TRANSFER OF POWERS TO PLANNING COMMISSION 130.312 ZONING INSPECTOR; APPOINTMENT, POWERS, DUTIES 240 130.2001,130.2002 � 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 Ann-Arbor-Charter-Twp_Zoning-Ordinance_1994 Date A point or period of time associated with an event in the lifecycle of the resource 1994-09-15 Title A name given to the resource Ann Arbor Township Zoning Ordinance Description An account of the resource The Ann Arbor Township Zoning Ordinance was originally prepared in and approved on December 13, 1976 this copy includes updates adopted through September 15, 1994. Subject The topic of the resource Zoning--Michigan Ann Arbor Charter 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/3f9dd6644a76328b3b6edab85771cdd8.pdf f0a5670a8afe8cad4da364b2b8b717c5 PDF Text Text GENERAL DEVELOPMENT PLAN Ann Arbor Charter Township �ANN ARBOR TOWNSHIP BOARD Elizabeth Langford, Supervisor Catherine Braun, Clerk Virgina A. Forshee, Treasurer Peter A. Davis, Trustee Richard Dieterle, Trustee William Koeppel, Trustee John Wright, Trustee ANN ARBOR TOWNSHIP PLANNING COMMISSION James Schriemer, Chair John Allison William Koeppel Herbert Sloan James Snyder Rae Weaver John Wright Adopted by The Ann Arbor Township Planning Commission August 5, 1992 Approved by the Ann Arbor Township Board September 21, 1992 �GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 1 �CHARTER TOWNSHIP OF ANN ARBOR GENERAL DEVELOPMENT PLAN AUGUST 1992 TABLE OF CONTENTS PART 1 INTRODUCTION SECTION 1.01 RELATION TO THE 1969 PLAN SECTION 1.02 PRINCIPAL CHARACTERISTICS OF THE PLAN SECTION 1.03 THE PLANNING AREA PART 2 HISTORY OF ANN ARBOR TOWNSHIP 2 2 3 SECTION 2.01 PHYSIOGRAPHIC HISTORY SECTION 2.02 TRAILS OF NATIVE AMERICANS SECTION 2.03 EARLY SETTLEMENT SECTION 2.04 RAILROADS SECTION 2.05 FREEWAYS SECTION 2.06 AREA GROWTH SECTION 2.07 CONCLUSION PART 3 EXISTING CONDITIONS: THE PLANNING AGENDA PART 4 OBJECTIVES PART 5 STRATEGY PART 6 POLICIES SECTION 6.01 AGRICULTURAL AREA POLICIES SECTION 6.02 RESIDENTIAL AREA POLICIES SECTION 6.03 COMMERCIAL AREA POLICIES SECTION 6.04 OFFICE AREA POLICIES SECTION 6.05 RESEARCH AND INDUSTRIAL AREA POLICIES SECTION 6.06 STREET AND TRANSPORTATION POLICIES SECTION 6.07 PUBLIC FACILITIES POLICIES SECTION 6.08 NATURAL FEATURES POLICIES PART 7 IMPLEMENTATION OF PLAN POLICIES 5 SECTION 7.01 INTRODUCTION SECTION 7.02 ZONING REGULATION SECTION 7.03 REGULATION OF LAND DIVISION SECTION 7.04 INFRASTRUCTURE PART 8 PLAN MONITORING PROGRAM SECTION 8.01 INTRODUCTION SECTION 8.02 BENEFITS OF A MONITORING PROGRAM SECTION 8.03 DESCRIPTION OF THE PROGRAM ii 5 6 7 8 8 9 10 18 21 26 27 32 34 34 35 40 44 49 49 52 52 55 55 55 �MAPS AND TABLES Number and Name Following page MAP 1 Planning Area and Sub-areas 3 MAP 2 Indian Trails 5 MAP 3 City Boundaries 8 MAP 4 Land Use Plan 24 MAP 5 Residential Areas Plan 30 MAP 6 Street Plan 38 MAP 7 Sanitary Sewer Service 39 MAP 8 Water Service 40 MAP 9 Public Facilities 42 MAP 10 Natural Features 45 TABLE 1 Future Land Uses 46 111 �PART! INTRODUCTION GENERALDEVEWPMENTPLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 1 �describes the intended uses of general areas. The plan is not intended to be a "blueprint" for the future, and should not b~ interpreted in this fashion. It also does not state that a certain action will be taken at a future time. To use the plan in either fashion would require that the Planning Commission make decisions today concerning future events, something that is impossible to do and, if attempted, would give the plan an unworkable rigidity. SECTION 1.01 RELATION TO TIIE 1969 PLAN The township's previous comprehensive general development plan was adopted in 1969. Since that time, conditions within and affecting the township changed to the point that a major revision of that plan became warranted. In addition, its day-to-day use pointed to certain elements that needed improvement. In light of these circumstances, the Planning Commission decided to completely revise that plan. The revised version will, upon adoption by the Planning Commission, replace the comprehensive general development plan adopted in 1969. C. The plan provides guidelines for making decisions or recommendations in the future. For example, it will provide the framework for Planning Commission recommendations on rezoning petitions and subdivision plats to the Township Board, and for Planning Commission decisions on site plans. Decisions will be made on a case-by-case basis at the time necessary and within the context of the plan. The plan will be amended if the analysis generated by the required decision indicates that a change is deemed appropriate. SECTION 1.02 PRINCIPAL CHARACTERISTICS OF THE PLAN The Planning Commission's experience using the 1969 plan over the past several years resulted in the conclusion that the revised version should have a somewhat different orientation. The following are the principal characteristics of the new plan. D. The plan recognizes the fact that the future is uncertain and cannot be predicted, and that current perceptions of future conditions might change. The major issues it addresses also might change over time, and strategies and policies designed to respond to them might have to be modified or replaced with new ones. The Planning Commission intends to periodically review, refine, and otherwise modify the plan as events unfold. Refinement maybe in the form of restating, deleting, or adding to the issues, strategies, goals, or policies set forth in the following pages. It may also involve the creation of detailed policies for specific areas of the township, such as the sub-planning areas. These changes might result from an analysis of a specific development proposal, such as a rezoning petition; a capital improvement proposal by the township or other government body; or a periodic review of the plan or a detailed study of A. The plan describes the Planning Commission's strategies for growth and development of the township and the policies that are intended to implement them. Those strategies address the fundamental issues that the Planning Commission expects the township to face in the next 20 years. The plan is focused on a limited number of issues in order to concentrate on those that can truly make a difference to the township's future. B. Since the plan concentrates on strategies and policies, it is general in nature, focusing on the Planning Commission's intended response to various issues. Thus, it does not prescribe or predict uses of specific parcels of land, except in a few circumstances such as the Washtenaw Community College campus. Instead, it 2 �coincide with the current civil boundaries of Ann Arbor Charter Township. a part of the township by the Planning Commission. This approach can be viewed as a series of successive attempts to adapt the plan, as well as the planning process, to changing conditions. The planning area contains 12,518 acres, or approximately 19.5 square miles (see Map 1). It is divided into seven sub-areas, for purposes of reference and planning convenience. They will be referred to as planning areas # 1-7. The sub-areas are similar to those delineated in the 1969 plan, except sub-areas 1 and 4, in which land has been annexed by the city. In addition, the current sub-area 7 was a part of sub-area 6 in the 1969 plan. E. The plan is an overall guide to decision-making, but continual use of the planning process, and not just the plan itself, will assure that decisions regarding land uses and facilities will be better than they would be in the absence of such a process. It is the Planning Commission's intent to continually improve the planning process as well as the plan. F. The plan was designed for the preferred uses for all parts of the planning area, rather than for a projected population or a target year. The number of acres in each proposed land use category is shown in Table 1. G. The maps in the plan are intended only to illustrate some of the policies described in the text. They show general locations of uses and facilities. The text of the plan should be consulted for a description of policies that apply to specific areas or features . SECTION 1.03 THE PLANNING AREA The planning area encompasses all areas of the township except some scattered islands. These islands were not included because there are no significant planning issues associated with them. The area delineated as the planning area is a compromise between: 1) including all contiguous land that is now within Ann Arbor Charter Township and 2) incorporating reasonable boundaries, natural and constructed, between the planning area and land that is in the city. As a result, the planning area also includes areas that are within the corporate limits of the city, as in subareas 1, 4, and 7. Therefore, it should be understood that the planning area does not, and is not intended to, • 3 �JOY I I I -r I I I I PLANNING AREA & SUB-AREAS - - - Planning Sub-area boundary 4 and reference number Planning Sub-areas are bounded by either dashed line or shaded area toRTH 0 I Miles 1 I �PART2 HISTORY OF ANN ARBOR TOWNSHIP GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 4 �SECTION 2.01 PHYSIOGRAPHIC HISTORY saw, and paper mills on the river and its tributaries. The history of the Ann Arbor area began long before recorded accounts of initial settlement. The physical setting of the area was established approximately 14,000 years ago at the end of the last glaciation. The glacier, and its melting and retreat, created the area's topography and natural drainage systems. Each time the glacier's retreat paused, debris was deposited. Two ridges, one on the east side of the present city and one on the west, were formed as a result. Kettle holes were also formed and became ponds or lakes. The natural features of the area encouraged establishment of an agricultural industry from the first days of settlement. Crops and livestock were raised, which led to the establishment of grain mills and later to tanneries and wool mills. The site for the original settlement of Ann Arbor was selected because of its physical features. John Allen and Elisha Rumsey who explored Washtenaw County for a possible settlement site, chose the Ann Arbor area because they found here "a natural clearing with fertile soil, a nearby river to furnish water power and transportation, and proximity to the growing commercial center of Detroit." The glacier played an important role in the settlement and subsequent development of the Ann Arbor area. It, of course, created the final topography final until humans began excavating, filling and grading in the 19th and 20th centuries - and the Huron River and tributary streams, wetlands, and ponds. Many of the results are still visible today. It was also responsible for the area's fine soils, which supported agricultural production after the area was opened in the early 1800's for settlement. Sand, gravel, and boulders that were deposited by the glacier's retreat were used for building materials. Potential building sites were created. One Ann Arbor historian described this area's natural attributes in 1881 as follows: "The locality has had every advantage; nature made it beautiful, the American pioneer made it useful. The former conferred upon it a rich soil and a great water power; the latter utilized each, transforming the soil into well ordered gardens and turning the waters of the river into channels of industry." SECTION 2.02 TRAILS OF NATIVE AMERICANS The geologic feature with primary impact on the settlement and development of the Ann Arbor area was the Huron River and its tributary streams. The former was used as a transportation route from Detroit, and Lake Erie, west to Rawsonville (also known as Snow's Landing in early years). Since the river was not navigable west of this point, materials and supplies were shipped by wagon for the remainder of the trip to Ann Arbor. Land shipment was undependable, however; in wet weather the roads that existed in early years were impassable. Therefore, the early settlers were forced to be more self-sufficient, which resulted in the establishment of flour, Prior to the coming of the European settlers in the early 1800's, the area was inhabited by native Americans. They had two village sites close to Ann Arbor ·Township, but none within - one just to the north, between Pontiac Trail and Joy Road in Section 35 of Northfield Township, and one at Packard and Stone School Roads in Pittsfield Township. A number of their trails crossed the township. These usually followed high ground and waterways, skirting the edges of dense woods and swamps. They intersected on the west side of the current Ann Arbor central 5 �••• ••• ••• • • 5 • ••• EARLY TRAILS • • • • Early Trail location ioRTH 0 I Miles 1 I �business district. A map from a Washtenaw County history published in 1881 shows 11 trails in the township. Many of them became roads in the early settlement period; these remain to the present day. For example, Plymouth Road, Fuller/Geddes, Geddes/Huron River Drive, Washtenaw Avenue east of Stadium Boulevard, Main Street, Liberty Street, Dexter/Huron Street west of Main Street, and Miller Avenue all generally follow the earlier trails. Portions of Joy Road and Pontiac Trail also follow the route of earlier trails. The generalized location of the trails is shown on Map 2. coast via Lake Erie, the canal, and the Hudson River. By 1827, the settlement of Ann Arbor had a population of 150 people and 20 to 30 dwellings. Supplies were procured in Detroit and brought by wagon through Plymouth or by boats pushed upstream on the Huron River to present-day Rawsonville, where they were shipped by wagon for the remainder of the tnp to Ann Arbor. On April 23, 1833, the Michigan Legislative Council approved a statute that permitted incorporatio~ of the Village of Ann Arbor. The act made the corporate limits of the new village the same as the boundaries of the original plat that was laid out and recorded by Allen and Rumsey. A history of Washtenaw County shows the population of the village and remaining township as 2,900 people. At that time the area had 4 churches, 2 newspapers, 2 banks, 8 mills and factories, numerous stores, 11 lawyers, and 9 physicians. The state legislature, in 183 7, approved the transfer of the University of Michigan from Detroit to the new village. The university located on a tract of land on the east edge of the village plat. SECTION 2.03 EARLY SETTLEMENT The history of Ann Arbor Township from the days of initial settlement to the cµrrent time has been inextricably connected to the history of the city. Whereas the township of Ann Arbor was created in 1827, five years after Washtenaw County was formed, the city was officially founded as a settlement on February 2, 1824, when Allen and Rumsey registered their claim to 640 acres of land. The new settlement was named "Ann's Arbor", after the founders' wives and for the grove-like appearance of the site. Shortly after settlement, Ann's Arbor was designated the county seat. The railroad from Detroit was opened in 1839, spurring a new round of growth in the Ann Arbor area. Transportation to and from the area was now much easier, not to mention faster. Ann Arbor Township was created in 1827 when the Legislative Council of the Michigan Territory divided the county into three townships - Ypsilanti, Dexter, and Ann Arbor. Those townships were subsequently divided into the 20 that exist today. An 1843 map shows Ann Arbor Township with 36 sections, so its final size was established between 1827 and 1843. The earliest good map now available was prepared in 1843. This map, if it is reasonably accurate, shows a number of features that are historically important to the development of the area. First, the routes of most of the area's current surface roads were already established by 1843. There are, however, some notable differences between then and now. For example, Warren Road (all names are current ones) did not extend west of Pontiac Trail at that time; Dhu Varren Road crossed the entire township, from what is now Ford Road at Dixboro Road to Maple Road; and Dhu Varren Road had a bridge across The township, including the future city of Ann Arbor, grew slowly in the first few years. The area experienced a spurt of growth after the Erie Canal was completed in 1825. The canal linked Detroit and points west with the east 6 �the Huron River. Maple Road terminated at Dhu Varren Road and also crossed the river. of Joy Road, one in Northfield Township at Pontiac Trail and the other in Salem Township, at Dixboro Road. A post office was located in Northfield Township, just north of the school at Whitmore Lake Road. The map also shows six river crossings by roads in 1840. They were, Maple Road; Dhu Varren Road, across what is now Barton Pond; Beakes Street, as an extension of Plymouth Road; Maiden Lane, between Fuller/Glazier Way and Plymouth/Beakes; Fuller/Glazier Way; and Geddes Road. Three of these crossings were within one-half mile of each other in the village; the others were at the west and east edges of the township. The river was, therefore, a physical barrier to movement between the north and south parts of the township, between these widely separated crossing points. Thus, the map shows that almost all the economic and social facilities that had been constructed by 1843 were either in the village, along the river, or in the portion of the township north of the river. The map shows nothing south of the river outside the village, except a furnace just west of the village, in the vicinity of First Street and the aforementioned sawmill in Section 35. This suggests that developments existing by 1843 were either in the village or north of the river. The village occupied about one square mile of land in 1843, leaving the township with all but one of its original 36 square miles. The Michigan Central railroad is shown in the Huron River valley, but the Ann Arbor railroad is not shown; it had not been constructed at that time. A number of mills existed in the area in 1843: a sawmill (Chull's) and a paper mill in Section 7 (between the railroad and the river in the vicinity of Newport and Bird Roads); a sawmill (Kellogg's) and a flour mill on the east side of the river in Section 17 (west of Whitmore Lake Road); a sawmill (Woodruff) on Mallets(n) Creek in Section 35 (on the south edge of the swamp along Huron River Drive); a sawmill and flour mill (Geddes) between the railroad and river in Section 36) at the intersection of Dixboro and Geddes Roads and two sawmills on Fleming Creek - one south of Geddes Road in Section 25, probably Parker Mill, identified as Pages, and one in Section 24, on the present University of Michigan property. Another sawmill was located on Traver Creek (Traverse) in Section 21, just north of Plymouth Road. Three schoolhouses were in or close to Ann Arbor Township. One was located south of Joy Road at Whitmore Lake Road, and two on the north side SECTION 2.04 RAILROADS Construction of railroad tracks impacted the settlement of Ann Arbor Township and the surrounding area in two ways. Because of their ability to move people, produce, products, and equipment with relative ease, the stage was set for economic growth. But, the tracks also created a barrier. Road extensions were less frequent than they might have been in the absence of the railroad. With the additional obstacles posed by the Huron River, crossings were difficult and expensive. A current example is the Dixboro Road crossing of the river and railroad. Replacement of the existing crossing with an up-to-date, grade separated crossing will be very expensive. The township is crossed by two ·railroads. The Michigan Central, completed in 1839, crosses it in a northwest-southeast direction, generally following the Huron River. The original route still exists. The second railroad, the Ann Arbor, was constructed in the latter part of the 19th century. A map dated 1895 shows the railroad in its current alignment, except for the segment just north of Plymouth Road. The railroad track diverged from its 7 �delineations of city boundaries over the years, but the overall outline of the incorporated area is reasonably accurate. It should also be noted that the city's boundaries shown on Map 3 are highly generalized. As a result, numerous islands as well as irregularities in the boundaries are not shown because of the small scale of the map.) current route to the northeast in the southwest comer of Section 15 in the vicinity of Upland Drive. It then followed a northeasterly course through Section 14, and turned north through Sections 11 and 4 about midway between Nixon and Earhart Roads. The track turned northeast again in Northfield Township to Leland Station, at North Territorial and Earhart Roads. At this point it turned to the northwest to Whitmore Lake. The 1895 map shows a proposed "cutofr• route through Ann Arbor Township, which became the present alignment of the track. Since a 1911 map shows the entire railroad in its current alignment through the township, the cutoff must have been constructed between 1895 and 1911. The map shows that the city's growth, as expressed by its corporate limits, was quite well balanced in all directions through the 1940s. Major growth occurred to the east and northeast in the 1950-70 period. A smaller amount of growth occurred in the Ann Arbor Township portion of the city in the 1970-90 period. This most recent growth consisted primarily of infill of older islands and relatively small accretions of land on the perimeter, particularly in the northeast part of the city. SECTION 2.05 FREEWAYS Construction of the freeway system in the Ann Arbor area continued the improvements to transportation · that attracted economic development. The freeways, especially Ml4, improved travel time between the Ann Arbor and Detroit metropolitan areas, and made the Ann Arbor area a more functional part of the larger southeast Michigan region. Ann Arbor Township, in particular, became a more accessible place to live. The freeways were completed in the early 1960s. Since 1843, the township's land area, as shown in the following table, decreased by about 50 percent: 1843 1934 1949 1970 1991 35 29 27 18 17 square miles 1/2 square miles 1/2 square miles square miles square miles (Note: The average figures are estimates and include Barton Hills Village.) SECTION 2.06 AREA GROWTH The interweaving of the histories of the city and township is characterized by a pattern of expansion of the city's incorporated area into the township. Since its founding, the city has expanded into Pittsfield Township to the south and Scio Township to the west. But the largest part of the city by far is located in what was at one time Ann Arbor Township. The location of city areas in Ann Arbor Township for selected years is shown on Map 3. (Note: This map was derived from readily available information. Comparison of available maps suggests that there are some errors in the various The township's population fluctuated over the years since its founding. The decennial population figures are: 1850 1860 1870 1880 1900 1910 1920 1930 1940 1950 8 4,870 2,055 1,383 1,400 1,055 934 967 2,223 3,198 2,795 �II l ,nv II I ;;P," II ,nv ~· I I I -~ _, _, . :z: z 3 4 "'z 7 ~I ANN A RJBOJR ! "' '/ II I '1 1/, I ~ ~I I • I:: 1 ; - ,, K _; / AA '' A, I t ,\ "" ~ 21 ~ .· l\ ••••• •J r' ~ ll:P I~ ')C I I X ~ ,·- p ·~ -- ' t I i i - X \. .... ,. . I ", ~ ✓ ....... ' -- I ,u IC .~ ~ .r " "'~ I I -r \ I ' i I 0 ' JIii 0 25 ~ \ \ \ I I I I 'HI AA :-;., "- .. . X I II ''I: i L I I I I I ~ ' '~ ~ ~ ~ /. IA 1 I A (K ' ., ' ~ ' 0 \: L I ,., L V/ ~ -n 1/ CITY BOUNDARIES Approximate City boundary as of: ~ 1843 1934 ~ 1949 ems 1970 !{:}}j 1990 toRTH 0 I Miles 1 I c �1960 1970 1980 1990 3,521 3,488 3,445 3,828 Canadian border at Sault Ste. Marie to southern Florida. And fourth, throughout this period of development, the steady and sometimes rapid growth of the city took place primarily at the expense of Ann Arbor Township territory. Much of the original township area - about 50 percent has been absorbed by the city to support its growth. (Note: All population figures include Barton Hills Village.) SECTION 2.07 CONCLUSION This brief survey of Ann Arbor Township's past shows that the area's potential for growth was established early by several factors that would influence its character and the opportunities it offered. First, its natural setting, the result of the last glacial age, left the area with a scenic beauty, good soil for agriculture to support early settlers, and ample water supplies. Next, human settlements provided the foundation for development. Native Americans traversed the area with trails that established the pattern for most of the current road system. European settlers, who came later, founded the City of Ann Arbor and Ann Arbor Township. The city gradually became the dominant social and economic force in the life of the township: it was a magnet for urban growth and a consumer of township land to support that growth. The remaining township territory still has the natural character that made the area attractive for initial settlement. The attractiveness of these features is amplified many times by the fast, easy access provided by the freeway system, to millions of people and thousands of businesses. It is with these historical forces - natural beauty for a living and working environment, ready accessibility to a larger region, and the attraction of a major city on its doorstep - that Ann Arbor Township moves into the final years of the 20th century and into the 21st. The third factor that contributed to the area's growth potential was the major improvements that were made to the transportation system tying the area to much larger economic regions. The railroads created the first dependable and efficient economic connection between the Ann Arbor and Detroit areas and provided a north-south connection to the rest of Michigan and to Toledo. More recently, the freeway system repeated the railroads ' impact on the area of a century earlier, but on a scale many times greater. The primary freeway orientation was east-west, particularly to the southeast Michigan region. A north-south orientation was created with construction of the l75/US23 freeway system, from the 9 �PART3 EXISTING CONDITIONS: TI-IE PLANNING AGENDA GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 10 �able to live where they want, without the constraint of commuting time. These factors, together with the attraction of the Ann Arbor area as a place to live and, work, will likely bring pressure to develop in Ann Arbor Township. A number of existing and anticipated conditions will affect Ann Arbor Township. These conditions set the framework for developing the objectives and policies for planning in the ·next 20 years. These are the issues that the general development plan is designed to meet. 3. There is a growing threat of annexation of significant parts of Ann Arbor Township by the City of Ann Arbor. Expansion of the city to the south and southeast is blocked by urbanized areas in Pittsfield Township. Expansion to the east is prevented by existing development in PA #5 (although large developments, such as the Technology Park and Domino's Farms, might be vulnerable to annexation because there are no residents there to oppose it). The city is becoming increasingly blocked to the west by development in Scio Township. Expansion to the northwest is prevented to some extent by the Ml4 freeway and the Huron River, as physical barriers, and the Village of Barton Hills. The only remaining area that appears vulnerable is the central part of Ann Arbor Township in the Pontiac Trail and Nixon Road corridors. 1. Ann Arbor Township is located in a major development corridor. The southeast Michigan metropolitan area is growing .westward along the 196 freeway, 16 miles to the north, and west along the 194 and M14 freeway corridors to the Ann Arbor area and beyond. The convergence of the two freeways at the west edge of the City of Ann Arbor increases the strategic position of Ann Arbor Township in terms of development interest. This force is augmented by the north-eastward expansion of the city and the city's perceived need for additional land for development. North-south growth in the US23 corridor between Ann Arbor and Brighton might become a significant force in the next 10 to 20 years. The south end of the corridor is still somewhat dormant in terms of development activity, but is beginning to awaken. Development interest has intensified in the Whitmore Lake area and is substantial in the Brighton area. It is reasonable to expect that this development pressure will eventually fill the corridor between Brighton and Ann Arbor, but that process will not necessarily be complete in the next 20 4. Previous township policy has provided that the only urban part of the township will be the area south of M14, in planning areas # 5 and 7. There is a strong feeling among township officials and residents that the area north of M14 and east of US23, and the northwest part of the township, west and north of Barton Hills, should remain rural in character with low residential densities and some small scale farming operations. Existing low-density residential areas in planning areas # 5, 6, and 7 are expected to remain. years. 2. The township will also be affected by a general trend in the national economy toward continued and, in some cases accelerated, decentralization of urban areas - the scattering of work centers and a large increase in the potential living area that is within a reasonable commuting distance of the work place. A continued increase in working at home will augment this trend. As a result, many people will be 5. The desire to keep the north part of the township in low-density uses might conflict with the township's intention to prevent annexation in that area. Landowners in that vicinity might be willing to annex their land to the city in return for public water and sanitary 11 �sewer services; higher densities of development; and some non-residential uses, such as commercial services. Such patterns and types of development would completely change the existing and desired character of the area. It is reasonable to assume that the city would agree to permit higher densities and non-residential uses north of M14 in return for annexation. Annexation in this area could threaten the physical integrity of the township. the Pontiac Trail and Nixon Road corridors. d. Planning area #4: (Dhu Varren Road area) - A band of largely undeveloped land along the south side of the M14 freeway connected to the remainder of the planning area by Pontiac Trail. Its future use and density of development will be largely determined by existing developments to the south. e. Planning area #5: (PlymouthDixboro Road area) Most of the area has. public water and sanitary sewer services. It is the only part of the township with a wide range of uses, many of which are or will be urban in character. Readily identifiable boundaries are the two freeways and the Huron River at the area's south end. 6. The township is an integral part of the Ann Arbor area; it does not have a developed focal point, such as a central business district, but does have a character that is distinct from the city one of low density, generally open lands, and numerous natural features. The township is, in short, a rural contrast to the much more densely developed city. f. Planning area #6: (Washtenaw Community College area) The community college campus is the predominant feature; small parcels of land are undeveloped. The area is opposite the County service center and a future office park to the south (65 acres), in Pittsfield township. 7. The township is divided into seven parts, each with unique characteristics, for purposes of analysis and planning. These are: a. Planning area (PA) #1: (The Newport area) Between Ml4 and the Huron River; about 25 percent developed with single-family (SF) detached dwellings on one-acre or larger lots. g. Planning area #7: (Huron River area) The area is characterized by single-family dwellings on one acre and larger lots, and two large undeveloped parcels, 47 and 48 acres, adjacent to Arborland shopping center. This area includes single-family residences north of the river, and is surrounded on the west, north, and south by land in the city. b. Planning area #2: - (Barton Hills area) Large lot, SF detached dwellings; rolling to hilly terrain; several large undeveloped parcels. Its principal characteristic is its relative physical isolation from the remainder of the township and from the city, created by the river and the freeways. The area has a limited number of street access points. 8. The seven sub-areas are separated ·from each other by distance and physical barriers. These conditions, and the shape of the township, combine to create a challenge to develop planning policies that will integrate these parts into one, internally focused community. c. Planning area #3: (Warren Road area) North of M14 and east of US23. Scattered rural residences on large lots, but relatively undev~loped; significant wooded and wetland areas. The west part of the area is vulnerable to annexation attempts by the city through 9. At least half of the township planning area has a relatively fixed future land use pattern because of existing 12 �development, lot sizes, and location. Parts of this area are either fully developed or the existing land use pattern sets the stage for the future (as in the case of the Technology Park, Domino's Farms, and several residential developments). Not more than eight square miles of the planning area have alternative land use possibilities, and, in some cases, these alternatives are constrained by the location of the land and surroundmg conditions. plan. Policies in the neighboring part of Ann Arbor Township should consider these policies. 14. Land in the north part of the planning area is well suited for agriculture in terms of soil conditions described by the County Soil Survey. While economic pressures are working against long-term continuation of fulltime farming in this area, small-scale, specialized, and part-time farming operations are possible. Residential development in the same area is the major threat to continued agricultural activity. 10. The future land use pattern along the west edge of the township, in Scio Township, is generally established by existing uses: single-family detached dwellings on one-acre or larger lots. 15. Soils with severe limits for septic tanks and drain fields are not widespread in the part of the township north of M14 east of US23, according to the County Soil Survey. Soils with such limitations are usually associated in this area with wood lots. The positioning of woods and wet soils offers opportunities for continuous open-space systems. Large areas of land also appear to be suitable for residential development using septic tanks and wells. 11. The future land use pattern to the north, in Northfield Township, is not yet established by existing uses. The area on both sides of US23 is generally undeveloped. The Northfield Township plan designates it for agricultural and rural residential uses. However, it will be affected by pressure for development in the US23 corridor. That pressure will impact land use policy in the north part of Ann Arbor Township as well. The area west of US23 north of Barton Hills has some concentration of soils that are not suitable for septic tanks and drain fields, based on the County Soil Survey. These soils constitute an estimated 25 percent of the area. 12. Future land use to the east, in Superior Township, falls into two categories. North of M14, agricultural and rural residential uses predominate; these are also the uses that are designated in Superior Township's general development plan. South of M14, a suburban residential pattern with one-acre and larger lots is generally established by existing development (as in the Tanglewood subdivision), although the older part of Dixboro has smaller lots. University of Michigan property separates the two townships to the south as far as Geddes Road. Further south, the Catherine McAuley Health Services center is the predominant land use. Overall, soils with severe limitations for residential drain fields in planning areas #2 and 3 are scattered in random fashion. These areas are therefore suitable for large lots. 16. The housing stock in Ann Arbor Township prior to 1987 consisted almost entirely of single-family detached dwellings. With the construction of Village Green apartments and condominiums, the housing stock in 1990 included almost 25 percent attached single-family and apartment units. This percentage is likely to 'increase because of similar types of residential de- 13. Protection of the character and quality of life in the Dixboro community is a top priority of Dixboro residents and of the Superior Township 13 �velopments possible in PA #5. The Laurel Gardens condominium development now under construction is an example of attached single-family dwellings (at a density of three dwelling units per acre (3 DUs/acre). 19. Southeast Michigan Council of Governments (SEMCOG) population projections for Ann Arbor Township, including Barton Hills Village, show a 2010 population of 5,606 people. The 1990 population of the township was 3,828 people. The projection predicts an increase of 1, 778 people, or 46 percent. However, projections for a relatively small area such as a township, are subject to a large degree of uncertainty. The livability of the Ann Arbor area means that Ann Arbor Township could be developed by the year 2010 to whatever capacity is permitted by the general development plan and zoning ordinance. The rate of growth and densities that will be permitted are the main policy issues. This suggests that the general plan should be prepared for an ultimate population based on land use policies, rather than a projected population. 17. Housing growth for 1970 through 1990 averaged about 42 dwelling units per year, based on · the number of building permits issued. However, multiple-family dwellings comprised 72 percent of the total number of residential permits issued during this period, and all but nine of these permits were issued in just three consecutive years 1987, 1988, and 1989. These units were located in the Village Green and Laurel Gardens developments. If the permits for these two developments are excluded, an average of 12 residential permits were issued per year since 1970. With development interest in Ann Arbor Township, and availability of public water and sanitary sewer service in PA #5, a higher rate of housing unit construction will likely continue for some time. 20. Census data for 1970, 1980, and 1990 show a progressively aging population in Ann Arbor Township. The 020 age group decreased a total of 52 percent over the 20-year period. In contrast, the 21-65 age group increased in both decades, especially in 1980-90, a total of 53 percent. The number of people 65 and older also increased by 64 percent over the 20 years, but comprised only 11 percent of the 1990 population (versus 7 percent in 1970). It is reasonable to expect this population trend to continue. 18. The township's population increased 10 percent between 1970 and 1990. It decreased 1 percent between 1970 and 1980 to 3,445 people, but increased 11 percent between 1980 and 1990 to 3,828 people. The population increase over the 1970-90 period might have been larger except for three factors: a) loss of occupied dwellings to the city by annexation; b) the small number of dwelling units added per year in all but the last four years of this time period, and c) a decrease in the average number of people living in each dwelling unit in the township. The total population of the township is likely to continue to increase in the future because of the additional dwelling units that will be constructed in the planning area. Household size (number of people per dwelling unit) can be expected to stabilize around a number that is not rriuch lower than the current one. (Note: The population numbers include Barton Hills Village.) 21. Census data for 1980 showed Ann Arbor Township residents, to be overwhelmingly employed in professional and professional support positions (84 percent of the employed people), approximately 50 percent of the employed people worked in professional services and public administration. The data also showed a high income population (in 1978 dollars): almost 70 percent of the families earned $30,000 or more in 1978 (compared to 40 percent in Washtenaw County), and the median family income was $40,000 in com- 14 �pared to $25,500 in the County. These occupational and income characteristics are likely to continue because of the type of work available in the Ann Arbor area, the nature of the township's housing stock, the existing character of the area, and expected socio-economic characteristics of people migrating into the township. 1984, proposed conversion of the Plymouth Road/US23 interchange to a full directional design to eliminate left turns to and from Plymouth Road. The traffic assignment that was made for the PA #5 amendment showed that the projected traffic volumes in the interchange area would require this improvement. This conclusion still appears to be valid. 22. The existing street system and traffic patterns in the Ann Arbor area create a number of important issues to be e. The PA #5 amendment to the previous general development plan proposed an interchange at Dixboro Road and Ml4 to provide access to PA #5 and the northeast part of the city from the east and northeast, and to relieve traffic pressure on Plymouth Road in the Dixboro community. The interchange would, however, increase traffic flows on both Dixboro Road south of M14 and on Ford Road between Dixboro and Earhart Roads. It would also open the land area north of the freeway to increased development pressure. Michigan Department of Transportation (MOOT) owns the right of way for this interchange. resolved. a. The Geddes/Dixboro/Huron River Drive route is carrying traffic volumes that are at or over the roads' capacities. The capacity problem is aggravated by the proximity of the Geddes/Dixboro intersection to the US23 interchange, the Huron River, and the railroad crossing; the Geddes/Dixboro/Huron River Drive intersections which are in an area of horizontal and vertical curves; and a large number of turns in the intersections. Funds have not been allocated for design of new corridor facilities, and financing for construction does not appear to be available in the near future. f. Road access to the northwest part of the township, PA #2, is restricted by the Huron River, railroad tracks, and freeways. The area has only two access points from the city to the south and both are substandard. Maple Road is limited in capacity by the one-lane Foster Bridge and the grade level railcrossing just south of the bridge. Whitmore Lake Road is connected with North Main Street by Ml4, but traffic must merge with freeway traffic for a short distance on the bridge. Barton Drive and Pontiac Trail provide an alternate route, but it is more circuitous from the central and west parts of the city. b. Upgrading the Geddes/US23 interchange to a full directional interchange is needed to eliminate the congestion caused by the large number of turns to and from the ramps. Additional right of way might be required, but will be difficult to obtain in the northeast quadrant because of the Village Green development. c. Hogback Road is basically an extension of Dixboro Road to Washtenaw Avenue, and to Carpenter Road further south. The alignment is not a smooth one, however, because its continuity is broken by the Dixboro/Geddes intersection and the at-grade rail road crossing. The road is currently operating close to its capacity limit. g. The Foster Bridge is a major limitation for access to the area north of the river because it is only one lane wide. The bridge provides access to Barton Hills and the northwest part of Ann Arbor Township, as well as the neighboring parts of Scio, Webster, and Northfield Townships. Continued residential d. The PA #5 amendment to the general development plan, adopted in 15 �development in the Maple Road area will eventually require a new bridge at least two lanes wide. the interests of the Road Commission, postal service, police and fire services, and school bussing could be protected. h. Maple Road provides access to the growing residential area described above. Paving will eventually be needed and might require removal of trees and brush in the right of way. m. The city's recently adopted transportation plan has httle overall impact on Ann Arbor Township, although park-and-ride lots could have significant specific site impacts. The elements in the plan that affect the planning area are proposed in the Plymouth Road corridor. These include express bus service on Plymouth Road west of Dixboro Road and provision of park-and-ride lots in the general area of the Dixboro/Plymouth and Earhart/ Plymouth intersections. The plan also proposes improvements to Dhu Varren Road. i. Joy Road is proposed as a segment of a north ring road in the Urban Area Transportation Study (UATS) street plan. Paving and elimination of the offset in the intersection at Whitmore Lake Road will be required if the road is to perform this function. j. Realignment of Earhart Road between Plymouth Road and the US23 overpass, as proposed in the area plan for the Ann Arbor Technology Park and the PA #5 amendment to the general development plan, is still needed. Construction of the realigned road will be the responsibility of the developer of the Technology Park. 23. The existing conditions regarding public water and sanitary sewer services in Ann Arbor Township suggest the following policy issues. a. Pressure will likely increase to allocate any sanitary sewer capacity that might be considered "excess" in PA #5 to other parts of the township, especially those areas that are not included in the official service area. It is also likely that the demand for additional sewer service will exceed the excess capacity that might be available in the township's total allocation in the waste water treatment plant. k. Extension of Clark Road from Hogback Road west to Huron Parkway has been proposed in various plans for a number of years. The extension would abut the south line of Ann Arbor Township east of US23, but the segment west of US23 would curve slightly to the north. The extension would have a significant impact on the layout of possible development of the vacant land north of Arborland shopping center. The feasibility and cost effectiveness of the extension, and therefore its need, has not been proven. b. There is a question as to the amount of sewage treatment Ann Arbor Township is entitled to in the facilities plan for the Ann Arbor area waste water treatment plant. The plan clearly allocates 1.65 million gallons/day (mgd) to the township in districts 3A and 5A, as defined in the facilities plan. Ann Arbor Township officials believe the facilities plan provides the township with capacity in districts 4 and 5C, as well. (See Section 6.07A and Map 7.) 1. Continued development in PA #5 and construction of an interchange at Dixboro Road, if accomplished, would increase pressure to improve Ford Road as a collector road between Dixboro and Earhart Roads. Improvement would require grading and removal of some of the existing trees and brush in the right of way. Breaking the continuity of the road might be considered as a way of avoiding major improvements, provided c. A utilities plan is an important element in the revised general development plan. It must be correlated with the land use plan. It is essential 16 �24. The entire area is in the Ann Arbor public school district. All existing schools that serve the planning area are located in the city; and there are no active plans to construct public schools in the planning area. that public utilities be planned to serve only those parts of the township in which township policies designate densities of development and uses that will require and support public services. d. The Ypsilanti Community Utilities Authority (YCUA) is a possible alternate source of water and sanitary sewer services, if costs of extensions are feasible. It is reasonable to expect that an alternate source of water supply will eventually become necessary because of the limitations in the water service contract with the city and the city's own capacity limitations in its water treatment system. 25. The township's administrative office in the township hall was recently expanded. The new office area is expected to be sufficient to serve township government needs through 2010. The administrative center will therefore remain at its present location. 26. The township has two fire stations and these provide adequate coverage to all parts of the planning area. No additional fire stations are expected to be needed through 2010. e. The township should develop a policy regarding use of packaged waste water treatment plants. The township could face pressure for use of such sys. terns. Such plants might be a viable alternative for providing central sewer services to areas outside the official public sanitary sewer service area. It is possible that one or more of these plants could be used in various parts of the township, under ownership and management of the Utilities Department. They would add flexibility to the land use planning process because they would remove the restrictions that soil conditions place on development densities. In this situation, the character desired for an area, as established in the · general plan, would become more important in determining future land uses and densities than soil conditions and percolation tests. 27. All existing and likely future residential areas in the township planning area are located within two to three miles of major commercial centers on Plymouth Road, Washtenaw Avenue, and Maple Road. These centers provide complete coverage of the existing and potential market in the planning area and, with the exception of the proposed service center in the Technology Park, are more than sufficient, in terms of location, retail floor area, and range of goods and services offered, to meet existing and future needs of township residents. In addition, motels, restaurants, gas stations, and other highway commercial services are fully developed at the Washtenaw Avenue and Plymouth Road interchanges on US23. These service areas are only three miles apart and meet the needs of motorists on US23. Therefore, additional highway commercial services are not needed in the Geddes Road/US23 and Plymouth Road/US23 interchange areas. f. Provision of public water and sanitary sewer services might be used by the city as a lever for encouraging, or as a means of forcing, annexation of township land, especially in the area north of M14, as discussed above in item #5. To the extent that this occurs, protection of the township's territorial integrity might require that the township be able to provide public water and/or sanitary sewer services to certain key areas. 17 �PART4 OBJECTIVES GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 18 �Objectives are the heart of the general plan. They form the context for the plan's overall strategy and are the measures against which policies are evaluated. Objectives are derived from knowledge of the citizens' desires for their community and the Planning Commission's assessment of the existing and future conditions that the township faces. qu~ity of life, not only for township residents, but for city residents as well. In order to achieve this rural vision the to~nship must. remain a viable political entity, .and, m order to remain so , . an~exation attempts by the city must be res1s!ed, except as might be provided for m a boundary agreement, if one co~ld. be negotiated. A planning obJective of the township is, therefore to ac~ieve a perman~nt and equitabl; cessation of annexation of township lands by the City of Ann Arbor. Th_e ~rder of listing of the following obJ~tiv~s does not reflect or imply relative importance. • PrE:5!rve Ann .Arbor Township as a political entity. The primary objective of the plan is to support the Township Board's efforts to preserve the te~torial integrity of Ann Arbor Town~h1p. Territorial integrity is essential for the preservation and future development of the township. Since its founding, the City of Ann Arbor has exp~ded its boundaries by annexing portions of the surrounding townships. Today, less than half the original area of Ann_ Arbor Township remains in the township. Unchecked city expansion through annexa~ion will eventually cause the township to cease to exist or to ~rbanize itself as a means of defense. Neither outcome would be in the best interest of either the citizens of the township or the city. The township wishes to retain a largely rural character when it is fully d~vel~ped whil~ a~commodating a d1vers1ty of residential, commercial, office, research, and recreational uses. T~e lo~ ~pulation density associated ~1th this v1s1on would not require costly infrastructure and would not significantly increase demand for municipal services and amenities. Large green belt areas, either devoted to agriculture or rural residences will provide habitat ~or ~imal and pl~t life that cannot survive m an urban setting even in urban parks. The presence of ~ tranquil, rural setting close to the center of a large urban area will improve the • Preserve the township's rural character. The rural character that is unique to Ann Arbor Township should be preserved, not only to maintain the township's territorial integrity but also to preserve its identity. That' character ~efines _A~n Arbor Township and gives 1t a umfymg force. It is characterized by large open areas, some of which are actively farmed, and natural features such as woods, wetlands and strea~ corridors. It is accentuated'by proximity to and contrast with the more densely developed land in the city. The north end of the township - planning areas #2 and 3 - offers the opportunity to preserve the rural character. Even . the urban development in planning area #5 has a very low density for the types of non-residential uses that exist there and are planned for the futur~. ~oth the Technology Park and Dommo s Farms were designed to have an open, almost rural setting, even though they are urban uses. Domino's Farms was conceived as a rural setting: . two office buildings are surrounded by crop and pasture land that is actively used. Thus, the rural concept was cont~nued even ~n this area. The high density of the Village Green residential complex is somewhat modified by the proximity of a large expanse of open space to the east in the University of Michigan's Radrick Farms land. • Preserve natural featu res. Existing natural features - woodlands , 19 �• Road improvements should support land use policies. Future road improvements should be fully integrated with, and supportive of, the township's land use policies. Planning for traffic flows and necessary road improvements should be consistent with transportation policies of the Ann Arbor Ypsilanti urban area. Road improvements should respect natural features, especially trees and brush, and the natural character of the road corridors. Existing residential areas should be protected from road widenings and realignments. The major traffic problems that should be resolved are: 1) improvements in the Geddes/Huron River Drive corridor, 2) improvements to Dixboro Road, between Plymouth Road and Huron River Drive, and 3) improved access to the northwest area (PA #2). wetlands, stream corridors, and, in some cases, fence rows - should be protected and preserved. They should be respected in farming operations, in daily living on rural residential properties, and in development planning and construction. These features are important as visual amenities and are critical elements in sustaining the rural character of the township. Most communities, especially townships, have these features to varying degrees, but the patterns that they collectively create are unique to each community. So .it is with Ann Arbor Township. Its natural features play a vital part in establishing the township's character and identity. Protection and preservation of these features have an even more important purpose: they are vital elements in the natural system. They perform many interconnected functions. Disruption of one can have adverse effects on others and subtract something from the quality of life in both the township and city. • Protect existing residences from new development. Existing residential areas should be protected from potentially adverse impacts of new development. While higher density residential development, and even non-residential development, might be inevitable in certain areas that are close to existing residences, land use policies should be designed to create a secure, stable environment for existing residences. • Encourage farming operations. Farming operations, such as cultivation of fruits, vegetables, and crops and non-intensive raising of fowl and livestock, should be provided for and encouraged in Ann Arbor Township, where feasible. Such operations would serve an important market need in the nearby urban area and provide a useful balance and contrast to the more intensely developed urban area. They would also provide important economic support for the objective of preserving the township's rural character. 20 �PARTS STRATEGY GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 21 �agriculture. The area is defined by Stein and Warren Roads on the south, Gleaner Hall Road on the east, and township lines on the north and west. Agricultural uses will include cultivation of fruits and vegetables and nonintensive raising of fowl and livestock. Single-family detached residences will also be permitted in conjunction with agricultural operations or as alternate uses, but only at a very low density, consistent with an agricultural environment. Clustering of residences will be encouraged in this area to preserve the maximum amount of land in an undeveloped condition for agricultural purposes. The strategy underlying the general development plan derives from the conditions that have or will have significant impact on Ann Arbor Township. The strategy also derives from the objectives that have been established for the plan. It consists of a number of elements that, individually or together, create the context for the policies that follow in Part 6. These elements are listed below, .not in order of importance. 1. A distinct separation of rural, suburban, and urban areas and uses will be encouraged by using physical elements as dividers. East of Whitmore Lake Road, the M14 freeway will be used as the divider between suburban/urban and rural use areas. The Ford Road residential area, which is south of M14, is an exception because it is an established large-lot, lowdensity, rural residential area. The Huron River will be used as the dividing element west of Whitmore Lake Road. A mixture of small-scale farming and rural residential uses is intended for PA #3, generally east of the line formed by Pontiac Trail and Gleaner Hall Road. 5. The township recognizes the reality of the court-ordered mobile home park rezoning on the north · side of Warren Road, east of US23. This case was decided in circuit court in the early 1970s, in favor of the mobile home park, and the township lost its subsequent appeals. While it recognizes the courts' decisions, the township believes that the density represented by the mobile home park was totally inconsistent with the rural character of the area. The township still views the area as rural in character and expects it to remain so. Therefore, the township will permit the mobile home park to develop, but only because of the court order, and will not recognize the park as a precedent for other urban uses and densities in the area north of M14 and ·east of US23. 2. Public water and sanitary sewer services will be used to support the distinction between urban/suburban and rural use areas. These services will be provided only in the designated urban and suburban parts of the planning area. Central services will not be provided in the designated rural areas. (The Village of Barton Hills is an exception; it already has a water distribution system and has reserved 0.12 million gallons per day (mgd) in the Ann Arbor area waste water treatment plant.) 3. There are several low-density residential areas in the designated urban area that have a rural or suburban setting. These areas south of the Ml4 freeway, east of Whitmore Lake Road, will be protected from encroachment by urban uses and densities in order to preserve their existing character. 6. The Ann Arbor Technology Park and Domino's Farms areas were thoroughly studied prior to approval of each development. The previous general plan was amended to accommodate each project. Each development was approved as a special zoning district; therefore, each approved rezoning petition included an area plan. The 4. The northwest part of Ann Arbor Township will be preserved for very low-density, rural uses - primarily 22 �policies set forth in those area plans (except for changes in some of the policies for the service center in the Technology Park; see Section 6.03) are still considered to be valid and are included in this general plan in their approved forms. tures will be preserved when land is developed and will be used to maintain, and where necessary, create, a connected open space system. These features, together with large open areas and very low-density uses, give the township its unique character vis-a-vis the city. They are used in the plan to provide a visual and physical structure to the planning area, as a basis for preserving the township's character. 7. The existing low-density and rural residential areas have undeveloped lands within them or in their. general vicinities. Development of these lands will be consistent with existing densities and character; densities and uses on such lands will not be permitted to upset the stability of the existing areas. 12. The general development plan is designed for a population capacity that is consistent with existing conditions, objectives, and use and density policies. The plan is not designed for a projected population. 8. There are several undeveloped areas in Ann Arbor Township that are located south of the boundary between rural and suburban/urban areas. These areas will have suburban or urban residential development, which will be consistent with existing uses and densities in the neighboring areas. 13. The existing land use patterns and future land use policies in adjacent townships - Scio, Northfield, and Superior - will be recognized in formulating policies for Ann Arbor Township. 14. Areas outside the designated public water and sanitary sewer service boundary will be served by on-site wells and septic tanks/drainfields. This strategy, however, does not preclude the use of engineered sewage treatment or disposal systems in these areas in lieu of septic tanks and drain fields. 9. Ann Arbor Township has faced continuous pressure from the City of Ann Arbor over the years to annex parts of the township. One of the elements of the strategy of this plan is to stabilize this situation for the purpose of preserving the territorial integrity of the township within its present boundaries. The township will encourage landowners to keep their land in Ann Arbor Township; it will pursue negotiations with the city to reach an agreement on a permanent city/township boundary line; and will, when necessary, protect its interest by court action. 15. The major non-residential uses commercial, office, and research and development - are all designated in PA #5. They are not designated for any other part of the township, except the industrial area in the triangle formed by M14, Pontiac Trail, and the railroad track. The entire planning area is within an existing market area of one or more ·established commercial centers. Therefore, no additional commercial land is considered to be needed and none is designated in the plan. 10. Ann Arbor Township will cooperate with UATS and the City of Ann Arbor to solve the transportation problems in the Plymouth and Geddes Road corridors. Vehicular access to the northwest part of the township should be improved. ll. Ann Arbor Township has numerous areas with natural features such as woodlands, wetlands, fence rows, and stream/drainage corridors. These fea- 23 �PART6 POLICIES GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 24 �SECTION 6.01 AGRICULTURAL AREA POLICIES 2. The minimum lot area for each unit shall be one-half acre. A. The northwest corner of the township, north of Stein Road and west of US23 (the north part of PA #2), and the area north of Warren Road, east of US23 on both sides of Gleaner Hall Road (except the land in the court order for the mobile home park), in the northwest corner of PA #3, are designated for agricultural use. The total area ·so designated is 1,331 acres (1,078 acres west of US23; 253 acres east). 3. Each lot shall have at least one line that abuts land in the commonly owned agricultural area. F. Public water and sanitary sewer services will not be extended into the designated agricultural area. Smallscale, common waste water treatment plants and common water supply wells may be used for rural residences in the area if approved by the Township Board and the County Health .Department. Such systems will be permitted only within the rural residential density limit of the agricultural area, namely 1 DU/10 acres, and only as part of a Planned Unit Development (PUD) or other special zoning district. B. These lands are predominantly in agricultural use, have productive soils, and are generally held in large parcels. The township intends to preserve the option for landowners to use these lands for agricultural purposes. Rural residences are considered compatible with this intent, provided the rural residential policies in this part of the plan are met. G. Zoning will be the primary means of protecting the designated agricultural area. The PUD zoning district, or a similar special zoning district created specifically for this area, will be used for clustering rural residences. C. Agricultural uses that are considered acceptable in the designated agricultural area, and compatible with rural residences in and around that area, are the cultivation of crops, nonintensive raising of livestock and fowl, pasture lands, and specialty farming. H. New development in areas abutting the designated agricultural area will be required to provide a buffer of land and landscaping on the non-agricultural lands, along the common lines as a means of separating uses. Existing vegetation and other natural features may be used to provide the required buffers. D. A minimum lot area of ten acres should be required for the smallest farming operations. Rural residences may be clustered on smaller lots. E. In order to preserve as much land in agricultural use as possible,. ~d yet permit the landowner to ut1hze the allotted residential density, rural residences may be clustered on smaller lots. The remaining land in the total parcel would be in common ownership for agricultural use by the owners or for lease to farm operators. Clustering of rural residences will be permitted in accordance with the policies in Section 6.02 of this plan and those that follow: I. Existing natural features in the agricultural area, such as wood lots, stream corridors, fence rows, and wetlands, should be preserved. They · should not be modified or removed for the purpose of converting such land to crop land or other land for farming operations. J. The township will encourage Northfield Township to adopt policies and regulations that will help preserve agricultural uses in the southwest corner of that township, opposite the 1. Each dwelling shall be a detached, single-family unit. 25 �TABLE 1 FUTURE LAND USES ANN ARBOR CHARTER TOWNSHIP PLANNING AREA Area (Acres) Percent of Total Area Agriculture 1,331 10.6 Residential: < 0.2 DU/acre 0.2-0.5 DU/acre 0.5-1.0 DU/acre 1-2 DUs/acre 2-4 DUs/acre 4-6 DUs/acre >6 DUs/acre 2,448 1,837 1,059 772 882 196 52 19.5 14.7 8.5 6.2 7.0 1.6 0.4 Commercial 35 0.3 Office Park 326 2.6 Research Park 683 5.5 22 0.2 1,207 9.6 Institutional, Quasi Public 417 3.3 Huron River 460 3.7 Freeway Right of Way 707 5.6 Railroad Right of Way 84 0.7 Land Use Class Industrial Parks, Open Space 12,518 acres 100.0 Road rights of way, except the rights of way of freeways, are included in the acreages of adjacent land uses. �designated agricultural area in Ann Arbor Township. • 2 to 4 DUs/acre: low density •4 to 6 DUs/acre: medium density K. Limited agricultural activities will be permitted in areas designated for rural residential use, on lots five acres or larger. The type and extent of activities will depend on lot size; they could range from the raising of one small farm animal or intensive cultivation of a cash crop, such as berries, to all the uses permitted in the designated agricultural area, if the parcel were large enough. Such agricultural activities are considered to be compatible with rural residences, if the uses and lot sizes are in balance. •6 high density B. The rural residential area will not have public water or sanitary sewer services. The less than 0.2 DU/acre and the 0.2 to 0.5 DU/acre classes are intended for residences and certain agricultural activities that may be compatible with residences at a low density, such as small-scale farming and nonintensive livestock raising. The residential areas are located in areas of similar existing lot sizes. The 0.5 to 1.0 DUs/acre class is a transitional category between rural and urban residential areas, as far as density hierarchy is concerned, but not necessarily in a geographic sense. Lots in this class are considered to be too small for agricultural activities. L. The future mobile home park north of Warren Road, east of US23, is the result of a court order. Ann Arbor Township believes that the park is inconsistent with sound land use principles and with Ann Arbor Township policies. This decision is considered by the township to be an isolated event and will not be used as a precedent for permitting the intrusion of higher density residential uses into the agricultural or rural residential areas. C. The urban residential classes require central water and sanitary sewer services and are located in areas in which these services will be provided. The 1 to 2 and 2 to 4 DUs/acre classes are both located in primarily singlefamily detached areas, although singlefamily attached dwelling units are possible in 2 to 4 DUs/acre areas as well. These classes are located in areas in which dwellings at similar densities currently exist. SECTION 6.02 RESIDENTIAL AREA POLICIES A. The plan designates three major classes of residential areas based on density - rural, suburban, and urban. The rural and suburban classes consist of three sub-classes: The 4 to 6 DUs/acre class is for medium density residences, such as single-family attached dwellings, mobile home parks, townhouses, and low-density multiple-family dwellings. The · high-density class is intended primarily for multiple-family type dwelling units. • less than 0.2 DUs/acre: 5 acre or larger lots (rural) • 0.2 to 0.5 DUs/acre: 2-5 acre lots (rural) • 0.5 to 1 DUs/acre: (suburban) + DUs/acre: 1-2 acre lots D. Residential areas are designated in terms of density, .rather than type of dwelling unit or residential building type (single-family detached or attached, multiple-family dwelling, etc.). However, the density ranges do relate to certain types of dwelling units; for example, the rural residential classes The urban residential classification consists of four subclasses: 1 to 2 DUs/acre: low density 26 �are primarily single-family detached dwellings, and the high density class is primarily multiple-family dwellings. Density transfer might create a net density on a parcel of land within a density class that will be high enough to result in a change in dwelling unit type. An ex.ample is a concentration of density on one part of a site that is designated for rural residential use such that attached, rather than detached, single-family dwellings would be necessary to achieve the permitted number of dwelling units. G. The following guidelines should be used to determine the acreage for estimating the number of dwelling units that the general development plan intends for an area or parcel of land. 1. Street rights of way, existing or proposed, and rights of way or easement areas for major electrical transmission lines or oil or gas pipelines should not be included. 2. Wetlands regulated by the Michigan Department of Natural Resources (MDNR) should generally not be included; however, up to 50 percent of the regulated wetland area may be included if the Planning Commission determines that it is necessary to permit a reasonable use of the property. E . A variety of dwelling units, in terms of types, sizes, and cost ranges, should be provided in Ann Arbor Township. This will insure a choice of dwelling unit types and prices and a socioeconomic mix of the population. F. The number of dwelling units that will be permitted on a parcel of land will be based on the estimated gross acreage and the assumed gross density of each residential area shown on the Residential Areas Plan (Map 5). Some of this designated future residential area might include land that should be retained as open space. In such cases, the number of dwelling units that would otherwise be permitted in the open space areas might be transferred to other parts of the designated residential area that are suitable for development in order to preserve the open space area in an undeveloped condition. Transfer of density should meet certain standards set forth in this plan and in the zoning ordinance, and could result in a concentration of dwelling units that would require housing types different than those suggested by the gross density designation. This will be acceptable as long as open space is preserved, the overall density limit is not exceeded, and the resulting residential development is compatible with existing neighboring residential areas. The PUD form of zoning district will be used to accomplish density transfer. 3. Land within a 100-year flood hazard area should not be included, except to the extent that regulations adopted by Ann Arbor Township for flood hazard areas permit certain uses. 4. Lands to be purchased for public use should not be included; lands to be dedicated for public use should be included . (This does not include street rights of ways as discussed above in #1.) 5. Land area required to expand rights of way of streets existing at the date of adoption of this plan, in accordance with the standards of this plan, may be included. 6. Lands that have soil conditions for which the County Health Department will not issue permits for septic tanks · and drain fields should not be included. If, however, an on-site waste water treatment system or a system serving the general area is approved by the Township Board and the County Health Department, the subject land area may be included, provided density standards are met. H . A property owner may transfer density allocated to one part of the 27 �result of clustering, and if County Health Department permits can be obtained. In rural areas, each lot in a cluster should have at least one lot line abutting open space. Clustering of residential lots or dwelling units will also be encouraged in urban residential areas within overall density limits established in the general development plan. owner's land holdings to another part, provided: 1. All lands are located in Ann Arbor Township, are contiguous, and the owner has fee simple title to the lands. 2. The total number of dwelling units allocated to the owner's total land area involved will not be exceeded. L. Residential areas should be organized around an interior street system and away from major streets. Dwelling units or lots should not have direct driveway access to major streets. 3. The transfer is made as a part of PUD or similar special zoning district that includes all land involved in the transfer. 4. The area from which the density is taken has at least the minimum density remaining that can support central water and sanitary sewer services, where such services are available or will be provided in the future, or that adequate water and sewer payments will be made in lieu of the minimum required density. M. Residential areas should be interconnected by local streets and pedestrian/bicycle paths or sidewalks, where such interconnections will not adversely affect adjacent residential areas (because of differences in density or building types). This policy is intended to promote a physically integrated community. Future street and pedestrian path connections should be provided as required to create an integrated circulation system. 5. The parcel of land receiving the transferred density will, with the additional dwelling units, be compatible with the existing or planned use of the surrounding area. N. All new dwelling units in designated urban residential areas should be connected to central water and sanitary sewer systems. (See Sections 6.07A and I. Natural features should be preserved in residential areas to the maximum extent feasible. Residential areas should be organized around natural features. B.) 0. Affordable housing should be encouraged in Ann Arbor Township. Such housing should be an integral part of larger residential neighborhoods with all amenities and public services that are commonly available to other residential areas. This policy is intended to provide a decent and pleasant living en·vironment for all residents, to avoid isolating lower cost housing areas from other parts of the community, to avoid excessive geographic concentration of people in one socioeconomic group, and to provide an opportunity for a population mix that will result in stable residential neighborhoods. J. New residential development should be compatible with existing residences, in terms of density, lot sizes, and building types. Existing sound and stable residential areas should be protected. In areas in which a change in land use or density is planned in or adjacent to an established residential area, density gradation, buffer uses or areas and natural features should be used to create a gradual transition. K. Clustering of residential lots or dwelling units will be encouraged in rural areas, provided natural features or agricultural land can be preserved as a P. Senior citizen dwelling units should be permitted in any area, provided the 28 �dences in the area and to serve as a transition to the agricultural area to the north and west. density and dwelling unit types are compatible with the character of the area as expressed in the general development plan. The portion of PA #2 north of Stein Road, with the exception of the northwest corner, is designated for agricultural use. While the primary use of that area is intended to be farming and other agricultural activities, rural residences should also be permitted as primary uses at a density of 1 DU/10 acres. However, the units should be clustered on much smaller lots through density transfer in order to maximize the area of land that will remain in agricultural use. The northwest corner is designated for rural residential use at a maximum density of 0.2 DUs/acre. Clustering of dwelling units is encouraged in this area as well. Q. Manufactured housing will be permitted on individual lots outside mobile home parks in all areas in which single-family detached dwellings are permitted. Such units, however, should be required to meet certain standards to assure their fit into the established or planned character of the larger area. Such standards should include attachment to a permanent foundation wall, removal of wheels, minimum dimensions, roof type and lines, exterior finish materials, and compliance with standards of the U.S. Department of Housing and Urban Development. R. Planning Area # 1 consists of two residential areas. The existing area, west of Newport Road, has one acre or larger lots with on-site wells and septic tanks/drainfields. This is a stable residential neighborhood and will continue. The area is designated for suburban residential use at a density of 0.5 to 1 DU/acre to reflect existing conditions. T. Most of PA #3 is designated for rural residential use at a density of less than 0.2 DU/acre (5 acre and larger lots). This is the established and prevailing density in the area. The west end of PA #3 is designated for slightly higher density - 0.2 to 0.5 DU/acre along the north segment of Pontiac Trail and 0.5 to 1 DU/acre in the vicinity of the Warren Road/Pontiac Trail intersection . In both areas, the designated densities reflect existing lot sizes. The undeveloped part of PA #1 is designated for low-density urban residential use at a density of 1 to 2 DU/acre. This density is similar to the existing residential area east of Newport Road. The area is entitled, as part of Ann Arbor Township, to public sanitary sewer service. The land in the court order for the mobile home park, 95 acres, located on the north side of Warren Road and the east side of US23, is designated for medium density residential use (4 to 6 DUs/acre). This designation is made in compliance with the court order. It does not represent Ann Arbor Township's ·policy for land use or density for the area and does not, in the opinion of the township, represent sound land use planning policy. This designation will not be used as a precedent for land use and density policies for the general area and will not be considered a precedent for zoning changes for residential densities that are higher than designated in this plan, or for zoning changes for non-residential uses. S. PA #2 consists of suburban and rural residential uses at various densities. The area south of Dhu Varren Road between US23 and Whitmore Lake Road is designated for a density of 0.5 to 1 DU/acre, similar to the density of the existing residential area along Dhu Varren Road. The area north, to Warren Road, as well as the residential areas to the west, south of Stein Road, including Barton Hills Village, are designated for a density of 0.2 to 0.5 DUs/acre (2 to 5 acre lots) to be consistent with existing lot sizes and resi- 29 �Ford Road. Density transfer may be used in this area but the transfer must ~e consistent with policies for preserving the natural features and character of the area. U. The west end of PA #4 contains an existing residential area of one-acre and larger lots and is designated in the 0.5 to 1.0 DU/acre density class. The remainder of _the \\'.est part, presently undeveloped, is designated for low-density urban residential use, 2 to 4 DUs/acre to be consistent with existing residentiai development to the south and east in the city. The Ayrshire subdivision, located south of Plymouth Road between the old and new. Earhci!1 Roads, is an existing residential neighborhood of single-family detached dwellings. It is almost completely developed with lots approximately one acre in size, and is designated for suburban residential use at a density of 0.5 to 1 DU/acre. This is a stable residential neighborhood that should be preserved. Preservation will requir: buffer u_ses or landscape screening along its boundaries on neighbo~n_g properties to protect it from existing and future non-residential uses to the south and east. Public water and sanitary sewer services are not intended for this area but are available if needed to replace on-site systems that might fail. The east part is designated for low-density urban residential use, 2 to 4 DUs/acre, west of Nixon Road to be consistent with existing residential development to the west. The area east of Nixon Road is designated for medium density use, 4 to 6 DUs/acre to be cons~stent with neighboring lan<l' uses in the city. Both the east and west parts of PA #4 except the existing suburban residentiai area in the northwest corner, will have p~blic water and sanitary sewer services. The area between existing Earhart Roa~, US23, and Plymouth Road, approximately 70 acres, is designated for urban residential use at a density of 2 to 4 DUs/acre. The low area should be retained as open space, with density transferred to higher ground. The low l~d is subject to water ponding by offsite surface water runoff. Development of this area should be preceded or accompanied by improvements that will remove the drainage problem. Access to the area should be limited to Earhart Road. V. The residential density pattern in PA #5 is largely established by two factors - existing residential development and availability of public water and sanitary sewer services in most of the area. The area north of Ford Road is designated for rural residential use at a density of 0.2 to 0.5 DU/acre (2-5 ~ere !ots). 1:he area is mostly developed m this density range. Public water and sanitary sewer services are not intended for this area. The residential area between Ford and Plymouth roads is designated for lowdensity urban residential use at a density of 1 to 2 DUs/acre. This area is undev_eloped,_ _has signifi_cant topographic vanation, and is partially wooded. Dwelling units should be located in a manner that will preserve as much of the natural features and character as possible. The type and net density of dwelling units along Ford Road should be compatible with the rural residential character of the area north of The area between the T~hnology Park, Plymouth Road, and Dixboro Road is undeveloped and is designated for lowdensity urban residential use at a density of 2 to 4 DUs/acre. The swale corridor and wooded area should be pres:rved by transferring density to the higher and more open parts of the site. The small, existing residential area on the west side of Dixboro Road between Arrowhead and Woodridge Drives is 30 �developed with several single-family detached dwellings on one acre and larger lots. This area should remain in !ts_ pre5C:nt use and density. Therefore, It IS designated for suburban residential use at a density of 0.5 to 1 DU/acre. The area should be protected from nonresidential uses in the Technology Park by landscape strips in the park suitable for screenmg and separation of uses. Public water and sanitary sewer services are not planned for this area but are available if needed to replace on-site systems that might fail. should be consistent with these established patterns. The area is designated for suburban residential use at a density of 0.5 to 1 DU/acre to reflect existing conditions. Wetlands and woodlands adjacent to Washtenaw Community College lands should be retained as open space. X. Most of PA #7 is developed with single-family detached dwellings and the density/lot size pattern is established. The western part is designated for low-density urban residential use, at a density of 1 to 2 DUs/acre. On-site water and waste treatment systems or public water and sanitary sewer services may be used in this area. Two areas on the east side of Dixboro Road are designated for low-density urban residential uses. The north area, partially developed with single-family attached dwellings at a density of 3 DUs/acre, is in the 2 to 4 DUs/acre density class. The remainder of this p_ar~l is exJ?CCted to be developed in simtlar fashion. The south area is mostly undeveloped and is designated for low-density urban residential use at a density of 1 to 2 DUs/acre. In both areas the layout of residential complexes should respect the adjacent open space owned by the University of Michigan. The area north of Geddes Road between US23, Dixboro Road, and the south end of the Technology Park is developed with multiple-family dwelling units and attached singlefamily dwellings at a density over 6 DUs/acre. Therefore, the area is designated for high-density urban residential use. The eastern part is mostly developed, except the area north of the Arborland shopping center, west of US23. This area is designated for medium-density urban residential use. The density should be graded down to the west to be compatible with the low-density residential area east of Chalmers Drive, and to the north to protect the wetland. The low area to the north should be retained as open space to buffer the lowdensity area north of Huron River Drive and to preserve the existing natural features. SECTION 6.03 COMMERCIAL AREA POLICIES ~- ~nn Ar~or Township is in a unique situation with respect to commercial land use. It has a full range of existing commercial facilities and services readily available to all its residential areas, existing and future. Each residential part of the township is within a 10-to15 minute driving time of convenience commercial facilities and within a 20to-30 minute driving time of regional commercial facilities. As a result, and with the exception described below, there is no need for the general plan to provide for commercial land use in the township, specifically: The south part of PA #5 between Geddes Road and the Huron River has two residential areas, both designated for rural and suburban residential use. The west part, west of Dixboro Road, is designated for 2 to 5 acre lots. The area east of Dixboro Road is designated for 1 to 2 acre lots. W. The residential parts of PA #6 are mostly developed with single-family detached dwellings. Therefore, the density and lot size patterns are generally established. Fill-in of undeveloped parcels 31 �1. The market area that includes Ann Arbor Township is already adequately served by existing commercial centers. No new facilities are needed for the convenience of existing and future township residents. densely developed, in contrast to the low-density, open space character of the research part of the park, and was to be obviously urban in character. The conditions on which these policies for the service center were based have changed. First, the research part of the Technology Park is developing at a much slower pace than was anticipated. Second, the development that is occurring is much smaller and less dense than was planned. The result of these two conditions is a much smaller employee base, one that is too small to support commercial activity at the present time. If this type and rate of development is projected into the foreseeable future, the employee base will still be too small to support the commercial service center as originally conceived. Third, current information calls into question the soundness of the extent and intensity of uses and buildings originally visualized for the commercial center and the idea that the center could be supported entirely by the Technology Park (and later by the Domino's Farms office park). Current market information suggests, in hindsight, that the original, approved concept was too large. 2. There are no locations in the township, with the one exception, in which new commercial operations would be appropriate since the established commercial centers occupy the key locations. 3. There are no locations in Ann Arbor Township, with the one exception, that are suitable for commercial development, given existing land uses, street patterns, and traffic problems. B. The one exception mentioned above is the service center proposed in the Technology Park. The service center was originally conceived and approved as part of the park's special zoning district, as a facility to serve the establishments in the park. The center was specifically not intended to serve the commercial needs of area residents. It was to have such uses as hotel and conference facilities, restaurants, retail shops, banks, travel services, recreation facilities, office services, and general offices. These uses were intended to support the research and related operations in the park, to provide convenient services for employees and visitors, and to eliminate pressure for commercial and office development on parcels of land neighboring the park, especially along Plymouth Road. The Planning Commission recognizes that because of these changes in conditions, a new set of policies is in order for the commercial center. These are the following: 1. The total area (35 acres) and configuration of the land allocated to the center should remain the same. 2. The loop road and access limitations should remain as originally planned. The center was to be designed as a mall type structure or as an integrated cluster of separate buildings with common parking and pedestrian facilities. It was to be heavily landscaped. A loop road was to be constructed between Earhart Road (relocated) and Plymouth Road along the south and east edges of the center to provide access to the center. Access was to be limited to that road; direct access to Plymouth Road was prohibited. The center was to be 3. The intensity of development should be reduced to be in keeping with current and expected market conditions. 4. A part of the center may be devoted to general retail uses to serve the general area if data are presented to show that a market exists for the addi- 32 �tional commercial floor area. The remainder of the center should be reserved for uses that will support the Technology Park and Domino's Farms complexes. protect the residential character of and setting for the existing residences in the Ayrshire subdivision south of Plymouth Road. The office floor area that would otherwise have been permitted in the buffer area may be transferred to other parts of the office park in accordance with an amended office park zoning district. 5. The center should be a totally integrated development in terms of site and architectural design. The design of the center should be consistent with the principles and standards adopted for the Technology Park; it should be visually integrated with the park. B. An office center of approximately 50 acres is designated for the area east of the commercial center in the Technology Park along Plymouth Road. The office center is intended to provide general office uses and incubator-type facilities for start-up research or high technology companies. It would also house support services for the primary activities in the Technology Park, such as financial services, meeting facilities, medical offices and facilities, data processing and computing centers, printing and publishing services, and laboratory and office equipment services. The office center should be designed as an integrated cluster of buildings with common open spaces, parking, and peclestrian facilities. Vehicular access should be limited to the loop road; the center should not have direct access to Plymouth Road. C. Commercial development on Plymouth Road will be limited to the commercial center in the Technology Park. Strip commercial development will not be permitted on Plymouth Road or on any other road in Ann Arbor Township. The presence of the commercial center in the park will not be recognized as precedent for additional commercial development anywhere in the general vicinity. SECTION 6.04 OFFICE AREA POLICIES A. Domino's Farms office park will continue to be developed according to policies approved for the office park zoning district. It will consist of one long low building, a single high rise building (not to exceed 30 stories) west of the low building, and a large open space and operating farm surrounding the office complex. Uses in the office park include the headquarters facilities of the Domino Pizza corporation; professional and administrative offices; supporting uses for offices in the park; a limited floor area of retail and personal services for employees, visitors, and incidental use by the general public; farming operations and activities; and certain special events. SECTION 6.05 RESEARCH AND INDUSTRIAL AREA POLICIES Industrial areas in Ann Arbor Township consist primarily of research-type operations. One area is designated for light industrial uses. A. Ann Arbor Technology Park 1. The park should be developed at a low overall density with substantial setbacks and a large amount of Qpen space on each lot. The natural setting should be emphasized. Buildings may be clustered on each lot, which would result in a high net density of development, but would retain much of the open area. Building heights should be related to topography, views, solar access, and impact on neighboring properties. The park currently consists of 290 acres. It may be extended south to Plymouth Road, provided the southernmost 500 feet of the property are held in an undeveloped, landscaped buffer condition. The buffer is intended to help 33 �2. The steep slope areas, drainage corridors, wooded areas, and fence rows should be preserved and made a part of the overall landscape design of the park in accordance with the design standards included in the approved RRA zoning district. is designated for light industrial uses, such as those permitted in the 1-1 and W-1 zoning districts. SECTION 6.06 STREET AND TRANSPORTATION POLICIES A. General Policies for Streets: 3. The park should be developed according to an overall plan with a unified architectural and landscape scheme as provided in the approved RRA zoning district for the park property. 1. Streets should be designed and constructed in accordance with the following functional classification system. This system is consistent with the functional classification system used in the City of Ann Arbor's transportation plan (adopted October 9, 1990). 4. Uses in the park will consist of scientific, business and industrial research operations. Related testing operations, pilot plants, prototype production, and manufacturing operations will also be permitted to support research activities. Commercial and office services needed to support the research and related operations should be located within the park to provide convenience for employees and visitors and to eliminate the pressure for commercial and office development on neighboring parcels outside the park. Such support services should either be located in the commercial or office service centers for the entire park, or in the buildings housing research and related operations. (See Section 6.03B.) Regional Arterials: Provide for regional traffic flows between cities in the region and between cities and major activity areas, such as employment centers, major airports, etc. They have controlled or limited access and a design speed of 45 to 55 mph. In the Ann Arbor area they are all freeways. Major Arterials: Surface streets that serve traffic movements in the Ann Arbor area, primarily between lower level streets and freeway interchanges, between cities in the area, and between the central area of Ann Arbor and outlying areas. Access control is desired , but frequently not possible, on older arterials with developed frontages, but is an objective in new development or major redevelopment. Design speeds are 35 to 45 mph. Their principal function is traffic movement; property access is secondary in importance and to be minimized where possible. 5. Uses in the park should not create dangerous, injurious, noxious, or otherwise objectionable conditions, either within the park or on neighboring properties. 6. Where the park abuts residential properties a buffer should be provided to protect the residences. The buffer may consist of topography, trees, shrubs, and distance. Existing natural features should be utilized as buffers where possible. Minor Arterials: Serve traffic movements within the Ann Arbor area, primarily between major arterials and collector or local streets, and between major parts of the area, such as neighborhoods, employment centers, shopping centers, etc. Design speeds are 30 to 35 mph. 7. Outdoor operations, such as storage, processing, and displays, should not be permitted in the park. Collector Streets: Collect and distribute traffic between origins and destinations B. The area between Pontiac Trail, M14, and the Ann Arbor Railroad track 34 �and the arterial parts of the street system. Design speeds are 20 to 25 mph. existing developments, trees or other vegetation, topography, or other conditions justify a change m standards. 2. All new streets in the planning area should be paved in order to reduce long term maintenance costs. B. Policies for Specific Streets: The following policies 1 through 3 are taken from the City of Ann Arbor "Transportation Plan Update," adopted in 1990. The improvements to the Plymouth and Geddes road interchanges, as proposed in the city's transportation plan, are considered to be the maximum feasible under existing conditions, but will leave both interchanges with capacity deficiencies, based on traffic projections for 2010. The improvements are proposed in the following three stages: 3. Plans for new development should provide for extension of streets to connect with existing or future streets at common boundaries where such extension is determined to be necessary for continuity in the public street system or to provide vehicular access to interior lands. 4. Private streets are discouraged; new streets should be designed and constructed to public standards and dedicated or otherwise conveyed to the County Road Commission. Stage 1 1992-95 Stage 2 1996-2002 Stage 3 2002-10 5. Through traffic should be routed around, rather than through, neighborhoods and other land use areas. Local and through traffic should be separated by the design of the street system. 1. M14 freeway: One lane will be added in each direction between North Main Street and US23 north (stage 3) and two lanes will be added in each direction between US23 north and US23 south (stage 2). 6. Each development will be required to provide its share of street improvements, based on the general development plan. 2. US23 freeway: One lane will be added in each direction between Washtenaw Avenue and M14 (stage 3). 7. The number of driveway openings on arterial streets should be minimized in order to reduce the need for additional lanes and to improve the safety of traffic flow. The number of driveway openings on collector streets might also be limited in certain areas where necessary to obtain the same objectives. 3. The following interchanges will be upgraded to increase capacity and improve traffic flow and safety: Barton Drive/Ml4: East-bound onramps will be improved and off-ramps widened (stage 3). Plymouth Road/US23: Interchange will be rebuilt and partial cloverleaf for directional flow constructed (stage 3). 8. Rights of way should be provided in accordance with the following standards: • • • • Major arterials: 120'-150' Minor arterials: 120' Collector streets: 86' Local streets: 66' Geddes Road/US23: Bridge and offramps will be widened (stage 3); construction of a full interchange will be considered. Variations in these standards, including increases in rights of way, will be considered by Ann Arbor Township where US23/Ml4 Interchanges, north and south, will be rebuilt to accommodate 35 �this increase. The city's plan recommends that a study be made of the corridor in the first stage of the plan to determine its potential to accommodate roadway improvements such as intersection expansion and additional lanes and the feasibility of installing high occupancy vehicle facilities in the Conrail right of way. additional lanes on the two freeways (stage 2). 4. Expansion of the freeways as proposed in the city's transportation plan should not be considered a basis for changing use policies for lands in Ann Arbor Township that abut the freeways. Residential areas, especially suburban and urban areas, should be protected from the freeways by noise barriers. 7. Plymouth Road, a major arterial, was widened in 1991 to four lanes plus turning lanes. The widened road is expected to be sufficient until the year 2003. The city's transportation plan proposes widening the road to six lanes in stage 3. 5. The · Michigan Department of Transportation (MOOT} owns the right of way for an interchange on M14 at Dixboro Road, but has no plans to construct one. The interchange is not proposed in this plan because the need for it has not been demonstrated. The city's transportation planning consultant considered an interchange at this location and found, in its favor, that it would decrease traffic volume on US23 by 15,000 vehicle trips per day (vt/d) and on Plymouth Road by 2,000-8,000 vt/d. On the negative side, however, the interchange would increase traffic volume on Dixboro Road by 15,00020,000 vt/d. The study concluded that the interchange should not be constructed. 8. Dixboro Road should be developed as a minor arterial between Geddes and Joy Roads . It should function as a connecting route between the Plymouth and Geddes/Huron River Drive corridors, and as a collector of traffic from the Technology Park and other adjacent developments for distribution to the two arterial corridors. The road should have a right of way of 86 to 120 feet, with two driving lanes and additional turning lanes at major intersections. The number of access points should be limited. Where necessary, they should be combined in order to limit the number of lanes needed on the road. Access points should be located at least 500 feet from the intersections with Plymouth and Geddes Roads. 6. The Geddes/Dixboro/Huron River Drive route should be developed as a major arterial between US23 and the major traffic generators to the east, such as Washtenaw Community College, Catherine McAuley Health System center, and Eastern Michigan University. It should be designed as a continuous route, and a grade separation should be provided over the Huron River and the adjacent railroad tracks. Access to the south side of Geddes Road between US23 and Dixboro Road should be prohibited; access should be provided by The existing wooded character of the road corridor between Plymouth and Geddes Roads should be retained by a combination of large setbacks and preservation of existing trees. Where existing trees cannot be saved, a program of advance planting of trees and shrubs should be started. Dixboro Road. The city's transportation plan concluded that much of the increase in east-west traffic flow in the Ann Arbor area will be in the Fuller/Geddes corridor and that traffic demand management alone might not be sufficient to accommodate 9. Earhart Road should be extended south from Plymouth Road to the existing Earhart Road overpass at US23. The road should be developed as a minor arterial with a 120-foot right of way 36 �properties and to serve as a feeder route for the major east-west arterials. The road should have a right of way of 120 feet and should be widened to four driving lanes with turning lanes at principal intersections. and four driving lanes south of Plymouth Road. The portion of the road north of Plymouth Road should also have a right of way of 120 feet, but two driving lanes are expected to be sufficient to meet traffic demands in the foreseeable future. The city's transportation plan proposes extension of Clark Road west over US23 to Huron Parkway. Ann Arbor Township does not agree with this proposal because the extension would not divert enough traffic from Washtenaw Avenue or other east-west arterials to justify to the cost of construction, and because it would have adverse effects on the design and development of the land in Ann Arbor Township north of the Arborland shopping center. The existing Earhart Road south of Plymouth Road should be improved as a local road with a right of way of 66 feet and two driving lanes. Design and reconstruction of the existing road should have as one objective the protection of the existing residential area to the east, Ayrshire Subdivision, from traffic impacts. Major, non-residential traffic should be required to use the new, relocated Earhart Road for access to Plymouth Road. Turning controls might be necessary at the existing road's intersection with Plymouth Road for reasons of traffic safety and to maintain maximum traffic flow capacity on Plymouth Road. The intersection with realigned Earhart Road should be reconstructed at 90 degrees. The portion of the existing Earhart Road between the overpass and the intersection with the realigned Earhart Road should not have any driveway openings; access should be provided north of the intersection. 10. Hogback Road should be developed as a major collector between Clark and Dixboro Roads. (The road will be a minor arterial south of Clark Road in Pittsfield Township.) The right of way should be 86 feet with two driving lanes and additional turning lanes at major intersections. The primary function of this section of the road will be to collect traffic from the adjacent areas and Huron River Drive west of the road. Access points should be limited to the minimum number necessary to serve the adjacent properties. 12. Dhu Varren/Green Road should be developed as a minor arterial between Plymouth Road and Pontiac Trail. The principal functions of the road will be to provide connections with Pontiac Trail, Nixon Road (Huron Parkway), Plymouth Road, and Glazier Way, and access to adjacent properties. The Dhu Varren portion should be paved. (The city's transportation plan proposes paving in stage 2). Two lanes with turning lanes at principal intersections should be sufficient for projected traffic by 2010; the right of way should be 120 feet. The intersection at Nixon Road should be realigned to permit continuous east-west traffic flow and safe turns. 13. Nixon Road should be developed as a minor arterial between Plymouth Road and Pontiac Trail. The road's principal functions will be to interconnect Pontiac Trail, Dhu Varren/Green Road, and Plymouth Road; serve as an extension of Huron Parkway; and serve as a connecting route between the central area of the city and the outlying areas in Ann Arbor and Northfield townships. Two paved lanes with turning lanes at principal intersections will be sufficient to carry traffic projected for the year 2010, based on the city's transportation plan. Right of way 11 . Clark Road should be developed as a minor arterial between Hogback and Golfside roads. Its principal functions will be to provide access to Washtenaw Community College, office and apartment complexes and other adjacent 37 �120 feet. The road should be paved when traffic volumes warrant; two lanes with turning lanes should be sufficient to meet traffic needs in the year 2010. The intersection at Whitmore Lake Road should be realigned to permit continuous east-west flow and safe turns. Open drainage should be provided and existing trees in the right of way and adjacent frontages should be preserved. should be 120 feet. An interchange should not be constructed on Nixon Road at M14. 14. Pontiac Trail should be developed as a minor arterial from beyond Joy Road to Beakes Street in the central area of Ann Arbor. The principal functions of this road will be to provide access to the north part of Ann Arbor Township and the north and central parts of the city from M 14 via Barton Drive, provide access to the north part of the township and city from areas north and east of the township, and provide access to properties in the general vicinity. 17. Maple Road should be developed as a collector street between Joy Road and Miller Avenue. The street's principal functions will be to provide access to the northwest part of Ann Arbor Township, Barton Hills Village, and the developing residential areas in the northeast part of Scio Township, as well as to adjacent properties. The right of way should be 86 feet, unless additional width will be needed for drainage purposes. Open drainage should be provided, and existing right-of-way trees and brush should be preserved in Arbor Township to maintain the road's character. The road should be paved, two lanes with turning lanes, when traffic volumes warrant. Access to abutting properties on both sides of the road should be reduced to minimum number required. A two-lane bridge across the Huron River will be needed within the planning period. The road should have a right of way of 120 feet in the township area. Two driving lanes with turning lanes at principal intersections will be sufficient m the township to carry the projected traffic in 2010, based on the city's transportation plan. 15. Whitmore Lake Road should be developed as a minor arterial from Barton Drive north. Its principal functions will be to interconnect major eastwest roads in Ann Arbor and Northfield Townships; serve as a feeder route for the Barton Drive interchange at US23; provide a connecting link between Barton Hills Village, other residential areas, and the central area of Ann Arbor; and access to properties in the general vicinity. The right of way should be 120 feet. Two driving lanes with turning lanes at principal intersections will be sufficient to carry projected 2010 traffic. 18. Huron River Drive west of Hogback Road currently functions as a collector street. It provides a secondary, alternate route between central Ann Arbor and the east-side residential areas and important points further east, such as Washtenaw Community College and the Catherine McAuley Health System center. It will continue to function in this manner, but should not be upgraded to a higher status, nor be widened or otherwise improved or changed to carry more traffic. The existing streetscape and corridor characteristics should be preserved, particularly the wetland south of the road and the river basin area on the north side. 16. Joy Road should be developed as a minor arterial. Its principal functions will be to provide connections between important north-south roads in the Ann Arbor area, such as Whitmore Lake Road, Pontiac Trail and Nixon, Earhart, and Dixboro Roads; serve as an east-west arterial across the north edge of the Ann Arbor area; and provide access to properties in the general vicinity. The right of way should be 38 �\\ q,, \ \ I - ~ ~ j \) STREET PLAN - Major arterial Minor arterial 11111111 Minor collector Land outside Township Planning Area - - - Major collector 'toRTH 0 I Miles 1 I �SECTION 6.07 PUBLIC F ACILITIES POLICIES 19. Warren, Ford, Stein, and Gleaner Hall Roads should remain as rural, local roads, whose principal function will be. to provide access for adjacent prop- A. Sanitary Sewer Services: Ann Arbor Township was a participant in the area-wide planning process for expanding the Arin Arbor area waste water treatment plant in the early-to middle-1970s, and was a signatory to the facilities plan adopted in 1976 for expansion of the plant. The south part of the township, generally south of Ml4 extended west along Stein Road was included in the service area as delineated in the final facilities plan. The service area consists of several sub-areas, . identified as 3A, 4, 5A, and 5C. Portions of Ann Arbor Township are included in each of these sub-areas. A total capacity of 1.65 mgd in the treatment plant was allocated to areas 3A and 5A. This capacity, together with the township's share of the capacity allocated to sub-areas 4 and 5C, constitutes the township's share of the current capacity of the Ann Arbor area waste water treatment plant. erties. C. Policies for Public Transportation: 1:he gene~ pl~ incorporates the poli':1es contained m ~he city's transportation plan for public transportation that apply to Ann Arbor Township. 1. Express bus service should be provided on Plymouth Road between Dixboro Road and the central area of the city, and in the Fuller/Geddes corridor between US23 and the city's central area. 2. A high-occupancy vehicle route should be considered in the Conrail corridor. 3. Park-and-ride lots should be proin the Earhart/Plymouth Dixboro/Plymouth, and Ged~ des/Dixboro intersection areas to support the express bus and high-occupancy vehicle routes. The location and design of each of these lots should be subject to review and approval by Ann Arbor Township. Each lot should fit into its neighborhood environment as a use that is compatible with existing and future residences and other uses. Traffic to and from the lots should not interfere with traffic flow on township streets or require street improvements that are not consistent with the character of the neighborhood or the policies in this plan. vided The facilities plan allocated a capacity of 0.12 mgd for Barton Hills Village as a reserve against a future time when central waste water treatment might be need_ed. Thus, th_e planning area, excluding Barton Hills, has a capacity of 1:53 mgd allocated for facilities planning purposes to sub-areas 3A and 5A plus capacities for the parts of the town~ ship located in sub-areas 4 and 5C. As of early 1990, estimated current sewage flow for Ann Arbor Township was 0.20 mgd, all from sub-area 5A. The follo~ing are policies for sanitary sewer service. 4. Ann Arbor Township, through the Planning Commission and Board, should be a full and active participant in ~ecis_ions regardin$ public trans-portation m the township. The planning process for public transportation should be a. joint effort involving the township, 1: The 1976 facilities plan is recogmzed as th~ ba~is for providing sanitary sewer service m the Ann Arbor area. For purposes of this general developmen~ plan t~e north boundary of the service area m Ann Arbor Township is refined to lie along the line of the M14 freeway and its extension westerly along Stein Road. city, and AATA (Ann Arbor Area Transportation Authority) . 39 �j)i 'L_Jlfr JOY ,I ~ --- \ I ,, SANITARY SEWER SERVICE - - - Sewer service area boundary 1111111111 Sewer service sub-area boundary • Waste water treatment plant • 15" Pump station Pipe location & size 1::::[::m::titl ~l~~nfnu~str:~ownship toRTH 0 I Miles 1 I �2. Sanitary sewer service from the Ann Arbor area waste water treatment plant should not be extended outside the service area boundary established in the facilities plan as refined above in #1. 8. Public sanitary sewer service is not intended for existing residential areas that have septic tanks and acceptable drain fields. The on-site systems are expected to continue in use as long as they function properly. 3. Sani~ sewer service in PA #2 will be limited to Barton Hills Village, based on its reserved capacity of 0. 12 mgd. The remaining 0.13 mgd that the facilities plan allocates to sub-area 3A should be . reallocated to other parts of the township in the service area, such as PA '#1 and PA #4. 9. Development in the sewer service area will be limited to uses and densities that are within the capacity limits of the facilities plan. Major water-using industries are not consistent with this policy because of adverse impact on sewage treatment capacity, and should not be permitted. 4. Excess capacity in the 1.4 mgd allocated in the facilities plan to PA #5 (sub-area 5A), if excess capacity exists after complete development of PA #5, should be reallocated to PA #7. 10. If conditions evolve to the point that Ann Arbor Township must develop its own waste water treatment plant, a possible location is along the Huron River, east of Dixboro Road. 5. Small-scale, common waste water treatment systems might be acceptable in parts of the township in which central sanitary sewer services are not available, if the following conditions are met. B. Water Service: 1. Central water service will be provided to all designated new urban residential areas and non-residential uses in PA #3 and 5. a. The system is approved by the MDNR, Township Board , and Washtenaw County Health Department. c. The development(s) to be served by the system will be consistent with the adopted general development plan in terms of use and density. 2. Planning Area #5 presently has water service under contract with the City of Ann Arbor. Alternate sources of water for PA #5 and other areas should be studied, including the Ypsilanti Community Utilities Authority (YCUA) and large wells with above-ground reservoirs that would be owned by Ann Arbor Township or neighboring townships. d. The system will be installed by the developer and, upon completion, dedicated to Ann Arbor Township for ownership and maintenance. 3. Transmission and distribution lines should be looped to assure adequate system pressure and continuity of water service. 6. Lateral sewers and appurtenances will be installed at developer's expense. 4. Water transmission and distribution lines and appurtenances should be constructed at developer expense. 7. On-site septic tanks and drain fields might be permitted on properties in an area designated for public sewer service, but only on a temporary basis, pending availability of public sewer service. 5. Urban residential development of not more than 4 DUs/acre may be permitted in areas without public water b. An adequate outlet for effluent discharge is available. 40 �\ \ I ·o - 12" WATER SERVICE PLAN Water storage & Pump Pipe location & size toRTH 0 I Miles 1 I �service if all the following conditions are met: 2. On-site drainage facilities should be adequate to deliver surface water runoff to established drainage courses. a. Each dwelling unit is connected to a public sanitary sewer. 3. Drainage systems should be located and designed to prevent sediment and pollutants carried by surface runoff from entering water courses and groundwater aquifers. b. The water system for each dwelling unit is approved by the county or state health departments. 4. Suitable mechanisms should be established as part of each <Jevelopment to assure proper long-term maintenance of drainage facilities. c. Each dwelling unit will connect to a public water line when service becomes available. 5. Open and natural drainage courses should be utilized where possible as part of the drainage system. Open drainage courses that are constructed should be graded and landscaped so as to appear a part of the natural landscape. 6. Urban residential development at a density higher than 4 DUs/ per acre should not be permitted until public water service is available. C. Storm Drainage: The entire planning area is in the Huron River drainage basin. All storm water runoff either drains directly into the Huron River by permanent or intermittent drainage courses, or indirectly through major tributary streams, such as Fleming and Traver Creeks, and the Swift Run and Pittsfield Ann Arbor Drains. It is assumed that some areas drain into wetlands that have no regular outlets. The storm water drainage system consists of both natural drainage features as well as those constructed as part of farming operations or land development projects, such as retention ponds in Technology Park and Domino's Farms. These drainage facilities are important parts of the township's utility systems, even though most are not publicly owned or maintained. They are also important landscape features and elements in the ecosystem. The following are policies for storm drainage in the planning area: 6. Storm water retention should be provided as part of site development or as part of area-wide drainage systems. Retention basins should be used to control the volume, quality, and rate of storm water runoff and to recharge the groundwater supply. Retention basins should be designed to hold runoff from at least a one-hundred-year storm of 12hour duration. 7. Storm water runoff from any development should not exceed that existed under undeveloped, natural conditions in terms of volume and velocity. Runoff under existing undeveloped conditions that causes problems should be altered to acceptable rates and amounts by drainage improvements. 8. Natural water areas within the township should be preserved in their natural form and condition. Each storage area as well as its fringe area should be protected from encroachment by development. The quality of runoff water that might drain into such areas should be properly maintained. 1. Storm drainage should have equal importance with water and sanitary sewer services in determining the suitability of land for development and proper density and layout of uses, buildings, and other improvements. D. Township Government Offices: The Township hall is located on a one- 41 �dents will continue to be bussed. Freeman School, located in Dixboro, is still owned by the school district and might be reopened as an elementary school. In that case, it could serve residents in the east part of the township. acre site on Pontiac Trail between M 14 and Warren Road. The office portion of the building was recently expanded and the enlarged facilities are considered to be adequate to ineet the space needs of the township's government for the foreseeable future. The size of the public meeting room is also considered adequate to meet anticipated future needs. The west part of the planning area, PA #1 and 2, is in the attendance-areas of Wines elementary, Forsythe junior, and Pioneer high schools. The east part of the planning area is in the attendance areas of Logan, Northside and King elementary, Clague junior, and Huron high schools. The part of PA #7 west of Huron Parkway is in the Angell elementary and Tappan junior school attendance areas. E. Fire Stations: The township has recently expanded its fire protection services into ·a two station system. Station #2 is located on a one and one-half-acre site at the intersection of Woodridge Drive and Goss Road in the Technology Park. The station has three drivethrough bays, each with a capacity for three or four pieces of equipment, and a small meeting room, primarily for training sessions. The station is manned. The campus of the Washtenaw Community College, 223 acres in area, is located in the southeast corner of Ann Arbor Township. The academic facilities and most of the land area are located south of Huron River Drive. The outdoor recreation area is located north of Huron River Drive. A small part of the campus is located in Superior Township. No expansion of the campus land area is anticipated. The older fire station, station # 1, is located at the township hall. The building has two bays but does not have drivethrough capability. The station is also manned full time. No major expansion or remodeling is planned for station #1. The two-station configuration gives the Fire Department adequate coverage of and response time for all parts of the planning area. H. Parks and Recreation: Facilities are commonly planned on the basis of ten acres of park land for each 1,000 people. However, this standard does not apply to Ann Arbor Township. Much of the population will be living in low to very low-density residential areas, where public recreation is not very important. High-density residential areas, such as Village Green, provide their own recreation facilities. As result, the plan does not propose a system of neighborhood parks. It does propose a community park on a 120-acre parcel north of Warren Road. The park would initially provide passive recreation opportunities with facilities for active recreation to be added in future years. The plan also proposes a community park on the Road Commission gravel pit site at Pontiac Trail and Ml4. The community college campus has 15 to 20 F. Police Protection: Protection is provided by the Washtenaw County Sheriff's Department under contract with the township. This arrangement will continue in the future. The department's deputies periodically check in at the township's offices, but do not have permanent office space or other facilities in the building. G. Public Schools: The entire planning area is located in the Ann Arbor school district. However, none of the schools that serve township residents is located in the township; all are in the city. This situation is expected to continue through the planning period. There is no apparent need for new schools to be located in the township; all public school stu- 42 �I ''" 'L_ill\i:: JOY ~ ~ J 1- 1. :!',: + ,, PUBLIC FACILITIES • e * ~f~S§g Township Hall Fire station - I ll Existing other public facilities Land outside Township Planning Area Proposed Township Park Existing parks & recreation toRTH 9 Miles 1 I �acres of land for active, outdoor recreation activities. tract with private haulers. The contract service will continue through the planning period. Waste material is either sent to a landfill or a recycling center. There is no designated landfill or recycling center in Ann Arbor Township and none is planned. There are several open space areas in the township that provide opportunities for passive recreation. These are Braun Park, a 12-acre parcel off Chalmers Drive, owned by Ann Arbor Township but undeveloped; Hoemer-McGlaughlin Woods, north of Ford Road, owned by the University of Michigan (UM); Radrick Farms and Botanical Gardens, owned by ·the UM; Marshall Park, an 80-acre undeveloped wooded parcel at the intersection of Plymouth and Dixboro Roads owned by the City of Ann Arbor; and the 30-40 acre wooded area on the west side of the community college campus. I. SECTION 6.08 NATURAL FEATURES POLICIES A. General Policies: 1. Natural features consist of stream corridors, wetlands, ground water recharge areas, flood plains, watersheds, woodlands, fence rows, and steep slopes. 2. The natural features described in the plan are intended only to illustrate the concept of natural systems and the general location of such features. These areas are not intended to be specific for any site. The actual location, extent, and relationship to existing or proposed development will be determined at the time of development review when detailed information will be available. Cable Utilities: 1. Electricity, telephone, and similar lines should be placed underground. However, transmission and major distribution lines may be placed overhead. 2. Overhead lines and their routes should be approved by the Planning Commission for proper alignment, effect on the appearance and character of existing and future development, and effect on trees and other natural features before construction. Overhead lines and easements or rights of way for overhead and underground lines should be located to avoid disruption of stands of trees, specimen trees, or significant fence rows, and to avoid arbitrary or unwise division of land use or ownership parcels. 3. The policies in this part of the plan are generalized and are based on existing information, such as USGS maps, County soil maps, aerial photographs, and studies made by the County Planning Commission. 4. It is the intent of this plan to preserve continuity of natural features to create systems of open space. This will be accomplished by utilizing proximity as well as contiguity of natural features . An open space system may be any combination of natural features. 3. Surface equipment to serve underground lines should be judiciously placed as part of landscape design and should be screened from view. 4. Substations and similar buildings should be designed and landscaped to be compatible with the character of the area in which they are located. 5. Streams, water bodies, and wetlands should be used as part of the storm drainage system of the township. These features should be protected from disturbance by construction and from pollutants and sediment that might be carried by surface water runoff. J. Solid Waste Collection: The township provides collection services to all its residents and businesses by a con- 43 �6. Natural features should be used, where feasible, to create boundaries between use areas or to separate development areas from agricultural areas. They should also be used to help create a meaningful physical structure for developing areas and the township as a whole. 2. There should be no disturbance to stream hydrology or alignment by topographic alteration within the corridor unless such alteration will improve existing conditions or remove a hazard or threat to the community. Filling or removal of material; construction of buildings, culverts, bridges, or other structures; removal of vegetative cover; and the location of wells, septic tanks, and drain fields within stream corridors should be regulated and reviewed by appropriate agencies. 7. The following lands are generally considered to be unsuitable for development: a. Lands that are not developable in their natural state, such as flood plains and wetlands. 3. A stream corridor and its watershed comprise an ecological unit. Protection of slopes, woodlands, and wetlands and proper management of land use and development in that watershed are essential to maintaining the quality and quantity of stream flow within the corridor. Development projects should be reviewed not only in the context of the stream corridor, but also in relation to the corridor's watershed. b. Lands that are essential to the continuity and preservation of natural systems. c. Lands on which development would result in environmental destruction of a larger natural system or create hazards to the environment or the public. Density transfer might be used as a means of preserving such lands. In some cases, such lands might be used for development if the natural systems involved can be maintained by alternate means or by substitution, or if environmental problems created by development can be reduced to manageable and acceptable limits. Very low-density residential use might be permitted if the general area involved is designated in the plan for rural residential use. C. Watersheds: 1. Erosion and sedimentation controls, and surface water runoff controls, are essential to protect a watershed and the stream corridor that serves it. The township should insure that adequate erosion control measures exist to cover the period from the start of construction of a project to the stabilization of the site after completion of construction. 2. The rate of surface water runoff should not exceed that which occurs under undeveloped conditions. This policy will prevent overloading of streams receiving runoff and will help prevent long-term erosion created by uncontrolled, high velocity discharges. B. Stream Corridors: 1. The width of a stream corridor will vary, depending upon the configuration of the stream course, the types of soil on adjacent lands, the nature of the filtration of surface water into the ground, the types and amounts of vegetative cover, and the slope of land adjacent to the water course. Detailed information should be required at the time of development review to determine the nature and extent of the stream corridor and the specific area that should be protected or preserved. 3. Erosion control methods and drainage plans should recognize soil types and land slopes of a construction site. D. Wetlands: 1. Wetlands consist of low areas with poor drainage and either temporary or 44 �permanent standing water. They also include areas with a high water table and organic soils. Wetlands should be protected in order to preserve water quality, stabilize surface water runoff, and provide wildlife habitats. They should be retained as possible wild areas, but, where feasible, should be incorporated into surface water drainage systems, provided that inflow of sediment, pollutants, and nutrients will not damage their viability. future studies to develop detailed policies and regulations for wetlands: a. The wetland itself, i.e., the area actually containing surface water. b. The fringe area of the wetland. c. The remainder of the watershed that drains into the wetland beyond the fringe area. E. Ground Water Recharge: 2. Wetlands should be used as ground water recharge areas where possible, and as areas to stabilize runoff during periods of heavy precipitation. 1. Ground water recharge areas collect and hold precipitation and surface runoff for percolation into underground aquifers. They are vital elements in the hydrologic cycle because they restore water tables and supply water to lakes, streams, and wetlands. 3. Current information about the location, extent, and type of wetlands in Ann Arbor Township is generalized. Actual boundaries and significance of specific wetlands should be determined at the time of development review. 2. The location, nature, and extent of recharge areas should be identified during development review. 3. Development in a recharge area should be controlled to retain as much of the permeable surface as possible. Land grading should be controlled to retain the water holding characteristics of the land. Vegetation essential to the water holding characteristics should be preserved or, where necessary, enhanced as part of a development program. The balance and integrity of the hydrologic system should be maintained in a proposed development. 4. Uses permitted in or adjacent to wetlands should be compatible with the purposes and functions of wetlands. 5. Density transfer from wetlands to developable lands is a possible means of preserving wetlands. In such transfer, the receiving area must be capable of absorbing the additional density and must have characteristics that permit a reasonable development pattern. Density transfer should not be available to wetlands that are regulated by state laws or administrative rules. Transfer of density should be permitted for all wetlands that are not subject to state regulation to a limit of 50 percent of development potential. In other words, a wetland area that would be allocated ten dwelling units under township land use policy would be permitted a transfer of not more than five units to another parcel of land. 4. Recharge areas should be protected from pollution by regulating the uses permitted within such areas and by controlling the quality of surface water runoff from tributary areas. 5. Areas classified in the county soil survey as having soils with water tables at or near the surface should also be protected from pollutant entry because of the ease with which pollutants on such soils can enter the underground water system. 6. Three aspects of wetland protection should be recognized in reviewing proposed developments within or in the vicinity of wetlands and in conducting F. Woodlands: 45 �NATURAL FEATURES 111111 11 Watershed divides - - ~ Streams 1Mt Wetlands Q --- & • Huron River Ponds Wooded areas 0 I Miles 1 I �1. Woodlands should be preserved in order to protect water and soil quality, buffer air and noise pollution, moderate local climate and storm severity, preserve wildlife habitats, and preserve aesthetic values and community beauty. Associated flora and fauna should also be preserved. Development that is permitted in or adjacent to wooded areas or significant specimen trees should be planned, constructed, and maintained so that existing healthy trees and vegetation are preserved to the maximum feasible extent. Native trees that are healthy should be preserved rather than removed and replaced with young stock. Diversity of woodlands should be protected to improve their long-term stability. of natural contours rather than alteration by mass grading. H. Fence Rows: Fence rows perform several important functions, such as providing habitat and paths of travel for birds and animals, serving as natural snow fences and windbreaks, and providing visual relief in otherwise open areas. They are important connecting links between larger areas of natural features, such as woodlands and wetlands. Fence rows should be identified on development plans and should be preserved if evaluation shows they are performing one or more of these important functions. 2. The location, species, and quality of wooded areas or individual trees should be considered during review of developments to determine preservation requirements. 3. The type and density of uses permitted in and adjacent to wooded areas should be compatible with the objective of preserving woodlands. 4. Density transfer might be used to preserve woodlands. G. Slopes: 1. Areas of steeper slopes, such as more than 12 percent, should be protected to reduce erosion potential, maintain slope and soil stability, control amounts and velocities of surface water runoff, and protect an aesthetic resource. 2. Slopes should be considered in terms of soil types as well as steepness. 3. Development that is permitted on steep slopes should maintain or enhance the natural contours, vegetation, and drainage patterns. Existing land form should be a major factor in the land-use and site-planning processes. The primary objective should be preservation 46 �PART7 IMPLEMENTATION OF PLAN POLICIES GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 47 �ready to sell or develop it, rezoning to a use district that is consistent with the designation in the general development plan can await petition by property owners. Such land that is designated in the plan for density transfer or specialuse districts should not be rezoned until a specific development proposal, in the form of a rezoning petition, is filed and reviewed. SECTION 7.01 INTRODUCTION Policies in a general development plan are implemented, for the most part, by day-to-day decisions by a municipal government's administration, planning commission, and governing body. A government agency might undertake a major project called for in the plan, such as construction of a road or acquisition of a tract of land for a public school or park, but these are infrequent events, and are not the primary basis for policy implementation. To be effective, the plan must be used in daily decisions. Used in this manner, the Ann Arbor Township plan will provide advance notice to prospective users of land and assurance of stability to property owners and residents. The plan can be a forum for modifying certain policies, with all affected parties involved, when conditions underlying the plan change or new opportunities arise. Thus, in terms of policy implementation, the plan is both a communication document and a reference document. Its continuous, daily use will help assure that it will be kept current and viable. 2. Density Transfer: This concept involves moving (transfer) proposed development (density) from one part of a site to another part that is considered to be more suitable for development. The process results in a portion of the site remaining undeveloped and the developed part having a higher net density (although the overall density of the site will not be increased). Density transfer should be used to preserve natural features, such as wetlands, woodlands, or stream corridors, while permitting a reasonable use of the entire property. This method is applicable to larger sites and requires use of a special zoning district, such as a PUD district. 3. Special Districts: Special zoning districts should be used for the following purposes: SECTION 7 .02 ZONING REGULATION A. Methods of Policy Implementation: The principal means of implementing general development plan policies is the zoning ordinance. Zoning should be used in any one, or combination of the five ways listed below. a. To create a compatible mixture on a site, where such a mixture is desirable and consistent with adopted policies, b. To fit a proposed use into an existing developed area in a compatible manner, 1. Zoning Districts: Land should be zoned in a manner consistent with uses and densities designated in the plan. For example, land currently used for residences on one-acre lots should be zoned R-2; land used for residences on lots less than one acre in area should be zoned R-3, and so on. In many cases, land that is designated in the plan for various densities of residential use in the future is currently zoned for agricultural use. Since most landowners in these situations do not want their land zoned for residential use until they are c. To permit density transfer within a site, d. To assure that a site will be developed in a manner consistent with the general development plan and in the manner promised by the petitioner. The principal characteristics of a special zoning district are its area plan, a form of a site plan sufficient to describe the essential features of the proposed development, and a specific list of uses that 48 �will be permitted on the site. Future use of the property, once the special district is approved·, must be in accordance with the approved district. Site layout and uses may only be changed by a zoning amendment which, in effect, would create a new version of the special district, if approved by the Township for the property owner and township officials to agree on a reasonable delineation of such features at the time of development or use review. 5. Site Plan Review: Site plan review is a means of assuring that proposed developments will meet certain established standards of the township, including applicable policies in the general development plan. The review process should be a- mechanism for the property owner or developer and township officials to tailor a proposed development to the specific site and immediate neighborhood, and to the policies in the general development plan, particularly those concerned with protecting valuable natural features. All new developments, except single-family detached residences on individual lots and new farm buildings, should be processed through site plan review. Completion of all improvements shown on an approved site plan should be assured by appropriate financial guarantees. Board. The township's current zoning ordinance has three special districts: Planned Unit Development (PUD), intended primarily for residential developments; Research and Research Applications (RRA), intended for research parks, such as Ann Arbor Technology Park; and Office Park (OP), intended for office parks, such as Domino's Farms. Additional special districts might be created in the future. 4. Overlay Zones: Overlay zones can be used to regulate the use of a specific part of a parcel of land. The regulations of the overlay district are in addition to the regulations of the underlaying, basic zoning district. For example, a lot zoned R-2 (single-family residential, one acre minimum lot area) might be covered in part by a flood hazard area overlay zone. All regulations of the R-2 district would apply to this lot, but the portion of the lot under the flood hazard zone would be regulated by the more restrictive provisions of the flood hazard district. The township could use overlay districts to protect wetlands, woodlands, and stream corridors. As in the case of flood hazard regulation, the area that would be subject to an overlay zone regulation might not be clearly identifiable at the time the zone is adopted and shown on the official zoning map. The boundaries of such areas, especially wetlands and stream corridors, seldom follow property lines, streets, or other features commonly shown on maps. In addition, the boundaries of such areas might be somewhat indeterminate until detailed surveys are made. Therefore, overlay district regulations should be designed to recognize this fact and to provide a mechanism B. Changes in Zoning Districts: A number of changes should be made in the existing structure of zoning districts to establish consistency between the general development plan and the zoning ordinance and to help implement policies in the plan . 1. A public lands zone should be created. This district would be used for lands owned by public agencies. It would replace the current Recreation Conservation (RC) district, which has been used, in part, as a substitute for that purpose. 2. The Recreation-Conservation (RC) district should be converted to a rural residential district for five acre and larger lots. The new district would be used in the areas designated in the plan for rural residences at a density of less than 0.2 DU/ acre. 3. The general development plan designates an urban residential use area at a density of 1 to 2 DUs/ acre. The 49 �current zoning ordinance does not have a district that corresponds with that density range; the closest is the R-3 district, which permits dwellings at a density of 2 .5 to 3 .5 DUs/acre. A new zoning district should be established for this density range. C. Major Changes in Regulations: A number of changes should be made in zoning regulations to help implement policies in the plan. 1. The list of permitted uses in the Agriculture (A-1) district should be reviewed to make the district compatible with its location in the township and with the intended character and purpose of the area. Specifically, intensive raising of livestock and fowl should be prohibited. 4. The Highway Service Commercial (C-3) district should be deleted. The district is intended to be used in areas that are suitable for highway commercial services, but the plan does not designate any areas for such use. 2. The general development plan provides an option for using small, on-site sewage treatment and water supply systems in certain situations. If situations arise in which such systems are required, the zoning ordinance should be changed to permit on-site systems. 5. The General Industrial (1-2) district should be deleted. The plan designates only one area for industrial use and the existing 1-1 district is suitable for that area. 6. The Warehouse-Wholesale (W-1) and the Limited Industrial (1-1) districts should be combined into one. The potential of Ann Arbor Township for developing industrial type uses is very small and two separate districts for these related uses are not necessary. 3. A landscape buffer requirement should be included, to be located on land that abuts land designated in the plan for agricultural use. 4. The R-1 and R-lA districts should be revised to permit certain limited agricultural activities that are considered compatible with rural residences, with certain minimum lot areas. The uses in these two districts would be more restricted than those in the converted RC district. 7. Overlay districts for various protective zones, such as stream corridors, wetlands, and woodlands, should be kept as an option for future use. Negotiations during development reviews will provide opportunities for protecting such features. If experience with a negotiation approach proves unsatisfactory in the future, overlay zones should be reconsidered. 5. The PUD district should be changed to permit agricultural activities, as permitted in a revised A-1 district, as permanent uses. The present ordinance permits agricultural uses only as temporary uses. 8. Consolidation of the R-1 and R-lA districts should be considered. 6. The statements of intent for the zoning districts should be changed to reflect policies in the general plan. These statements are an important link between the general plan and specific zoning regulations. 9. The zoning of the 23-acre area between existing Earhart Road and US23, south of Plymouth Road, currently R-D, should be changed to R-3, or to PUD with an appropriate petition. 10. The zoning of the 31-acre parcel in the southeast quadrant of the Dixboro/Geddes intersection should be changed from Oto R-2 or PUD. 7. The cluster zoning provision, Section 11. 13, should be deleted. The PUD district performs the same function in a more effective manner. 50 �8. The list of major roads, in Section 11.17, which require additional front setbacks, should be revised to be consistent with the street policies of this plan. condominium. In this method, land is divided under the Condominium Act. Purchasers acquire fee simple rights to described physical spaces in which dwelling units may be constructed. (Site condominiums may also be used for nonresidential developments as well.) The site condominium is a variation on the principles of land division involved in subdividing. However, the Condominium Act does not provide a specific review process, as does the Subdivision Control Act. Since the issues and interests are the same from the township's point of view in either approach to land division, the township's review process should be as similar as possible to that exercised in subdivision review. The site plan review process should be used to review proposed site condominium developments. Completion of all improvements shown on an approved site plan should be assured by appropriate financial guarantees. SECTION 7.03 REGULATION OF LAND DIVISION Land may be divided into smaller parcels by one of three methods: by metes and bounds descriptions; by platting under the Subdivision Control Act; and as a site condominium under the Condominium Act. In the first method, review at the township level is made by the administration to assure compliance with the zoning ordinance and other township regulations. This is usually a simple process; major issues regarding general development plan policies are usually not involved. However, overlay zoning districts might add some complexity to the review process. Nevertheless, Planning Commission or Township Board review is not a part of this method of land division. SECTION 7.04 INFRASTRUCTURE A. Roads: All roads in Ann Arbor Township except state highways and private roads are under the jurisdiction of the Washtenaw County Road Commission. (State highways such as US23 and M14 are under the jurisdiction of MDOT.) Costs of road construction and maintenance are the responsibility of the County Road Commission or MDOT. New developments should provide internal roads at developer expense. The developer should also be required to pay a reasonable share of any improvements to existing roads that might be needed to adequately and safely serve a new development. That share should be worked out by the developer with the agency with jurisdiction and all agreements should be in place before the township grants final development approval. Subdividing, or platting, is a more complex process of land division , and is regulated by the Subdivision Control Act and the township's subdivision ordinance adopted pursuant to that act. Township review involves technical review by the engineer and planner; Planning Commission recommendation; and Township Board action on the various stages of the plat. The review process is aimed primarily at zoning compliance, proper vehicular and pedestrian circulation, future street extensions, buildable lots, proper relationship with neighboring properties, and provision of all utilities. The township's reviews should be coordinated with those of county and state agencies. Subdivision review should be used as a means for the township to assure that proper infrastructure planning and construction occurs at developer expense and that natural features are protected. B. Public Utilities: The township's water and sanitary sewer systems were constructed by special assessment districts, and major extensions of these systems should be financed in the same In recent years, a third method of land division has become popular the-site 51 �manner. System maintenance is financed by user fees. Developers should be required to construct, at their expense, lines and appurtenances from the existing or future trunk sewers or water mains needed to serve their properties. The township's policy is that general fund money will not be used to support the water and sanitary sewer systems. C. Storm Water Drainage: On-site retention of storm water is required of all new developments. However, largescale retention areas serving several properties, in place of a retention area on each property, should be encouraged. Drainage courses, retention areas, and outlets should be constructed at developer expense, and should be maintained at the expense of properties served by the facilities. Proper longterm maintenance of all parts of a drainage system should be established in an acceptable manner before the township gives final development approval. 52 �PARTS PLAN MONITORING PROGRAM GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 53 �SECTION 8.01 INTRODUCTION policy changes resulting from such studies will made in the plan. The planning process, in order to be effective, must be continuous; it must be a part of the day-to-day decisions that affect the physical character of the township. Thus, the general development plan must have a character that encourages its regular use in the planning process. The plan is, in effect, the continuously changing representation of the township's policies for the future. If the plan is to perform its proper function in a continuing planning process if it is to be the official reference for discussions and decisions on many different matters - it must be kept up-todate on a regular basis. A plan for revision of the general development plan is therefore necessary. SECTION 8.03 DESCRIPTION OF THE PROGRAM The program will have two objectives: 1) to determine the extent to which the township is actually implementing the policies of the general plan, and 2) to determine whether the plan's policies are still desirable and appropriate in light of changing circumstances. The basic part of the program will consist of an annual review by the Planning Commission; the results will be transmitted to the Township Board in a report. Such review might result in a change to a portion of the plan affecting either a subject area or a geographic area. A major review of the general plan should be made at intervals no longer than ten years to enable the Planning Commission and Township Board to see the implications of accumulated annual revisions in perspective and to make proper adjustments. Annual reviews might indicate the need for a major review in less than ten years. SECTION 8.02 BENEFITS OF A MONITORING PROGRAM In addition to the benefit to the planning process of keeping the plan up to date, several other benefits will accrue to the township from a regular monitoring program. First, such a program broadens the area of community agreement on basic development policies over time. The process invites open reconsideration of alternatives to major decisions and encourages exploration of new issues and secondary questions. The actual components of an annual review will be determined by the Planning Commission at the start of work. The following should be among the elements studied by the Commission; others might be added as events suggest. Second, annual review of the general plan will broaden and deepen the Planning Commission's and Township Board's knowledge of the plan's elements, and of its shortcomings as well. Along with the plan's use in day-to-day decision making, the annual review process will assure that the plan will be a living document, that its policies, while firm and definite, will not be frozen in time. Third, annual review will avoid delays that might otherwise be caused by calls for more study on certain issues before the basic plan is adopted. An annual review program assures that issues that require further examination, will be studied at proper levels of detail at later times, and the 1. Development proposals approved or denied: rezoning petitions, site plans, and subdivision plats. 2. Land use regulations: zoning ordinance and subdivision ordinance amendments made in the past year or expected to be needed in the future. 3. Annexations requested: or denied. approved 4. Building permits issued, by land use category; estimate of number of dwelling units, by type, added to the 54 �housing stock; estimates of current population of the planning area. 5. Sanitary sewer and water connections; estimate of sewage and water flows and relation to contracted capacities. 6. State equalized valuation, by assessor's categories; track changes in agricultural and developmental classifications. 7. Traffic counts; relation to road capacities. 8. Programmed road improvements. 9. Changes in public transportation service, past year and proposed in the future, that affect the planning area. 10. Land divisions, other than in approved subdivision plats and condominium site plans. 11. Major zoning and land use changes on the perimeter of the planning area in the past year and likely in the coming year. 55 �GLOSSARY GENERAL DEVELOPMENT PLAN CHARTER TOWNSHIP OF ANN ARBOR AUGUST 1992 56 �AATA: Ann Arbor Transportation Authority The plan refers to several types of dwelling units: Central Water and Sanitary Sewer Systems: As used in the plan, the term refers to the public systems provided out of a central water treatment plant for water supply and a waste water treatment plant for sanitary sewerage. Single-family (SF) detached: A free standing dwelling unit; a typical house. Single-family attached: Two or more dwelling units attached at common walls. Each unit has its own ground floor access to the exterior and frequently has its own attached garage. Clustering: An arrangement of dwelling units, usually single family detached, that results in a tight grouping of a small number of units around a common, area or facility, such as an access road. The purpose of clustering is to reduce the size of the lot that is associated with each dwelling unit and to increase the land area in common open space. Multiple-family (MF): A building that contains a number of dwelling units. Access to these units is by common halls and entry ways, frequently including stairs or elevators. A MF unit is commonly a rental unit in an apartment building, but may be a condominium unit. Density: A measure of intensity of development. For residential uses it is commonly expressed as the number of dwelling units per acre of land, (DUs/acre). For non-residential developments, such as office or commercial . uses, density is expressed as the percentage of land area that is covered by the ground floor area of all buildings on the site, commonly referred to as ground floor coverage (GFC). A companion measure is floor area ratio (FAR), which is the ratio of the total floor area of all buildings on a site to the area of the site. Facilities Plan: The facilities plan is the plan adopted in 1976 as the basis for expanding the Ann Arbor area waste treatment plant and for obtaining the federal grant to finance that expansion. The facilities plan delineated the area that would be served by the expanded treatment plant and described the improvements to be made to the plant. Density Transfer: The concept of density transfer is explained in Section 7.02A-2. MGD: A measurement of water or sanitary sewage flow in million gallons per day. Drainage Corridor: A linear area that consists of a stream channel and adjacent land that, by topography, soil type, and vegetation, appears to be important to the functioning of the stream and its micro-enviornment. Package Waste Water Treatment Plants: These small-scale sewage treatment plants are used in individual developments, such as a residential complex or an office center. Each plant treats incoming waste water and discharges it after treatment into a stream or an approved receiving area. In many areas, the plants are privately owned and managed. The Ann Arbor Township plan proposes that such plants, if approved, be installed at private expense, then turned over to Ann Arbor l\IDNR: Michigan Department of Natural Resource~ . l\IDOT: Michigan Transportation. Dwelling Unit: The dwelling unit is the building or portion of a building that is _inhabited by one family. The typical house is one dwelling unit. A dwelling unit is sometimes referred to in the plan as a DU. 57 Department of �Township for ownership and maintenance. POD: An abbreviation for planned unit development, a special zoning district intended primarily for residential developments. The key features of the district include flexibility in the layout of lots and buildings and a preliminary type site plan, called an area plan, that shows the specific development that will be completed if the zoning district is approved. SEMCOG: Southeast Michigan Council of Governments. Ann Arbor Township is a member. Soils: The plan refers to soils with severe limitations for particular uses. The limitation ratings are assigned by the U.S. Soil Conservation Service. Soils in the township and the remainder of Washtenaw County are described and rated in the Washtenaw County Soil Survey. Special Zoning Districts: These are described in Section 7.02 A-3 of the plan. UATS: An abbreviation for Urban Area Transportation Study. The study is an on-going transportation planning process in the urban area. The urban area is defined as the townships of Ann Arbor, Lodi, Pittsfield, Scio, Superior, and Ypsilanti, and the cities of Ann Arbor, Saline, and Ypsilanti. Representatives of each municipality participate in the transportation planning process. YCUA: The Ypsilanti Community Utilities Authority. The Authority provides water supply and waste water treatment services to municipalities by contract. 58 � 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 Ann-Arbor-Charter-Twp_General-Development-Plan_1992 Creator An entity primarily responsible for making the resource Ann Arbor Planning Commission, Ann Arbor Charter Township, Washtenaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1992-09-21 Title A name given to the resource Ann Arbor Charter Township General Development Plan Description An account of the resource Ann Arbor Charter Township General Development Plan developed by the Ann Arbor Township Planning Commission August 5, 1992 and approved by the Ann Arbor Township Board September 21, 1992. Subject The topic of the resource Master plan reports Ann Arbor Charter 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/559409fbdcae572b091f850aa40e8023.pdf f720762bd525c69c12378aa1a762bf50 PDF Text Text FROM THE LIBRARY O.FJ · Pl ann\ng & 7..onin:s Center, In~. ALPENA TOWNSHIP COMPREHENSIVE PLAN \ a pla nned working community �A L P E N A T OWNS H I P C OMP RE HE N S I V E P L A N January 1979 This project is a joint effort of the Alpena Township Planning and Zoning Commission and the Northeast Michigan Council of Governments with financial assistance provided through a grant from the Coastal Zone Management Act of 1972 (P.L. 92-583) administered by the Office of Coastal Zone Management (OCZM), National Oceanic and Atmospheric Administration (NOAA), U.S. Department of Connnerce (USDOC) via the Michigan Department of Natural Resources, Land Resource Programs Division and, in part, from the Northeast Michigan Council of Governments and the Township of Alpena, Alpena County. �I I I I I I I I I I I I I I I I I I I ALPENA TOWNSHIP Alpena Township Board D.H. Riley, Supervisor Christine Dubey, Clerk Gerald Nowak, Trustee Stan Mischley, Trustee Genie Diemond, Treasurer Gerald Fussey, Trustee Bill Desormeau, Trustee Alpena Twp. Zoning Bd. Alpena Twp. Plan. Comm. Clarence Carr Jack Wilkenson Charles Reagle, Jr. Maurice VanAcker Pierce Moore Walter Wolf Don Cross D.H. Riley Pierce Moore Tom Hendricks Herman Saretsky Richard Burgeson Alpena Twp. Zoning Bd. of Appeals Clarence Carr Donald Bartosh Patricia Pettenger Gerald Now".k Jack Wilkenson Alpena Twp. Planning & Zoning Commission Effective September 19, 1977 Clarence Carr, Chairman Walter Wolf, Vice-Chairman Don Cross, Sec. D.H. Riley Tom Hendricks Herman Saretsky Maurice VanAcker Charles Reagle, Jr. Zephere Dault - Zoni ng Administrator Technical assistance for plan development Northeast Michigan Council of Governments 131 Shipp St. Gaylord, Michigan 49735 �I I I I I I I I I I I A RESOLUTION 1t.e.ga.1tding THE FORMAL ADOPTION OF THE ALPENA TOWNSHIP COMPREHENSIVE PLAN BY THE ALPENA TOWNSHIP PLANNING AND ZONING COMMISSION WHEREAS, The Alpena Township Planning and Zoning Commission is a duly organized board of Alpena Township, and; WHEREAS, The Alpena Township Planning and Zoning Commission is charged with the responsibility of developing a community comprehensive plan, and; WHEREAS, This document represents those efforts toward the development of such a plan, THEREFORE BE IT RESOLVED THAT, The Alpena Township Planning and Zoning Commission does hereby adopt this document as the Alpena Township Comprehensive Plan. Move.d btj Don Cross , 6uppoM:e.d by Roger Linseman to adopt the. above. 1t.v.ioluilon a;t_ the. January 8th, 1979 meeting 06 the. Alpena. ToWrtf.ihip Pla.nn,i,ng a.nd Zon,i,ng CommiMion by a. vote. 06= 6 Na.yv.i Abf.ie.nt 0 1 ----- Cha.,i.Juna.n, Alpena. TowMhip Pla.nn,i,ng a.nd Zon,i,ng Comm,<.f.,f.iion Se.CJte:ta.Jt.tj, Alpena. TowMhip Pla.nn,i,ng and Zon,i,ng CommiMion �I I I I I I A P.ESOLUTION regarding THE FORMAL AOOPrION OF THE ALPENA TOWNSHIP COHPREHENS IVE PIAN BY THE ALPENA TOWNSHIP IDARD OF TRUSTEES WHEREAS, The Alpena Tovmship Board is a duly oreanized board of Alpena Township, and; WHEREAS, The Alpena Township Planning and Zoning Commission is charged with the responsibility of developing a community comprehensive plan by authority of the Township Board and; WHEREAS, This document represents tho::;e efforts toward the development of such a plan, THEREFORE BE IT RESOLVED THAT, The Alpena Township Board does hereby endorse this document as the Alpena Township Co~prehensive Plan. Moved by ____ M_is_c_hl_e_y.__ _ _ _ , supported by _ _r_To_\_ -,ak _______ to adopt the above resooution at a Special Meeting held on Tuesday _J_a_n_u_a_ry_2_.3.._ 1 _1_9_7_9____ by the Alpena Township Board of Trustees by a vote of: AJes _ _5"------ -----Absent ------Abstained: Dubey Nayes 0 0 Dia.nond attested by CU- M/2.b( Christine M. Dubey, C l e N �I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS PAGE INTRODUCTION •••••••••••.•••.••••••••••.•••••••••••••••..•....••• 1 PEOPLE ......••.•••.•....•.•.•.•.•••••.........•................. Population Characteristics •••••••••••••••••••••••••••••••••• Population Projections •••••••••••••••••••••••••••••••••••••• Education ••••••.••••••••••••••••••••••••••.••.••.••••••..••• Socio-Economic Characteristics ••••••••••••••••••••••••••••.. 10 ACTIVITIES ••••••••••••••••••••••••••••••••••••••••••••••••• .••••• Residential •••••••••••••• ·••.••.••••••••••••.••••••••.••.••.. Commercial ••••••••••••••.••••••.•••••••••••••••••••••••••••• Industrial ................................................. . Agriculture ••••••••••••••••••••••.••••••••••••••.••••••..••• Recreation ................................................. . SERVICES •••••••••••••••.•••••••••••••••••••••••••••••••••••.•••• CoID.munica t ions . • . . . . . . . . . . . . . . . . . . . . • . . • • . . . • . . . . . . . . . . . . . . . Energy ..................................................... . Water Supply ••••••••••••••...••••••••.•••••.•••••••.•••••••• Sewage Disposal •••••••••••..••.•••••••••••••.••••••••••••••• Solid Waste ••••••••••••••••••••.••• • •••••••••••••..•••••.•.• Fire Protection •••••••••••.••••..•••.••••••••••••••••••..•.. Police Protection ••••••.•••••••••.••.•••.•••••••.••••••••••• Education •••••••••••••••.••.••.•••••.••••••••••••••..••.•••• Transportation •••••••••••••••.•.••••••••..•.•.••••••••.••••. Health & Welfare •••••••••••••••••••••••••••••••.••.•••.••..• Government ................................................. . 10 15 19 20 26 26 29 32 33 35 38 38 39 40 41 41 44 45 45 46 55 56 58 58 60 ENVIRONMENT Climate General Physical Features ••••••••••••••••••••••••••••••••••• Geology .................................................... . Topography & Surface Water Drainage .••••.•••••.•••••••••.••• Soils . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Vegetation ........................... . ..................... . Wildlife ••.•••••••••••.•••••.•••••• ••• •••••.•••••••••••••••. Coastal Management •.••••••••••••••• • •••••••.•••••••••••••••• 84 GOALS, OBJECTIVES AND POLICIES ••••••••...•..•••••••••.••••••.••• 103 GOALS • • • • • • • • • • • • • • • • • • • • • • • • • • • • . • . • • • • • • • • • • • • • • • • • • . • • • • • • • • • 104 OBJECTIVES AND POLICIES ••••••.•••••••••••••• • •••••.••..••••••••. 105 FUTURE LAND USE • • • . • • • • • • • • • • • • • • • • • • • • • • • • • • • • . . • . • • • . • . • • • . • • • 109 IMPLEMENTATION ll5 APPENDIX A 62 64 69 78 80 �I I I I I I LIST OF MAPS MAP 1 2 3 4 5 6 7 8 9 10 11 12 I I I I I I I I I I I 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 TITLE Regional Setting Enumeration Districts Generalized Land Use Patterns Water System Sewer System Road System Average Daily Traffic Volumns Annual Mean Temperature Annual Mean Precipitation General Physical Features Sub-Surface Geology Topography Watersheds Long Lake Watershed Soils Limitations for Development - Forestry Limitations for Development - Agriculture Limitations for Development - Residential Limitations for Development - Recreation Major Forest Species Unique Wildlife Areas Sport Fishing in Lake Huron Coastal Boundary (CZM) Present Coastal Land Uses Coastal APC'S (north portion) Coastal APC'S (southern portion) Coastal APC's (east central portion) High Risk Erosion Areas Special Flood Hazard Areas Future Land Use Plan Partridge Point Recreation Area PAGE 6 30 37 42 43 48 50 59 59 61 63 68 70 71 73 75 75 77 77 79 81 83 87 89 94 95 96 98 101 110 114 �r- I I I I I I I I I I I I I LIST OF CHARTS CHARTS 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 TITLE Population Trends - 1900-1970 Relative Densities - 1970 Age Group Comparisons - 1970 Age/Sex Pyramid - 1970 Family Size - 1970 Persons By 1965 Residence Population Projections - 1975-2000 Persons 25+ By Years of School Completed Family Income Persons By Poverty Status And Age - 1970 Poverty Levels In 1969 By Size Of Family And Sex Of Head Economic Comparison Employed Persons 14+ Years By Occupation Employed Persons 14+ Years By Industry Employment And Unemployment Statistics Subdivision Platting Sequence Residential Development (permits issued) Housing Units By Year Built Enumeration Districts - Housing And Population Commercial Activity By Area Industries in Alpena Township Agriculture Geology PAGE 8 11 12 13 14 14 17 19 20 21 22 23 24 24 25 27 28 28 29 31 32 34 65 �I NT R OD UCT I ON �• • • INTRODUCTION Purpose of the Plan Every individual or group plans their future to some extent, some more extensively than others. Individuals plan their budgets, their insurance program, their educational goals, their retirement program, and their daily activities. Families plan their vacations, or whether to add a room to the house. Businesses plan inventory levels, advertizing, campaigns, and capital investment. Municipalities must plan their futures, too. Planning is necessary to determine the wisest use of the connnunities' resources, both physical and human, in order to reach established goals and objectives. Comprehensive planning is a process which considers a broad range of community characteristics in establishing a strategy for future development. One of the basic objectives of this Plan is the attainment of a desirable, efficient, and satisfying living environment for the residents of Alpena Township. To be efficient and effective, the Township needs a guide for growth and development. development. It will provide the framework for a guide for growth and It will provide the framework for numerous daily decisions on zoning, public services and human needs. This master land use, or development plan is designed to promote the public health, safety, morals and general welfare in Alpena Township. Its further purposes are: - To encourage the use of lands in accordance with their characteristics and adaptability, to limit the improper use of land, and to avoid the overcrowding of population; - To provide adequate light and air; - To lessen congestion on the public roads and streets; - To reduce hazards to life and property; I 1 I �- To facilitate adequate provisions for a system of transportation, sewage disposal, safe and adequate water water supply, education, recreation, and other public requirements; - To conserve the expenditure of funds for public improvements and services to conform with the most advantageous uses of land, resources and properties; - To conserve property values and natural resources; - To insure a desirable trend and character of land, building, and population development. Planning - In General All communities change over time. They grow and decline. people who make their homes in a community change, The type of The services they desire change. Many times these changes occur all at once. The population increases, home are built, and suddenly, the school system is overcrowded with too many students for the available classrooms. are strained. Primary services such as fire and police protectio Water supplies may become contaminated by an increasing number of septic tanks. The community's government is suddenly faced with huge bills, over-extended taxes and possibly unable to cope with the demands. A comprehensive plan can help a community cope with the changes. First of all, a plan can point out trends that often precede a growth spurt so a community can be aware of its potentials for growth. that growth. It can prepare financially for The plan can help the township avoid inefficiency and waste. The plan can also help the community government control growth and promote order and thus insure a continued high quality physical and social environment. The goals, objectives and policies can help guide everyday governmental decision1 thus insuring a desirable living environment. portant function. Herein lies the plans most im- A comprehensive plan can be the basis of a rational and on- going decision making process. With an accurate and complete information basis, 2 �the community can guide itself into its own most desirable growth pattern. Herein lies also the major problem with a comprehensive plan. It is often difficult to realize that this document is but the beginning of a never ending development process. The plan cannot be an end unto itself. Its worth lies not in its phrases, maps, and predictions, but rather how successfully its information and suggestions can be translated into the living community. A plan is worth no more than the paper it's printed on unless it is used. However, no plan will forever continue to accurately present the facts without continuous review and updating. information is accurate. A plan can only be as useful as its As a community changes, so must its plan change, to reflect the evolving social and physical patterns. Planning In Alpena Township Actual planning is relatively new to the Alpena Township area. methods used in the past often proved ineffectual. Indirect Zoning has been in effect since 1970, but has not until recently, had the benefit of working in association with documented planning proposals. I In September of 1977, the Alpena Township Board took steps to officially establish a Township Planning/Zoning Connnission. The vehicle of Public Act 168 of 1959 was used and as authorized by Section 11 of the Act, the authority to I l zone was transferred from the existing Township Zoning Board to the newly formed Commission. Initial meetings that were held convinced the newly formed Planning Commission that if their prime objective "to Plan" was to be met, outside professional help would be necessary. In the later part of 1977, the North- east Michigan Council of Governments was contacted and contractual arrangements were secured. Additional financial assistance was provided to NEMCOG under the Coastal Management Program, administered by the Land Resource Programs Division of 3 �the Michigan Department of Natural Resources. The report that is herein con- tained is the end product of the cooperative efforts of the State, Region and Alpena Township. Although outside assistance was provided for the Plan's development, the Plan itself is a product of the Alpena Township Planning Commission. The key to the Plan is the Goals, Objectives and Policies that evolved from insight into the assets and liabilities of the township. The "key" is a direct pro- duct of the Commission itself. The Planning Approach The Alpena Township Comprehensive Plan, if it is to be used effectively, must be as accurate and as thorough as possible. comprehensive organization. It must have a logical and To this end, the Planning Commission has used the PASE planning approach, developed by the Northeast Michigan Council of Governments. The PASE system catagorizes inventoried materials, basic to the plan, into four main areas; R_eople, _Activities, fervices, and ~nvironment. Each facet of Alpena Township was thus classified for study purposes. People Services History Population Characteristics Population Projections Economy Communitications Energy Water Supply Solid Waste Education Transportation Police and Fire Protection Health and Welfare Activities Environment Residential Commercial Industry Agriculture Recreation Surface and Sub-Surface Geology Soils Surface Water Vegetation and Wildlife Physical Development Potential As these various facets were evaluated, their inter-relationships were explored and explained. These interrelationships pinpointed the issues and 4 �potentials that are a part of the Goals and Objectives that the township has set for the future of the area. The future land use plan for Alpena Township is a graphic portrayal of the goals and obje~tives that have been established. It ts a concept map that depicts the Township as it may appear twenty years from now. Again, it is important to remember that while the future land use pattern is a goal for the township to str~ve for, it is very general. The actual land use pattern that evolves will be the result of the decisions every township resident makes every day, both privately and in public meetings and elections. flan is meant as a guide for those everyday decisions. 5 The Alpena Township �LAKE HU MAPLE RIDGP. TOWNSHIP ALPENA TOWNSHIP ALPENA TOWNSHIP THUNDER DA'f Q.$.~ INEKE ]"_0\'I!:!~ Tu•c• • ••• A •GIMl.1111 ...... 0. • Lll,.I • l f'""1:ST .&\.I.I Q c•• • • • • _L __ j i ....:.. ·=·:-1· _ ... ~S£CO CO. 1 0M•l1•,.·;·· 0••··· ........ "' •1l•u l 11 M 0 1'TMORC:--.CY CO. COlll'W I TM MOHT .. OIICNCY ,.,,11. ' --r-,::'..'.~-,--;.....-______ ___...,·•"'-· ... r-....,... "......... • TO• .. : ,o .. ••••" I - ..• , MILLMAN •, e LO'W'CU.a I - --'--4tlll:A1'LtNO cu,111, 0 I g ! .·=. , ...... I I J_ f 1•&AV(II C•a1,c1 •••HcH ------IOUlH f I oaa1NC11CI LCON CO. CALaCONlA CL I NTON ALCO,.A I ~ COMIN• o oa c.... NORTHEAST MICHIGAN REGIONAL SETTING -:-r--- •;. ••r -+,s;:::: ~ \.All~ MAP 1 .1111.C.N u 1...... _,-------~--L---f : ; 0 CIU\UORO CO ..:• . • zz z ,,.,. C z • I IIITCMILL ,--'----r':.::'•:.:•::••:.:·J---l MILLIN I "••••• ! I cu • T1e IIIKADO 1 _____ ..J_, _ _ 10 IS 20 MILES ~-..,.NA44- ..... SC ALE 6 �Regional Setting and Historical Perspective Alpena Township is the largest township in Alpena County, Michigan. The township is approximately 118 square miles in area, with a 1977 population estimate of 9,510 personij. The town$hip is bounded on the north of Presque Isle County, the west by the Townships of Maple Ridge and Wilson, the south by Sanborn Township and on the east by Lake Huron. centrally located in the township on Lake Huron. The City of Alpena is Alpena Township is one of eight townships and ten political units (counting the county) that make up Alpena County, Michigan. townships. The Township encompasses in area, 3.28 geographic Major transportation routes bisect the township - north-south by US-23 and east-west by M-32. Alpena Township's past, like that of all Northeast Michigan, intertwines with that of the white pine lumber industry that flourished from about 1850 to 1910. At the turn of the century, the Townships had a population of 1173 persons. As the lumbering industry declined, people left the area to find jobs elsewh~re. of 40.2%. By 1920, the population had decreased to 701 persons, or a decrease By 1930, the Townships started to again attract people and a slight gain was achieved. After 1930 to the present, steady increases were achieved and during most periods increases were higher than the county, region, or state. Refer to Popu.R..a,;,U,on T~en.d.6 chart on next page. Alpena Township's growth has always been firmly intertwined with the City of Alpena. The City provided the necessary commercial and industrial activities, while the Township, until recently, served as a "bedroom" community for persons employed in the city. Current trends indicate that Alpena Township is becoming more and more indepen4ent of the City as commercial and industrial growth increases. 7 �CHART 1 POPULATION TRENDS 1900 - 1970 1900 %Chg. 1910 % Chg. 1920 %Chg. 1930 %Chg. 1940 %Chg. N.E. Michigan Region 62102 +14 .4% 71057 ·7.3% 65867 . .,,,, 59588 +14.3"' 68098 • Alpena County 18254 +9.4% 19965 ·10.5% 17869 +3.9,r. 18574 +11.1%. 20766 40 .9'1(, 928 •24.5% 701 +16.0" 813 +106.0'MI +ll.111fi, 758 +9 .0% 826 47.611, 598 +33.1 .. 796 -6.9 .. 749 +l.l'tt 811 1950 %Chg. 1960 % Chg. 1970 S.2'Wt 71617 +is.a, 82962 +lJA,r. 94106 +6.9'1(, 22189 +21.7'1(, 28556 +7.5% 30708 To wnships: Alpena 1173 Green 670 1675 +75 .0'1(, 2932 +125.6 .. 6616 •31.0" +6.4,I, ...,,, 9001 863 Lo:ig Rapids • 1243 +5 .6% • 1312 -31.2% 903 -12.a-. 787 +ll.2'tt 875 •7.3% 811 +9.21'> 886 M_a ple Ridge 783 4.8 .. 761 •15,4'1(, 644 • .3% 646 +16.3"' 7S1 -41.0 .. 706 +21.5'1(, 907 +20.3"Mt 1091 Os<ineke 587 +70.4% 1000 +9.2% 1092 +2 .1"' 1122 1232 ... 5 .. 111S 1188 +13.91', 1353 Sanborn 542 +56.3% 847 -u.a-. 1413 +14 .9'A 1424 Wellington 730 .,.... 376 ·2 .7% +9.IYt 772 +10.4 .. 8S2 +l.1,r. 878 • 366 +14.2 .. 418 -11.2-. 371 .7.3 .. 1454 +13.7"' 1653 -t.s-. 11802 +7.7"- • Includes Wtllington Township Source: U.S. Census Bureau 12706 •12.6.. 344 -12 .1'1(, 1304 +4.2,. 13S9 ...... 1492 +14.S'Wt 1709 11101 .,.,. 12166 +5.3.. 12808 •z.,,,, 1313S +11.IYt 14682 Cities: Alpena City 60.9 .. 1496 (X) Wilson ~6.5 .. 41.a-. .,.,. -41.0.. 878 269 1824 13805 �History has indicated the desirability of Alpena Township as a place to live. This comprehensive plan will help to insure that it will remain desirable in the future. With careful attention to the factors that make Alpena Township attractive and a strong effort to preserve them, Alpena Township will continue to be a place where people will want to live, work and play. 9 �I NVE NT O RY �P E OP L E �l l ~ l l PEOPLE Population Alpena Township was created to serve the people that live within its boundaries. it must first of all, attempt to better understand the general character of the people that make up the Township. This section of the plan should pro- vide the insight and the understanding that is necessary. ~ l l l l l l If the township is to meet the needs and desires of its people The following information is primarily based on data provided by the 1970 "Fifth Count" census. The "Fifth Count" census was taken in conjunction with the 1970 U.S. Census and was based on a sampling technique. It was not a 100 percent count, but was rather a 20 percent sample of responses, weighted mathematically to approximate a 100 percent count. It is important to remember that these are only approximate and as such can only serve as a general description. Despite this inaccuracy, the statistics are valuable as a means to describe the unique character of the people of the Township. census was taken during 1976-77. A mid-decennial Data is available and was used as a check, and in some cases, as an update on pertinent data used in this study. The Fifth Count for Alpena Township indicates that the 1970 population of the Township was 9001 persons. With an area of 118 square miles, the average density of the Township is76.3 persons per square mile. The average density of Alpena City is 1866 persons per square mile and is 52.0 for Alpena County. indicated in Chart 2, the Township is the second most densely populated area of the county. It is also the largest, population wise, of all 83 Townships in the eight county Northeast Michigan Region. In addition, the Township's population is greater than four of the Region's eight counties, larger than six of the Region's seven cities and larger than any of the Region's seven villages. 10 As �CHART 2 Relative Densities - 1970 Rank Political Unit 1 City of Alpena 2 Land Area (Sg,. Miles2 1970 PoEulation Densiti 8.2 13,805 1683.5 Alpena Township 118.0 9,001 76.3 3 Sanborn Township 43.5 1,624 37.3 4. Wilson Township 77.3 1,824 23.6 5 Maple Ridge Township 53.0 1,091 20.6 6 Long Rapids Township 54.2 878 16.2 7 Ossineke Township 104.9 1,353 12.9 8 Green Township 77 .8 863 11.1 9 Wellington Township 53.1 269 5.1 County of Alpena 590.0 30,708 52.0 County of Alpena (Excluding City of Alpena) 581.8 16,903 29 .1 TOTAL Source: 5th Count Ce.n6£L6 11 �Chart 3 , Age. Gll..oup Compa!U60n-6, compares the number of people in the various life stages for the Township, County, and the Northeast Michigan Region. CHART 3 Age Group Comparisons 1970 Life Stage Alpena Twp. Retirement 65+ Mature Family 45-64 Family Forming 20-44 Secondary School 15-19 Elementary School 5-14 Pre-School 0-4 477 1352 2835 864 2552 921 % 5.3 15.0 31.5 9.6 28.4 10.2 Alpena Co. 2608 5773 8599 3379 7729 2610 . % 8.5 18.8 28.0 11.0 25.2 8.5 Northeast Region 10,352 19,763 19,763 14,116 21,644 8,469 % 11.0 21.0 21.0 15.0 23.0 9.0 5th Count Ce.n-6U6 Source: Alpena Township has a relatively high percentage of people in the Family Forming group (20-44). This is a healthy situation as this group, along with the Mature Family group (45-64) represent the groups that are gainfully employed, pay the most taxes, and in general, support the other age groups. When these two age groups constitute a majority of the population, the community will generally be stable, both economically and socially. Alpena Township has a similar percentage of children under 19 years of age (38%), when compared (32%). to Alpena County (34%) or the Northeast Michigan Region This is further substantiated by the relatively small family size in Alpena Township, with 2.94 persons per family, as compared to the City of Alpena, with 3.07 per family and the Region with 3.32. 12 �CHART 4 ALPENA TOWNSHIP AGE/SEX PYRAMID 1970 AGE MALE FEMALE 65+ 234 45-64 ,..... w 0-4 5.3 639 15.0 1368 1467 I 15-19 5-14 243 713 20-44 I % of Total 461 403 J 1320 456 4552 MALES I 465 4449 FEMALES The Age/Sex Pyramid for Alpena Township breaks the population (1970) into age groups by sex for comparison. The percentages for each age group at right combine male and female totals. Source: 31.5 9.6 1232 I I U.S. Census (.interpreted and designed by Northeast Michigan Council of Governments) 28.4 10.2 �I I I I I I I I I I I CHART 5 Family Size Alpena Township (1970) Unrelated Individuals (14+) 2 Person families 3 Person Families 4 Person Families 5 Person Families 6+ Person Families Total Source: Alpena Township has 955 or 37.6% families that have two or less members . Over 51% (1316 families) have three or less members. The average family size, as pointed out earlier, is 2.94 persons (does not include Unrelated Individuals). The birth rate in Alpena Township is slightly lower than the County as a whole; 3.43 as opposed to 3.56. This fact points out that growth in Alpena Township is due to a greater extent, to people moving into the township rathe r than by births. Chart 6 gives some indication as to where the people are moving from. CHART 6 Persons by 1965 Residence I I 2535 5th Count Ce.nJ.iM l I I I I 369 586 361 449 363 407 Same House Different House, Same County Different House, Same State Different State Abroad 1965 Address Not Given Source: Number Percentage 4456 1886 926 534 102 173 55.2 23.3 11. 5 6.6 1. 3 2.1 5th Count Ce.nJ.iU-6 As shown above, almost one quarter of the households or families had moved to Alpena Towns hip from somewhere within Alpena County itself. Almost as many more moved to the Township from another county in Michigan, a dif ferent state or from abroad. 14 �Population Projections Population projections are always dangerous to make. No area ever grows at a constant rate and many factors can effect the actual numbers. However, it is necessary to try to predict future population so that facilities and services can be planned to meet the needs of the future. In an attempt to be as acct·,rate as possible, a staff report entitled Regional. Population P4ojemon1.>, prepared by the Northeast Michigan Council of Governments was utilized to determine the future population for Alpena Township. Due to the broader base utilized in the report, a greater degree of accuracy evolved. The following information is taken directly from the report and describes how the projections were arrived at. The resultant projections for Alpena Township as well as the other political units in Alpena County are found in Chart 7 on page 17. Method The Federal OBERS Series E population projections were felt to be unrealistic and were not used since they do not adequately take into account local information. The population projections prepared by the Planning and Policy Analysis Division, Department of Management and Budget, State of Michigan, were utilized as a base projection. a township level. The State's projections are on a county level and not Qn The State model used to project the county populations is in the broad category referred to as Cohort/Survival technique, or Cohort Component method. This model starts with age cohorts as of the base year, 1970, and then alters the beginning population by adding births, subtracting deaths, and adjusting for migration during the projection period. As would be expected, the resulting projections are dependent on the assumptions made about fertility and death rates, and the component hardest to predict, migration. 15 The State office �I I I I I I I I I I I I I I I I I I I of Management and Budget works with the U.S. Bureau of the Census in the Federal-State Cooperative Program. A straight-line trend projection was also calculated for the region as a whole and for the individual counties. In analyzing the two forecasts, it was felt that generally the State projections were rather high and conversely, the straight-line forecasts were too low. Therefore a third forecast was calculated representing a combination and resolution of the data derived from these other two sources and taking into account localized information such as growth trends and future growth potentials. These final projections also included adjustments and modifications reflecting the perceived future developments and constraints which will affect population change. Assumptions for the three calculations are as follows: - Unrestrained growth Increased in-migration of retired persons Lessening out-migration of young people In-migration of major new industry/firms Substantial improvement of system transportation and community infrastructure Medium - Continued in-migration of retired persons - Medium increase of economic development and industry - Slow to medium improvement of transportation system and community infrastructure Low - Stagnent or declining growth General economic stagnation/no major economic development - Increasing high energy cost (i.e. gas, etc.) - Continuing out-migration of young people - No significant improvements to the system transportation The "medium" projections are felt to be most accurate and are presented for Alpena County in Chart 7. 16 �CHART 7 Northeast Michigan Council of Governments Population Projections 1975 - 2000 Alpena County POLITICAL UNIT 1970 1975 1980 1985 1990 2000 CITIES Alpena WWFP* 13,805 13,936 14,640 15,045 15,654 18,096 14,300* 15,400* 16,200* 17,100* 19,400* TWPS. Alpena Wv!FP* 9,001 10,203 12,462 9,400* 10, 100* 13,611 15,400 17,803 10,600* 11,400* 12,600* Green 863 896 952 982 1,015 1,174 Long Rapids 878 862 878 903 888 1,027 Maple Ridge 1,091 1,161 1,280 1,395 1,480 1,712 Ossineke 1,353 1,493 1,793 1,925 2,030 2,348 Sanborn 1,624 1,759 2,159 2,789 3,089 3,570 269 248 274 275 296 342 1,824 1,958 2,159 2,357 2,453 2,837 30,703 32,516 36,597 39,282 42,305 48,909 Wellington Wilson COUNTY Total WWFP* * 32,000* 34,200* 36,100* 38,200* 43,129* Wastewater Facilities Plan, Alpena Township, 1976, Scott Engineering 17 �• I I I I I All demographic projections are based, at least in part, on past trends with respect to migration, fertility and survival. Consequently, there is always room for a wide margin of error, especially when the data is disaggregated to smaller areas. In light of this, the base projections, particularly at the county and township levels, were adjusted to reflect past, current and future plans and developments. This process was undertaken by reviewing past development accomplishments and planning documents, seeking input from the individual county planning connnissions, and taking into account other localized information. In undertaking the described adjustment process, even though it is a somewhat subjective procedure, it allows the projections to reflect the •· past and future developments which complements the strictly objective methodology. I that will alter and effect the demographic projections. It is understood that changes and new development's will take place in the future To reflect any changes, a process of refinement and updating will be accomplished on a periodic basis by the Northeast Michigan Council of Governments. I I 18 �Education The educational attainment in Alpena Township will affect the services and facilities demanded by the residents. In general, the more education a connn~- nity has, the more cultural opportunities its people will desire. This is particularly true when large numbers of residents have attended some college. These people have in general, lived in a more urban atmosphere and may desire the amenities they found in larger, more urban communities. Chart 8, below, illustrates the education levels of those persons 25 years or older in Alpena Township. Those persons younger than 25 were not included s many of them had not completed their education. In Alpena County, 49% of the population has at least a high school diploms Alpena Township is slightly higher than the County with 56.7%, with the highest percentage occurring in the 25 to 44 .age group. CHART 8 Persons 25+ By Years of School Completed 25-44 Age Group No School Elementary 1-7 Yrs. 50 8 Yrs. 221 High School 1-3 Yrs. 432 4 Yrs. 1236 College 1-3 Yrs. 253 4+ Yrs. 233 Percent with High School Diploma or more 71% 45-54 Age Group No School Elementary 1-7 Yrs. 55 8 Yrs. 211 High School 126 1-3 Yrs. 4 Yrs. 265 College 1-3 Yrs. 94 4+ Yrs. 85 Percent with High School Diploma or more 55+ Age Group No School Elementary 1-7 Yrs. 8 Yrs. High School 1-3 Yrs. 4 Yrs. College 1-3 Yrs. 4+ Yrs. Percent with High School Diploma or more Source: 5t .h Cou.n.:t Ce.n..w ~ 19 53% 206 338 197 166 32 45 25% �• • Socio-Economic Characteristics A study of the socio-economic characteristics and changes is an essential - step in evaluating any community. When local governments assume the task of planning for the future, they are automatically dealing with the needs of a changing population. Failure to look closely at the social and economic trends can and has resulted in economic and social loss to many Michigan communities. This section of the inventory will describe some of the essential social and economically related aspects of Alpena Township. By knowing how the resi- dents make their living and how the Township, as a whole, compares to its neighbors, certain needs and desires can be recognized. Family Income - Chart 9, shows how many families have incomes in each $2,000.00 income bracket. Unrelated individuals are not included. CHART 9 Family Income Alpena Township - 1970 Number of Families Income • Under $2,000 $4,000 $6,000 $8,000 $10,Q00 $15,000 $25,000 Source: $2,000 - $3,999 - $5,999 - $7,999 - $9,999 - $14,999 - $24,999 and over 94 142 192 310 487 649 272 20 5~h Cou.n:t Cen-6(.L.,6 The median family income in the Township is $8,420.00; half of the families make more than , $8,420.00, half make less. A median is a type of average that is not affected by extremely high or low incomes, and is therefore more meaningful than the mean average. Alpena Township's median income is above that of the Region ($7,470.00) and below that of the County ($8,765.00). • • This is expected as Alpena County is the most economically stable county in the region, while the region itself ranks low in the State. 20 �Another socio-economic factor worthy of evaluation is the poverty status of its people. Chart 10, which follows, tabulates the number of persons abo and below the poverty level by their ages. CHART 10 Persons by Poverty Status and Age Alpena Township - 1970 Number Percentage 270 3% 89% Above Poverty Level 65 and over Under 65 80ll Belo~ Poverty Level 65 and over Under 65 Source: 180 540 2% 6% 5th Count Cen.6ll6 The dividing line of 65 years of age was chosen as this is the age most people retire and must rely on Social. Security and pensions for their income. Eight percent of the Township's total population have incomes below the designated poverty level. poverty level. Of the persons 65 years or older, 40% are below the It is important to remember that no precise dollar amount can be given as a "poverty line". Poverty levels are determined according to family size, income, head of family, and whether the family lives on a farm. This "line", therefore, varies from family to family. Chart 11, Poverty Levels in 1969, illustrates only how the poverty levels given in Chart 10 were determined. 21 �CHART '11 I II Poverty Levels in 1969 by Size of Family and Sex of Head Size of Family All Unrelated Individuals I I -- FARM Female Head Total Male Female Head Head $1834 $1840 $1923 $1792 $1569 1607 1512 Under 65 years 1888 1893 1974 1826 1641 1678 1552 65 years and over 1749 1757 1773 1751 1498 1508 1487 All Families 3388 3410 3451 3082 2954 2965 2757 2 persons 2364 2383 2394 2320 2012 2017 1931 Head under 65 yrs. 2441 2458 2473 ,2373 2093 2100 1984 Head 65 & over 2194 2215 2217 2202 1882 1883 1861 3 persons 2905 2924 2937 2830 2480 2485 2395 4 persons 3721 3743 3745 3725 3195 3197 3159 5 persons 4386 4415 4418 4377 3769 3770 3i61 6 persons 4921 4958 4962 4917 4244 4245 4205 7 or more persons 6034 6101 6116 5952 5182 5185 5129 Source: I I I I I I Total NONFARM Male Total Head Ve.pall.tment 06 Comme,r.c.e., BWLeau. 06 the. Ce.n6u.6, Urr.lte.d Sta.te..6 faU.S.c.hlga.n, Popui.ation: 1910, Ge.ne/Lal Soc.la..l a.nd Ec.onom.lc. ChaJta.c;te.,r.,UUc.6, PC I 1) - C24, IAppe.ndZx. B, pp. 29-31). CWUh 22 � 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 Alpena-Twp_Comprehensive-Plan_1979 Creator An entity primarily responsible for making the resource Alpena Township Planning and Zoning Commission, Alpena Township, Alpena County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1979-01-08 Title A name given to the resource Alpena Township Comprehensive Plan Description An account of the resource Comprehensive Plan for Alpena Township developed by the Alpena Township Planning and Zoning Commission with the assistance of the Northeast Michigan Council of Governments January 8, 1979. Contributor An entity responsible for making contributions to the resource Northeast Michigan Council of Governments (consultant) Subject The topic of the resource Comprehensive plan publications Alpena Township (Mich.) Alpena 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/983363555d7dea2549468aaefffa5eba.pdf 03c9b4c0e2da4aa3f9161d2a525e60f6 PDF Text Text C11YOF ALPENA COMPREHENSIVE DEVELOPMENT PLAN ADOPTED JUNE 26, 1990 �C11YOF ALPENA COMPREHENSIVE DEVELOPMENT PLAN ADOYI'ED JUNE 26, 1990 THE WBDC GROUP \l,cl'III< ,\., I' ll!f \"~"\l'\t. .I'll 11\1\.L I\. ,llU.)l,'-i �CITY OF ALPENA COMPREHENSIVE DEVELOPMENT PLAN Alpena City Council William LaHaie, Mayor Franklin Mcl<im, Mayor pro tern. Thomas Kelly, Councilman Robert Reicks, Councilman Thomas Twite, Councilman Alpena Planning Commission Paul Sabourin, Chair Carol Shafto, Vice-chair Peter Skiba, Secretary Robert Kane, Commissioner Steven Lappan, Commissioner David Karschnick, Commissioner Richard Phillips, Commissioner Richard Silver, Commissioner Sandra McDougall, Commissioner D. Lee Ballard, Planning Director Final Public Hearing: February 20, 1990 Adopted by the Alpena Planning Commission: June 26, 1990 Adopted by the Alpena City Council: June 26, 1990 �CITY OF ALPENA COMPREHENSIVE DEVELOPMENT PLAN CONTENTS 1 Mission Statement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Il. Market Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 A. B. 2 3 3 5 6 6 7 7 8 8 8 8 8 9 9 C. D. E. Market Description . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Image Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. Gateways ... . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . 2. Major Corridors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3. Harbor Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4. Downtown . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . 5. Character Conservation . . . . . . . . . . . . . . . . . . . . . . . . . 6. Thunder Bay River . . . . . . . . . . . . . . . . . . . . . . . . . . . 7. Industrial Bayfront .. . . . . . . . . . . . . . . . . . . . . . . . . . . 8. Wildlife Sanctuary . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9. Downtown Government District . .. . . . . . . . . . . . . . . . . 10. County Government District . . . . . . . . . . . . . . . . . . . . . 11. North Government/Institutional District ... . . . . . . . . . . 12. North Industrial Park . . . . . . . . . . . . . . . . . . . . . . . . . . 13. General Physical Image/Identity . . . . . . . . . . . . . . . . . . . Recreational Facilities . . . . . . . . . . . . . . . . . . . . .. ...... . .. 1. Local Recreational Facilities . . . . . . . . . . . . . . . . . . . . . . 2. Bikeway Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3. Regional Recreational Facilities . . . . . . . . . . . . . . . . . . . . Community Facilities and Public Services . . . . . . . . . . . . . . . . . . 1. North Government/Institutional District . . . . . . . . . . . . . 2. County Courthouse and Annex . . . . . . . . . . . . . . . . . . . 3. Downtown Government District ...... . . . . . . . . . . . . . 4. Senior Citizens Center . . . . . . . . . . . . . . . . . . . . ..... 5. Cemeteries . . . . . . . . .. ... . .... .. . . . . . . . . .. . .. 6. Police and Fire Services . . . . . . . . . . . . . . . . . . . . . . . . 7. Public Works Garage and Material Storage Facility ...... 8. Alpena County Road Commission . . . . . . . . . . . . . . . . . 9. Schools . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... .. 10. Higher Education . . . . . . . . . . . . . . . . . . . . . . . . . . . . Utilities ..... .. . . . . . . . . . . .. ... . . . . . . . . . . . . . . . . . . - i - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 10 13 13 14 14 15 15 16 16 16 17 17 17 17 20 �I Water . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Sanitary Sewer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2. Storm Sewer . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3. 4. City Light Division . . . . . . . . . . . . . . . . . . . . . . . . . . . 5. Electricity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6. Natural Gas . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7. Telephone . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. Regional Roadways . . . . . . . . . . . . . . . . . . . . . . . . . . . 2. Local Roadways . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3. Rail . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4. Airport . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5. Deepwater Port . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6. Transit . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7. Intercity Bus . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8. Improvement Needs . . . . . . . . . . . . . . . . . . . . . . . . . . . Demographics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. Historical Population Growth . . . . . . . . . . . . . . . . . . . . . 2. Population Projections . . . . . . . . . . . . . . . . . . . . . . . . . 3. Resident Profile . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Economic Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. Building Activity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2. Labor Force and Unemployment . . . . . . . . . . . . . . . . . . 3. Retail Sales . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4. Tax Base . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Housing Characteristics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. Housing Profile . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2. Housing Conditions Survey . . . . . . . . . . . . . . . . . . . . . . Environmental Features and Limitations . . . . . . . . . . . . . . . . . . . 1. Soils . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2. Floodplains . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3. Wetlands . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Woodlands 4. Existing Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1. I F. G. H. I. J. K. III. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 20 21 21 21 21 22 23 23 23 25 25 26 26 26 26 28 28 28 29 33 33 33 34 36 37 37 38 40 40 40 41 41 43 Strategic Plan (Mission Statement Goals, Policies, Priority Actions, Secondary Actions) 46 A. B. C. D. E. F. G. Promotional Efforts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Community Image . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Recreational Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Community Facilities and Public Services . . . . . . . . . . . . . . . . . . Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Population Stability and Housing . . . . . . . . . . . . . . . . . . . . . . . - ii - . . . . . . . 46 47 50 52 53 54 57 �H. I. IV. Economic Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Modification of Regulatory Tools . . . . . . . . . . . . . . . . . . . . . . . . 57 60 Implementation (Assignment of Task Responsibilities, Task Completion Target Dates, Funding Sources, Organizational Needs) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 61 A. B. . . . . . . . . . 67 V. Capital Improvements Programming . . . . . . . . . . . . . . . . . . . . . . . . . . . 73 VI. Monitoring 74 VII. Future Land Use Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75 A. B. C. Future Land Use Policies . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Land Use Designations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Future Land Use Actions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 75 77 79 VIII. Current Plans and Policies Reviewed . . . . . . . . . . . . . . . . . . . . . . . . . . . 82 Appendix A: Resolution of Adoption by the Alpena Plan Commission. 83 C. D. E. F. G. H. I. ProlllOtional Efforts . . . . . . . . . . . . . . . . . . . . . . . . . . . . -. . . . Community Image . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Recreational Facilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Community Facilities and Public Services . . . . . . . . . . . . . . . . . . Utilities . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Transportation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Population Stability . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Economic Development . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Modification of Regulatory Tools . . . . . . . . . . . . . . . . . . . . . . . I I I - iii - .. .. . .. 61 61 63 65 68 69 70 71 �TABLES 1. 2. 3. 4. 5. 6. 7. Historical Population Growth and Population Projections, . . . . . . . Population by Race . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Population by Age Group, Median Age . . . . . . . . . . . . . . . . . . . Building Permit Data . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Labor Force, Unemployment Rate . . . . . . . . . . . . . . . . . . . . . . . Retail Sales by Store Group . . . . . . . . . . . . . . . . . . . . . . . . . . . State Equalized Valuation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31 31 32 . . . . . . . . 4 19 24 30 39 42 45 81 34 35 35 36 FIGURES 1. 2. 3. 4. 5. 6. 7. 8. Image Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . Community Facilities . . . . . . . . . . . . . . . . . . . . . . . . Existing Road System. . . . . . . . . . . . . . . . . . . . . . . . Historical Population Growth and Population Projections Housing Conditions . . . . . . . . . . . . . . . . . . . . . . . . . Environmental Features . . . . . . . . . . . . . . . . . . . . . . . Existing Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . Future Land Use . . . . . . . . . . . . . . . . . . . . . . . . . . . I I I I I I- I I I - iv - . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . �CITY OF ALPENA COMPREHENSIVE DEVELOPMENT PLAN I. MISSION STATEMENT The City of Alpena Comprehensive Development Plan is dedicated to improving the quality of life for all residents of the City of Alpena. To this end, the City of Alpena Planning Commission has developed the plan in accordance with the following general goals and activities: The physical image of Alpena will improve. • • • Increase and improve community promotion/lobbying efforts. Improve the city's appearance. Implement urban design and zoning recommendations contained in the Comprehensive Development Plan. The economy of Alpena will expand and diversify. • • • • • Maintain public utilities and improve as needed. Improve surface, air, and water transportation networks. Provide needed tourism amenities. Promote the development of the Harbor Area. Reinforce Downtown Alpena as a vital retail, entertainment, and office center. The population of Alpena will stabilize. • Provide sufficient housing for all income and age groups. The government of Alpena will operate effectively and efficiently. • • • • Provide quality and cost-effective public services and facilities. Preserve and increase property values and enhance revenue sources. Use financing and regulatory tools creatively and effectively. Offer attractive and diverse recreational facilities. The natural resources of Alpena will be protected. • Implement future land use recommendations contained in the Comprehensive Development Plan. -1- �II. MARKET ANALYSIS A. MARKET DESCRIPTION The City of Alpena is the major urban center in the northeastern part of Michigan's Lower Peninsula. Alpena is the financial, educational, cultural, and medical center for the six-county market area comprised of Alcona, Alpena, Iosco, Montmorency, Oscoda, and Presque Isle counties. The six-county area has a population of 100,100. The Alpena Market, part of Michigan's Sunrise Coast, features outstanding natural resources and recreational facilities. These assets have made the region an increasingly popular tourist and retirement destination. The area's predominant natural feature is Lake Huron- Alpena County alone has 50 miles of Lake Huron shoreline. The Alpena community is also an important mining, manufacturing, and recreational center. Alpena, settled in 1848 and incorporated as a city in 1871, was originally a lumber town, and river power was used for lumber, pulp, and paper mills, as well as electricity generation. Alpena was also an important commercial fishery center and ship provisioning port in its early years. The Detroit and Mackinac Railroad's arrival in 1887 began the process of industrial diversification. Limestone quarries in the area led to the establishment of the world's largest cement production complex. A spin-off industry of the cement plant is the Besser Company, which designs and manufactures equipment used to make concrete blocks. The Lafarge cement plant, the Besser Co., the Abitibi-Price Corp. hardboard plant, and the fletcher Paper Co. paper mill are among the leading base industries in the city. Alpena's harbor on Lake Huron at the mouth of the Thunder Bay River enabled the city to prosper during its heyday as a mill town and fishery center. The lakefront location then was critical to the success of the limestone mining/cement and forest products industries. Today, Alpena's riverfront and lakefront setting is a key to the city's emerging role as a year-round resort center. Alpena has excellent health care and educational facilities, and an unusually high amount of cultural amenities. Alpena General Hospital provides quality health care in a facility which has just undergone a $12 million expansion. Alpena Community College and the Alpena Public Schools provide a wealth of educational, cultural, and recreational facilities and services. In addition, the city has quality library and museum facilities and two live theaters, one of which is a professional theater. - 2 - �B. IMAGE ANALYSIS Every community projects an image. A community's physical image can be critical to its economic prosperity or even its survival as a desirable place to live. Tourism and business attraction are dependent to a great extent on community image. What image does Alpena project to the first-time visitor? The WBDC Group conducted an "image analysis" of Alpena to answer this question. A "physical image analysis" addresses important visual characteristics of the community, both positive and negative. Field observations are summarized below and on the analysis plan displayed on Figure 1. The Strategic Plan section of the Comprehensive Development Plan outlines recommendations for retaining positive aspects or improving negative aspects of Alpena's physical image. Gateways: The physical image of a city begins to be formed upon arriving at the outside edge of the community, when one enters through an imaginary "gateway" into the city. Alpena has three major gateways: the south gateway (US-23 South/State Street), the west gateway (M-32/Washington Avenue), and the north gateway (US-23 North/Chisholm Street). South Gateway: This gateway is located on US-23 South/State Street at the city limits. An attractive large welcome sign has been placed at this entrance, with some flower plantings. However, the sign is lost in the confusion created by competing signage in the immediate vicinity. To the east, there are positive views of Mich-e-ke-wis Park, the ice arena, and Thunder Bay. Still, the ice arena and park and entry sign area are not unified as well as they could be. Also, the ice arena sign is unattractive, which contrasts with the positive image projected by the arena itself. West Gateway: The intersection of M-32 and Bagley Street on the west side of Alpena forms this gateway. This gateway lacks the improvements that have been made to the other two major gateways, such as special welcome signs and flower plantings; thus, there is no feeling of arrival. In addition, there is a missed opportunity to inform visitors of and direct them to the nearby high school facilities. This entrance to the city will become increasingly important as improvements are made to the M-65 Highway west of Alpena. More and more traffic will be entering Alpena through the "West Gateway". North Gateway: This gateway is located at the intersection of US-23 North/Chisholm Street and Long Rapids Road/Johnson Street. Overall, this entryway into Alpena presents a very positive image with its proximity to the generally attractive North Government/Institutional District and the Alpena Wildlife Sanctuary. - 3 - �CITY OF A PENA ,...Odh lndustt\aj Park COMPREHENSIVE DEV ELOPMENT PLAN Good beginning toward utab llshlng • positive, cohulv• light lndustrlal d istrict Better control of slgn-si• and site d•"•loprnent could lur1her strenglh~n this area. North GoltWIY lack of ar,lyal. Need for bell., slgnage. Street scape/landscape statement to create a "gateway." Proximity 10 Government/ lnsUtulfonal District and WIid Ille Sanctuary/We11ands District of1ers potential to make a strong energy statement U.S ...23 North !Chfsholml Corridor UHi positive ol th• 3 entry corridors. Oppor1unlty to build upon 1n already pleu1nl corrklor between the Governrnenl/ lnslltullonal Ind Wlldtlfe Sanctuary Dlstrlct1. Polentbl t I ,lti tMCti Strengt scaptn(t. • HgNlr.g_ '-----'--------1-------+I"" • specw4 p,vlng • slgnaveJgraphlcs Potential to ntand tM i.tlstrlct lo laMNra Park •long.lM river. NMd 16 SCrMn pafillng. Co,ridor Is noMucrlpt between the river end the Coun1y Government District. County Government Dlslrlct otters potenllal •• • strong node betwMn the river and the ceo. Corridor bKomu non-descrlpt tMt~ County Govern~t District and the ceo. lmprovlld atrNtsc•~ could help the overall ldenUly or this corridor. ~rvl'Wt1land1 Plstdct I, / / Poaltlve Image end..,,. of lt.~ng n,iture In IN City. 16; :~ Lafarge (_ _ IM_A_G_E_A_N_A_LY_S_IS___j CrNtes strong r.creatlonal Ind wUdllle habitat Opportunl-1, ••. Fairgrounds' )evel ol maln l • nance needs lo Improve to become more poslUve •nd enh•nu tis reladonshlp 10 rh1er •nd w•U•nds. N LEGEND 0 ....... ...... • lack ol •rrlval at ma)or lnleraectlon. Need for better slgnage. Streelsea~•ndsc•pe st•I • ment 10 c, ..te a "gateway." Bulkt upon high schoot·a p,ox• tmlty to lnlerHctlon. Provkfes Iha harshest views •ong Thunder Bay with Ablllbl and LaF•ge. Often ~sents a sl•rk edge lo ......... PRIMARY CORRIDOR Nl• c.nt residenUal areas, • m'IOUgh Good potandal, p6Me lo, martne • ~ wm turthet strengthen .,,.. . . . . Lack ol good psdntrailnlblk• Mnuge to the ....,_ Need lof improved algMgei grephlal to klentlty publlc \, M-32 fWHhlng100) Conldor Many positive Images. • open space ol cemeteries and wlldllle Hncluary • many Hctlons of stately old homes and 1, ...11ned slrHts Positive lmag. brnka down In places - run down homes • slrlp commercial u$ • l W ' :! a: 0 South CIIOWIY Good large •c• Je s ign needs slronger landscape lratMwork. AddlUonal slgnaga Is cluttered and contu1lng. Ice rink and park could make stronger contribution to enlry s ttilement. GATEWAY Primary northl•oulh llnlt with gen•rous rlghl-ol way. Soulh .-net pre<fomlnantly •trip comm.rclal with lnstltullonal, transitioning to rasldenllal. z;t South CSIIII) CwrldPC Many posttJva Images with stately okf homes •nd tr... lined SltNfa. Some well done and some not so well done commercl•I strips. Missed opportunl!Jes with rare views ol Thunder Bay and lack of promln..,I pedeslrlanlblk• peths connecting open spaces, U.S. 23, and the wetartront. N•e<f ben•r slgnage/graph lcs to Identity bey.side open • paces along this corridor. Good ld•ntlftabte rram.wortl starwd by atrHt•captng begin• to crHt• s ome CMtlntte boundarlH. Need for grul• r con•lllency In UM or s trM lscape ateirn.nts. lack ol anting. NNd to expend lrNfmrtnf to all ol CBO, Hpeclally MSI ol lM rive,. lack ol scrNnlng makes most ~k}ng Iola• detraction. Small p&au •t comer of 2nd and Chfsholm ls • postttv. paopla•s-~- Need fo, more Inviting pedntrltln Jinks from 2rtd to IM cMc bulldlng clust•r and wat..-ffont araa. Lack of archttectu~ continuity In faeada treatments. tmp,o..,. menl OI lhls woukl rMke CBQ more coha•lve. • -- SCHM! • reu are acraened and buffeted wlU1 p&anUngs. Addition• ! scrHnlng of ground lavet KUYIUH from both res!~ CMnu•I • r•H IM'1f the water would do much to vlsually upgrade these areas. ••••••• SECONDARY CORRIDOR C4.ttf9flt lack ol CMa,On clarlty or organlntlon I• • hlndranc. lo ntabllShlng • HnN o r ...... ........ NNd ror ttrongtf' Mnk befWMn cao and harbor area. cao currently tum• H• back to Potent.r to crMttl • permarwnt l•mer·s nwuc n s-r1 or • CIIDlharbot Nnk. Good wetlftfronl oppof1unHlu southwnt of downtoWn with Thon,p9on Perk, ...., StrMt Petit, Slafllghl 8Mch and llk:h-+ll•wfs Pan. THE •AH M A I ' ~ • Y ntl CITY 0, AI.NNA., 0 4 00 1 00 1200/1100 WBDC SCllLE IN FEET GROUP ~,....... ,-.,.i ,..., . ,~......-.:... -.c.,. n:•......... x-, ~-...., •. , w ..x.: ·1.1,:: u .:- ,.,., :141., .~,:-:.•.""'.:.u ... u : ;,. .- 1.. �A welcome sign with some plantings has been installed at this entry. However, due to the deep building setbacks and the great amount of open space in this area, the current sign and plantings are undersealed and inadequate. Increased landscaping would help in this regard. In addition, the sign is different than the one at the south gateway, which conveys an inconsistent image. Major Corridors: A community's major traffic corridors are important elements that contribute to the formation of a community's image. Often a motorist will gain impressions of a city solely by the appearance of a traffic corridor used to travel through the city. Alpena has several heavily travelled corridors. Four of these corridors are discussed as follows. US-23 South (State Avenue) Corridor: The southern corridor into the city generally projects a positive image as it features some views of Thunder Bay and goes through a neighborhood characterized by stately old homes and tree-lined streets. The many waterfront parks along this route are some of the community's most important assets. The bayfront parks are not identified effectively, however, and can easily be missed. These facilities are not connected with each other as well as they could be; a more prominent pedestrian/bicycle path system would fill this deficiency. The commercial development at the south end of this corridor has some problems with excess signage, inadequate landscaping, and poor access control. These conditions do not contribute to a positive image. M-32 (Washington Avenue) Corridor: This corridor has many positive images, including the open green space provided by the cemeteries, the Alpena Wildlife Sanctuary, and the roadside park, as well as many sections of stately old homes and tree-lined streets. The positive image breaks down in places, however, with poorly maintained homes and poorly designed commercial strips found along the corridor. US-23 North (Chisholm Street) Corridor: Entering the city from the north, one passes through a relatively unattractive commercial strip south of the industrial park. The motorist then enters an already pleasant section of the corridor near the Holiday Inn and the North Government/Institutional District. This attractive section continues past the hospital facilities south to the river. At the Chisholm Street Bridge, there are outstanding views of the Alpena Wildlife Sanctuary. -5- �The corridor is nondescript between the river and the County Courthouse. However, the County Government District offers potential as a strong focal point between the river and the Central Business District, as it serves to break up the monotony of the strip with its attractive grounds and deep building setbacks. The corridor again becomes rather nondescript between the County Government District and the Central Business District. An improved streetscape could help the overall identity of this corridor. Ripley Boulevard: Ripley Boulevard, a primary north-south link, is characterized by a generous right-of-way. The south end is predominantly strip commercial with some institutional uses, but it transitions to residential. At the north end of the corridor commercial uses again predominate. The mixed-use character of the strip has the appearance of being unplanned; however, this corridor does not have a crowded feeling about it due to the buildings being set back farther than on some other commercial corridors in the city. Harbor Area: The Harbor Area is an invaluable asset for the City of Alpena, and the pleasant views of the bay and the nautical amenities contribute to form a very positive image. The recent expansion of the marina will further strengthen this area. A negative aspect of the Harbor Area is that it is not well connected to the Downtown retail area. Downtown currently turns its back to the harbor, and there is a need for a stronger link between these two important activity areas. The entire Riverfront Park/Marina/Bay View Park district currently lacks design clarity or organization, which is a hindrance to establishing a sense of place. The entire district lacks good linkages, such as pedestrian/bicycle paths connecting all of these facilities. Pedestrian/bicycle access to the water's edge is limited. There is a need for improved signage and graphics to identify public areas in the Harbor Area. The current signage is inconsistent and may discourage users who might mistakenly assume they are entering a private facility. Downtown: Many effective steps have been undertaken to improve the image of the Central Business District. For example, the small plaza at the corner of Second Avenue and Chisholm Street is a positive "people place" that provides a needed seating area (there is a general shortage of seating available within the Central Business District). In addition, the streetscape design serves to create identifiable boundaries for the shopping district and makes the atmosphere more inviting to pedestrians. However, some elements of the streetscape are not consistent. For example, trash receptacles and flower barrels are used which do not complement the original design of the streetscape elements. - 6 - �Further inconsistency will be evident when the streetscape design planned ·for the "Old Town Alpena" section of Downtown north of the river is installed. This new streetscape will be different than the contemporary style currently used- it will be a tum-of-the-century design complementing the historic buildings in "Old Town Alpena." This inconsistency does not project a negative image as long as the two streetscape styles are used in distinct areas (based on an updated Downtown design plan). Another concern is the lack of adequate screening of Downtown parking lots, which makes most of these lots a detraction. The unscreened lots expose wide spaces of unbroken asphalt when empty, and become cluttered eyesores when full. More inviting pedestrian links from Second Avenue to the civic building cluster and from Second Avenue to the waterfront area are needed to upgrade the image of this transitional area. Perhaps the most noticeable detraction from Downtown's image is the lack of architectural continuity in storefront treatments. The current appearance of many of the storefronts is dated and unappealing, as the dignified original architectural features of the buildings in most cases were covered up in the last few decades. The resulting mix of facade treatments is inconsistent, unattractive, and presents a cluttered image. Improvement of this condition by historic rehabilitation of Downtown storefronts would make the Central Business District more cohesive. Character Conservation: Alpena has an excellent collection of architecturally significant historic buildings. This unique architectural character conveys many positive images. Whereas in the past few decades Victorian homes and commercial buildings were considered to project a negative image, today such structures are a source of community pride and are considered important resources with a unique character much in demand by homeowners and business operators. Hundreds of communities across the nation have encouraged the historic rehabilitation of storefronts along their downtown Main Streets, and interesting and successful "gaslight" shopping districts have been created. The few Downtown commercial buildings in Alpena which have undergone historic rehabilitation present a positive image. In the past, new construction and renovation have often ignored the character of adjacent buildings. This has produced an unattractive mixing of architectural styles. However, the new savings and loan office building under construction Downtown has been designed to blend comfortably with the context of the historic buildings in Downtown Alpena. The use of this relatively new design technique projects a positive image, and the institution's new building will reinforce, rather than detract from, Downtown Alpena's unique character. Thunder Bay River: The Thunder Bay River has outstanding potential as a pedestrian linkage and recreational amenity within the city. Its many positive images include the existing parks and pedestrian/bike paths at Riverfront Park, LaMarre Park, and the Bi-Centennial path on the north side of the river between the - 7- �Chisholm Street Bridge and the railroad bridge. However, the lack of a consistent pedestrian/bicycle path limits the opportunity of access to the river in many areas. There is also a need for improved maintenance and treatment for the river edge in many places. Industrial Bayfront: The heavy industrial area which fronts on Thunder Bay provides the harshest views along the bay. The industrial facilities often present a stark edge to adjacent residential areas, although some areas are screened and buffered with extensive plantings. Wildlife Sanctuary: The Alpena Wildlife Sanctuary is a community amenity that projects a positive image of keeping nature within the city. The sanctuary provides strong recreational and wildlife habitat opportunities. The fairgrounds' relationship to the river and wetlands area could be made stronger. The appearance of the fairgrounds from Eleventh Avenue does not project a positive image. Downtown Government District: The collection of government buildings in Downtown -City Hall, the Library, the Federal Building, and the National Guard Armory- form a district of similar buildings with similar uses. However, this district is not thought of as having a distinct identity and is not as cohesive as it could be. County Government District: I The County Courthouse site presents a positive image. There is a missed opportunity, however, to unify the courthouse block with the County Courthouse Annex across the street. Pedestrian access between the two facilities is not well defined. Furthermore, the annex site is not linked in any way to the County's La.Marre Park along the river. These three facilities could be connected to create an attractive "County Government District". Parking lots behind the courthouse and the annex lack screening to soften the transition to the adjacent residential areas. i 'I North Government/Institutional District: While this district projects a positive image, there is a lack of cohesiveness. Signage and landscaping needed to unify the area are deficient. Also, the pedestrian crossing at Johnson Street that connects the two sections of the community college campus is not as well established nor as safe as it could be. - 8- �North Industrial Park: Overall, the organization of the industrial park is effective and is a good beginning toward establishing a positive, cohesive light industrial district. However, many elements typically associated with a quality industrial park setting are missing. Signage and site development controls currently used do not ensure the highest quality industrial site design. For example, loading and storage areas are generally not screened, and the placement of signs is inconsistent and even cluttered in some areas. General Physical Image/Identity: Alpena gives a mixed impression to the outsider. On the one hand, the city has many outstanding amenities which project positive images. In addition to the amenities discussed elsewhere in the Market Analysis section of the Comprehensive Development Plan, the city is characterized by neat, well-kept residential areas; clean streets and ongoing beautification plantings; excellent implementation of traffic control measures such as roadway markings, channelization, and user separation (bicycle paths and sidewalks); architecturally attractive and diverse houses of worship; and, a relatively mild climate. There are many opportunities for Alpena to distinguish itself in the area of attracting tourists. Fishing and hunting opportunities are endless, as are opportunities for other year-round outdoor activities. The distinctive ethnic flavor of Alpena is another asset which is currently underutilized in promotional efforts. Other opportunities include corporate tours and observation of quarry operations, as well as promotion of the scuba diving and sink hole exploring opportunities. There are several conditions which do not contribute to a positive image for Alpena. Current graphics and signage used to identify City of Alpena facilities are nondescript and may need to be upgraded. Consistent and attractive identification of all City recreational facilities would encourage more use of these facilities by tourists. The graphic quality of water tower markings is inconsistent and in some instances, dated. The signage and parking at the ice arena needs to be upgraded, and the facility may be underutilized from the standpoint of community-wide marketing efforts. - 9- I �C. RECREATIONAL FACILITIES Recreational opportunities in northeast Michigan will need to play a vital role in the diversification and expansion of the region's economy. Recreational facilities both within the Alpena city limits and in the surrounding area not only help attract tourists, but are important components of Alpena's quality of life. A description of both local recreational facilities within the Oty of Alpena and regional recreational facilities follows. Local Recreational Facilities: The current City of Alpena Recreation Plan was prepared in 1989. The plan includes proposed park improvements and implementation strategies. The facilities provided at each park as well as the recommended improvements from the plan are discussed below. Coastal Parks: Mich-e-ke-wis Park, located along the city's southern boundary, includes two large public beaches, Starlight Beach and Mich-e-ke-wis Beach. Opportunities at this park include picnic facilities, a shelter building (including restrooms, concession stand, locker rooms, and an office), tennis courts, two children's play areas, two ballfields, the ice arena, and bikeways along US-23 and along the beach. Recommendations for this park include improvements to parking areas, picnic tables, benches, pedestrian pathways, landscaping improvements near the water treatment plant, reconstruction of the tennis courts, and the acquisition of additional property to allow for expanded views of the park. The Alpena City Council has established the goal of having a recreational vehicle (R.V.) park in the Alpena Area. However, a 1987 feasibility study commissioned by the City concluded that the development of a public RV Park at Mich-e-ke-wis Park would not be economically viable. Plans to provide an additional R.V. park are currently under study by the Planning Commission. Recreational facilities at the Harbor Area and Bay View Park include a bandshell, two basketball courts, a ball diamond, four tennis courts, two volleyball courts (basketball, ball diamond, tennis, and volleyball facilities are property of the Alpena Public Schools), a tot lot, the Small Boat Harbor /Marina, a boat launch, and a fish cleaning station. The small boat harbor has been expanded to include a total of 132 boat slips. Planned improvements for this area include the addition of attractions for pedestrians, fishermen, and the non-boating public, such as pathways, landscaping, signs, and picnic tables. As discussed in the Image Analysis Section of the Comprehensive Development Plan, the Harbor Area and Bay View Park complex lack cohesion, as individual amenities are not well configured in relation to each other or the entire complex. While the provision of the bandshell was a successful community effort, its specific location may not have been ideal with respect to the entire park layout. The bandshell seating area needs definition. All further improvements to the Harbor Area and Bay View Park should strictly follow the City's Outdoor Recreation and Park Master Plan as most recentlyadopted by the Park and Recreation Commission and the Planning Commission. - 10 - �Riverfront Park located near the mouth of the Thunder Bay River in the Downtown area is divided into North and South Riverfront Parks. South Riverfront Park provides the following facilities: dock fishing, docking of larger watercraft, picnic tables and benches, concrete walkways, an open space area, and a parking lot. North Riverfront Park incorporates active and passive waterfront recreation. According to the park's master site plan, the following facilities are planned: boat launch (completed), boat mooring, a parking lot (completed), a shelter building/amphitheater, a fishing pier, a boardwalk, an open lawn area and landscaping, and a pedestrian linkage to South Riverfront Park and to Downtown. Phased implementation of this plan was recommended because of its high cost. These improvements have begun and already have added much to the appearance of this highly visible facility. Two other Oty parks are located along Lake Huron- Blair Street Park and Thompson Park. Blair Street Park, a small neighborhood park located on Thunder Bay, provides a beach and fishing area and a few picnic tables. Recreation Plan recommendations include keeping this as open green space with additional picnic tables, grills, and landscaping. The park also includes a pier structure which houses a major City storm sewer extending 320 feet into the bay. The City recently made improvements to this park, with financial assistance from a State Coastal Zone Management Grant. Thompson Park is a small one-acre park that provides a Thunder Bay swimming beach. Minor improvements recommended in the Recreation Plan include rebuilding the beach with new sand and a new retaining wall. Due to its small size, Thompson Park is intended as a more passive area and Starlight Beach is designated as an active beachfront park, as Starlight already has all needed amenities such as restrooms, adequate parking, etc. Other City Parks: Avery Park, a pocket park just north of Downtown, contains several shade trees and benches and serves as a rest stop for the elderly, a neighborhood play lot, and as open space. It is unlikely that this park will ever be enlarged. Therefore, planned improvements for this park are confined to its present limits. In conjunction with the "Old Town Alpena" project, Avery Park will receive a Victorian-style four-faced bronze clock and Victorian-style lampposts and park benches. Kurrasch Park is part of the Kurrasch Housing Project and contains limited playground equipment and an open field area. The City Housing Commission's office is located on site and includes a community room for indoor recreational use. The Recreation Plan recommends that this park be developed as a facility for low profile children's play. Other recommendations include the addition of a basketball court and park benches and the installation of a fence and landscaping to screen the railroad from the play areas. - 11 - �McRae Park provides both community-wide and neighborhood type recreational opportunities. Facilities at the park include: three fenced ballfields, two practice fields, a children's play area, two tennis courts, two parking lots that provide four basketball half-courts, a concession and restroom building, and a park shelter. The Recreation Plan recommends that the tennis courts be resurfaced and enclosed with perimeter fencing, the children's play area be expanded, additional spectator seating, park benches, and picnic tables be installed. A planting program also will be continued. The addition of three parcels of land at the comer of Merchant and Hueber Streets would help unify the park and provide space for use as a soccer field or permanent open space. The 40-acre Oxbow Park, located in the northwestern part of the city, was once used as a sanitary landfill and has been vacant for several years. Analysis in the 1989 Recreation Plan indicates that the residential areas adjacent to this 40-acre area are deficient in "community park" space. Facilities at this park include two ballfields and a shelter building/ concession stand. Planned improvements include four ballfields, four tennis courts, two basketball courts, a storage area and warming area, and a concession stand), several picnic areas, and children's play areas. A greenbelt/natural area would completely surround the park. County Parks: LaMarre Park is an Alpena County park located within the city limits just east of the Ninth Ave~ue Bridge. This park provides open space for picnicking, and is, along with the nearby dam site, an extremely popular fishing site. However, some improvements are needed at this facility, such as a sign notifying fishermen of the cleaning station at the Harbor. The Alpena County Fairgrounds include a campground with a camper sanitation station as well as a canoe launch, picnic area, and playground. These facilities are underutilized when the fair is not in operation, and existing signage is poor. Steps should be taken to better identify these important facilities. Alpena Wildlife Sanctuary: The Alpena Wildlife Sanctuary, a wetland area approximately 500 acres in size, is located in the center of the city along the Thunder Bay River. Recreational opportunities offered there include: boating, canoeing, fishing, nature study, picnicking and walking (on Sportmen's Island). The sanctuary provides all benefits associated with wetlands including habitat for various types of wildlife. The Alpena Wildlife Sanctuary Committee prepared a report in 1980 which analyzed the resources and future potential of the site. The committee recommended to retain the sanctuary for public use and to officially define and recognize the area. The Oty offered management support for Sportsmen's Island and the Bagley Street Bridge area. These two sites are the most heavily used for hiking and fishing activities. Sportsmen's Island, a Oty-owned park, is designated for passive recreation and environmental education by agreement with the Michigan Land Trust Fund, which provided most of the purchase money. The City has removed utilities and the vacant shelter building. - 12 - �Bikeway Plan: The 1983 Recreation Plan proposed a bikeway plan to serve as a connector between park areas and business districts within the city. The implementation of this system would require the installation of identification signs and bike racks. Regional Recreational Facilities: Regional recreational facilities are important components of the City of Alpena's tourist industry. Some of the regional recreational opportunities that play an important role in the city's economy are discussed as follows. The Thunder Bay Underwater Preserve encompasses all of Thunder Bay as well as other off-shore areas of Alpena County to a depth of 150 feet. The preserve has one of the highest concentrations of shipwrecks in the Great Lakes. The preserve attracts many divers, but the potential of this resource from the standpoint of tourist attraction has not been fully realized. Fishing in the Alpena area is exceptional. The Thunder Bay River above the dam offers smallmouth and largemouth bass, northern pike, panfish, and perch. Below the darn and into Lake Huron, anglers catch salmon, lake trout, brown trout, and rainbow trout, and some pike, walleye, and channel catfish. Hunting opportunities in the Alpena region are outstanding. Hunters can find both large and small game animals and game birds common to Michigan. Thousands of acres of State-owned land are available for hunting in the Alpena region. Cross country skiing in the winter and hiking in the warm months are also popular activities for this area. Within 20 miles of the city are several hiking trails and natural areas available for these activities. Norway Ridge, Chippewa Hills Pathway, Besser Natural Area, Ocqueoc Falls, and the Wah-Wah-Tas-See Pathway are a few of the areas where skiing and hiking are offered in beautiful natural settings. Another popular activity in this region during the winter is snowmobiling. Devil's Swamp Trail, located south of the city, offers 27 miles of marked trails. Indian Reserve Trail, off Indian Reserve Road, has six miles of snowmobile trails. In addition, the State Forest areas are available for snowmobiling at no cost. Golf is another activity offered to the tourist in northeastern Michigan. Two 18-hole golf courses located near Alpena are the Alpena Golf Oub and Alpena Country Club. There are three other golf courses within a half-hour's drive of Alpena: Thunder Bay Golf Course in Hillman, Rogers City Golf Course, and Springport. In addition, there are numerous county parks, State parks, and State Forest campgrounds in the Alpena region. - 13 - �D. COMMUNITY FACILITIES AND PUBLIC SERVICES: A community facilities location map is shown on Figure 2, the Community Facilities Map. North Government/Institutional District: This area in the northern part of the city includes the Alpena Civic Center, the Jesse Besser Museum, Alpena Community College, Alpena General Hospital, the Alpena County Sheriff Department and Jail, the District #4 Health Department, and the Northeast Michigan Mental Health Complex. Each of these facilities is discussed below: 1. Alpena Civic Center: The Alpena Ovic Center contains meeting facilities for conventions and community groups and offices of the Alpena Area Chamber of Commerce. 2. Alpena Community College: Alpena Community College's main campus offers courses in applied sciences and general studies. Arrangements for offering advanced undergraduate and graduate courses through Central Michigan University and Lake Superior State University have recently been made. 3. Jesse Besser Museum: The Jesse Besser Museum exhibits cultural and historical displays for public benefit. museum is fully accredited and is a major tourist attraction in the city. 4. The Alpena General Hospital: This facility was constructed in the 1930s and has recently undergone a $12 million expansion. These new facilities enable the hospital to continue to provide quality health care services to residents from throughout the Alpena market area. Alpena General Hospital is an important community asset and its excellent reputation has helped to attract retirees to the region. 5. County Sheriff Department and Jail: These services are located in a modern facility on the southeast corner of Chisholm and Johnson Streets. 6. Northeast Michigan Mental Health Complex: A new Northeast Michigan Mental Health Complex is planned for a site adjacent to Alpena General Hospital on Johnson Street. - 14 - �7. District #4 Health Department: The District #4 Health Department is located in the former County Farm facility, a historic structure on the east side of Chisholm Street just north of Alpena General Hospital. County Courthouse and Annex: The County Courthouse and annex house County of Alpena offices and courts. The Courthouse, considered an art deco landmark, is listed in the National Register of Historic Places. Downtown Government District: This district contains the following facilities: City Hall, the Library, the Federal Building, and the Armory. Each is briefly described below. 1. City Hall: The Alpena City Hall contains City administrative offices as well as the police department. This facility is near capacity. 2. George M. Fletcher Public Library: This quality facility, across from City Hall, houses the Alpena County Library. The library offers a wide variety of community services, including lectures and a full range of children's programming. 3. Federal Building: This building is located near City Hall along the Thunder Bay River. The building is used by only one full-time office (Coast Guard Auxiliary), and is considered by the General Services Administration to be underutilized and a candidate for being put up for sale. Re-use of the building should be explored, as the building's architectural style cannot be replaced and it helps to form, with City Hall and the Armory, a complex with a traditional monumental civic character. The character of this "Downtown Government District" provides continuity with the community's past. Possible uses for the building include government offices, a maritime or lumbering museum, a tourist or business information center, or office space for a professional firm, such as a law office. 4. National Guard Armory: This building located just east of the Federal Building, provides space for community groups to hold meetings or exhibits, as well as larger gatherings such as wedding receptions. - 15 - �Senior Citizens Center: The Senior Otizen's Center provides services and activities for the elderly. The facility is conveniently located between the two large senior housing facilities on the south side of the Thunder Bay River, just northwest of Downtown. The facility does not take full advantage of its riverfront location, and various site improvements could be made to provide an outdoor activity area on the river side of the building. Cemeteries: There are three cemeteries in the city which are operated and maintain~ by City employees. The 61-acre Evergreen Cemetery is owned and operated as a public service. Two cemeteries, Hebrew and Grace Lutheran, are privately owned but are maintained by Oty staff. Holy Cross Catholic Cemetery, located along M-32 near the other cemeteries, is privately maintained. Police and Fire Services: The Oty's Central Fire Station building located on the comer of Third Avenue and River Street, is in relatively poor condition. The North Fire Station is located on Oldfield Street near the Ninth Avenue Bridge. Although the North Station is relatively new, it has developed foundation problems due to poor fill (this facility was built on approximately 30 feet of sawdust). The present location of the two fire stations in relatively close proximity to each other is undesirable. The City may need to seriously consider consolidating the two stations into a single new station in light of rising costs and the condition of the existing facilities. It also may become increasingly necessary to provide a station in the southwest area of the city, as commercial and residential development continues along the Hobbs Drive/Bagley Street corridor. The pace of development in this area will be accelerated upon completion of the U.S. 23 Bypass along Hobbs/Bagley. Alpena Township has stations on North US-23 and on State Avenue south of the city. The City and Township fire departments should continue past cooperative efforts and should explore new ways to work together. The City's police department operates out of City Hall, where police facilities are becoming cramped for space. Therefore, the City has considered consolidating the police department along with the fire services to one new facility. The preferred location for the new facility is at the intersection of Sixth Avenue and Chisholm Street, across from the Senior Otizens Center. The site was purchased with a federal grant designated for site acquisition for a future combined facility. - 16 - �Public Works Garage and Materials Storage Facility: The Public Works Garage is located on Campbell Street adjacent to a residential area. This has been identified as a location of incompatible land uses, but the garage site is zoned for industrial use. The Public Works Department has discussed ways to combine the garage with the Materials Storage Facility in order to eliminate the travel distance between the two facilities. The City of Alpena Public Works Department maintains the Materials Storage Facility on Long Lake Avenue near the north city limits. The facility is approximately three miles, by city street, from the Public Works Garage. Alpena County Road Commission: The Alpena County Road Commission's (ACRC) newly constructed building is located on Bagley Street. This facility will be able to serve the County's needs beyond the next ten years. Bagley Street was recently upgraded to a two lane paved roadway and is planned to become a US-23 bypass route around the Alpena Central Business District. Elementary and Secondary Schools: The Alpena Public Schools operates the following ten elementary schools: Ella White, Hinks, Lincoln, Long Rapids, Maple Ridge, Hubbard Lake, Sanborn, Wilson, Besser, and Sunset. Thunder Bay Junior High and Alpena High School also provide public education for the area's youth. These schools also provide numerous recreational facilities for public use, including the Plaza Pool at Alpena High School. The three parochial schools in the area are St. Anne (K-8), St. Mary (K-6), and Immanuel Lutheran (K-8). The School District has vacated the Bingham School facility at the northeast comer of Fifth and McKinley Avenues. Potential redevelopment of this facility for residential use has been investigated. Higher Education: Alpena Community College, located on the north side of Alpena, east of U.S. 23, plays a key role in the educational, economic development and labor force development efforts in the Alpena community. Enrollment has grown 33 percent in the last 5 years, with nearly 2,500 students enrolled in the Spring Semester, 1989, with 1,800 of those being at the Alpena Campus. The student body has includes a high percentage of non-traditional students, with an average student age of 29 years. The College places a strong emphasis on meeting the career training needs of Northeast Michigan. For example, a new program has been developed to train corrections officers, to meet increasing demand for certified qualifications in this area. Outreach to the community is also an important part of the College's mission. In 1988, the College established the Center for Economic and Human Resource Development. This was intended to focus - 17 - �the College's activities which serve economic development and service to the Northeast Michigan business community. Services which are provided in the Alpena area through the Center include coordination of community volunteer programs through a Volunteer Center, customized training programs for area businesses, career planning assistance in area high schools, business startup and expansion planning and consultation services and operation of an industrial and environmental testing lab. - 18 - �E. UTILITIES The City of Alpena offers sanitary sewer and water services to the majority of residences and businesses within the city limits and portions of Alpena Township. The operation and maintenance of these facilities is handled through a private operator under contract with the City. The service areas for the City's water and sanitary sewer systems (within the city limits) are shown on Figure 2, the Community Facilities Map. Water: The City of Alpena receives its water supply from Lake Huron's Thunder Bay. The original sections of the City's water system were built in the 1920s. The City plans to institute a 2 percent per year replacement program for both water and sanitary sewer systems. Water usage for the City averages 2 million gallons per day. This number may be deceiving because it represents an average of periods of high and low usage. The current operating capacity at the water treatment plant equals 5.25 million gallons per day. The maximum design capacity of the facility equals 8 million gallons per day. Water service is provided within the city limits and to approximately 50 percent of residences in Alpena Township (primarily the portion south along US-23). Residents in the Long Lake area, Ossineke area, and the residential developments in between have also expressed some interest in connecting to the City's water system because of poor well water quality. Proposed development may add approximately 275 new customers in the short term. Service to areas north of town is limited due to the presence of subsurface bedrock. If the service area is expanded, there will be a need for additional dear well storage or increase in the plant's existing mixed media filter rate. The City is currently utilizing 38 percent of its total water system capacity. Accommodating the expected increase in the water distribution system may require some expansion of the water treatment facility. Provisions have already been made for such expansion on the south side of the existing plant. R. S. Scott Engineering conducted a needs assessment of Alpena's water system in 1968. Several of the improvements recommended in this study have been implemented. Establishment of a new water intake location is still under consideration but is not planned at the present time due to cost constraints. This was proposed to avoid potential water pollution problems which could exist at the present location near the mouth of the Thunder Bay River. Sanitary Sewer: Alpena's wastewater treabnent facility is located at Water Street and Harbor Drive at the mouth of the Thunder Bay River. This facility was updated in the early 1970s. Its current treatment capacity is 5.25 million gallons per day. The City is now using 67 percent of this capacity. - 20 - �The City provides sanitary sewer service to a majority of homes within its boundaries, as well as some areas of Alpena Township. Septic systems are still in use at approximately 85 scattered locations within the service area. The areas north of the city which have bedrock close to the surface are difficult to serve. This condition has hampered development in these areas. Recent expansion of the service area has occurred in several areas to the south and west of the city. An effort is being made to upgrade two percent of the sanitary sewer system and water distribution system each year. Storm Sewer: The majority of streets in the city are comprised of an urban cross section with curb and gutter, drainage structures, and an enclosed storm sewer system. New storm sewer is installed when curb and gutter is added as part of new developments. The majority of the storm sewers outlet at various points along Thunder Bay River. The city currently does not experience significant flooding of the storm sewer system, even during periods of frequent or heavy rainfalls. The dams along Thunder Bay River provide effective flood control. An increase in improved land within the city should not have a significantly negative impact on the City's storm sewer system as long as adequate storm drainage measures are provided as part of the development. Such measures might include the provision of stormwater detention basins or retention ponds. City Light Division: The City of Alpena owns its street light system (approximately 1,021 street lights), which currently illuminates nearly every street intersection in the city, with mid-block illumination provided on various major streets and in the Downtown area. Electricity: The Alpena Power Company provides electrical service to the community and its environs. This private utility firm owns a number of hydroelectric power generating facilities situated at dams along the Thunder Bay River. Within the city limits, one such facility is located just north of the Ninth Avenue Bridge. Alpena Power's corporate offices are located Downtown on Second Avenue at the river. Natural Gas: Natural gas service is provided to the City of Alpena by Michigan Consolidated Gas Company (MichCon). MichCon has facilities in two locations in Alpena: an office facility on Chisholm Street in Downtown and a service facility on US-23 north of the city. - 21 - �Telephone: Telephone service is provided in the Alpena community by GTE North Inc. GTE has facilities in both Downtown Alpena and in the North Industrial Park. - 22 - �I TRANSPORTATION I I Recent planning efforts aimed at increasing public awareness of Alpena's many attributes have focused on transportation as a major issue. In particular, roadway improvement needs have been identified which will facilitate circulation in and around the city and increase accessibility to the northeastern Michigan area. The need for more frequent and direct commercial air links to larger hubs downstate has also been cited. The Alpena deepwater port has been upgraded with the completion of the Second Avenue drawbridge project, and additional improvements are being considered. These measures are seen as vital ways to encourage economic growth and promote tourism in the region through upgrading of the transportation system. Regional Roadways: I I U.S. Route 23 (US-23), which follows State Avenue and Chisholm Street, provides primary north-south access to Alpena. This two-lane roadway is a designated State trunkline and follows the western shore of Lake Huron for much of the way between Standish and Mackinaw Oty. Access from the west is served by M-32, another two-lane State route which follows Washington Avenue within the city limits. A third trunkline, M-65, provides additional north-south access to central Alpena County. Access to Alpena has been hampered by the circuitous nature of US-23 along the lakeshore as well as M-32 and M-65 which contain many jogs, hills and sharp turns. At times, heavy seasonal and recreational traffic overload the two-lane trunklines in this area, causing many to avoid these routes and opt for more easily accessible destinations. US-23 is heavily utilized by commercial trucking lines and hazardous waste haulers due to load limit restrictions along portions of M-65. The result is conflicts between local traffic and through-passenger vehicles and trucks. Local Roadways: Travel within the City of Alpena is primarily served by US-23 and M-32, which intersect in the heart of the Central Business District. Residential and commercial development which has occurred along these trunklines has reduced their ability to function mainly as through-routes and instead, these roads must serve as primary access to many adjacent properties. As a result, volumes on the trunklines are nearing their current capacities. Several County and.local roads carry traffic to and from the outskirts of the city, but most of these eventually connect back to the two State routes rather than bypassing them. Figure 3 displays the City of Alpena Act 51 Map and traffic count data. I ~ I I I I , Arterial and collector streets are evenly distributed throughout the city. Ripley Boulevard and Second Avenue, carrying traffic volumes comparable to US-23 and M-32, can be classified as major arterial streets. Ninth, Eleventh, and Grant Avenues, as well as Hobbs Drive/Bagley Street and Long Rapids Road have lower volumes and appear to function well as minor arterials. The presence of only four bridges over the Thunder Bay River poses some constraints on cross-town travel, but based on current volumes, it does not appear that an additional crossing is needed at this time. The collector roadway system is comprised of streets similar to Oldfield Street, Miller Street, and Third Avenue. The current volumes on the majority of these streets are below their estimated capacities. - 23 - �CITY OF ALPENA COMPREHENSIVE DEVELOPMENT PLAN -- -- I ---I I I I t' . . . . .. ·. · :· '. I .- - ' - - - - - t - - - " t t " r : /·1 L__ __ 1 rr-··- I! -~ - J ( EXISTING ROAD SYSTEM 7 LEGEND 0 STATE TRUNKUNE ••••••• COUNTY PRIMARY COUNTY LOCAL MAJOR STREET \, LOCAL STREET (YEAR) 10,000 ADT-AVERAGE DAI LY TRAFFIC l'!Qif; STREET CLASSIFICATIONS BASED ON ACT 51 MAP APPROVED BY MOOT ON 4-17-86 THE t 400. 100 120Gl1100 SCilLE ·IN FEl!T \\'RDC C.ROL'P ~~';"° \OCMC.,\. ' ~• 1• JJ.MiCICIO ~ ===== ""'""" I.ASIUCl>l71J1'0 ~ •• l• 1W.. Ul �I l Alpena's local street network has developed in a grid fashion, paralleling either the Thunder Bay River or Lake Huron shoreline. Washington Avenue, Campbell Street, and Baldwin Street all bisect the city diagonally, creating a number of angled intersections at side street locations. Other roads within the city contain jogs or offsets, due to the proximity of the river, lakeshore, or the Detroit & Mackinac Railroad tracks, which result in poor operation. A majority of the local streets within the community, including primarily residential streets, extend for a number of blocks. One drawback to this scheme is that a number of side street intersections are created along major thoroughfares such as Washington Avenue, Chisholm Street, Second Avenue, and Ripley Boulevard. Rail: The City of Alpena and surrounding region are served by the Detroit and Mackinac Railroad. The tracks follow the general alignment of US-23 as far north as Alpena, then head inland to the northwest toward Mackinaw Oty. Several spurs run along the east side of the Thunder Bay River to serve industrial sections of town. Although the railroad tracks cross major roadways at several locations throughout the city, traffic delays are not frequently experienced, due to the low volume of train traffic in the area. Of note, however is the coexistence of periodic train traffic with vehicles on Tenth Avenue near Chisholm Street and on Fletcher Street, just north of the Abitibi-Price Corp. facility. Tracks running down the center of the roadway are not separated in any way from cars, posing a potential safety problem for those unfamiliar with the area. Airport: Alpena County Regional Airport, formerly Phelps Collins Field, is located west of Alpena on M-32. The airport is County-funded and is the only airport in close proximity to the city. The facility is home to the Phelps Collins Air National Guard Base at the present time, and also provides general aviation services and limited commercial air service. Welch Aviation and Aviation North, both of Alpena, provide charter and flight services. Commercial air service has been felt to be inadequate since federal deregulation and lobbying efforts are underway to improve commercial air service to the area. This lobbying effort has been identified as a primary Alpena City Council objective. Currently, Great Lakes Airlines provides daily roundtrip service to Detroit (Metro Airport B Concourse) and Sault Ste. Marie (with connections to Chicago). Drummond Island Air also has daily round-trip flights to Detroit Metro Airport. Lobbying efforts are also attempting to guarantee the retention and expansion of Air National Guard activities at the airport. The economic benefits of the Guard presence are considered to be irreplaceable, and the Alpena City Council has made this lobbying effort a major priority. The airport functions as an important "gateway" into the Alpena community. passenger terminal does not have an effective welcome center. - 25 - However, the air �Deepwater Port: The port at Thunder Bay along Lake Huron can accommodate commercial shipping vessels at private facilities at Lafarge, Abitibi-Price Corp., Fletcher Paper Co., and Alpena Oil Co. One of the largest fleets on the Great Lakes, owned by Inland Lakes Management Company, utilizes Alpena's port. The completion of the Second Avenue bascule bridge has opened up the Thunder Bay River to commercial shipping and larger recreational boats as far upstream as the Ninth Avenue Bridge. Additional improvements under consideration include dredging and an improved tum basin upstream from the Second Avenue Bridge. Transit: Public transportation services within the Alpena area are provided by the City of Alpena-funded DART dial-a-ride system. DART service extends to shopping areas outside of the Alpena city limits. This operation is contractually provided by a private firm. Intercity Bus: Intercity bus service is provided to Alpena by Greyhound Lines. The Greyhound route which serves Alpena runs from Alpena south to Bay City. The bus station is located in Downtown Alpena on Washington Avenue. Improvement Needs: Alpena's ability to encourage new economic growth will be based in large part on the capacity and condition of the transportation system which serves the area. Improved access to the northeastern Michigan region will enhance its desirability to both new industry and year round recreational visitors. Alternatives for the upgrading of US-23, as well as M-65 and M-32, have been the topic of an ongoing study by the Michigan Department of Transportation. The current proposed improvement plan calls for upgrading of US-23 in stages, beginning at its south end, to serve primarily regional and local trips. In conjunction with these changes, portions of M-65 and M-32 would be modified to better accommodate commercial truck traffic. The 1988 MOOT U.S. 23 Study also endorses the implementation of the "Alpena Bypass", which would carry through-trips around the city via Hobbs Drive/Bagley Street/Genschaw Road and Hamilton Road. In connection with the Hobbs/Bagley route alternative for the Alpena Bypass, there has been discussion of improving Hamilton Road east of North US-23 to Wessel Road, and improving Wessel Road south to Ford Avenue. The plan would straighten Wessel Road by relocating the southern section eastward. In addition, Second Avenue east of Hueber Street would be improved to truck route specifications and extended eastward to connect to the realigned Wessel Road. The primary purpose of these improvements would be to better accommodate heavy truck traffic, including hazardous waste haulers, to the Lafarge Corp. and Abitibi-Price Corp. area by eliminating the need to travel through - 26 - �Downtown Alpena. Designating the Long Rapids Road/Johnson Street route east to the bayfront industrial area as a truck route has also been discussed as an alternative in conjunction with the development of the bypass. A number of changes to the local roadway network have been planned or implemented in recent years which will help to improve traffic operations. Implementation of a one-way street system in the Downtown area continues to be a viable method for increasing capacity of the existing system. The Second Avenue Bridge has been rehabilitated to better service traffic to and from the industrial areas on the east side of the river. The widening of Ripley Boulevard has made it a more viable route for north-south trips through town. Ongoing rehabilitation projects on streets such as Bagley Street, Second Avenue, and Miller Street will better serve local traffic. In addition the LaFarge Co. plans to remove the viaduct over Ford Avenue near the Lafarge plant, to eliminate this long-standing traffic impediment. The need still exists, however, to address areas of potential concern along both State trunklines and major or local streets within the City of Alpena. Washington Avenue (M-32) contains several sections of narrow pavement and has several intersection alignment problems. The sharp angle at the intersection of State Avenue and Chisholm Street continues to slow through-traffic in this area. US23 contains several areas of on-street parking, heavy pedestrian traffic, and numerous side street intersections, which contribute to overall traffic congestion along this route. In addition, traffic accidents are highest in this area due in part to high operating speeds, lack of tum lanes at certain intersections and insufficient capacity during peak periods. Near the Central Business District, inadequate sight distance around existing buildings presents a safety hazard. The proximity of the Post Office on Second Avenue, combined with the wide pavement in this area creates congestion and illegal U-turns just east of the drawbridge. Delays and congestion are also experienced at the intersection of Oldfield Street and Second Avenue. Misaligned or offset intersections contribute to operational problems at several locations throughout the city. - 27 - �G. DEMOGRAPHICS Historical Population Growth: The population of Alpena County grew steadily from 1900 through 1980, with Alpena Township accounting for a third of that growth. Since 1980, the county's population has stabilized. The population of the Oty of Alpena has remained relatively constant throughout the century, but in terms of the city's share of the county population, the city's share declined to 37 percent by 1980. This change was consistent with national trends in suburban growth, and was reinforced by the unavailability of land suitable for development in the City of Alpena due to the presence of Lake Huron, the Thunder Bay River, wetlands, poorly drained soils, shallow bedrock, and so forth. According to the decennial U.S. Census counts, the City of Alpena's population peaked in 1960, when 14,682 residents were counted. The population of the city then began to fall slightly, consistent with national trends toward a smaller household size and the national loss in manufacturing employment. Another factor has been the change in availability of housing stock as neighborhoods, particularly along arterial and collector roads, have undergone transition from residential to commercial land use. Population change from 1960 to 1986 was estimated to be a reduction of 23.1 percent. One impact of this shift in population has been a relative reduction in State shared revenues, which are often allocated on a per capita basis. Table 1 and Figure 4 present population history data for the City of Alpena, Alpena Township, and Alpena County. Population Projections: The State of Michigan Department of Management and Budget projected in 1985 that Alpena County's population will remain constant through 2010. The City of Alpena is also projected by the Northeast Michigan Community Service Agency (NEMCSA) to remain stable through 2010. NEMCSA assumed that the city's share of the county population will remain a constant 36.5 percent, consistent with the 1980 to 1988 trend. This assumption is supported by the National Planning Data Corporation, which projects that the city's population will be 10,643 in 1993, a total of just over 35 percent of the county's population. The National Planning Data Corporation, a marketing research firm based in Ithaca, N.Y., uses a variety of current indicators to make its population estimates and projections. While overall population stability during the next 20 years appears to be the case, continued slight annual population decline in the city will occur into 1993 if the National Planning Data Corporation projection holds true (a drop in population of almost 13 percent from 1980 to 1993). The 1993 projection is based on current trends, and indicates the kind of decline that can be expected unless measures are taken to counter such trends. However, building permit data for the City in 1987 and 1988 show that past trends may not be continuing. Still, efforts must be undertaken to create a climate in which past population trends will not continue indefinitely. Table 1 and Figure 4 display population projections for the Oty of Alpena, Alpena Township, and Alpena County. - 28 - �Resident Profile: Alpena's population has a much higher percentage of White persons and is older on the average than the State of Michigan as a whole. Over 99 percent of the Oty of Alpena's population is White, in contrast to the statewide percentage of 85.0. Table 2 shows racial composition data for the City of Alpena, Alpena Township, Alpena County, and the State of Michigan. The median age of the city's population is currently estimated to be 34.5 years, which is higher than the statewide median of 31.7 years. One reason why Alpena's median age is higher than the state's median age is that the 65 years and older age group is estimated to comprise just over 20 percent of the city's population, which is substantially higher than the statewide share of 11.5 percent. While there is occasional concern expressed over the relatively high percentage of elderly in Alpena, this condition should not necessarily be thought of as a negative economic indicator, as retirees have brought economic booms to many communities across the country. Furthermore, an overwhelming majority of elderly persons live independently and require no assistance with activities of daily living, contrary to popular myth. Still, the Alpena community has an opportunity to expand and improve services and facilities to the elderly population, such as senior centers, health care facilities, ambulance services, dial-a-ride services, and the like. Table 3 gives current estimates of age group and median age data for the City of Alpena, Alpena Township, Alpena County, and the State of Michigan. - 29 - �Figure 4 Historical Population Growth and Population Projections City of Alpena, Alpena Township, Alpena County, 1880- 2010 • Alpena County ---o-- City of Alpena ,'ii 32000 Alpena Township 30000 28000 26000 24000 22000 C 20000 -g_ 16000 a. 14000 0 ca 18000 0 12000 - +- -······ · · · ~v~ J -•• ••r ~~~~. . ... ... . . . / I 10000 8000 6000 4000 2000 I····························· l.............. t. . . . ~ . :=. . ............... - + ....... " 0 1880 I 1890 1910 1920 y ~----. / +-~(" + -· · · · · · · ··· · · · I 1900 ~I 1930 I 1940 1950 Year 1960 1970 1980 1990 2000 2010 Sources: U.S. Bureau of the Census Michigan Department of Management and Budget National Planning Data Corp. Northeast Michigan Community Service Agency �Table 1 Historical Population Growth and Population Projections City of Alpena, Alpena Township, Alpena County, 1880 - 2010 City of Alpena Alpena Township Alpena County City's % of County 1880 1890 1900 1910 1920 1930 1940 1950 1960 1970 1980 1981 1982 1983 1984 1985 1986 1987 1988 1990 1993 1995 2000 2005 2010 6,153 11,283 11,802 12,706 11,101 12,166 12,808 13,135 13,805 12,214 1,675 2,932 6,616 9,001 10,152 11,942 9,958 11,535 9,827 14,682 18,254 19,965 17,869 18,574 20,766 22,189 28,556 30,708 32,315 32,454 31,940 31,387 31,375 31,105 30,900 31,100 30,757 31,939 30,139 32,034 31,977 31,600 31,059 11,290 11,150 9,635 10,643 9,415 11,337 Sources: 64.7 63.7 62.2 65.4 61.7 59.2 51.4 44.9 37.8 37.4 36.8 36.5 36.3 35.3 36.5 1880 - 1980, U.S. Bureau of the Census 1981 - 1987 estimates, Mich. Dept. of Management and Budget and U.S. Census Bureau 1988 estimates, 1993 projections, National Planning Data Corp., Ithaca, N.Y. 1990, 1995, 2000, 2005, 2010 county proj., Mich. Dept. of Management and Budget 2010 dty projection, Northeast Michigan Community Service Agency Table 2 Population by Race City of Alpena, Alpena Township, Alpena County, State, 1980 City of Alpena Alpena County Alpena Township State of Michigan White Black Asian Other 99.3% 0.1% 0.2% 0.4% 99.5% 0.0% 0.1% 0.4% 99.4% 0.1% 0.1% 0.4% 85.0% 12.9% 0.6% 1.4% % Hispanic 0.2% 0.2% 0.2% 1.8% % % % % Note: Hispanics may be of any race. Source: U.S. Bureau of the Census - 31 - �Table 3 Population by Age Group, Median Age City of Alpena, Alpena Township, Alpena County, State, 1988 City Township County State 0-9 years 10-14 years 15-17 years 18-24 years 25-34 years 35-44 years 45-54 years 55-64 years 65-74 years 75+ years 13.0% 5.7% 3.8% 11.5% 16.9% 12.0% 8.1% 8.8% 11 .3% 8.9% 14.1% 6.6% 4.9% 9.8% 18.2% 13.0% 11.1% 9.4% 8.1% 4.9% 14.3% 6.5% 4.6% 10.1% 17.4% 12.5% 9.4% 8.8% 9.6% 6.8% 15.0% 6.7% 4.7% 11.3% 18.4% 14.3% 9.1% 8.9% 7.1% 4.4% Median age 34.5 33.1 33.4 31.7 Source: National Planning Data Corporation - 32 - �ECONOMIC CHARACTERISTICS The economic condition of the Alpena area has been the subject of much discussion and analysis in recent years. A major economic readjustment strategy (Target 2000) was completed in 1988 by the Midwest Research Institute (MRI). The MRI study analyzed current conditions, made a set of comprehensive recommendations, and also contained a target industry analysis. Overall, the MRI study presents a thorough analysis of the local economy, and its analysis will not be duplicated here. However, a few economic indicators which directly affect land use planning decisions are presented below. Building Activity: Building activity trends are important in determining land use needs. Annual construction activity in the City of Alpena was fairly consistent from 1963 through 1975. During this period, an average annual number of 20.4 residential units were built in Alpena, and the total number of all building permits averaged 279 annually. This period was followed by three years of greatly increased residential building activity (1976 - 1978), with 1977 being the peak year for construction activity in Alpena. A major drop in construction then took place, leading to no single-family homes or commercial buildings being built in 1982. Single-family building activity remained stagnant through 1986, but some recovery was evident in 1987 and 1988. Commercial permits issued were up slightly in 1986 and 1987. Table 4 provides building permit data for the Oty of Alpena. Labor Force and Unemployment: The unemployment rate in Alpena County paralleled the statewide unemployment rate and rose dramatically from 1980 to 1982. The county's unemployment rate peaked at 20.9 percent in 1982. Recovery in employment rates has been slow in Alpena County, however. While the statewide unemployment rate has declined steadily and is approaching national levels, the county rate in 1988 was still 3.5 points higher than the state rate, and twice as high as the U.S. unemployment rate. This high rate persists in spite of the fact that the labor force in the county has lowered considerably. The annual average county-wide labor force dropped by over 3,000 persons from 1980 to 1986. (There was a slight gain in the county labor force from 1986 to 1987, however.) Table 5 gives 1980s labor force and unemployment data for Alpena County. - 33 - �I I Table 4 Building Permit Data City of Alpena, 1980 - 1988 I I I I No. of Residential Units No. of Commercial Permits Total Permits 7 252 200 177 298 312 338 264 1963 1964 1965 1966 1967 1968 1969 35 26 17 15 17 15 12 1970 1971 1972 1973 1974 1975 1976 1977 1978 1979 12 28 27 21 22 18 50 72 56 34 12 11 9 11 6 3 17 5 9 7 334 333 364 297 234 222 322 405 341 333 1980 1981 1982 1983 1984 1985 1986 1987 1988 17 13 0 3 1 3 5 13 12 3 3 0 2 5 4 8 6 3 327 271 196 256 223 293 379 387 475 7 3 8 7 5 6 Source: City of Alpena Building Inspector Retail Sales: Retail sales in the Alpena area have been relatively strong in spite of the economic downturn experienced in the community. All major retail store groups except General Merchandise and Automotive experienced drops in total sales from 1981 to 1984, but a partial recovery in sales occurred in all of these groups by 1987. General Merchandise and Automotive sales continued to grow from 1984 to 1987, and strong sales in these two groups is the major reason for overall retail sales increases from 1981 to 1984 and from 1984 to 1987. Table 6 lists retail sales by six "store groups" in Alpena County for 1981, 1984, and 1987. - 34 - �Table 5 Labor Force, Unemployment Rate Alpena County, State, 1970, 1980 - 1988 Annual Averages Labor Force 1970 1980 1981 1982 1983 1984 1985 1986 1987 1988 Employment 13,600 13,400 12,225 12,450 11,050 11,075 10,875 11,200 11,750 15,750 15,650 15,450 15,275 12,950 13,100 12,625 13,125 13,200 Unemployment Rate Unemployment 2,150 2,250 3,225 2,800 1,925 2,025 1,750 1,925 1,475 Coun!f State U.S. 7.9 13.7 14.4 20.9 18.4 14.8 15.5 13.8 14.7 11.1 6.7 12.4 12.3 15.5 14.2 11.2 9.9 8.8 8.2 7.6 4.9 7.1 7.6 9.7 9.6 7.5 7.1 7.0 6.2 5.5 Source: Michigan Employment Security Commission Table 6 Retail Sales by Store Group Alpena County, 1981, 1984, 1987 1981 1984 1987 Store Group Food ($000) 41,041 34,990 38,627 Eating & Drinking Places ($000) 13,562 9,341 11,032 General Merchandise ($000) 11,992 18,161 21,696 7,725 6,874 8,670 19,093 28,695 31,341 5,818 4,825 5,039 145,411 150,116 168,010 Furniture/Furnishings/ Appliances ($000) Automotive ($000) Drug ($000) TOTAL ($000) Source: Sales and Marketing Management - 35 - �Tax Base: The City of Alpena's 1988 State Equalized Valuation was $148,224,700. This valuation represents only a 3.6 percent increase from 1981- an average annual increase of approximately 0.5 percent. When measured against inflation, the City's tax base has actually been stagnant in the 1980s. Property tax revenues have not kept pace with increases in City operating costs, and the City has had to lower the cost of various operations and has implemented or increased user fees. Table 7 displays property tax base data for the City of Alpena. Table 7 State Equalized Valuation City of Alpena, 1976 - 1988 State Equalized Valuation $96,795,223 102,757,201 106,917,822 115,358,425 137,635,518 143,038,962 144,411,200 144,463,100* 145,068,900* 146,259,500* 146,844,500* 146,042,500* 148,224,700* 1976 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 1987 1988 *Includes Commercial and Industrial Facilities Valuation Source: Oty of Alpena - 36 - �HOUSING CHARACTERISTICS Housing Profile: The predominant housing type in Alpena is single-family dwellings. Single-family residential areas in the city are generally well-maintained and attractive. Older neighborhoods are located adjacent to the Central Business District, while the newest single-family residential areas are located in subdivisions in the western area of the city near the high school and in the area north of the Alpena Wildlife Sanctuary. A housing conditions survey was completed in October 1988. Residential structures were rated on their exterior appearance. Three categories of maintenance were used in the rating process. The Housing Conditions Map displays the results of this survey. As expected, the older residential areas have the highest concentrations of structures with poor exterior conditions. However, the number of "poor" structures was limited, and it appears that County Housing Commission rehabilitation programs have been successful. Conversion of single-family dwellings into apartment houses has occurred in older sections of the city, and particularly along major thoroughfares such as Chisholm Street. The vacancy rate for these units appears to be low. Over a dozen apartment houses, buildings, or complexes provide market rate apartment units in the City of Alpena. These facilities are distributed throughout the north and west ends of the city. The City of Alpena Housing Authority operates 195 dwelling units for low income residents. Two of the complexes are oriented to the elderly and another two complexes are occupied by families. These facilities have very low vacancy rates, and waiting lists are relatively long. The two senior housing apartment complexes, Riverview Apartments and the Albert C. Fowler Apartments, are both on the northeast side of River Street, and overlook the Thunder Bay River. The Alpena Senior Citizens Center is located between the two facilities. Various housing developments oriented to the elderly have been provided by the private sector in recent years. In the city, the Pinecrest Manor complex and the retrofitted Wilson Dorm, a former community college residence hall, are notable examples of this type of senior housing, along with Birchwood Meadows in Alpena Township. Both local and downstate retirees are being attracted to these developments. Migration of retirees to rural counties in northern Lower Michigan is an important trend observed in the 1980s and will likely continue through the end of the century. Licensed nursing homes located in the area are Provincial House on Long Rapids Road in the city and the Pierce Nursing Home on Golf Course Road in Alpena Township. The City of Alpena also contains a high concentration of adult foster care homes. While this housing option fills a strong demand in the community, a preponderance of adult foster care homes can begin to overwhelm local services and can impact property values. The City of Alpena should be careful to not permit adult foster care homes at a density greater than the minimum density allowed by State law. - 37 - �Housing Conditions Survey: A housing conditions survey of all residential structures in the City of Alpena was conducted in October, 1988. Results of the survey are shown on Figure 5, Housing Conditions Map; housing conditions are generalized on the map and shown by "block face" rather than on a structure by structure basis. The following rating criteria were used in the survey: Excellent Condition: • • • • • Very well-maintained structure Roof and gutters free from sagging No evidence of foundation cracking or exterior wall defects No cosmetic repairs or maintenance needed Yard upkeep immaculate Good Condition: • • • • • Well-maintained structure Roof and gutters free from sagging No evidence of foundation cracking or exterior wall defects Any required repairs are cosmetic in nature Yard well.;.maintained, consistent with neighborhood standard Fair to Poor Condition: • • • • • Fairly well-maintained structure to dilapidated structure Roof and/or gutters require some degree of repair Minor to significant structural damage to foundation and/or exterior walls Minor to major repairs required to upgrade structure Yard fairly well-maintained to not maintained or cluttered with outdoor storage The survey results reveal that the City of Alpena's housing stock is generally well- to very wellmaintained. Areas with concentrations of housing in fair to poor condition include the following: • • • • • • The area bounded by Walnut Street, Adams Street, Long Lake Avenue, Pine Street, and Oldfield Street. The area bounded by Washington Avenue, Ripley Boulevard, Eleventh Avenue, Chisholm Street, and Third Avenue. The area bounded by Chisholm Street, Eleventh Avenue, the Thunder Bay River, and Ninth Avenue. Along Ford Avenue, from Oldfield Street east to Herman Street. Along State Avenue, from Baldwin Street south to Wisner Street. Near the intersection of First Avenue and Campbell Street. - 38 - �1 ENVIRONMENTAL FEATURES AND LIMITATIONS The environmental features in and around the City of Alpena provide both incentives and barriers to potential development. The remaining land available within the city suitable for residential, commercial, and industrial development should be identified and development can be directed toward areas where environmental features do not pose serious limitations. Future growth patterns and density of development will be influenced by environmentally-sensitive features. Most of these features present both benefits and drawbacks to potential development. Several environmental features were analyzed and include soils, wetlands, floodplains, and woodlands. Environmental features are depicted on Figure 6. Soils: An evaluation of soil types for the city was conducted in order to determine those areas that present development limitations. Soils information was provided by the Alpena County Soil Survey, prepared by the Soil Conservation Service (SCS). A second source provided by the SCS, a general soils classification and summary for Alpena County, published in 1973, was also utilized. Two different categories of soils with development limitations were identified within the city. Much of the soils in the area north and east of the city are stony and underlain by limestone bedrock. The other classification of soils which present limitations for development are either wet sandy soils that are poorly drained or are organic or peat soils. The majority of these wet soils are located along the Thunder Bay River floodplain and south of the city paralleling the lakeshore. There are also some isolated sections north of the Downtown area. Areas shown on this map are not necessarily undevelopable, however some site alteration may be required thus increasing the costs of development. Floodplains: The Federal Emergency Management Agency (FEMA) has determined the City of Alpena's official Flood Hazard Boundary Area shown on the Flood Rate Insurance Map completed in 1982. The Flood Hazard Boundary Area is shown as the floodplain on the Environmental Features Map (Figure 6). This area has been identified by FEMA as the area within which there is a one percent chance in any year that a 100-year flood will occur. The floodplain areas in Alpena are located along the Thunder Bay River, primarily in the Alpena Wildlife Sanctuary area, and along the Lake Huron shoreline. The floodplains along the river and the Lake Huron shoreline serve as water recharge areas and natural water retention basins during periods of heavy precipitation or high lake levels. Three isolated sections of Lake Huron Shoreline south of the harbor are included in a Michigan Department of Natural Resources (MDNR) designated High Risk Erosion Area District and appear on - 40 - �the Alpena zoning map as such. This district establishes greater setback requirements in areas that are subject to high rates of erosion. Development within the 100-year floodplain requires an extensive permit process managed by the MDNR. Should these floodplains coincide with wetlands areas, development in these areas may also be subject to the Goemare-Anderson Wetland Protection Act (Act 203 of the Public Acts of 1979). Wetlands: Wetlands provide a multitude of aesthetic and economic values, several of which are listed below. • • • • • • stonnwater storage erosion control wildlife habitat water quality groundwater recharge open space Development in wetland areas can benefit from these values by incorporating wetlands into site plans. The wetlands shown on the Environmental Features Map were designated by the U.S. Fish and Wildlife Service. Boundary determination was done using high altitude photography in October, 1978, and should be considered preliminary. Wetlands in the city limits include locations along the Thunder Bay River banks, the Alpena Wildlife Sanctuary, the section in the southwest comer of the city, and isolated sections north of Downtown. The development in these or other suspected wetlands may be affected by the Goemare-Anderson Wetland Protection Act (Act 203 of the Public Acts of 1979). This act places dredge and fill restrictions on MDNR-determined wetlands. The MDNR defines wetlands as follows: "land characterized by the presence of water at a frequency and duration sufficient to support, and that under normal circumstances does support, wetland vegetation or aquatic life." Soil types, vegetation, and level of water table assist in making wetland determinations. Woodlands: The Environmental Features Map also identifies areas with major tree stands. These areas have been designated by the MDNR as forested and wooded wetland in the MDNR's Michigan Resource Inventory System. These areas were determined through interpretation of 1978 aerial photographs. Woodlands are located in the southwest section of the city, corresponding with the wetlands there, in the northernmost sections of the city, and in isolated sections (north of Downtown). Generally speaking, these woodlands should be preserved and incorporated into developments whenever possible, to preserve the many positive values provided by woodlands. - 41 - �Cl TY OF ALPEN COMPREHENSIVE DEVELOPM NT PLAN LEGEND [ ] SU SURFACE BEDROCK CJ POORLY DRAINED SOILS ~ FLOOD PLAIN • WO DLOTS \. THE \\'Bl)( C,R< )l P ~EIHl"f'.IT ~,VO ...,.,__,_ ~•l••us.-.1111 ~,..... ........... .au.. ~i....,~u:a �K. EXISTING LAND USE Figure 7 displays the existing land use pattern in the Oty of Alpena, based on an inventory taken in October, 1988. The following land use categories were utilized: Single-family Residential: This category included one-family detached dwellings. This land use was the predominant residential land use found in the Oty of Alpena. In some instances isolated duplexes or single-family homes converted to two- or multiple-family use were included within this classification. Two-family Residential: The two-family residential land use category was comprised of detached duplex dwellings (including single-family homes converted to two-family use), where found in areas of high concentration. Twofamily dwellings were found to be concentrated in two general areas: the older north side neighborhoods, particularly along Second and Ford Avenues; and, in the central residential area bounded by Chisholm Street, Third Avenue, Washington Avenue, and Ninth Avenue. Multiple-family Residential: The multiple-family residential classification included any dwelling with three or more units. Dwelling unit types included in this use category were apartment buildings, garden apartment complexes, attached townhouses, retirement homes and nursing homes, and converted single-family dwellings with three or more units. These uses were located throughout the city, with concentrations along the Thunder Bay River just west of Downtown, along the Washington Avenue corridor from Downtown west to Ripley Boulevard, along Long Rapids Road in the far northwest section of the city, and in the far southwestern section of the city north of Grant Avenue. Office: This category consisted of land used for office buildings. Office uses were located in Downtown Alpena, along Ripley Boulevard, along Chisholm Street, and in the Arbor Lane office park north of Long Rapids Road. Commercial: The commercial land use category included both service commercial and retail commercial uses. Commercial uses of land were found in Downtown, in the State Avenue/Ripley Boulevard area, in the Washington Avenue/Ripley Boulevard area, along Second Avenue north of the river, and along the Chisholm Street/US-23 North commercial corridor. - 43 - �Light Industrial: Light industrial uses included warehousing, distribution, research, and light manufacturing and assembly operations. Light industrial uses in Alpena were found primarily in the North Industrial Park and in scattered sites at the fringes of heavy industrial areas. Heavy Industrial: This land use classification was comprised of quarries, salvage operations, auto body repair shops, and manufacturing facilities which typically process raw materials and are characterized by outdoor storage and other externalities such as railroad sidings, smokestacks, and the like. Vacant land owned by heavy industries was generally included in this category as well. Heavy industrial uses were found to be a very prominent in the Oty of Alpena, and included the properties of the following manufacturers: Lafarge Corp., Besser Co., Abitibi-Price Corp., Fletcher Paper Co., D & G Trim Products, Thunder Bay Manufacturing, and other heavy manufacturers. A pocket of heavy industrial uses, some discontinued, was found near the intersection of Campbell Street and the D & M railroad tracks. Park/Public Open Space: The recreational land use category encompassed all public parks and recreational facilities, as well as public-owned open space. Parks and recreational facilities owned by the City of Alpena, Alpena County, Alpena Public Schools, and the State of Michigan were included. Public/Quasi-Public: This land use classification included public uses other than parks and recreational facilities, such as schools, fire stations, and other federal, State, County, and City facilities. Vacant land under public ownership was included in this category as well, such as most of the northern section of Alpena that was annexed to the Oty in 1971. Also incluaed were quasi-public uses including churches, private cemeteries, and similar institutional uses. Vacant: The vacant land use category was defined to include undeveloped lands not in public ownership. Large concentrations of vacant land were found in the far southwestern section of the city, and also in the northwest and northeast parts of the city. Many of the undeveloped areas of Alpena pose limitations to development due to environmental constraints. - 44 - �III. STRATEGIC PLAN The Strategic Plan section of the City of Alpena Comprehensive Development Plan contains a detailed action plan for each of the following elements: • • • • • • • • • Promotional Efforts Community Image Recreational Facilities Community Facilities and Public Services Utilities Transportation Population Stability and Housing Economic Development Modification of Regulatory Tools The action plan for each element is organized as follows: • • • • Goals - based on the Mission Statement Policies - derived from the Goals Priority Actions - primary policy implementation strategies Secondary Actions - secondary policy implementation strategies The City of Alpena Planning Commission ranked proposed Actions into "priority" and "secondary" categories using a weighted scoring system. Three rating criteria were used: • • • Cost to Implement Benefit and Impact on Community Attainability The "Attainability" criterion was given more weight than the other two criteria. Results of this rating process are included in the Strategic Plan below. A. PROMOTIONAL EFFORTS GOAL: Increase and improve community and regional promotion/lobbying efforts. POLICIES: 1. Improve accessibility of community data base. 2. Support efforts of Target 2000, Inc. economic development activities. 3. Engage in additional lobbying efforts. - 46 - �4. Develop additional expertise in lobbying. 5. Participate in regional intergovernmental and municipal organizations. PRIORITY ACTIONS: 1. Lobby for and support development of a private, regional resource recovery and/or solid waste-to-energy facility. 2. Lobby for the development of additional stable, family-supporting jobs in the Alpena area. SECONDARY ACTIONS: 1. Develop close ties with area State and federal legislators. 2. Support lobbying efforts for: • • • • B. US-23 highway improvements, such as four and, in needed locations, five lanes between Standish and the M-65 cutoff completion of Phase 2 of the US-23 and M-65 transportation improvement program two daily round trip flights to Tri-Cities Airport in Saginaw County maintenance of Air National Guard presence at current or increased level COMMUNITY IMAGE GOAL: The physical image of Alpena will improve. POLICIES: 1. Improve the city's appearance. 2. Implement urban design and zoning recommendations based on the image analysis. 3. Improve signage and landscaping at major entrances ("gateways") into Alpena. 4. Upgrade appearance of commercial frontage along major corridors. 5. Undertake efforts to conserve the architectural character of Alpena. 6. Take steps to soften the visual and environmental impact of the industrial bayfront area. - 47 - �7. Create a unified County government complex with the Courthouse, Annex, and LaMarre Park. 8. Make the "North Government/Institutional District" more cohesive. 9. Upgrade site development requirements at the North Industrial Park. PRIORITY ACTIONS: 1. Through zoning, further restrict commercial signage along major commercial corridors and tighten zoning ordinance provisions for elimination of nonconforming signs. 2. Encourage industries to provide additional screening adjacent to residential areas and along waterfronts. 3. Improve parking lot screening requirements in the zoning ordinance. 4. Develop attractive entry statements at the major entrances or "gateways" to the city, at U.S. 23 south, U.S. 23 north and M-32 city limits, incorporating the following: a. b. c. d. provision of a new landscape/ entry sign statement at Bagley and Washington Ave. (M-32).(could include relocation of existing sign to more visible site.) provide more landscaping around the U.S. 23 north entry sign at Johnson St. add more landscaping and coordination of various community signage at U.S. 23 south "gateway." Introduce a consistent community logo/banner theme along major street corridors in the city. 5. Develop an improved and consistent City or county-wide logo/signage system for all cultural and recreational facilities. 6. Upgrade streetscape along Chisholm Street. 7. Improve screening of parking areas along Abitibi-Price Corp., Hetcher Paper Co. and D&M Railroad river frontage. - 48 - �SECONDARY ACTIONS: 1. Replace main ice arena sign. 2. Strengthen z.oning ordinance standards for screening of refuse containers and parking areas, and standards for landscape buffering between commercial and residential uses. 3. Encourage tree plantings within the Oty, including on public right-of-way. 4. Continue and expand voluntary beautification efforts by homeowners, businesses, and industries. 5. Encourage adaptive and compatible use of vacant historic structures. For example: • • • • reuse churches for museum, day care center, art gallery, offices reuse railroad station for destination theme restaurant, museum reuse commercial and industrial buildings for offices, retail, housing reuse historic homes for professional offices, restaurants, bed-and-breakfast inns 6. Provide technical assistance/information to home and business owners interested in historic rehabilitation. 7. Create a unified County government complex by joining the Courthouse, Annex, and LaMarre Park with streetscaping including lighting, special paving, and signage. 8. Screen parking lots at the County Courthouse, the Courthouse Annex and Alpena Community College. 9. Strengthen and identify North Government/Institutional District with better signage. 10. Implement zoning or deed restrictions intended to upgrade image of the North Industrial Park: • • • • • • • consistent placement and size of corporate signs require access to sites by clearly defined driveways prohibit outdoor storage and loading areas from front yards and side yards on corner lots require screening of outdoor storage areas and loading areas require landscaping and buffer strips consider requiring facades to be 50 percent covered by materials other than sheet metal require parking lots to be paved - 49 - ) �11. Improve the appearance of the North Industrial Park by providing uniform shared signage at entrances and improving maintenance of common areas. RECREATIONAL FACILITIES GOAL: Offer attractive and diverse recreational facilities. POLICIES: 1. Cooperate with other jurisdictions to integrate Oty, Township, and County parks and recreation plans to create an expanded, coordinated, and more efficient county-wide recreation and parks system. 2. When possible, encourage service clubs, user groups, neighborhood groups, etc., to implement recreation plan elements, Discourage development inconsistent with the adopted plan. 3. Continually seek equitable funding of construction, maintenance, and operation of recreational facilities and recreational programs, among users, City taxpayers, and other governmental jurisdictions. 4. Design and operate parks and open space in accordance with master site plans, and in a manner that enables efficient and proper maintenance and operation. 5. Fully utilize the amenity value of the Thunder Bay River and its adjacent lands, including but not limited to the Alpena Wildlife Sanctuary, Sportsmen's Island, the Alpena County Fairgrounds, the Ninth Avenue Dam, and North and South Riverfront Parks. 6. Focus on completing development of City waterfront parks and support facilities for the Thunder Bay Underwater Preserve, before directing attention to inland "community" parks, except to meet the need for "neighborhood" parks. PRIORITY ACTIONS: 1. Develop and follow a master site plan for the riverfront area between the Chisholm Street and Bagley Street bridges, which includes the Alpena Wildlife Sanctuary, Sportsmen's Island, and pedestrian walkways/bikeways. 2. Complete North Riverfront Park improvements as proposed, and link the park to Downtown. 3. Encourage establishment of a county-wide Recreation Authority in cooperation with other governmental units and Alpena Public Schools. - 50 - �4. Increase the number of "neighborhood" parks to serve children in residential areas not near other playgrounds, as appropriate tax-default and condemned property becomes available. Encourage and enlist participation of neighborhood groups and service dubs to equip, maintain, and "adopt" such parks. 5. Upgrade signage at appropriate recreational facilities. 6. Improve both vehicle and pedestrian access to waterfront parks, particularly to Starlight Beach and Mich-e-ke-wis Park, with participation by the Michigan Department of Transportation as appropriate. 7. Apply for recreation grants on annual basis. SECONDARY ACTIONS: 1. Implement ongoing recommendations in County and City parks and recreation plans and revise plans annually or as needed. 2. Develop and implement efficient and effective maintenance programs. 3. Study providing additional pedestrian/bicycle paths along the Thunder Bay River, such as along the south side of the river between Second and Ninth Avenues, where most of the land is under public or semi-public ownership. 4. Implement LaMarre Park area improvements without harming fishing conditions: • • • 5. Implement darn area improvements: • • 6. improve signage directional sign to Fish Cleaning Station at the Harbor Area provide steps at southeast comer of bridge and river provide less hazardous access to darn fishing site improve signage and eliminate public/private access confusion Encourage the County to prepare a new master plan for the Alpena County Fairgrounds: • • • • • • improve maintenance remove fencing where appropriate upgrade fairground signage provide sign to Green Playground improve signage for public access site to river/ Alpena Wildlife Sanctuary link fairgrounds to waterfront pedestrian/bicycle path system. - 51 - �7. Encourage the upgrading of the County campground recreational vehicle facility to serve entire area on an ongoing basis. 8. Support private sector development of a recreational vehicle campground in the Alpena area, as deemed commercially feasible. COMMUNITY FACILITIES AND PUBLIC SERVICES GOAL: The government of Alpena will operate effectively and efficiently. POLICIES: 1. Provide quality and cost-effective public services and facilities. 2. Preserve and increase property values and enhance revenue sources. 3. Use financing tools creatively and effectively, and promote fiscal responsibility. 4. Promote intergovernmental cooperation and coordination. 5. Improve the City's internal and external communication efforts. 6. Promote development of future community leadership. PRIORITY ACTIONS: 1. Prepare and annually update a capital improvements program. 2. Provide an enhanced 911 emergency communication system. 3. Annually maintain a balanced budget with an unrestricted General Fund balance of 15%. 4. Participate in quarterly joint meetings of City, Township, and County. 5. Reduce by July 1993 the property tax rate by two mills below the July 1987 rate. 6. Assist in the establishment of a training program for development of future community leaders. 7. Provide a new shared police and fire facility. - 52 - �SECONDARY ACTIONS: E. 1. Study ways to increase intergovernmental coordination of public safety functions. 2. Coordinate delivery of services with other governments. 3. Continue regular communications between the City government and its constituency. UTILITIES GOAL: Maintain public utilities and improve as needed. POLICES: 1. Provide effective solid and toxic waste management. 2. Maintain water distribution and sanitary sewer and stonnwater collection systems and expand as needed. 3. Maintain water and wastewater treatment facilities and upgrade as needed. 4. Provide equitable funding of municipal utility services. PRIORITY ACTIONS: 1. Increase intergovernmental coordination of municipal utility service delivery. 2. Support private development of a regional solid waste-to-energy facility. 3. Implement capital improvements program for water and sanitary sewer operations. 4. Based on a utility rate study, develop an equitable system between the City and Township for funding water and sewer utilities. 5. Assist in the implementation of, and proportionately participate in, County-coordinated resource recovery, recycling and solid waste planning and management efforts. - 53 - �TRANSPORTATION GOAL: Improve surface, air, and water transportation networks. POLICIES: 1. Continue to coordinate transportation planning efforts with the Michigan Department of Transportation and the Alpena County Road Commission. 2. Improve the capacity and safety of State trunklines, major City streets, and hazardous intersections within the City. 3. Regulate the placement of driveway access points and on-street parking to preserve desirable capacity levels. 4. Extend existing streets or provide new roadways to serve developing areas and/or alleviate traffic congestion on existing routes. 5. Continue to promote improved vehicle and pedestrian circulation within the Central Business District. 6. Provide adequate parking and vehicle capacity in the Harbor area, and provide welldefined pedestrian links from the waterfront to other parts of the City. PRIORITY ACTIONS: 1. Implement an Alpena Bypass along Hobbs Drive/Bagley Street, and support other U.S. 23 improvements as outlined in the US-23 Improvement Study, Final Report. 2. Assist in the development of long-range plans for the improvement of local routes to serve industries to the east of M-65. 3. Designate and improve a truck route (possibly via Hamilton Road to Wessel Road) which links US-23 to northside industrial areas in order to minimize traffic hazards and reduce impacts of accidents such as hazardous spills. Realign Wessell Rd. and North Second Ave. as shown on the Master Plan map, to provide a more direct route to the Lafarge industrial complex. - 54 - �4. Request MOOT to make trunkline improvements at the following locations, with the City to assist as possible: • • • • • 5. Improve traffic safety and increase traffic capacity of Chisholm St. between State Ave. and Johnson St., particularly at the following locations: • • 6. Upgrade surface and width of the Chisholm Street (US-23) bridge over the Thunder Bay River to improve rideability and pedestrian safety. Widening of Chisholm Street (US-23) to provide separate left tum lanes at Ninth Avenue. Install additional overhead directional signs on Chisholm Street (US-23) in the Central Business District to reduce driver confusion. Improve sections of existing pavement on Washington Avenue (M-32) between Bagley Street and "Old Washi~gton Avenue" and from Charlotte Street to Third Avenue. Reduce the number of intersections of minor streets along U.S.-23 in the City. Chisholm St./State Ave. intersection. Chisholm St./Washington Ave./First Ave. intersection. Request MDOI' to: • • • Eliminate "right-tum-on-red" at signalized intersections where sight distance is obscured by buildings dose to the road. Instate two-way or four-way stop signing at unsignalized intersections with similar sight distance problems in the Central Business District. Provide uniform signage at intersections which currently have combinations of "Stop" and "Yield" control. SECONDARY ACTIONS: 1. Develop an on-going program to monitor traffic volumes and intersection operations throughout the city. Routinely take traffic counts on local streets and initiate studies of specific locations where operational or safety problems exist. 2. Develop and implement access control guidelines for trunklines and major streets, to control and number, location and spacing of driveways on these roadways, and promote the use of shared accesses, frontage roads or rear access service drives where appropriate. - 55 - �3. Explore ways to provide off-street parking in areas along State Avenue near several park facilities and seek alternatives to on-street parking along Chisholm Street in commercial districts, where current on-street parking causes congestion and safety problems. 4. Consider ways to alleviate congestion at the intersection of Second Avenue and Oldfield Street such as instating two-way traffic on Miller Street between Walnut Street and Johnson Street to facilitate access to the signalized intersection of Second Avenue and Miller Street. 5. Realign Walnut St. at the Adams and Long Lake Avenue intersections. 6. Consider modifications to the existing pavement markings and traffic signing for the separate right turn lane on Ripley Boulevard at Campbell Street. Shorten the length of right turn lane bay provided, and provide a tapered section to direct throughtraffic into the left lane. Adjust signing to include "Right Lane Must Turn Right" instructions at a greater distance from the intersection. 7. Support a voter-approved County primary road improvement program that will assist in the funding of city street improvements. 8. Provide more defined and safer pedestrian crossing for the community college across Johnson Street. 9. Improve or remove the deteriorating concrete viaduct over Ford Avenue at the Lafarge plant unless an alternative truck route is established. 10. Provide additional separation between trains and motor vehicles on Tenth Avenue near Chisholm Street and on Fletcher Street south of Second Avenue. 11 . Realign the intersection of Washington Avenue (M-32) at Eleventh Avenue. 12. Provide streetscape improvements along Second Avenue east of the Thunder Bay River to produce a narrower and more defined roadway. Seek to relocate the existing post office drop box to alleviate current traffic congestion and U-turning vehicles. 13. Encourage the County to upgrade the welcome center at Alpena County Regional Airport. - 56 - �G. POPULATION STABILI1Y AND HOUSING. GOAL: The population of Alpena will stabilize. POLICIES: 1. Encourage the provision of housing for all income and age groups. 2. Promote a balance in the housing stock between permanent and seasonal residents. 3. Protect the integrity of single-family neighborhoods. PRIORITY ACTIONS: 1. Use future land use plan and zoning ordinance to promote housing development. 2. Encourage seasonal living by promoting the development of facilities and offering services which serve seasonal residents. 3. Preserve existing housing stock through continued rehabilitation efforts. 4. Enact zoning regulations to protect single-family residential areas from conversions of single-family dwellings to multiple-family use. 5. Enact zoning regulations to protect single-family residential areas from excessive commercial encroachment. SECONDARY ACTIONS: H. 1. Provide housing for all income levels. 2. Encourage conversion of Bingham School to apartments. ECONOMIC DEVELOPMENT GOAL: The economy of Alpena will expand and diversify. POLICIES: 1. Support implementation of the Economic Adjustment Strategy for Alpena County as recommended by Midwest Research Institute. - 57 - �2. Promote tourism development through provision of tourism-related amenities and services. 3. Promote private development of Downtown Alpena as a vital commercial, financial entertainment and office center, and seek other viable and compatible activities to locate in the Central Business District. PRIORITY ACTIONS: 1. Participate in and support implementation of the Target 2000 Economic Adjustment Strategy for Alpena County. 2. Implement previous plans to link Downtown to the waterfront by use of streetscape improvements. 3. Promote long-term development of the south side of the mouth of the Thunder Bay River for compatible non-industrial use. SECONDARY ACTIONS: 1. Emphasize historic character in tourism development efforts, such as: • • • bed-and-breakfast inns in historic residences Alpena architectural walking tour brochure annual/ongoing historic home and church tours 2. Promote Alpena's ethnic identity in brochures and in annual Downtown/waterfront festivals. 3. Promote industrial tours, and encourage development of a quarry observation deck. 4. Promote the Thunder Bay Underwater Preserve and scuba diving opportunities, and encourage expansion of facilities and services for scuba diving. 5. Provide an improved pennanent shipwreck interpretive center. 6. Promote sinkhole exploration opportunities in conjunction with the Michigan Karst Conservancy and the Michigan Interlakes Grotto (state chapter of the National Speleological Society). NOTE: The remaining Economic Development Secondary Actions focus on Downtown Alpena and its importance to the economic vitality of the Alpena community. - 58 - �7. Properly contain Michigan Department of Transportation road salt storage area at Alpena Oil site. 8. Designate Island Mill for Medium Density Residential use. 9. Implement Downtown Development Authority /Tax Increment Financing Plan and annually update to reflect current economic conditions and current design practice and trends. 10. Encourage historic rehabilitation of Downtown storefronts to their original appearance to create architectural continuity and help establish a cohesive shopping environment. For new development in the Downtown Area, encourage design and architecture which are compatible with the existing historic architectural character of the Downtown, following the example of the new First Federal Savings and Loan building. 11. 12. Consider changing, over time, to a historic-character streetscape design throughout Downtown to complement existing buildings and reinforce distinctive character of Downtown. 13. Ensure that additions to Downtown streetscape elements such as planters, waste receptacles, and light posts be consistent in style with the preferred streetscape design. 14. Provide more sidewalk seating in the Downtown core. 15. Provide more inviting pedestrian links between Second Avenue and the Downtown civic building cluster with use of streetscape improvements. 16. Implement the current Downtown urban design plan and revise to reflect current economic conditions and current design practice and trends. 17. Support and encourage efforts of the Downtown Development Authority to accomplish the following: • • • 18. target business recruitment efforts to develop a diverse mix of Downtown uses. develop programs to financially assist in Downtown storefront renovation improvements. develop coordinated policies and practices in such areas as advertising, special events promotion, uniform business hours, etc. Encourage improvements to the appearance of Alpena Shopping Center, such as: • • •• signage linkage to Downtown and the Marina area provide screening/landscaping of parking, loading, and mechanical areas. - 59 - �MODIFICATION OF REGULATORY TOOLS GOAL: Use regulatory tools creatively and effectively, to achieve goals expressed in the Master Plan. POLICIES: 1. The City desires to achieving the goals of the Master Plan through voluntary, coordinated efforts between the public and private sector wherever feasible. 2. Where voluntary efforts to achieve Master Plan goals are not feasible or effective, the City should, as a second alternative, modify existing regulatory tools, primarily zoning, to help achieve Master Plan goals. 4. The City encourages future development to be consistent with the Future Land Use Map contained in the Master Plan. PRIORITY ACTIONS: 1. Revise City of Alpena subdivision control regulations to require paved streets, stormwater management and sidewalks in all new development. 2. Develop standards for on-site management of stormwater and adopt by ordinance. 3. Compatibility and consistency with the Master Plan policies and the Future Land Use Map should be used as a guide in the consideration of all rezoning petitions. 4. City Boards, Commissions and staff, shall act consistent with established and adopted policies and regulations. 5. Encourage consistency and coordination between City of Alpena and Alpena Township land use policies, zoning and subdivision regulations, to provide and promote consistent growth policies and regulations between the two jurisdictions. - 60 - �IV. IMPLEMENTATION Implementation of the Strategic Plan must begin with specific assignments of task responsibilities, scheduling of target dates for completion of tasks, and selection of funding sources. In addition, organizational changes may be necessary in order to implement some of the priority actions specified. in the Strategic Plan. Following is a listing of all Strategic Plan "Priority Actions" together with responsibility assignments, target dates, funding sources, and, where appropriate, organizational changes. Task Completion Target Dates are defined as follows: • • • A. Near term: within two years from time of plan adoption Intermediate term: two to five years from time of plan adoption Long term: five to ten years from time of plan adoption PROMOTIONAL EFFORTS PRIORITY ACTIONS: 1. B. Lobby for and support development of a private, regional resource recovery and/or solid waste-to-energy facility. • Task Responsibility (lobbying): City Council, Planning Commission, County, Township, Target 2000, Inc., Chamber of Commerce, Northeast Michigan Council of Governments • Task Completion Target Date: long term • Funding Sources: Private capital, Oean Michigan Fund, Proposal C funds • Organizational Needs: owner/ operator New regional or County authority and/or private COMMUNITY IMAGE 1. Through zoning, further restrict commercial signage along major commercial corridors and tighten zoning ordinance provisions for elimination of nonconforming signs. • Task Responsibility: Planning Commission • Task Completion Target Date: near term - 61 - �2. 3. 4. 5. • Funding Sources: Planning Commission Budget, General Funds • Organizational Needs: Planning Commission working session Encourage industries to provide additional screening adjacent to residential areas and along waterfronts. • Task Responsibility: Planning Commission, Chamber of Commerce • Task Completion Target Date: intermediate term • Funding Sources: Corporations • Organizational Needs: committee Expanded Chamber of Commerce beautification Improve parking lot screening requirements in the zoning ordinance. • Task Responsibility: Planning Commission • Task Completion Target Date: near term • Funding Sources: Commission budget, City General Funds • Organizational Needs: Planning Commission working session Develop attractive entry statements at the major entrances or "gateways" to the city, at U.S.-23 south, U.S.-23 north, and M-32 city Hmits. • Task Responsibility: Planning Commission, City Council • Task Completion Target Date: near term • Funding Sources: City General Funds • Organizational Needs: Committee with City, Chamber of Commerce, local Service Oubs and citizen representation. Develop a consistent City or county-wide logo/signage system for all cultural and recreational facilities. • Task Responsibility: Recreation Board, Chamber of Commerce - 62 - �6. 7. C. • Task Completion Target Date: intermediate term • Funding Sources: City, County, School District, Chamber of Commerce • Organizational Needs: Recreation Board task force Upgrade streetscape along Chisholm Street. • Task Responsibility: Planning Commission, City Engineer, property owners • Task Completion Target Date: intermediate term • Funding Sources: Community Development funds, property owners • Organizational Needs: Planning Commission study group Improve screening of parking areas along Abitibi-Price Corp., Fletcher Paper Co. and D&M Railroad river frontage. • Task Responsibility: Corporations • Task Completion Target Date: intermediate term • Funding Sources: Corporations • Organizational Needs: committee Expanded Chamber of Commerce beautification RECREATIONAL FACnITIES 1. Develop and follow a master site plan for the riverfront area between the Chisholm Street and Bagley Street bridges, which includes the Alpena Wildlife Sanctuary, Sportsmen's Island, and walk/bikeways. • Task Responsibility: Planning Commission, Recreation Board, Alpena Wildlife Sanctuary Advisory Committee • Task Completion Target Date: near term • Funding Sources: Resources grants • Organizational Needs: Planning Commission study group City General Funds, Michigan Department of Natural - 63 - �2. 3. 4. 5. Complete North Riverfront Park improvements as proposed, and link the park to Downtown. • Task Responsibility: Planning Commission, City Engineer • Task Completion Target Date: near term • Funding Sources: Resources grants City General Funds, Michigan Department of Natural Encourage establishment of a county-wide Recreation Authority in cooperation with other governmental units and Alpena Public Schools. • Task Responsibility: City, Township, County, School District • Task Completion Target Date: intermediate term • Funding Sources: To be determined • Organizational Needs: Joint study group Increase the number of "neighborhood" parks to serve children in residential areas not near other playgrounds, as appropriate tax-default and condemned property becomes available. Encourage and enlist participation of neighborhood groups and service dubs to equip, maintain, and "adopt" such parks. • Task Responsibility: Planning Commission, Recreation Board • Task Completion Target Date: long term • Funding Sources: Resources grants City General Funds, Michigan Department of Natural Upgrade signage at appropriate recreational facilities. • Task Responsibility: Planning Commission, Recreation Board • Task Completion Target Date: near term • Funding Sources: City General Funds • Organizational Needs: Planning Commission/Recreation Board study group - 64 - �6. Improve both vehicle and pedestrian access to waterfront parks, particularly to Starlight Beach and Mich-e-ke-wis Park, with participation by the Michigan Department of Transportation as appropriate. • Task Responsibility: Planning Commission, Recreation Board, City Engineer, Michigan Department of Transportation • Task Completion Target Date: near term • Funding Sources: City General Funds, Michigan Department of Transportation • Organizational Needs: Planning Commission study group COMMUNITY FACIUTIES AND PUBLIC SERVICES 1. 2. 3. Prepare and annually update a capital improvements program. • Task Responsibility: Planning Commission • Task Completion Target Date: annual • Funding Sources: Planning Commission budget • Organizational Needs: Planning Commission working sessions Provide an enhanced 911 emergency communication system. • Task Responsibility: County, City, Townships, GTE North Inc. • Task Completion Target Date: intermediate term • Funding Sources: Millage, County, City, Townships, GTE North Inc. surcharge • Organizational Needs: County-wide task force Annually maintain a balanced budget with an unrestricted General Fund balance of 15%. • Task Responsibility: City Council, City Manager's office • Task Completion Target Date: annual • Funding Sources: City General Funds - 65 - �4. 5. 6. 7. Participate in quarterly joint meetings of City, Township, and County. • Task Responsibility: City, Township, and County • Task Completion Target Date: near term • Funding Sources: City, Township, and County • Organizational Needs: Regular joint meetings Reduce by July 1993 the property tax rate by two mills below the July 1987 rate. • Task Responsibility: City Council • Task Completion Target Date: intermediate term • Funding Sources: revenue sources • Organizational Needs: City Council revenue study group Increased property tax base and other enhanced existing Assist in the establishment of a training program for developing future community leaders. • Task Responsibility: Target 2000, Inc., Chamber of Commerce, Cooperative Extension Service, Alpena Community College, Area Labor Council • Task Completion Target Date: near term • Funding Sources: Extension Service • Organizational Needs: Advisory committee representing business, labor, government, and agricultural sectors Target 2000, Inc., Chamber of Commerce, Cooperative Provide a new shared police and fire facility. • Task Responsibility: City Council • Task Completion Target Date: intermediate term • Funding Sources: Bond Issue, General Funds. - 66 - �• Organizational Needs: departments. Advisory committee representing police and fire UTILITIES 1. 2. 3. 4. Increase intergovernmental coordination of municipal utility service delivery. • Task Responsibility: City, Township, County • Task Completion Target Date: long term • Funding Sources: Utility revenues • Organizational Needs: Regular joint meetings Support private development of a regional solid waste-to-energy facility. • Task Responsibility: County, private corporation, private haulers, City Council, Planning Commission, Township • Task Completion Target Date: long term • Funding Sources: Private capital, Oean Michigan Fund, Proposal C funds • Organizational Needs: owner/ operator New regional or County authority and/or private Implement capital improvements program for water and sanitary sewer operations. • Task Responsibility: Planning Commission, City Council, City Engineer • Task Completion Target Date: ongoing • Funding Sources: City General Funds, State and federal grants • Organizational Needs: Existing City department operations Based on a utility rate study, develop an equitable system between the City and Township for funding water and sewer utilities. • Task Responsibility: City Council • Task Completion Target Date: intermediate term - 67 - �• Funding Sources: City General Funds • Organizational Needs: Existing City department operations, consultation with Alpena Township. TRANSPORTATION 1. Implement an Alpena Bypass along Hobbs Drive/Bagley Street, and support other U.S. 23 improvements as outlined in the US-23 Improvement Study, Final Report; and 2. Assist in the development of long-range plans for the improvement of local routes to serve industries to the east of M-65. 3. 4. • Task Responsibility: Michigan Department of Transportation, Alpena County Road Commission, City /County Transportation Committee • Task Completion Target Date: long term • Funding Sources: State Transportation Economic Development Fund, Urban System Funds, County Primary Funds, Federal-Aid Secondary Funds • Organizational Needs: Accelerated programming and selection processes Designate and improve truck route linking U.S.-23 to northside industrial areas. • Task Responsibility: _ Michigan Department of Transportation, Alpena County Road Commission, City /County Transportation Committee • Task Completion Target Date: long term • Funding Sources: State Transportation Economic Development Fund, Urban System Funds, County Primary Funds, Federal-Aid Secondary Funds Request MOOT to make trunkline improvements in the City. • Task Responsibility: City, Michigan Department of Transportation • Task Completion Target Date: intermediate and long term • Funding Sources: City General Funds, MOOT Transportation Economic Development Fund (TEDF). • Organizational Needs: City Engineer, Michigan Department of Transportation, outside consultant coordination - 68 - �5. 6. G. Improve traffic safety and increase traffic capacity of Chisholm St. between State Ave. and Johnson St. • Task Responsibility: City Engineer • Task Completion Target Date: intermediate and long-term • Funding Sources: City general funds. • Organizational Needs: None required. Request MDOf to make signal and signage changes at intersections. • Task Responsibility: City Engineer • Task Completion Target Date: near term • Funding Sources: MOOT operating funds. • Organizational Needs: None required. POPULATION STABILITY AND HOUSING. 1. 2. Use future land use plan and zoning ordinance to promote housing development. • Task Responsibility: Planning Commission • Task Completion Target Date: intermediate term • Organizational Needs: Planning Commission working sessions Encourage seasonal living by promoting development of facilities and services which serve seasonal residents. • Task Responsibility: City of Alpena and Chamber of Commerce • Task Completion Target Date: ongoing • Funding Sources: Chamber of Commerce funds • Organizational Needs: Expanded Chamber of Commerce promotional committee - 69 - �3. 4. 5. Preserve existing housing stock through continued rehabilitation efforts. • Task Responsibility: County Housing Commission, Habitat for Humanity • Task Completion Target Date: ongoing • Funding Sources: Community Development funds, State Neighborhood Builders Alliance funds • Organizational Needs: Existing programs Enact z.oning regulations to protect single-family residential areas from conversions of single-family dwellings to multiple-family use. • Task Responsibility: Planning Commission, Gty Council • Task Completion Target Date: near term • Organizational Needs: Planning Commission working sessions Enact zoning regulations to protect single-family residential areas from excessive commercial encroachment. • Task Responsibility: Planning Commission, Gty Council • Task Completion Target Date: near term • Organizational Needs: Planning Commission working sessions ECONOMIC DEVELOPMENT 1. Participate in and support implementation of the Target 2000 Economic Adjustment Strategy for Alpena County. • (See Target 2000 Economic Adjustment Strategy for detailed implementation plan.) 2. Implement previous plans to link Downtown to the waterfront by use of streetscape improvements. • Task Responsibility: Downtown Development Authority, Planning Commission • Task Completion Target Date: intermediate term - 70 - �3. !:. • Funding Sources: Assessment, tax-increment financing (TIFA) • Organizational Needs: committee New Downtown Development Authority design Promote long-term development of the south side of the mouth of the Thunder Bay River for compatible non-industrial use. • Task Responsibility: Planning Commission, City Council • Task Completion Target Date: long term • Funding Sources: State Proposal D funds, Michigan Natural Resources Trust Fund, City General Funds, private capital • Organizational Needs: Target 2000, Inc. committees MODIFICATION OF REGULATORY TOOLS 1. 2. 3. Revise City of Alpena subdivision control regulations to require paved streets, stormwater management and sidewalks in all new development. • Task Responsibility: Planning Commission, City Council • Task Completion Target Date: near term • Organizational Needs: Planning Commission working sessions Develop standards for on-site management of stormwater and adopt by ordinance. • Task Responsibility: Planning Commission, City Engineer, City Council • Task Completion Target Date: near term • Organizational Needs: Planning Commission working sessions Use the Master Plan and Future Land Use Map as a guide to decision-making on all rezoning petitions. • Task Responsibility: Planning Commission - 71 - �4. • Task Completion Target Date: ongoing • Funding Sources: Planning Commission budget • Organizational Needs: Planning Commission working sessions City Boards, Commissions and staff shall act consistent with established and adopted policies and regulations. • Task Responsibility: Appeals, City staff. Planning Commission, City Council, Zoning Board of • Task Completion Target Date: ongoing • Funding Sources: Not applicable • Organizational Needs: None - 72 - �V. CAPITAL IMPROVEMENTS PROGRAMMING Upon adoption of the City of Alpena Comprehensive Development Plan, the Alpena Planning Commission, in accordance with State law, should annually prepare a Capital Improvements Program (CIP). The CIP should be based on the following: • • • • Comprehensive Plan recommendations, prepared and updated by the Planning Commission. Tax Increment Financing and Development Plan, prepared and annually updated by the Downtown Development Authority. City Council Policy Statements. Public input. The Planning Commission should submit its annual Capital Improvements Program to the City Council at the Council's first regular meeting in January, for inclusion in the City budget for the fiscal year beginning the following July 1. The consistent support of the City Council will be essential for successful implementation of the Planning Commission's efforts to establish an official annual capital improvements program. - 73 - �VI. MONITORING Progress in implementing the City of Alpena Comprehensive Development Plan's Strategic Plan should be monitored on a regular basis. It is recommended that the following monitoring schedule be established: • Monthly agenda item, Planning Commission. Many planning commissions become too preoccupied with short-term "maintenance" duties such as site plan reviews, and avoid long-range planning efforts. To help prevent this situation from occurring, the City of Alpena Planning Commission should continue to schedule special monthly meetings oriented toward long-term and comprehensive planning concerns. A monthly agenda item to discuss Comprehensive Development Plan implementation would be appropriate. • Annual progress report prepared by Planning Commission. The Planning Commission should prepare an annual report which summarizes progress made towards achievement of Strategic Plan goals and policies. Such a report may, if desired, be distinct from an existing overall Planning Commission annual report, and could be written for external, public · information rather than for strictly internal reporting requirements. • Five-year plan update, with official plan amendments. The City of Alpena Comprehensive Development Plan is not permanent document; priorities may change from year to year. that regular five-year updates be undertaken and officially adopted. then be continuously up-to-date and maintain its acceptance over • intended to be a It is recommended The document will the long term. Plan amendments on an "as needed" basis. The plan will need to be amended from time-to-time before the five-year updates are prepared. Unexpected but useful development or funding opportunities may arise from year to year. Additionally, amendments such as changes to the future land use map may be needed, possibly in conjunction with rezonings (zoning map changes). - 74 - �VII. FUTURE LAND USE PLAN A. FUTURE LAND USE POLICIES GOAL: Implement the following future land use policies. POLICIES: 1. Protect Low Density Residential areas from conversions of single-family dwellings to multiple-family use. 2. Protect Low Density Residential areas from commercial encroachment. 3. Use the future land use plan and zoning ordinance to promote housing development. 4. Integrate land use aspects of existing Downtown plans into the future land use plan. 5. Coordinate City and Township growth and development policies in response to proposed development of the Alpena Bypass along Hobbs Drive/Bagley Street. 6. Promote long-term development of the south side of mouth of Thunder Bay River for compatible non-industrial Central Business District use. 7. Encourage mixed-use office and service development of vacant Besser Foundation/ Alpena Public Schools land north of Alpena Community College. 8. Designate the south side of mouth of Thunder Bay River south of the Ninth Avenue Bridge for compatible non-industrial use. 9. Establish a general purpose Central Business District land use category to accommodate the unique needs of the Downtown area. 10. Provide Central Business District designation only where there is adequate shared parking. 11. Provide a gradual transition of land uses along the Washington Avenue Corridor. 12. Separate frontage land uses along the Ripley Boulevard Corridor into distinct residential and non-residential areas. 13. Encourage elimination of incompatible uses along the Chisholm Street Corridor. - 75 - �14. Promote redevelopment of former industrial area southwest of the intersection of Washington Avenue and Ripley Boulevard. 15. Encourage elimination of incompatible uses north of the intersection of Washington Avenue and Ripley Boulevard. 16. Protect viability of traditional neighborhood markets. 17. Encourage use of clustered medium- and high-density residential developments in areas with environmental limitations. 18. Encourage industrial development within established industrial parks. - 76 - �LAND USE DESIGNATIONS The following land use designations are established for the City of Alpena Future Land Use Plan: • Low Density Residential: This category is intended for residential development with a density of less than four units per acre. • Medium Density Residential: This designation is intended for residential development with a density of four to six units per acre. • High Density Residential: This category is intended for residential development with a density greater than six units per acre. • Office/Service: This classification is intended for uses such as office buildings and for mixed use service districts which may include office buildings, museums, convention centers, public facilities, hospitals and other medical-related facilities, social service agencies, churches, colleges, schools, and accessory apartments and dormitories. • General Commercial: This designation is intended for the widest variety of retail and service businesses. Businesses intended for this district could include auto service centers, restaurants, and small shopping centers. • Central Business District: This designation is intended for a blend of retail, office, and service establishments. Entertainment uses such as motion picture theaters and playhouses are other important uses intended for the Central Business District. • Light Industrial: This category is intended for such uses as warehousing, distribution, research, assembly, and other less intense manufacturing. - 77 - �• Heavy Industrial: This classification is intended for extractive uses and manufacturing operations which typically process raw materials. • Public/Quasi-Public: This designation is intended for public facilities other than parks, recreational facilities, and open space. Quasi-public and institutional uses such as churches and private cemeteries are also intended for this district. • Park/Public Open Space: This classification is intended for public-owned parks, recreational facilities, and open space. • Undeveloped: This category is intended for the Alpena Wildlife Sanctuary area and the Thunder Bay frontage strip east of the Lafarge plant. - 78 - �FUTURE LAND USE ACTIONS (see Figure 8, Future Land Use Map) 1. Provide Medium Density Residential areas at Palm and Huron Streets, at Second Avenue and Hueber Street, and at Tenth Avenue and Fair Avenue, to serve as transitional uses between Heavy Industrial and Low Density Residential areas. 2. Integrate land use aspects of Downtown Development Authority Plan into Future Land Use Plan. 3. Integrate land use aspects of Downtown urban design plan into Future Land Use Plan. 4. Designate the area in the southwest comer of the city bounded by Hobbs Drive, Grant Avenue, Addison Street, and First Avenue for High Density Residential use. 5. Designate the area bounded by Hobbs Drive, Third Avenue, Garden Street, and a line formed by extending First Avenue west to Hobbs Drive for Medium Density Residential use. 6. Designate parcel northeast of Washington Avenue (M-32) and Bagley Street for Light Industrial use. 7. Designate Alpena County Road Commission site for Light Industrial use. 8. Designate area south of Oxbow School site in the northwest comer of the city for High Density Residential use. 9. Designate Sportsmen's Island, the County Fairgrounds, and the two roadside parks for Park/Public Open Space use. Designate other Thunder Bay River frontage west of the Chisholm Street Bridge for Public/Quasi-Public use or Low Density Residential use. 10. Designate the Thunder Bay frontage strip east of the Lafarge plant and the Alpena Wildlife Sanctuary site as Undeveloped. 11. Encourage High Density Residential and compatible Central Business District uses along the south side of the Thunder Bay River between LaMarre Park and the mouth of the river. 12. Designate Island Mill for Medium Density Residential use. 13. Designate LaMarre Park and vacant parcel southeast of Ninth Avenue and the Thunder Bay River for Park/Public Open Space use. 14. Designate vacant Besser Foundation/ Alpena Public Schools land north of community college for Office/Service uses. - 79 - �15. Designate south river frontage east of Chisholm Street Bridge (on the north side of Fourteenth Avenue) for Low Density Residential use. 16. Provide parking-exempt Central Business District designation along Second Avenue north of the Thunder Bay River only as far as Miller Street. Designate commercial frontage north of Miller Street for non-parking exempt General Commercial or Office/Service uses. 17. Provide distinct Low Density Residential, Medium Density Residential, and Central Business District areas along Washington Avenue/M-32 from Ripley Boulevard to Downtown. 18. Designate Ripley Boulevard frontage south of Third Avenue and north of Sixth Avenue for Office/Service and General Commercial uses. 19. Designate the traditional Downtown area for Central Business District use, including Chisholm Street frontage north to Eighth Avenue; Washington Avenue frontage west to Tawas Street; and Second Avenue frontage north to Miller Street. 20. Designate an area northeast of the Kurrasch housing project for additional adjacent High Density Residential use. 21. Designate industrial area at the intersection of Campbell Street and the D & M railroad tracks for General Commercial use. 22. Designate vacant industrial area at Ninth Avenue and Ripley Boulevard for Low Density Residential use. 23. Designate existing neighborhood market sites with Commercial land use designation. 24. Designate North Industrial Park and Huron Industrial Park for Light Industrial use. 25. Develop a generalized future land use plan for Alpena Township areas adjacent to the City of Alpena on the Hobbs/Bagley corridor, that would experience development and traffic pressures from the proposed Alpena Bypass. 26. Provide High Density and Low Density Residential areas in the undeveloped northern section of the city to provide housing for anticipated employees added in the adjacent mixed use Office/Service area and consistent with the generalized future land use plan for adjacent Alpena Township areas. 27. Designate the Bingham School site for High Density Residential use. - 80 - �VIII. CURRENT PLANS AND POLICIES REVIEWED The following plans, studies, and policies were reviewed in conjunction with preparation of the City of Alpena Comprehensive Development Plan: • • • • • • • • • • • • • • • • • City of Alpena Comprehensive Plan and Report, 1964 Alpena Township Comprehensive Plan, January, 1979 Alpena Central Business District Improvement Plan, August, 1968 Tax Increment Financing and Development Plan, December, 1986 City of Alpena Coastal Land Use and Design Plan, September, 1982 Master Development Plan for the Oty's Small Boat Harbor Envisioning the Future, City Council Vision Statements, March 12, 1988 Envisioning the Future, City Council Vision Statements, January 14, 1989 Project 2000 Goal Statements, May 24, 1988 Resolution Supporting Improvement of Northeast Michigan's Regional Highway System, July 12, 1988 Planning Commission Policy Statement re US-23 Safety and Capacity Through the City, November 1, 1988 City of Alpena Master Plan for Parks and Outdoor Recreation, 1983 Update City of Alpena Master Plan for Parks and Outdoor Recreation, 1989 Update Target 2000 Economic Adjustment Strategy for Alpena County, 1988 US-23 Improvement Study, Final Report, Michigan Department of Transportation, November, 1988 City of Alpena Sewer Plan, 1966 City of Alpena Utility Plan, 1977 - 82 - �APPENDIX A: RESOLUTION A RESOLUTION OF THE ALPENA CITY PLAN COMMISSION, ALPENA, MICHIGAN, ADOPTING A COMPREHENSIVE DEVELOPMENT PLAN AND FUTURE LAND USE PLAN. WHEREAS, the City's current Comprehensive Plan and Report was prepared and presented by Raymond W. Mills & Associates, of Midland, Michigan, in 1964; and WHEREAS, the Alpena City Plan Commission has actively pursued development of a new Comprehensive Development Plan since December 1985, and has been assisted by The WBDC Group in these efforts since June 6, 1988, during which tim~ the Plan Commission has held five public hearings, the last being held on February 20, 1990; and WHEREAS, it is the desire and intent of the Alpena Plan Commission to adopt a comprehensive plan, including a Future Land Use Development Map, as presented in the document entitled "City of Alpena Comprehensive Development Plan" which was prepared by The WBDC Group and the Plan Commission in accordance with both modern planning practices and with State law, particularly with the Municipal Planning Act, Public Act 285 of 1931, as amended, and referenced as MCL 125.36-125.38. NOW THEREFORE BE IT RESOLVED BY THE ALPENA CITY PLAN COMMISSION that the "City of Alpena Comprehensive Development Plan" presented at the February 20, 1990, public hearing, and subsequently revised into the document presently held by the Plan Commissioners and the City Council, including sections entitled Strategic Plan, Implementation, Capital Improvement Programming, Monitoring, Future Land Use Plan, and the Future Land Use Map, all included therein, as amended on June 5, 1990, be hereby adopted. BE IT FURTHER RESOLVED that the ·Plan Commission recommends that the Alpena City Council adopt the "City of Alpena Comprehensive Development Plan", as approved by the Plan Commission, so to establish clear and consistent pub l ic planning policy, and to provide appropriate policy direction to staff, affiliated boards and commissions, and others. This resolution offered by Comm i ssioner Shafto and seconded by Commiss i oner Lappan at a Special meeting of the Alpena Plan Commission on Tuesday, June 26, 1990. The resolution was call as follows: AYES: approved with a vote of _9_-_o_____ , with a roll Sabourin, Shafto, Skiba, Kane, Lappan, Karschnick, Silver, Phillips, McDougall NAYS: _._.N=o=n=e'-'-------------------------------ABSENT: ~N=o~n=e'--'------------------------------I, Peter Skiba, Secretary of the Alpena Plan ommission, DO HEREBY ATTEST that the above is a true copy of a resolution oped by the Alpena Plan Commission at a Special meeting held June 26~ 1_z Peter Skiba, Sec , � 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 Alpena_Comprehensive-Development-Plan_1990 Creator An entity primarily responsible for making the resource Alpena Planning Commission, City of Alpena, Alpena County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1990-06-26 Title A name given to the resource City of Alpena Comprehensive Development Plan Description An account of the resource Comprehensive Development Plan for the City of Alpena prepared by the Alpena Planning Commission with the assistance of The WBDC Group June 26, 1990. Contributor An entity responsible for making contributions to the resource The WBDC Group (consultant) Subject The topic of the resource Comprehensive plan publications Alpena (Mich.) Alpena 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/974692e8346fe02f572700ed5f1b00a7.pdf a787bd151049a85bd76616c30209107c PDF Text Text ALGOMA TOWNSHIP Kent County, Michigan 1991 ) I �., FROM THE LIBRARY O.F1 Inc. Planning & Zoning Center, , ALGOMA TOWNSHIP Acknowledgements TOWNSHIP BOARD • Mark Doren, Supervisor Laural Walkons, Clerk Deborah Arends, Treasurer Paul Harris, Trustee Gerald Oele, Trustee TOWNSHIP PLANNING COMMISSION , Al Larsen, · Bob Powell GeraldOele Bob Wilson, Chairman Edgar Ault, Secretary Winnie Nash Lester Momber MASTER PLAN TASK FORCE Bob Wilson, Chairman Caryn Helmer, Secretary Stu Cok Denny Hoemke Steve Johnson Duane Mc I ntyre Winnie Nash Frank Vanderhyde Laural Walkons Deborah Arends GeraldOele Master Plan Adopted: November 19, 1991 Prepared with assistance of WW Engineering & Science 5555 Glenwood Hills Parkway, S.E. Grand Rapids, MI 495U-2091 (616) 942-9600 �l l 1 1 l Table of Contents Introduction 1 1. 3 Goals and Objectives Agricultural Lands and Interests Natural Resources Parks and Recreation Historic Sites and Preservation Residential Development Inter-Governmental Cooperation Commercial Development Industrial Development Infrastructure - Roads, Private Roads and Utilities l 1 J Page Chapter 2. Physical Description Regional Setting Natural Features 1 3. Social_ and Economic Characteristics Population Characteristics Economic Characteristics Households I I I I 4. Community Faci/ities Township Offices Fire Services Public Safety Libraries Cemeteries Parks and Recreation Historical Sites Educational Facilities Solid Waste Disposal Roads and Transportation A&C\Algoma\89564.01\AlgoT~b 3 3 6 7 8 9 10 11 12 14 14 14 22 22 27 27 28 28 28 28 28 29 29 30 30 30 31 �l 1 1 5. l Agriculture Residential General Business Industrial Public/Semi-Public Road and Railway 1 I 6. I 'r r r r r r r r Existing Land Use Analysis P Janning Analysis Population Projections Residential Land Use Needs Other Land Use Needs Parks and Recreation Roads and Streets 7. Future Land Use Plan Relationship of Planning to Zoning Plan Concepts Land Use Categories Future Roads 8. Implementation Zoning Additional Planning Studies Adopt Township Subdivision Ordinance Prepare and Adopt Capital Improvements Program Planning Commission Work Program Planning Education Revisions to the Master Plan A&C\Algorna\89564.01\AlgoT~b 35 35 37 38 39 39 40 43 43 43 45 48 48 51 51 52 53 66 69 69 71 72 72 72 73 73 �1 l List of Tables 1 1 1. 2. 3. 4. 5. I Page Table 6. 7. 8. Historical Population Change Building Permits for Single Family Homes Age of Residents - 1980 and 1990 Per Capita Income 24 Hour Traffic Counts Existing Land Use Population Projections Traffic Volume Projections 24 25 26 26 34 36 44 50 List of Maps Page Map I I 'J 1. 2. 3. 4. 5. 6. 7. 8. 9. Woodlands and Wetlands Soils Unsuitable for Development Prime Farmland Residential Building Permits by Section 1986-1990 Road Classification System Existing Land Use, June 1991 PA. 116 Parcels and Dates of Expiration Future Land Use Map Mixed Use PUD r r r r r A&C\Algoma\89564.0l\AlgoTCJC\5b 19 20 21 23 33 41 42 Inside Rear Pocket 68 �• l 1 1 I I J r r r r r r ALGOMA TOWNSHIP MASTER PLAN INTRODUCTION The fundamental purpose of the Master Plan is to allow Algoma Township to set forth in a comprehensive manner the goals and objectives for its physical development. The Township Planning Act, Public Act 168 of 1959, as amended, specifically gives Township Planning Commissions the authority to prepare and officially adopt a Master Plan. This Plan will serve as an advisory guide for the physical conservation of certain areas and for the development of other areas into a desira~le living environment for present and future township residents. Planning, in simple terms, is a goal-oriented and continuous process which seeks to improve a community and create a better environment. As such, a Master Plan is a "tool" by which this goal can be reached. It is used by both individuals and public officials to make decisions concerning the long-range future ·of a community. In 1968, The Algoma Township Planning Commission prepared a Master Land Use Plan to serve as a guideline for the rapidly accelerating growth in the Township. In 1990, the Township Planning Commission initiated an update of the 1968 Plan, by appointing a Master Plan Task Force Committee to accomplish this process. Over the past 22 years, significant changes have occurred in the Township, rendering a Plan update an imperative. Completion of the U.S. 131 Expressway in 1969 with interchanges at both 10 Mile and 14 Mile Roads has made the Township easily accessible from the Grand Rapids Metropolitan Area. Population has increased in the Township by 76.1 % since 197 0. The attractiveness of the Township, determined largely by an abundance of natural features and unspoiled landscapes, insures that the community will continue to be a desirable place for the location of new homes and businesses. The Master Land Use Plan provides: 1. A comprehensive means of integrating proposals that look 20 years ahead to meet future needs regarding general and major aspects of physical conservation and development throughout the Township; 2. An official, advisory policy statement for encouraging orderly and efficient use of the land for residences, businesses, industry, parks and recreation areas, and agriculture, and for coordinating these uses of land with each other, with streets and highways, and with other necessary public facilities and services; 3. A logical basis for zoning, subdivision design, public improvements plans, and for facilitating and guiding the work of the Township Planning Commission and the Township Board as well as other public and private endeavors dealing with the physical conservation and development of the Township; A&C\Algoma\'!9564.0l'algornarnp\sb 1 �4. A means for private organizations and individuals to determine how they may relate their building and development projects and policies to official township planning policies; and 5. A means of relating the plans of Algoma Township to the plans of adjacent townships, villages and cities and to development of the region as a whole. The final element of the plan will synthesize the recommended goals and needs of the Township with the analysis of existing conditions and trends. The plan will conclude with an implementation program that will define strategies and will address specific tools for implementation such as the zoning ordinance, subdivision regulations, and a capital improvements program. The Algoma Township Plan is intended to be long-range and dynamic, based on long-term goals and objectives looking 20 years forward. With that in mind, there is an important caveat to this planning process: the Master Plan is general in scope. It is not necessarily intended to establish the precise boundaries of land use areas or the exact locations of individual future land uses. Its greater function is to serve as a decision making frame-work. The Master Plan insures that more detailed future decisions have a clear and rational basis. I A&C\Algoma\J!9564.01\algomamp\sb 2 �CHAPTER 1 GOALS AND OBJECTIVES Planning goals are statements that express the community's long range desires and serve to provide direction for related planning activities. Each goal has accompanying objectives which reflect the general strategy that the community will pursue to attain its goals. Following are goals and objective statements that have been developed for shaping the Algoma Township Master Plan, based upon citizen input and technical analysis of the data. The following goals and objectives were developed based upon information generated at two public workshops held on January 28 and February 11, 1991. Each workshop was attended by about thirty Township residents; the initial workshop included representation from the Kent County Road Commission and the West Michigan Environmental Action Council. Besides the goals that are specific to the categories listed below the Algoma Township Master Plan Task Force identified the following overall goal: Where existing conditions permit, moderate uses of land (commercial, medium density residential, etc.) will serve as a buffer between intense land uses (industrial, high density, etc.) and low intensity land uses (single family residential, agricultural, etc.) Agricultural Lands and Interests Goal: Respect the rights of the active farmer and ensure compatibility between farm and non-farm uses while providing for the long-term transition of active farm land to non-farm land use. Objectives: ' ' 1. Support the Farmland and Open Space Preservation Act, P.A. 116 of 1974, by encouraging use of instruments by area farmers and approving such use of instruments that are consistent with the land use plan. 2. Encourage property tax policies that assess farmland for its present use rather than its potential use. 3. Through zoning, allow reasonable minimum lot sizes for non-farm uses in areas zoned for agriculture. 4. Encourage "Hobby Farms" on four (4) acres or more in order to preserve and enhance the rural character of the area. A&C\A.lgoma\89564.01\algomamp\sb 3 �Natural Resources: Preserve the environmental and scenic quality of the Township. Goal: Objectives: r 1. Ensure that development takes place in an environmentally consistent and sound manner by minimizing the potential for flood hazard, soil erosion, and disturbances to the natural drainage network, and protecting the quality of surface and groundwater resources, wetlands, and woodlands. 2. Through zoning, site plan review, and education encourage approaches to land development that take natural features such as soils, topography, steep slopes, hydrology, and natural vegetation into account in the process of site design and building design. 3. Encourage soil conservation practices and education on the prudent use of fertilizers and pesticides. Encourage Township to consider implementing recommendations of the Greenbelt Management Program as proposed by the State of Michigan Department of Natural Resources in the Natural Rivers Act. 4. For all types of development, work with County and State officials to develop improved standards regarding the suitability of soils for septic system placement and use. 5. Through site plan review, discourage practices which would alter the natural, valuable function of wetlands, especially those not protected under the State of Michigan Wetlands Protection Act (P.A. 203 of 1979). 6. · Establish landscaping guidelines for existing and future commercial, industrial, and residential development which, through site plan review, would preserve and increase the numbers of trees and other woody vegetation in the Township including provision for the replacement of dead or diseased landscaping vegetation. 7. Through zoning and growth management policies, establish guidelines which would further protect the Rogue River and its watershed; calling upon recommendations in the Flood Hazard Study of the Rogue River, Valley Preserve System as presented in the Grand River Basin Comprehensive Water Resources Study, the Natural Rivers Act, and the Greenbelt Management Binder. 'r,. A&C\Algoma~9564.0I\algomamp\sb 4 �8. Identify factors that may contribute to groundwater contamination. Participate in regional and state-wide programs to monitor the quality of surface and groundwater. 9. Through permit application and enforcement procedures, require the satisfactory reclamation of lands after removal of natural resources such as sand, gravel, soil, rocks or minerals. 10. Through education encourage the participation of Township residents in the use of approved methods of solid waste disposal including waste stream reduction, recycling, composting, and other techniques. 11. Promote and support community clean-up programs. 12. In order to continue the unique views and vistas which occur naturally within the Township, through Ordinance, establish methods of protecting the country atmosphere, rolling terrain and open space nature of the long-distance vistas. In particular, these areas are: near US-131 between 10 Mile and 12 Mile, near US-131 between 12 Mile and 14 Mile. 1 A&OAlgoma\89564.0 l\algomamp\sb 5 �Parks and Recreation Plan for and develop active and passive outdoor recreation facilities to meet the needs of existing and future residents of the Township. Goal: Objectives: 1. Implement the recommendations set forth in the Algoma Township Park, Recreation, and Natural Area Plan of 1988. 2. Support development of the Rails-to-Trails program and through zoning and site plan review reduce conflicts between recreational trail use and adjacent land uses. 3. Work with residential developers to set aside suitable portions of land for neighborhood parks, and road easements for pedestrian/bicycle paths. 4. Encourage rural neighbors to develop reciprocal agreements for cross-country and hiking trails. 5. Pursue the possibility of Township acquisition of Department of Natural Resources lands through exchange of property of similar or equal value. (The proposed route for the Kent County ~icycle Trail Plan does not go through any sections of Algoma Township. The Trail does run north and south through neighboring Sparta Township and cuts in fairly close to the Township line along Long Lake Avenue. The proposed North Country Trail in Kent County does cut through parts of Algoma Township. The trail is shown to enter the Township in the southeast corner in the vicinity of the City of Rockford and runs north along Northland Drive until it exits the Township where Northland Drive meets the Township boundaries). 6. Work to implement the recreational components of the Valley Preserve Plan. ' A&C\Algoma\89564.01\algomamp\o;b 6 �Historic Sites and Preservation Identify and preseive for present and future generations, historic sites, architectural items, and buildings determined to have historic significant value within the Township. Goal: Objectives: 1. Support and promote historical preseivation activities of the Township. 2. Preseive the historic architectural style of the Township by identify the built architectural styles (including but not limited to farm houses, barns, fence styles, etc.) which symbolize the area's heritage. 3. Identify locations and structures determined to have local historical significance and encourage preseivation and/or improvement of these sites. 4. Call upon resources at both the County, State and Federal level to assist with identification and preseivation of local historic sites and structures. r r 'r , A&C\Algoma\89564.01\algomamp\sb 7 �Residential Development To create attractive, safe, and convenient residential environments providing a variety of housing opportunities with adequate schools, parks, utilities, and other facilities determined desirable or necessary for community development. Goal: Objectives: 1. Encourage the highest concentrations of residential development in locations where there are existing public utilities and where the greatest potential exists for public utilities and services. 2. Establish density standards that ate consistent with the natural capacity of soils to handle on-site septic systems and which promote the preservation of the Township's natural resources and rural and suburban qualities. 3. Provide opportunities for construction of affordable housing. 4. Encourage creative design of neighborhoods to enhance desirability by including sidewalks, bike paths, pedestrian paths, open space, parks and playgrounds. 5. Encourage residential development patterns that utilize small lot, cluster development in conjunction with open space or conservation easements that may be retained in agricultural uses. 6. Strengthen and protect the viability of neighborhoods by controlling the expansion of incompatible land uses on adjacent properties and protecting neighborhoods by open space and other buffers. 7. Plan residential development on Natural Beauty Roads with sensitivity to potential impacts and with priority placed upon preservation of the aesthetic and cultural value of the scenery. 8. Through watershed management planning, promote the highest feasible quality of Camp Lake as both a valuable natural resource and a quality residential environment. 9. Implement width-to-depth ratios to regulate the shape of parcels. I 1 1 1 A&o.Algoma\89564.01\algomamp\,b 8 �Inter-Governmental Cooperation Goal: Promote a coordinated approach among local units of government regarding goals, objectives, and policies that determine the development of Algoma Township and its neighboring communities. Objectives: - 1. Increase the area tax base and employment opportumt:J.es through increased coordination between industrial agencies, local chambers of commerce, and municipal governments. 2. Build local and regional support for growth management techniques and improved land use patterns. 3. Promote a coordinated approach among local communities for the provision and expansion of public utilities. 4. Increase local funding resources through the coordination of efforts of local government to secure and efficiently spend grants, federal dollars, etc. 5. Establish a communications network among officials of local governmental units. 6. Negotiate annexation and/or tax base sharing regarding industrial, commercial, and high density residential development with neighboring communities. 1 1 1 A&C\Algoma\89564.01\algomamp\sb 9 �Commercial Development Goal: l 1 1 .1 1 1 1 Provide a mix of commercial uses at planned locations which are aesthetically pleasing and create a safe and efficient traffic circulation pattern. Objectives: 1. Conduct a corridor study along Northland Drive and prepare sub-area plans on Ten Mile Road and Fourteen Mile Road. 2. In order to minimize traffic congestion and hazard, develop ordinances which require the shared use of commercial driveways and access roads, limit the number and spacing of driveways along arterials, encourage the use of frontage roads or service drives. 3. Incorporate design and performance standards into the Township Zoning Ordinance that will achieve commercial development which is aesthetically appealing, and which operates in a safe and efficient manner. 4. Through zoning or provision for Planned Unit Development, provide neighborhood commercial opportunities near high density residential development. l 1 1 7 1 l 1 7 A&.C\Algoma\89564.01\algomamp~b 10 �Industrial Development Goal: Provide for industrial development in areas served by adequate transportation systems and which will probably be served by public utilities and services. Objectives: 1. Encourage the extension of public utilities and services to those areas identified as desirable for industrial development 2. Promote the development of industrial plats rather than scattered single lot development. 3. Achieve quality industrial development through appropriate zoning ordinance requirements while expanding economic opportunities. 4. Separate industrial uses from less intense land uses such as residential through appropriate use of buffer strips, open space or transitional land uses. 5. Encourage the expansion of employment opportunities in the Township in order to reduce the percentage of residents who commute to their place of work. 6. Consider eliminating the Heavy Industrial District from the Township Zoning Ordinance, due to lack of appropriate areas near adequate transportation routes, and due to the existence of uses that are not compatible with heavy industrial uses. r A&OAlgoma\89564.01\algomamp\\b 11 �Infrastructure - Roads, Private Roads and Utilities Goal: Provide for adequate infrastructure that will ensure balanced, orderly growth and ensure the safety and well-being of Township residents. Objectives: 1. Develop a Township-wide street and transportation plan which addresses such items as: Traffic control measures such as turning lanes, traffic signalization, service drives, curb-cut design and location standards. Increased building and parking setbacks along major roadways. Functional classification of roadways. The relationship of land use to road capacity and function. , The interconnection/upgrading of existing and future private roads. The need and feasibility for alternate routes to reduce local traffic on major arterials and on other local roads. 2. Conduct a corridor study along major arterials such as Ten Mile Road, Northland Drive, Fourteen Mile Road, and Thirteen Mile Road to address issues of traffic safety, flow, and need for additional lanes. 3. Encourage the construction of pedestrian and bike paths on major arterial streets. 4. Encourage that private roads be built to respect natural terrain and other features of the natural environment without circumventing construction techniques. 5. Enforce design and construction standards for private roads to insure the possibility of converting private roads to public roads. 6. Coordinate private road development so that these roads may connect logically and efficiently with public road systems and adjacent private road systems. 7. Through ordinance, establish private road construction standards that permit adequate emergency vehicle access, that will not impede proper maintenance of the road, and that ensure the road will not constitute a danger to inhabitants of the Township. 9. Maintain and provide improvements to primary and local roads to insure safe access while maintaining their natural beauty. '1 ~ 'i A&C\Algoma~9564.0l\algomamp¼b 12 �10. Require residential subdivisions, multi-family developments, commercial and industrial development to utilize public sewer· systems where -available. 11. Maintain and enforce regulations for private roads that seek to protect the health, safety and welfare of Algoma Township residents. r A&C\Algoma~9564.0l\algomamp\sb 13 �CHAPTER2 PHYSICAL DESCRIPTION This chapter examines the regional setting and the natural features that have impacted upon the community and have helped to determine what the community is today. Natural features examined include geology, water resources, topography and drainage, soils and climate. REGIONAL SETTING Algoma Township is located in northwest Kent County in the second tier of townships from the County's northern boundary. Composed of approximately 34.5 square miles, the Township is bounded on the north by 16 Mile Road, on the east by Northland Drive (old U.S. 131), on the south by Ten Mile Road, and on the west by Division Avenue. Neighboring Townships and communities include Solon Township . and the City of Cedar Springs to the north and northeast, Courtland Township to the east, the City of Rockford in the southeast, Plainfield Township to the south, and Sparta Township and the Village of Sparta to the west According to 1990 preliminary U.S. Census data, Algoma Township ranked eleventh in population among Kent County's twenty-one townships with a population of 5,439 people. The center of the Township is located 9.8 miles from the northern boundary of the City of Grand Rapids, and primary access to the Grand Rapids Metro Area is via the U.S. 131 Expressway which traverses the eastern half of the Township in a north-south direction. Algoma Township lies 26 miles east of Muskegon and 32 miles east of the Lake Michigan shoreline. NATURAL FEATURES Geology The bedrock of all of Kent County consists of the edges of the bowl-like rock formation known as the Michigan Basin. The oldest rock is Marshall Sandstone, overlapped in the central portion of the County in the vicinity of Algoma Township by the Michigan Formation which is primarily limestone, gypsum, and dolomite interbedded with shale and sandstone. Overlying these rock formations is a mass of glacial drift ranging from ten to several hundred feet in thickness that was deposited during the Wisconsin glacial period. Kent County is located in an area where the Michigan and Saginaw lobes of the Wisconsin ice sheet met. Consequently, a complex and strongly developed morainic 1 system developed and the present surface features are for the most part the results of glacial action. The glacial drift ranges from coarse gravel to fine lacustrine2 clay; It is the parent material in which many of the soils in the county are formed. 1 2 Moraines are glacial deposits of earth, stones, and other debris Materials originally deposited in lake water A&C\Algoma\89564.01\algomamp\sb 14 �Within Algoma Township, the physiography ranges from hilly morainic belts rising from nearly level valleys generally following the direction of the Rogue River and smaller streams, to gently sloping or rolling till plains3 generally higher than the morainic belts. Topography, Drainage, and Surface Waters Land formations in the Township vary from hilly areas with steep slopes found in the southeast and central-east parts of the Township to the low, plain-like valley of the Rogue River in the southwest portion. A series of lakes is located in the western quarter of the Township, and this series continues northward into Solon Township. The two major watersheds in the Township are the Rogue River basin and the Cedar Creek Basin. Other streams include Little Cedar Creek entering the Township in Section 1, Stegman Creek which enters the Township at the center of the eastern boundary, and a small portion of Shaw Creek which joins with the Rogue River just above the northern boundary of the City of Rockford. Where Cedar Creek enters the Township at 16 Mile Road, its elevation is 849 feet, and it joins the Rogue River in section 22 above 12 Mile Road at an elevation of 709 feet. The Little Cedar joins Cedar Creek just north of the intersection of Algoma Avenue and 14 Mile Road at an elevation of 779 feet. The Rogue River enters the Township in Section 30 at the lower western boundary at an elevation of about 729 feet and exits the Township at the City of Rockford northern boundary at 699 feet. Several formal county drains provide controlled drainage within the western one third of the Township. These include The Finch, Black Lake, Basin, Vandermeer, Dutch and Pickerel Lake Drains. The Kent County Drain Commission and the Township share in the maintenance of the established drainage system. The Rogue River and its flood plain are significant features and flood prone areas have been identified in detail as part of the Flood Hazard Study of the Rogue River completed in 1982 by the U.S. Soil Conservation Service. The study reported 1224.6 acres in Algoma Township as being within the 100-year Floodplain. r r- r The surface waters of the Township consist of ten lakes, portions of four additional lakes,. several unnamed ponds, and the Rogue River with its associated network of streams. Camp Lake is the largest lake in the Township and has a water surface of about 140 acres. Other lakes include Whit, Wallace, High, Low, Nelson, and Meek Lakes which connect in a chain on the western side of the Township. Portions of the Ke-Wag-A-Wan Lakes group and the Indian Lakes system are found in the northwestern corner of the Township as are portions of Squaw and Lime Lakes. 3 Flat to undulating areas underlain by unsorted glacial drift A&C\Algoma\89564.01\algomamp\sb 15 �Hoskins Lake is located on Little Cedar Creek in Section 10. Lake levels range from 794 feet above sea level at Lime Lake to about 729 feet at Meek Lake. All lakes are private with the exception of Camp Lake on which a state owned public access site is located. The Michigan Resource Information System (MIRIS), which compiles land use date from infrared aerial photography, records 252 acres of open water in the Township. , - 1 Many wetland areas are scattered throughout the Township, and are primarily associated with surface water bodies and drainage patterns. The Michigan Resource Information System records 427 acres of wetlands in Algoma Township. Map 1 illustrates woodland and wetland areas in the Township as identified by MIRIS. There is some disparity between this map and wetlands as identified by the National Wetlands Inventory conducted by the United States Department of the Interior. While MIRIS categorizes lowland hardwoods and lowland conifers as forested lands, the National Inventory records these as forested or shrub-scrub wetland areas that are seasonally flooded. An example of this is much of the area along the Rogue River and parts of Sections 10, 11, 13, and 15. Consequently the Township in fact has more areas that may be considered as wetlands than Map 1 actually indicates. According to Kent County Health Department officials, one area of concern regarding ground water contamination exists within the Township. This area is located southeast of the intersection of 13 Mile Road and Northland Drive. Reports of metal and organic contaminants in the groundwater are currently under investigation; implications for public health are uncertain at this time. Soils The identification of soil types in the Township is an important consideration of both the existing and future physical development of the Township. While residents in the Camp Lake area are served by the Village of Sparta municipal sewer system, the balance of homes and businesses must rely on soil suitability to obtain a safe water supply and to dispose of waste water. In general, the soils in Algoma Township range from the poorly drained mucky or loamy soils along the Rogue River Valley to well drained or excessively drained sandy or loamy materials. Map 2 has been prepared based on soils and their unsuitability for development without public sewers. The factors considered include hazards of flooding, depth to water table, percolation rate, and slope. It should be noted that the soils with severe limitations will in most cases present problems for the efficient operation of individual septic systems. Because of high water tables or rapid lateral movement of subsurface waters in these areas, the use of septic tanks and drainage fields provides increased potential for pollution of wells and surface waters. In addition, there is a potential for seasonal flooding of basements. Intensive development in these areas often results in increased demands for public sewers and/or water systems to compensate for environmental hazards or health hazards. 1 A&.C\Algoma\89564.01\algomamp\.lb 16 �r r - By mapping these soils according to their unsuitability for development, patterns are identified which make it possible to determine the development potential of specific areas. Although the map is not intended as a substitute for on-site investigation or detailed engineering studies, it does generally define those areas that should be considered as unsuitable for development. Soils which generally have unsuitable characteristics for building or septic use may still be useful with on-site modifications or detailed site analysis. However, significant development in these areas will increase the need for public utilities. In particular the northwest quarter of the Township contains large areas of soils with severe limitations for septic tank absorption due to high percentages of clay resulting in moderately slow permeability, and due to high water tables. In some cases, excessive slopes are a limiting factor. The area on the west side of Camp Lake, previously the site of contamination problems due to high density residential development, is currently serviced by the Village of Sparta municipal sewer system. - ~ t Limitations for development also occur in the southeast along the Rogue River Valley and its tributaries. The central part of the southeast quarter of the Township is also limited by heavy soils and in some cases excessive slopes. The balance of soils in the Township are primarily sandy or loamy sand soils which are suitable for individual sewage disposal systems at low densities. Another important feature of soils within Algoma Township are the soils considered as prime farmland by the United State Department of Agriculture. Prime farmland, as defined by the USDA, is the land that is best suited to food, feed, forage, fiber, and oil seed crops, and produces the highest yields with minimal inputs of energy and economic resources. Map 3 delineates the soils within Algoma Township that are considered as prime agriculture soils. Soils that are unsuitable for on site septic systems, except for those along waterways, somewhat loosely delineate the prime agricultural soils in the Township, mainly due to adequate available water capacity of those soils. l -I Climate Temperatures in Algoma Township range from an average high and low of 30.3° F and 16.0° F. respectively in January, to averages of 83.3° F and 59.6° Fin July. In a normal winter, Algoma Township will experience nine days with temperatures of zero or below, while in the summer eleven days will reach 90°F or above. The annual rainfall in Algoma Township averages 33 inches with snowfall accumulations of 76 inches. The growing season, May through September, lasts about 170 days with threat of frost occurring on an average by October 12th and no later than April 25th. Sunshine is most prevalent in August and least prevalent in December. A&aAlgana\89564.01'-ilgomamp\sb 17 �- l r - - Fish and Wildlife, Unique Natural Features Algoma Township provides suitable habitat for the types of wildlife found throughout Kent County. These include Whitetail deer, small mammals such as squirrels, raccoons, rabbits, and possum, game birds such as pheasants, ducks, and ruffed grouse, and many species of birds that thrive in both forested and open areas. The lakes and streams of the Township may include game fish such as trout, bass, pike, perch, blue gills and sunfish. Steelhead trout and salmon migrate up the Rogue River in the fall. Scattered through the Township are remnant White Pines which for the most part were removed during the logging era of the 1800's. - - -r -l A&C\Algoma\89564.01\algomamp\sb 18 �) I. ' \ ) \ ) . J ' ) < ~ ) ' J' '·· \ .1 I t (SOLON TWP.) i ) •, ,:.__. ) "- ' ~ i 0 ~ E!II HJI zl~ / 16 Mil£ RD. ====•== 8 ~ 9!4w. I •-~✓- -~1J.J~ ~ \Jil iV N\ . ~ ~. ~ I ~~111/////h ~/h,,,,,;-.~~-- L'._'_ I I_ I I fl -~g-ga I I II 15 Mil£ RD RUSSEU. ST w \) 0 BROMAN sr. I I L____ ~8 . 17 -~ T~ I ---a.. ~ ~ ~ f' 13 Mil£ RD ~ ~ ~ a::: 0 z 5 I- a.. a::: ,,,,,,,,,,.,,.,,,,,,,,,,,,, :::, 0 12 Mil£ RD 1~, I a.. ~ <( Cf) ...__,, 0 , ~I C Ff- b I J I ~ ~ \ , l 7 -~ ~'h\ I\I 1 I w I ~ ~ j I I rl I'>' ' u ...__,, 10 Mil£ RD. (PLAINFIELD TWP.) ~ Ii: ALGOMA TOWNSHIP KENT COUNTY, MICtlGAN MAP 1 ~ ~ WOODLANDS & WETLANDS .I.EGEHll: T BJ BJ WOODLANDS - INCLUDES NORTHERN HAADWOODS, COORM. HAAOWOODS, AND LOWLAND HAAOWOODS WHICH MAY INDICATE PRESENCE Of WE1\N4DS 'NET\ANDS - INCLUDES WOODED, SHRUB, SCRUB, AND EMERGENTS WETl.NIOS -__..........._~,,,,. .... _,. -.................__ ,,_......... ~ SOURCE: MICHIGAN RESOURCE INFORMATION SYSTEM, DEPARTMENT OF NATURAL RESOURCES �.~ ) I • V } I I ) ' J ' · - J; ~ (SOLON TWP.) ifr-1} ) I ) I J 0 It: ~ .;,~ I '.A ZI 16 Mil£ RO • .,......, IJ Mil£ RO (L ,.......,_ (L ~ ~ ~ D z ~ (L ~ I- Cf) ........... 0::: ::J 0 u ........... ~ 10 MILE RO. 1"\. // ~ ~ (PLAINFIELD TWP.) ~ ~ 0 l"' ALGOMA TOWNSHIP KENT COUNTY, MICIIGAN ~ ~ MAP 2 SOILS UNSUITABLE FOR DEVELOPMENT :r .LEG.El:il2: - SOILS WHICH AAE GENERAU.Y UNSUrTABl£ FOR ON SITE SEPTIC SYSTEMS DUE TO ONE OR MORE OF THE FOLLOWING CHAAAC11'RIST1CS: - SOIL PERCOIATION RATE - SLOPE(MORE TtWI 18:t} - DEPlli OF HIGH WATER TABl£ l£SS TtWI SIX FEET - FLOOD ~ O (PONDING, WETNESS) ON-SITE INVESTIGATION MAY STILL BE NECESSARY TO DETERMINE SEPTIC SYS'1EM SUrTASIUTY. CAMP lAKE SEWER SER\IICE AREA . ___ _,. ...... _....,_,__ _________ ,.. ...... -...-... , ......,....... ~~ �., 11' •.~ ' 1 ~ (SOLON TWP.) ~ I I - _) _I a "' ~ . .«.Jw. 15 R<'I xs, .... f 16 MILE RD. 14 - ,........,, CL ~·' ' '.-J 1J MILE RD ,........,, CL ~ ~ ~ (l:'.: 0 z <( CL ~ C/) ...__... ::i I- 21 (l:'.: ::) ~ 0 12 MILE RO (.) ...__... I 26 '< I I ~ - . ~ , ~4 10 M!I..E RO • 1,, // ~ ~ (PLAINFIELD TWP.) i I i !.., l ALGOMA TOWNSHIP KENT COUNTY, MICtlGAN MAP 3 ~ ~ PRIME FARMLANDS :r .LtG£tlQ: - PRIME rAAMIAND - SOILS BEST SUITTll TO rooo. F£ED, FORAGE. FlBER, ANO OIL SEED CROPS 1'S DET£RMINED BY THE UNJTt:S STATES DEPARTMENT OF AGRICULTURE ___......-,..1 ................... DMIIM~· _.................... - ." ..... ~L" I �CHAPTER3 .. SOCIAL AND ECONOMIC CHARACTERISTICS Understanding the people of Algoma Township will help establish the basis for developing the Master Plan. This discussion will review the Township' population characteristics and trends as well as economic conditions and housing characteristics of the community. Population Characteristics Table 1 illustrates past growth of Algoma Township relative to the four surrounding Townships and the three nearby communities of Sparta, Cedar Springs, Rockford. Kent County totals are also shown. Township totals exclude incorporated areas. , The decade between 1960 and 1970 saw substantial increases in population for the townships surrounding Algoma Township, although Algoma itself grew at a lesser rate, recording a 24.3% increase. Between 1970 and 1980, Algoma Township increased its population by 42.8%, outpacing all of the surrounding communities except Courtland Township and the City of Cedar Springs. During the last decade, 1980-1990, the rate of growth in Algoma Township slowed to 24.6%. Other communities also show a decrease or leveling off of growth rate, except both Sparta Township and Sparta Village which show increased rates of growth during that ten year period. In all cases, the rate of population increase for Algoma Township surpassed Kent County as a whole. Table 2 illustrates building permit activity in Algoma Township over the past ten years, and permits taken out through October of 1990. The data show an average of 42 new single family homes each year since 1980, and an average of nearly 55 new homes per year over the past five years. Using an average household size of 3.09 persons for 1990 (see following section on Households), 55 new homes will yield approximately 170 persons residing in new dwellings in 1990. Map 4 indicates the numbers of building permits issued for new home construction in 1986-1990 by section. 1 . I :t Another important factor when exanumng Algoma's community profile is the age of its residents. Table 3 shows a comparative age breakdown as reported by the 1980 and 1990 U.S . Census. Although the median age has increased in the last ten years from 27.4 to 31.8, Algoma Township still Jlas a relatively young population with 73% under the age of 44. Only a small portion is over 65, 6.7%. Although not shown in Table 3, the median age for Algoma Township in 1990 was 31.8 compared to 30.7 for Kent County as a whole. In 1980, Algoma had a lower median age than the County 27.4 to 28 years of age. All together, these figures indicate the presence in the Township of a high percentage of persons in the childbearing years and with young children. y A&c:.\Algoma\89564.01\algomamp~b 22 �.I ,, __,,,_ J ,,, l j .) . _} ~ I } J . J 1 ..., I.., ~r J,=' ,,I 1..._.. '. !!i: ·~ 15 _ > '11 <'.I ) I 4 ..--... _J · Iii,( / I I ,. I . .j •. I a ~ (SOLON TWP.) _J ) -l 0: ~ JL of WI zj / \I I 1 1 //~ I ------ ' BROMAN ST. • ~ 0 r'-" - II~ 11§ _ ~ I a.. ~ II I I ~ a::: <( 81GH I I a.. en I I '-" LAKE ) I I I I I I I 15 1 .,......_ RUSSELL ST @/ I I 17 16 I I I 13 Mil£ RO ®i )I RECTOR ST. 20 a.. 0 z ~ fa::: 24 21 ~ .,......_ ~ ® I I I I 15 Mil£ Rq --+---'--Ir-,..,----------+- p- I ®i ~~ 'No~ LAKES RO. ® 12 9 8 1&MIL£Ro. :) 0 01 2 0i!i'?0 ·,~..:·~~ ... , , ... ·-rw~ I 27 . I 26 I I '-" ~~} ' \ C 0: JJ '< I 11 I ~ Iii :IE a ,~.J;? I ) f;p_;, ~ ~\ I ( ~ (PLAINFIELD TWP.) ~ i -, CI -"(II)) \ •1 'I• . \ "I 1-L~II I',., 10 Mil£ RO. ~ 1 ~ i !!! ~ 0: ALGOMA TOWNSHIP KENT COUNTY, MICtlGAN MAP 4 RESIDENTIAL BULDING + \rt:wf T PERMITS ISSUED 1986 - 1990 BY SECTION 0 NUMBER OF PERMITS ISSUED G] AREAS OF tlGtEST GROWTH - ............---........._, ..__,.,.,. ________ ,,..,;,,,,,.~ _____ ~ I 0 I I - �,J ~~ - ~- ~ - 1! r ·, - - u - , - It ~ ''J -- ·1r -'-" ll = "II . ll • I( TABLEl Historical Population Change Algoma Township and Surrounding Communities, Including Kent County 1960- 1990 Municipality Algoma Twp. Courtland Plainfield Sparta Twp. Solon Twp. Sparta Vil. Cedar Springs Rockford City Kent County Source: 1960 2,485 1,585 11,680 2,498 1,589 2,749 1,768 2,074 363,187 % Change 1960-70 24.3 38.5 45.0 35.0 33.0 12.6 2.2 17.1 13.2 Absolute Change 1970 3,088 603 611 2,196 5,255 16,935 874 3,372 2,114 525 3,094 345 1,807 39 2,428 354 47,857 411,044 % Change 1970-80 42.8 49.0 21.7 5.8 32.9 8.9 44.7 36.9 8.1 Absolute Change 1,323 1,076 3,676 194 695 274 808 896 33,462 1980 4,411 3,272 20,611 3,561 2,809 3,373 2,615 3,324 444,506 U.S. Census data from Kent County Master Plan Update, 1986. and 1991 U.S. Census. Note: Township totals do not include population of incorporated areas. A&OAlgoma\89564.0I\algomamp\sb 24 % Change 1280-90 24.6 20.7 21.0 25.8 29.9 17.6 -.6 12.8 12.6 Absolute Change 1,085 678 4,335 918 839 595 -15 426 56,125 1990 5,496 3,950 24,946 4,479 3,648 3,968 2,600 3,750 500,631 . 11 -l �TABLE2 BUILDING PERMITS FOR SINGLE FAMILY HOMES (1980-1990) r- Year Number of Bldg Permits 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1990 39 29 25 28 40 38 50 49 53 66 .i5. 472 Total r Source: Algoma Township Records_ "- I r I r r A&C\Algoma\89564.01\algomamp\sb 25 �,,... I - TABLE3 AGE OF RESIDENTS 1980-1990 Year i % Under 20 Years %20-44 Years %45-64 Years % 65 years and over Median A~e 1990 34.3 38.7 20.3 6.7 31.8 1980 39.2 37.4 18.0 5.4 27.4 --------- Source: 1980 and 1990 U.S. Census Data 7 TABLE4 PER CAPITA INCOME 7 Place .... , • • • Algoma Twp. Courtland Twp. Plainfield Twp. Sparta Twp. Solon Twp. Cedar Springs City Rockford City Kent County State of Michigan 1979 Per Capita Income1 6,925 7,528 7,914 6,976 6,843 5,415 7,397 7,522 7,688 ------------ Source: 1 1980 U.S. Census 2 Estimates by U.S. Census Bureau A&C\Algcma\89564.0l\algomamp'8b 26 1987 Per Capita Income2 Percent Change 10,185 11,441 12,488 10,444 10,576 8,289 11,623 11,883 11,973 47.08 51.98 57.80 49.71 54.55 53.07 57.13 57.98 55.74 �r"'I Economic Characteristics I n A comparison of per capita income levels for 1979 and 1987 (Census Bureau estimates) shown in Table 4 for Algoma Township and surrounding communities including Kent County and the State of Michigan shows Algoma ranking above only Solon Township and Cedar Springs City in 1979, and predicted to rank only above Cedar Springs by 1987. experiencing the least amount of increase percentage-wise than any of the surrounding communities including the county and the state. · Households In 1980, there were 1,353 households in Algoma Township, an increase of 65.2% since 1970 according to U.S. Census date. Preliminary figures for 1990 show 1,801 households, an increase of 33 .1 % or 448 households since 1980. Household size in the Township decreased from 3.26 persons in 1980 to 3.05 persons in 1990. A household is defined as an occupied dwelling unit. i I f - - 'I A&OA!goma\89564.01\algomamp"b 27 �, - CHAPTER4 I COMMUNITY FACILITIES The Townships community facilities are those which provide tangible services to the residents. A well rounded set of services is necessary to meet the needs of a growing community like Algoma. The services provided are discussed below: I .... I I. r r T r Township Offices The Town Hall is located at 10531 Algoma Avenue at the site of the former Algoma school. The Township purchased the building from Sparta Public Schools in 1983, and began using the building for office space in 1984. Since that time many physical improvements have been made to the building which include meeting space and office space for all Township personnel, a kitchen, and space for the collection of the Algoma Township Historical Society. The Hall is also used as a voting location. The · Township offices are staffed on a full time basis by a combination of full-time and part-time personnel. Fire Services The Township utilizes a volunteer fire fighting staff as well as a part time Fire Chief compensated for his services. Fire fighting equipment is housed at two barns located at 782 Street and 10910 Edgerton Avenue. The Fonger Street location houses four trucks in four bays, Edgerton station also houses four trucks in three bays. Algoma Township does .not share fire with any surrounding communities, but does have a mutual aid agreement. who is Fonger and the service Public Safety ' 'I I General police protection is provided by the Kent County Sheriffs Department and the Michigan State Police out of the Rockford Post. Kent County maintains a substation in Kent City that has an eight to ten township jurisdiction with two to three sheriffs cars covering that area at any one time. Emergency medical .services are provided by Rockford Ambulance and Northwest Ambulance out of Sparta. Libraries Algoma Township financially supports the Krause Memorial Library located in the City of Rockford. Residents also use both the Cedar Springs Public and Sparta Township Libraries, but do not contribute monetarily to their support. All three libraries are members of the Lakeland Library Cooperative. A&OA!goma\1!9564,01\algomamp\sb 28 �I '""' .... Cemeteries I - The Township actively maintains the cemetery at 10516 Grange Avenue; another cemetery exists just within the Township boundaries on Northland Drive, but is no longer maintained. Parks and Recreation - Algoma Township maintains one park on Fonger Street adjacent to the fire barn, which was previously the site of Chalmers School. The park consisting of 5.3 acres includes picnic facilities and ball diamonds. Plans are to construct a picnic shelter on the site. Little League baseball utilizes the Fonger Street facilities. - An area used for both baseball and soccer exists on property adjacent to the Township Hall. This area may be improved for recreational use in the future. ( I. -r -•I r - Currently, grant money is also being sought to develop a park on 2.5 acres on the west side of Camp Lake. This park would include both picnic and recreational facilities primarily for use by the Camp Lake neighborhood. The Township also owns a ten foot wide access strip to Camp Lake located on the east side of the lake off Orchard Park Drive. The Michigan Department of Natural Resources maintain a public access site on the southern end of the lake. Also located within the Township is the Moose Lodge on the southwest side of Camp Lake. The lodge maintains a private nine-hole golf course on 54 acres. Iii" , -•I i • I While no state parks are located within Algoma Township, the Department of Natural Resources owns 437 acres of land, primarily adjacent to the Rogue River. Of this amount over 200 acres are open to the public for hunting. Most of this property falls under the administration of the Rogue River State Game area. Other recreational facilities located outside of the Algoma Township boundaries include Long Lake Park located just beyond the northwest corner of the Township. This 231 acre park maintained by Kent County includes a ballfield, playground equipment, picnic areas with shelter, swimming, boating and fishing. The Michigan Department of Natural Resources also maintains a public access site on Lime Lake which is primarily within Solon Township and partially within Section 5 of Algoma Township . The 5,587 acre Rogue River State Game area is located nearby in Tyrone and Solon Townships. This game area includes the Howard Christiansen Nature Cen!er as well as hunting and passive recreation opportunities. Township residents also take advantage of recreational facilities and programming in the neighboring communities of Rockford, Cedar Springs and Sparta. 1 1 I ~ A&OA!goma\89564.01\algomarnp~b 29 �Historical Sites r - ... . The Township has an active Historical Society which displays its collection in the Township Hall. Several sites have been discussed for possible future preservation or restoration. One site is the old stone trestle over the former Pere Marquette Railroad, located on Summit Avenue north of 13 Mile Road. This trestle is constructed of field stone obtained from nearby fields. Another site is that of the old Cain Mill located on Cedar Creek on the southwest comer of 14 Mile Road and Algoma Avenue, where lumber was milled as late as the 1930's. Three former schools are of historical significance to the Township. One is the site of the former Chalmers school on the southwest corner of Fonger Street and Pine Island Drive. While the Township currently uses the building as a fire barn, the historical society has expressed interest in the site should fire fighting facilities be relocated. Another former one-room school house, the Birch Town School, is located on Indian Lakes Road east of White Creek Road and has been converted to a residence. The Foxhill School located on the southeast comer of Algoma Avenue and Indian Lakes Road has been converted for use by the Maranatha Community Church. Centennial Farms in the Township include the Powell farm located at 10519 Algoma Avenue and the Don Gray farm located at 11332 Grange Avenue. Educational Facilities Three school districts serve students in Algoma Township. Sparta Public Schools serve most of the western half of the Township, Cedar Springs Public Schools serve students in the northeast portion, and Rockford Public Schools serves the southeastern and extreme southwestern parts of the Township. No public educational facilities actually exist in the Township, aside from 93 acres of school forest land belonging to the Rockford district. The Algoma Christian School maintains facilities at 2100 13 Mile Road, where students in grades 7-12 attend. The property is currently for sale, and plans are to construct additional facilities in the Kent City area where elementary-aged students are currently served. Solid Waste Disposal Private haulers in Algoma Township utilize the South Kent Landfill located west of U.S. 131 off 100th Street in Byron Township. This facility has a programmed life expectancy of at least ten years; length of service will be influenced by Kent County's recently constructed solid waste incinerator, and by recycling efforts currently underway by the County. Drop-off points near Algoma Township for recyclable materials are located at the D&W Food Center on 10 Mile Road in Rockford, at Great Day Foods on 17 Mile Road in Cedar Springs, and at the Big Wheel store on Applewood Road in Sparta. Kent Disposal operates a waste transfer station located at 10251 Northland Drive in Algoma Township. A&C\Algoma\89564.01\algomamp~b 30 �- ,.._ Roads and Transportation r l ,r- The street system forms the most basic framework for growth and development of a community. By providing a means for internal and external circulation, it serves the community by helping shape the intensity of land use. Thus, this costly and long-lasting element becomes one of the most dynamic forces of the community. · ,- The street system serving Algoma Township, (illustrated on Map 5), can be classified as·follows: Controlled Access Arterials - These facilities perform little or no land service function but instead are devoted entirely to the task of traffic movement by providing for large volumes of traffic at relatively high speeds. These are characterized by limited access, multi-lane; divided highways. In Algoma Township, the U.S. 131 Expressway functions as a controlled access arterial. :: Major Rural Arterials ( county primary) - This class of streets serves major movements of traffic within or through the area. Mainly designed to move traffic, the secondary function is to provide access service. This class of street typically interconnects major state arterial highways. According to the Kent County Road Commission official Highway Map, major arterials in the Township include Pine Island Drive, Algoma Avenue, a portion of Edgerton Avenue, Northland Drive, the portion of 14 Mile Road between Algoma Avenue and Edgerton Avenue, 13 Mile Road an~ 10 Mile Road. A portion of 13 Mile Road is also classified as an inter-county road, as is a one mile segment of Edgerton Avenue. A one mile stretch of 14 Mile Road between U.S. 131 and Northland Drive is classified as State Route M-57. Within Algoma Township there are approximately 33 miles of major rural arterials. Collector Streets (county local) - These streets provide internal traffic movement within specific areas and connect those areas with the major arterial system. Generally, they are not continuous for great length. The rural collector street is intended to supply abutting property with the same degree of access as a local street, while at the same time carrying the "collected" traffic of local streets. Traffic control devices may be installed to protect and facilitate movement of traffic; however, these devices would not be as elaborate as those on arterial streets. In rural areas like Algoma Township, rural collectors typically represent the highest percentage of street miles. Within Algoma there are currently 41 miles of paved collector streets and 16.5 miles of gravel collectors. Local Feeder Streets - The sole function of these streets is to provide access to immediately adjacent property. In developed areas, they may make up the major percentage of the streets of the community, but carry a small proportion of the vehicle-miles of travel. In Algoma Township, these streets include those within platted subdivisions such as those throughout the Camp Lake neighborhood. Private Road - There are 83 private roads within Algoma Township. These roads, maintained by the landowners who utilize them, serve varying numbers of lots and homes. Private roads in the Township are regulated by the Township's Private Road Ordinance. A&OAlgoma\89564.01\algomamp\sb 31 �' \ r ,..... t. - - - Natural Beauty Road - Two natural beauty roads have been designated in Algoma Township. They are Friske Drive located in Section 22 and Elstner Avenue located primarily between Sections 34 and 35. Under Act 150 of 1970, the native vegetation along these roads is protected from destruction or substantial damage by cutting, salting, and other means. The Kent County Road Commission is responsible for the maintenance and improvement of all county primary and county local roads in the Township. Improvements to county roads are determined by Road Commission officials in conjunction with Township officials in January of each year. The County pays 100% of the cost of improvements to county primary roads, while the Township shares approximately one half of the cost of local road improvements. According to Kent County Road Commission officials, no major improvements to existing roads are scheduled for the next five years. The Michigan Department of Transportation (MDOT) is responsible for major repairs and improvements to U.S. 131, and contracts with The Kent County Road Commission for routine repairs. A bridge is currently being constructed over the Rogue River to join Grange Avenue with Jewell Avenue in Section 33. The cost for this project is being covered by the State of Michigan Critical Bridges Program. Traffic counts obtained from the Kent County Road Commission are shown in Table 5. Counts shown are for 24 hours for the direction indicated; 24-hour rated capacity for each location is also given. The 24-hour capacity for Northland Drive exceeds those of other county primary roads due to wider lanes, paved shoulders, and turn lanes at some intersections. Where 1990 counts are lacking, estimates were made allowing a 3% increase in number of vehicles per year for paved arterials. Accident information for the Township was obtained from the Michigan Accident Location Index compiled by the Michigan State Police. Of the 328 accidents that occurred in 1989, 93 of those occurred on either North- or Southbound U.S. 131. The streets having the next highest incidence of accidents are Algoma Avenue and 13 Mile Road reporting 37 and 34 accidents respectively in 1989. Northland Drive totaled 31 accidents for that period. Other streets showing a high incidence of accidents were 14 Mile Road, Pine Island Drive and 10 Mile Road. The three traffic fatalities recorded in the Township in 1989 occurred on Algoma Avenue, 14 Mile Road and 10 Mile Road. A&C\Algoma\89564.01\algomamp\\b 32 �J ) J J ] ) ) J ) J ) } ~ 0 II ROUN LN<E .,, I ,----- 0 II #- LN<E ~~ \ 1 / I , -~ J ~t"°tA-WON J "" ,~ I (( ~ (SOLON lWP.) I 0 a:: ~ 0 ~ i!: a:: fil{ I'// w,oj I ) , ~ 116 / J j MILE RD . z ---r---, 0 - - - - -,j- - _cQ.tfilll4ERS.. ell'MER.... ---------~~e:..._ z ~, 0 0. ll 5 4 I ~ \I I ___ l _ Vl l 21 . J" 1•NOIAN LAKES RO. Ill z 2 Ill ---- __r___,_ __ - - - - - - - £ l 9 8 I II I / I 15 12 MILE RO I RUSSELL ST fia I I I BROMAN ST. I »u I J\ I I I 17 ~ I g I ............ Cl. '81GH ~ I I I 1 I I I ~ a::: <( a.. (f) "--/ I I 13 MIL£ RD ~ I LN<E I I I I I I I ::> w '-' I I I I ' 0 . I ?Al (_) "--/ 12 Mil£ RD I /..<.-4>' /)/'JI I 26 I jJ --ifi--l. .,~ ~ 0 "' I r ~ 15 z I JJ ,, I/ ~ (PLAIN Fl ELD lWP.) ~ 0 • J. II/ - V1 a 10 MILE RO. ~ ~ I ., i i ALGOMA TOWNSHIP KENT COUNTY, MICtlGAN MAP 5 ROAD CLASSIFICATION SYSTEM ~ ~ LEGEND: =- J I- a::: ~ ' '( I z ----+--2 0 J :s I I 20 I 0 I 1 )I RECTOR ............ 0... 0 ® CONTROLLED ACCESS ARTERIAL STATE ROUTE MAJOR RURAL ARTERIALS (COUNlY PRIMARY ROADS) COLLECTOR STREETS (COUNTY LOCAL ROADS) ----- NATURAL BEAUTY ROADS .. ...,...,......_,_,.. THI _......,..,. .......... -........ .....-..w .............. �:~ .,;..~ TABLES ALGOMA TOWNSHIP 24-Hour Traffic Counts and Capacity at Selected Locations by Year 24-Hour 1990 Rated Capacity 1 11,614 11,157 14,000 12,114 14,225 14,000 8,686 7,491 14,000 N-S 8,569 7,893 14,000 5. 14 Mile - West of Northland Drive E-W 9,363 10,231 6. lOMile- EastofU.S. 131 E-W 13,140 8,000 7. 10 Mile - West of U.S. 131 E-W 6,531 8,000 8. Wolven Avenue - North of 10 Mile N-S 7090 * 8,000 9. Algoma Avenue - North of 10 Mile N-S 5,793 8,000 10. Algoma Avenue - North of 13 Mile N-S 2,535 2,689 • 8,000 11 Algoma Avenue - South of 13 Mile N-S 2,646 2,807 * 8,000 12. Pine Island- North of 13 Mile N-S 1,739 1,845 * 8,000 13. Pine Island - South of 13 Mile N-S 1,635 1,735 * 8,000 14. 13 Mile - East of Pine Island E-W 3,615 3,835 * 8,000 15. 13 Mile - West of Pine Island E-W 4,445 4,716 * 8,000 Location Direction 1986 1. Northland Dr. - North of 12 Mile N-S 10,532 2. Northland Dr.- South of 12 Mile N-S 3. Northland Dr. - North of 14 Mile N-S 4. Northland Dr. - South of 14 Mile Source: 1987 1989 6,883 Kent County Road Commission, Michigan Dept of Transportation 1 Capacity is given in vehicles per 24 hours • 1990 Estimates by WWES based upon 3% increase in number of vehicles per year per 24-Hour count. A&OAJgoma\89564.01\algomamp\sb 1988 34 * 10-12,000 �CHAPTERS EXISTING LAND USE ANALYSIS This chapter describes the existing land uses in the Township and analyzes changes that have occurred since the completion of the 1968 Master Plan. This evaluation is a necessary tool in assessing the character of a community, identifying problems and opportunities, and will be useful when developing goals and objectives to guide future development. i Several events have had a major impact on land use in the Township since 1968. Probably the most significant event was the completion of the U.S. 131 Expressway ;n 1969 with interchanges at both 10 Mile and 14 Mile Roads, making the Township highly accessible to and from the Grand Rapids Metropolitan Area. Another event was the passage of the Natural River Act of 1970, and the consequent designation of the Rogue River as a Natural River. The Act authorizes local units of government to regulate land use along designated rivers in order to preserve the natural amenities provided by river environments. The Algoma Township Zoning Ordinance designates a Natural River District 300 feet on either side of the Rogue River, and a Conservation and Agricultural District located in the southwest corner of the Township. Other important events include the construction of sanitary sewer around the Camp Lake area in 1985 and the rapid proliferation of private roads with subsequent residential development throughout the Township. Existing land uses are identified on Map 6. This map was completed in June of 1991 using plat maps, field inspections, and through conversations with Township officials. Structures under construction at the time of the land use survey were classified as existing land uses. f r r f r Table 6 shows the current land use breakdown in acres by category. Generally, the land developed for commercial and industrial uses is concentrated along Northland drive and along 14 Mile road (M-57) east of the U.S. 131 expressway. Residential development has occurred primarily in the southern and central portions of the Township, and in the Camp Lake area. The existing land uses in the Township have been classified into a number of categories which are described as follows: AGRICULTURE This category includes those lands used for cropland, orchard, or pasture at the time of the land use survey. Agricultural and Open Land accounts for approximately 10,993 acres; the number of those acres actually devoted to active agriculture is estimated to be 3,800 acres in 1991. Agricultural uses have declined appreciably in the Township since 1968, and these uses are expected to continue to decrease as small scale farming becomes increasingly less profitable, and as the Township continues to be an attractive area for residential development. r A&C\Algoma\89564.0 l'algomamp\sb 35 �A number of parcels of land in the Township are enrolled in Public Act 116 of 1974, the Fannland and Open Space Preservation Act, with a total 2,116 acres or 9.6% of the total land in the Township enrolled. Under this Act, farmers or owners of large tracts of open space forego the development rights to their land and continue to farm it or maintain it as open space for a minimum enrollment period of ten years in exchange for tax benefits. Map 7 illustrates those areas of the Township enrolled in P.A. 116, as well as dates when the current agreement on each parcel or group of parcels is due to expire. Most of the parcels enrolled in the Act are located in the central and northwest area of the Township. TABLE 6 EXISTING LAND USE, 1991 Approximate Acreages .... r f r ~ % Total 10,993 49.7 7,675 34.8 Commercial/Office 157 .7 Industrial 141 .7 Public/Semi-Public2 453 2.0 Roads and Railway 1184 5.4 252 1.1 1,225 --2,Q Land Use Agriculture and Open Land Residential 1 Lakes3 100 Year Flood Plain4 Total 22,080 acres 100% i ,. 1 2 3 4 Assumes 5 acre average lot size per housing unit with separate calculations for Camp Lake area and Algoma Estates Mobile Home Parle. Includes Consumers Power Acreage and Rockford School Forests. 1978 Michigan Resource Infonnation System Figure. 1982 Flood Hazard Study of The Rogue River A&Cv\lgoma\Jl9564.0I\ugomamp\sb 36 �RESIDENTIAL This category includes detached single family houses, duplexes, and mobile homes. In the future, this category could also include multi-family dwellings and condominium units (condominiums may be constructed either as multi-family units or single family detached homes, both owner occupied.) One mobile home park, Algoma Estates, exists in the Township, and is located on the south side of 13 Mile road, about one half mile west of Northland Drive. It currently has 200 units and a clubhouse on 70 acres. The single family detached house comprises the majority of the 7,675 acres used for residential purposes in the Township. When determining residential land acreage in the Township, a five acre average lot size per housing unit was used, based on the rationale that most homes throughout the township are placed on parcels with a minimum of 42, 000 square feet Gust under an acre) of lot area required and many homes occur on lots much larger in size. It is probable that homes on larger parcels, for example 10 or 20 acres, will likely remain in residential usage, but parcels greater than 20 acres may conceivably be used in part for agricultural purposes. Acreage figures for the Camp Lake area (140 acres) were calculated separately, as was the acreage for Algoma Estates mobile home park (70 acres) and these amounts are included in the 7,675 total acres ofresidential land use. Most of the Township is zoned Rural Agricultural, a district intended primarily for farming practices and single family dwellings. Minimum lot size in this district is 42,000 square feet for a single family home. These lots are generally located along paved and unpaved section line roads, and many of them tend to be long and narrow. This type of land division results in lots which are often unused or underused in the rear section, and hinder the development of future platted subdivisions by making road extensions and land assemblage difficult Smaller areas of the Township are zoned as either Rural Residential or Suburban Residential, which restrict certain agricultural practices. Minimum lot size in the Rural Residential District is 42,000 square feet for a single family dwelling. Homes in these areas occur in platted subdivisions or on lots one acre or larger in size. The Suburban Residential District, located adjacent to the western limits of the City of Rockford, is an area intended for the expansion of residential development where public sewer and/or water are available. Currently, no utilities extend into this area. Minimum lot size in the district is 35,000 square feet without utilities, however most lots in this area are currently an acre or greater in size. Algoma Township provides for a Lake Residential District in its zoning ordinance. These areas occur around Camp Lake, Indian Lakes and High Lake. In the Camp Lake area, older plats on both the east and west side of the lake were designed with small 50 foot wide lots that have resulted in a dense clustering of homes. Other more recent plats around the lake contain larger lots. The Camp Lake area is presently served by The Village of Sparta wastewater treatment facility. A&C\Algoma\89564.01\algomamp\sb 37 �. ., According to the Algoma Township Zoning Ordinance, residential lots in the Lake Residential District are required to have a minimum area of 20,000 square feet when served by public sewer, and 42,000 square feet where not served by public sewer. Most of the development around Indian Lakes and High Lake, where public sewer is not available, consists of residential lots of at least one acre in size; however, several lots exist which are less than the required 42,000 square feet. V While the Algoma Township Zoning Ordinance allows for a Low Density Multi-Family Residential District, no areas of the Township are currently zoned for that use. GENERAL BUSINESS This category includes those uses which provide retail goods and services and office uses. The 1968 Master Plan reported 22 business and office structures in The Township. The present land use survey records 37 commercial and office structures, several of which contain more than one commercial or office use. The majority of these uses are concentrated along Northland Drive and on both sides of 14 Mile road (M-57) east of U.S. 131. Another area of commercial uses, including operations of a light industrial nature, has developed on Algoma Avenue just north of Ten Mile Road near the U.S. 131 Interchange. Other scattered commercial uses exist throughout the Township. Along Northland Drive, land is zoned for General Business uses to a depth of 600 feet between 16 Mile Road to just south of 14 Mile Road and to a depth of 300 feet from just south of 12 Mile Road to north of 13 Mile Road. Both sides of 14 Mile Road between Northland Drive to just west of the expressway interchange is zoned for General Business to depths of 500 and 600 feet, and to 800 feet west of U.S. 131 on the north side of 14 Mile. The result is approximately 425 acres of land available for commercial uses in a strip-development pattern. Concerns to be addressed along these segments of roadway should include the construction of access drives, the number and placement of curb cuts, size and location of signs, and landscape requirements for existing and future commercial establishments. Other areas zoned for General Business include the area surrounding the Algoma Estates mobile home park (mobile home parks are allowed only in the B-2 zoning district), the area north of Ten Mile Road near the U.S. 131 interchange, small areas at the intersection of Fonger Street and Pine Island Drive, and a small area on Division Avenue near Camp Lake. Along Northland Drive, commercial and industrial uses are mixed with residential uses. In addition, both commercial and residential uses are found along the eastern side of Northland Drive in neighboring Courtland Township. Significantly less property fronting on Northland Drive is zoned for commercial uses in Courtland Township, especially between 14 Mile Road and 16 Mile Roads. Decisions concerning the uses along Northland Drive in either Township will impact the neighboring Township and efforts to coordinate policy concerning the future of Northland Drive will be beneficial to both communities. A&C\Algoma\89564.01\algomamp\§b 38 �Likewise, the properties immediately south of Ten Mile Road near the U.S. 131 interchange in neighboring Plainfield Township are zoned for general business development, and efforts should be made to coordinate uses in these areas with Plainfield Township. INDUSTRIAL i This category includes such uses as manufacturing, warehousing, and processing of goods and materials as well as the outdoor storage of goods and materials. Industrial uses in Algoma Township have increased from 13 structures reported in the 1968 Plan to 26 industrial uses existing at the time of the present land use survey. This accounts for .7% or 162 acres of the total land area in the Township. Industrial uses tend to be concentrated along Northland Drive between 12 and 13 Mile Roads and range from light manufacturing to tool and die and wood milling operations. Another smaller concentration of industrial uses occurs in the General Business District on Algoma A venue just north of Ten Mile Road. Operations here include manufacturing and a construction business. Other uses throughout "the Township include the Kent County Road Commission maintenance facility just east of the expressway interchange at 14 Mile Road, and several auto body repair shops. Extractive operations such as sand, gravel, and oil or gas removal may also be considered industrial in nature. Active extractive operations are located north of 12 Mile Road in Sections 23 and 24. Areas zoned for industrial uses in the Township are found primarily between the Michigan Northern Railroad and Northland Drive, south of 13 Mile Road; just north of 12 Mile Road, 57 acres are zoned for light industrial uses only. Another industrial zone exists northeast of the expressway interchange at 14 Mile Road and includes the Kent County Road Commission facility. Together these areas total approximately 336 acres zoned for either industrial or light industrial uses. To the south of the concentration of properties zoned for industrial purposes along Northland Drive lies the Rockford Industrial Park which is serviced by both public water and sewer. Industrial development in this area within the Township may depend upon the extension of water and wastewater treatment services from the City of Rockford into the Township. In neighboring Courtland Township, no industrial zoning or uses exist fronting Northland Drive. As in the case with commercial land uses, efforts to coordinate industrial development with adjacent communities will be beneficial to all. PUBLIC/SEMI-PUBLIC This category includes those areas and facilities such as schools, cemetaries, the Town Hall, fire barns, parks, State access sites and golf courses which are available for use by the general public. Semi-public uses are those used by a limited number of people with specific interests which are generally non-profit in nature such as churches, non-public schools, private golf courses and medical or instructional facilities. The Existing Land Use Map identifies the public/semi-public uses by name and symbol. A&o.Algoma\%9564.0 l\tlgomamp\sb 39 �Approximately 453 acres of public/semi-public uses exist in the township, comprising 2.0% of the total land use. This figure includes 93 acres of school forest land owned by Rockford Public · Schools and 219 acres of Consumers Power Company right-of-way, easement, or transfer station property. While land devoted to public utilities is not available for public use in the general sense, it cannot be considered as land contributing to the industrial tax base nor as land available for development. It is, in essence, land set aside for the public good. For the same reasons, 21 acres of land used for the Kent County Road Commission facility has been included in acreage totals for public/semi-public use. Another category of land designated as public is that owned by the State of Michigan Department of Natural Resources. The DNR owned property (473 acres) is not included in acreage totals for public/semi-public lands in Table 6. Rather, most of the DNR owned lands are river front properties that are also either partially or wholly within the 100-year flood plain. As indicated on Table 6, flood plains account for approximately 1225 acres in the Township. ROAD .AND RAILWAY Public roads comprise about 1127 acres of land within the Township, with U.S. 131 contributing 394 of those acres. r r The former Michigan Northern Railroad, which runs for 5.7 miles in a north-south direction through the eastern side of the Township, accounts for 57 acres of land previously designated for rail transportation purposes. The railroad no longer carries train traffic, and has been purchased by the Michigan Department of Transportation (MOOT). MOOT will remove the railway between Cadillac and Grand Rapids (including that section in Algoma Township) during the summer of 1991. Currently, the Michigan Department of Natural Resources is negotiating with MOOT to acquire the railroad right-of-way for inclusion in the Michigan Rails-to-Trails recreational train system. When acquired and improved, the trail, which may be a paved or nonpaved surface, will be maintained by local jurisdictions such as Algoma Township. Preliminary plans are for that section of the trail in Kent County to restrict usage of the trail to non-motorized pursuits such as hiking, biking, and horseback riding. A&O.Algoma\89564.0 l\algomamp~b 40 �et:: w 0 0 (SOLON TWP.) z ::s 0 ~ et:: w VJ 1~.~ - - - =,,,,~.= = • : . ' 4a. ~ i~II ', - MARANATHA COM M. CHURCH • t- -I " w w c@su= E'DWEIL. - -=- - - •I f "" > - •1/'. ~ • • ~ . f tT 2: ' _}/ I !,LJJ w >· <( I 1· •_. MILE RD. •1 1/ (\~f /Nf1lt.N -~.!':~S ~8. VJ z '<'. VJ - - - - ')\. .i. I'7 /. . - - -· ---l 1....!.. I• ~ ..· , I I • .I ~ MILE D ., 12. 9 8 I· · r:--· . I I • 1 I • I . • O • •• u. ..0 ... 15 ·, -17 . 18,,/1 // 9 WALLACE _LAKE . . .. I• • j I lI I I I l I• .J i v, !i ' ·. . . . . . · I Jo • \ f- : i 11 H.£~ · i~ 71 ~j _11II19 <( l- a: \ <( I ,,. , I o__ , BAPTIST C~URCH ! __L..l.L R~c1oor ·r. I • • • (f) •, 'f' 20 · _ALGOMA ALGOM rw.P• ·sc:HaoL ~l'>.4.-TFRY • CEMETERY : ALGOMA YOUTH • CENTER . '· • ,. • • I/ / . • 1 . · · _/' ,NR c /'"'-.. ,,.--..._ I I• o__ ~z I / / /~ w 5 , : 1: : \ ll '\~~ I - l- 8. o > _J - z 0 :s 3: 1• ~ 2~ 21 w . - I \ ---+--; I I I ~ f- a: Cl'.'. 0 > <( ,. '-....../ j __ ____ ALGOMA \ ...) • • J. • • A·, r.mA A CHRISTIA 1- • ROCKFORD SPORTSMANS CLUB D I I I • \ ' I : _,,,; _ .. I • o__ 5 O 14 ') I I • I I ( \\ I I I ---""i II II 1 ,I ;:' • /• t 0 (( ,,.--..._ - <; v r- u RUSSELL ST • • ~ ..,-~ 1 O MARANATHA-- COMM. CHURCH • • ---- • •• ·o ~ I ·,I . . . . l • 0 /1 C> -1 I BRO MAN ST. RD => w 0 (.'.) u z -(! -- MEEK _ -t--rt- LAKr • - w· -- - - - <t -:I -- - 0::: (.'.) 1 I I I' . .. . I. . . .~· .!·.. II~ 1 r /Jf If 1" . . , .r I .. i t / 1 '., ,' • i. } <::, ©,b I .1~ . i ... .•:. I 12 '-....../ MIL E RD I I I I '1 ,f.,Q;~ '-0<-v oc; 0 °FONGER ST FONGER ·' .~ --- 29 . . D I / J 0 (:t: I• I I ., I 11 MILE RD. <;1 ~ I •I L /7 27 I I / I , • •: 11 . •• > <( J•I I R MILE RD w c:t:: w z ,- I ~ (/) ., ,.._, _J . 0 33 I .----. 'i • • : I ( I ~I )~ I I I 1} I I I ~\;';7)~~1 · > ~ l ~ 0 0 ::s z ~ /,~7T7 (PLAINFIELD TWP.) ~ ci ~ .., 10 MILE RD. \ w ~ z w > _J <( ::;: 0 (.'.) 0 _J 3: <( (/) w z 0:: ALGOMA TOWNSHIP KENT COUNTY, MICHIGAN i!, ~ MAP 6 "- EXISTING LAND USE .JJNE, 1991 LEGE ND: t.r -~ -=:l ~711 Sc.AU IM rUT :r • SINGLE FAMILY HOUSE @ GROUPS OF SINGLE FAMILY HOUSES IMHPI • • • ,_ Of"l<ll'\otl MOBILE HOME PARK COMMERCIAL / OFFICE INDUSTRIAL PUBLIC / 1' CHURCH .r. :::.., 1 SEMI-PUBLIC USE -~,.:..CTiVE RESOURCE . ---------- ------- PRIVATE ROAD 00000000 COUNTY DRAINS WW l!nglneerln1 a Scleno•""-'\1..1-, CoY9fflmentol SttN!ce. D1-,,efon BS ._... ... ,__,,. !£ • 0-.. ~ \YD 1111 ...,_ • (1\1) Ha- MOO �,_. - . ___- ,.... ) , J ,.. ~J J I J ) J ) ~ (SOLON lWP.) 1! ... l .1 ,} ,I ~,( _J J 0 "' ~ II ~( ~ / ~116 MILE RO. z 0 - - - - -1,i- - ~- _\l,.,n.,.,' 1t' 11 ,,,; ;rr ) I5 ~ Q t ! ~ gQ-.:f;R_ 'I~ 1 I 4 1 ~1 WV~ • 2 '"' I II I 1 Yo-d I'"''"'"'"' z"' ~ _____ ,_____ I " ( I ~ I>-' I I - 15 Mil£ RO 12 RUSSELL ---t---''-fr-::n:----------1-- ,~ 0 BROt.WI ST. [~ II~ 11\Q JJ8 -~ 15 ST 14 .......... 13 Mil£ RO a.. ~ 181GH "' I I I 1 I I I ~ a:: <( a.. (/) '--' a.. ~ LAKE 1 )I ,,.--... 0 z RECTOR ST. ::i I- 24 20 a:: ::> 0 (.) '--' 12 Mil£ RO lJ 10 Mil£ RO. ~I ,;' I z 0 ~ ~\ i / )'--'~ I ~ ~ ii! ...~ 0 ..,z~ 0 I I,.-r-hn (PLAINFIELD lWP .) ~ i ~ 0 JO ii: ALGOMA TOWNSHIP KENT COUNTY, MICtlGAN + ~ :- MAP 7 P.A. 116 PARCELS AND DATES OF EXPIRATION FARMLAND AND OPEN SPACE PRESERVATION ~ : PA 118 PARCEL DATE TO WHICH PARCEL IS ENROUED IN PA 118 PROGRAM ~. ___.._ .............. _,_, ....,,...,... - ..... • - . ••- ... • - • - - - - I l �CHAPTER 6 PLANNING ANALYSIS This section of the Plan analyzes population, traffic volume projections, existing land use mix, growth trends and community characteristics in order to determine future land use needs for Algoma Township. Through this process, the Township Board and Planning Commission will have a basic guideline to follow in determining how much land is needed to accommodate future needs. POPULATION PROJECTIONS When making population projections, assumptions are based on a combination of historical trends and judgements made with a knowledge of the local area. Projections are only refined estimates of future conditions and it is impossible to precisely forecast the end result of the actions of individual and public decisions. While recognizing the uncertainties in forec~ting future population growth, it is reasonable to assume that the forces at work in the past will continue into the future. Table 7 illustrates population projections for the years 1995, 2000, and 2010 using four different methods to calculate future populations. An explanation of each of the four methods used is also described in this table. For purposes of this Plan, Alternative D has been selected as it represents an average of three different methods of projecting population and integrates historical growth data. Based on this alternative, the Township could be expected to experience an increase of 828 people by 1995, 1,637 people by the year 2000, and 3,725 by the year 2010. Assuming an average of 3.05 persons per household, 1,221 new dwelling units will be needed by the year 2010 to accommodate the projected population. RESIDENTIAL LAND USE NEEDS In Algoma Township, the average lot size for a residence has been estimated to be five (5) acres, which takes into account lots both within and · outside of plats. The average lot size in the Township is expected to decrease within the planning period for the following reasons: 1. Increasing land costs will result in smaller parcels being purchased for single family detached houses. 2. The extension of sanitary sewer from surrounding communities may encourage more plat development which uses less land per lot. (However, it is not anticipated that a significant number of these plats will be developed within the planning period, and those that do develop could possibly be annexed by surrounding communities.) 3. The advent of site condominium development will minimize the need to create parcels in excess of ten (10) acres to circumvent the Township and State of Michigan's land subdivision regulations. Also, the Subdivision Control Act of 1967, which regulates the size and timing of land divisions, will likely be amended within this planning period. A&C\Algoma\J!9564.0l\il.gomamp~b 43 �4. As the price of both land and single family homes increases, the demand for multi-family residential units (apartments or condominiums) will also increase resulting in more dwelling units per acre, thereby decreasing the average lot size in the Township. Average lot size in the Township can be expected to decrease to within a range of 1.5 to 3.0 acres including road rights-of-way within residential developments. Therefore, the amount of land needed to accommodate the projected number of new dwelling units in 2010 has been calculated as follows: 1,221 dwelling units x 1.5 acres/dwelling unit 1,221 dwelling units x 3.0 acres/dwelling unit = = 1,831 Acres 3,663 Acres Thus, approximately 1,831 to 3,663 acres ofland will be needed to accommodate the projected population of 9,221 people by the year 2010. While current residential land use acreage stands at 7,675 acres, the needs for 2010 will represent an increase in lands used for residential purposes within a range of 24 to 47 percent. The existing land use inventory shows a total of 10,993 acres of agricultural, -vacant or undeveloped land in the Township. It would appear that, based strictly on acreage, there is sufficient land in the Township for the projected residential needs. In addition, larger parcels of ten to twenty acres in size, which are currently being used solely for one dwelling unit, may be split to absorb some of the future residential growth. Consideration must also be given, however, to the suitability of vacant areas to residential land use. Suitable soils, topography, wetlands, street type, traffic volumes, adjacent land uses and availability of public utilities will affect the feasibility of future residential land uses. TABLE 7 ALGOMA TOWNSHIP Population Projections 1990 1995 2000 2010 Census Estimate Estimate Estimate Alternative A 5,496 6,221 6,947 8,399 Alternative B 5,496 6,096 6,696 7,896 Alternative C 5,496 6,655 7,756 11,370 Alternative D 5,496 6,324 7,133 9,221 Alternative II A 11 assumes an average of 47 new dwelling units constructed per year over the past 20 years with an average of 3.09 persons per household. Alternative "B" assumes yearly growth of 120 persons (based on the 1970-1990 average annual growth projected mathematically). .,.. Alternative II C 11 assumes increased in-migration to sustain the 1970-1990 growth rate of 3. 9% per year (geometric progression). Alternative 11 D 11 is the average of projections 'A', 'B', and 'C'. A&C\Algoma\J!9564.0I\algomarnp~b 44 �,.. OTHER LAND USE NEEDS Commercial. 1 ,,. 'I r Commercial retail and service areas are described as being neighborhood, community, or regional shopping centers. A neighborhood shopping center provides for the sale of convenience goods (foods, drugs, and sundries) and personal services (laundry, dry cleaning, banking, barbering, repair and professional services, etc.) for the day to day living needs of the adjacent surrounding area. Such a center usually includes one super market. In Algoma Township, the nearby communities of Rockford, Cedar Springs, and Sparta function as neighborhood shopping centers. In addition, convenience stores are located near Camp Lake, on Algoma Avenue just north of Ten Mile Road, and on Northland Drive. The trade area for these types of commercial uses is generally within a three mile radius or five to six minutes of driving time, which would place all Algoma Township residents within the trade area of at least one neighborhood shopping opportunity, although not all of these shopping opportunities offer the same variety of items and choices. Also, since 5 - 8,000 people are generally considered the minimum number needed to support a neighborhood shopping center, the existing population in the Township is sufficient to sustain the existing uses. As the Township continues to grow, the demand for shopping opportunities will increase. By the year 2010, the local population has been estimated to be 9,221 people. Additional retail and service businesses will be needed to serve these additional residents, and market forces will likely determine the types of uses necessary. It is expected that the communities of Rockford, Cedar Springs and Sparta will continue to provide a portion of the neighborhood and convenience shopping opportunities for Algoma Township residents. In addition, Algoma Township citizens indicated, during the public workshops, a desire for neighborhood commercial opportunities near high density residential development. Currently, residents within the Township are able to shop, to some extent, for non-convenience goods such as apparel, furniture, appliances, and hardware items in the communities of Rockford, Cedar Springs and Sparta, and to a greater extent in the Grand Rapids Metro area, particularly along the Plainfield Avenue Corridor in nearby Plainfield Township. The Northland Drive Corridor, also located in Plainfield Township, provides additional community shopping opportunities. A community shopping center usually includes a supermarket, small department store, and other speciality shops and normally trades to a population of between 40,000 and 50,000 people within a 15 to 20 minutes driving time. While it is beyond the scope of this study to determine if stores offering such goods would be economically feasible within the Township, it is unlikely that populations projected for the planning period will be sufficient to sustain additional community shopping opportunities, especially in light of the numerous community shopping areas already in existence within the trade area of the Township. The Township presently has approximately 157 acres being actively used for commercial or office purposes, and a total of 556 acres zoned for either Neighborhood or General Business. Of A&O.Algoma\89564.0I'algomamp~b 45 �• that 556 acres, approximately 70 acres are utilized by the Algoma Estates mobile home park. Thus, subtracting the acreage already in use for commercial purposes (157 acres) and the acreage utilized by Algoma Estates (70 acres) from 556 acres, the result is approximately 329 acres zoned for commercial development that are not currently used for commercial purposes. Presently, the Township maintains a ratio of 28.6 acres of commercial land use per every 1,000 people. By the year 2010, an increase of 3,725 people is expected. If current ratios are maintained, an additional 106 acres of land would be actively used for commercial or business purposes within the scope of the planning period. It appears that Algoma Township has more than sufficient lands already zoned for commercial uses to supply that need, especially when considering the availability of shopping opportunities in neighboring communities. Industrial ' - . , Algoma Township currently has approximately 141 acres (excluding the Kent County Road Commission facility) or .7% of the total land in the Township in use for industrial purposes. Currently, approximately 315 acres are zoned for industrial and light industrial uses (again, excluding the County facility), leaving 174 acres available for industrial development. The majority of industrial zoned lands are located east of the former Michigan Northern Railroad, between 13 Mile Road and the northern limits of the City of Rockford, and east of the U.S. 131 interchange at 14 Mile Road and south of Russell Street. The present ratio of active industrial acres of land per 1,000 population in the Township is approximately 25.75 acres; assuming this ratio holds constant, there will be a demand for an additional 96_acres of land for industrial purposes over the next 20 years (an average of approximately 5.0 acres per year). Based upon this ratio, it appears that Algoma Township has more than sufficient lands available for industrial purposes. Industrial land use needs are probably the most difficult to predict of all land use needs. Industry often draws upon a regional labor pool, whose occupational skills and educational levels are important in attracting and retaining industry. Other factors that are critical when allocating land · for industrial use are accessibility, adequate sites in terms of topography and soil types, cost of land, tax rates in the community, and adequate public utilities such as water, sewage disposal, stormwater drainage, electricity and natural gas. An important impact upon industrial development in the Township will be future industrial development as planned by the City of Rockford. The City's 1990 General Development Plan shows a large parcel located between Northland Drive and Courtland Drive planned for industrial use. This land, owned primarily by Wolverine World Wide, Inc., is not yet available for 4evelopment, but could possibly become available within the next twenty years, according to the Rockford plan. Adjacent to this parcel, and fronting on Northland Drive, is an area proposed for Planned Enterprise which would be a blend of light manufacturing, heavy commercial and accessory businesses which could include research and development, warehousing, retail and office uses. A&O.Algoma\89564.0 l'algomamp~b 46 �r r f .... Another large area planned for industry is the Rockford Industrial Park located on the west side of Northland Drive, just south of the southern boundary of Algoma Township. The land available within this area has been detennined sufficient to satisfy the projected 20 year needs of the City. Industrial land use needs for the City of Rockford were based upon the projected population and industrial job demand for a total market area that encompasses portions of Algoma Township. Therefore, it is feasible that a percentage of the industrial land use needs in regard to jobs for Township residents may be met by lands in the City of Rockford; however, industrial development outside the Township will not contribute to the Township tax base. Other nearby communities' plans for industrial development will also impact Algoma Township's need for industrial acreage. Additional land for industrial development is available within the Appletree Development located south of 13 Mile Road, west of the Village of Sparta and is served with both public water and sanitary sewer. Sparta Township also contains available sites that are zoned for industrial use; an area north of 12 Mile Road adjacent to the eastern Village boundary has the potential to receive wastewater treatment services from the Sparta Village facility. Another site is adjacent to the Sparta Municipal Airport just north of 10 Mile Road. The City of Cedar Springs recently completed a Comprehensive Development Plan which identified additional areas planned for industrial development. One area located near the northeast intersection of 16 Mile Road and White Creek Avenue consists of 38 acres; another site west of the City boundary between Solon Road and Cherry Street consists of between 50 and 60 acres, and has been proposed for annexation. The development of either of these sites for industrial purposes will be, to a high degree, dependent upon increasing the capacity at the Cedar Springs wastewater treatment facility, and the consequent extension of sewer and water services to these proposed areas. Currently, the City of Cedar Springs has limits on new connections to their wastewater treatment system. ,- , t Courtland Township currently has no plans for industrial development within the community. In 1986, the West Michigan Regional Planning Commission attempted to forecast future demands for industrial acreage in the greater Grand Rapids area through the year 2010. Forecasts were based upon an expected ratio of lands actually used for industrial purposes to lands available (either planned or zoned) for industrial purposes. The study found that adequate acreage was probably available to meet the area's needs through the year 2010. However, true availability of these lands is greatly dependent upon such factors as parcel size, services available to the sites, location, accessibility, and environmental constraints. Therefore, although there appears to be sufficient industrial zoned land in and adjacent to Algoma Township for the next 10 to 20 years Algoma Township may wish to consider planning for additional industrial areas that would offer potential developers a choice in terms of location and parcel size, and that may offer the potential for water and wastewater treatment services. Additional industrial lands may offer Township residents opportunities for employment, and may increase the tax base available to the Township. A&C\Algoma\89564.01\algomamp\sb 47 �PARKS AND RECREATION Algoma Township completed a Park, Recreation and Natural Area Plan in 1988, which sets forth goals and objectives for the development and preservation of parklands and natural areas into the future. Additional goals as identified by participants in the Public Input Workshops held on January 28th and February 11th, 1991, are included in Chapter II of the Master Land Plan, titled "Goals and Objectives". ROADS AND STREETS r -,-_ .... . ' ,. • ., In order to analyze future traffic conditions, projections of traffic volumes to the year 2000 at selected locations were compared to their existing design capacity. These comparisons are shown in Table 8. The theoretical capacities, as determined by the state and local authorities, reflect the amount of traffic the street was designed to accommodate daily and still provide a relatively smooth flow of traffic. When daily traffic volumes are higher than the capacity, motorists experience more frequent delays, reduced maneuverability, congestion at intersections, lower overall speeds, and increased potential for accidents . When the volume to capacity ratio exceeds 1.00, congestion occurs. When the volume to capacity ratio exceeds 1.25 (125% of designed street capacity), congestion can occur and alternatives should be evaluated to increase capacity or divert traffic to another route. When volumes exceed 1.5 times their capacity, congestion can become severe and frustrated motorists may select alternate routes, increasing traffic on those streets. At that point, methods to increase the capacity of the street, provide an alternate route, or divert some traffic to a new facility should be considered. At double the capacity (a volume/capacity ratio of 2.0 or greater), traffic may be at a standstill during certain periods of the day . Deterioration of a street's traffic-carrying capacity may also be measured in terms of "level of service". This term is defined as a qualitative measure of the effect of a number of factors which include speed and travel time, traffic interruptions, freedom to maneuver, safety, driving comfort and convenience, and operating costs. Levels of Service A through F, representing the best through the worst operating conditions respectively, generally vary between peak and non-peak traffic times on the same street segment Each of the levels of service is described as follows: Level of Service A - represents virtually complete free-flow conditions in which the speed of individual vehicles is controlled only by driver desires and prevailing conditions, not by the presence or intetference of other vehicles. Ability to maneuver within the traffic stream is unrestricted. Level of Service B, C, and D - represents increasing levels of flow rate with correspondingly more interference between vehicles of the traffic stream. Average running speed of the stream remains relatively constant through a portion of this range, but the ability of individual drivers to A&C\Algoma\89564.01\algomamp\.ib 48 �. freely select their speed becomes increasingly restricted as the level of service worsens. Level of Service C and D (1.0 to 1.25 of capacity) is normally considered an acceptable design for an area such as Algoma Township. Level of Service E - (volumes are 1.25 to 1.50 of the "capacity") is representative of operation at or near capacity conditions. Few gaps are available, the ability to maneuver within the traffic stream is severely limited, and speeds are low. Operations at this level are unstable and a minor disruption may cause rapid deterioration of flow into Level of Service F. Level of Service F - (volumes are double the "capacity") represents forced or breakdown flow. --- . At this level, stop-and-go patterns have already been set up in the traffic stream, and operations at a given point may vary widely from minute to minute, as will operations in short adjacent highway segments as congestion increases through the traffic stream. Operations at this level are highly unstable .and unpredictable. Table 8 shows that several County Primary Roads may experience capacity problems by the year 2000. In particular, Northland Drive south of 12 Mile Road may reach level of service E (over 1.25 of design capacity) and 10 Mile Road east of U.S. 131 may experience more than two times the capacity for which it was designed. Also, 14 Mile Road west of Northland Drive may approach level of service F by the year 2000. These projections indicate that traffic volumes on Algoma Township's County Primary Roads should be monitored closely, especially on Northland Drive and 10 Mile Road. Levels of service on these roads may be prolonged by proper attention to access control measures such as left hand turn lanes, deceleration lanes, and limitations on number and location of curb cuts including future intersecting streets that will serve residential development. Likewise, while current traffic volumes on gravel roads in the Township may be well below the design capacity of the roadway, the type of traffic and condition of the roads should also be considered when determining future improvements to gravel surface roads . . . A&C\Algoma\89564.01\algomamp\sb 49 �~ < TABLE 8 TRAFFIC VOLUME PROJECTIONS (24 Hour Period) ~ Location ,,,..,. Northland Drive-North " of 12 Mile Road V/C Ratio 24 Hour Capacity 1995 14,000 12,934 14,994 1.07 14,000 16,490 19,117 1.36 8,000 15,232 17,659 2.20 8,000 7,571 8,777 1.09 8,000 6,716 7,785 .97 8,000 2,139 2,479 .30 8,000 5,467 6,338 .68 14,990 1.85 2000 (2000) Northland Drive-South of 12 Mile Road - 10 Mile Road-East ofU.S.-131 10 Mile Road-West ofU.S.-131 ,... Algoma Avenue-North - . of 10 Mile Road Pine Island Dr.-North of 13 Mile Road i .-: . " 13 Mile Road-West of Pine Island Drive 14 Mile Road-West of Northland Drive 12,000 12,321 Iii' Projections are based on a 3% annual increase based on 1990 24 Hour vehicle counts . . I' r A&O.Algoma\89564.01\algomamp\sb 50 �CHAPTER 7 FUTURE LAND USE PLAN ..,· - • This chapter contains descriptions, recommendations, and justification for future land use in Algoma Township. These recommendations will provide an overall framework for the management and regulation of future development and also serve as the basis for evaluating zoning requests. The Township Planning Act, Public Act 168 of 1959, as amended, specifically gives Township Planning Commissions the authority to prepare and officially adopt a Plan. When prepared, officially adopted, and maintained, this Plan should provide an advisory guide for the physical conservation of certain areas and for the development of other areas into the best possible living environment for present and future township residents. Because of the constant change in our social and economic structure and activities, the Plan must be maintained through periodic review and revision so that it reflects contemporary trends while maintaining long-range goals. The Future Land Use Plan is general in scope. It is not intended to establish precise boundaries of land use or exact locations of future uses. It is also important to note that there is no schedule to implement the recommendations contained here. The timing of a particular land use is dependent upon a number of factors such as availability of public utilities, provisions for adequate roadways, effect on public services, and the demand for a particular land use versus the available land zoned for this use. Those, plus other factors, must be considered when reviewing a request for rezoning a particular parcel of land. Overlay or conservation zones may be employed when adequate regulations and distinct boundaries are established. • ... As background information to the planning process, the following narrative provides an explanation of the relationship of land use planning to zoning. • THE RELATIONSHIP OF Pl,.,ANNING TO ZONING ... r The relationship between land use planning and zoning is an important one. Planning is basically the act of planning the uses of land within a community for the future while zoning is the act of regulating the use of these lands by ordinance. The laws of the State of Michigan require that a community engage in land use planning activities, including the preparation of a comprehensive plan, prior to the initiation of a zoning ordinance in a community. The following narrative provides a better understanding of the terms "planning" and "zoning". r . A&C\AJ.goma\89564.01\algomamp~b 51 �Land Use Planning - ... -- The process of guiding the future growth and development of a community. Generally, a document is prepared known as the Comprehensive Plan which addresses the various factors relating to the growth of a community. Through the processes of land use planning, it is intended that a community can preserve, prompte, protect, and improve public health, safety, and general welfare. Additional considerations include: comfort, good order, appearance, convenience, law enforcement and fire protection, preventing the overcrowding of land to avoid undue concentration of population, facilitating the adequate and efficient provision of transportation, water, sewage requirements ami services, and conservation, development, utilization and protection of natural resources within the community. Zoning Zoning is one of the instruments, along with capital improvements programing and the administration of local subdivision regulations, which implements the goals and policies of a comprehensive plan. The enactment and administration of the zoning ordinance are legislative and administrative processes conducted by local units of government relating to the implementation of the goals and policies of the Master Plan. PLAN CONCEPTS - The Future Land Use Map illustrates the concepts for the general development of Algoma Township. These concepts are based on the goals and objectives stated in Chapter Two and are intended to guide the future growth of Algoma Township. These major land use concepts include the following: Recognition and protection of the environmentally sensitive areas of the Township-primarily the lakes, streams, rivers, wetlands and groundwater. Preserva~on and enhancement of the rural character of the Township and the unique and scenic vistas which contribute to the country atmosphere. Areas of the Township adjacent to the City of Rockford will likely have public water and sanitary sewer within this planning period, and land uses should be planned accordingly. It is also likely that areas adjacent to the Camp Lake Sewer System will be served by sanitary sewer. = Establishment of a Township Center which would centralize a number of functions around the Township offices such as governmental services, library, and recreation. The intent of such a Center would be to create a gathering place and sense of community for Algoma Township residents. Rural clustering will be an option for residential uses in certain areas in conjunction with open space or conservation easements. A&C\Algoma\89564.01\algomamp\sb 52 �Commercial uses will concentrate along Northland Drive and those portions of Ten and Fourteen Mile Roads near the interchange with U.S. 131. These roadways will continue to be the major corridors through the Township and the non-commercial areas will develop primarily with differing residential densities. Access control measures will be required to enhance traffic safety. The Township will cooperate with adjacent municipalities to mutually plan for the development of Northland Drive. Natural or man-made buffer/transition zones should be utilized between different land uses to ensure compatibility. - Larger active farming areas will transition into non-farm uses or "hobby farms". Emphasis on preserving prime farmland will diminish. LAND USE CATEGORIES The Future Land Use Map recommends a number of different land use classifications. The following descriptions of these future land use classifications explain the intended uses and location characteristics for each classification. Natural River District This land use classification recognizes the importance of protecting the Rogue River and its tributaries. This district encompasses a strip of land 300 feet wide on each side of and parallel to the banks of the Rogue River and Cedar, Stegman and Shaw Creeks. Uses envisioned for this district are limited to single-family dwellings, camping, non-motorized boating, agricultural uses and other similar uses which would not cause degradation to the river or creeks or their banks. - The Natural River District as it exists in Algoma Township is a result of the State of Michigan naming the Rogue River as a Natural River under the 1970 Natural River Act. The Algoma Township Zoning Ordinance contains strict regulations for this district which are designed to protect these waters from potentially disruptive development practices and land uses. Conservation .., This land use classification identifies those areas in the Township which should be preserved and protected due to their sensitive environmental condition and their potential to serve as water retention basins, groundwater recharge areas, and wildlife sanctuaries. Uses within these areas should be limited to those uses which would have little or no impact upon the natural characteristics of the site or which would serve to enhance or blend in with the existing conditions of the site. The natural features found in these areas may indicate consideration for possible inclusion in the Township,'s park and recreation system. A&C\Algoma\89564.01\algomarnp\sb 53 �All uses in this zone would be subject to special standards and require a minimum lot size of four acres and a minimum lot width of 300 feet. These standards would examine the use in light of affect on surface and ground water pollution, alteration of the natural flow of water or retention capacity of the floodplain, grading of natural land contours, removal of trees or other vegetation, and effect on wildlife habitat. Two conservation zones currently are identified by the Algoma Township Zoning Map. The largest of these zones is _found in the southwest comer of the Township and encompasses a broad, expansive portion of the Rogue River floodplain that includes both woodlands and wetlands. The second existing conservation zone is located east of and contiguous to the two bodies of water known as Indian Lakes, and is also composed of both wetlands and woodlands. Both of these conservation zones are retained on the Future Land Use Map. · Three additional conservation areas have been recommended for inclusion in the Future Land Use Plan for Algoma Township. The first of these areas is contiguous to the existing Conservation Zone in the southwest comer of the Township, and includes Meek Lake, Nelson Lake, Low Lake, and the drainage system that connects these three lakes with each other, with Dutch Drain to the south, and consequently with the Rogue River. Rugged terrain, wetlands, woodlands, and little current development qualify this area for conservation. An Open Space Preservation category (discussed in a following section) is also recommended as an option for this area. A second conservation area is recommended for the land surrounding Hoskins Lake in the north central portion of the Township (Section 10). Hoskins Lake is a fairly secluded body of water contiguous to Little Cedar Creek. Wetlands dominate the area east, west, and south of the lake; woodlands surround Jhe lake on all sides. These factors, as well as a minimum of development in the area, qualify the Hoskins area for conservation. The last additional conservation area is located in Section 14 and encompasses 73 acres of woodland owned by Rockford Public Schools as well as additional acreage to the west. These parcels together include two distinct wetlands and several smaller ones. The 1968 Master Plan recommended that this area, as well as additional contiguous acreage, be set aside as a regional park. The natural features of this site, combined with a low level of development (a result of forest land that is held by the Rockford Public Schools) indicate that this area is suitable for conservation purposes. Rural Agricultural Principal uses within this land use classification are general and specialized farming activities along with farm and non-farm single family dwelling units. Rural Agricultural areas would require a minimum lot size of almost one acre (42,000 sq. ft.) with a minimum of 200 feet of lot width, to ensure that dwellings are located a sufficient distance apart to provide adequate room for private on-site well and septic systems. Although large scale farming activities are expected to diminish over time, the RA category recognizes the active farms in the Township and provides for their on-going operation. These farms contribute to the rural character and diversity of the Township. A&.C\Algoma\89564.01\t.lgomamp\.ib 54 �..... Criteria used to detennine areas for future agricultural land use are: 1. The presence of prime fannland soils as identified by the 1986 Soil Survey of Kent County. 2. The presence of parcels enrolled in P.A. 116, the State of Michigan Farmland and Open Space Preservation Act. 3. The presence of parcels of land 40 acres or more in size (the minimum amount of land traditionally viewed as generating a positive economical return in crops). ,. I I J Two of these three criteria were necessary to qualify an area for designation as Rural Agricultural. The largest area of RA is located in the northwest quadrant of the Township, encompassing large portions of Sections 8, 9, 16 and 17. Other large areas are found in the following locations: the north-central portion of the Township; north of Russell Street between the former Michigan Northern Railroad bed and Northland Drive; in the central portion of the Township on both sides of the Rogue River, an area also designated for Open Space Preservation (discussed in a following section); two other areas located on the western side of the Township, one north of the Camp Lake area and another south of High Lake. Rural Residential Rural Residential areas are intended to provide for residential development in a rural setting close to Rural Agricultural areas. General farming activities will be pennitted but are envisioned to be of a smaller scale than those pennitted in Rural Agricultural areas. Rural Residential Zones are intended to satisfy a demand for a rural life style without necessarily removing active prime farmland from production. The minimum lot size and lot width in the RR areas would be 42,000 square feet and 150 feet respectively. Certain non-residential uses would be pennitted as special land uses such as a golf course, private recreation areas and extractive uses. The most significant difference between the 1968 Algoma Township Master Plan and The 1991 Plan is the increase in lands recommended for rural homes and the decrease in lands recommended for agricultural use. Large portions of the Township in the northeast, northwest, and southwest quadrants have been designated as Rural Residential. A lesser amount of land has been designated as RR in the southeast quadrant, since more dense residential uses as well as mixed uses are planned for the area surrounding the City of Rockford. Several RR areas are also designated as Watershed or Vista Protection Overlay Zones, or as Open Space Preservation areas (discussed in following sections). Criteria used when detennining Rural Residential areas are as follows: 1. While fanning practices are present in areas designated for Rural Residential, large scale fanning is expected to decline within the scope of the planning period. Parcels within the RR areas in general do not exhibit the criteria used when detennining areas to be designated as Rural Agricultural (presence of prime farmland soils, enrolled in P.A. 16, and parcels of 40 or more acres in size). A&0.Algoma\J!9564.01\algomamp~b 55 �2. Public water and sewer are not planned for these areas within the scope of the twenty year planning period. The minimum lot size of 42,000 square feet is designed to accommodate the placement of on-site well and septic systems. 3. Lot-split activity has been high in the areas designated for RR, establishing a pattern of Rural Residential land use. Many parcels of five to ten acres already exist and are likely to be further sub-divided within the planning period under the terms of the State of Michigan Plat Act. 4. The proposed RR density of one dwelling unit per 42,000 square feet will help preserve the emerging rural-suburban character of the Township. 5. The uses envisioned for the RR areas are compatible with a wide range of uses recommended in the Master Plan such as farming, watershed and scenic vista protection, conservation of natural resources, and open space preservation. .... T I T Open Space Preservation This land use classification is proposed in order to encourage the preservation of open space, and to maintain scenic and rural vistas by permitting the clustering of houses in certain areas rather than requiring them to be developed in strip fashion along public roads. This technique encourages new residential developments to cluster in a few selected areas on a parcel rather than locate across the entire site. This allows the undeveloped area to be kept in its natural state, either as open space or as active farmland. The developed area of the parcel becomes a rural subdivision which encourages a sense of place and identity among residents. The open space which remains must be protected by legal mechanisms such as conservation easements or a homeowners association. Typical cluster developments will be screened from roadway views, will not be in sensitive environmental areas, and are readily accessible by public services such as emergency vehicles. This concept could be permitted as a planned unit development, using an overlay zone or a separate zoning district in the Rural Agricultural, Rural Residential or Low Density Residential zones. Guidelines for establishing an open space preservation district should be carefully designed and should be based upon the concepts of the publications "Dealing with Change in the Connecticut River Valley - A Design Manual for Conservation and Development" and "Rural Cluster Zoning: Survey and Guidelines, Land Use Law and Zoning Digest." Some of the concepts taken from Rural Cluster Zoning noted above are: • "Rural cluster zoning is most suitable in rural suburban transition areas. • Ouster projects should be carefully sited to minimize impacts on neighbors, infrastructure systems and the environment A&C\Algoma\89564.0 l\algomamp\sb 56 �• Procedures for review and approval should be less difficult than for subdivisions and should have incentives to encourage their use. • The number of home sites per cluster should be limited with a minimum and maximum project size. • Lot dimensions, building heights and setbacks should be compatible with the rural character." ,-- ,..... r Open Space Preservation areas have been recommended as overlays within other land use categories on the Future Land Use Map. Specific locations and the criteria used in each case are as follows: 1. The area designated as Low Density Residential west of the City of Rockford - This area will be the predominant rural suburban transition zone within the Township. It is likely that this area will be served by public water and sewer within the planning period, increasing the probability of development at a greater density than currently exists . Presently, fairly large tracts of undeveloped land still exist. Cluster options in this area will enhance preservation of scenic and rural landscapes, and will offer residents the opportunity for a creative environment that incorporates the best elements of neighborhood design with the amenities of unspoiled views and usable open space. 2. The areas designated as Mixed Use and Rural Residential, northeast of the Ten Mile Road and U.S. 131 Expressway intersection - This area has been identified as a scenic vista by Township residents and officials. The area shown as Mixed Use (see Map 9 for details of the site) will incorporate both Low Density and Medium Density Residential uses with cluster design in order to minimize both the costs of infrastructure and impacts upon natural features present on these sites such as open fields, stands of trees, and wetlands. In addition, the area designated as RR on the Land Use Map abuts Elstner Avenue, a Natural Beauty Road. Cluster design options will help to preserve the rural character and views afforded by this road. The Mixed Use area is discussed in further detail in a later section. • . 3. The areas designated as Rural Agricultural in the central portion on the Township, on both sides of the Rogue River - This area has been identified both as valuable agricultural land and as providing unique scenic vistas that include both fields and woodlands associated with the Rogue River. While it is likely that much of this area will stay either in productive farming or in open space preservation via P.A. 116, residential development will continue to increase within the twenty year planning period. Cluster zoning options in this area will provide an opportunity to preserve open views and to allow farming practices to continue through lease arrangements while lesser amounts of acreage are consumed by residential development. 4. The area in the far northeast comer of the Township, southwest of the intersection of 16 Mile Road and Northland Drive - This area was identified as worthy of Open Space Preservation due to the presence of woodlands, Little Cedar Creek, and other A&C\Algoma\89564.01\algomamp\sb 57 �smaller wetlands on the site, as well as the probability that development will increase in the area as growth from the City of Cedar Springs continues southward, with possible extension of public water and sewer to this area. Cluster zoning options will afford the opportunity for optimum site design while allowing the preservation of natural features. Low Density Residential This district is intended primarily for single-family houses in a traditional subdivision setting, and is intended to be served by public water and sanitary sewer. Lot sizes wiH vary depending upon the type of utility service provided. If no utilities are provided, a lot width of 120 feet with just under an acre of land will be required. If water or sanitary sewer is provided, approximately one half acre of land will be necessary. If both water and sanitary sewer is provided, lot sizes can be reduced to 13,000 square feet (3.35 units per acre). These requirements are already contained within the Algoma Township Zoning Ordinance in the R-S, Suburban Residential zoning district. . LDR areas are intended to be located where they can be easily served by the extension of public utilities from the City of Rockford or the Village of Sparta. Two family dwellings (duplexes) would also be a permitted use in this district if located along a county primary or local road but not on a subdivision street. Specific locations for LDR on the Future Land Use Map include much of the land contiguous to the western city limits of Rockford where public utilities could be extended within the planning period. Adequate county primary and county local roads serve this area. This LDR designation is also compatible with Low Density Residential uses planned in contiguous areas in both the City of Rockford and Plainfield Township. Low Density Residential uses are included within the area planned for Mixed Use at 10 Mile Road and the U.S. 131 Expressway. This area may develop in a variety of ways including traditional subdivisions depending upon the extension of public utilities, and is discussed in more detail in a later section. The final area recommended for LDR is located along Division Avenue just south of Broman Street, near the Camp Lake Area. Public sewer from the Village of Sparta enters the Township along Broman Street to serve residents in this area. In addition, a low density residential land use pattern is already well established in the area around Camp Lake. Medium Density Residential This classification is designed to accommodate multi-family dwelling units and mobile home parks with a maximum density of just under nine units per acre. Multi-family buildings would contain no more than 12 units each. Other permitted uses would be institutional uses such as hospitals and schools, funeral homes and two family-dwelling units. A&C\Algoma\89564.0l~gomamp\sb 58 �-- ...I• Medium density residential areas should be located on paved streets to facilitate access by fire and police service. The types of dwelling units envisioned in this category can serve as a transition zone between non-residential uses and low density residential areas. Because public sewer is necessary to assure long range public health, MOR areas should not be zoned or developed until sewer service and roadways can be provided to serve this type of use . In general, MDR areas should be located where public utilities can be easily and economically provided. Algoma Township currently has no attached multi-family dwellings. The Algoma Estates Mobile Home Park is located in Section 24, south of 13 Mile Road. This area is designated as MDR, as well as contiguous parcels to the west and south which would likely be utilized for park expansion. .. Other MOR designations include the area between 12 Mile Road and Shaw Creek about 500 feet off Northland Drive. This location, designated for industrial land use in the 1968 Plan, was recommended for MOR land use based upon the following criteria: 1. Public water and sewer could possibly be extended to this site from the City of Rockford, located about one quarter mile south . 2. Residents of a multi-family development would be located near shopping and service conveniences in the City of Rockford. 3. A multi-family use would be compatible with commercial uses planned for those properties that front on Northland drive as well as with a planned Office/Light Industrial Park recommended north of the site. 4. Northland Drive would provide excellent access to the site, as would 12 Mile Road to the north. 5. The presence of Stegman Creek affords the possibility of a quality living environment within a natural setting. .... Medium Density Residential uses are also included in the area recommended for Mixed Use, which will be discussed in more detail in a later section. Lake Residential This classification recognizes the existing development and zoning surrounding the lakes in Algoma Township. The single-family house is the primary permitted use within this category. Specific regulations to encourage the proper development of water front properties and avoid pollution of township lakes should be continued. Current Township Zoning Ordinance regulations set forth development rules to prevent overcrowding and pollution of the Township's lakes. The boundaries of this classification could encompass the watershed of Township lakes so that lake pollution prevention measures can apply to a wider geographic area to better protect A&o.Algoma\89564.01\algomamp\<ib 59 �... r. - these lakes. In all cases, Lake Residential areas are recommended to include a Watershed Protection Overlay Zone, which is further discussed in a later section. - The Lake Residential areas are focused in three locations: Camp Lake, Indian Lakes, and High Lake. The Camp Lake LR area remains much the same as was recommended in the 1968 Master Plan, and has long been established as a residential neighborhood. While Indian Lakes and High Lake were not designated as LR in the 1968 Plan, current zoning includes these two areas in the L-R zoning district. Indian Lakes has experienced residential development on the northern side of the western-most lake, and High Lake has experienced similar development. on both the north and south sides of the lake. ' ,.. J 1 Office Office development is similar in many ways to medium and high density residential in terms of characteristics (traffic, appearance, height, etc.) and compatibility with other uses. This makes offices a suitable transition or buffer use in many locations. Office uses at major intersections are often desirable as such uses can generate less traffic than commercial uses depending upon the size of the building and serve as a buffer for less intensive uses located away from the intersection. Office uses should be located along major roadways for easy access and to serve as a transition between land uses of different intensity. Office uses in the Township are recommended in tandem with light industrial uses located along ~orthland Drive and for those properties west of Northland Drive to the former Michigan Northern Railroad, north of 12 Mile Road. While many residences still exist in this area, it is envisioned that residential structures in this area may convert to office uses, which would be compatible with the residential and limited commercial development in neighboring Courtland Township. Office uses are also envisioned at the northeast corner of 10 Mile Road and U.S. 131 within the Mixed Use PUD. Commercial The Plan proposes two types of commercial land use categories, neighborhood commercial and general commercial. The Future Land Use Map does not distinguish between these two types of commercial. Decisions on types of commercial development desired in specific locations may be made at the time of requests for rezoning. Neighborhood Commercial The Plan proposes commercial development within this category to serve the convenience shopping needs of Township residents and to a lesser extent the needs of through vehicular traffic. Such convenience retail uses would include a pharmacy, convenience store, ice cream shop, service station, banks, etc. Commercial uses which generate higher traffic volumes and attract people from beyond the Township should not be located within this category. However, as the Township population grows, additional retail uses may be necessary to provide for the convenience shopping needs of Township residents. These commercial uses should be A&C\Algoma\89564.01\algomamp\sb 60 �permitted in areas where the population warrants such use, but only if specific standards can be met and approved as a special use. Specific site criteria should be developed to insure that such commercial areas do not proliferate and are allowed only as needed. These site criteria could include minimum and maximum lot size, soil suitability, type of retail use, paved roads, population within certain radius of the site, adjacent land uses, and buffering. General Commercial r r r r This land use category recognizes those areas containing existing general commercial uses along 10 Mile Road, 14 Mile Road and Northland Drive. Uses within this district consist of office, general retail and service uses which cater to Township residents and the motoring public. These uses should be subject to site development criteria and performance standards simil_ar to those suggested for neighborhood commercial, designed to minimize negative impacts on adjoining property. Commercial land uses in general have been recommended in the following locations based upon the criteria given: 1. Northland Drive to 14 Mile Road; 14 Mile Road to just west of Edgerton Avenue This area reflects the current zoning map of Algoma Township, and commercial uses are already firmly established in this area. Both Northland Drive and 14 Mile Road (M-57) will accommodate the high traffic volumes that are both needed to support and generated by the existing businesses. In neighboring Courtland Township, several commercial uses exist fronting on both Northland Drive and 14 Mile Road. 2. Northland Drive south of Porter Hollow to Rockford City limits - Commercial uses other than offices are recommended only for those areas already established as commercial. Zoning currently allows for commercial uses, as does similar zoning along portions of Northland Drive in neighboring Courtland Township. The City of Rockford has planned for commercial uses just south of 12 Mile Road, directly opposite an area in Algoma Township planned for commercial uses. The balance of lands fronting on Northland Drive in Algoma Township that were previously planned for Business have been recommended for Office and Industrial uses, discussed in a later section. 3. The area designated for Mixed Uses at the northeast corner of the U.S. 131 Expre~ay and 10 Mile Road - This area is recommended to include commercial uses and will be discussed in detail in a following section. 4. 10 Mile Road at the U.S. 131 Expressway Interchange - Neighborhood commercial, service businesses and light industry are currently established in this area, and current zoning accommodates these uses. Plainfield Township directly to the south across 10 Mile Road has also planned for general commercial uses in this area. The presence of the expressway interchange, proximity to a County primary road (10 Mile), and the · possibility of extension of public water and sewer to this area make it a prime candidate for commercial uses. A&O.Algoma\89564.0 l\algomamp\sb 61 �r ,I 5. Division Avenue west of Camp Lake - A neighborhood convenience store exists in this area, and will likely continue to support the day to· day needs of Camp Lake area residents. The site is ideally located along a County primary road with public sewer available from the Village of Sparta. r ' Industrial r This classification is intended to accommodate uses such as manufacturing, processing or warehousing, and may allow as special uses such operations as contractor equipment yards and body shops or salvage yards. Uses allowed will be evaluated on the basis of compatibility with adjacent land uses and the potential for danger or offense to nearby residents. While industrial uses may be allowed where served by private sewage disposal systems and wells as approved by the Kent County Health Department, the Plan recommends that the industrial development occur in those areas where utilities exist or are planned for, with access to major arterials. In order to promote orderly and efficient industrial areas, industrial parks should be encouraged. 1 r I The intensity of industrial development in the Township will be dependent upon the extension of both water and sewer services. Of primary concern should be adequate site development standards plus requirements for sufficient buffering between industrial uses and other uses. Uses which require the transformation of natural resources with a finished or semi-finished product or engage in intensive use of chemicals or produce noise, smell or smoke shall not be permitted as such uses are not compatible with the rural character of the Township and could also threaten the environmental quality of the area. The amount of land recommended for industrial uses, particularly in the northeast portion of the Township, has been significantly reduced since The 1968 Master Plan was adopted. The following describes the recommended industrial areas and rationale for selecting these sites: •. 1. North of the City of Rockford Industrial Park, between the former Michigan Northern Railroad and Northland Drive - This particular area was planned for industrial uses in The 1968 Plan, and is zoned as such. The likelihood of this area being served by public water and sewer is strong due to the existence of public utilities in the adjacent Rockford Industrial Park. Across Northland Drive, the City of Rockford has planned both Industrial and Planned Enterprise (a blend of light manufacturing and heavy commercial). Access to the site would be provided by Northland Drive, a County primary road. 2. North of 12 Mile Road, between the former Michigan Northern Railroad and Northland Drive - This area has also been planned for industrial uses since the 1968 Plan and is zoned presently for D-1 Industrial, D-2 Light Industrial, and B-2 General Business. The current plan recommends a blend of office and light industrial or high technology uses for the southern-most portion of the area closest to 12 Mile Road and for those properties fronting on Northland Drive. This area is currently primarily vacant land and residential structures. Commercial uses exist in neighboring Courtland Township along Northland Drive. It is envisioned that residential structures in this area may, over time, convert to office uses. The area north of here is designated only as Industrial, A&O.AJ.goma\89564.01\algomamp~b 62 �primarily to reflect the already established industrial character of the area. Both areas may be served by sewer and water extended from the City of Rockford, and would acquire access from both 12 Mile Road and Northland Drive. r-- ' 3. Northeast of the U.S. 131 Expr~way Interchange at 14 Mile Road (M-57) - This area, planned for Industrial in The 1968 Plan, is the site of a maintenance facility for the Kent County Road Commission. D-1 Industrial Zoning exists on the site, and recently additional land was rezoned to Industrial. The established industrial character of the area as well as excellent access provided by both M-57 and the U.S. 131 Expressway result in a favorable site for industrial uses. r ' Mixed Use PUD An area consisting of approximately 180 acres northeast of the U.S. 131 Expressway Interchange and 10 Mile Road has been designated on the Future Land Use Plan as Mixed Use; an enlarged detail of that area is illustrated by Map 9. This area was designated as ·Mixed Use for a number of reasons: -. 1. The highly visible area is ideally located at the expressway interchange, at the central southern limits of the Township. 2. Access to the site is afforded not only by the expressway but by 10 Mile Road which is a County primary road. 3. The site offers a variety of natural features such as wetlands, wooded hillsides, open fields, and variable terrain. 4. Large, undivided parcels exist on the site, facilitating land assemblage for large scale developments. 5. The site is likely to receive public sewer and water from the City of Rockford in the scope of the 20 year planning period, facilitating a higher density of development than is currently possible. -. Uses envisioned for this site include office and service businesses closest to the expressway, and commercial uses along that portion of 10 Mile Road where several commercial uses already exist The remainder of this site could accommodate either traditional residential subdivisions and/or multi-family attached dwelling units. The plan recommends the use of Open Space A&C\Algoma\89564.01\algomamp\sb 63 �I r I r r Preservation techniques such as Cluster Zoning or Planned Unit Development (PUD) that will allow a developer to carefully integrate residential buildings with the natural characteristics of the sit~, to ensure preservation of the wetlands, open views, and wooded hillsides and other adjacent uses on the site. Building design within the Mixed Use area should be of a unified, attractive nature with complementary, understated signs. Pedestrian uses should have high priority, including walking paths and bicycle paths. Outdoor enhancements such as decks, bridges, trails, and gazebos that take advantage of the natural features of the site should ~ encouraged. r Existing single family residences in the area could be favorably incorporated into the site design, since any proposed development would be subject to design standards including substantial setbacks and landscaping, as well as acceptable access and traffic circulation patterns. The Mixed Use designation is compatible with the Rural Residential/Open Space Preservation area planned directly to the north, and with the Low Density Residential/Open Space Preservation planned directly to the east. It will also be compatible with Plainfield Township's plans for general commercial and open space conservancy directly south of the site along 10 Mile Road. r Other options for this site may exist, for example, a blend of recreational uses such as a golf course along with a hotel/motel establishment could be incorporated into the site, using the same design standards and care to preserve and incorporate natural features as discussed above. ~ I Public/Semi-Public This category includes those areas and facilities such as schools, government buildings, parks and golf courses which are available for use by the general public. Semi-public uses are those used by a limited number of people with specific interests which are generally non-profit in nature such as churches, non-public schools, private golf courses and medical or institutional facilities. The Plan recognizes that it is necessary to provide for the establishment of certain non-residential land uses within residential areas subject to the implementation of measures which are designed to insure compatibility. Such non-residential uses commonly include religious and educational institutions; recreational uses such as parks; golf courses and play fields and public utility facilities. Traffic generation, noise, lighting and trespassing should be carefully controlled in order to mitigate the negative impacts on residential uses. Expansion or location of these uses should depend upon compatibility with adjacent land uses and the extent to which neighborhood character will be maintained. The Future Land Use Map illustrates the major public/semi-public uses in the Township which are the Township Hall, Township parkland and proposed parkland, as well as existing fire fighting facilities. Overlay Zone An Overlay Zone is a zoning technique which consists of a separate zone placed over an existing zoning district. The Overlay Zone carries a specific set of regulations which apply to ("overlay") A&C\Algoma\1!9564.01\algomamp\sb 64 �-;t"· I r r properties in the underlying zoning district. The Overlay Zone is useful for protecting areas with special characteristics such as floodplains, wetlands, historic districts or unique neighborhoods, but they can also apply to other areas where a special set of regulations are needed to achieve the objectives of a community. The boundaries of an Overlay Zone do not need to follow property lines but can be drawn to fit the area; i.e., floodplain or wetland identified by a municipality. Vista Protection Overlay Zone This classification recognizes and recommends protection for the scenic views which make up much of the Rogue River Valley in Algoma Township and which contribute significantly to the rural character and beauty of the Township. The Vista Protection Overlay Zone (VPOZ) would seek, by way of zoning ordinance regulations, to preserve certain existing vistas by carefully guiding development so that the design of a site including buildings, structures, roads, plantings, signs, etc., which can be seen by the public are implemented to develop a satisfactory visual appearance and not detract from or block the view of vistas as they exist today. The following general design elements need to be observed in preserving the Township's scenic vistas. r. 1. Landscape shall be preserved in its natural state, insofar as practicable, by minimizing tree and soil removal. Any grade changes shall be in keeping with the general appearance of neighboring developed areas. The orientation of individual building sites shall be such as to maintain maximum natural topography and cover. Topography, tree cover, and natural drainageways shall be treated as fixed determinants of road and lot configuration rather than as malleable elements that can be changed to follow a preferred development scheme. 2. Streets shall be designed and located in such a manner as to maintain and preserve natural topography, cover, significant landmarks and trees; to minimize cut and fill; and to preserve and enhance views and vistas.on or off the subject parcel. 3. Proposed development shall be related harmoniously to the terrain and to the use, scale, and architecture of existing buildings in the vicinity that have functional or visual relationship to the proposed buildings. 4. All open space (landscaped and usable) shall be designed to add to the visual amenities of the area by maximizing its visibility for persons passing the site or overlooking it from nearby properties. 5. The color, size, height, lighting and landscaping_of appurtenant signs shall be evaluated for compatibility with local architectural motif and the maintenance of views and vistas of natural landscapes, recognized historic landmarks, parks or landscaping. •, A&OAlgoma\89564.01\algomamp\sb 65 �liiil I 6. The removal or disruption of historic, traditional or significant uses, structures, or architectural elements shall be minimized insofar as practicable, whether these exist on the site or on adjacent properties. 7. Each unit of development, as well as the total development, shall create an environment of desirability and stability. Every structure, when completed and in place, shall have a finished appearance. 8. The design of buildings, fences, and other structures shall be evaluated on the basis of harmony with site characteristics and nearby buildings, including historic structures. !' I It is not the intent of this Plan to recognize or regulate all scenic views or vistas within the Township. Only those vistas which truly offer a broad panoramic view of the Township encompassing both field and forest over a wide area and which are generally recognized by both Township officials and the general populace should be considered as scenic vistas for preservation purposes. These vistas have been illustrated on the Future Land Use Map, but others may also be designated by the Planning Commission. r Watershed Protection Overlay Zone I This classification is intended to recognize that the Township's lakes, wetlands and streams need special regulatory measures to ensure their long term quality and viability. A Watershed Protection Overlay Zone (WPOZ) is recommended by the Plan for those areas in the Township where land uses may especially impact the quality of wetlands, lakes, drains or streams. The exact delineation of a WPOZ would involve a technical analysis of topography, soils, land use impacts and carrying capacity of bodies of water. Within a WPOZ, management practices need to be adopted to ensure that a high level of environmental quality is achieved. These practices, known as Best Management Practices, pertain to such activities as limiting the amount of impervious surface on a site, maximizing the setback of drainfields from ·a lake, requiring on-site detention/retention of storm water, and limiting the time and area of soil exposure. The Future Land Use Map illustrates general areas where further analysis of the watershed is recommended. Preparation of Best Management Practices should be undertaken with the cooperation of residents, farmers, builders and others who would be affected by such regulations. This way allows for education regarding the issues and provides an opportunity to build understanding and support for eventual regulations. FUTURE ROADS The Plan recommends the construction of two future streets. One of these is an extension of Hoskins Avenue between 13 and 14 Mile Roads. This is an area of increasing residential development primarily along private roads which provide the only means of interior access to the A&C\Algoma\89564.01\algomamp\sb 66 �..., .,iii I ...ii I ~ I. area. A road through this area would help ensure adequate emergency vehicle access to future homes in this area, and may reduce the need for lengthy private drives. An additional street is proposed south off 11 Mile Road about one half mile west of Summit Road. This road, proposed by the City of Rockford, extends to 10 Mile Road and will provide access to and from 10 Mile Road for future residential development in this area in both Rockford and Algoma Township, and will help remove potential traffic burden from Wolven Avenue. I· "( ~ [ I A&C\Algoma\89564.01\algomamp~b 67 �- --- - ~ • • 0 ~ f . • D • • •• • _____ .! • ------• • •• • ......._ \ • • • • D • ~ a:: 0 z ,,,,:, ,, • ~ ,,,,,, ,,,, • • • - • • • 0 • • • • • • -----------• 2-4 UNIT ATTACHED • • • MDR/OSP • • • • - - 11 MIL£ ROAD • • -- - ~ RR/OSP - -- ct: • \.... I'""- • • ~ "' • • • === • • 0 C D D • LDR • • '' ''- --- J • • - i..-__. IC,llLll>ll'I T ALGOMA TOWNSHIP MAP 9 MIXED USE I PUD • •• • • • LEGEND: • • • • LDR/OSP 10 MIL£ ROAD • • • • • -- - MIXED USE AREA RR - RURAL RESIDENTIAL CSP - OPEN SPACE PRESERVATION LDR - LOW DENSITY RESIDENTIAL MDR - MEDIUM DENSITY RESIDENTIAL 0 - OFFICE C - COMMERCIAL FUTURE LAHP USE EXISIJNG USE$ Cliil) r:zn - WETLAND • - SINGLE FAMILY HOUSE C - COMMERCIAL / - INDUSTRIAL - PRIVATE ROAD • ==-==- omcE WW Engineering & Science, Inc •.--------------------------------------------------------== �7 l, CHAPTERS l rnPLEMENTATION 1 In order for the Master Plan to serve as an effective guide to the continued development of Algoma Township it must be implemented. Primary responsibility for implementing the Plan rests with the Algoma Township Board,, the Planning Commission, and the Township staff. This is done through a number of methods. These include ordinances, programs, and administrative procedures which are described in this chapter. 1 l It is important to note that the Master Plan itself has no legal authority to regulate development l in order to implement the recommendations of the Plan. This implementation must come from the decisions of the Township Board and Planning Commission to provide needed public improvements and to administer and establish regulatory measures relative to the use of the land. 1 The private sector, including individual home and land owners, is also involved in fulfilling the recommendations of the Master Plan by the actual physical development of land uses and through the rezoning of land. The authority for this, however, comes from the Township. Cooperation between the public and private sectors is therefore important in successful implementation of the Master Plan. · 1 l ·,. 1 1. 1 Chapter 1 of the Plan sets forth goals and objectives which serve to guide the future development of Algoma Township. Many of the specific implementation recommendations of this chapter are taken from these objectives. The following sections are a list of the major activities which the Algoma Township Planning Commission should pursue in order to be pro-active in the implementation of this Master Plan. ZONING .I ' I I Zoning represents a legal means for the Township to regulate private property to achieve orderly land use relationships. It is the process most commonly used to implement community Master Plans. The zoning process consists of an official zoning map and zoning ordinance text. The official zoning map divides the community into different zones or districts within which certain uses are permitted and others are not. The zoning ordinance text notes the uses which are permitted and establishes regulations to control densities, height, bulk, setbacks, lot sizes, and accessory uses. A&C\Algoma~9564.0 l\algomarnp\,b 69 �., .) --r The zoning ordinance also sets forth procedures for special approval regulations and sign controls. These measures permit the Township to control the quality as well as the type of development Subsequent to the adoption of this Plan, the Township Planning Commission and Township Board should review and make any necessary revisions to the zoning regulations to ensure that the recommendations of the Plan as outlined in this section are instituted. The Plan recommends the following specific changes to the Township Zo11ing Ordinance: ;;,,-: f. 1. Develop specific regulations to permit and encourage the development of land under the Open Space· Preservation concept as recommended in Chapter 7. 2. Adopt regulations for Planned Unit Developments as a method to implement the mixed uses recommended for the 10 Mile Road/U.S. 131 intersection and the Open Space Preservation concept recommended by the Plan. 3. Prepare and adopt a separate chapter_for Office zoning. 4. Revise the site plan review provisions of the Ordinance to better specify required contents of site plans and to provide for better protection of the natural features of the land per Objectives 5 and 6 of the Natural Resource Goal section. 5. Adopt access control measures to regulate the commercial development recommended for Northland Drive, 10 Mile Road and 14 Mile Road as recommended by Objective 2 for the Commercial Development Goal. Such measures should address the number, size and spacing of driveways, service drives or frontage roads, building setbacks, deceleration lanes, and driveway alignment The Commission should work with the Kent County Road Commission to enlist their cooperation in enforcing such measures . 6. Develop specific landscaping regulations for buffering between uses, and improving the appearance of buildings and parking lots per the overall goal of the Township and Objective 3 of the Commercial Goal section. j 7. Develop zoning ordinance provisions to regulate site condominiums. --1 8. Prepare overlay zone regulations to implement the Watershed Protection Zone and Vista Protection Zone recommendations of Chapter 7. As part of preparing these regulations additional study should be done to identify scenic vistas and watershed areas. - t -I I .,,. i ... I ='"' - ' ~ I - For watersheds in particular, a plan should precede the development of regulations to better determine the location of the watershed and the type of best management practices needed to protect water quality. A&O.Algorna\89564.0 l\al.gomamp\sb 70 �pa •- The Vista Protection Zone is specifically recommended by Objective 12 of the Natural Resource Goal section while Objective 8 pertains to the development of watershed protection regulations. jg I ~ I 9. Delete the D-1 provisions of the Zoning Ordinance ("Heavy Industry") as such uses may not be compatible with the overall environmental goals and rural character of the Township. Specifically Industrial Goal, Objective 6 recommends the deletion of this category. 10. Create a separate mobile home park zoning chapter within the Zoning Ordinance which should be approved by the Michigan Mobile Home Commission. 11. Amend the Ordinance to permit two-family dwelling units in the R-S, Rural Suburban zoning district along county primary or local roads but not on subdivision streets and to also allow them in the R-D, Low Density Multi-Family zoning district. This amendment should also delete the existing regulations regarding duplexes. 12. Revise the Ordinance so there is consistency in the intent and in the regulations for the Conservation Zone and Natural River Zone. Currently the NR Zone is less restrictive in its minimum lot size than the Conservation Zone yet much of the environmentally sensitive land is within the NR zone. This discrepancy needs to be discussed and appropriate changes made to achieve the objectives of the Township. 13. Prepare and adopt regulations to permit neighborhood commercial uses within or close to populated areas by Special Use as recommended in Chapter 7. 14. Revise the Zoning Ordinance to better delineate uses permitted by right and by special use to better provide the Planning Commission with criteria to determine the location of certain uses. Also, general standards for all special uses should be added to the Ordinance. 15. Upon completion of Item 12, the Planning Commission should sponsor amendments to the Zoning Map to rezone areas designated as Conservation on the Future Land Use Plan. 16. Develop an Historical Preservation Ordinance that is consistent with the goals and objectives of the Master Plan. I ~ I I i i -j I ADDITIONAL PLANNING STUDIES =- 1. I Develop a Township-wide street plan based on Objective 1 of the Infrastructure Goal Section. I A&C\Algoma\89564.0l'algomamp\sb 71 �l 2. Conduct a Corridor Study along major Township arterial roads such as 10 Mile Road, Northland Drive and 13 and 14 Mile Roads to address issues of traffic safety, flow and the need for additional lanes. This is recommended by Objective 2 of the Infrastructure Goal Section. 3. Conduct a study to detennine the most feasible and logical areas which could be served by public water and sanitary sewer. The Plan assumes that certain land uses will require water and sanitary sewer. Such areas do not necessarily need to become part of a neighboring municipality but could be provided utilities on a contract basis. I -,.. j -. • ' ·• 'I I I I i ADOPT TOWNSHIP SUBDIVISION ORDINANCE Currently, the Township does not have its own subdivision ordinance. Thus, any requests to plat property or create a subdivision would be done so according to the provisions of the Subdivision Control Act, Act 288 of 1967. While this provides authority for the Township to regulate platting, Township officials should adopt their own subdivision control ordinance. This will allow greater control over expected future residential developments. PREPARE AND ADOPT CAPITAL IMPROVEMENTS PROGRAM Capital Improvements Programming is the first step in a comprehensive management system designed to regulate priorities and programs to community goals and objectives. It is a means of planning ahead for the funding and implementation of major construction and land acquisition activities. The typical CIP is six years in length and updated yearly. The first year in each CIP contains the capital improvement budget. The program generally includes a survey of the longrange needs of the entire governmental unit covering major planned projects along with their expected cost and priority. The Township Board then analyzes the projects, financing options, and the interrelationship between projects. Finally, a project schedule is developed. Priority projects are included in the Capital Improvements Program. Low priority projects may be retained in a Capital Improvements Schedule which may cover as long as 20 years. The CIP is useful to the Township, private utilities, citizens, and investors, since it allows coordination in activities and provides the general public with a view of future expectations. i l , - PLANNING COMMISSION WORK PROGRAM The Plan recommends that the Planning Commission prepare a work program in January of each year. This work program would set forth the tasks or goals which the Planning Commission detennines to accomplish for the upcoming year. This will allow the Commission to stay focused on important tasks and help to implement the goals and objectives identified within this Plan. A&C\Algoma\89564.0 l\algomamp\,b 72 �i f i i I I 'l ' 1 PLANNING EDUCATION Planning Commissions should attend planning seminars to keep themselves informed of planning issues and learn how to better carry out their duties and responsibilities as Planning Commissioners. These seminars are regularly sponsored by the Michigan Society of Planning Officials (MSPO) and the Michigan Township Association (MTA) and are a valuable resource for Planning Commissions. There are also several planning publications which are a useful information tool for Planning Commissioners. The main publications are Planning and Zoning linff and Michigan Planner Magazine. REVISIONS TO THE MASTER PLAN The Master Plan should be updated periodically (minor review every one to two years, major review every five to ten years) in order to be responsive to new growth trends and current Township attitudes. As growth occurs over the years, the Master Plan goals, land use information, population projections, and other pertinent data should be reviewed and revised as necessary so the Plan can continue to serve as a valid guide to the growth of the Township. 1 l 1 1 l A&C\Algoma\89564.01\algomamp\sb 73 �. ,., "' a:: 0 w g. . 0 z :5 (/J II ~ ~ROUND \I RR V 11 / . I~ w > . • 'P'l .. 111!1 ~[fl"•·-- - • J b(j(cJ ) - =-l= -=-i:a: ,I =- - - -M V' - - .... .... • • ••••• • · ·· · ·· I DA 2.9~~-~- ~ _J;gt_J~fJERS JP . I 0 w ( 0 ~ w 7?&I1rI . ~ I RA 1h _ ,A.:g: RR - . (. ~ l -.,.c SPARTA HUl'ITING ANO // ~•.. AFlSHING CLUB ' \ ~ (SOLON TWP.) . ) 6 WI ~ ~1 / y·~ ~:5 .Igl I Jl RR 1-oc -- -, .... 16 ""' . , • ~ RA • 5 ' " A -• • 4 • • • • • • • ') •• INDIAN LAKES RD . ESSES . ,----. RA ;;_:; 1 • (/J 'f RA RR • • RA MILE RD ii F1c;'~I HULL ST. JgNSUMERS WER COMPANY , ~ . ., ~ ___, C . ~' \ . .L 1-U... \ 1..,1"\MI ~ L 1ff'I RA '' 8 _,.,._ \ I --- ·11 ) -, IV-:1 ~ L.•~ o ·• ~ RR 12. , R . j ...... • 1_. I RUSSELL ST ., . • I I I • I I ., • . . . . .,. BROMAN ST.f MQO~t. r · ·1;... • •• • • • LAKE DR )Ju n ., -~ / I j. RA ., • • ~ 7 • RR • 15 , .-----~I\ LDR • • .• o Q__ > > 1-- • • • • ~ m • ··· 1............... ,. I LR I \ . :;,; J /1H H • .f \ r,u /Abn KE • . (/) ~ · RR I II w ~/ ALGOMA EW>TIST CHURCH 20 ~ . •1"-1.-1'1..,,,1 • • • • • I • I• t • • • • A na/l)IJAR 1 3 MILE RD . RR : ~ '$ · ONR • . . .. > I-~I • •• Q z ~~1.. /'..... 21 - ·. \ ~~ I --~- +;.~~~--.~-......y ~ _ , , ./ _:---~~--- --~J / /./U• 1-0:::: ~~:::::,,( o/I ~ . . . . .. .,. • I ~'-~~~ q :5 ........._ L/--,.,---LJ.. _=:~~~~~ i,a_._-__.iiiiiiiie • • •11.1• > • j: .R~~~1- ALU\.AU.IW~/-- Q__ <( _....,.._, COMA YO\ITH ENTER .,,.-.... ..,.__.!ll"'iiliil • EMETERY • 1' ~ I © ·:=. RR FONGER ST~\- • :. COMA RR ~ : . RR I ''i._ t I I /t' /SP v : .,,,,-1 \ / ,.... • I ' , • • ·/. • • • • l •·I . I I• I ........_ • 0:::: CV O <( f--- ;.i~ ( 14 ,~. ______,.,_.. j • ' ~ I I • ,,--.._ ... --- ~_.,, ! - - .----- • • ~ - - . . . , .... I I I ......, _ , .,, ...... _ • I 0 oc LDR / I ... . . . .. . ...... . ..... -----i-1- I L 11 ::::P OSP I~ ::; • !J (/J 11 MILE RD w > <( oc w z f-- V) __J 0 33 RR . .. l ... ., .. ., H I w ~ ,-• •• • I/ 0 vi ~ z 0 - ·~ LDR~ 1 I.. o-d: I ! \ .t? r•-...... I I II I I OOUlmMC> :L • • • 10 MILE RD. w ~ ~ (PLAINFIELD TWP .) 0 .. ..--=~-- I • 35 "-- w " w er0> z RR 1 l.J z w > __J __J w ~ ...., __J 0 ~ :5 (/J w z a: ALGOMA TOWNSHIP KENT COUNTY, MICHIGAN i': & 7 MAP 8 FUTURE LAND USE LEGEND: ~ "nn ~00 SCAI..( EXISTING LAND USE (1991} • CV - CONSERVATION RA - RURAL AGRICULTURAL RR - RURAL RESIDENTIAL OSP - OPEN SPACE PRESERVATION LOR - LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL LR LAKE RESIDENTIAL ~ MOBILE HOME PARK 0 OFFICE C COMMERCIAL I INDUSTRIAL 1' COMMERCIAL / OFFICE ADOPTED BY THE ALQOMA INDUSTRIAL PUBLIC / SEMI-PUBLIC USE CHURCH n ====== EXTRACTIVE RESOURCE 00000000 COUNTY DRAINS PRIVATE ROAD TOWNSHIP PLANNl~G COMMISSION ON NOVEMBER· 19, 1991 (JOO' F110W MOR GROUPS OF SINGLE FAMILY HOUSES •... --.... NATURAL RIVER DISTRICT [!] • IW"l"lCIOHI SINGLE FAMILY HOUSE I-,--;i - .----• = or £.<CH P/SP PUBUC/SEMI-PUBUC WPOZ WATERSHED PROTECTION OVERLAY ZONE ""'°' - - MOT ro ™ ) VISTA PROTECTION OVERLAY ZONE PROPOSED STREETS \~I! WW ~ngineerln; • 8clenc.""'~~, G,o.,,ern~6nta· Ser"1c•• OMs,on ~ g - - , HIia ,tn...,. •. c,.,.. , ..... WI - - • (t1t; ..l-'NOO � 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 Algoma-Twp_Master-Plan_1991 Creator An entity primarily responsible for making the resource Algoma Township Board, Township Planning Commission, Master Plan Task Force, Algoma Township, Kent County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1991-11-19 Title A name given to the resource Algoma Township Master Plan Description An account of the resource Master Plan for Algoma Township prepared by the Township Board, Township Planning Commission, and Master Plan Task Force with the assistance of WW Engineering & Science November 19, 1991. Contributor An entity responsible for making contributions to the resource WW Engineering & Science (consultant) Subject The topic of the resource Master plan reports Algoma Township (Kent County, Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/c5eb8ba474850bf783559d9fae3ca2ae.pdf cbcb0c74e18d7cafb5e5e75a9c608ea4 PDF Text Text THE CITY OF ALBION COMPREHENSIVE PLAN •0 H SEPTEMBER 2022 �RESOLUTION #2022-33 TO APPROVE THE CITY OF ALBION COMMUNITY COMPREHENSIVE PLAN WHEREAS, the Michigan Planning Enabling Act ("MPEA," PA 33 of 2008) authorizes municipal planning commissions to prepare a "comprehensive plan" pertinent to the future development of the municipality; and WHEREAS , the City of Albion Planning Commission has prepared a proposed comprehensive plan for the City of Albion , to update and replace its previous community comprehensive plan , meeting all statutory requirements set forth in the MPEA; and WHEREAS, the City of Albion City Council authorized the distribution of the proposed City of Albion Community Comprehensive Plan to the general public and the various entities listed in the MPEA, for review and comment purposes; and WHEREAS, the proposed City of Albion Community Comprehensive Plan was made available to the various entities and the general public as required by the MPEA; and WHEREAS, a public hearing was held by the City of Albion Planning Commission on July 19, 2022 pursuant to notice as required by the MPEA; and WHEREAS, the City of Albion Planning Commission finds that the proposed City of Albion Community Comprehensive Plan is desirable and proper and furthers the land use and development goals and strategies of the City of Albion; NOW THEREFORE BE IT RESOLVED that the City of Albion Planning Commission hereby resolves to approve the proposed City of Albion Community Comprehensive Plan as submitted for the public hearing , including all the text, charts , tables, maps, and descriptive and other matter therein intended by the Planning Commission to form the complete Comprehensive Plan, including the Future Land Classification Map. Motion by Planning Com& Commission Member ~ n Member and supported by Planning / ~ to approve the foregoing resolution . I hereby certify that the resolution adopted on September 20 , 2022 , in a regula r session of the Albion Planning Commission, and this is a true copy of the resolution . Ayes Nays Absent -&- 3 September 20 , 2022 �ACKNOWLEDGEMENTS CITY COUNCIL PLANNING COMMISSION Victoria Snyder, Mayor Victoria Snyder, Mayor Donivan Williams, Precinct 1 Lenn Reid, Council Member* Lenn Reid, Precinct 2 Sharon Ponds Nora Jackson, Precinct 3 Joseph Verbeke Marcola Lawler, Precinct 4 George Strander* Vivian Davis, Precinct 5 Albert Amos Andrew French, Precinct 6 Mark Lelle* Linda LaNoue, Precinct 5 (former) Tom Pitt* Shane Williamson, Precinct 6 (former) Scott Kipp COMPREHENSIVE PLAN STEERING COMMITTEE Lenn Reid, Council Member Linda LaNoue, Former Council Member Haley Snyder, City Manager Ian Arnold, Director of Planning & Building Amy Deprez, Albion Economic Development Corporation George Strander Mark Lelle Tom Pitt *Planning Commission members on the Comprehensive Plan Steering Committee B R (J) Beckett&Raeder �List of Figures Figure 1: Population, 2020 Figure 2: Population Trend, 1940-2020 Figure 3: Population Change: Albion & Surrounding Communities, 2010-2020 Figure 4: Population Change: Calhoun County & Surrounding Counties, 2010-2020 Figure 5: Racial Composition Albion & Calhoun County, 2020 Figure 6: Age Distribution, 2019 Figure 7: Households, 2019 Figure 8: Households by Type, 2019 Figure 9: Education, 2019 Figure 10: Veteran Status, 2019 Figure 11: Disability, 2019 Figure 12: Median Income, 2019 Figure 13: Median Earnings, 2019 Figure 14: Median Income in Albion & Surrounding Communities, 2019 Figure 15: Households with Income Below $25,000, 2019 Figure 16: Employment Status, 2019 Figure 17: Employment Change, 2019 Figure 18: Commuting Patterns, 2019 Figure 19: Poverty, 2019 Figure 20: Housing Diversity, 2019 Figure 21: Median Housing Value, 2019 Figure 22: Housing Units, 2019 Figure 23: Housing Units by Type, 2019 Figure 24: Housing Occupancy Status, 2019 Figure 25: Housing Tenure, 2019 Figure 26: Age of Housing, 2019 Figure 27: Housing Costs, 2019 Figure 28: Missing Middle Housing Figure 29: Commute Modes, 2019 Figure 30: Vehicles Available, 2019 Figure 31: Employment Status: Albion & Surrounding Communities, 2019 Figure 32: Unemployment Rate: Albion & Surrounding Communities, 2019 Figure 33: Employment Status by Age, 2019 Figure 34: Employment Status by Race & Origin, 2019 Figure 35: Employment Status by Disability, Poverty Level, & Gender, 2019 Figure 36: Employment Status by Educational Attainment, 2019 Figure 37: Employment by Industry, 2010-2019 Figure 38: Calhoun County Economic Trends by Industry, 2014-2019 List of Tables Table 1: List of Stakeholders Table 2: Green Infrastructure Methods Table 3: Parkland Inventory Table 4: Area of Wetlands Table 5: PASER Rating Table 6: Complete Street Enhancements Along Major Corridors Table 7: Employment by Industry – Albion & Surrounding Communities, 2019 Table 8: Workforce Qualification, 2019 Table 9: Existing Land Use Table 10: Zoning Plan List of Maps Map 1: Regional Map Map 2: Impervious Surfaces Map 2: Tree Canopy Coverage Map 3: Parkland Map 4: Watershed Map 5: FEMA-Designated Floodplains Map 6: Wetlands Map 7: National Functional Classification Map 8: PASER, 2016-2019 Map 9: Traffic Crashes, 2016-2020 Map 10: Corridors Map 11: RRC Redevelopment Sites Map 12: Existing Land Use Map 13: Zoning Map 14: Future Land Use 14 14 14 14 14 15 15 15 15 15 15 16 16 16 16 17 17 17 17 19 19 19 19 19 19 19 20 21 36 36 42 42 42 42 43 43 43 46 12 25 26 30 34 40 44 45 53 58 8 23 24 27 29 29 30 33 34 35 38 47 52 55 57 �TABLE OF CONTENTS 1. BACKGROUND 6 2. COMMUNITY ENGAGEMENT 10 3. COMMUNITY PROFILE 13 4. HOUSING & NEIGHBORHOODS 18 5. PHYSICAL CHARACTERISTICS 22 6. TRANSPORTATION & CIRCULATION 31 7. ECONOMIC DEVELOPMENT 41 8. LAND USE 51 9. IMPLEMENTATION 59 APPENDIX 73 �BACKGROUND Image Source: City of Albion 6 | City of Albion Comprehensive Plan 1 �WHAT IS A COMPREHENSIVE PLAN? Albion’s Comprehensive Plan is a strategic document that guides the City in future decision making concerning land-use planning and social, economic, and environmental development. It studies the City’s history, evaluates present conditions, and gathers public input to provide a framework for future growth and development. Essentially a policy document, the comprehensive plan inventories Albion’s strengths and assets, as well as recognizes opportunities for growth and improvement, and provides a direct link between community preferences and policy. It also identifies the community’s vision, defines holistic goals that help achieve that vision, and steers the City towards a sustainable future. ALBION’S COMPREHENSIVE PLAN: 2022 UPDATE The Michigan Planning Enabling Act (PA 33 of 2008) requires a municipality to review its Comprehensive Plan every five years for relevance. Consistent with the requirements of the Act, in 2021 the City of Albion initiated a process to update its 2017 Comprehensive Plan. This 2022 update to the Comprehensive Plan aims to develop a succinct policy document which captures the current realities and future vision of the City and includes the following: » An analysis of latest demographic data describing the changes that have taken place in Albion over the past five years. » A summary of emerging trends within the City and the region. » A demographic dashboard that ties data to planning outcomes and action plan strategies. » A collection of maps and spatial analyses for each element of the plan. » A discussion of future land use categories and how they tie into community goals. » An overview of specific goals with actions tied to metrics, time frames, responsible parties, and potential resources. » A list of priority redevelopment sites. » A graphic representation of data and planning concepts. Another key component of this Comprehensive Plan update is community engagement. The process involved several community engagement methods including a community survey, youth engagement with college students, a stakeholder survey, and a community visioning session, which all helped to gain perspective on the needs and preferences of all of Albion’s citizenry. The input gained from these methods lays the foundation for this plan and has been documented and synthesized throughout the Plan. This updated Comprehensive Plan was adopted following a 63-day review and comment period and a public hearing. Relationship to the Zoning Ordinance The Comprehensive Plan is not a binding agreement but rather a planning framework. The Zoning Ordinance, on the other hand, is local land use law. The Zoning Ordinance is a set of regulations that provide the details and exacting specifications of how and where development will occur, and it is regulated by the Michigan Zoning Enabling Act (PA 110 of 2006). The MZEA requires a direct relationship between these two documents: the Comprehensive Plan supports the Zoning Ordinance, and the Zoning Ordinance implements the Comprehensive Plan. Only when the two documents are in sync can they serve as effective planning tools. Data Sources The demographic information in this Plan came from the following sources, in this preferred order: » 2020, 2010, 2000, and 1990 US Decennial Censuses. The decennial censuses are the most accurate source of demographic information in the United States, though the information is limited. Mandated by the United States Constitution, the aim of the decennial census is to count 100% of the US population. Because the decennial census has been operating since 1790, it offers a valuable reference point to illustrate how populations have changed over time. While the decennial census has been Background | 7 �administered for over 200 years, the questions have shifted to reflect cultural changes. For example, one’s history of rebellion against the United States is no longer a question on the form. Information collected in the most recent counts includes information about age, sex, race, the relationship between household members, and household tenure. » American Community Survey. The American Community Survey (ACS) replaced the “longform” Census questions beginning in 2000, collecting the same types of information about social, economic, and housing conditions on a continual basis. Including these questions in the decennial census would be more resourceintensive and could reduce the response rate for the more critical decennial census. The ACS is not a complete survey of the United States but a sample. A random selection of households receives the ACS every year, and the Census Bureau uses the responses to create estimates for the rest of the population. Map 1: Regional Map O tseg o An tri m Al p en a M on tm oren cy Leel a n a u K a l ka ska G ra n d Tra verse B en zi e C ra wford +~. i M a n i stee M a son Wexford La ke I M i ssa u kee O sceol a O cea n a R oscom m on l 1 I osco r() Aren a c G l a dL" wi n C l a re M ecosta i O g em a w M i dl an d I sa b el l a l ·---;--------, Tu scol '• a ;------- M on tca l m M u skeg on r'~ O tta wa t· Sagi n aw G ra ti ot i l ,~· K en t I on i a G ra n d R a p i d s C l i n ton i B a rry K a l a m a zoo Va n B u ren K a l a m a zoo La p eer G en esee B a ttl e C reek • C a l h ou n 1 l_ Li vi "i' n g...ston I n gh am Ja ckson •i S t. C l a i r S h i a wa ssee · It. E a ton San i l ac J La n si n g Al l eg a n H u ron B ay N ewa yg o j MIa com b O a kl a n d I ' f Ja ckson D etroi t An n Arb or Wa yn e Wa sh ten a w I C i ty of Al b i on C a l h ou n C ou n ty C a ss S t. Josep h B ra n ch H i l l sd a l e Len a wee 8 | City of Albion Comprehensive Plan The Potawatomi (“People of the Place of the Fire”) were the original inhabitants of the land that Albion occupies today. The recorded history of present-day Albion began in 1821 with the Treaty of Chicago, where 55 Potawatomi chiefs signed the treaty that granted their land to the United States.1 Albion’s first settlers arrived in 1833. These visionaries formed a land development company called the Albion Company—from which the City draws its name. In 1835, Methodist settlers established Albion College, a private college that has emerged as a major employer and economic driver. In 1855, Albion was incorporated as a village, and as a city in 1885. The City of Albion, which is 4.5 square miles, is located along the I-94 corridor in the eastern portion of Calhoun County. The City is bordered largely by Sheridan Township to the north and Albion Township to the south. The City of Marshall, county seat of Calhoun County, lies approximately 12 miles west of Albion. Al con a O scod a SOCIAL AND ECONOMIC HISTORY Location C h a rl evoi x Leel a n a u Because the ACS is a sample, smaller communities require multiple years of sampling to create accurate estimates. Communities with fewer than 20,000 people must be sampled over 60 months to create estimates, and these estimates are referred to as 5-year estimates. This plan will use ACS 5-year estimates, as Albion’s population is under 20,000 people. D a taroe S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n M on C ou n ty G I S 0 1 2. 5 25 M i l es Throughout its history, Albion’s location and access to transportation networks have been strategic assets that propelled its growth. Albion was founded at the forks of the Kalamazoo River—the confluence of the river’s north and south branches. During its early period as an agrarian economy, the river provided power for various mills that located on or near “the Forks.” Through the 19th and 20th centuries, the City’s steel facilities and foundries transported goods and products along the Chicago Road and two railroads. In 1844, the arrival of the Michigan Central Road brought with it an influx of industry and population. Another railroad, the Lake Shore and Michigan Southern Railroad, was completed in 1872. In the mid-20th century, transportation was expedited by two major interstate highways – I-94 and I-69. �Downtown Albion. Source: City of Albion Albion is within a short driving distance of several regional and major metropolitan centers within Michigan and the Great Lakes area. Via the interstate highway system, Albion is only 15 miles from Jackson, 20 miles from Battle Creek, 40 miles from Lansing, 47 miles from Kalamazoo, and 53 miles from Ann Arbor. On a larger scale, it is 86 miles from Grand Rapids, 91 miles from Detroit, 93 miles from Fort Wayne, 98 miles from Toledo, 175 miles from Chicago, and 190 miles from Cleveland. In addition, Interstate 94 provides convenient access to international markets in Canada. The City of Albion is positioned between three international airports: 43 miles south of the Capital Region International Airport in Lansing, 46 miles east of Kalamazoo-Battle Creek International Airport, and 77 miles west of Detroit Metropolitan International Airport. Economic History Like many cities throughout the Midwest, Great Lakes, and northeastern regions of the United States, Albion suffered the effects of deindustrialization. The City’s economy has fundamentally changed with shifts that have taken place in domestic manufacturing and specifically in the automotive industry. Since 2001, Albion has lost nearly 1,000 jobs in manufacturing, healthcare, and retail. This economic shift has caused a reduction in real and personal property tax revenue and an increase in vacant or under-utilized industrial spaces. While no single industry has replaced the jobs and taxes generated by the automotive suppliers, several sectors have emerged in Albion with the potential of bringing new vitality to the local/ regional economy and community. These include small-to-medium sized manufacturing, craft production facilities, and alternative energy such as solar power. Furthermore, the existing industrial park is at capacity, and the City is currently in the process in designing a second industrial park to better allow for incoming industries. Albion College is an anchor institution in the City. The College employs hundreds of faculty and staff, and there are roughly 1,500 students who attend Albion College. Having a higher-education facility within City boundaries is uncommon for a small municipality in rural Michigan, and both the City and the College are dependent on each other for success. SOURCE 1 History. The City of Albion. 2020. https://www.cityofalbionmi.gov/residents/city_at_a_glance/history.php Background | 9 �COMMUNITY ENGAGEMENT 2 A key element of this Comprehensive Plan Update was community engagement. The community engagement program was quite extensive and had four main components: a community survey, a youth input session, a stakeholder input survey, and a community visioning session. Each engagement method is summarized below; full results for each method are in the Appendix. 10 | City of Albion Comprehensive Plan �COMMUNITY SURVEY The Albion Comprehensive Plan Survey garnered a total of 116 respondents, and the City distributed the survey through a variety of methods (social media, posting on the City’s website, announced at a Council meeting, included in an Albion College e-newsletter, and promoted through word of mouth). In terms of the demographics of survey respondents, the survey was well-represented in terms of age and households with children. It was less racially representative, though a significant number of respondents declined to indicate their race. Regarding housing tenure status, renters were clearly underrepresented. Responses to survey questions are dispersed through the Plan where relevant, and a full analysis of the survey results is in the Appendix. YOUTH INPUT On Tuesday, November 30, 2021, the City invited Albion College students to participate in Comprehensive Plan engagement exercises. The program included a brief overview of comprehensive planning, a scenario planning group activity, a survey, and asset mapping. The scenario planning activity consisted of blocks that represented land use typologies. Students were asked to “design” a city which captured two different land use scenarios: 1) designing their “dream” city where they would like to live, and 2) redesigning their “dream” city based on a list of constraints. Results highlighted a preference for mixed-use spaces in the center of the community with commercial corridors radiating outward. Other common themes included neighborhoods with denser housing and larger open spaces. The relationship between denser neighborhoods and more open/public space was a clear trend amongst the groups. The youth survey asked about students’ plans after graduation, and a total of 19 people completed the survey. Roughly 88% of students plan to leave the community after graduation to either pursue higher education or live in a different/bigger city. When asked what are the top characteristics of a community in which the students want to live, the top three results were housing options, higher paying jobs, and retail and entertainment variety. Students were also asked if they would ever consider returning to the community – 13% responded that they would and 40% were unsure. A full analysis of the youth survey results is in the Appendix. Students also completed an asset mapping activity where they identified locations for “strengths,” “weaknesses,” and “opportunities” in Albion. Highlights included an indication that downtown Albion has many strengths and opportunities. There was also a strong indication that the students see the parks and recreation features of Albion as a strength. Interestingly, most of the weaknesses that students identified were around the Albion College Campus, indicating that perhaps students are more familiar with the areas around the College. The youth engagement session included asset mapping (left) and a scenario planning activity (right). Community Engagement | 11 �Table 1: List of Stakeholders LIST OF STAKEHOLDERS Albion Economic Development Corporation Albion Downtown Development Authority Albion College Albion Healthcare Alliance Albion Housing Commission Albion / Marshall Public Schools Senior Millage Allocation Committee Calhoun County Senior Services AmeriCorps VISTA Folks Senior Center Local business owners Local nonprofit organizations Calhoun County Land Bank Authority Calhoun County Board of Commissioners Southcentral Michigan Planning Council Michigan Works! Habitat for Humanity Michigan Economic Development Corporation Michigan Department of Transportation USDA Rural Development Albion Community Foundation Greater Albion Chamber of Commerce Calhoun County Community Action Local health services STAKEHOLDER INPUT COMMUNITY VISIONING The City sent key stakeholders a survey which asked their opinions on the goals from the previous Comprehensive Plan. There was a total of 19 participants, and the list of stakeholders included a range of interests including: City, County, and State organizations/departments; education and health institutions; economic development organizations, and local business owners and nonprofits (full list in the table titled “List of Stakeholders”). Specifically, the survey asked participants if the goal should remain in the updated Comprehensive Plan, be changed, or be removed. The City used the results and input from this survey to update and modify the City’s goals. The City held a community visioning session on Wednesday, February 16, 2022 that was open to the public. The program included a brief overview of the comprehensive planning process, visioning exercises, and asset mapping. The visioning exercises asked participants to work in small groups to answer the following questions: 1) what is one word or phrase that describes Albion now?; 2) what has Albion done well over the last five years?; and 3) ideally, what does Albion look like in ten years? After each question, every group shared their top three results with the entire group. At the end, participants voted on their “collective priorities” for the future of Albion, and the top choices were strongly geared toward the City’s youth. Participants also did the same asset mapping activity as the youth session, identifying “strengths,” “weaknesses,” and “opportunities” in Albion. Similar to the students, the participants of the visioning session identified downtown Albion as the area with the most strengths and opportunities. Parks and recreation areas were also a significant share of the strengths that participants identified. Identified weaknesses focused on the appearance and conditions of the City, including trash, homes in disrepair, and poor infrastructure conditions. Community visioning session participants. 12 | City of Albion Comprehensive Plan �COMMUNITY PROFILE 3 Delicious and Refreshing 5~ j BRELIEVES FATIGUE •• •• 5 -SOLD_ EVERYWHERE ¢ A thorough understanding of Albion’s demographic and socioeconomic trends is imperative to identify growth and development challenges and the changing needs and preferences of the citizenry, which in turn aids decision-makers in an equitable planning process. The data presented in this section is sourced from the US Census and the American Community Survey 5-Year Estimates (years are noted in chart titles). Community Profile | 13 �DEMOGRAPHIC PROFILE Figure 1: Population, 2020 Figure 2: Population Trend, 1940-2020 S H E R I D AN TO WN S H I P 29 Mile 28 Mile 7,700 94 W 94 E l l i ot t Wa tson I == C l a rk M i ch n C l i n ton H u ron I on i a R i ver H av 8,616 7,700 2,000 n H an n ah si o 0 2 9 1 /2 M i l e E a ton F i n l ey r 9,144 4,000 D i vi E ri e Ash 10,066 8,345 6,000 i gan C a ss I rwi n Pi n e B u rr O a k B erri en Al b i on si o D i vi si on 11,059 8,000 N orth ei n S u p eri or B u rst 12,112 10,406 10,000 B roa d wel l I n d u stri a l D i vi 12,000 M apl e B 12,749 14,000 7 1940 en 1950 1960 1970 1980 1990 2000 2010 2020 B Al b Since the 1960s, Albion has experienced a steady decline in population; between 2010 and 2020, the population dropped by 10.6%. However, ESRI Business Analyst projects that the City’s population will rise to 8,136 persons by 2026, an increase of 5.6%. i on As of 2020, Albion has a total population of 7,700. AL B I O N TO WN S H I P C i ty of Al b i on D a ta S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n C ou n ty G I S 0 0. 2 8 0. 5 5 M i l es Figure 3: Population Change: Albion & Surrounding Communities, 2010-2020 City of Albion 2.0% 0.0% -2.0% -4.0% -6.0% -8.0% Albion Homer Township Township I I -2.6% Homer Village I I -3.9% Figure 4: Population Change: Calhoun County & Surrounding Counties, 2010-2020 Calhoun County Marshall Marshall Sheridan City Township Township 1.3% -5.6% 3.0% 2.0% 1.0% 0.0% -6.6% -1.0% -2.0% -10.6% Kalamazoo County St. Joseph County 4.5% 4.0% -10.0% -12.0% Jackson County 5.0% I I • -3.8% Branch County -I- 0.1% • -1.3% - -0.9% -0.6% Calhoun County also experienced population decline over the last decade. The significantly higher population decline in Albion suggests outward migration to other neighboring cities and townships in the county. Almost all surrounding communities have faced population decline over the last decade, but Albion’s rate is the highest at 10.6%. Figure 5: Racial Composition Albion & Calhoun County, 2020 0.1% 1.2% 0.3% 0.1% 2.3% 1.2% 8.3% 0.3% 2.3% 2.8% 2.1% 0.0% White alone 0.7% 8.3% 7.1% Black or African American alone American Indian and Alaska Native alone 10.8% Asian alone 28.7% Native Hawaiian and Other Pacific Islander alone 59.1% Some Other Race alone Population of two or more races 76.5% 28.7% City of Albion 59.1% • White alone • Black or African American alone • American Indian and Alaska Native alone •Asian alone •Native Hawaiian and Other Pacific Islander alone •Some Other Race alone • Population of two or more races Calhoun County Over the last 20 years, the racial makeup of the City has remained consistent; as of the 2020, nearly 60% of Albion’s current residents identify as White only. Albion’s Black population is nearly 2.5 times that of the County. Nearly 8.5% of Albion residents identify has Hispanic or Latino, an increase from the 2010 ratio of 6% (Hispanic or Latino identification is a separate classification from race). 14 | City of Albion Comprehensive Plan �0 Under 5 5 to 9 10 to 14 15 to 19 - 85 and over 75-84 65-74 55-64 45-54 35-44 25-34 20 to 24 15 to 19 10 to 14 5 to 9 Under 5 -15.0% -10.0% -5.0% = 0.0% • Male 5.0% 467 436 II II 590 627 649 489 447 1,104 1,015 899 897 700 779 670 II II II I II 11 II 11 11 20 to 24 25 to 34 35 to 44 45 to 54 55 to 59 60 to 64 65 to 74 75 to 84 10.0% 15.0% 2019 253 190 200 •2010 428 331 400 480 600 430 800 712 1000 671 574 1200 967 1,103 1400 1,178 Figure 6: Age Distribution, 2019 . 85 and over The median age in Albion slightly decreased from 31.7 years in 2010 to 30.8 years in 2019. The net increase in population in the 15-34 age range is likely due to the increasing student population but is also suggestive of a recovering job market and economy. However, the subsequent decrease in people in the 35-64 ages could either be due to lack of higher-level jobs or suitable options to raise “mature families” in Albion. The senior population (65 years and over) accounts for nearly 14% of the total population. • Female Figure 7: Households, 2019 Figure 8: Households by Type, 2019 • Married-couple family 38.2% 2,812 2.43 • Cohabiting couple household • Male householder, no 3.11 spouse/partner present In 2019, Albion had a total of 2,812 households, a 16.3% decrease from 2010. Deviating from the statelevel trend, the average household size and family size grew from 2.32 and 2.98 in 2010 to 2.43 and 3.11 in 2019 respectively, indicating the need for familyfriendly housing formats. Figure 9: Education, 2019 35.7% 17.4% 8.8% • Female householder, no spouse/partner present Nearly 39% of Albion’s households are female householders with no spouse/partner, a group which tends to live in higher poverty rates. Figure 10: Veteran Status, 2019 Figure 11: Disability, 2019 88.3% 18.2% About 89% of Albion’s population has a high school degree or higher; 18.2% has a bachelor’s degree or higher, and these people typically seek specialized job opportunities. 5.6% 15.4% 5.6% of Albion’s civilian population 18 years and older has a veteran status. Approximately 15% of Albion’s population has a disability; 32.5% adults over the age of 65 have a disability. Community Profile | 15 �Demographic Profile Summary Key demographic trends and the resulting impact on planning and development are highlighted below: » Albion is experiencing population decline at a much higher rate than the surrounding communities and the county, signaling that people are migrating outwards likely due to better housing and economic opportunities or quality of life. Population has an impact on state revenue sharing, and as a result of 2020 Census results which showed a population decline, the City will receive reduced funding from the State. » The City is seeing a net growth of the student-age population (ages 15-34). Retaining the youth population while simultaneously addressing the needs of the aging baby boomer generation will be crucial to controlling population decline. » The growing households and family size in the City indicates that the City also needs to be viable for families, which may be achieved by providing suitable housing options, higher-level and higherpaying jobs, and improving other quality-of-life aspects in Albion. » Providing an array of housing formats at different levels of affordability will be imperative in equitably supporting the different demographics such as students, seniors, families, single-parent households, veterans, and persons with disabilities. SOCIOECONOMIC PROFILE Figure 13: Median Earnings, 2019 Figure 12: Median Income, 2019 t $34,467 Figure 14: Median Income in Albion & Surrounding Communities, 2019 $60,000 $40,000 $20,000 $0 $48,607 $34,467 I Albion $57,144 I I Calhoun County Michigan Figure 15: Households with Income Below $25,000, 2019 $62,843 I United States In 2019, Albion’s median household income was much lower than the national, state, and county values; this is not unexpected considering nearly 60% of the population is under the age of 24 or above 65. 16 | City of Albion Comprehensive Plan ' The median earnings for female full-time year-round workers is approximately $240 higher than that of men. Albion’s median income in 2019 was $34,467. $80,000 $32,234 • $32,475 40.0% 30.0% 20.0% 10.0% 0.0% 34.8% I Albion 23.9% 20.6% 19.2% I I I Calhoun County Michigan United States Perhaps because a percentage of the workforce is not engaged, nearly 35% of Albion’s households have an income below $25,000. �Figure 16: Employment Status, 2019 Figure 17: Employment Change, 2019 - 60.0% 50.0% Employed CiviliansCivilians Employed 43.9% 43.9% 0.0% 51.3% 51.3% • Unemployed Civilians • Unemployed Civilians Armed Forces Forces • Armed Not in labor force Not in labor force • 40.0% 30.0% 20.0% 10.0% 0.0% 4.7% 2010 2011 2012 2013 2014 Albion 2015 2016 2017 2018 2019 Calhoun County 4.7% A0.0% little over half of Albion’s population over 16 years of age are employed in the civilian labor force; the unemployment rate of the civilian labor force is 8.4%. The overall civilian labor employment in Albion has experienced periods of highs and lows; however, the net increase since 2017 is promising. Figure 18: Commuting Patterns, 2019 Figure 19: Poverty, 2019 With Food Stamp/SNAP benefits in the past 12 months 1,645 With cash public assistance income 501 With Supplemental Security Income 2,327 The existing workforce is very mobile; 501 people are employed and live in the City, 1,645 are employed in Albion but live outside, and 2,327 are employed outside Albion but live in Albion. The high number of residents with employment outside the City suggests a lack of diverse employment opportunities. With retirement income With Social Security 26.20% I 2.20% 9.60% 21.40% 39.40% The percentage of people living below the poverty level dropped form 32.7% in 2010 to 27.6% in 2019. About 40% of households receive social security income, and over a quarter of households receive food stamps/SNAP benefits. Socioeconomic Profile Summary Key socioeconomic trends and the resulting impact on planning and development are highlighted below: » The net increase in employment since 2017 combined with reducing poverty rates point towards a recovering economy and job market. However, the low median income remains concerning as a large percentage of the workforce is not engaged. » Nearly 45% of Albion’s population aged 16 years and over are not currently in the Civilian labor force; reengaging this population in the civilian labor force will be crucial in reducing the unemployment rate (currently at 8.5%), increasing the median income, and strengthening the overall economy of Albion. » Albion is transitioning from a manufacturing-based economy to a service- and consumer-based economy. With the City’s support, the growing “education services, health care, and social assistance” and “arts, entertainment, & recreation, accommodation & food services” industries can create new job opportunities. Community Profile | 17 �HOUSING & NEIGHBORHOODS 4 Image Source: City of Albion The City of Albion is collaborating with a diverse array of stakeholders to improve and expand the existing housing stock, redevelop and rebuild its neighborhoods, and create a more vibrant and equitable community. Local leaders and citizens alike recognize that a quality housing stock is a tremendous asset in attracting new residents and encouraging current residents to stay within the community. 18 | City of Albion Comprehensive Plan �HOUSING PROFILE Figure 20: Housing Diversity, 2019 Figure 21: Median Housing Value, 2019 $200,000 $154,900 $150,000 $110,000 $100,000 $56,800 • $50,000 Albion would benefit from promoting housing diversity. In addition to single-family homes, an array of housing formats like small-lot homes, duplexes, triplexes, apartments, and mixed uses are required to support smaller households and low- to moderateincome households. Figure 22: Housing Units, 2019 3,473 Albion had an estimated total of 3,473 housing units in 2019, as 15.5% decrease since 2010. Albion Calhoun County Michigan In 2019, the median housing value in Albion was $56,800, which is significantly lower than that of the county and state. Figure 23: Housing Units by Type, 2019 Boat, RV, van, etc. Mobile home 20 or more units 10 to 19 units 5 to 9 units 3 or 4 units 2 units 1-unit, attached 1-unit, detached 0.0% 0.6% 4.4% 3.5% 5.0% 4.8% 8.4% 0.6% ---I I 0% 72.8% 10% 20% 30% 40% 50% 60% 70% 80% Nearly 73% of housing units are single-family detached units. Figure 24: Housing Occupancy Status, 2019 81% $0 19% In 2019, 81% of homes were occupied while 19% were vacant. Figure 25: Housing Tenure, 2019 58% 42% Owner-occupied housing units account for the majority (58%) of occupied units, while the remaining 42% are occupied by renters. Figure 26: Age of Housing, 2019 Built 2010 or later 0.0% Built 1980 - 2010 7.5% Built 1950 - 1980 36.0% Built before 1950 0.0% 56.6% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% Albion has an aging housing stock; approximately 56% of the City’s housing stock was built prior to 1950, while only 7.5% of all units have been built since 1980. Housing & Neighborhoods | 19 �Figure 27: Housing Costs, 2019 Cost-burdened households are those who pay more than 30% of their income for housing. Percentages in the graphics below represent the percentage of total income that owners / renters spend on housing costs. Owners with a Mortgage Renters $820 24.6% 36.5% 24.6% 36.5% 2.8% 4.5% 2.8% 4.5% 15.0% 15.0% $680 12.1% Less than 10.0% 16.5% 10.0 than to 14.9% 10.0% • Less 10.1% • Less than 20.0% 15.0 to to 14.9% 19.9% 10.0 •20.0 to 24.9% to 19.9% •15.0 25.0 to 29.9% 20.0 •30.0%to or24.9% more •25.0 to 29.9% 20.9% 57.0% •20.0 to 24.9% •25.0 to 29.9% • 30.0% or more • 30.0% or more 16.5% Nearly 49% of owner-occupied units had a mortgage and their median “selected month owner costs” was $820. About a quarter of owner-occupied units with a mortgage were housing cost burdened in 2019. In 2019, the median gross rent was $680 and about 12% of renter units experienced housing cost burden. 35% of survey respondents indicated a barrier In 2015, the City conducted a target market analysis (TMA) produced by Zimmerman/Volk Associates. The analysis highlighted that there is demand for new housing units in and around downtown Albion. to living in their preferred housing type. 1/3 of survey respondents indicated that a different housing type, if available, would better meet their current housing needs. Albion is a diverse community. Albion College, a premiere four-year residential college, attracts an influx of academic talent, both in terms of students as well as faculty and staff. At the other the end of the age spectrum, Albion’s senior citizens are an integral part of the fabric of the community. Therefore, it is important that the City’s housing strategy range from the development of loft apartments to considering specific options expressly designed for seniors, including assisted living. As new housing products are developed, it will be important to consider issues of accessibility and accommodations of barrier-free design, to allow all persons, regardless of physical ability, weight, height, or age, equal access to facilities. 20 | City of Albion Comprehensive Plan There remains a wide range of housing options between single-dwelling units and multi-dwellingunit apartment complexes that remain unexplored in Albion. “Missing Middle” housing is a term that refers to housing that is similar in size to single-family structures, but rather than a series of detached units on individual lots, the units are clustered on a single lot or buildings contain multiple units.1 Missing Middle housing typologies (Duplex, Triplex, Quadplex, Bungalow Courts, Multiplex, Live/Work units) effortlessly integrate density, even into traditional single-family residential neighborhoods, and build housing diversity throughout the community (see the figure titled “Missing Middle Housing”). Gradually integrating density expands housing options and advances housing affordability for all income groups. Accessory Dwelling units (ADUs) are another effective tool to diversify the existing housing stock and offer low impact increases to density. Colloquially referred to as “in-law units” or “granny flats,” they are smaller units located in �Figure 28: Missing Middle Housing Single-family Home • • Beckett&Raeder the rear lots of residential parcels, subordinate to the principal structure, that may be used to house family members or to be rented to a nonfamily member. ADUs offer a lower-cost way to add new units without disturbing the composition of existing neighborhoods. Considering that students, young adults, and seniors together constitute a large majority of Albion’s population, smaller units such as ADUs could address some of these groups’ housing needs. A declining population over the past several decades has contributed to an increase in vacant buildings in the City. The apparent improvements to economic conditions in Albion present an opportunity to diversify housing options. Current and past efforts to diversify housing in Albion have included working in partnership with the Calhoun County Land Bank to demolish blighted residential structures and encourage infill housing development, and redeveloping abandoned industrial facilities into residential communities such as Sheldon Place Apartments. SHIFTING HOUSING PREFERENCES » Mixed Use, walkable urban neighborhoods » More singles or couples without children » Choose to rent rather than own » Enjoy living in downtown areas 70% of survey respondents either strongly agreed (47%) or agreed (23%) that the City would benefit from an ordinance insuring that rental properties are regularly inspected for safety. Blight elimination was noted as a major concern by a number of participants in the Community Input Survey. Some people did acknowledge the work that the City is doing to address this problem. Others called for greater code enforcement. SOURCE 1 Opticos Design. Missing Middle Housing. https:// missingmiddlehousing.com/ Housing & Neighborhoods | 21 �PHYSICAL CHARACTERISTICS 5 Source: City of Albion Founded at the confluence of the north and south branches of the Kalamazoo River, the natural environment and the built environment in Albion have been symbiotic since the City’s genesis. This section inventories and spatially examines significant natural, infrastructure, and cultural resources in Albion and sets a holistic framework to integrate the natural environment into the City’s future land use. 22 | City of Albion Comprehensive Plan �I M P E RVI O U S SU R FACE S S H E R I D AN TO WN S H I P 29 Mile 94 ' % ( & Impervious Surfaces N orth Al b i on B erri en S u p eri or te i n n C a ss C l i n ton H u ron i si o n R i ver H av I rwi n Div E ri e Ash H an n ah i si o ¹ I i gan I on i a Div M i ch D i vi si on Pi n e C l a rk M apl e tt Ellio I n d u stri a l B u rs 2 9 1 /2 M i l e Like communities throughout the State, infrastructure in Albion is aging. Maintaining quality infrastructure is important to every aspect of community growth and development, ranging from sidewalk and road maintenance to facilitating the use of high-speed telecommunications and other technologies to maintaining underground water and sewer mains. Upgrading aging water and sewer infrastructure is a top priority for Albion. By 2023, the City must have a list of all lead and copper pipes for the State, all of which must be replaced by 2040. Additionally, the City will install a new water tower to provide better service to the east side of the City and to provide adequate storage capacity for future development. Wa tson B roa d wel l E a ton Capital Improvements ã I F i n l ey Impervious surfaces are constructed surfaces that obstruct the infiltration of water into the soil. The map titled “Impervious Surfaces” uses a percentage scale between 1 and 100, where 100% denotes “fully impervious,” to spatially represent areas of high impermeability in Albion. The areas with the highest degree of impervious surfaces (depicted in purple) are clustered along major transportation throughfares and the City’s railroad. The impervious pocket located in the northeast quadrant of the city, along Clark Street, captures the heavy industrial development. Most areas in Albion, however, are only moderately impervious. Thus, despite several areas of highly impervious surface, development around natural features (depicted in white) is relatively low, and hence the total percentage of impervious surface is also relatively low. The City’s highly impervious areas are important to understand because this characteristic increases stormwater runoff, putting pressure on stormwater and sewer system and potentially causing flooding and drinking water contamination. 94 ' ( & % B B u rr O a k The built environment consists of structures, networks, and spaces that have been substantially physically altered by human effort. While the importance of investing in the built environment cannot be overstated, it is equally important to ensure that natural resources are protected. Map 2: Impervious Surfaces 28 Mile BUILT ENVIRONMENT en B Al b AL B I O N TO WN S H I P i on ¹ I P ercen t I m p ervi ou s 0% 1 00% D a ta S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n C ou n ty G I S 0 0. 2 5 0. 5 M i l es Redevelopment Albion’s revitalization strategy focuses on directing developers toward available resources. The City provides all of the information available to assist in accomplishing a specific development and acts as an agent that connects a prospective developer to the many resources available for redevelopment projects. Sustainable redevelopment is the desired approach – development that meets the needs of the present while being mindful of and not compromising the ability of future generations to meet their own needs. Sustainable development ranges from reusing portions of existing structures, when possible, to minimizing impervious surfaces to reduce storm water handling/management and promoting green infrastructure as discussed in the following section. Physical Characteristics | 23 �» Increased wildlife habitat, Map 2: Tree Canopy Coverage » Reduced ground and water temperatures, TR E E CAN O P Y CO VE R AG E » Reduced energy costs, and 28 Mile S H E R I D AN TO WN S H I P 29 Mile » Visual barriers between conflicting land uses. 94 ' % ( & 94 ' % ( & B ã I N orth B erri en C a ss i si o n 2 9 1 /2 M i l e E a ton F i n l ey C l i n ton Div E ri e Ash H an n ah n I on i a i si o ¹ I i gan H u ron Al b i on Div M i ch D i vi si on Pi n e B u rr O a k te i n S u p eri or I n d u stri a l B u rs C l a rk Ellio tt M apl e Wa tson B roa d wel l R i ver H av I rwi n en B Al b AL B I O N TO WN S H I P i on ¹ I P ercen t Tree C overa g e 0% 1 00% D a ta S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n C ou n ty G I S 0 0. 2 5 0. 5 M i l es GREEN INFRASTRUCTURE Green infrastructure is both a network of green space and natural areas, along with built techniques such as rain gardens and bio swales that preserve the function of the natural ecosystem. It is a system that protects water quality, functions as a filtering and drainage network at little to no cost, and provides recreational opportunities for citizens. Tree Canopy Trees are the most prominent type of green infrastructure, providing not only aesthetic benefits, but health and environmental benefits including: » Reduced erosion and stormwater runoff, » Reduced air pollution, 24 | City of Albion Comprehensive Plan The “Tree Canopy Coverage” map shows the tree canopy for the City in 2016. Using remote sensing and satellite imagery, the federal government inventories the tree canopy for the contiguous United States every five years. The map uses a percentage scale between 1 and 100, where 100% denotes maximum tree canopy coverage (indicated in dark green). On one hand, areas with the highest tree canopy coverage coincide with parklands and or undeveloped/vacant land; on the other hand, when comparing the “Tree Canopy Coverage” map with the “Impervious Surfaces” map, it is evident that the areas with lowest percentage of tree canopy coverage correspond with the areas of high impervious surface or the extensively developed areas along major corridors, downtown, and industrial zones. The presence of trees or other green infrastructure methods near highly impervious areas can often mitigate many of the negative externalities of large swaths of paved areas by absorbing excessive runoff and filtering water. The Albion Tree Committee is a local nonprofit that has a tree farm just outside of the City and provides trees for the City and for Albion residents. This is a valuable local resource, and it represents the existing importance of tree canopy coverage in Albion. Green Infrastructure Methods Low impact development (LID) is a broad term for the set of practices that imitate natural processes to allow stormwater to infiltrate the ground as opposed to channeling it toward water bodies. The table titled “Green Infrastructure Methods” shows several examples of landscaping and low impact development standards that are appropriate in Albion. �Table 2: Green Infrastructure Methods METHOD DESCRIPTION Rainwater Harvesting Systems that collect and store rainwater for later use. Rain Gardens Shallow, vegetated gardens that collect and absorb runoff from streets, sidewalks, and roofs. Planter Boxes Boxes along sidewalks, streets, or parking lots that collect and absorb rainwater; they can be designed with a notch to allow additional stormwater to flow in, as with rain gardens. These also serve as streetscaping elements. Bioswales Linear and vegetated channels, typically adjacent to a road or parking lot, that slow, retain, and filter stormwater. Permeable Pavement Pavement that absorbs, filters, and stores rainwater. Green Roofs Vegetated roofs that absorb and filter rainwater. Tree Canopy Trees reduce and slow stormwater flow. EXAMPLE Source: United States Environmental Protection Agency Physical Characteristics | 25 �» Developing parks and programming; PARKLAND AND NONMOTORIZED CONNECTIVITY » Providing comprehensive and shared recreational programs and facilities for all ages; Parkland » Providing attractive entrances to the city with landscaping, welcome signs, and consistent branding; and Albion’s riverfront and parks are important community assets that provide recreational opportunities and contribute to placemaking and the overall quality of life. The City’s Parks and Recreation Master Plan prioritizes the following: » Promoting recreation programs and park facilities.1 » Providing adequate facilities for outdoor athletics and recreation; The map titled “Parkland” illustrates Albion’s parklands and nonmotorized trails and also provides information on parkland ownership. Correspondingly, the table titled “Parkland Inventory” lists and classifies the City’s parks, » Providing preservation and recreational uses of the Kalamazoo River and Albion River Trail; Table 3: Parkland Inventory # NAME OF PARK TYPE OF PARK AMENITIES 3 Bournelis Park Mini Park Seating, fishing, river trail access 4 Molder Park Mini Park Seating 5 Porter Street Canoe Dock Canoe launch 6 Harris Field 7 Ketchum Field 8 McAuliffe Park 9 McIntosh Park Mini Park Neighborhood Park/ Playground Neighborhood Park/ Playground Neighborhood Park/ Playground Neighborhood Park/ Playground 10 Holland park Picnic tables, playground, grills, concession stand, restrooms Picnic tables, playground, concession stand, restrooms 13 Barnes Park Picnic table, grills, restrooms, ballfields, basketball court, playground, restrooms Picnic shelter, sandlot, ball field, playground, basketball court, restrooms, drinking fountain, playground, future splash pad Intergenerational facilities: Picnic tables, seating, playground, Neighborhood Park/ children’s garden, basketball courts, restrooms, drinking fountain, Playground fitness equipment, Little Free Library Warming shelter, bandshell, pavilions, playgrounds, disc Community Park golf, shuffleboard, baseball, pond, fishing, observation deck, basketball courts, bicycle racks, bleachers Special Use Park Beach, river access, dock, picnic table 14 Crowell Park Special Use Park Water Tower, open space 15 Gold Star Park Special Use Park Memorial Park 16 Lloyd Park Seating, tables, performance deck, river access 17 McClure Park 18 19 20 Stoffer Plaza / Market Place Washington Street Park Riverside Cemetery Special Use Park Special Use Park/ Conservancy Special Use Park Special Use Park Special Use Park Special Use Park (Unofficial) Special Use Park (Mixed Ownership) Special Use Park (Mixed Ownership) Linear Park 11, Victory Park / Rieger Park 12 Albion Dog Park 22 Collaboration Corner 21 Weatherford Garden Albion River Trail Source: City of Albion Parks and Recreation Master Plan 2022-2026 26 | City of Albion Comprehensive Plan River trail, historic bridge, river access Farmer's Market pavilion, picnic benches River access, fishing, picnic tables, grills Fishing and migratory bird watching Dog park Seating, paths, Little Free Library Seating Trails �Map 3: Parkland PAR K L AN D S H E R I D AN TO WN S H I P 94 ' % ( & ã I 94 ' % ( & M cI n tosh P a rk 9 K etch u m F i el d M cAu l i ffe P a rk 8 14 Wea th erford G a rd en 21 17 H a rri s F i el d 6 ¹ I 23 C rowel l P a rk M cC l u re P a rk 7 Al b i on D og P a rk C ol l a b ora ti on C or n er 22 G ol d S ta r P a rk 15 M ol d er P a rk H ol l a n d 4 19 P a rk 10 Wa sh i n g ton 3 1 6 Ll oyd P a rk S t P a rk K resg e G ym n a si u m 1 B ou r n el i s P a rk 18 5 P orter S t M a rket P l a za C a n oe D ock D ow R ecrea ti on 11 C en ter R i eg er P a rk 2 25 Vi ctory P a rk Wh i teh ou se N a tu re Tra i l s 12 24 Al b i on R i ver Tra i l R i versi d e C em etery 20 B a r n es P a rk 26 13 AL B I O N TO WN S H I P N a n cy G . H el d E q u estri a n C en ter ¹ I C i ty O wn ed F a ci l i ty M i xed O wn ersh i p F a ci l i ty P ri va te F a ci l i ty Tra i l P a rkl a n d D a ta S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n C ou n ty G I S 0 0. 2 5 0. 5 M i l es Physical Characteristics | 27 �MDNR PARK CLASSIFICATIONS Mini Parks: Address limited, isolated, or unique recreational needs. Neighborhood Park / Playground: Serve as the recreational and social focus of the neighborhood and provide both active and passive recreation. Community Park: Serve a broader purpose than neighborhood parks; these focus on meeting community-based recreation needs, and preserving unique landscapes and open spaces. Special Use Park: Cover a broad range of parks and recreation facilities oriented towards a single-purpose use. Linear Park: Multipurpose trails located within greenways, parks, and natural resource areas with a focus on recreational value and harmony with natural environment. including a short description of the amenities available at each park. Nonmotorized Connectivity Nonmotorized trails are good for the health of residents and connect people regionally. The Albion River Trail, an important community asset, runs through Albion for three miles along the Kalamazoo River and serves as both a recreational and economic resource. Albion is the central point of four regional and national trail systems: The Calhoun County Trailway that will eventually connect to trail systems and routes in Kalamazoo County to the west and to Jackson County to the east; the Great Lake-to-Lake Trail from South Haven to Port Huron; the Iron Belle Trail from Detroit to Ironwood in the Upper Peninsula; and the approximately 4,800-milelong North Country National Scenic Trail that stretches from Vermont to North Dakota. The City of Albion has been designated as a “Trail Town” by the North Country Trail Association. Trail towns have developed systems of trails and created a welcoming environment with amenities such as bicycle and kayak racks and picnic tables at access 28 | City of Albion Comprehensive Plan points. Wayfinding signage and kiosks encourage trail users to visit and patronize downtown businesses and use local amenities. Water trails also translate into regional economic growth. As one of the cities along the Kalamazoo River, Albion is thus located on the proposed Kalamazoo River water trail, a joint effort with the Southcentral Michigan Planning Council, the Potawatomi Resource Conservation and Development Council, and the Kalamazoo River Watershed Council. WATER Watersheds A watershed refers to a geographic area within which all stormwater and groundwater eventually flows via gravity to a large waterbody. Albion is a part of the Kalamazoo River Watershed, which empties into Lake Michigan. Since the watershed covers multiple political jurisdictions (see the map titled “Watershed”), a larger body known as the Kalamazoo Watershed Council (KRWC) manages the watershed. The KRWC and various stakeholders have developed several management plans and resources that serve as a road map to restoring and protecting the watershed and water quality of the streams and rivers.2 Floodplain A floodplain is the land surrounding a river, stream, lake or drain that becomes regularly inundated by the overflow of water. The map titled “FEMA-Designated Floodplains” shows the Federal Emergency Management Agency (FEMA) designated floodplains in Albion. The area of the floodplain indicated in blue on the map represents a 1% chance of annual flooding, also known as the 100-year flood area. The area of the floodplain indicated in yellow represents a 0.2% chance of annual flooding, known as the 500-year flood area. Small portions of land along the river, in the northwest and southeast parts of the City, have a 1% chance of annual flooding. The term “floodway” refers to the channel of a river or other watercourse and the adjacent land areas where there is moving water during a flooding event.3 Development is generally prohibited in the floodway. Small portions of land in the southeast part of the City adjacent to the river are in the floodway. It is important the understand �Map 4: Watershed Map 5: FEMA-Designated Floodplains WATE R SH E D F E M A - D E SI G N ATE D F L O O D P L AI N S 29 Mile 28 Mile S H E R I D AN TO WN S H I P 94 ' % ( & 94 ' % ( & ã I Ellio tt Wa tson M apl e B C l a rk N orth te i n B erri en Al b i on M i ch n C a ss n H an n ah i si o 2 9 1 /2 M i l e E a ton F i n l ey C l i n ton Div E ri e Ash R i ver H av I rwi n ¹ I i gan H u ron i si o I on i a Div D i vi si on Pi n e B u rr O a k B u rs S u p eri or I n d u stri a l B roa d wel l en B Al b i on AL B I O N TO WN S H I P ¹ I S TAT E O F I N D I A N A C i ty of Al b i on F l ood wa y C i ty 1 % An n u a l F l ood p l a i n K a l a m a zoo Wa tersh ed 0. 2 % An n u a l F l ood p l a i n D a ta S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n C ou n ty G I S D a ta S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n C ou n ty G I S 0 0 5 10 M i l es 0. 2 5 0. 5 M i l es Albion River Trail signage. Source: City of Albion Physical Characteristics | 29 �the location of flood-prone areas, especially in Albion where the river runs through the center of the City, as development in any portion of a floodplain can severely exacerbate flooding events. Additionally, Albion received a grant to conduct a feasibility study and review of the City’s dams, to be completed in 2022. The study will determine the viability of removing the five dams in the Kalamazoo River within City limits. Wetlands Wetlands are saturated areas which include swamps, marshes, bogs, wet meadows, mud flats, and natural ponds. They are beneficial because they filter, store, and recharge groundwater; serve as a buffer for flood control; nurture wildlife and biodiversity; purify water and produce oxygen; and often serve as recreational locations. There are approximately 170 acres of wetlands in Albion, over 53% of which are existing wetlands. Restorative wetlands, wetlands that need intervention to become fully operational again, make up about 46% of the remaining wetlands. Development on wetlands—of area five acres and above—is strictly controlled by the Michigan Department of Environment, Great Lakes, and Energy (EGLE). Therefore, it is the City’s responsibility to protect and preserve wetlands under five acres. Map 6: Wetlands TYPES OF WETLANDS WE TL AN D S S H E R I D AN TO WN S H I P 29 Mile 28 Mile Emergent: Characterized by rooted herbaceous hydrophytes, like moss and lichen. 94 ' % ( & ' % ( & Ellio tt Wa tson M apl e ã I Forested: Characterized by woody plants taller than six feet and are usually farther way from water than emergent wetlands. 94 B Restorative: Areas where wetlands may be fully or as closely restored to their existing conditions. C l a rk N orth te i n B erri en C a ss n Table 4: Area of Wetlands 2 9 1 /2 M i l e E a ton F i n l ey C l i n ton i si o R i ver H av I rwi n Div E ri e Ash H an n ah n I on i a i si o Source: EGLE ¹ I i gan H u ron Al b i on Div M i ch D i vi si on Pi n e B u rr O a k B u rs S u p eri or I n d u stri a l B roa d wel l en WETLAND TYPE B Al b .I AL B I O N TO WN S H I P i on ¹ I E m erg en t Wetl a n d F orested Wetl a n d R estora ti ve Wetl a n d D a ta S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n C ou n ty G I S 0 0. 2 5 0. 5 M i l es ACRES PERCENT Emergent 33.1 19.7% Forested 57.2 34.0% Existing Total 90.3 53.7% Restorative 77.9 46.3% Total 168.2 100.0% Source: EGLE SOURCES 1 City of Albion Parks and Recreation Master Plan 2022-2026 2 Kalamazoo River Watershed Council. About. https://kalamazooriver.org/about/ 3 Federal Emergency Management Agency (FEMA). Glossary. https://www.fema.gov/about/glossary 30 | City of Albion Comprehensive Plan �TRANSPORTATION & CIRCULATION 6 Source: City of Albion Transportation infrastructure is a fundamental component of planning that determines a community’s land use patterns, mobility, and connectivity. Roads, sidewalks, bicycle infrastructure, and public transit allow residents to move between home, work, places to socialize, and other everyday destinations. Moreover, regional connectivity via road, rail, air, or other modes, provides residents with new social and economic avenues. Since transportation networks have a profound impact on the everyday lives of people, advancing community-driven strategies to improve this infrastructure enables an equitable community. This chapter inventories Albion’s existing infrastructure, discusses complete street enhancements along major corridors, and explores multi-modal transportation opportunities in the City. Transportation & Circulation | 31 �ROAD SYSTEM The City of Albion has 56 miles of road within its boundary.1 Albion’s major throughfare, the I-94 business loop, is a 4.4-mile route that runs south from I-94 along Eaton Street, east along Austin Avenue (M-199), south via Superior Street (M-99) into downtown Albion, then east on Michigan Avenue (M-99). The direct connectivity of Albion’s downtown and commercial center with an interstate is highly beneficial for the economic health of the City. These highways (Business I-94, M-99, and M-199) fall under the Michigan Department of Transportation’s (MDOT) jurisdiction, giving the City limited influence over their design. Either Calhoun County or Albion’s Department of Public Services manages the remainder of the roads in the City. NATIONAL FUNCTIONAL CLASSIFICATION Principal Arterial Roads: Carry long-distance, through-travel traffic. Minor Arterial Roads: Carry long-distance commercial traffic between cities. Major Collectors: Serve local business districts and channel traffic toward arterials. Local Roads: Promote access to adjoining properties. Road Classifications and Traffic Volumes The map “National Functional Classification” represents Albion’s road system using the National Functional Classification (NFC)—a hierarchical system developed by the Federal Highway Administration in the 1960s, to determine the amount of federal funding to be allocated to each road type. All of Albion’s roads fall into one of the four NFC categories: principal arterial, minor arterial, major collector, and local roads. The principal arterial road in Albion—along Michigan Avenue and N. Eaton Street—will receive higher funding due to the NFC hierarchy, followed by the minor arterials: Austin Avenue and Superior Street. Because MDOT manages these roads, the City has limited control over any infrastructure decisions. This is notable, as these roads pass through Albion’s downtown, and any decisions made by MDOT regarding speed limits or road developments will directly impact pedestrian safety, walkability, and the overall character of the downtown and adjacent neighborhoods. Local roads, on the other hand, do not receive any federal funding; hence, the City is responsible for their upkeep through local funding. MDOT also calculates the average number of vehicles that travel on roadways daily throughout the year, a figure termed “average annual daily traffic” or AADT, also shown on the “National Functional Classification” map. Mirroring the NFC hierarchy, N. Eaton Street carries the largest traffic volumes with a maximum daily average of 8,727. Superior Street, Austin Avenue, Erie Street, and Michigan Avenue are some of the other busiest roads in the City. 32 | City of Albion Comprehensive Plan Superior Street that runs through downtown Albion is a primary arterial. Source: City of Albion Road signage at the intersection of Ash and Superior Streets. Source: City of Albion �Map 7: National Functional Classification 28 Mile N ATI O N AL F U N CTI O N AL CL ASSI F I CATI O N 36 29 Mile 21 55 S H E R I D AN TO WN S H I P 08 0 23 94 ' % ( & 3 645 3 B 981 1 83 8 1 71 6 9 Wa tson 1 61 7 Ellio tt 371 M apl e N orth 1 5 1 1 C l a rk 6 C a ss 965 5724 2 82 7 61 ¹ I 3573 is Div 80 i on 9 906 en H an n ah H av 2 9 1 /2 M i l e 1 21 1 R i ver 5 06 F i n l ey C l i n ton 405 61 3 I on i a 7 96 I rwi n 5 961 35 882 E a ton 41 09 E ri e 1 92 1 7 87 3 3 93 0 n 87 8 i si o 692 B u rr O a k 93 1 5 441 1 643 Div Al b i on 737 B erri en 5 2 4 7 91 8 41 7 87 2 7 45 6 B u rste i n 3 42 1 07 0 1 1 43 ã I 2 3 80 7 81 2 17 1 639 94 ' % ( & B 22 71 Al b i on 1 442 ¹ I 1 573 AL B I O N TO WN S H I P I n tersta te P ri n ci p a l Arteri a l M i n or Arteri a l M a jor C ol l ector M i n or C ol l ector Loca l R oa d #### An n u a l Avera g e D a i l y Tra ffi c (2 01 9 ) D a ta S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n C ou n ty G I S 0 0. 2 5 0. 5 M i l es Transportation & Circulation | 33 �Road Condition Map 8: PASER, 2016-2019 The quality of roads impacts mobility and safety, which in turn affects the overall quality of life for residents in a community. The Transportation Asset Management Council (TAMC) conducts a visual survey called the Pavement Surface Evaluation and ½ I Rating (PASER) to evaluate the conditions of roads. The surface conditions are rated on a scale of 1-10 and then categorized as good, fair, or poor; the map titled “PASER” presents the conditions of Albion’s roads using this scale. PASE R , 2 01 6 - 2 01 9 29 Mile 28 Mile S H E R I D AN TO WN S H I P 94 ' % ( & 94 ' % ( & ã I Ellio tt Wa tson M apl e B C l a rk N orth te i n B erri en C a ss i si o n 2 9 1 /2 M i l e E a ton F i n l ey C l i n ton Div E ri e Ash R i ver H av I rwi n ¹ I H an n ah n The map clearly depicts that a vast majority of Albion’s roads are recorded to be in poor (indicated in red) or fair (indicated in yellow) condition; only a handful of road segments are in good condition (indicated in green). As shown in the table titled “PASER rating,” a little over 65% of all roads in Albion are in poor condition. While Michigan’s extreme weather exacerbates the regular wear and tear, deteriorating road conditions throughout cause several issues in daily commute and safety. Not depicted in the map are roads that the City has recently upgraded, including: i gan I on i a i si o M i ch H u ron Al b i on Div D i vi si on Pi n e B u rr O a k B u rs S u p eri or I n d u stri a l B roa d wel l en B Al b AL B I O N TO WN S H I P i on ¹ I P oor C on d i ti on F a i r C on d i ti on G ood C on d i ti on D a ta S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n C ou n ty G I S 0 0. 2 5 0. 5 M i l es » » » » » » » » Irwin Avenue North Street N. Clark Street 1st Street 2nd Street 3rd Street Wild Street Hartwell Street The Michigan Department of Transportation has repair and maintenance scheduled in 2026 for North and South Superior, North Eaton, and Michigan Ave. Albion is also in the process of developing a Transportation Asset Management Plan, which will provide guidance for the use of funds generated by a proposed road millage. Continued coordination between MDOT and the City will allow these projects to complement each other. Table 5: PASER Rating Sidewalk along Superior Street. Source: City of Albion 34 | City of Albion Comprehensive Plan PASER RATING MILES PERCENT Fair 15.2 27.3% Good 3.3 5.9% Poor 36.5 65.6% No Rating 0.7 1.3% Total 55.6 100.0% Source: MDOT �Map 9: Traffic Crashes, 2016-2020 B I CYCL E I N VO LVE D CR ASH 29 Mile 29 Mile 28 Mile 28 Mile P E D E STR I AN I N VO LVE D CR ASH E S TR AF F I C CR ASH E S, 2 01 6 - 2 02 0 94 ' % ( & B roa d wel l ã I S u p eri or n C a ss E ri e B u rr O a k R i ver I rwi n H a ven si o n H a ven B Wa tson ¹ I D i vi 2 9 1 /2 M i l e E a ton H an n ah Ash F i n l ey 2 9 1 /2 M i l e E a ton R i ver I rwi n B D i vi si on H u ron si o H an n ah D i vi on C l i n ton H u ron si D i vi Al b i on ¹ I C l a rk N orth ei n I on i a Ash B u rst B erri en I n d u stri a l C l a rk B u rr O a k S u p eri or C a ss E ri e M apl e B erri en C l i n ton n F i n l ey ã I N orth I on i a 94 ' % ( & B si o E l l i ot t Wa tson B roa d wel l ã I ei n Al b i on D i vi I n d u stri a l E l l i ott 94 ' % ( & B u rst 94 ' % ( & B M apl e 29 Mile B Wa tson M apl e 28 Mile S H E R I D AN TO WN S H I P Al b i on Ellio tt Al b i on n FATAL O R SE R I O U S I N J U RY CR ASH E S C rowel l Vi n e B roa d wel l ã I B erri en P orter D i vi P orter si o n C a ss E ri e Al l en P ea rl Pa rk R i ver ¹ I D i vi si o n 2 9 1 /2 M i l e er E a ton I rwi n n eg de Ri Ash Ash I on i a Li n AL B I O N TO WN S H I P F i n l ey E ri e C l a rk C en ter B u rr O a k N orth ei n H u ron C en ter B u rst S u p eri or C a ss B erri en I on i a i on ¹ I M apl e t Wa tson E l l i ot Al b P erry 94 ' % ( & B ¹ I M i ch i g a n Wa sh i n g ton B H an n ah i g an Al b i on M i ch en C l i n ton H av I n d u stri a l H an n ah R i ver E a ton I on i a M u l b erry 29 Mile 28 Mile C h estn ut D O WN TO WN CR ASH E S C h estn u t C l i n ton i si o 2 9 1 /2 M i l e E a ton F i n l ey C l i n ton 0. 5 M i l es n Pi n e Div E ri e I rwi n 0. 2 5 H u ro B erri en i gan Ash B i cycl e I n vol ved C ra sh 0 0. 5 M i l es H u ron M i ch C a ss 0. 2 5 M on roe n H u ron i si o ¹ I D i vi si on Pi n e ¹ I P ed . I n vol ved C ra sh 0 S u p eri or Al b i on Div ¹ I C l a rk N orth te i n B u rr O a k B u rs S u p eri or I n d u stri a l B roa d wel l H a ven B Al b i on Elm I on i a N u m b er of C ra sh es Wa l n u t 0 30 0. 2 5 0. 5 M i l es • ¹ I Oak R i ver ¹ I M ech a n i c M on roe : D a ta S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n C ou n ty G I S , M i ch i g a n Tra ffi c C ra sh F a cts 0 Ha C ra sh ve n 0 0. 05 M S eri ou s I n ju ry F a ta l ai n 0. 1 M i l es 0 0. 2 5 0. 5 M i l es I rwi n Troubled Intersections and Road Safety Safety is undoubtedly the most essential element of road infrastructure which focuses on reducing the risk of accidents, injuries, and fatalities. While accidents can unfortunately occur at any segment of a road, 31% of Michigan’s fatal auto accidents in 2019 occurred at intersections.2 Therefore, identifying troubled intersections is an important first step to improving road safety in Albion. Using official crash data between 2016 and 2020 from the Michigan Traffic Crash Facts (MTCF) website, the series of “crash maps” spatially present roads and intersections in Albion with the highest number of crashes. The four-way intersection between Austin Avenue and N. Eaton Street witnessed the highest number of vehicular crashes. Other troubled intersections include: » The junction where N. Eaton Street meets W. Broadwell Street and Bemer Street. » The railway crossing where N. Superior Street meets Michigan Avenue. The maps also show a concentration of pedestrian and bicycle crashes at or near these two major troubled intersections: Austin Avenue and N. Eaton Street and N. Superior Street and Michigan Avenue. A high percentage of downtown crashes occurred between the railway tracks; however, the map also clearly indicates that crashes occurred fairly evenly throughout Albion’s downtown. Furthermore, all of the five serious injury crashes and the one fatal crash occurred along the railway track. MDOT offers a detailed guide to selecting locations and treatments for pedestrian crosswalks that should be used to formulate specific improvement recommendations.3 Transportation & Circulation | 35 �PUBLIC TRANSIT Access to quality public transit at affordable rates and regular frequency enables mobility for residents of all age groups, income levels, and abilities. Calhoun County is currently conducting a countywide public transit study; therefore, public transit options for county residents are likely to increase in the coming years. Albion is located on Amtrak’s Detroit-to-Chicago route, and the company announced in May of 2021 that its accelerated service would extend eastward to Albion to complement existing accelerated service between Chicago and Kalamazoo. This service improvement ultimately intends to reduce the travel time between the two major cities by two hours, to about 4.5 hours, and may increase the number of travelers on the route overall. Communities along the route, including Albion, may find this an opportune time to consider improvements to their train station. PUBLIC TRANSIT OPTIONS IN ALBION Amtrak: Albion is located along the Wolverine passenger route between Chicago and Detroit with everyday stops in the City. Albion-Marshall Connector: The Albion-Marshall Connector serves a broad audience and provides intercity bus services between Albion and Marshall for a nominal fee. Community Action: Community Action specializes in providing curb-to-curb services in Calhoun County for seniors aged 60 and over and disabled persons aged 18 and over. This service operates on a donation basis, and it helps its clientele with day-to-day transit needs. Greyhound: Albion has regular Greyhound schedules to several regional and interstate destinations accessible via the ticketing office or online. Figure 29: Commute Modes, 2019 4.1% 3.4% 6.6% Work from home Michigan 1.2% 1.1% 1.2% Other means Calhoun County 2.2% 3.1% 14.7% Walk Albion 1.3% 1.0% 0.8% Public transportation 82.3% 82.4% 67.4% • • 20% 40% Calhoun County 60% • 80% 100% Albion Approximately 67% of workers 16 years and over drove to work independently, and almost 15% walked to work; only a handful 0.8% of workers used public transportation, likely due to the lack of availability rather than choice. The mean travel time to work was approximately 20 minutes in Albion. 36 | City of Albion Comprehensive Plan 92.3% 7.7% • Car, truck, or van – drove alone 0% • • 0% 8.9% 9.0% 9.3% Car, truck, or van – carpooled Michigan Figure 30: Vehicles Available, 2019 91.3% 8.7% 87.3% 12.7% 20% 40% At least one vehicle 60% • 80% 100% No vehicle Albion residents have lower rates of automobile ownership than Calhoun County and the State; nearly 13% of occupied households did not own vehicles. �COMPLETE STREETS The Complete Streets ethos is rooted in inclusivity and equity with a simple objective that streets are for everyone: auto users, bikes, pedestrian, and public transit users alike. From simple additions or modifications to full-fledged infrastructure revamps, complete street elements may be scaled based on the needs and budget of each individual community. Albion’s high percentage of commuters who walk to work—over five times higher than the state proportion—signals a need for safe, communitywide pedestrian access. Community engagement findings during the rebuilding of Superior Street revealed a strong preference against bicycle lanes which are unprotected from motorized traffic, suggesting that the traditional bicycle lane configuration needs adjustment in order to succeed here, perhaps in the form of a separated shared-use path or constructed and protected two-way bicycle lanes. The Michigan Department of Transportation’s 2019 Multi Modal Development and Delivery Guidebook (M2D2) contains recommended elements and appropriate contexts that may serve as a helpful reference as individual road projects offer opportunities to include Complete Streets elements. Enhancements along Major Corridors The City of Albion has several important gateways and corridors leading into the City and connecting it to other communities. The City aims to improve the appearance of its gateways and its primary corridors: Superior Street, Austin Avenue, Eaton Street, and Michigan Avenue. COMPLETE STREET ELEMENTS Sidewalks Bicycle Lanes Curb Extensions Safe Crossing Wayfinding Signage Street Landscaping Green Infrastructure Street Furniture Street Lighting Transportation & Circulation | 37 �Map 10: Corridors CO R R I D O R S 29 Mile 28 Mile S H E R I D AN TO WN S H I P 94 ' % ( & 94 ' % ( & ã I Wa tson Ellio tt 3 M apl e B N orth M i ch n B erri en i gan C a ss E a ton E ri e Ash i si o n R i ver H av I rwi n Div 2 9 1 /2 M i l e F i n l ey C l i n ton 4 I on i a i si o ¹ I 1 H an n ah Al b i on Div B u rr O a k 2 C l a rk te i n H u ron B u rs S u p eri or I n d u stri a l B roa d wel l en B Al b AL B I O N TO WN S H I P ¹ I i on #1 : S u p eri or S treet #2 : Au sti n Ave #3 : E a ton S treet #4: M i ch i g a n Aven u e D a ta S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n C ou n ty G I S 0 38 | City of Albion Comprehensive Plan 0. 2 5 0. 5 M i l es �1. SUPERIOR STREET CORRIDOR 2. AUSTIN AVENUE CORRIDOR The Superior Street corridor extends from Austin Avenue to the City’s southern border. At the Michigan Avenue intersection, it turns into the M-99 state highway. The predominant land use along the corridor is either residential or commercial, with commercial concentrated in the downtown stretch between Vine Street on the north and Ash Street on the south. The Austin Avenue corridor extends from Superior Street on the east to the western City border where it turns into the M-199 state highway. The predominant land uses along the corridor are either residential or commercial. This corridor also has a lot of vacant sites and/ or open space. 3. EATON STREET CORRIDOR 4. MICHIGAN AVENUE CORRIDOR The Eaton Street corridor extends from the City’s northern border where it intersects with I-94 to the intersection with Austin Avenue. It is also part of the I-94 business loop. The predominant land use along the corridor is commercial and the character is retail- and service-oriented, especially nearing the I-94 interchange. The Michigan Avenue (M-99) corridor extends from Superior Street on the west to the City’s eastern border. The predominant land uses along the corridor are either commercial or residential, being more residential on the eastern side of the corridor. The corridor also runs through the Albion College Campus. Transportation & Circulation | 39 �Table 6: Complete Street Enhancements Along Major Corridors COMPLETE STREET ELEMENT Sidewalks 1. SUPERIOR STREET 3. EATON STREET Comments Present Comments Present Comments Present Comments  Certain segments in poor condition.  Certain segments in poor condition.  South of Watson only.  None at Shell Station, Superior Street. Curb Extensions  Wayfinding Signage Buffer lanes Buffer lanes — — — — — — Pedestrian signals downtown; no clear lines to indicate crosswalks. Neither pedestrian signal nor crosswalk indication present along the residential stretch.  — Pedestrian signals at major intersections; no clear lines to indicate crosswalks. Neither pedestrian signal nor crosswalk indication present along the residential stretch.  Pedestrian signals at Austin and Watson intersections, crosswalks at both intersections have missing lines. Sidewalks, curbs, and crosswalks at Austin do not match up. Neither pedestrian signal nor crosswalk indication present along the residential stretch. — Albion College Landscaping  —  — No street trees at businesses. Green Infrastructure  Only green buffer zones between sidewalks and street.  Only green buffer zones between sidewalks and street. Only narrow (5’) green buffer zone between sidewalk and street. — — Street Furniture Street Lighting 4. MICHIGAN AVENUE Present Bicycle Lanes & Parking Safe Crossings 2. AUSTIN AVENUE —  Street lighting downtown; lighting faces road, not sidewalk. Interspersed lights facing road from utility poles.  Interspersed lights facing road from utility poles  Interspersed lights facing road from utility poles.  Pedestrian signals at Superior, Ingham, and Clark intersections; crosswalk at Clark is missing lines; school crossing signs near Lombard and Ingham; flashing school speed limit sign at Bidwell; pedestrian crossing sign at Fitch. Business district  Less as one progresses into the downtown. Green buffer zones between sidewalk and street. —  Interspersed lights facing road from utility poles. SOURCES 1 Michigan Open Data Portal, All Roads (v17a), https://gis-michigan.opendata.arcgis.com/datasets/all-roads-v17a/ explore?location=44.564300%2C-86.307700%2C7.26 2 Michigan Traffic Crash Facts, 2019 General Facts, https://publications.michigantrafficcrashfacts.org/2019/Quick_Facts.pdf 3 Michigan Department of Transportation. “Guidance for Installation of Pedestrian Crosswalks on Michigan State Trunkline Highways,” March 2020. 40 | City of Albion Comprehensive Plan �ECONOMIC DEVELOPMENT 7 Source: City of Albion Understanding broad economic trends in Albion, such as employment composition, educational attainment, and growing and shrinking sectors, will help the City determine short- and long-term economic development priorities to revitalize the local economy. The data presented in this section is sourced from either the U.S. Census or the American Community Survey 5-Year Estimates (2010-2019). Economic Development | 41 �ECONOMIC PROFILE Figure 31: Employment Status: Albion & Surrounding Communities, 2019 Michigan Calhoun County 43.4% 3.2% 53.4% Marshall Township Marshall City 20% • Employed Civilians 43.9% 4.7% 51.3% 10% 49.0% 0.7% 48.6% 0% 35.2% 2.9% 61.9% City of Albion 34.8% 4.8% 60.4% Albion Township 39.5% 3.3% 57.3% Homer Township 36.7% 1.9% 61.4% Homer Village 40.1% 3.8% 56.1% Sheridan Township 38.5% 3.7% 57.8% 30% 40% 50% • Unemployed Civilians 60% • Armed Forces 70% 80% 90% 100% • Not in labor force Only a little over half of Albion’s population over 16 years of age are employed in the civilian labor force, which is lower than that of the surrounding municipalities except Albion Township; due to macroeconomic changes, automation, decentralization, and relocation of manufacturing operations and jobs, laborers and youth have been the hardest hit by the overarching economic restructuring. Students and retirees are typical populations who are considered “not in the labor force,” which may help explain this higher number in Albion. Figure 32: Unemployment Rate: Albion & Surrounding Communities, 2019 Michigan Calhoun County Sheridan Township Marshall Township Marshall City Homer Village Homer Township Albion Township City of Albion 5.9% 6.3% 5.6% 3.0% 5.4% 7.4% 4.5% 1.3% 8.4% 0.0% 1.0% 2.0% 3.0% 4.0% 5.0% 6.0% 7.0% 8.0% 9.0% In 2019, the unemployment rate in Albion was estimated at 8.4%, higher than the surrounding communities, the County, and the State. The unemployment rate in Albion (8.4%) is higher than the percentage of unemployed civilians (4.7%) because the Census unemployment rate calculation does not include people not in the labor force such as retirees and students. 30-34 35-44 45-54 50% 55% 55-59 41% 40% 60-64 75% 75% Some other race alone 83% 83% Asian alone II •• 65-74 • In Labor Force • Employed The moderate percentage of employed civilian population between 35-65 years indicates a lack of participation in the labor force. 42 | City of Albion Comprehensive Plan 60% 62% Two or more races 20% 20% 53% 51% 67% 62% 76% 68% 91% 83% 78% 70% 25-29 53% 58% Not Hispanic or Latino IIII IIIIIIII 20-24 Figure 34: Employment Status by Race & Origin, 2019 Hispanic or Latino origin (of any race) 7% 7% II 16-19 70% 63% 100% 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% 48% 42% Figure 33: Employment Status by Age, 2019 75+ 100% 100% American Indian and Alaska Native alone 46% 51% Black or African American alone 53% 57% White alone 0% 20% 40% •Employed •In Labor Force 60% 80% 100% The employment status data only shows slight fluctuations among the different races, a positive sign that no race is disproportionately impacted by Albion’s job market. �Figure 35: Employment Status by Disability, Poverty Level, & Gender, 2019 80% 70% 67% 70% 62% Figure 36: Employment Status by Educational Attainment, 2019 100% 60% 80% 70% 51% 50% 60% 50% 29% 30% 40% 22% 20% 63% 68% 59% 65% 51% 11 11 11 II II 39% 40% 90% 88% 90% 64% 32% 30% 20% 10% 10% 0% 0% Male Female Below poverty level Less than high school High school graduate graduate (includes equivalency) With any disability • In Labor Force • Employed Some college or associate's degree Bachelor's degree or higher •In Labor Force •Employed There is a high unemployment rate for persons below the poverty level and persons with a disability. This exacerbates economic difficulties and indicates a lack of opportunity to improve economic standing for these groups. Higher educational levels directly correspond with lower unemployment rates in Albion. Figure 37: Employment by Industry, 2010-2019 3.8% 2.6% Public admin Other services, except public admin 2.4% 7.6% 11.5% 13.4% Arts, entmt., & recreation, accomm. & food services 24.8% Edu services, health care, social assistance Professional, scientific, mgmt., admin, waste mgmt. Finance & insurance, real estate, rental & leasing Information Transportation & warehousing, utilities Retail trade 6.3% 4.1% - 1.5% 2.0% 1.2% 3.3% 11.1% 9.0% 1.2% 0.6% Wholesale trade Manufacturing 19.2% 24.3% 1.5% 1.5% Construction Agri., forestry, fishing & hunting, mining 38.3% 5.4% 3.5% 0.0% 0.3% 0% 5% 10% 15% 20% 25% 30% 35% 40% • 2010 • 2019 Albion is slowly transitioning away from a manufacturing economy—the industry shrunk by about 5% over the last decade; on the other hand, the “education services, health care, and social assistance” industry experienced the fastest growth, followed by the “transportation & warehousing, utilities” industry. Economic Development | 43 �Table 7: Employment by Industry – Albion & Surrounding Communities, 2019 Industry City of Albion Albion Homer Township Township Homer Village Marshall City Agri., forestry, fishing & hunting, mining 0.3% 11.7% Construction 1.5% Manufacturing Marshall Sheridan Township Township Calhoun County Michigan 7.5% 5.0% 0.0% 2.3% 0.8% 1.4% 1.2% 3.4% 4.0% 4.5% 2.4% 3.3% 3.5% 4.1% 5.4% 19.2% 17.2% 34.3% 32.1% 19.3% 12.6% 29.1% 22.5% 18.6% Wholesale trade 0.6% 0.0% 1.2% 1.6% 0.6% 0.6% 0.8% 1.1% 2.4% Retail trade 9.0% 5.2% 9.0% 5.8% 13.0% 10.6% 10.2% 11.9% 10.8% Transportation & warehousing, utilities 3.3% 4.5% 1.6% 1.9% 4.9% 6.2% 5.8% 4.3% 4.4% Information 2.0% 0.9% 0.7% 0.4% 0.9% 1.6% 2.3% 1.1% 1.4% Finance & insurance, real estate, rental & leasing 4.1% 6.5% 3.4% 2.6% 3.3% 6.9% 2.5% 4.3% 5.4% Professional, scientific, mgmt., admin, waste mgmt. 3.5% 9.9% 4.9% 8.5% 6.2% 10.2% 8.0% 7.2% 9.5% Edu services, health care, social assistance 38.3% 25.5% 19.1% 23.3% 29.0% 28.6% 19.3% 22.8% 23.4% Arts, entmt., & recreation, accomm. & food services 13.4% 7.4% 4.9% 6.6% 11.2% 3.9% 12.0% 10.3% 9.6% Other services, except public admin 2.4% 3.8% 5.8% 3.4% 3.7% 8.2% 3.1% 4.6% 4.6% Public admin 2.6% 3.8% 3.5% 4.3% 5.5% 5.1% 2.6% 4.4% 3.4% Source: 2019 ACS Estimates Regionally, Albion tops the “education services, health care, and social assistance” and the “Arts, entertainment, and recreation, and accommodation and food services” industries; Albion College’s strong presence in the community likely explains this trend. The City is also a strong competitor in the “retail trade” and “information” industries. The City falls behind in the agriculture, professional and management, and public administration sectors. 44 | City of Albion Comprehensive Plan �Table 8: Workforce Qualification, 2019 Industry Less than High School Diploma High School Diploma Some College Bachelor's Degree Advanced Degree (Master's / Doctoral / Professional) Total Management, business, science, and arts occupations Estimated Workers 21 133 161 134 150 598 Recommended Workers 8 46 116 194 231 595 +13 +87 +45 -60 -81 +3 Estimated Workers 67 222 142 33 8 472 Recommended Workers 61 182 242 111 28 623 Balance +6 +41 -99 -79 -20 -151 Balance Service occupations Sales and office occupations Estimated Workers 31 224 168 51 12 487 Recommended Workers 20 133 208 128 33 523 Balance +11 +91 -40 -77 -21 -36 Natural resources, construction, and maintenance occupations Estimated Workers 68 157 56 6 1 289 Recommended Workers 11 22 17 4 1 54 Balance +57 +135 +40 +3 0 +235 Production, transportation, and material moving occupations Estimated Workers 78 233 87 14 3 414 Recommended Workers 71 192 150 47 11 470 Balance +7 +41 -62 -33 -8 -56 Estimated Workers 265 969 615 238 174 2260 Recommended Workers 171 575 732 484 304 2265 Balance +94 +394 -116 -246 -130 -4 Total Estimated workers: Number of current workers in each occupation based on 2019 ACS estimates. Recommended workers: Recommended number of workers in each occupation based on national averages from the Bureau of Labor Statistics (2019), scaled to the size of Albion. As the educational attainment level increases, the number of workers fall below the national averages (indicated in red), except in the “natural resources, construction, and maintenance” occupation. There is a shortage of jobs for workers who have a college degree or higher, especially in service occupations; supporting highly skilled employees is critical as they are essential to the current and future economy in Albion. Economic Development | 45 �Figure 38: Calhoun County Economic Trends by Industry, 2014-2019 2.5 Manufacturing 2 Health care & social assistance Retail trade 1.5 Location Quotient Public administration Arts, entertainment, & recreation 1 Agriculture, forestry, fishing & hunting Utilities Educational services Wholesale trade Information 0.5 Professional, scientific, & technical services Other services, except public administration 0 Real estate & rental & leasing Construction Mining, quarrying, & oil & gas extraction Finance & insurance Administrative & support & waste management services Transportation & warehousing Accommodation & food services -0.5 -60% -40% -20% 0% 20% 40% 60% 80% Employment Change The chart organizes Calhoun County’s industries into four categories: emerging industries, declining industries, mature industries, and growth industries. While Albion has also witnessed tremendous growth and economic opportunity in the “education services, health care, and social assistance” and the “Arts, entertainment, and recreation, and accommodation and food services” sectors, the City has only captured a small portion of the emerging industries in the County. Retail trade is a mature industry in the County, but as shown in Table 7, there is opportunity for Albion to expand in this sector. REDEVELOPMENT PROPERTIES The Michigan Economic Development Corporation (MEDC) runs the Redevelopment Ready Communities (RRC) program, and the City of Albion is an RRC Certified® community. The certification acknowledges the City’s efforts to be transparent, predictable, and efficient in the economic development process. To achieve 46 | City of Albion Comprehensive Plan certification, the City aligned with the program’s standards and best practices for planning, zoning, and economic development. One of the best practices is a routinely updated list of potential redevelopment sites that are underutilized and could better serve the community. The City of Albion has selected three priority redevelopment sites, summarized on the following pages. �Map 11: RRC Redevelopment Sites R R C R E D E VE L O P M E N T SI TE S 29 Mile 28 Mile S H E R I D AN TO WN S H I P ½ I 94 ' % ( & 94 ' % ( & ã I Ellio tt Wa tson M apl e B C l a rk N orth Al b i on M i ch n E ri e Ash i si o n R i ver H av I rwi n Div 2 9 1 /2 M i l e E a ton F i n l ey 406 S An n ¹ I i gan C a ss 3 2 I on i a i si o C l i n ton Div 5 00 N B erri en D i vi si on Pi n e B u rr O a k 1 B erri en 6 00 Au sti n H an n ah te i n H u ron B u rs S u p eri or I n d u stri a l B roa d wel l en B Al b AL B I O N TO WN S H I P i on ¹ I R ed evel op m en t S i te D a ta S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n C ou n ty G I S 0 0. 2 5 0. 5 M i l es I Economic Development | 47 �1 AUSTIN 600 BLOCK PROPERTY DESCRIPTION The 600 Austin Block site is well-suited for mixed-use and commercial development that could provide goods and services to residents of adjacent neighborhoods, Albion Industrial Park employees, travelers, and users of adjacent McAuliffe Park. 600 Austin Block was historically a commercial corridor populated with BIPOC owned businesses that made for an attractive gateway from the west into the City. As commercial development moved towards the I-94 interchange, many businesses along Austin Ave closed. Infill development would fulfill the desire of citizens to bring back a sense of vibrancy and community once associated with this historically important commercial corridor. BASIC SITE INFORMATION ZONE Mixed Use SIZE 19,253 sf UTILITIES Electric, gas, sewer, water FEATURES Build to suit OWNER Albion Brownfield Authority SALES PRICE Negotiate terms COMMUNITY VISION Residents have expressed the idea that 600 Austin Block could be developed as a flexible community space with infrastructure that would allow it to support Food Truck rallies or small, seasonal Pop-up Businesses, particularly BIPOC-owned businesses. 48 | City of Albion Comprehensive Plan �2 UNION STEEL BERRIEN PROPERTY DESCRIPTION Union Steel Berrien includes two sites along an existing rail spur, just north of Michigan Avenue (M-99), and walking distance from downtown and the Albion College campus. Residential properties and small businesses on currently surround the parcels. The Albion Economic Development Corporation is accepting proposals from firms with an interest in developing these parcels. The City Planning Commission and City Council hold the right to approve or deny specific building site developments based on codes and covenants. This location has ready information on the following: Target Market Analysis, some Environmental Reports, soil conditions, demographic data, natural features, and GIS information. BASIC SITE INFORMATION ZONE Residential; Mixed Use available SIZE 9.94 acres UTILITIES Electric, gas, sewer, water FEATURES Build to suit OWNER Calhoun County Land Bank (parcel 1); Albion Brownfield Authority (parcel 2) SALES PRICE Negotiate terms COMMUNITY VISION The City of Albion Economic Development Corporation is in the process of developing a Place Plan for the site. The property is well suited for residential development, and the Place Plan will outline types of residential development that would be appropriate for the site. Economic Development | 49 �3 DALRYMPLE SCHOOL PROPERTY DESCRIPTION The Dalrymple School site is a prime location connected to infrastructure that could be developed with a variety of housing types that the Albion community desires. The site is inside a well-established residential area within four blocks of downtown Albion, one-half mile away from highway M-99, and less than two miles from the Eaton Street commercial corridor and I-94 interchange, making it a desirable location for commuters. Holland Park, which includes a playground and picnic pavilion, is just three blocks north of the Dalrymple School site. Downtown Albion is vibrant and growing; the Albion River Trail runs alongside the Kalamazoo River; and Albion College northeast of downtown, offering educational, cultural, and recreational opportunities for residents. BASIC SITE INFORMATION ZONE Residential SIZE 10.93 acres UTILITIES Electric, gas, sewer, water FEATURES Build to suit OWNER City of Albion SALES PRICE Negotiate terms COMMUNITY VISION The community’s vision for this infill site is based on the desire to see new housing development in already-established residential areas. Desired housing centers around “missing middle” housing that is attractive to residents of all ages who seek smaller homes on smaller lots that are easier to maintain. The community has overwhelmingly expressed the desire to see a variety of new singleand multi-family housing located in or adjacent to already established neighborhoods, and nearby to commercial areas, and social, arts and cultural and recreational amenities. 50 | City of Albion Comprehensive Plan �LAND USE 8 Source: City of Albion Land Use | 51 �Map 12: Existing Land Use E XI STI N G L AN D U SE 29 Mile 28 Mile S H E R I D AN TO WN S H I P ½ I 94 ' % ( & 94 ' % ( & ã I Ellio tt Wa tson M apl e B C l a rk N orth te i n B erri en ¹ I i gan n C a ss Div C l i n ton n 2 9 1 /2 M i l e F i n l ey E a ton E ri e Ash i si o H an n ah M i ch I on i a i si o H u ron Al b i on Div D i vi si on Pi n e B u rr O a k B u rs S u p eri or I n d u stri a l B roa d wel l R i ver H av I rwi n en B Al b i on ¹ I 0 R esi d en ti a l , I m p roved I n d u stri a l , I m p roved E xem p t, Loca l R esi d en ti a l , Va ca n t I n d u stri a l , Va ca n t E xem p t, E d u ca ti on C om m erci a l , I m p roved E xem p t, F ed era l E xem p t, R el i g i ou s C om m erci a l , Va ca n t E xem p t, S ta te E xem p t, O th er 0. 2 5 52 | City of Albion Comprehensive Plan D a ta S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n 0. 5 M i l es C ou n ty G I S �Table 9: Existing Land Use LAND USE ACRES PERCENT OF TOTAL 383.7 15.5% Improved 212.8 8.6% Vacant 170.9 6.9% 175.6 7.1% Improved 136.3 5.5% Vacant 39.3 1.6% 1127.1 45.6% Improved 722.2 29.2% Vacant 404.9 16.4% Commercial Industrial Residential Exempt 787.2 31.8% Federal 0.9 0.0% State 7.8 0.3% Local 534.8 21.6% Education 180.4 7.3% Religious 51.5 2.1% Other 11.9 0.5% 2473.7 100.0% Total Source: City of Albion Assessor EXISTING LAND USE The Existing Land Use map shows the relationships among the City’s fundamental land use categories. Because land is taxed based on how it is used, the map is based on information from Albion’s City Assessor. The “exempt” categories refer to land which is not taxed, usually due to ownership by local, state, or Federal government as well as religious exemptions. Any City-owned land is considered “local exempt,” which includes areas such as parks, City buildings, or City-owned redevelopment properties. The land use pattern in Albion in many ways epitomizes a mature small American city. The river and the railroad are the features that defined its establishment, and they figure prominently in the City’s core. Dense commercial uses dominate the center of the City, threaded through by parkland offering access to the Kalamazoo River. It also contains some of the City’s major redevelopment potential in the form of once-industrial sites that no longer rely on the river and rail as transportation assets. Residential development radiates outward from the core, beginning in a tight grid pattern, then a looser grid, and finally including suburban culde-sec development toward the edges. Industrial development has relocated from the center of town to the eastern and western outskirts. Albion College is a significant land use on the east side of the City that stretches northward from the river, straddles the southern rail branch, and crosses M-99. In this context, “vacant” properties are those which do not have a structure on them—sometimes also referred to as “unimproved.” These are development and redevelopment opportunities, and Albion contains both. Along the northern and southern edges of the City are large parcels suitable for unified development. Throughout the City are residential and commercial properties which are already situated within a neighborhood context that can host individualized redevelopment. Land Use | 53 �ZONING In 2018, the City of Albion adopted a fully revised Zoning Code that significantly decreased the number of zoning districts. This generally has the effect of increasing development flexibility, since the constraints must be loose enough to accommodate a wide variety of site conditions and existing uses. The new zoning map contains just eight districts (compared to the former 19 districts). The Residential categories demonstrate this flexibility clearly: the majority of the residential land in the City now accommodates multifamily development, even though most of it is already developed with single-family homes. Redevelopment of sites within this district can therefore proceed according to the specific context: where new multifamily is supported by the market, it may occur. Over time, this can lead to the creation of neighborhoods that have better income diversity than the standard practice of rigidly enforcing uniform lot and building sizes in a variety of highly specialized districts. Albion’s commercial zoning is similarly simplified. Where the commercial areas have a distinct and identifiable form, they are given their own districts: Albion City Hall. Source: City of Albion 54 | City of Albion Comprehensive Plan the Central Business District of traditional “Main Street” development, and the suburban-style and auto-oriented commercial development that surrounds the I-94 interchange on the north side of the City. But where a traditional zoning district might try to establish several “business” categories to accommodate convenience shopping, office, and service uses that congregate around major arterials, Albion takes the approach of simply designating all arterial-fronting parcels as Mixed Use. This has a key advantage of reflecting how these arterials are actually used. For example, single-family homes are frequently converted to low-intensity businesses, which can now be done without a weighty rezoning process. Office uses, sometimes segregated into their own district, flourish in the presence of retail and restaurant amenities. Furthermore, because commercial and multifamily residential uses often share similar functional characteristics, they can now be sited at the place in the corridor where they make the most contextual sense. The remaining three districts are generally characterized by large-scale development. Industrial districts are separated into two classes based on intensity, while the Campus Development District accommodates Albion College. �Map 13: Zoning ZO N I N G 29 Mile 28 Mile S H E R I D AN TO WN S H I P ½ I 94 ' % ( & 94 ' % ( & ã I Ellio tt Wa tson M apl e B C l a rk N orth te i n B erri en n i gan C a ss Div E ri e Ash i si o n 2 9 1 /2 M i l e E a ton F i n l ey C l i n ton ¹ I H an n ah M i ch I on i a i si o H u ron Al b i on Div D i vi si on Pi n e B u rr O a k B u rs S u p eri or I n d u stri a l B roa d wel l R i ver H av I rwi n en B Al b AL B I O N TO WN S H I P 0 i on ¹ I R -1 : S i n g l e F a m i l y R esi d en ti a l D i stri ct C B D : C en tra l B u si n ess D i stri ct R -2 : M u l ti p l e F a m i l y R esi d en ti a l D i stri ct C D D : C a m p u s D evel op m en t D i stri ct C : G en era l C om m erci a l D i stri ct M -1 : Li g h t I n d u stri a l D i stri ct M U : M i xed U se D i stri ct M -2 : H ea vy I n d u stri a l D i stri ct 0. 2 5 D a ta S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n 0. 5 M i l es C ou n ty G I S Land Use | 55 �FUTURE LAND USE A Future Land Use Map is a policy document that is used to inform zoning decisions. It is often more generalized than the zoning map. The Albion Future Land Use Map focuses on use types, leaving intensity distinctions to the Zoning Ordinance. As a decision-making tool, this is in keeping with the maximum-flexibility approach demonstrated in the Zoning Ordinance. The Future Land Use Map is generally consulted as a guide for rezoning requests, to determine whether the proposed new zone is in keeping with the same desired future and area characteristics. (A rezoning which is not aligned with the adopted future land use map should be accompanied by a well-justified amendment to the Future Land Use Map via the statutory process in the Michigan Planning Enabling Act.) The Future Land Use Map is also an important tool when the City considers amendments to the Zoning Ordinance as it helps ensure that any changes align with the City’s desired future. Albion River Trail. Source: City of Albion 56 | City of Albion Comprehensive Plan An exception to this singular focus on use rather than form is the designation of the Downtown on the Future Land Use Map. The downtown is a unique area that relies heavily on its form to achieve aims that support the district’s uses: walkability, customer-sharing among businesses, and the creation of a cohesive sense of place that is the City’s distinct identity. Where investment has already been made in buildings, streets, sidewalks, storefronts, and public spaces to achieve these goals, such investments should be protected by a policy that recognizes them and provides a procedural opportunity for the City to reserve sites with these characteristics for appropriate uses. The Zoning Plan on the following page shows the relationship between the Future Land Use classifications and the districts in the Albion Zoning Ordinance. The Michigan Planning Enabling Act requires this section to note any changes that must be made to the Zoning Ordinance so that it is aligned with the Future Land Use Map; however, the Albion Zoning Ordinance was adopted so recently that it accurately reflects the policies in this document. �Map 14: Future Land Use F U TU R E L AN D U SE 29 Mile 28 Mile S H E R I D AN TO WN S H I P ½ I 94 ' % ( & 94 ' % ( & ã I Ellio tt Wa tson M apl e B C l a rk N orth te i n B erri en n i gan C a ss i si o n 2 9 1 /2 M i l e E a ton F i n l ey C l i n ton Div E ri e Ash R i ver H av I rwi n ¹ I H an n ah M i ch I on i a i si o H u ron Al b i on Div D i vi si on Pi n e B u rr O a k B u rs S u p eri or I n d u stri a l B roa d wel l en B Al b i on R esi d en ti a l C om m erci a l AL B I O N TO WN S H I P M i xed U se ¹ I D own town C ol l eg e M a n u fa ctu ri n g D a ta S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n C ou n ty G I S 0 0. 2 5 0. 5 M i l es Land Use | 57 �Table 10: Zoning Plan FLU CATEGORY Residential CORRESPONDING ZONING DISTRICT(S) R-1 Single Family Residential R-2 Multiple Family Residential INTENT This category is defined by the predominance of residential uses, and by the limitation of other uses to those which support, and do not compromise, the residential character of the area. These include community institutions (schools, churches), human care and social assistance services, professional offices, cultural uses, and wind energy systems. Low-to-medium density development in the R1 district is enforced by lot size, building coverage, dwelling size, and setback regulations. In the medium-to-high density R2 district, these regulations are scaled down to permit a compatible co-mingling of single-, two-family, and multiple-family dwelling units of similar residential characteristics. Commercial C General Commercial This category is limited to retail business and services, especially those which are auto oriented, in areas that abut major thoroughfares. There are no limits on lot size or coverage. Mixed Use MU Mixed Use This category accommodates the widest range of permitted uses: residential, office, retail and foodservice, entertainment, and service uses in addition to other compatible and supporting uses. Non-residential properties bear the responsibility of buffering and screening from residential uses; lot and structure specifications mirror those in the higher-density residential district. Downtown CBD Central Business Downtown offers retail and office services which serve the needs of a consumer trade area that extends beyond the corporate boundaries of the City. It is characterized by vigorous pedestrian activity and a unified architectural scale, and it is intended to be the most intensely developed area of the City. This is enforced by several regulations which apply only to this area, including a minimum building height, a build-to line in place of a front setback, and the ability to defer parking requirements to municipal lots. Specific design regulations are intended to prioritize pedestrian convenience and prohibit auto orientation, encourage a continuous retail frontage, provide employment opportunities, fully utilize downtown buildings including all stories, balance auto access with congestion and parking concerns, and preserve the existing historic character. Manufacturing M1 Light Industrial This category is composed of land with characteristics or context that make it suitable for industrial development. It is divided into two zoning districts which are defined by their impacts on neighboring districts: permitted uses in the M-1 Light Industrial district are expected to fully contain their impacts within the district, whereas the M-2 district is designed to permit the normal operations of almost all industries while acknowledging that nearby nonindustrial development may be directly affected. This distinction is accomplished through the siting of the districts as a whole, as their site-specific dimensional regulations are consistent. M2 Heavy Industrial College CDD Campus Development 58 | City of Albion Comprehensive Plan The College category recognizes the unique aspects of campus development, including on-site residential and recreation opportunities, nearly exclusive nonmotorized transportation inside its boundaries, and unified development control. Regulation centers on ensuring that properties under the control of Albion College are well-integrated into the community fabric. �IMPLEMENTATION 9 Source: City of Albion Good planning uses data and preferences to shape a preferred course of action. In this section, findings from the previous sections and the community engagement series are used to build an Action Plan of strategies to advance Albion toward its goals over the planning horizon. The Albion 2017 Comprehensive Plan laid out a series of goals and objectives which were used as the starting point for this formulation. These were reviewed for continued relevancy by a team of City stakeholders, and this team elected to remove two of the goals and fine-tune the wording of two others. The updated goals are presented below, along with supporting data and public input. The action items derived from this information include assignment of a responsible party, partners, and timelines to help organize and facilitate implementation. Implementation | 59 �COMMUNITY PROFILE SUMMARY » Albion is experiencing population decline at a much higher rate than the surrounding communities and the county, signaling that people are migrating outwards. » Population has an impact on state revenue sharing: the City will receive reduced state funding as a result of the decline documented in the 2020 Census results. » The City is seeing a net growth of the student-age population (ages 15-34). Retaining the youth population while simultaneously addressing the needs of the aging baby boomer generation will be crucial to controlling population decline. » The growing household and family sizes in the City indicate that the City also needs to be viable for families, which may be achieved by providing suitable housing options, higher-level and higher-paying jobs, and improving other quality-of-life aspects in Albion. » Providing an array of housing formats at different levels of affordability will be imperative in equitably supporting the different demographics such as students, seniors, families, single-parent households, veterans, and persons with disabilities. » The net increase in employment since 2017, combined with reducing poverty rates, point towards a recovering economy and job market. However, the low median income remains concerning as a large percentage of the workforce is not engaged. » Nearly 45% of Albion’s population aged 16 years of age and over are not currently in the labor force; reengaging this population will be crucial in reducing the unemployment rate (currently at 8.5%), increasing the median income, and strengthening the overall economy of Albion. » Albion is transitioning from a manufacturing-based economy to a service- and consumer-based economy. With the City’s support, the growing “education services, health care, and social assistance” and “arts, entertainment, recreation, accommodation & food services” industries can create new job opportunities. COMMUNITY INPUT » A majority of survey respondents valued the presence of a diverse community as one of Albion’s best characteristics. Source: City of Albion 60 | City of Albion Comprehensive Plan �COMMUNITY GOAL 1: Build a capacity and a network of organizations and services to promote growth and meet the needs of residents who cannot afford basic services. ACTION ITEM RESPONSIBLE PARTY PARTNERS TIMEFRAME (a) Update comprehensive community needs Planning & assessments and asset maps to prioritize assets Zoning and determine needs EDC, MDOT, Housing Commission, DHHS, CMH 1-2 years (b) Strengthen Albion's workforce development EDC, Planning network and connect Albion's talent base with & Zoning employment resources and opportunities EDC, Michigan Works, Albion College Career and Internship Center 1-3 years (c) Support healthcare access and wellness programming in Albion Recreation Healthcare providers, patient advocacy groups, transportation services, AmeriCorps VISTA, Oaklawn, Healthcare Alliance 1-3 years (d) Develop a comprehensive resource guide to facilitate and improve access to community services City Departments Albion Housing Commission, Code Enforcement, Public Safety, USDA Rural Development 1-2 years COMMUNITY GOAL 2: Forge local, regional, and global partnerships that support the City of Albion - its people, its needs, and its opportunities. ACTION ITEM RESPONSIBLE PARTY City Departments PARTNERS TIMEFRAME Local businesses, faith communities, and nonprofits; AmeriCorps; Albion Healthcare Alliance; Community Food Table; United Way; Albion College; Albion Community Foundation 1-3 years Local businesses, farms, and faith communities; Albion Community Gardens, farmers market; Sprout Urban Farms 1-5 years (a) Assess community needs, increase organizational capacity and expand access to education, health care, quality food, economic opportunity and the overall quality of life for all residents (b) Develop a local food culture through increased EDC access to healthy food and nutrition education that utilizes community resources (c) Strengthen and increase the number of strategic collaborations with global partners that bring international perspectives and attention to Albion Elected officials; Albion Sister City Committee, Administration Albion College, University of Versailles Saint-Quentin-enYvelines, Gerstacker Institute, Sup de Vente 1- 5 years (d) Expand and implement a comprehensive marketing strategy, working in collaboration with partner entities, to promote Albion as a desirable place in which to live, play, study, and invest DDA 1-5 years EDC, Chamber of Commerce Implementation | 61 �HOUSING & NEIGHBORHOODS SUMMARY » Albion would benefit from housing diversity, especially “missing middle” housing. » The total number of housing units has decreased by 15% since 2010. » Approximately 56% of the housing stock was built before 1950. » Albion’s median housing value is affordable in comparison to surrounding communities. » A 2015 housing target market analysis highlighted demand for new housing units in and around downtown Albion. » Accessory Dwelling Units (ADUs) may be particularly suitable for the students, young adults, and seniors who, together, constitute a large proportion of Albion’s population. Housing along the Kalamazoo River. Source: City of Albion 62 | City of Albion Comprehensive Plan COMMUNITY INPUT » More survey respondents indicated that they would like to live in rowhouses/ townhouses, duplexes, or above a commercial use than currently live in those formats; some respondents indicated that lack of availability is a barrier. » Students selected “housing options” as one of the top characteristics of a community they would like to live in. » “Housing affordability” was cited by 30% of survey respondents as an asset to the community. » A majority of survey respondents (70%) agreed that the city would benefit from a rental housing ordinance �HOUSING GOAL 1: Strengthen and beautify Albion’s neighborhoods. ACTION ITEM RESPONSIBLE PARTY PARTNERS TIMEFRAME (a) Develop and implement neighborhood plans for each neighborhood in the City with substantial and equitable participation to eliminate blight, improve public safety and environmental health, ensure complete neighborhoods, and document local redevelopment preferences Planning and Zoning Neighborhood groups 1-10 years (b) Identify neighborhood groups who can serve as ambassadors and champions for their respective areas Planning and Zoning Neighborhood groups 1-3 years (c) Work with private and nonprofit housing developers and others to encourage infill forms of development and the redevelopment of vacant, underutilized, and brownfield sites Planning and Zoning Private and nonprofit housing developers; HUD; MSHDA; RRC 1-10 years (d) Develop and implement a certification/ registration program for rental and vacant properties Planning and Zoning Code Enforcement &. Building Safety, Land Bank, elected officials 1-2 years (e) Planning and Zoning Code Enforcement &. Building Safety, Land Bank, elected officials 1-2 years Develop a rental inspection ordinance to ensure that rental properties are regularly inspected for safety. HOUSING GOAL 2: Provide a diverse range of high-quality housing options for all income levels and life stages. ACTION ITEM RESPONSIBLE PARTY (a) Expand, diversify, and market housing options to meet the needs of residents of varying life stages, lifestyles and income levels (e.g. Senior/retirement living, College corridor neighborhood, downtown lofts, affordable and low income housing, etc.) Planning and Zoning; EDC (b) Encourage all new commercial development in and around the downtown to include a residential element Planning and Zoning; EDC PARTNERS TIMEFRAME Private and nonprofit housing developers; HUD; MSHDA; RRC 1-10 years Ongoing Implementation | 63 �PHYSICAL CHARACTERISTICS SUMMARY » The Kalamazoo River is Albion’s defining physical feature. The City was founded at the forks of the Kalamazoo River, which runs through the downtown and provides local and regional recreational opportunities. » A feasibility study to determine the viability of removing the five dams in the Kalamazoo River within City limits is scheduled to be completed in 2022. » The City must manage impacts which spill over from the river to the community at large. Development in any portion of a floodplain can exacerbate flooding events, as can the removal of wetlands. » Highly impervious areas increase stormwater runoff, putting pressure on stormwater and sewer system and potentially causing flooding and drinking water contamination. » The presence of trees or other green infrastructure methods near highly impervious areas can often mitigate many of their negative externalities by absorbing excessive runoff and filtering water. » Upgrading aging water and sewer infrastructure is a top priority for Albion, including installing a new water tower and replacing lead and copper lines. » Sustainable redevelopment, defined as meeting the needs of the present without compromising the ability of future generations to meet their own needs, is the desired approach in Albion. This includes reusing portions of existing structures, minimizing impervious surfaces, using low impact development techniques, and promoting green infrastructure. » Albion’s River Trail runs through Albion for three miles along the Kalamazoo River and serves as both a recreational and economic resource. » Albion is the central point of four regional and national trail systems, and has been designated as a “Trail Town,” meaning it has created a welcoming environment with amenities such as bicycle and kayak racks and picnic tables at access points, and wayfinding signage and kiosks to encourage trail users to visit downtown businesses. » Albion is also on the proposed Kalamazoo River water trail, a joint effort with the Southcentral Michigan Planning Council, the Potawatomi Resource Conservation and Development Council, and the Kalamazoo River Watershed Council. 64 | City of Albion Comprehensive Plan �COMMUNITY INPUT » Recreation options, including the parks and the riverfront, were identified as some of Albion’s best assets in the community survey. » Residents and students both identified recreational amenities as a community strength at their respective community meetings. » 85% of survey respondents felt that natural features are an asset to Albion. » Survey-takers expressed support for activities protecting and preserving water quality, open space, wetland, and tree canopy. PHYSICAL GOAL 1: Support networks and systems that promote healthy living. ACTION ITEM RESPONSIBLE PARTY PARTNERS TIMEFRAME (a) Provide preservation and recreational land uses along the Kalamazoo River and the Albion River Trail Recreation Advisory Commission Planning and Zoning, DDA, EDC Ongoing (b) Continue to provide wayfinding and amenities to serve and attract users of the four regional and national trail systems that converge in Albion Recreation Advisory Commission Planning and Zoning, DDA, EDC Ongoing (c) Continue to work with the Kalamazoo River Watershed Council, the Southcentral Michigan Planning Council, and the Potawatomi Resource Conservation and Development Council to develop Albion as Water Trail destination Recreation Advisory Commission, Planning and Zoning DDA, EDC, Kalamazoo River Watershed Council, the Southcentral Michigan Planning Council, and the Potawatomi Resource Conservation and Development Council 1-10 years (d) Enhance safe walking and cycling routes for citizens through transportation, land use, and design decisions Planning and Zoning Planning Commission, Administration, Public Safety, Recreation, Street Department 1-5 years Bridge across the Kalamazoo River. Source: City of Albion Implementation | 65 �PHYSICAL GOAL 2: Deliver high-quality municipal services that improve the quality of life in Albion. ACTION ITEM RESPONSIBLE PARTY PARTNERS TIMEFRAME (a) Upgrade aging water and sewer infrastructure, Public Services including installing a new water tower Administration, Street Department, 1-5 years (b) Replace all lead and copper water lines Public Services Administration, Water and Sewer 1-20 years (c) Maintain the Capital Improvements Plan to enhance and maintain quality technological and physical infrastructure, including roads and sidewalks; parking; water, sewer, and storm sewer utilities, dam and millrace removal Administration Planning Commission (d) Evaluate and implement appropriate fiber optic communications and other emerging technology infrastructure Public Services Elected officials; Administration (e) Complete the feasibility study addressing the possibility of removing the City’s dams Administration MDNR; EGLE; consultant; Albion College (f) Planning and Zoning Administration, EGLE, consultant 1-2 years (g) Consider developing site standards to limit impervious surface coverage in addition to building coverage Planning and Zoning Planning Commission 1-3 years (h) Require street trees as part of site design Planning and Zoning Planning Commission 1-3 years (i) Clearly permit the use of low-impact development techniques to meet landscaping requirements, especially in parking lots Planning and Zoning Planning Commission 1-3 years (j) Consider formal preservation or protection of local assets that provide ecosystem services, including water, trees, wetlands, and open spaces Planning and Zoning Planning Commission 1-3 years Launch a community engagement process to disseminate the results of the dam removal feasibility study and to understand level of public support for its recommendations 66 | City of Albion Comprehensive Plan 1 year 1-5 years 1 year �TRANSPORTATION & CIRCULATION SUMMARY COMMUNITY INPUT » The direct connectivity of Albion’s downtown and commercial center with an interstate is highly beneficial for the economic health of the City. » Increased transportation options was the fourthhighest priority at the Albion visioning session. » However, the City has limited influence over the design of these arterials. » Survey respondents prioritized pedestrianand bicycle-friendly infrastructure » A little over 65% of all roads in Albion are in poor condition. » Maintaining public infrastructure was the second-highest challenge named by survey respondents. » Albion is developing a Transportation Asset Management Plan to provide guidance for the use of funds generated by a proposed road millage. » The four-way intersection between Austin Avenue and N. Eaton Street witnessed the highest number of vehicular crashes. Other troubled intersections included the junction where N. Eaton Street meets W. Broadwell Street and Bemer Street, and the railway crossing where N. Superior Street meets Michigan Avenue. » Community engagement findings during the rebuilding of Superior Street revealed a strong preference against bike lanes which are unprotected from motorized traffic. » There was a concentration of pedestrian and bicycle crashes at or near two major intersections: Austin Avenue and N. Eaton Street and N. Superior Street and Michigan Avenue. » Albion is located on Amtrak’s Detroitto-Chicago route, which is experiencing upgraded accelerated service. » Albion has a high percentage of commuters who walk to work—over five times higher than the state proportion. Albion Train Station. Source: City of Albion Implementation | 67 �TRANSPORTATION GOAL 1: Improve Albion’s transportation network to accommodate and promote various modes, including walking, biking, automobiles, passenger rail, and public transportation. ACTION ITEM RESPONSIBLE PARTY PARTNERS TIMEFRAME (a) Develop a motorized public transportation plan Street Department; Administration Administration, Planning and Zoning, Calhoun County, Albion­-Marshall Connector, MDOT, Street Department 1-5 years (b) Develop a nonmotorized transportation plan that identifies priority multimodal routes and the improvements needed to achieve comfort for various user types using MDOT’s Multi Modal Development and Delivery Guidebook Planning and Zoning Planning Commission, Administration, Public Safety, Street Department, Calhoun County Trailway Alliance, North Country Trail Association/Chief Noonday Chapter, and Friends of Albion Trails 1-10 years (c) Encourage walking, biking and other recreation by strengthening Albion's nonmotorized trail network within the city as well as its connections with the region's nonmotorized network Planning and Zoning, Administration, Street Department, Recreation Advisory Commission Iron-Belle Trail, North Country Trail, Kalamazoo River Water Trail, Michigan Trails and Greenways Alliance (Great Lake to Lake Trail), Michigan Department of Natural Resources (Iron Belle Trail), Calhoun County Trailway Alliance, Friends of Albion Trails, Kalamazoo River Watershed Council, Calhoun County Parks Department. 1-3 years (d) Continue to work cooperatively with MDOT, AMTRAK and other regional transportation partners and authorities to coordinate and improve major streets and other public transit systems Street Department, Administration MDOT, AMTRAK and other regional transportation partners 1-10 years (e) Engage with AMTRAK to learn about the expected impact of accelerated service; consider station improvements as needed Planning and Zoning; Administration AMTRAK (f) Use MDOT’s “Guide for Installation of Pedestrian Crosswalks on Michigan State Trunkline Highways” to review each of the City’s troubled intersections Planning and Zoning Street Department 68 | City of Albion Comprehensive Plan 1-3 years �TRANSPORTATION GOAL 2: Focus planning and resources to enhance and transform the City’s major corridors (Superior Street, Austin Avenue, Eaton Street, Michigan Avenue). ACTION ITEM RESPONSIBLE PARTY PARTNERS TIMEFRAME (a) Develop a Corridor Improvement Plan that strengthens the visual and physical connections between the Downtown Commercial District, Albion College, the 1-94 Business Corridor, Austin Avenue, and the south entrance on M-99 Planning and Zoning EDC 1-5 years (b) Enhance the City's major gateways with appropriate landscaping, street-scaping, signage, and branding Planning and Zoning EDC 1-10 years (c) Fill in gaps in sidewalk coverage on Eaton Street and Michigan Avenue Planning and Zoning Street Department, MDOT 5 years (d) Use MDOT’s “Guide for Installation of Pedestrian Crosswalks on Michigan State Trunkline Highways” to improve each of the crossings in the corridors Planning and Zoning Street Department, MDOT 1-3 years (e) Require street trees as part of site development standards specifically in these corridors Planning and Zoning Planning Commission 1-3 years (f) Install lighting that is scaled and oriented toward the pedestrian Planning and Zoning EDC 1-10 years (g) Add street furniture such as benches and waste receptacles where appropriate Planning and Zoning EDC 1-10 years (h) Explore the possibility of establishing a Corridor Improvement Authority Administration Elected officials, Planning and Zoning 1-2 years (i) Work with surrounding municipalities to extend/connect Albion's major corridors to the region (e.g. establishing an MLK corridor between Albion and Marshall, and complementing corridors with non­motorized, regional trail systems) Recreation Advisory Commission Calhoun County Trailway Alliance, Calhoun County 1-5 years Implementation | 69 �ECONOMIC DEVELOPMENT SUMMARY » Albion has lower labor force participation than surrounding communities (51%). » There is a high unemployment rate for persons below the poverty level and persons with a disability. •0 » Higher educational levels directly correspond with lower unemployment rates in Albion. » The number of workers in the manufacturing economy shrank by about 5% over the last decade. » “Education services, health care, and social assistance” experienced the fastest growth, followed by the “transportation & warehousing, utilities” industry. » Regionally, Albion has the most residents employed in the “education services, health care, and social assistance” and the “Arts, entertainment, and recreation, and accommodation and food services” industries; it is also a strong performer in the “retail trade” and “information” industries. Cl( 3 f~llo IJU » The City falls behind the region in the agriculture, professional and management, and public administration sectors. » There is a shortage of jobs for workers who have a college degree or higher, especially in service occupations. The Bohm Theatre. Source: City of Albion 70 | City of Albion Comprehensive Plan ...... ~- .' .. •• ...•• -~ •• I ~ ' �COMMUNITY INPUT » Downtown investment and recruiting new businesses were two items most frequently cited by Albion visioning session participants as something the community has done well. » A youth-oriented community with activities and spaces was the top priority at the Albion visioning session. » Abating and redeveloping contaminated sites was the third-highest collective priority at Albion’s visioning session. Several brownfield or contaminated sites were identified as both weaknesses and opportunities by Albion citizens. » Youth selected “high paying jobs” as one of the top characteristics of a community they would like to live in. » A majority of students (57%) felt their career goals could not be met in Albion. When asked type of career they were planning, the largest share of students selected professions: legal (29%) or management, business, and finance (24%). » The top three challenges named by survey respondents were all economic in nature (employment opportunities, a thriving downtown, and blighted structures). » Over three-fourths of survey respondents have noticed an improvement in the downtown over the last five years. » When asked to prioritize the top three elements of downtown for attention, survey respondents selected building facades, beautiful public spaces, and pedestrian- and bicycle-friendly infrastructure. » Survey respondents said that restaurants, events, and entertainment are the top features that draw them downtown currently. » Retail options were cited in the survey as the top opportunity to make the downtown more lively and vibrant. Downtown upper facades. Source: City of Albion Implementation | 71 �ECONOMIC GOAL 1: Retain and attract jobs to Albion by supporting business growth, development, and attraction. ACTION ITEM RESPONSIBLE PARTY PARTNERS TIMEFRAME (a) Encourage broader participation with local stakeholders (public, private, nonprofit, educational institutions, civic, and business) in the formulation of Albion's economic diversification strategy Administration EDC; public, private, nonprofit, educational institutions, civic, and business 1-3 years (b) Continue support for programs and initiatives that foster entrepreneurship (e.g. promote Albion business incubators and encourage entrepreneurship among all segments of the population, including minorities, women, youth) EDC DDA, Chamber of Commerce, local businesses 1-10 years (c) Support local businesses with a proactive business retention and development strategy EDC DDA, Chamber of Commerce 1-3 years (d) Encourage reuse and redevelopment of brownfield sites EDC DDA, Chamber of Commerce 1-10 years ECONOMIC GOAL 2: Stabilize the downtown, enhance its historic character, and support its economic growth. ACTION ITEM RESPONSIBLE PARTY PARTNERS TIMEFRAME (a) Find creative ways to increase the number of Downtown Development Authority (DDA) initiatives Administration DDA 1-3 years (b) Analyze and evaluate the City's parking situation and create a plan for improving parking management and balancing parking space supply with demand Planning and Zoning Consultant 1-3 years (c) Expand the downtown tax base and maintain a fiscally healthy balance between taxable and non-taxable properties DDA EDC 1-5 years (d) Attract commercial development to the downtown that will serve the needs of the community and complement the existing mix of businesses (e.g. restaurants, retail, entertainment, etc.) EDC Chamber of Commerce, DDA 3-5 years (e) Continue to create incentives and attractions for residents, college students and tourists to visit the downtown (e.g. Hotel, Bohm Theater, Kids ‘N’ Stuff, the Ludington Center) EDC Chamber of Commerce; Albion College; Planning and Zoning, DDA 1-5 years 72 | City of Albion Comprehensive Plan �APPENDIX The Appendices include all results from the community engagement efforts that were conducted as part of the Comprehensive Planning process. The results listed do not reflect the views of City Administration but is the raw data generated by participants. A. Community Survey Results B. Youth Survey Results C. Youth Engagement Scenario Activity Results D. Community Visioning Results: Collective Priorities E. Youth Engagement Asset Mapping Results F. Community Visioning Asset Mapping Results Appendix | 73 �Appendix A. Community Survey Results B R (J) Beckett&Raeder Albion Comprehensive Plan Survey Summary Respondents The Albion Comprehensive Plan Survey was distributed through a variety of methods, including social media, posting on the City’s website, announced at a Council meeting, included in an Albion College enewsletter, and promoted through word of mouth. Among all these methods, a total of 116 people were reached. How did you hear about the survey? Church Albion College enews Other (please specify) Word of mouth Social media City website Newspaper Survey respondents were asked what their connection was to the City of Albion and permitted to select all that apply (thus totals do not equal 100%). Most respondents indicated that they live within the City limits, and almost a quarter (25%) both live and work in the City. A smaller number work or do business in the City but live elsewhere (9% and 11% respectively), and 15% said they study in Albion. 1 74 | City of Albion Comprehensive Plan �B R CD Beckett&Raeder What is your connection to the City of Albion? (Check all that apply) 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% I was born in I moved to Albion, Albion, and raised, and currently live currently live within city within limits Albion city limits I study in Albion I work and I work within I do business I do business Other (please live within Albion city and live within specify) Albion city limits but live within Albion city limits elsewhere Albion city limits but live limits elsewhere Among those who live in the City, the largest portion of survey-takers have been here all their lives (21%), followed by those who have been residents for at least 20 years (18%). Comparable proportions were quite or relatively new to the city (15% arrived this year and 16% have been here 7 years or less), and a similar-sized group had returned to the City after a period away (15%). What year did you move to Albion? 25% 20% 15% 10% 5% 0% I I This year (2020- Between 2015- Between 2010- Between 20002021) 2019 2014 2010 Before 2000 I was born here, I was born and left for raised here, and school/career, have never left. and moved back. 2 Appendix | 75 �B R CD Beckett&Raeder When sorted by precinct, the largest number of responses was from Precinct 4 (21%), followed by Precinct 3 (18%). The lowest response rate was from Precinct 1 (5%), followed by a tie between Precincts 5 and 6 (12%). 20% of respondents live outside the City limits. VOTING PRECINCTS A few demographic questions were asked in order to gauge the representativeness of the survey; that is, how closely the characteristics of survey-takers match the characteristics of the City as a whole. Respondents’ answers are compared to American Community Survey (2019) data below. Overall, the survey was wellrepresented in terms of age and households with children. It was less racially representative, though a significant number of respondents declined to indicate their race. With regard to housing tenure status, renters were clearly underrepresented. There was an underrepresentation of Black/African American respondents and Hispanic/Latino respondents by 17 and six *Precinct boundaries have changed since the community survey. percentage points respectively. White This map shows the precinct boundaries when participants respondents were overrepresented compared to completed the survey. American Community Survey (ACS) data by five percentage points. However, more than one in five respondents declined to identify their race—a margin that could significantly affect the skew of the results. These tallies do not add up to 100% because respondents were permitted to select more than one response. How would you identify yourself? Answer Choices American Indian or Alaska Native Asian Black or African American Hispanic / Latino Native Hawaiian or Other Pacific Islander White Prefer not to say or skipped question Other (please specify) Responses 1% 1% 12% 3% 0% 64% 22% 2% ACS 0% 1% 29% 9% 0% 59% The highest proportion of survey respondents reported their age at 45-55 years old (26%), and the age ranges bracketing that segment had the next-highest response (17% and 14%). There was significant representation from ages 18-24, which is somewhat of an anomaly in comparable surveys. One obvious 3 76 | City of Albion Comprehensive Plan �B R CD Beckett&Raeder difference from the ACS data is that 28% of Albion residents are children, none of whom took the survey. However, the data from the next chart shows that 30% of the people who did respond have children in their households, and their responses are presumed to have those children’s interest in mind. More than one in ten survey-takers declined to give their age. What age group do you fall into? Answer Choices Under 18 18-24 25-34 35-44 45-54 55-64 65+ Unknown Responses 0% 14% 8% 17% 26% 14% 9% 12% ACS 28% 17% 11% 8% 12% 11% 9% 65% of respondents had no children in the home, which is a lower proportion than the ACS records for Albion households overall. The ACS does not track number of children per household. How many members of your household are under the age of 18? Answer Choices Responses 0 65% 1 8% 2 18% 3 6% More than 3 2% ACS 70% There was a significant difference between the tenure status of survey respondents and the overall population in Albion, particularly where renters are concerned. 12% of respondents are “not responsible for their own housing costs,” perhaps because they are students, which the ACS data does not capture. What is your housing tenure status? Answer Choices I am a renter I am a homeowner Not responsible for own housing costs Skipped question Responses 18% 66% 12% 3% ACS 42% 58% Quality of Life The highest proportion of respondents (47%) reported that the quality of life in Albion was “average,” while 28% reported that it was “good,” and 3% selected “excellent.” Of those dissatisfied, 19% described quality of life as “poor” and 4% said it was “very poor.” 4 Appendix | 77 �B CD R Beckett&Raeder In general, how would you rate the quality of life in Albion? 60% 40% 20% 0% Excellent Good Average Poor Very Poor When asked what factors influenced that rating for each respondent individually, participants gave the most favorable assessments to family life, followed by work-life balance and health and safety. The poorest assessments were of education, financial security, and job satisfaction. Taken together, these results suggest that the social aspects of the City are outperforming its economic aspects. Environmental quality ranked squarely in the middle. For you individually, how would you rate the following quality-of-life characteristics in Albion? 50% 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% .IL L l . LI I I • Education Financial security I Job Environmental Civic satisfaction quality engagement • Excellent • Good • Average • Poor Health and safety Work-life balance Family life Very Poor When asked to select the three best characteristics of Albion overall, well over half of participants (58%) selected “presence of a diverse community”—the only option to receive a majority of votes, and more than 14 percentage points above the next response. This is a strong finding that the Albion community experiences diversity as a strength, and the third-most common response of “sense of community/community spirit” (37%) suggests that Albion residents are able to knit their diverse population into a cohesive, enjoyable whole. The second most-selected response was “cost of living” (43%), which is the positive presentation of the low marks received for “employment opportunities” (2%); relatedly, “housing affordability” was also cited by a significant number of respondents (30%) as an asset. “Recreation options” also made it into the top third of responses (36%). 5 78 | City of Albion Comprehensive Plan �B R CD Beckett&Raeder In your opinion, what are the three best characteristics of Albion? (Check only three options) 70% 60% 50% 40% 30% 20% 10% 0% The survey inquired about the importance of various institutions to the daily life of respondents, and also their assessment of those institutions’ importance to the overall health and well-being of the City. In both cases, the community’s business and nonprofit sector was identified as the most important, followed by Albion City Government. The operations of Calhoun County government were ranked least important among the options given, though not by a significant margin; this finding may also reflect the fact that County government operations are generally less visible to the average citizen. Interestingly, when asked about personal importance, respondents rated Albion College more highly than the Albion/Marshall School district, but those rankings were reversed when considering the City overall. One of the outreach methods was the Albion College e-newsletter, which could account for these results. Across the board, respondents said that these institutions were more important to the City’s health and well-being than to their personal daily lives. 6 Appendix | 79 �B R CD Beckett&Raeder In your opinion, how important is each of the institutions listed below? 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Businesses / nonprofit organizations in Albion • • • • Albion City Government Albion / Marshall School District Personally very important • • • • Personally somewhat important Personally neither important nor unimportant Personally unimportant Personally very unimportant Albion College Calhoun County Government Very important to the City Somewhat important to the City Neither important nor unimportant to the City Unimportant to the City Very unimportant to the City Major Issues and Challenges Albion respondents identified a clear trio of top current pressing issues, all economic in nature: lack of employment opportunities, lack of a thriving downtown, and blighted structures. In your opinion, what are the three most pressing issues in the City of Albion? (Check only three options) 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% 7 80 | City of Albion Comprehensive Plan �B R CD Beckett&Raeder The survey also asked about challenges of the future, within a ten-year horizon. The top responses can be neatly paired: “retaining young families” (15%) will likely be influenced by “lack of employment opportunities” (14%), and “maintaining public infrastructure” (15%) is affected by a “declining tax base” (14%). All these issues are related to the last item in the top tier of responses: “declining population” (11%). Hearteningly, less than 1% of respondents is concerned about crime. What do you think is the biggest challenge Albion will face over the next 10 years? 20% 18% 16% 14% 12% 10% 8% 6% 4% 2% 0% Housing Currently, most respondents (82%) live in a detached, single-household home. Those who do not likely live in a multi-unit apartment building (6%), or less frequently, a condominium, manufactured/mobile home (both 3%), duplex (2%) or triplex, quadplex, or above a commercial use (1%). About one-third of respondents went on to indicate a different type of housing that would better meet their current needs; here too, a detached, single-unit home was the most frequently selected response (23% of all respondents), followed by a condominium (4% of all respondents). 8 Appendix | 81 �B R CD Beckett&Raeder Housing preferences 90% 80% 70% 60% 50% 40% 30% 20% 10% 0% Live in currently • • Would prefer to live in now if the option were available (to better address my housing needs) Would like to live in 10+ years from now Almost three quarters of respondents indicated a housing format that they would like to live in sometime at least ten years in the future, and there was considerably more variety among those choices. Here, only half of those who gave an answer chose the detached format. Condominiums and rowhouses/townhouses were both selected by a significant number of responses, and more people said they would like to live in a duplex or above a commercial use than currently live in either of those formats. Of the 35% of respondents who indicated some kind of barrier to living in their preferred housing type, the most frequently cited was that the housing type they preferred was either not available (18%) or not affordable (13%). Respondents were also asked about the size of their current home, and the size of a home that would meet their housing needs. For those in homes under 500 square feet or above 3000 square feet, the proportions of those respondents was well-matched. However, a much smaller proportion of respondents said that 1,500-3000 square foot house would meet their needs than actually lived in that size house; conversely, there was a larger proportion of those for whom a 500-1,500 square foot home would meet their needs than actually lived in that home. This finding offers support for smaller-sized units across the board, which could include “missing middle” housing formats. 9 82 | City of Albion Comprehensive Plan �B R CD Beckett&Raeder What is the size of your current housing unit, and what size of housing unit do you require to fulfill your housing needs? (Select one for each column) 60% 50% 40% 30% 20% 10% 0% Under 500 sq. ft. • 500 - 1,500 sq. ft. 1,500 - 3,000 sq. ft. 3,000 - 5,000 sq. ft. Live in currently • Required to fulfill my housing needs 5,000 sq. ft. or more Reinforcing earlier statements about favorable housing affordability in Albion, 54% of respondents agreed or strongly agreed with the statement, “With my household’s current budget, I feel the acceptable housing options in Albion are financially attainable,” whereas 23% disagreed or strongly disagreed. A very limited number of respondents (about 15%) answered questions about the specific price ranges in which they would be comfortable renting or buying a home. Of those who did, three-quarters cited rent below $900. When it came to home purchase, about 20% of the limited responses were in the range between $100,000 and $200,000, but the most common responses were “I don’t feel financial comfortably buying a home” (26%) and “I am not interested in buying a home in Albion” (32%). Those who already own a home were a bit more forthcoming (59% of total survey-takers answered the question), and almost half (49%) of those who answered the question said $100,000-$200,000 while another 19% said $80,000$100,000. The fact that the real estate market experiences highs and lows independently of the overall economy makes it difficult to draw direct comparisons between current and past conditions. A strong majority of the respondents were homeowners (69%) and there was a significant showing of renters (19%), while 13% indicated that they were neither (not personally responsible for their housing costs). It was somewhat surprising, then, to find that almost half of respondents (47%) “strongly agreed” that the City would benefit from an ordinance insuring that rental properties are regularly inspected for safety, while another 23% also “agreed.” Just 12% were neutral and 15% expressed any disagreement. Commercial Development Overall The survey asked how often respondents would frequent a variety of types of non-retail commercial development, if they were available. The strongest response was for restaurants and cafes, followed by recreation or public spaces and then bars or entertainment venues. All of these types could expect daily or weekly attendance from respondence. Professional and personal services, along with banquet and event spaces, could expect much more occasional use. Office and co-working space, along with pet boarding 10 Appendix | 83 �B R CD Beckett&Raeder which could support those activities, were the least desired, with many respondents saying they would “never” use such facilities. What types of services / spaces would you like to see more of in Albion, and how often would you frequent them on average? 80% 70% 60% 50% 40% 30% • • • • 20% 10% 0% Daily Weekly Monthly A few times a year Never A similar question was asked regarding retail establishments. Here too, food services rose to the top in terms of frequency, alongside staples as general merchandise stores and gas stations. Interest-related establishments (hobbies, sports, books, music, health, personal care, apparel, and building/garden supply) could expect monthly patronage on average, and respondents said they would visit places specializing in electronics, appliances, auto service and parts, and floral arrangements least of all. 11 84 | City of Albion Comprehensive Plan �B R CD Beckett&Raeder What types of services / spaces would you like to see more of in Albion, and how often would you frequent them on average? 80.00% 70.00% 60.00% 50.00% 40.00% 30.00% 20.00% 10.00% 0.00% • • • Daily Weekly Monthly A few times a year Never Downtown When respondents were asked how often they go downtown, half (50%) said they visit “weekly” and another 23% said they visit “daily.” No respondents said “never.” Asked to select the top two things that draw them downtown, three responses were the clear winners: dining (66%), events such as fairs, festivals, and community meetings (42%), and entertainment (36%). No other option was selected by more than 10% of respondents except “other,” where the chief responses were work and banking. 12 Appendix | 85 �B (J) R Beckett&Raeder What are the top two things that draw you to the downtown? (Select only two options) 70% 60% 50% 40% 30% 20% 10% 0% - - - - - ~- 1--'i'- ~':,• Is._'&~ 'o~ '!--.~ r:,-1> -~°> ~~ Qo «.,~ 0~ oq,~ h~ "'~(l, ,o ,, • r_,'& ~t (l,Gj 00 H ~q,1> /,.,\Q ~(l, e; r_,O c..f<:!>-.;: • ~o ~~ ~C,-' ~ -~ ~~ e}' i I r------, ,/' Q" ~ ~ ~ 0~ (l,~ 0e; ,o t--v~ -~ ~~ ':,~ ~ ~(l, -~ ~~ (l,~ r7 -~ci; ',e; ~o ·1--"' r7 q,· . q,':>' ~'<: .N7> 'Q7> ,$- I I 0~ 00~ ' What could make the downtown more lively and vibrant? More of what respondents indicated they already visit frequently and would visit more if available: retail and dining. Entertainment would also be a draw, especially if it included opportunities for all ages and evening hours. In your opinion, what is missing from Albion's downtown to make it lively and vibrant? (Check only three options) 80% 70% 60% ----l 50% ----l 40% ----l 30% ----l 20% 10% 0% ~ I h h -o~ Qx::s -~o ~ ~ ~ 0~ 7> ~ 1s..o' ~e; ~~ • q,':> ·t<S ~ t_$> 0 o~~ (l,~ «.,~ . q,':> -o~ ~ ~15- 0~ -~°> ~~ h q,':> ~ -o~ t<$ ~ 0e; r7 ~ ~o '?' I 6(l,15- t~ . ~<:f ~" <x..e; fl,Gj ~o 7> 'tfc.; I &-~ ~f -~ 'Q'<: "N' <:)7> I •~ - . q,':> ·t<S ,$-7> ~ ~'?- I I ~':,• ·t<S "N' 615-~°> I I H ~q,1> /,.,\Q e; 0~ Overall, respondents have noticed a change for the better in the downtown: 77% say it has improved either greatly (33%) or slightly (44%), while only 10% think it has declined and 13% either don’t know or 13 86 | City of Albion Comprehensive Plan �B R CD Beckett&Raeder think it’s about the same. To continue to improve, survey-takers think the City’s top priorities should be improving the facades of existing buildings (72%) and investing in beautiful public spaces (50%). What are the top three elements of downtown that you would like the City to prioritize? (Check only three options) 80% 70% 60% 50% 40% 30% 20% 10% 0% Corridors The survey inquired about types of commercial development that respondents would like to see on each of the City’s main corridors. Overall, grocery stores was the most desired, followed by drive-in/drive-through food, residential/commercial mixed use, and health care facilities. Pharmacies, strip malls, and auto services were the least desirable when all responses were combined. Which of the following uses would you like to see along the city’s main corridors? (Select three for each corridor) 80% 70% 60% 50% 40% 30% 20% 10% 0% • • • • Superior Street Austin Avenue Michigan Avenue Eaton Street 14 Appendix | 87 �B R CD Beckett&Raeder Difference emerge when viewing the results by corridor. Superior Street was seen as a good site for mixed use development, grocery stores, and office buildings, while Michigan Avenue was recommended to host healthcare facilities and pharmacies in addition to mixed use buildings. Strip malls, drive-in/drive-through food establishments and gas stations were suggested for Eaton Avenue. Austin Avenue was represented as almost equally hospitable to all of the suggested uses, with the exception of hotels or lodging. 80% Which of the following uses would you like to see along the city’s main corridors? (Select three for each corridor) 70% 60% 50% 40% 30% 20% 10% 0% Superior Street Austin Avenue Michigan Avenue • Grocery stores • Mixed use (residential use above commercial) • Office buildings Eaton Street • Drive through / drive-in food establishments • Healthcare/urgent care facilities • Hotel / lodging Respondents had definite preferences related to the style of commercial development along the corridors. They strongly preferred neighborhood stores over mini-malls (84% to 16%), and mixed-use buildings that are two to three stories high rather than four to five stories (80% o 20%). They were less definite about a color palette, but still expressed a preference for colorful tones (62%) over earth tones (38%). Employment Survey-takers were fairly evenly split on the subject of how strongly they agreed with the statement, “There are sufficient employment options that I am qualified for within a reasonable commute from my home.” About a third strongly agreed (7%) or agreed (24%), while another third disagreed (18%) or strongly disagreed (16%), and the remaining third neither agreed nor disagreed (25%) or said the question was not applicable to them (10%). 15 88 | City of Albion Comprehensive Plan �B R CD Beckett&Raeder To what degree do you agree with the following statement: "There are sufficient employment options that I am qualified for within a reasonable commute from my home."? Not Applicable Strongly agree Neither agree nor disagree Strongly disagree Agree Disagree When asked how employment opportunities have changed in Albion over the last five years, an equal proportion found that it had “improved slightly” or “declined slightly” (18% each). However, a smaller percentage found that it had improved greatly (5%) than declined greatly (11%). The greatest proportion said it “stayed largely the same” (30%), and 17% did not know. Parks and Natural Features Overall, survey respondents reported that they are satisfied with most aspects of parks and recreation in Albion. The number and size of parks received the most favorable ratings, with access to the Kalamazoo River and associated nonmotorized trails close behind. Accessibility for physically impaired users showed the most room for improvement. 16 Appendix | 89 �B R CD Beckett&Raeder How satisfied are you with the overall parks and recreation offerings Albion? 60% 50% 40% 30% 20% 10% 0% Number of parks Size of parks Access to the Non-motorized Playground Kalamazoo trails to and equipment River along the river • Very Satisfied • Satisfied • Neither satisfied nor dissatisfied • Dissatisfied Parking Accessibility for physically impaired users Very dissatisfied Most respondents felt that natural features are an asset to Albion: 49% strongly agreed, and another 36% agreed. Less than 3% expressed any disagreement at all. Consistent with this, they also felt that specific natural features could be better protected and preserved. Leading this list was the quality of water in the Kalamazoo River, which 4 in 5 respondents agreed could be better protected. A slightly smaller proportion agreed with open space preservation (74%), followed by wetlands (70%) and then tree canopy (68%). Overall, this is a strong showing of support for the City’s natural features. 17 90 | City of Albion Comprehensive Plan �B R CD Beckett&Raeder To what degree do you agree with the following statement: "Albion's natural features (listed below) could be better protected/preserved."? 50% 45% 40% 35% 30% 25% 20% 15% 10% 5% 0% River -water quality • Strongly agree Open space (open areas of Wetlands (areas that are undeveloped land) either permanently or seasonally under water and provide rich habitats for plants and animals) • Agree • Neither agree or disagree • Disagree • Strongly disagree Tree canopy • Don't know 18 Appendix | 91 �Appendix B. Youth Survey Results B (D R Beckett&Raeder Albion Comprehensive Plan Youth Survey Summary On Tuesday, November 30, 2021, Albion College students were invited to participate in Comprehensive Plan engagement exercises. One of the exercises was a youth survey regarding each students’ plans after graduation. A total of 19 people completed the survey after the engagement exercises. Most striking is that roughly 88% of students are planning on leaving the community after graduation. The two biggest reasons students are leaving is to pursue higher education and live in a different/bigger city. When asked what are the top characteristics of a community in which the students want to live housing options, higher paying jobs, and retail and entertainment variety were the top three results. Students were also asked if they would ever consider returning to the community, roughly 13% responded in the affirmative and 40% were unsure. The results from the survey are summarized in more detail below. Question 1: Do you like living in your community? 50% 42.1% 36.8% 40% 30% 21.1% 20% 10% 0% Yes No No strong opinion Question 2: What are the three characteristics of a community you want to live in? Housing options 52.9% Higher paying jobs 52.9% I Retail and entertainment variety 47.1% I Walkability 41.2% Fast reliable internet and cell phone coverage 23.5% Younger like-minded people 11.8% Good public transit; no need for a car 11.8% I Other (please specify) I 0% 10% 20% 30% 40% 50% 60% One open response answer indicated a student wanted to live in a community with “diverse school options.” 1 92 | City of Albion Comprehensive Plan �B R (J) Beckett&Raeder Question 3: What type of career are you considering after college? Legal Management, Business, and Finance Other (please specify) Public Administration Medical and Health Care Automotive Skilled Trades (Electrical, HVAC, Plumbing, Welding) Arts and Communications Education and Social Services I I I 29.4% 23.5% I 11.8% 11.8% 11.8% 5.9% 5.9% 5.9% 5.9% I 0% 5% 10% 15% 20% 25% 30% 35% Other responses recorded through open response include “occupational therapy” (1 student) and “urban planning” (1). Question 4: What are your plans after you graduate from college? 100% 80% 60% 40% 20% 0% 88.2% 11.8% I plan to stay in the community or close by I plan to move out Question 4a (answered stay in Q4): I plan to stay in the community or close by and… Of those who plan to stay in the community after graduation, all responded that they are going to “take some time to evaluate [their] options and next steps.” Question 4b (answered move in Q4): I plan to move out of Albion to… Pursue higher education 46.7% Live in a bigger/different city 33.3% Find employment opportunities 13.3% Experience a better quality of life 6.7% 0% 5% 10% 15% 20% 25% 30% 35% 40% 45% 50% 2 Appendix | 93 �B (D R Beckett&Raeder Question 5a (answered “pursue higher education” in Q4b): Which city/state do you plan to relocate to pursue higher education? Of the seven students who plan to leave Albion to pursue a higher education, two are planning on relocating to Ann Arbor, one to East Lansing, one to Chicago, one to St. Augustine, FL, and two are unsure/unknown. Question 5b (answered “pursue higher education” in Q4b): Which college/university do you plan on attending? The schools listed include University of Michigan (2 students), Michigan State University (1), University of Chicago (1). University of St. Augustine (1), unknown (2). Question 6: (answered “live in a bigger/different city," “find employment opportunities,” “experience a better quality of life” in Q4b): Which city/state do you plan to relocate? The most common city/state in which students plan to relocate was Detroit (3 students), followed by California (2). Grand Rapids (1), Auburn Hills (1), and “out east or west” (1). Question 7 (answered move in Q4): Do you ever plan on returning to the area? 46.7% 50% 40.0% 40% 30% 20% 13.3% 10% 0% Yes No I don’t know Question 8 (answered yes in Q7): What is the primary reason you would return to Albion? Family / Friends Look for a job in the region (within a 2-hour drive) Housing options Quality of the school system Quality of life Look for a job in Albion 0% 3 94 | City of Albion Comprehensive Plan 10% 20% 30% 40% 50% 60% �B (D R Beckett&Raeder Question 9 (answered no in Q7): What is your primary reason for not returning to Albion? My career goals cannot be realized by coming back 57.1% Better quality of life elsewhere 28.6% No job opportunities within my area of expertise 14.3% Better opportunities to raise family elsewhere 0.0% Family / friends don’t not live in Albion anymore 0.0% 0% 10% 20% 30% 40% 50% 60% Question 9a (answered “my career goals cannot be realized by coming back” or “no job opportunities within my area of expertise” in Q9): Understanding your career path cannot be realized in Albion, would you consider coming back later in life? 100% 80.0% 80% 60% 40% 20% 0% 20.0% 0.0% Yes No Maybe Question 10: What age group do you fall into? All respondents were aged 18 to 24. Question 11: What is your gender? 100% 79.0% 80% 60% 40% 20% 15.8% 5.3% 0% Male Female Other 4 Appendix | 95 �B R (D Beckett&Raeder Question 12: How often you use the following social media platforms? Facebook LinkedIn Twitter Tumblr Instagram Snapchat YouTube TikTok Vimeo Always 10.5% 5.3% 5.3% 0.0% 36.8% 47.4% 15.8% 31.6% 0.0% Very Often 31.6% 15.8% 0.0% 0.0% 47.4% 31.6% 10.5% 15.8% 0.0% Sometimes 21.1% 31.6% 15.8% 5.3% 0.0% 15.8% 52.6% 10.5% 0.0% 5 96 | City of Albion Comprehensive Plan Rarely 10.5% 10.5% 31.6% 5.3% 5.3% 5.3% 15.8% 10.5% 5.3% Never 26.3% 36.8% 47.4% 89.5% 10.5% 0.0% 5.3% 31.6% 94.7% �Appendix C. Youth Engagement Scenario Activity Results GROUP A Exercise 1 (Dream City) Exercise 2 (Constraints Added) » Density on the periphery » Infill with single family residential » Large central public/park space » Large urban parks » Contiguous open space » No mixing of land uses » Large industrial presence Appendix | 97 �GROUP B \ l Exercise 1 (Dream City) » High-density corridors (Commercial, Mixed-use, Residential) » Dense single family residential neighborhoods on the edges of density » Dense suburban development » Isolated industrial » Contiguous open space 98 | City of Albion Comprehensive Plan Exercise 2 (Constraints Added) » More mixing of land uses » Corridor structure preserved �GROUP C Exercise 1 (Dream City) Exercise 2 (Constraints Added) » Extremely low density (sprawl) » Maintain the sprawl structure » Central commercial mixed-use areas » Extremely dense subdivisions » Some subdivision structures » Mixing of land uses » “Towers in the Park” » Lack of contiguous open space » Lots of open space Appendix | 99 �GROUP D Exercises 1 & 2 (Dream City + Constraints Added) » Central city a mix of commercial, civic, public, space, mixed-use » High-density residential on the edges of the center » Dense subdivisions with dedicated public space » Contiguous open space » Isolated industry » Residential corridors 100 | City of Albion Comprehensive Plan �Appendix D. Community Visioning Results: Collective Priorities COLLECTIVE PRIORITIES VOTES Invest in and advocate for the school system 8 Youth oriented community with activities and spaces 7 Abating and redeveloping contaminated sites 5 Increased public transportation options 4 Development extending beyond downtown district 4 More cooperation and unity in the community 3 Thriving, lively, and vibrant downtown 2 Downtown commercial/residential vacancy rates below 10% 2 Empowered and active community with agency 2 Increased minority and women owned businesses 2 Maintain existing positive community assets 1 Lower poverty and ALICE rates 1 More housing-dense neighborhoods 1 Improved ratio on the number of residents that live and work in Albion 1 Sustainable businesses 0 Healthier housing stock 0 Increased population 0 Appendix | 101 �Appendix E. Youth Engagement Asset Mapping Results STU D E N T E N G AG E M E N T S H E R I D AN TO WN S H I P 94 ' % ( & 94 ' % ( & ã I Ellio tt M apl e Wa tson N orth te i n B erri en C l i n ton H an n ah I on i a E a ton F i n l ey AL B I O N TO WN S H I P E ri e Ash R i ver H av I rwi n C l a rk C a ss ¹ I C l a rk i gan H u ron Al b i on M i ch D i vi si on Pi n e B u rr O a k B u rs S u p eri or I n d u stri a l B roa d wel l en ¹ I S tren g th Wea kn ess O p p ortu n i ty Votes 1 4 D a ta S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n C ou n ty G I S 0 102 | City of Albion Comprehensive Plan 0. 2 5 0. 5 M i l es �*The results listed do not reflect the views of City Administration but is the raw data generated by participants. CATEGORY DESCRIPTION VOTES Weakness College President’s House 4 Strength Whitehouse Nature Center 3 Weakness Snack Shop 2 Strength Albion College 2 Strength Victory Park 2 Strength The Foundry 2 Strength Bohm Theatre 2 Weakness Oaklawn 1 Weakness Greenspace 1 Weakness Family Fare 1 Strength Stirling Books + Brew 1 Strength Opportunity School 1 Strength Innovate Albion 1 Strength Night and Bay 1 Strength Zick's 1 Strength New Hope Church 1 Strength Vet (Irwin Ave) 1 Strength Vet (5 Points) 1 Strength Bowling Alley 1 Strength Grace Temple 1 Strength Trail head 1 Strength First Baptist arwan 1 Opportunity Double vision center, skating rink trying to rebuild 0 Weakness ATO 0 Weakness Hazardous green space 0 Opportunity Abandoned spaces, could be used as storefronts 0 Opportunity Open green space, graffiti billboards 0 Opportunity Big open space 0 Opportunity Tons of potential, Austin Ave next to industrial/shops eateries 0 Strength Malleable 0 Strength Biggby 0 Strength McDonald’s 0 Strength St. Johns Church 0 Strength Guardian Factory (Kmart?) 0 Strength MacIntosh Park 0 Strength Dog Park 0 Appendix | 103 �Appendix F. Community Visioning Asset Mapping Results CO M M U N I TY E N G AG E M E N T S H E R I D AN TO WN S H I P 94 ' % ( & 94 ' % ( & ã I Ellio tt M apl e Wa tson N orth te i n B erri en C l i n ton H an n ah I on i a E a ton F i n l ey AL B I O N TO WN S H I P E ri e Ash R i ver H av I rwi n C l a rk C a ss ¹ I C l a rk i gan H u ron Al b i on M i ch D i vi si on Pi n e B u rr O a k B u rs S u p eri or I n d u stri a l B roa d wel l en ¹ I S tren g th Wea kn ess O p p ortu n i ty Votes 1 5 D a ta S ou rces: M i ch i g a n O p en D a ta P orta l , C a l h ou n C ou n ty G I S 0 104 | City of Albion Comprehensive Plan 0. 2 5 0. 5 M i l es �*The results listed do not reflect the views of City Administration but is the raw data generated by participants. CATEGORY DESCRIPTION VOTES Strength Victory Park 5 Strength River trail expansion 5 Strength McIntosh Park 4 Weakness Albion street bridge 4 Opportunity Empty storefronts - beautify! Popups 4 Strength Albion College 3 Strength Business District 3 Strength Bohm Theatre 3 Opportunity New businesses 3 Strength Library 2 Strength River trail 2 Strength Coca Cola mural 2 Weakness Business district needs updating and more 2 Weakness Road condition 2 Weakness Malleable area - needs to be cleaned 2 Weakness Brownfield - unusable 2 Opportunity Community gardens 2 Opportunity Solar power 2 Opportunity Infill housing 2 Weakness Trash 2 Strength Exit 121 - located off major interstate 1 Strength MEDC revitalization projects 1 Strength Brewery mural 1 Strength Day or night recording studio 1 Strength People 1 Strength Kalamazoo River 1 Strength Stoffer Plaza 1 Weakness Potential school location 1 Weakness Erie St road condition 1 Weakness Broadwell St road condition 1 Weakness Malleable Contaminated site 1 Opportunity Victory Park 1 Opportunity New senior housing development - location not chosen 1 Opportunity New businesses 1 Opportunity Anna's House of Flowers 1 Opportunity Parks 1 Opportunity Munger hall as a building 1 Opportunity Youth programs at library 1 Opportunity Caldwell School site redevelopment - more youth focused intergenerational recreation 1 Weakness Houses falling down 0 Opportunity McIntosh Park 0 Appendix | 105 �� Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Albion_Comprehensive-Plan_2022 Creator An entity primarily responsible for making the resource Planning Commission, City of Albion, Calhoun County, Michigan Comprehensive Plan Steering Committee, City of Albion, Calhoun County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2022-09-20 Title A name given to the resource The City of Albion Comprehensive Plan Description An account of the resource The City of Albion Comprehensive Plan was prepared by the Planning Commission and Comprehensive Plan Steering Committee for the City of Albion, and was approved on September 20, 2022. Subject The topic of the resource Comprehensive plan publications Albion (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/6b34c9d6baa55d98308d8ccaa1845343.pdf fc3957c13c93e75785577c114bd15ccf PDF Text Text ·'EL'i.:'.,' ,'',• r,y vr A~ .,·h, -r1r..• 1.1 1 •>..11·<1 ·- ~: fRR P,i,,,.·····,-" __ .. , .:> (:' L·'an· ,·.,~, '•b C,. . cn~~r, rrt:f~ ALBERT TOWNSHIP ,- COMPREHENSIVE PIAN : , ' Prepared by the Albert Township Planning, .Zoning and Sanitation Commission, Albert Township, Montmorency County, Michigan, with the assistance of the Northeast Michigan Regional Planning and Development Commission. September 17, 1975. �I Northeast Michigan Region P.O. Box 457 Old Hospital Building Gaylord, Michigan 497 35 The Northeast Michigan Regional Planning & Development Commission I I (51 7) 7 32-355 1 . 76-072 September 17, 1975 II I I Albert Township Planning Commission Albert Township, · Michigan Members: We II are pleased to submit the Albert 'l'ownship Comprehensive Plan. Intended as a guide for future development of the township, this plcm is based on an extensive inventory of the social, economic, institutional and p!l.ysical cha:.:-acteristics of Albert To"vmship. The desires of the corn:muni ty for its future gro·t1th have been analyzed and goals, objectives and policies have been formulated cormnensurate with thes'-.c! characteristics and desires. I I II The Comprehensive Plan is by no means an end product. The success of the plan, the realization of its concepts, can be assured only if the township actively p-.irsues the goals included within. Very truly yours •I Howard L. Anderso~ Chief Planner I • • • • • John N. Evers Intern Planner JNE/cm ~r-... C1uhov1an Oaw[Qrd Montmorency Oscoda Otsego P_reSQUC Isle �• FROM THE LIBRARY OF Planning & Zoning Center, ACKNOWLEDGMENTS • • • • • 1111 • • • No plan of this scope would be possible without the combined efforts of a variety of people in different capacities . It is not possible to list all of those who have contributed to the formation of this text, but the following have provided their time, efforts and interest in the planning process Albert Township Board William Moore Florence Moline Kenneth Rinke Raymond Hyek Eugene Thornton Albert To,mship Planning Commission David Paffi Eugene Thornton Jon Rise John Righi William Heine Bud Jones Earl Rinke Others Calvert Boyle - Zoning Administrator Clarence Smith - County Planning Commission These persons have spent - many hours of their time involved in the planning process for the township . Other individuals who have contributed their efforts include Mrs . Roberta Hanna, who provided the historical background of Albert Township; Pat Bolser of the Montmorency County Abstract Office who helped compile plat records for the land use map; and the staff of the Northeast Regional Planning and Development Commission who have provided extra efforts in the establishment of this document . 1111 1111 • • This document was prepared under the supervision of John Evers, under subcontract to the Northeast Michigan Regional Planning and Development Commission . ii Inc. �TABLE OF CONTENTS Page Letter of Transmittal Acknowledgments . Table of Contents Maps . . Tables. Figures ..... i ii iii iv V V Introduction. History . . . The Pase Planning Approach . . People . . . Activities. Services . . Environment. Goals, Objectives, Policies Goals . . . . . Objectives Population Local Government. Economic Objectives . . Residential I.and Use Commercial I.and Use . . Industrial I.and Use. Recreational I.and Use. Community Facilities Transportation . Health & Welfare Education . • Environment. Utilities. Future I.and Use . Implementation. 1 8 10 11 26 46 68 87 88 89 91 , , , , 93 . . . . 98 96 . 100 102 . . 104 . 105 107 . . 109 • 111 113 114 122 iii �I MAPS Number 1 2 3 4 5 6 7 8 9 I I 10 11 12 13 14 15 16 17 18 19 20 I I I 24 25 26 I 30 31 32 I 21 22 23 27 28 29 33 34 35 Page Regional Setting. . . . . . • . Northeast Michigan Region . . . . . Albert 'fownship General land Use. Recreation Areas . . . . . . . . . . Proposed 40 Acre Park Facility . . 500 Mile Sphere of Influence for Tourism. Major Transportation Routes in Northern Lower Michigan. Existing-Circulation System . . . . . . . Region 9 - Railroads, Airports & Ports . • Media Available to .Ubert Township. . . . . . . . Average Well Depth of Groundwater . . Typical Ranges in Unsustained Yields, . Proposed Sewer Service Area . . . . . Lewiston Vicinity Storm Water Runoff Problem J\reas. Albert Township Sanitary landfill . • . . • . . . Public Health District 4 & Mental Health District 3 Lewiston Heal th Clinic. . . . • . . • • • . • . . . Region 2 - Department of Social Services. • • •.. Public & Semi-public Community Facilities - Lewiston Area Johannesburg-Lewiston Area School District. . .•. Cheboygan-Otsego-Presque Isle Intermediate School District . . Community Colleges in Region 9 . . . . . . . . . . • . . . . Normal Annual Precipitation Rate for 1940-69 . . . . . . . Average Rate of First Temperature of 32° or Lower in Fall . Albert Township Geologic Features . • . ..• Approximate Boundary of Niagaran Reef Oil & Gas Fields . . Albert Township General Slope . . . . . • • . . . • . . Albert Township General Soil. . . . . . . • . . Albert To,mship Slope & Soil Conditions . . ... /\lbert Township Areas of Potential Residential Development. Northeast Michigan Region - Unique Wildlife Areas . . . Albert Township Proposed Residential land Use . . . . . Lewiston Area Proposed General Commercial & Office Use. Albert To\.mship Future Industrial-Extractive lBnd Use Albert Township General Proposed land Use • . . . . . . I I iv I 4 6 28 35 36 38 41 43 44 48 51 53 54 56 57 60 61 62 64 66 67 67 69 69 71 73 74 76 80 82 85 116 118 119 121 �I II I -I I I II TABLES Number M_i gra ti.on Pat terns . . • . . • . . • . • . . . Percentage Increase in Projected Population . • Percentage of Total Population 1960 . . . . . Percentage of Total Population 1970. V Occupational Characteristics . . . . VI Employment Activj_ty Characteristics . VII Educa tional Characteristics of Persons 25 & Over VIII Employment . . . . . . . . . . . . . IX Housing Units 13y Year St ructure 1970 . . . . . . I II III IV X XI XII XIII I 1· Page XIV Overcro,,rdin g . . . . . . . . . . . . . . . . . . . Suitability of Soil Types for General Farming & Forestry Degree of Limi tation for Recreational Use . . . . . . . Degree of Soil Limitation for Residential Development. Inventory of Game Species •- Montmorency· County • . • . . 11 12 15 16 17 17 19 21 29 31 75 78 79 86 FIGURES I I I I I I I l 2 3 4 Permanent - Seasonal Residents Population Distribution 1960 Population Distribution 1970. I.and Use Distribution . . . . V 13 11~ 15 27 �I INTRODUCTION Ill II II II Ill II • • •II II I • • What is a Comprehensive Plan? Any composition of people living in an area to form an identifiable community logically want to see that community develop in the best manner possible. In order to accomplish this, it is desirable to have broad guide- lines incorporated in a written document which attempts to analyze the community, its prior development and the people's needs and desires for the future. This is what this comprehensive plan does. It expounds upon those clements pertinent to the character and condition of Albert Township a nd synthesizes tllese components with the health, safety, and welfare needs of the township's residents. The result is a product· the people of Albert Town- ship can utilize in formulating their future physical, social, and economic development . Legal Jurisdiction This comprehensive plan was developed under the jurisdiction imparted to the Albert Township Planning Commission by the Michigan Townshj_p Planning Commission Act (Act 168 , P.A. 1959, as amended). One of the primary purposes of Act 168 is to provide for the health, safety, and welfare of the township's citizens by encouraging the wise allocation of existing resources "in accordance with their character and adaptability". Rationale of a Comprehensive Plan The comprehensive planning process is a rational means of meeting this responsibility, while at the same time allowing the people of Albert Township to guide the growth of their area. The comprehensive plan is an official -- 1 1 �public document adopted by a local govern~ent as a policy guide to decisions I about the pbysical development of the community. on anyone, but as a general development guide It is not lega l ly binding can indirectly determine local regulations and actions. I I The adoption of a general plan is looked upon favorably by private in dustrial and commercial interests seeking new locations, state and federal agencies concerned with community aid and local development programs, and potential residents in search of an orderly and desirable area to live . The word "comprehensive" denotes not only the physical, but also the social and economic development of the to,mship. I I I Since these tl1ree elements of the area cannot exist independently of each other, this document will consider them in light of their relation to one another. Re:?Jona1 Description Every jurisdiction is part of a larger entity which, to a greater or lesser degree, affects its operation and development. Consequently, Albert I I I I Township needs to be set in the perspective of the region and county in which it is located and should take into consideration the overall develop ment plan for the region . The Northeast Michigan Region consists of cigbt counties in the northeast section of the state incorporating 3,256,649 acres (5,088 sq . miles), of which 3,078,000 acres (96% ) is land surface and 122,000 acres (4%) is inland water surface . From the higher elevation of the western edge, tbe terrain gently slopes toward I.a.ke Huron, giving way to flatlands on the eastern boundaries . Wat er resources include numerous lakes and streams within heavily forested areas, as well as important watersheds such as: the Cheboygan . the AuSable; the Pt ne; the Ocqueoc; the Thunder Bay; and I I I I I I I I �I I I I i The region is prima rily dependent upon its land and ~~ter resources. From the advent of the lumbering industry) through the utilization of cleared land for agricultural production) to the r.ecent increase in small industries and tourism) the natural amenities of the area have been the major sustainers of the population. Approximately 9Li)OOO people resided in the region in 1970. result of a relatively steady population increase since 1930. and 1960J there was a net outmigration rate of 1. !~%. This is the Between 1950 From 1960 to 1970J the region experienced a net inmigration of 2,5%J indicating an increased popularity in the area. It is felt that the majority of this increase can be attributed to an influx of olderJ retired persons returning to northern Michigan after spending their productive years in the larger urban areas of the southern part of the state. On the other hand, a large proportion of outmigration can be traced to younger people seeking jobs in these urban areas. Regional Goals Regional goals include: the promotion of population growth while de- creasing outmigration; economic stabilization through diversified employment opportunities; reduction of dependence upon public assistance; improvement in the level of working skills; the provision for adequate educational! heal th welfare_, and other public services; the promotion of independence among local governmental units while maintaining liaison in programs of regional development; balanced recreation and tourism growth; quality housing for all residents; development of a comprehensive transportation system efficiently serving the region's residents while encouraging industrial and tourism activities; adequate delivery of utility services; the preservation and enhancement of environmental resources; and the development of necessary 3 �MAP 1 _______r r REGIONAL SETTING RI:X;IOH NINE 4 �I attitudes and programs for tl1e provision of a q_uali ty environment. I I I I I I I County Descripti on Montmorency County, in which Albert Township is located, contains 555 sq. miles with approximately 97% of the area as land surface and 3% inland water. As with the remainder of the region, the county's early development and growth can be attributed to the proliferation of lumbering activity. A rail- road network was constructed to facilitate the transportation of t:i.mber, and ~~s subsequently abandoned with the decline of the lumbering industry in the first half of this century. Farming has been rather limited in the county and today remains secondary to lumbering. Commercial forests comprise 81% of the county's land area making recreation as well as lumber:l.ng the two primary land uses. From 1959 to 1967, earnings in agricu·lture decreased 102'% - the greatest • • •• • • • • • decline in the region. · Earnings in manufacturing, on the other hand, :i.ncreased 602% during the same period - the highest proportional increase in the region . From 1970 to 1975, Montmore.ncy County employment figures reflected the great est increase in all categories in tbe region; a 69. 2o/o increase in the J.EJ.bor force; a 37% increase in the nw.nber of persons employed; manufacturing employment displayed the greatest growth rate in the county - an 84.6% increase from 1970. These figures indicate the county's trend toward greater manu- facturing activity. Urbanized land comprises only 0.4% of the entire area. 5,900 year-round residents lived in the county, per square mile. * Approximately a density of 10.65 people Net migration into Montmorency County between 1960 and 1970 was 15,5% of the 1960 population, compared to 2.5% for the region and 0,3% * 1973 Population Projections of Counties in Michigan; pub. by the Planning and Policy Division, Bureau of the Budget, Dept. of Management & Budget. 1974 5 �MAP 2 NORTI-iEAST MICI-IIGAN REc; roI'~ ,-FREEWAY -PRIMARY ROADS (f. 6 )NOARY CENTERS �I I I I I I I I I • for the state, indicating a movement pattern into more rural, recreational areas . I Coordino.t ion with Northeast Michigan Regional Planning and Development Commiss ion . The Albert Township Planning ·conimission, realizing the necessary benefits derived from the development of a comprehensive plan, has worked in close associat:ion with the staff of tbe Northeast Michigan Regional Plannin ,; and De'relopment Co:nm.i.s sJ.on in tl1e prcpa.rc.ti.on of this document . The Commi ssion realiz es tbe need for purposeful and ratj_ona l control of tbe township '· s future development. 'rl'1ey intend to efficiently discharge its goverrnuental functions and r.ocj_al obligations; j_mprove the overall economy of its jurisdiction while concurrently utilizing the area 's natura l resources in the most beneficial manner possible; and provide the township's residents with the highest quality of living environment possible . Tbe goals, policies, and objectives for future develop,nent of Albert I I I I Township are the result of a series of sessions during a three month period in which tl1e various social, physical, and economic components of the town ship were analyzed and placed in proper relationship to one another to achieve an objective and fairly comprehensive perspective of current ,lnd projected conditions . The characteristics of any living environment are predicated upon t}1e people and past activities whicb contributed to its present identity. I I I sequently, a brief analysis of the history of Albert Township will provide an insight into those components which combine to s'hape the locality as 'it is today. I I Con- 7 �Ill I I • II II Ill I Iii II Iii •II II I I I • • HISTORY • The history of Albert Townsbip is primarily the lJistory of Lewj_ston . The cultural character of Albert Township is heavily assocj_ated with events which occurred in this populated area . Lewiston was platted by the Michelson-Hanson Company in 1891 and named after Lewis Jenson) a company officer. Buildings were constructed at tbis time and a sawmill began operation in April of 1892 . A second operati on) the Kneeland-Bigelow Company) was initiated by two off:icers of the Michelson-Hanson Company . By the turn of the century 1 the village population had grown to approximately 800 with the two mills employing 150 men and as mo.ny more employed in the woods. The annual payroll at this time amounted to $70,000 and freiBbt costs fo.r :-;hipping lurnl)er· rose to !);80, 000 per year. A network of narrow gauge railroad tracks tra nsported logs into Lewiston and dumped them into East Twin lake for temporary storage . These logs were brought in from seventy lumber camps with the entire area 1 from East Twin lake to tl1e village, used as a storage yard for logs . Pine was harvested without adeq_uate reforestation and was depleted after a few years. By 1911, the mills bad closed and some of the existing houses were moved out of to,m 1 while others became dilapidated. Two major fires ( one in 1911+ destroying the east side of Kneeland Street and another approximately two years later demolishing the west side of the same street) ruined most of the commercial establishments . The two lumber mills 1 while in operation, supplied electricity to the business area and lake water for fire protection After the termination of activity in the mills, hardwoods were 8 �harvested in the township and sent to Grayl i ng, via train, where they were further transported to Bay City for milling . 1929 marked the end of this phase of lumbering activity in the township . The Michigan Central Railroad l had served the Lewiston area from 1892 to 1932 . The rail spurs between Grayling and Leuiston were removed .· In its "J-ieydc.y ", Lewiston contained five hotels a nd seven saloons to G.ccommodate the 2.umbcrje.cks work ing in the vicinj_ty. T}1e Congregntiona:i. Cl1w·ch (United Church of Christ) was const ructed in 1892 and j_s the only building in to-..--i.1 with one continuous identity. Agriculture ha.1; ahm.ys played a limited role in the eonomy of tb-3 townsl·J ip. During the 18':)0's, the Home Colony Company, a lo.nd-prorn ot ion co:i:pc,r- ation from Wisconsin, sold pnrcels for small farming operatior.s. Red clover and potatoes were grown until tl1e land becarce depleted and tlie railroad, which shipped potatoes as well as lumber, ceased operations . Currently, farming within ti1e township is insignificant . Tourism began to develop around 1935 . economic forces in the towns hip . Today this is one of the major Other important contributors to the local economy are building trades and a few small manufacturing industries . Today the to,mship bas a substantially greater population (approximate ly 5,000 permanent and seasonal residents ) than it sustained in its lumber ing era . Lewiston supports about 60 places of business, has three churches, a K-12 scbool district, curling and sportsmen ' s clubs, and various service organizations. The history of Albert Township, then, shows a chronological progression from fairly intense lumbering activity, to very limited farming, to a steady increase in - residential, recreational, service and indu strial a ct ivity . 9 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 THE PASE PIANNrnG APPROACH A variety of methodologies may be used in the formulation of a compre hensive plan . Some approaches are more applicable than others to a specific locality and others a.re_ fairly general in their adaptability . . proach, formu lated 1)y trie Nortbeas t Michigan Regional PlarLriing o.nd Development Commission falls in tl1e iatter category and i.s tl1e one used in this plan. PASE (People, Activities, Services, Environmerrl:,) re:f:'ers t o the classi-fication of rna,jo:r elements Jn tbe analys:i.s of Albcx·t '.ro,mship . It is a w-a.y of looking at the townsbip ' s social, institutional, economic, physical,_ and enviromnental features o.nd processes. An important phase of this analysis, and one utilized by tbe Albert To . . .rnship Plarming Commi ssion, is the esta.blishment of a matrix, or grid, -to clarify the results of interactions between tbese elements. In this manner, the effects of an action pertaining to one element (e. e . increased housing) are clearly seen in relation to other elements (e. g . increased property tax revenues or need for more classroom space). Tho se eff ects which a re desirable can be emphasized and those deemed undesirab le can be limited or abated. In many instances, therefore, trade-offs have to be made in arriving at the optimal combination of policies the township may adbere to. The PASE data, the matrix interaction approach, and the insi ghts of township's representatives, are combined to develop the goals, objectives, and policies whicl1 reflect the characteristics and attitudes of the township. This approach is, therefore, oriented toward the adoption of a realistic and viable guide to the future development of Albert To,mship . I I The PASE ap- J.b �-II PEOPLE POPUlA'rION The character, identity, and general atmosphere of an area is deter- I II II II II I mined by the combination of its people and natural environment and tl1e interrelationships occurring between these basic elements . berent capacity to define and change }1is physica.l environment to f.Ui t his immedjate and lon r~- r a n.?;e needs, it is important to analyze the human functions occm-ri.n3 :Ln the tO\mship. These activities and characteristics of the township's residents are establisbed for tbe maintenance e.nd improvement of their living conditions . A - J,11::i;ration I'atterns and Projections Migration in A.nd out of Albert 'l'ownship represents two major socioeconomi c characteristics. • •I • • •• --• Since man has a n in- They are tbe number of people entering or lea ving t he township, which contributes to the determination of future population statistics ; and the general origins of those entering the area, helping to formulate a broad, rationa l theory of tbe economic structure of these mi-grants . As Table I indicates, a substantially greater proportion of new residents migrate to tl1e area from different counties (probably from counties in the southern section of the state) • TABLE I MIGRATION PATTERNS - PERSONS 5+ BY 1965 RESIDENTS·>E- ~ of Tota l * Same Hous e - 554 5% Different House - Same County - 133 14% Di fferent County - Same State - 238 25% Source: 1970 US Censu s - Fifth Count Summary Tape ll �I Population projections for the township simulate the most logical and rational patterns of growtb up to the year 2000, and in tbis context, cirI cumscribe the elements included in the plan. _ To attempt to predict future population for the township is precarious at the least . •I The results depend upon a combination of past events and a I logical prediction of future national, state, and regional trends. Table II denotes the percentage increase projected during each ten year interval within tbe planning period for tl1e permanent and seasonal sec tors . I As clearly indicated, the projection assumes an equal proportional increase in both sectors. The se high projection rates are reinforced by the Northeast Michigan Regfonal Plannine; and Development Commiss ion's forecast that Albert Township will experience the l a rgest proportional increase in population in tbe county between 1970 and 1990. I TABLE II PERCENTAGE INCREASE IN PROJECTED POPULATION 1960-1970 Perma.nent Seasona l Total 1970-1980 1980-1990 1990-2000 170% 58% 29o/o 22% 7% 58% 29% 22% 42% 58% 29i 22% The current and projected population figures displayed in the trend lines of Figure 1 are based upon 1974 unit service data supplied by the Presque Isle Electric Co-op. Taki ng into consideration the current energy situation and the subsequent propensity to limit seasonal and week-end travel to areas witl1in a short distance of home, more leisure time for the working class, _and the increasing tendency of people (including young adults with families) to leave urban areas and adopt more rural lifestyles, these projections are considered to be the most realistic. 12 I I I I I I I I I I I I I �I F.IGURE 1 Permanent Residents I I I I I I I I . -. . , Seasonal Residents Total Population I 15,000 14,000 13,000 119~ 12,000 11,000 10,000 9,000 8,000 7500 715 I I I I I I I ./ 7,000 / 6,000 5,000 473 4,000 / / 3076 3,000 ~ / 2,000 _:92~_ / 2838 / -. ~- 2629 --A- - -A( " 84-· 1,000 1950 1960 1970 • I - _ 13 1980 1990 200( �Because ·of lower national birth rates, the greater percentage of this population growth in the township will more than likely be a result of migration into tbe area. These migratfon and popul'a.tion projection factors reiterate the need for Albert Township to optimally accommodate a sizable increase in diverse human needs, and .their expected impac~s, through proper planning and implementat.ion. J3 - A~ The median age of the res:i.dents of Albert Tow11ship in 1970 was 40. 8 years (42 years for tlle female population and 39 years for the male population). This compares with a county median age of 36.3 and a regional median of 28.3 years, indicating a propensity for older, retired people to migrate to tbe tovmsbip and the younger productive age groups to leave the area for jobs elsewhere. This phenomenon is further substantiated by Figures 2 e.,, 3, which display the population pyramids for Albert Township for 1960 and ·1970. FIGURE 2 Age l+4 65 + 59 55 64 -57 45 54 35 !+4 25 34 15 2J+ 5 14 0 4 47 ., 24 32 51 19 90 80 70 I I I I I I I 60 50 40 30 20 70 -I '~ I I 32 · 20 30 Fema.l e POPU,IATION DISTRIBUTION BY AGE ALBERT TOWNS HIP - 1960 14 I I 10 J.O I 40 50 M3.J.e 60 70 I - �FIGURE 3 Age I52 75 1 + 29! ; 65 - 74 ]56 I 79 37 35 ... 4.11- 37 25 - 311- 70 60 50 40 30 . f16 20 10 701 57 l 331 15 ... 24 i I- J.4 I 0 ... 4 5 6 80 681 45 - 54 - I 48 90 64 55 7 771 J 611 I ·- 241. 10 20 30 40 Female - 50 100 i . - --- . ---· 60 70 ·------J.----·- Male POPULt\TION DISTRIBUTION BY AGE ALBE.Wr TOWNS HIP - 1970 Compared with tbe county and region (Tables III & IV for 1960 and 1970), Albert Township shows a predominantly smaller percentage of younger age groups between the ages of Oto 44 years. There concurrently exists a relatively higher percentage of older people (45+) in the township than the county or · region. TABLE III AGE - GHOUP PERCENTAGE OF TarAL POPUIATION 1960 Albert Towns hi u County Region under 7% 10.2',t 12.81%, 14 16% 20.6% 21. 6<fo 15 - 24 9% 12. CY,L 12. O',h 25 - 44 19% 20.11%, 26.6% 45 - 64 3Cf/, 24.1% 19. 3% 65 161/, 13.(1% 8.~ Age Group 4 & 5 & over 15 80 90 1( �TABLE IV AGE - GROUP PERCENTAGE OF TarAL PORJIATION 1970 I Age Group Alber~ Township County Re5ion 1+ & under 3°'p . 6.7~ 8.5~ 5 - 14 ·19% 20.6% 23.4% 15 - 2h lo% 13.3% 15.1% 25 - 41~ 15% 17.Bt · 21. 1% 45 - 61+ 2% 25-7% 20.8% 65 2af, 15.si 11.3% & over Th~se statistics indicate two cogent needs of the township: 1. To attract production, younger age groups to the area . 2. Provide adequate services to meet the needs of the older, . . retired residents of the community. C - Occupation The working population of the township consists primarily of service, operative, and kindred workers. These groups compose approximately 39% · of the tota1 employees in the township. The vocational composition of the Albert To,mship can be seen in Table V, co:nparing the occupation cllaracteristics of the township wit}.J those of Montmorency County. 16 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 OCCUPATIONAL CHARACTERISTICS No. in Employment by Occupation Township Professional, technical, and kindred % of Labor Force County % of Labor l~orce 35 ,10 141 9 5 1 73 5 36 10 156 11 · 17 5 99 7 Sales workers 23 7 69 4 Craftsmen, foremen & kindred workers 35 10 266 18 Operators kindred workers 71 21 300 21 Service wo rk e rs (inc. priva te hous e holds) 60 18 200 14 Laborers (e xcept farm 24 7 102 7 Fanners, farm managers Managers, officials proprietors & Clerical and kindred workers & & min e ) I '.mBLE VI EMPLOY1·1ENT ACTIVITY CHARACTERISTICS I No. in Employment by Industrv Township of Labor Force % of Labor Force % Construction 44 11 179 9 Manufacturing 74 19 417 23 65 17 399 22 Transportation 17 .4 41 2 Wholesale 98 26 316 17 Durable Goods & Retail Trade Finance, Insurance, Business & Repairs 10 · 2 50 3 Other Professional 21 5 59 3 9 2 114 6 12 3 69 3 ·21 5 145 8 .0 0 14 0 & Related Services Educational Services Public 7\dministration other Industries Communications, Utilities & Sanitary Systems Source: 1970 US Census, FifU·, Cow1t . Summary Tape 1'( �The township has the same general composition of professional and technical workers:, managers, officials, and prop)ietors as the remainder of the county. foremen. However, it retains a lower percentage of craftsmen and This particular combination of professions in Albert Township reflects the predominance of the wholesale and retail trade, and manufac turing industries. (See Table VI.) The overall analysis seems to indi- cate a need for economic opportwiity for skilled labor (craftsmen) and there seems to be a reliance upon the retail trade :i.ndustry, which utilizes unskilled and semi-skilled personnel. D - Education The educational composition of the residents of' Albert 'l'ownship is an important element in definin g its cultural and economic status at any point in time. The creativity, ingenuity, and comprebensive knowled ge of tbe I I I I I I I I I I population of the area, as well as, its ability to attract desirable economic activities, is related to educational endeavors. Table VII exhibits the completed education levels of tbe working a·ge population for the township and the county. Thirty-one percent of Albert Township's population over 25 had only an elementary education in 1970, compared to 38% for the county . age 25 and over in the township, 62</o had terminated their c Of all people i 11 cation or after high school, whereas 51'% had done so in the count y. during Seven percent of all those 25 and over in the township have had some college experience, and lo% of this aGe category in the cowity had attended college. of those 25 and over in the township were college graduates, county's 25+ population had college degrees . 18 4% While 2% of the I I I I I I I I I �These statistics direct attention to the fact that a smaller percentage of the township's residents over 25 had terrinated their education during or after elementary school than their cohorts in the county. Subsequently, compared to the county, a larGer proportion of the township's residents in this age category had a high school education. Montmorency County, however, contained a relatively greater ratio of college educated citizens. ,~1ile the township bad a greater percentage of high school graduates, the county retained a greater relative share of college graduates . In attempting to improve the socio-economic status of the township and become competitive with the remainder of the county in luring professional activities into the townsbip, the need to upgrade skills and professional capacitie s are of primary importance . Economy The economic characteristics of the township can be depicted by an analysis of employment, income, and entrepreneural activity. Industrial, commercial, service, and recreational endeavors determine the opportunities for employment and subsequent income levels. Referring to Table VI, retail trade is the largest employer in the township. Lewiston contains the majority of this type of activity including grocery stores, drug store, hardware stores, lumber yard, restaurants, bars, and gasoline stations, as well as, a variety of other retail businesses. Manufacturing is the second largest employment category. The major em- ployer in the to,msbip is Lewiston UJ.stre, manufacturer of automobile trim, wbose employment rate more or less fluctuates according to the production activity of the major auto manufacturers. The current number of employees ·at Lewiston UJ.stre stands at approxirr.o.tely 120, of which 6c:;fo are female. 20 I I I I I I I I I I I I �I I 'r I I I I I I I I I I I Other industrial operations include lumber mills and wood pallet manufa cturers, a special machinery production plant, a countertop manufacturer, and sand and gravel extraction and hauling operatibns. Other activities in the township which re~1ire professional experience include banking, real estate, insuranc_e, legal, medical, and educational services. Although there is a substantial variety of serv:i.ces and employment opportunities available in the area, the provision of mercantile, manufacturing, and professiona l services are not as adequate as can be fo~md in other nearby larger co:nrrrunities. As a result, residents and vacationers in the township must travel to these primary cent ers to secure those provisions and services which cannot be found in Albert Township. The 1970 unemployment rate for the tovmship was lower than that for the (See Table VIII) county and region. TABLE VIII Albert Township Montmorency Counti 207 965 11 84 5 8 Female Employed 99 447 %Unemployed 10 15 Male Employed Unemployed o/o Unemployed EMPLOYMENT Percent of labor Force unemployed: Source: Township - 6% County - 10.6% Region - 10.4~ 1970 US Census Fifth Count Data 21 �I Individual and family incomes in the township for 1969 were fairly similar to those in the county and region. The median per capita income for the township during that period was $2,341.ool while the county's was $2,294.00 and the region's was $2,678.00. The median family income level for the township in 1969 was somewhat less than the county or region; whereas, Albert Township sustained a $5,600.00 median, the county's level was $5,851.00 and the region maintained a median of $7,470.00. US Census Fifth Count Summary Data.) (Source: 1970 These lower income figures for the township reflect the predominance of small businesses which can not afford to offer competitive wages, as well as the absence of a skilled and professional labor force. There were forty-one families in the township in 1970 below poverty level and with no public assistance, while at the same time, nine families required public assistance to climb above poverty·level status. These fifty famiries constituted 16% of all families in Albert Township, which compared favorably to the 19% rate for families in this income category in the county. Overall, 6% of ail persons under 65 in the township were below poverty level in 1970; whereas, 13% of all the county's 65 and under residents were in the same economic category. (Source: 1970 US Census Fifth Count Summary Data.) The statistics, then, indicate that while the overall income level of the township's residents was lower than the county or region, there was not as great a distribution on the lower end of the income scale. Government The ability of the township to maintain its present resources and to provide - for the future needs of its residents lies in the degree of sopbistication the local government, with county, state, and federal assistance, 22 I I I I I I -I I I I I ,1 I I I I I I �I I displays in its decision making efforts. Local policies, programs, and res- ponses to citizen needs and desires is dependent upon the interest shown by, and innovative capacities of, the members of the township board, planning commission, and various local advisory bodies. I I I I I I In order to promote needed programs and changes and assert their constitutional rights, the -citizens of Albert Township should understand tbe people and processes involved in local decision making. Since Albert Town- ship is an unchartered township, its powers in exercising home rule are limited. agencies: Various governmental services are provided by state and county Michigan Department of Natural Resources, Montmorency County Road Commission, District 2 Mental Health Services, District Health Department Number 4, and Social Service District Number 2, to name a few. The Albert Township Board is the administrative and legislative branch of the local government; making decisions pertaining to fiscal spending, government services, physical development, and other matters of local con~ I I I I I I I I I cern. It is composed of five elected members. The To,mship has various appointed boards and commissions including the Planning, Zoning,and Sanitation Commission; and the Police and Fire Administration Board. The Planning Commission was created in 1969 under Act 168 of the M_j_chigan Public Act of .1959, as amended. The Commission's charge is to guide the growth and development of the township while promoting the health, safety, and welfare of its citizens. This entails holding hearings and making rec- ommendations on zoning changes and various requests and proposed development plans, and engaging in the .formulation of a comprehensive plan for the township. r·'• The Police and Fire Administration Board is appointed by the township supervisor to oversee the operation of the Police and Fire Departments. 23 �Recommendations are then made to the township board, which makes ~he final decisions on these manpower, equipment and monetary requisitions . f The township was the first in the county with its own zoning ordinance and building code, a reflection of the comprehension and foresight of local decision-makers in matters pertaining·. to growth . It is the responsibility of the loca l citizenry to insure that gove rnment keeps abreast of the needs of the area in light of new de velopment . This re- quires individual and group interest in local matters, a will ingness to respond financially and voluntarily, and insight mixed with innovation on the part of local elected and appointed officials . I I I I I I I I I I I 24 I I I I I I I �.f • • • • II II • • • • • I TOWNSHIP BOARD (5 Elected Members) Planning Commission Police and Fire Administration Board (5-9 Appointed Members) ALBERT TOWNSHIP ADMINISTRATIVE STRUCTURE 25 �ACT T V '- E S �-I I I ACTIVITIES General Land Use: The physical development Albert Township is an outgrowth of the resident's attraction to, and confidence in, its social and natural environment. Spatial form, the proximity of various land uses to one another, is the expression of economic opportunities and constraints, accessibility, and aesthetic considerations. To facilitate the quality of living in the township, whereby these economic, social, and aesthetic considerations are optimized, the best quantity and distribution of the various land uses in the township need to be realized. (See Figure 4.) Analyses of current land use will expose existing assets and liabilities for accommodating human activities and protection of the environment. Map 3.) (See Knowledge of these characteristics is necessary for the formulation 1 of future plans for the township. I I I I I I I A - Residential Land Use -I bf Until now, the greatest residential activity has taken place in Lewiston and on properties surrounding East and West Twin Lakes, as well as, Big and Little Wolf Lakes. In these areas, the current density is approximately 1.53 persons per acre, the highest in the township. The majority of commercially sold residential subdivisions can be found in the Lewiston-Twin Lakes area, many dating back to the 1920's. Later subdivisions are located in outlying areas, primarily due to the fact that the Twin Lakes and Wolf Lakes areas have been substantially platted and developed. At the present time, there are over 3,000 of these subdivision parcels, and about 825 or approximately one-quarter have been developed for residen- tial use. �FIGURE 4 74.7% 32.7% Agriculture' 52 .0% Fore sted Land FORESTED 3. 2% Transp. · LAND 1. 7% Recreation .0% Urbanization Region 9 State 3.0% Urban 1.0% 8.0% AGRIC. l. 9% TRANSP. 0. l % REC. 80.8% 47.0% 49.0% Forested Land FORESTED vacant Land LAND. Albert Township Montmorency County I.AND USE DISTRIBUTION 27 �.MAP 3 ALBERT TCMNSHIP EXISTING GENERAL LAND USE Scale: l" Medium Density Residential Rural Residential & Open Space State Forest I~ commercial . [t)~'.N\U}Wi(W/:/W:I Industrial I- Primary Roads - ,~, Michigan Cross State Cycle Trail \,' 28 = 1. 37 Mi. �The more rural residential units are located on 5, 10, and 20+ acre privately owned parcels dispersed throughout the1township. The majority of I I I these are currently being utilized as seasonal residences for summer and winter vacationers. There are over 600 of these residential units in Albert Township not constructed within subdivisions; and of the over 1400 total dwelling units, approximatel y 130 (9%) are mobile homes or trailers. Housing quality and design ranges from simple one or two room huntin~ and vacat:i.on cottages to large ranch style homes. Even thou gh many of these ·1arger well built residences are now used for seasonal living, they can potentially be used as year round dwellings. Table IX depicts the chronological development of residential land use in Albert Township. TABLE IX* Housing Units by year structure built (1970) Year 84 9% 1940-49 223 24% 1950-59 283 3Cffo 1960 - 64 184 19% 1965-70 150 16% 1939 * c/o of Total now existing Number ) ~ 35% Source: 1970 US Census Fifth Count Summary Data The greatest percentage of residential units were built between 1960 and 1970 (35%), an increase from the preceding decades. There has been a steady increase since 1939 in the number of total units built in the township. 29 I I I I I I I I I I I I I I I I �I I The percentage of these housing units that have been occupied (full-time residences) has remained constant as a percentage lof total units in the tmmship (approximately 39%). I I I I I I These statistics tend to reiterate the steady proportional increases in projected permanent and seasonal residents, as well as, the 58% projected population increase per decade . The quality of living conditions can be determined by the analys is of overcrowding 2.nd lack of plumbing facilities found in the township's housing stock and the average value of o'l-mer occupied residences in tl~e area. Table X compares overcrow<linG and plumbing faciliti e s rates for the county and the townsliip. 'l'here are proport:i.onately more ad equa te plumbin[s and sani- tary facilities per resid.e ntial unit in tl1e to'l-mslJip than the county. Home ownership in Albert Townsbip is relatively greater tban in the county (92% of all units compared to 86% for the county). 'l'his would indicate a rela- tively greater interest among townsbip residents in decisions affecting rea l property. Additionally, home o,mers would tend to have higher incomes than non-owners and be more stable in tenure than the more transient residents in rental hous:i.ng . Tbe average value of owner occupied residences in Albert To'l-msbip in 1970 was approximately $1L~, 000, compared to $12,000 for the county as a whole. If all of the existing subdivision parcels were developed, a total of about 9,060 people would reside in them (at 3.18 persons per unit). Since this is the projected population for 1992, there would seem to be an adequate number of tbese parcels now existing to satisfy the potential population demand at least until 1992. However, a large number of lots are inadequate in size under existing local standards, and they may have to be combined to 30 �facilitate development. Under these circumstances, and to maintain a variety in types of development, provision should be made for additional I planned subdivisions in the township. I TABLE X* Overcrowding Township No. County % No. 'f: 1970 0\-mer Occupj_ed Uni ts: 1 or less persons/room 1.1 - 1.5 persons/room 330 1~3 1+ 29 153 18 10 194 40 124 843 I I Units Lacking Some Plumbing Facilities: Occupied ·X-Source: vacant year rot,i.nd units & 17%, 1970 US Census Fiftb Count Summary Data B - Commercial and Office Activity Commerce and the economic activity it perpetuates is of prime importance in determinine the welfare of the township. I I I Renter Occupied: 1 or less persons/room 1.1 - 1,5 persons/room I I I The provision and distri- bution of commercial facilities are often dependent upon the size and socio- I I I I economic characteristics of the area they purport to serve. seasonal residents who desire non-durable goods and whose needs are somewhat I I different than those who live in the area throughout the year. I In Albert Township, commercial activity serves the permanent residents who bave needs for more durable items; however, it is more ' oriented toward The majority of residents are attracted to the area, not because of its commercial opportunities, but primarily because of the existing natural amenities and rural characteristics. 31 I I I ... �-I There is currently a variety of retail facilities available to fulfill immediate needs, but these are limited in the quantity, quality,and variation of items which are offered. I I I I I I I The gr~atest dive~sity and opportunity for choice exists in the grocery and restaurant bu sinesses . There are five outlets in the township where grocery items can be purchased, rangin~ from three larger stores in Lewiston to two smaller resort-type facilities outside the central business area. Restaurants are among the most prolific of c2mmercial activities, and are mostly located :Ln and around Lewiston . These facilities enjoy peak business during the summer months, declining in activity durin.1 the w:inter. Other comrnerd.al activities, t}1e majority located in Lewiston and e.d,jacent to East and West Twin Lakes, :i.nclude gas stations, hotel-mote.l--res or t establishments, sporting goods stores, motorized sports equipment sales outlets, drug store, barber and beauty shops, clot'hing stores, hardware stores, and several other independently run businesses. There are real estate offices, insurance offices, lega l offices, a banJ~, a telephone facility, and a Chamber of Commerce Information Center, providin~ professional services to the community. C - Industrial Activity Industrial and industrial related activities in Albert Township are one of the major sources of employment, especially those pertaining to the manu facturing of non-durable goods. (See Table VI - Page 17. ) The phenomenon is somewhat surprising, considering the rural - seasonal character of the township; but a potential trend toward dispersed, smaller industrial units in small communities may make this activity more common. Some of the rationale behind industrial location in a small community 32 �include the f ac t that people are more involved in tbeir work situation, there is a lower absenteeism than in larger urban areas, and property ta.xes are generally lower . Additional potential for atfracting industry into the township lies in the provision of an industrial park for efficient, minimum cost operation; recreation and leisure amenities; and the absence of traffic con;estion in daily employee work trips. The tm~1shi p currently hns a 40 a cre designated industria l park, en compass in g nine subdivided parcels located north of Lewiston. Par;e 28 . ) (See Map 3 - There are also several other industrial acti v:i.ties disper se d througr1out the a:cea ir:c 1udin3 a pullet manufacturer, truckin,s; company, countertop manufacturer, special equipment manufacturer,- several home construct:i.on companies, plurnb :i.ng and ele ctr:i.cal contractors, well drilline; companies, petroleum products distributors, sawmills, woodcutters, ready-mix concrete plants, and exca,~ting companies . Tbe largest single employer in Albert Tovmship is Lewiston lustre, manufacturer of metal automotive trim . Employment in this or ga nization fluc- tuates according to activity in the automobile industry and currently employs approximately 120 personnel, 60% of which are female . 'l'he largest percente.ge of industrial related employment is in tbe "operatives and kj_ndred workers" category (21%) . "Craftsmen, foremen, and k·indred workers 11 ; "professiona l, technical, and kindred workers" ; and "managers, officials, and proprietors" each constitute 101, of the total labor force. "Laborers 11 compose approximately 7% of the total labor force . Therefore, the range of occupational categories in industry-oriented activities is mainly composed of semi-skilled labor, with craftsmen and other skilled workers primarily engaged in tlJose occupations related to physical development (construction, heating and plumbing, electrical contractors ). 33 I I I I I I I I I I I I I I I I I I I �D - Recreational Activity Albert Township's identity lies primarily in its rural .recreational atmosphere. The low population density (approxi~ately .12 persons/acre) makes it an attractive area for open-space· recreation. Most of tbe recrea- tional activity takes place during the summer months and is generally oriented toward aquatic sports and outdoor camping . The 1316 acre West 'l'win and 830 acre East 'l'win Ls.kes, as well as, Little Wolf and Big Wolf I.r.1kes , (See Map 1+.) are the predominant recreational areas. Within 15 miles are Tee, Snyder, Big and Little Bear, Avery, and numerous otl1er lakes, as well as several streams, providin g a variety of fish habitats . There are two state forest campgrounds - Avery IE.ke and Little Wolf lake - witb :in the toun- • • • • • • • • • • ship and one - McCormick I1.1ke - located in Briley Township. 45 campsites. Avery J.ake has Little Wolf Lake contains 33 campsites and 12 ca10p sites are available at McCormick Ll.kc. In addition, Sage Lake Flooding l1as provisioP-s for boating and sanitary facilities . Four seasonal resorts are located on East Twin and I-lest Twin IB.kes and two are i.n the Little Wolf I..ake area . Two local picnicking and recreational parks are located in the Lewiston area, along with public and private bathing, and boat launching areas on East and West 'l'win IB.kes. A ski area., snowmobile trail, curline club, and bowling alley provide winter recreational activities . The township is presently attempting to establish a 40 acre park. Map 5.) (See This area is to be designed as a major recreational facility con- taining a variety of outdoor activities • Game available for hunting include deer, wild turkey, rabbit, woodcock, and ruffed grouse . The Michigan Cross State Cycle Trail is in the eastern ~ 34 �I I I MAP 4 J. McCORMICK .Q. LAKE CAMPGROUND 0 GOLF COURSE_ Jffi::R.EA. TI ON Aru1\ S 1~~1 Michiga n Cross State Cy cle Tra il ~~ Woodcoc k ··,. J.\ P.F.sf P}M'.:\}'./!i./\ri\:'J)));:";)_: :J l-----1 & Ruffed Grouse Area Public Fish.i.ng Site ski Area Source: "Autumn Color & Bird Hunter Guide" Montmorency Tribune 9-13-73 Snowmobile Trail 35 I I I I I I �I I I I I I I I I MAP 5 PROPOSED 40 ACRE PARK :ffiCILI'IY �portion of the tmmship. An eighteen hole golf course is located several miles south on state highway 489 i n Oscoda County. A variety of local recreational and enterta inment programs a re sponsored during the year by the residents of the township including a water ski show, service organization picnics, art shows, and a winter carnival . Key elements in determining the viability and success of recreational endeavors include environmental features such as climate, s cenery, natural areas, soils, and ,,c1ter, as well as, population characteristics ( s ize, dis tribution, n~e, and income levels) and proxj_mi ty o.nd access. M:lp 6 depicts the 500 m:Lle recreational and tourism spriere of influence for Micb:i.gan . Tl1is potential wo.rl<et 112.s been reduced from an origh1al 12 state attraction radius, to the current five state area and because of the "energy crunch" may dwindle even f\trther . By tbe same t oken, those people living in the soutbern sections of Michigan will tend to limit their vacation and weekend travel distances to attractive localities nearer to borne. Con - sequently, as the less dense northeastern section of Mi chi gan becomes more popular, access becomes more of a factor in tbe total recreational field . E - Forests, Agriculture, Open Sna£~ Almost 50% (22,000 a cres) of the township is state owned land, all in- cluded in the Thunder Bay River State Forest . 'l'he predominance of state forest land extensively limits the land area which the tmms1Jip can effec tively control, and in essence affects the overall population density of the area. Some logging of oak, red, white, and jack pines, aspen , birch, and maple, which are the major forest types , occurs on both state land and private • -I •I I - II J a I I I I I I ~ 37 I �M.7\P 6 . THE 500 MILE . PRIMARY SPHERE OF INFLUENCE FOR . GREAT LAKES TOURISM DU LU 1'H GARY RADIAL DISTANCE 500 Miles NO. PEOPLE 52 million excl. Ca nada '1n OF' ·U.S.- % E. MISS. R. 50%+ Michi ~an's tour is t traffic ori g i~ates primarily from within the above circle. It al s o represents an approxi~ate one day's d r i v e to N or th c a s t M i ch i ~a. n • Be c au s c o f g e o {-;r a p h y a 1 on o , ~ e, rt h e a s t Michigan is in the center . of this large population. �property. The primary wood using industries are related to wood pallet pro- duction, sa~mill operations, paper products, and building materials. While ' state property cannot be subdivided, it can be economically productive for lumbering activities. large, privately owned parcels of forested land are being partitioned into sma ller 10, 20-, and 40 acre parcels, making these units less economical for logging. Agricultur e ha s neve r b een a s predomina nt i n Albe r t Towns bip a s it ba s -A- in otber se cti ons of t be c ount y or re c;ion, prima ril y beca u s e of tl1e l a ck of ade q_ua te t ransportat ion, 1:1. short g:rowin~ s ea s on, and s oil limitations . At one per iod in tl1e t ownsh ip' s hist ory, r ed c lover and pot a t oes ,-,er e barve s t cd a nd sldpj)ed by t rain t o otber loca litj_e s . At pr es e nt, t bcr e i s no commerc ia l agricultura l pr oduction in the township. Several f act ors belp to expla in tbis current situa tion. As mentioned earlier, tbc soils (Rubicon, Gr_a yling, Ka.lka~ka, East lake, Ma ncelona , Leelanau, a nd Emmet) ha ve generally fair to poor suitabil i ty for farming. There are only 70 to 90 frost-free da.ys. The subdivision of lare;e acreo.f,e into 10 and 20 a cre parcels limits the amount of land that can effectively be put into agricultural production. Open space (vacant) l a nd substantially defines most of the area. The overwhelmin g ma jority of land use activity in the township pertains to residential units. As the area increases in population, many of the larger vacant parcels w-111 be utilized for both small and large residential subdivisions, diminishing the supply of a vailable vacant land. With proper planning to accommodate projected popula tion growtb, the optimum utilization of the vaca nt land can be realized. 39 . �I I F - Transportation Circulation and accessibility are important elements in the viability and growth of an area. Albert Township is removed from major transportation routes in the state, which reflects both beneficial and adverse conditions I I I I I I for the township and its environment. While economic progress may be achieved by easy access for commercial and industria l shipping of materials, the existing rural chara cteristics of tl1e area could diminish. Up until now, the loca l residents of a vicinity l1av0 not had much of a voice in tlJe tran sportation decision 1uaking procesf; at the state or county leve l) so a communit y may h3.VC exper:i.enced undesirable c;rowth as a result of exprc!ss,,c1y or thorougl1i'c.re placement witbout being ab le to control sucl1 growth. Eopef'ully , today the~; e larger units of gov<:::rnrnent are more r espon - sive to local concerns . Alb ert Township has an adva.ntage, then) of beinc; able t o determine t he direction it de~ires its future to take and can u s e I the transportation system, witllin ' its boundarie·s, and in conjunction with· I I I I surrounding toWJ1:sbip s and counties, as a means of influencing its rate of growtb. Map 7 displays the major transportation routes surrounding Albert Township. Interstate 75, US 23, and Michigan 33 are three major north-south traffic arteries in the vicinity of the township while Michigan 32 crosses Montmorency County in an east-west directj_on. I-75 is the main thorough- fare for traffic originating in the more urban sections of the southern part of the state and for vacatj_oners from other states. In addition, US 131 is proposed t o adjo in I-75 on EJ.n east--west coordinate) somewhere between Frederic and Vanderbilt. Thi s will increase the accessibility to the region for traffic emanating fr om tbe Chicago area . 40 �I JAY MAJOR TPJ\N'SPOR'JJ\TION ROll 'l'ES IN NORTIIEPl-l LO,qER ~HCHIGZ\N 41 I I �I I While these traffic flows do not directly pass tbrough the township) they increase the likelihood of travelers taking 'side-trips' into the area) as well as) improving the capab ility of Albert Townbhip to be accessible to I I I I I I I industrial and commercial transport. Map 8 gives a more deta iled perspective of the township's existing transportation system. The Montmorency County Road Commission is the over- seer of roads in Albert 'rownship . surface roads and 6. 21 miles of f;econdary roads within tbe tmmship . Propo sed improvementG to 1980 include 2 miles of paving and l.09 m:i.1es of curb and gutter instalJ.ation. A county ma i.ntcnance and stora c;e c;arac;e j_s also located in tlle to.mship . Access to tllc a rea is currently achieved via three pri~Qry ru~ds: County Road 61.2 , running ea st and wc:.t from I-75; County Roc~d l1 G9) whicb links t}1e township wi tll M-72 i.n Oscoda County _; County noad ~-91 , p2.ssinG in a northsouth direction from H- 32 . I I The county maintains 22. 78 miles of primary These are two-lane t11oroug11fe.res and are used by botb auto and truck traffic. There is a privately owned airport facil:i.ty loc:i.ted close to the industrial park. It contains two grass-strip runways, one being 3200 feet long and the other 1800 feet in length and can accommodate small twin engine aircraft. It is primarily used during the swnmer months. During peak periods an average of 12 planes per weekend use t11e airport, Map 9 indicates the airports wit}1in the northeastern reGion) the largest b.eing located in Alpena. Tbis airfield serves tl1e only commercial carrier in the area and bas the capacity to accommodate jet aircraft. There are numerous commercial flights serving Bay City and Traverse City, both of which are easily accessible from Albert To,rnship. 42 Gaylord also plans to expand their �ALI3ER'l1 TOi,'NSIJIP EXISTING CIRCULA'l1 ION SYSTEH Paved Roads Graveled Roads 1--.1 1-----1 --~---- Good Dirt Roads Poor Dirt Roads I I I I I I I I I • �- MAP 9 I I I I , 'I QJ..ndian flay ) L±_I I ICH [BOYGAN I _ _i_ _ _ - , O'A_.: I {G;, v10 1d I OlStGO 1 I - l ___ I ·0.:_ I A:l:1n~c J_ 0-~· - -· - .L~:·:::~-~c.. CR/\WFO rl J cru,v,•o I : OSCO Dr, --i- i Al. CON.C< ;,Zt ,·-,0' Gfdyl1ng I \I d ::::· I AI_P[NA M0h'll.1()1~[NCY I ' ~I A11oor1 :,:~ Greet Lah<.·s Sh!'Of)1ng H,Hf)O! I I I .'i"· ..;2, IH>r \ \!" I Cl of Re l upe:, way Det,011 ~ h'1ack1n;,c RY. - - r\lcw York Ccnlri1I f(y. Source: rvl1Chi9 <1n Den;,rtn1cnt of Na1,,,a1 Rr!>ourcc~ (Nor:hca s. t tv•11ct,i9an r~e9 to nal Plr1nnin9 £ Dcveloomcnt Comrr11!,!>1on) REGION 9 - MILRCT\DS, AIRPORTS & POR'I'S I I I 44 .!.. �airport facilities to handle jet aircraft . With these major facilities, Albert Township can be considered to be readily a ccessible by air . There are no railroad lines in the town s hip Jnd the region lacks pas senger rail service. The two lines that are within the region are aligned with the major motor vehicle routes . (See Map 9.) The state is currently studying the feasibility of expanding t he rail network in Reg i on 9 to in elude passenger service . I I I I I I I I I I I I I I I I -I 45 I �s· ERV :" ( C E S • �I I I I I I I I I I I I I I I I I I I SERVICES The quality and quantity of services provided to a community either contribute to, or subtract from, its overall attractiveness. Healtb, safety, and welfare considerations are integral elements of any decisi.ons to institute and ID9.int_a in adequate police, fire, sanitary, educational, and recreational facilities and proerams . Additional conveniences, including telephone, electrical distribution, and gas and oil for l1eating and cooking, are made available to residents of the tovmship on a private or semi-public profit making basis. The provision o:f tl1ese services ( governmental and non-govern."';}ental) is dependent upon t}1e size, distribution, and econom:ic c}iaracteristics of the township. Those proGrc:"ms and ut i. lities the local government assumes respon- sibility for are supported primarily by the c ollection of property taxes. . . Conse quently, tl1e c:apaci ty to allocate required services to the res:Ldents of the townsl1i.p is dependent upon tbe ability and willingness of the residents to pay for these aJ;enibies . Pri vate and semi-public services, however, are such that economj_c :profit may be re-invested in ec1uipment and processes which upgrade the efficiency of the particular operation. Local government fi:--ids it difficult to maintain suffj_cient services while attempting to minimj_ze · property taxes. TJ1rough cooperation with other state and local agencies, additional support for instituting community facilities and services can be realized. A - Communication The role of disseminating information (verbal and visual) is allocated primarily to non-governmental enterprise . 46 As with other similar businesses, �these undertakings are profit-making concerns and theoretically provide com petitive and efficient services . Communication resources are located outside ihe boundaries of Albert Township and, hence, the tmmship has very lit tle control over the dissemi nation of news originating in the area . Publications available to the town - ship residents include the Montmorency County Tribune from Atlanta, the Detroit Free Press and the Detroit News, the Otse8;0 County Herald Times from Gaylord, a nd tlie Bay City Times . (See Map 10 ,) Cable television is not available in the area; reception is provj_ded vj_a individual antenna s . Several sta tions can be received on local television sets, including a Publ i c Broadcas ting System station. AM comrnercial rf!dio reception is limited, the nea rest transmitting stations bein~ in Gaylord and Grayling . I I I I I FM s t a tions genera te clear reception du r inG the daylii:;ht and even- ing hours, wJth a pprox:i.mately 6 stations reaching the township. Telephone service is provided by the General Telephone Company of Michi gan, which bas an exchange and storage facility in Lewiston. According to 19'/0 Census Data, 89% of all occupied uni ts in the township had telephones; assuming this rate has been consistent during the past several years, approxi mately 660 permanent residences had phone service in 1974, A Uq Post Office facility is located in Lewiston and services approximately 730 residences in the township utilizing two routes and post office boxes within the facility. Special purpose systems pertaining to police, fire, and health protection I I I I I I I I I are available in the form of radio communication units in the tllree township fire trucks, police and ambulance uni ts, and fire and· ambulance personnel. 1 1 1 47 l �.cv I I I I MEDIA AVAILABLE TO ALBERT TOvlNSHIP <> Q1B []j Weekly Newspape~ =I= TV Stations Daily Newspaper o , lH U', ) BAY ., l' ILLf I I l05£8U SH A S A B "T L. L A M I �B - Transportation No public or commercial transportation is ~vailable in the to"mship . The Jobannesburg-Lewiston Area School District provides school buses to transport students to the elementary sc11ool in Lewiston and Junior & Senior High School students from Albert and Greenwood Townships to the Jobannesburg School. C - Energy Supply Electricity was originally supplied by the lumber mills to the commercial areas of Lewi.ston. Around 1932, Presque Isle Cooperative, under the Rural Electrj_ficatJon Act, be,'5an to supply electric service to the townsliip and is now tbe source of electr:Lcal energy in tlle area . Other sources of' ene:q~y include oil and propane gas for- heating and cooking. No natura l gas utilities are located in the township, as the nearest gd.s transmission lines are loc1;1-ted in easter:n Otse80 County . The lack of natural gas service may be disadvantageous to tl1e to~ship in attempts to attract industries which may require this form of energy. D - Municipal Uti lities Since past development in Albert 'rmmship has essentially been cha.rac terized by slow -growth and low density, the capacity of the soils to G.ccommodate the water and sewage disposal needs of the area has been adequate .· As population erowtb and development has accelerated durin1s the last several years and will continue to increase substantially, the ability of these natur-al features to remain unpolluted will diminish . Even now, there are problems with waste water run-off in and around the more densely populated lakes of · the township and additional development will contribute to this problem . �I I I I I District Health Department No . 4 and the Michigan Department of Public Health have outlined four major pollution concerns pertaining to Albert Township: ' (1) Because of the more dense population and commerci a l activity in the 112wiston area and the shallow aquifier level in this vicinity, sewers should be established to eliminate water pollution; (2) The East Twin Iake area has a high groundwater level and several problems have occurred with individual sewage disposal in this area , contributing to the need for a comprehensive I I I I I I I I I I I I I I sewer syster.,; · (3) 'l'he eastern bay of West 'I'w:i.n Iake also has a hi gh water table; (!~) The proposed industrial park is encouraged to become part of a sc:rni tary sewer and water system, instead of utilizing individual sewer and water facJlities . In essence, unless action .is taken to provide sufficient sewage dispos:11 at this point in the township's development, more o.etri.mental irni,acts may oecur to the qu~:: li ty of local groundwater sources . Water Supply . dividual wells . At present , all domestic water :i.s extracted through in- Tests run by the Montmorency County Public Health Departmen t indicate that the average well depth in Sections 14, 15, 21 & 22 of the town -ship (See Map 11) is approxirr.ately 85 to 90 feet, while the average static water depth (the depth groundwater rises in the casing before it has to be pwnped) is 67 feet. Section 27, j_n which Pine Beach Subdivision and other areas adjacent to East Twin lal<e are located, has an average well depth of 38 feet and fe et average static water level. 1;1 15 These well readings tend to bear out the fact that groundwater near the lakes is substantially higher than in areas · further removed, contributing to the potential of hazardous pollution of domestic water in the vicinity of East '.I\:in and West Twin lakes. 50 It should �I I I I MAP 11 ALBERT 1ro;,rnsHIP AVERAGE WELL DEPTH FOR SEX::TIONS 14, 15, 21, 22 ., I I OF GROUNDWll. ~ & 27 ..,, 51~ I I I I �• • be kept in mind that these are average readings and the variation in water levels within an area can be substantial . The average groundwater percoJ.a t tion rate (500+ g .p.m.) is the highest in the county, as well as the region . (See Map 12,) In effe ct, there is no problem in the availability of good quality dome stic water in the township. The major problem is the potential for seepage from individual septic uni ts mixing with existing ..·a ter supplies. Sewage Disposal. Public heal th demands that adequate sanitation facili - ties, comm~nsurate with the characte r of the township and in light of incr eased densities, be cstablj_shed either on an individual or commun i ty-wic'le basis. At the present time, there is no municipal san i tary sewage system in the area; a study is being undertaken to determine the feasibj _lity of establishi ng such a system. Preliminary analysis indicates the most desirable areal distribution of sewage facilities, based primarily upon engineering principles and the topography, is the area ·where current and future resi den- -,. • t tial, commercial, a nd industrial activity is evident. Map 13 depicts the proposed ' immediate, and future service areas'. The immediate service area is based upon the dense population, high groundwater levels and commercial and industrial activ ity in the vicinity . This area is desi gnated to se rve existing and projected medium to heavy developmen t , includi.ng the northern sections of West Twin Lake, most of Ea-st Twin Lake, and an enlarged central I~wiston area . The future area is the projected range for service to low density residential areas in addition to those already served. Storm Water Drainage. Lewiston has a small 1200 ft. storm sewer system in the central business area which terminates at the edge of the district and becomes an open ditch run-off where sandy soils absorb the effluent. reported trouble areas around Lewiston are: 52 Three Flooding in the .Lions Club Park J �J - - .l .,LI,... TYPICAL RANGES IN UNSUSTAINED YIELDS TO 6 11 OR L?.\~ER DI.l\METER WELLS 100 - 500 GPM More than 500 GPM 53 �MAP 13 I ALBERT TCWNSHIP PROPOSED SEWER SERVICE ARE:l-1. Immediate Servi ce Area Future Service Area I I I I I I I I �area on Knee l and Street; flooding and ponding of run - off water in the Pine Beach subdivision; improper drainage in the vicini11Y north of S9.llings Ave nue. ( See Map 14. ) Normal storm water run - off in Lewiston and other more deve loped sections of the township contains fine sand and silt p-3.rticles, I I I I small amounts of oil from roadways and parl<ing lots, phosphate::; from ferti lizers, and chlorides fr om road salt. If these cher.iic:i ls and particles reac h the l akes i:1 the arcn, t hey t end to increuse the natural aging process of these bo dies of ,,ater . If they are allowed to drain into the soils nt an accelerated rate, they may affect the quality of existing groundwater. It I I I should be to the township's benefit , then , to consider the impact of storm water run-off on the environment and rectify any adverse conditions. Solid Wa!5te Dis poca l. site northeast of Lewiston. Albert '1 0,msb:i.p now bas one solid waste dispossl 1 (See :tv'iap 15.) It covers five acres and in 1973 handled 6500 cubic yards of refuse (2275 tohs)·, the largest amount in t he county for a sing le site. The solid waste this facility handles is generated primarily from residenti a l and recreational use. Collection is from either individual transport or a private, profit-making trash collection service . This facility digested . 553 tons per capita of solid waste. In 1980 it is projected to take in . 663 tons per capita and by 1990, . 771+ tons of material per person should be discarded jnto this facility . * The Montmorency County Solid Waste Plan calls for the consolidation of all solid waste dis,posal sites into a county administered system; utilizing a central facility near the middle of the county .q nd "transfer sites" for burning of brush, stumps, etc., storage of bulky items, and placement of metal containers . *Source : I I I Preliminar~r Comprehensive Solid Waste Pl an f or Montmorency County - June 1974. 55 I I I I I I I I I �• =====-========~ DOROTHY ST. w l') 0:: 0 w l') I j I -·- · •• I I I I I I • •I • -:·.j ~ (j I •• EAST TWIN LAl<E LEWI STON VICINI'I'Y srroRM WATER RUNOFF PROBLEM ARF..t~S MAP 14 / �- - ,--·- - - - - - ,._.,...~---n-----:-1 .... . . •· 4 3 11 AIBERT 'l\'.Y.\TNSH IP SANI'.i:7\.RY 1Al\1DFILL 12 -I I I I I I I 57 I I I �I • • • •I Solid waste would be removed from these "transfer sites" to the central facility by private contractors. The purpose of this system is to meet the health ' and safety standards of Act 87 of 1965 and as amended by Act 89 of 1969 . As of yet , thj_s plan has not been implemented; if and when this system becomes operative, the Albert Township facility will become a "transfer site" . E - Hea l th Fi nd WP.lfare. Proe;r ams and · fncili ties pertinent to the -,,,:ell - bc:i.ng of the to,:nship' s residents reflect the iEte r est and response of the local decision-,makcrs to I I II I I ·1 I I I I I I I human nee ds . Much of th e required social and physical aid is provided thi-:ough l are;er governrnentEtJ. and administrative bodies_; such as, the county, region , and state . However, those health and welf2.re deli very systems no t provided by these bi gger unj_ts can be instituted by the township to add to the comprehensive benefits furn:i.shec1 to the town~,hip's r esidents . Included j_n these benefits· are law enforcement, fire prote~tion, end health programs. Some are administered on a cooperative basis with these larger jurisdictions and others are operated independently within the township. Police. police car. Albert Township currently has two full-ti me officers and one Additional polj_ce protection is macle available through the Montmorency County Sheriff Department. The Sheriff Department dispatches all patrol ca rs and supplies detective services. In addition , emere;ency contact between the township and county agencies is mai ntained for mutual benefit. Fire. The township operates its own volunteer fire department and with assistance from the Michigan Department of Natural Resources maintains one �truck and two tankers . This voluntee r unit , comprised of 15 members , pro - vides protection to the township . The DNR has jurisdiction for fighting f fires on state owned property . Both the police and fire departments make requests for additional equip- •I I I ment and manpower through a five member board, which in turn makes recommendations concerninu; such r equi si Uons to the township board . HesJ.th . (See Map 16.) The township is a part of District Health De1--ia rtrnent No . J-1-. The se health districts provide services to the po1itica1 sub- divis:i.on with:Ln the j_r Jur:i.sdic:tion. These services are fairly co:npre:hensJve and coordinated throu~b the di strict headquarters j n ,UpcnE1. 'l'h c re is a d:i. strict office in 1\tlanta . Ambulance ser·,ice is provided through the township. Private medical treatment is avaiJ.able at the Lewiston Clinic, located north of Lewiston . ( See J,18.p 17.) There is currently one physi"ciEJn j_n the township who admin - isters medical aJd through the clinic. Welfare. 1--lelfare services a re administered by the state via facilities and personnel in Montmorency County. Map 18 .) The county is part of Region 2. (S~e Some of the programs offered through these facilities include sup- ervision of foster homes, financial and marriage counseling , juvenile delinquency counseling, /\id to Dependent Children programs, nnd general assistance programs. There is a volunteer organization, United People, to deal with local problems related to drug abuse and alcoholism . through the state . • 59 I I I This program is financed I I I I I I I I I I I I �• • • • • •• • C h C b ~ - ~. g~a'. - n. I I CHEBOYGAN ;=::·;·~ CJ ~ i,.,,,, c .. , I ' ~ PRESQUE ISLE !K·~;',-_M_O_,N_T_MO~EN-:r Gaylord ;---'- - . ~) I .,,..,, f~/~ I l '• l( , , •~~ '-;\ I I OSCODA ALCONA Gr~yling i'i:! PUBLIC HEA.LTH DISTRICT 4 PA[SQUE ISLE -7-=~- , o,sec.o ~ M0NTMORC~CY ! Gaylord ALPENA I _, ____ j ~ CAAWFOflD ,, --,-~r.t.~L-liX.:.~t:·:'!"£1'~- ~"'l:~!':...."'r.~~,-u!"·a r-~~i~~i\'(i:::i.lt"l:.. ;":') CAJl.WFOHD Cl1 l\,_ ~LP[NA CHEBOYGAN • • • . O SC ODA · ALCONA Grayling f!J MENTAL HE.l\LTH DISTRIC'l' 3 MAP 16 �• •I •I MAP 17 6 1 l CRrSTAL 9 ...., "' ..., ,- - 7 => = I II II II ., -I I I I I I LEWIS~l'ON HE.Z\L'l'H CLINIC 61 l I II I �REGION 2 - DEPZ\.R'IMENT OF SCCIAL SERVICES I I 62 �• • • • • • • F - Community Facilities. The physical structures and equipment the township establishes and maint tains for the provision of services are pertinent to the protection and wel fare of its residents. If these facilities are varied and comprehensive in their utility, there is a greater probability the associated services will be more effective in serving the people of the tovmship. Curr ently, the township's pub lic and semi- public fac :ilities are located in and around Lewiston. • • • •• • 'These range from heal th, ss fety, and welfare facilities to religious nnd sports organizations. Facilities belonging to the township include n fire station , library, and township offices located at the corner of Kneeland and Ihrisen st:reets. 'l'he Lewiston Chamber of Commerce maintains a publ:i.c information office in th.e business di strict. The township has juri sdi·ction over th e- public park and tennis court facilities in the same general location. II II (See Map 19 .) Access to East and West Twin lakes is available through publicly maintained streets converging on these lakes. Street. A Lions Club park is adjacent to the public beach on Knee.land Public recreation is also available with a sportsmen's club, a curl- ing club, and a township ovmed softball field. The elementary school, containing a public auditorium, is located on the ·northern edge of Lewiston, as is a privately owned airport. Religions facil- ities include Catholic, Con gregational, and Lutheran churches . The Lewiston Clinic provides health treatment to the residents of the area, retaining one physician for medical services. As population growth continues and more services are required, existing facilities will have to be expanded and new ones constructed . These should �, ~ I I . I. I w (!) er I 0 w I.!) EAST I I I TWIN LAKE MAP 19 PUBLIC & SE:·H-PUBLIC COM.MlJN ITY FACILITIES - A - Albert To·,mship Hall (Fire Dept., Library) n - El f:;-;-.entary School C - CLc::::1.;)er o;: Co r.une rce D - ·Lewi~ton Park E _:,• Lion·s Cltb Park F - Public Beach G - Albert 'I'm.-r.s_r1ip Recreation F ie ld H - Spor~srnens Club 64 LEiHS'I-ON AR.EA I I I - Curling Club J - US Post Office K - Cat.holi·c_ Church L - Masonic Temple M - LutJ,ercn Church N Congregational Church 0 - Air Field P - Lewiston Clinic -• I �• • •• • • ••• •, I • be distributed in such a manner as· to serve the greatest number of people with optimum efficiency. G - Education . ,. Albett Township is included in the Johannesburg-Lewiston Area School District. This district includes all of Albert and part of Vienna Township in Montmorency County, part of Greenwood Township in Oscoda County, and all of Charlton and parts of Chester and Dover Townships in Otsego County. 20.) (See Map Students in the elementary grades (K-6) attend classes in Lewiston, while those in the Junior High and High School grade levels are bussed to Johannesburg to attend school. Student enrollment in the elementary school has been decreas- ing for the past 5 years, although the 1975 projected enrollment is higher than in 1974. Lewiston. pupils. In 1970, 191 children were enrolled in the elementary school in In 1972, this number decreased to 187, and 1974 saw 151 grade school The 1975 projected enrollment, howe~er, is 156. Secondary (Junior High and High School) enrollment is projected to be approximately 144 in 1975. I I I I I I I I These students will be bussed from Albert Township to Johannesburg to attend classes. Johannesburg-Lewiston Area Schools are part of the Cheboygan-Otsego- Presque Isle Intermediate School District. The birth rate for the county as a whole is declining, anq subsequently fewer students will be enrolled in school, but this phenomenon will probably be offset in Albert Township by the projected increase in inmigration of child-bearing age groups . The nearest junior colleges in the region (providing a two year college education) are Alpena Community College and Kirtland Community College. Maps 21 & 22.) (See These community colleges can be utilized as a means of train- ing local residents for skills pertinent to employment in the township. �I I I :I I MAP 20 OTSEGO CO. MONTMOnENCY CO. ELMIRA ;I MONTMORCNCY CORWITH c,v.JJf~~1i] ·1 HILLMAN >- UJ ..J a: CD !l2~~~~·~---••f HAYES OTSEGC LAKE •c,, . I AVERY RUST :~":'r-~-~ ,,,...--. Cl..lNTON 'LMSR z UJ w COMING a: <., BIG CREEK :1 M ENY <.• :t OSCODA CO. JOHANNESBURG - LEWISTON AR.El\ SCHOOL DISTRICT II • • • •I I 66 - �I I I 1· MAP 21 ALPENA I .I I· I I 1· I Al pen~ I ·1 CRAWFORD ALCONA Gr>yling 11 CllEBOYGAN-OTSEX:;O-PRESQUE ISLE INTERMEDIATE SCHOOL DISTRICT MAP 22 7 I I I I I I I Presque °Jsle _ _-::-=-----~ Cheboygan .;':,_, I EB I· Montm o,c_n_c_y_~.._-·_Al_pen a Otsego I t • I I Oscoda Crawford © Kirtl•na Alcona ! Community College! i I . i II I I CCI-1MUNI'IY COLLEGES IN REGION 9 �J\ E N V R O N M E N T �•I •I I I I I I . ENVIRONMENT The ma,jor asset of Albert Township and the tprimary contributor to its ~conomy is its natural environment. The c·ombina tion of forest type ve ee ta - tion, variety of lakes, and low-density population define those character is tics which give the area :its recrea tiom.l a_tmosphere . Si nce it is the desire of the residents of the township to r etain as much of the existing character of the are3. as possible in light of projected growth, it is pel'ti. nent in ' formulat ing a fu ture plan to an3.lyze the natural elements of ~1e a r ea . TI1ese elements should be s tud:i ed in reJ.atj_on t o their effect upon hur.n n act,-i vity and conven;ely an analysis should be made of tbe physi.c2.l and biolof;i.cnl con s equences c,f hunm.n act.i .vjty upon the area ' s naturnl processes . A - Climate . CJ.im3.tic cond iti ons tn the vicinity determine to a large extent the viability of the township i n offering seasonal recreation and establish its I I I I I I I subsequent econom ic identity . Map 23 i ndicates the norm3.l annual precipit3 - tion for the region over the past thirty years. The annual rainfall for the township averages 28", about 60%, occurring duri ng the May to October summer season. The average annual snowfall for thi's thirty year period was 70 i.nches to 90 inches, quite a subst9.ntial addition to the precipitation from rainfall. This heavy accumulation of snow is pertinent to the township's winter recreation popularity, particularly in reference to snow-skiing and sl)ow-mobiling. Map 24 shows the average date of the first below freezing temperatures for the fall. The t ownship is located in the earliest frost section of the region, a factor which may play an important part in any decision by a seasonal resident to leave the area during the winte~. I 68 In addition, there are �/ ., .. ,.., _____ ... ..... . ~ -- .I r--. i ,o I I ' NORMAL M iNUAL PRECIPI'JJ\TJ ; _RATE FOR THE PERIOD ' 1940 - 1969 ,, -··•..o· i ! -i i •' 1 i I iI j f MAP 23 i i i i. N , • c _s I S I j ____ _~ ---- ·r ·- --·-·- ·-·-·-•-.. ~·-·-·,! I . r·-·..J i O l ' S 0 lw:J-....,-., C , ····· Alp(NA ,,.1 I I \ \. · -- - ·- · - - >,~ ~ <'\. ··.--:· ~ \--- - ' '\...\ .. \.. --.s-L-~:J.-LA..- 1 i -ij C S A " '' I I fO R I, O l (. 0 H I. .. • n ;i I n · 11"" n :..- - - -- - - ·- - - -- ·-· MAP 24 r ·-·1· ' - ' OF 32°F OR LCWER IN THE FA] / I • --c.-.r - -· _J· ,.· I ' ·-·- ·7·-· . .I O l ' ~·-"". ~ i i I L .- --·~ I i - ij iI .. • .....,. I \._ ·.....,___ 1 SEPT 3u- 1 • OCT AUG 31- S(PT 10 0 • 0 0 S C .. • I - ow111i" -~=~·--- • i i 0 i c••wroRD i L 0 ' \ i i r ·- ·.J - ·- -- · - •- ·-r- •- ·- · - · - · - · '- l C 0 N A St~T 10 ·j20 i i ' I '---------' ' ...~ ,-: i I I I AVERAGE DATE OF FIRST TEMPE~ "· ~-~ -- I I I SEPT 20 - 30 -- - - - --- -- -- --·- -- - - 10 \_ I I I I I I �• • • •I I II I only 70 to 90 frost - free days in this vicini ty, affecting the propensity of seasonal residents to migrate from the area , a s well as , the capability of the township to sustain agricultural production . B - Geologl:._. The formation of the existing topography of the township can be attri buted to historic glacial deposits . The l ast glacier in the region , about 10,000 years ago, left the area with poor drainage characteristics resulting in a proliferation of swamps and larGer lakes . These areas are good sites for game refuge, contributing to hunting and fishing in the township. Glacial acU.vi ty also afforded a good supply of high quality groundwater at varying levels below the surface. In hilly areas, this water rne.y lie as deep as 300 feet; but in other locations, particularly near large bodies of water, the level may be relatively clcse to the surface and consequently more sub,1 ect to waste inundation from residential development. There are two gravel pits in the township - one located in an area of I I I I I I I • I outwash and glacial channels and another in moraines. (See Map 25.) Moraines are an accumulation of earth, stones and other geological materials resultin~ from glacial deposits. These pits are currently being used for extraction of materials for construction purposes . In a study prepared for the Center of Economic Expansion , Central Michi gan University-*, it is noted that Montmorency County has a potential for be coming a source of construction aggregates . Grayling sand ( See M~p 28. ) can be found in an extensive portion of Albert Township . can be used for various construction purposes . This sand is dry and Grayling sand ( gravelly phase) is also located in this area and contains a substantial amount of *A Comprehensive General Inventory of Aggregates Occurring in the Northern Lower Peninsula of Michigan . Center for Economic Expansion , Central Michigan University, Mt. Pleasant 1970 . 70 �MAP 2 5 I Outwash and Glacial Channels Moraines Ponded Waters Ground Mora ine s I 71 I �• Ill .. • • ,. rounded gravel. It is not presently kno,m ,,hat the capacity of this soil type is for extractive purposes in the township. There is also an interest in oil exploratiofl in the region. tial for oil and gas deposits extends from· Otsego County through Montmorency, Presque Isle, and Alpena Counties. As can be seen in Map 26, the northwest corner of Albert Township is included in this areal deposit . Although the possibility of si gnifica nt oil production in the township is minute at this time, the J.)otential occurance of such activity should be kept in mind . C - Topography. Albert To,mship lies in an area where the terraj_n is more varied than most other sections of the regjon. Yet the topogrnphy is such that the slope limitations for developr. ent <1re not substantial. classj_ficat ion of slopes in tbe vicinity. Map 27 di splays a general The western half of the tmmsh:i.p, which is pr imarily in private ovmership, is predominantJ.y flat. • •I I I I I I The poten - 'rhe eastern section, on the other hand , is characterized by a more varied topoc;raphy . Although these slopes are generally slight , there are areas where the incline reaches 25% and can preclude construction or other dense activity, particularly if the soils in the area are conducive to erosion and instability . D - Soils. The ability of the to,mship to accommodate a variety of activities is heavily dependent upon the soils found in the vicinity. Because each soil type has its own water retention capacity, variety of plant nutrients, and suitabil ity for specific vegetation, the proper analysis and utilization of soils is critical to the success of a particular activity. Agricultural production, forest growth, and cultured vegetation rely upon soils for their existence and cause minimal modification of the natural 72 �MAP 26 I I C)f.·· ·· - - - - - - ·- ·· - - ~ --0.- - - - ;- • ~:-=~~~-=---_-_-__-_-_-_·:.-_-:: .·... -----:_;;,/ / .. ·--_-.---~ _,,,-~~ . .f~~----_-_-: _ =---===· W/, ·- - - - - - - - - - ZJ(,(L'. ~~~~=~i}1/ I 7 ::===::.:7 i :~- --:~·; A \V F O R D co. i - Ii I C ~~ . -~--------~-<, O SC OD A ALCONA co. co [ __ ___!__ _ _.:...,___ _ APPROXIMATE BOUNDARY OF NIJ\.GARAN REEF OIL & GAS FIELDS ~J I I I -I I I I ' ;~ 73 ' -I �I MAP 27 I ALBERT ··ravNSHIP GENERAL SLO;E'E MAP % S lope 0% 1% 2% 3% 4% 5% 74 . �character of the soil. Residential, industrial, commercial, transportation, and other intense land uses which employ synthetic and natural materials for construction promote impacts which are often detrlmental to the natural state of soils in the area. Since erosion, siltation, and groundwater pollution are often the results of a combination of soil characteristics, contour of I the land, and degree of ·human activity, the suitability of a particular piece of property for a specific activity should be determined by analyzing I the effects -of the interaction of all three facto:cs. M-~p 28 is a representation of general soil types in Albert Township. These are generic classifications and are not applicable for detailed planning purposes, but do give a comprehensive overview of soil characteristics for comparative purposes and analysj_s of possible sites for large scale development. Table XI indicates the suitability of these soil types for general farming and forestry. This information ~efers -to farming activity that . varies in land use, degree of mechan:i.zation and production intensity, as well as, sustained production of marketable timber related to forestry. TABIB XI SUITABILITY OF SOIL TYPES FOR GENERAL FARMING & FORESTRY Suitability for Forestry General Farming Map Symbol 1 Poor Fair - poor 2 Fair Fair 3 Poor 4 Fair 5 Fair - poor 75 - fair Fair · good Fair- Good I I I II II II II .. II II fair g;ood I • • �MAP 28 ALBERT T(;J;,lNSHIP - GENERAL SOIL MAP Major Series and Approximate% of Each 2 • • Dominant Slope Rubicon - 50% Grayling 30% Croswell 10% AuGres - 5% 0-6% 0-6% 0-3% 0-3% Kalkaska - 40% East Lake 30% Mancelona 20% 0-6% 0-6% 0-6% Rubicon - 40% Graycalm 25% Montcalm 20% 2-18% 6-25% 2-12% Emmet - 45% 35% Leeland Onaway - 10% 2-12% 6-18% 2-12% Leelanau - 35% Emmet - 25% Kalkaska - 20% 6-25% 2-12% 6-25% - - .. �I I Since agriculture is not foreseen as extensive activities in the near future, the _s ignificance of its suitability is somewhat limited. Recreation I and residential land use, however, are projected ~o be predominant factors in the township's physical and economic development and the adaptability of I soil types to these activit ies need to be considered. Table XII refers to the limitations of the area's soils for recreation. These limitations, as mentioned before, depend upon the specific soil series I and topographic features. The impacts that human settlements have on soils are most profound in residential development. I While individual borne and subdivision location may not be as dense as commercial or industrial activity, the dispersion of these units has a more widespread effect. The need for paved streets, driveways, sidewalks, etc. as well as the siting of homes contribute to the increased water runoff and erosion poten- r tial of residential development. Consequently, the full direct and indirect environmental effects 9f home construction should be studied before this type of development is approved. tations. One of the most important factors to be considered is soil limiTable XIII is a brief analysis of soil restraints relative to residential development. ' .~ ." '. I I I I I I I I I I - I I �'I'.I\BLE XII DEGREE OF LIMI'mTION FOR RB:RFATIONAL USE* Map Symbol Dominant Soil Types Cottages & Buildings l· Rubican, Grayling Slight 2 Kalkaska, East Lake, Mancelona Slight Picnic Areas Paths & Trails Play Areas Golf Fairways Septic Filter Moderate Moderate Moderate Moderate Moderate Slight Moderate Moderate Moderate Moderate Moderate Slight Camp Sites •) Rubican, Graycalrn, Montcolrn SlightSevere Moderate- Moderate- ModerateSevere Severe Severe ModerateSevere Moderate Severe Moderate 4 Erranet, Leelanau SlightModerate SlightModerate SlightSevere SlightModerate Moderate Severe 5 Leelanau, Enunet, Kalkaska ModerateSevere Moderate- .t-~oderate- Moderate Severe Severe Severe Moderate Moderate 3 * Source: SlightModerate Slight ~ co r-- An Appraisal of Potentials for Outdoor Recreational Development for Montmorency County, Michigan February 1969 ,. .. .. - - - -- - --- - - - - -- - �TABLE XIII DEGREE OF SOIL LIMITATION FOR RESIDENTJ.AL DEVELOPMENT Map Symbol Limitation Major Management Problems . 1 Slight Possible groundwater pollution; - Difficult to maintain sod without irrigation 2 Slight - Seasonal high water table - Possible gr oundwater pollution; - Difficult to maintain sod without irrigation 3 ModerateSevere - Sloping Areas; - Erosion and Sediment damage; - Sidehill seepage from onsite sewage facilities 4 SliG;htModerate - Erosion and Sediment damage; - Sidehill seepage from onsite sewage facilities 5 ModerateSevere - Sloping Areas; - Erosion and sedimentation; - Sidehill seepage from onsite sewage facilities Tl1ese limitations pertain to intensive development common to subdivisions with onsite sewage facilities. Map 29 combines general slope characteristics with general soil characteristics. Those soils which have slight limitations for residential devel- opment are comparatively flat. Moderate to severe soil limitation areas are associated with relatively hilly terrain. It should be emphasized that degree of slope is a n important element in the classification of soil characteristics. 79 �II MAP 29 •I • • •• II I I I I I I I I ALBERT 'I'CMNSHIP - Residential Development Cond itions Area 1 & SLOPE & SOIL CONDITIONS 2 Slight Soil LimitationsJ Predominant 0% Slope 3 Moderate - Severe - Soil -Limitations; O - 2% Slope 4 Slight - Moderat~ Soil Limitations; 0 - 1% Slope 5 Moderate - Severe Soil Limitations; 2 - 5% Slope 8o �Map 30 indicates those sections of the township adaptable for development according to degree of limitation. Those areas designated as primary, secondary, and tertiary stipulate the preference f~~ residential land use based upon soil and slope characteristics. Primary areas should be developed first because they l1ave slight limitations which can easily be overcome. Secondary areas are less preferable because greater care must be taken to alleviate adverse consequences due to development. "Tertiary areas are the least desirable for residential activity insofar as limitations are severe enough to make development questionable. Again, these are very broad classifications and not applicable for detailed analysis. E ~ Vegetation. In addition to contributing to the scenic qualities of the township, the existing vegetation helps substantially in maintaining a viable environment. Without an adequate amount of forest, brush, and grass cover, soil erosion and wind blowing would become prevalent. Wildlife would decrease due to an absence · of cover and forage, and potential highway and industrial noise would travel further and with greater intensity. Albert Township has a variety of forest species and since much of the area is owned by the State of Michigan, it is assured a retention of these trees. The predominant specie is Oak (Red, White, and Black). of the pole and saw timber size. Most of these are Aspen and White Birch are also abundant, particularly at the reproduction stage of growth. Red Pine, Jack Pine, and N~rthern Hardwood are distributed throughout the•township. As mentioned in the Forest Activity Section of this document, Oak, Aspen, Birch, Maple, and Red, White, and Jack Pine are logged to a limited 81 I I I I I I I I I I I I I I I I I I I �II MAP 30 I I I I I I , 1. I ALBERT TCWNSHIP AREAS OF POTENTIAL RESIDEN'fIAL DEVELOPMENT Primary Development Area Secondary Dzvelop~ent Area Tertiary Development Area State Forest I I I I I 82, �extent for milling and wood pallet production. A major portion of this timber is sent out of the township for mjlling operations. I Upland brush, containing Cherry, Hazel, Service Berry, and Willow vegetation is interspersed throughout the vicinity. grass, weeds, Bracken, Fern, and Sweet Fern. Additional growth includes • • There is also a limited amount of lowland brush, consisting of Alder , Dogwood, Willow, and Huckleberry. In order to protect wildlife, soils, and aesthetic values in the area, the Huron Pines Resource Conservation and Development Project recommends the promotion of orderly and wise development of forest resources through educational and technical programs. It would benefit the township to insure tba t its citizens, particularly ow-ners of large parcels of land, are aware of constructive forestry practices in order to maintain and improve the envirQij,mental qualities of the vicinity. F - Wildlife. Wildlife is a major factor in the identity of the township as both a rural and a recreational area. As human population in Albert Township in- cre3ses, the habitation areas of wildlife will become more confined. To accommodate an optimum balance between human and animal populations (a balance whereby infringement of one upon the other is held to a minimum), and yet maintain the recreational atmosphere of the township, the variety of animal life should be studied and their living pa·tterns understood. Forestry practices, as mentioned oefore, affect the quality of the environment and its capacity to accommodate a.. variety of wildlife. • Controlled timber cutting enables young trees and low-lying vegetation to flourish, supporting more animal life. Tree harvesting, particularly Aspen adjacent to Cedar swamps, improves the quantity of feed for deer while they are yarding, improving their ability to survive tbe winter. Forests also affect water-born ·- II • - �I I wildlife. Proper tree harvesting increases the watershed supply, insofar as openings in the forest allow more snow to reach groundwater levels, increasing stream flow and improving fish habitat. f Albert Township has a heterogenous mixture of wildlife, which can be classified into three generic categories: fowl. small game, big game, and water- Small game consists of birds and mammals, including grouse, woodcock (See Page 44), wild turkey (See Map 31), cottontail rabbits, snowshoe bares, squirrels, raccoons, foxes, and other similar species. lar big g'dme animal. Deer is the most popu- Waterfowl includes ducks, geese, and sl1orebirds. XIV is an inventory of lfcl.me species in Montmorency County. Table Trout, Bass, Pike, and panfish are the main fish species in the townsl1ip. Since Albert Township is assured of continual vegetation, because of state forest land and its capacity for private development is confined, the ability of the area to sustain its existing variety of wildlife is not as limited as other l ocalities might be. I I I I I I I ~ I But proper control and management on the pa.rt of state and tmmship citizens is essentia l to define and insure an optimum distribution of wildlife. All facets of the township's distinct environment - soils, climate, geology, vegetation, and wildlife - are separate entities in their own right, but are highly interrelated in the establishment of environmental processes. The proper utilization of this environment for living and recreation requires a realization of the importance of the to"mship's natural characteristics and the impacts of human activity upon the environment. 84 �MAP 31 . . NORTHEAST MICHIGAN REGION - UNIQUE WILDLIFE AREAS \ Wild Turkey Range Major Bobcat Range Elk Range i l iI i I • -I ·:· I ·- I I �I TABLE XIV INVENTORY OF GAME SPECIES - MONTMORENCY COUNTY f I I I I I I , Species Relative Abundance Deer Moderate to High Entire Couhty Elk Low NW Part County Bear Low Entire County Bobcat Low Entire County Raccoon Moderate Entire County Squirrels Moderate Entire County Ruffed Grouse Woodcock Waterfowl Snowshoe Hare Moderate to High Moderate Entire County Entire County Entire County Low Moderate I •I I I • Game Ranq;e 86 Entire County ��• • •I I I I • •· .1 •I I I I • QOAI.S, OBJECTIVES, POLICIES Up to this point, the text has analyzed the va.rious elements which combine to formulate the particular identity of Albert Township. system has logically differentiated the elements of the area to permit a fairly comprehensive insight into the township's characteristics. The following section is • the synthesis of these elements into goals, objectives, and policies to guide the township in its physical, social, and economic development. These statements have been approved by the township's residents as the most applicable reflections of their desires and attitudes concerning the future of their area. Goals _are very broad descriptions of the overall desirable characteristics tlie people of Albert Township wish to attain within the general planning period. These are the bases 1or the_ more d~finitive objectives and policies statements. Objectives delineate these goals in accord with the elements included in the PASE analysis process. These objectives are underlined in the following section. Policies are more specific statements commensurate with the given objectives. These attempt to define more clearly the proposed actions the township desires to undertake, but are not so definite as to preclude variations which may be required in specific instances. While all policies may not be· achieved within tl:Je planning period, the decision-makers and citizens of Albert Township should promote the realization of as many of these statements as possible. This can be adequately done only if knowledge, creativity, and most importantly, community interest and involvement become an integral part of Albert To"\o/l1ship. ~ I The PASE 87 �GOALS 1. Protect the physical environment of the to,mship. 2. Maintain a residential and recreational atmosphere. 3. Maintain the existing balance between residential, recreational, co~mercial, and light indus~ry. 4. Maintain 'an efficient proportion between age groups and promote an orderly population growth. 5. Stabilize the local economy with a diversity of light industry. 6. Create quality educa tional and technical training facilities in order to upgrade working skills, 7, Attain efficiency, strength, and autonomy in local government, while retaining constructive liaison with other governmental bodies. 8. Create an effective health and social welfare delivery system. 88 �-I PORJLATION OB.JECTIVES I. -II environment of Albert Township define its attractiveness, it is desirable to maintain tl1e existing population balance. 1. I I I I I I I ~ I Control industrial growth to the existing proportion of the township's economic activity. II II II , Because the present atmosphere and characterfof the population and 2. Keep commercial activity in its current proportion to the township's economic base. 3, Maintain the physical environment and provide for residential land use that will continue to attract seasonal residents. II. Since the township's capacity to retain its unique environmental, social, and cultural characteristics is limited, an excessive population gro,rth will tend to bave an impact upon these elements. Conseq_uently 1 it is desirable to limit any detrimental change in the overall atmosphere of the to,mship by striving to incorporate policies and programs which will promote orderly population gro,rth to maintain 1 as far as possible 1 the existing character of Albert To,mship. 1. Continue the promotion of light industry. 2. Encourage small commercial activities. 3. Procure a desirable mixture of residential density. 4. Limit specific areas of the township to low-density residential use. 5. Secure an equitable distribution of open-space. 6. Consider the sodal, environmental, and political implications of all proposed land uses in local decision-making processes. 7. Rationally plan for development according to the capacity of the environment and the availability of services. �I III. Realizing that there is a lack of variety and expertise in cu r r ent available employment, the township will strive to attract those ele f ments of the population whose abilities will fill the existinrs gap in total provision of desirable community skills and services. 1. Attract industries which utilize skilled and professional labor . 2. Encourage construction of modern, convenient office spac e de signed to facilitate professional use, such as : medica l , dental, and legal offices, etc . 3. IV . Institute educational programs to serve local manpower needs. In order to alleviate any adverse changes in the existing character of the to,mship resulting from a disproportionate growth of working-age personnel, th~ continued inmin;ration of retired and seasonal population groups should be cncotlra,s ed . 1. Institute programs and, construct fa<!ili ties to serve as socio recreational attractions for senior c itizens . 2. Allocate priority to the r et ention and enhancement of those natural and man -made cbaracteristics (lakes, forests, campgrounds ) of tbe to,msbip, wb.i.ch will attract seasona l residents and tou rism . 3. Institute cultural attractions . • • • •I I I I I I I I I I I I I 90 I �I I I LOCAL GOVERNMENT OBJECTIVES I. I I I I I I Administration and regulation of township affl).irs oriented toward continued improvement of all facets of the human settlement requires efficient} comprehensive} and creative sensitivity to the natural and human environment. ·Albert Township should attempt to provide local government services which will most adequately fulfill the needs of its citizens wM.le simultaneously minimizing} as far as possible, the costs of these services. 1. Provide service levels which will attract the same type of population mix as currently resides in the township. 2. Regulate quantity} quality} and density of residential growth. 3. Regulate commercial desirability through zoning and aesthetic control. 4. I I I I I I I Regulate industrial growth tbrough · zoning and environmental control. 5. Promote highway and parking facilities} pedestrian and nonmotorized circulation systems, and airport facilities according to the needs of the populatfon and economic a ctivity of the township. Study the possibility of eventually institut- ing a public transportation system. 6. Promote and maintain adequate sewer and water systems in accordance with immediate and potential needs of the township. 7. Create local health and welfare services and facilities which will fulfill those needs not satisfied by county} regional, and state programs. I~ I 91 �8. Promote educational facili t ie s and services proportionate t o t he capacity and willingness of the t ownshif ' s re sident s t o fi nance them. 9. Determine the need for quality and type of community facilities to optima lly serve the township's immediate and futur e requi r e ments and establish provisions for meeting these requirements . Utilize a vailable federal, state, and local funds to implement the construction of facilities and provision of equipment . 10 . Incorporate methods of analysis to determine the social and environmenta l consequences of new population and deve lopment activity. Implement policies to promote environmental prote c- tion and maintenance of the township ' s overall identity . II. For any composition of pe,ople to be able to relate to, and take pride in their living environment, they must be allowed access to the local de cision ma king process . In addition, by promoting the interest of the local population in tovms hip issues, the ability of local decision makers to more properly reflect the desires and needs of their constituents is substa ntia lly increa sed . Tovmship decision-mal,; ers should attempt to promulga te policies a nd programs which will increase c itizen interest and i nvolvement in loca l public affairs . 92 I I I I I I I I I r- 1 I II I I I I I "I �• • • ECONOMIC OBJECTIVES I. capacity of attracting and retaining permanent (or seasonal ) residents, •I nor the ability to provide desirable governmental services; therefore, the township should promote an increase in the quantity 1 quality, and variety of its economic base. 1. I 2. tax base. II. In order to facilitate the attractiveness of Albert Township to skilled and professional people, as ·well as, increase its variety of economic activity, it is desirable to encoura~e nolicies a nd facilities to attract industrial, commercial, service, and recreational activities. 1. Implement zoning regulations which will allocate commercial uses to easily accessible locations and adjust the size of the activity to the proposed service area. I I Encoura ge quality residential land-use in designated areas of the township which will substantially contribute to the local I I I I I I Promote quality and variety of commercial activity that will attract retail spending. I I ~ Unless Albert Township is economically viable, it will not have the 2 . , Insure variety in the provision of professional services throl+gh promotion and advertisement of tbe tmmship' s amenities to attract these desired personnel. 3. Contribute to the variety of economic activity by promoting recreational facilities. III. In attempting to attain economic diversity, while at the same time ma.intaining the township's overall character, Albert Township should encoura~e 93 �the development of all economic activities in the same general relative proportions as they currently exist. 1. Emphasize the growth of wholesale and ktail trade outlets. 2. Provide and limit real property for industrial use that will enable the township to maintain its current proportion of manufacturin,3 · activity . 3. Restrain or discourage those economic activities which have tbe potential of substantially changing the t01-mship' s character and identity. IV. Economic growth and diversity is predicated upon competition among productive elements of the township. It is, therefore, beneficial to the residents of Albert Township that rational competition between commercial activities be enc ouraged . 1. I I I I I I I I I Allocate commercial activities to areas easily accessible to all residents. 2. Stimulate the establishment of similar commercial activities commensurate ',lith the needs and size of the township's population. v. The overall education level of _the citizens of the township will, to a large degree, determine the in~enuity and skill applied in attempting to improve the economic status of the township, as well as, contribute to its capac.i ty to attract new economic activities. An important objec- tive, then, is to attain an educated population which will satisfy the requirements of new and diversified economic endeavors. 1. Institute local training programs _which will equip the township's residents with skills required by potential industries. 2. Encourage those economic activities wbich prefer to train local personnel according to the specific needs of the activity. 94 I I I I I I I I I �I I VI, To attract wage-paying economic activities employing people residing outside the township or to maintain a lack of quality, quantity, and variety in goods and services limits the capadi.ty of the township to I I I I I I experience economic development. An important objective, therefore, is to encourage an economic environment which will enable the township to retain the money earned wj_thin its boundaries and encoura.ze the influx of income from outside its borders. 1. Provide a comprehensive range of services, skills, and mercl1andise at competitive prices. 2. Institute promotional programs to enhance the public's attitude toward tbe benefits of economic activity in the tmmship. 3. Encourage the location of industries which will influence the establishment of subsidiary w11olesale and service businesses. I I I 95 �RESIDENTIAL LAND USE OBJECTIVES I. Quality in residential land use is a reflection of the pride of individual ownership and the perception tbe residents have of the area in which they live. In order to maintain the existing quality of dwelling units in the area, the to-vmship should strive for orderly growth and development of residential land use. · 1. Through regulatory controls, attempt to insure sequential development outward from existing populated areas . 2. Effici_e ntly provide new residential development with facilities and utilities commensurate with unit density. 3, Restrict new large scale development surrounding water resources (lakes) in the township. II. In any populated locality, there is a diversity of social and economic characteristics among families and individuals, and the more populated the area becomes, the greater the variety of its residents. Consequently, Albert Township should endeavor to provide each member o:f the community .' with residential opportunitj.es wbich correspond to his social and economic characteristics. 1.. Provide a mixture of densities through zoning regulatio1~,; . 2. Insure there is an adequate supply of low income housing equitably dispersed throughout the tmmship. 3. Encourage the continued high rate of owner occupancy, wl1ile increasing the amount of rental units available to seasonal and permanent residents. III. Residential activities both determine and result from a general pattern ., I I -I I I I I I I -1 I I I I I I I I I �I I of human behavior and often conflict witb other types of land uses which facilitate different types of activity. In order to protect the health, safety, and welfare of the township's citizen51 and the attractiveness of the community, residential activlty should be planned to eliminate con- I I I I I flict with other land uses. 1. Attempt to provide natural or man-made barriers between residential and commercial activity. 2. Provide adequate open-space and recreation facilities at the nei~hborhood level, 3. Zone residential land uses to be easily accessible to commercial and industrial areas, yet adeq_uately separated to eliminate detrimental environmental conseq_uences. I 4. Design residential activity so as to limit the seneration and attraction of heavy automobile and truck traffic. I IV. I I I.and is a finite resource and the ability of tlle natural environment to optimally accommodate human impact is also limited. Since residential land use is not as restricted in its locational choice as commercial or industrial uses, its environmental impacts are more widespread. To pro- tect and maintain its existing level of enviroruuental q_uality, the township should encourage dwellin[, units in those areas where environmental impacts are least detrimental and discourage residential construction in locations where impacts are more profound. 1. Analyze the capacity of land, vegetation, and water to accommodate housing units and projected population for each development. 2. Promote policies to mitigate possible negative environmental effects from residential construction. 3. Adopt methods of analyzing and reviewing public and private facilities which will be required as a result of each new development. 97 �COMMERCIAL IAND-USE OBJECTIVES I. Accessibility to commercial development is a vrimary prerequisite for growth and development. At the same time, uncontrolled commercial growth creates traffic congestion and visual pollution . Albert Township should encourage development of commercial facilities which are easily accessible while alleviating congestion and "commercial blight" . 1. II").sure that adequate access and parking facilities are avail able for commercial activity to alleviate traffic congestion and excessive noise pollution . 2. Provide for the creation of "open space" or vegetation barriers between co~~ercial land uses and residential or recreational land uses. II. Tbe identity a community· portrays is heavily determined by the phys ical composition and aesthetic value of its commercial areas, particularly the central business district. .. To enhance the reputation of the to,m- ship and encourage c_ommunity pride and involvement, the characte r of the township 1 s centra l business area should be maintained as an area the residents can adequately utilize and identify with . 1. Project and enhance the character and identity of Lewiston as an attractive, competitive shopping district through innovative desi gn and architectural controx. 2. Institute a circulation system in the central Lewiston area to eliminate conflict between pedestrian and automobile movement. 3. Discourage the spread of strip commercial activities in all sections of the township. 98 I I I I I I I I I I I I I I -, I I I I �-I 4. Attempt to attain a mix of commercial and service activities in the Lewiston business district . 5. I Promote the utilization of the central ~rea for night time activity throutsb the establishment of a theatre, outdoor commu·nity entertainment area, and adequate street lighting. ·1 I III. An overabundance of commercial facilities in a reas of the township which compete with the viability of the central business a rea tend to attract subsequent residential development and established commercia l activities I I I from the CBD, encouraging high vacancy rates in tbe central business area. This effect can be deterred if the t01mship provides for orderly commercial growth which be st serves tbe needs of the township. L Discourage ti1e development of large shopping facilities which will potentially create blight and inactivity in the central I I I I I I I I business area. 2. Discoura ge the location of commercial districts, particularly those which attract heavy automobile traffic, adjacent to conflicting land uses, such as recreation areas. 3. Determine the capacity of the township's commercial activity based upon the total population and their projected needs; then define the limit of commercial activity tbe township can endure to prevent outmigration due to a change in the township's charact er. 99 �lNDUSTRL'iL LAND-USE OBJECTIVES I. In order to ma intain an efficient economic balance in the township, in accorda nce with the maintenance of the existing population balance, Albert Towns hip should attra ct those industries which bave tbe lea st impact up on changing t he cha r a cter of tbe a rea. 1. Define i ndustria l a rea s for development in line with the desired proporti on of the activity in the township. 2. Limit t he size of individual parcels of industria l land to promote sma ller industries. 3. Encourage a variety of industrial activity to crea te a more balanced economic base. II. W'nile rea lizing that change is inevitable and tl1e township's cultural and physical environment will reflect the type of people attracted to tl1e area, the ability to upgrade the skills and profe_ssional q_uality of the township is reflected in the township's desire to attract those industries which utilize professional and sk illed employees. III. Detrimental effects on the environment, due to industrj_a l activity, tend to detract from the capability of an area to maintain a comfortable and pleas ing standard of living. Conseq_uently, Albert Township should attra ct t ho se i ndustrial activities which ha ve a limited environmental impact. 1. Regulate e"i:ivironmental impacts through the institution of local air, water, noise, and land impact standards. 2. Project the effects of industrial location as a catalyst for rei;ddential, commercial, and recreational development and limit detrimental land use mixes through zoning controls, 100 I I I I I I I I I I I I I I I I I I I �'• ~ ' I I -~ •I 3. Discourage excessive extraction of the to"mship's natural resources for industrial purposes. DI. Because local industrial firms employ people within the community} there is a strong potential for utilizing the economic and social resources of various industries in promoting the welfare of the community. Albert Township sbould attract those industries wl1ich display a community spirit in providing the p}1ysical and economic resources for the creation and ma:Lntena.nce of local community projects. 1. Through promotj_on, emphasize the community spfrit of the tmmship as a beneficj_al resource for industrial location. 2. Encourage the establishment of those industrial and business firms which display a definite interest in supporting community projects and desire to maintain the current township character. 1-1 I I 1 • I I II I 101 �Ill I RECREATION LAND-USE OBJECTIVES I. Most living environments can be recogni:z;ed and classified accord in~ to their predominant economic activity. Albert To"msl1ip, because of its environmental attributes and low population density, currently enjoys a favorable reputation as a recreational area. To maintain its current proportis:m of activities and population ase groups, the tOimship should encoura1se the growth of open-sp.'lce re_~!eation. 1. • • •II Provide outdoor camping facilities in designated sections of the township. 2. Encourage small parcels in new residential development as neighborhood parks . 3. Establish a larger community park to facilitate the needs of large orr,anizations, groups, and seasonal tourists. 4. Establish horse, bike, motorized recreational vehicle, ski, and walking trails in the township. II. The needs of the local residents for recreational activity are often different from those of the more seasonal, transient population. To meet these needs, recreational facilities and pro~rams should be provided for all elements of the population. 1. Establish community-wide craft and recreation programs, designed for all age groups, for seasonal and premanent residents. 2. Construct a centrally located facility equipped to offer a wide variety of educational, recreational, and social activities. 102 • • �• • III. The location of open space recreation facilities is a major factor in f the success of recreational endeavors. If these activities are adjacent to conflicting land uses, such as industrial or high density commercial and residential, the attractiveness of the facility is diminished. Open-space recreational facilities sbould be re~ulated and developed to eliminate conflicting uses. 1. Restrict the placement of camping facilities in densely populated areas and adjacent to co~nercial and industrial activity . 2. Encoura.ge the establishment of small park and picnic areas within or adjacent to industrial parks. • 3. area of Lewiston. IV. • Provide picnic and park facilities within the central business Community recreational activities are ·c ontributers to the physical and psychological attractiveness of the township. In order to accommodate the needs of individuals and groups of Albert Township and to attract new commercial and industrial activities desiring local recreational amenities, community recreation programs and facilities should be provided in conjunction w:i.th the character and desj_res of the township's residents. • 1. Establish community sponsored arts and crafts programs for children, adults, and retired persons. 2. Encourage community sponsored skiing, swimming, and health clubs. 3. Provide playground equipment for township and community parks commensurate with the density and population age group. 103 �C.OMMUNITY FACILITIES OBJECTIVES I. The success of health) safety) welfare) and edtcation programs are often dependent upon the , quality and variety of facilities provided. To enhance cohesiveness and public pride among the citizens of Albert Township and to make quality services available to all residents) comprel1ensi ve comnruni..t y factlities shouJ.d be establisbecJ and adequately maintained. 1. Combine accepted location and space standards with knowled .<se of local population and physical characteristics to determine the optimum distribution of school facilities. 2. Analyze existing and potential land uses in the area and correlate tberu with the physical and financial resources of the township to ascertain tbe needs and potential locations for fire protection facilities. 3. Locate a community-wide recreational facility) including areas such as tennis courts) outdoor theatre, baseball) football) and basketball areas, indoor social and cultural recreation) etc. which are easily accessible to the majority of the population. 4. Promote tbe construction of a communitl center, including public meeting room) library, museum and art gallery, and local office space in a central location to meet increasing demand for services. 5. Provide ma,ior public health and welfare facilities in an easily accessible central location. �I I I I I I I I I I I I I I I jl ii I I '. ~RANSPORTATION OBJECTIVES I. The location of various land uses is often d!termined by the accessibility of the particular activity) especially commercial and industrial, The size and placement of roads is, therefore, an important element in the distribution of land use. The circulation system of Albert Town- ship should be planned to promote desired land use growth wl1ile limiting the distribution of undesirable activities. 1. Design circulation systems wi tb respect to the amount of activity tliey are proposed to facilitate. 2. Discourage tbe construction of primary and secondary roads in areas where development is not proposed or approved. '-.../' 3. Separate automobile and truck traffic from pedestrian and bicycle circulati9n. 4. Insure adeq_uate access and parking at public recreational facilities. 5. Improve the quality of local and collector streets in the developed sections of the township. 6. Encourage residential development which efficiently limits the amount of land devoted to streets, 7. Limit truck traffic to required industrial and commercial services. 8. Provide adequate access for movement of goods to and from areas outside the township. II. In recognizing the ch~nging pattern of lifestyles attributed to a decrease in the supply of available energy, and the need for offering 105 �I greater access a : · 1obili ty to different elements of the population, the township sh01 ·. ..d attempt to procure a var i ety of transportation modes which will serve all residents. · l. Promote the development of an airpor,t with facilities capable of supporting private and industrial requirements . 2. Establish bicycle routes throughout designated areas of the township to facilitate long distance touring , short distance shopping , and social recreation trips . 3. Study the feasibility of eventually incorporating a small vebicle public transportation system in the more densely populated sectors of the township. III. The construction of roads and other transportation modes requires the disruption of natural land _features, veg~tation, and water resources . In order to preserve as nruch of the natural environment as possible, the township will benefit by a thorou gh analysis and limitation of detrimenta l environmenta l impact resultin 0 from construction of transportation routes. 1. Construct man -made or natural barriers between residential areas and major thoroughfares. 2. Provide ad equate access to community facilities. 3. Determine the potential growth impacts result"ing from the proposed construction or improvement of township roads. 4. Limit the amount of paved area in the tmmship to efficiently meet the needs and comfort of the population, while confining the environmental impact resulting from increased run-off . 106 I I -I I I I I ~I I I I I I I I 1 I �l-I:$ALTH & WELFARE OBJECTIVES I. ' Because each individual residing in an area is different in personality I I and background from those around him, every community is unique in its I I I I health and community welfare services sl1ould be made avaik.ble to the population composition. dents of the township should reflect this uniqueness. Consequently, people of Albert 'rownship wl1ich will best fulfill the needs of tbe indivj.dual. 1. Through promotion, attempt to lure professional, medical, and social l)ersonnel to the tovmship. 2. Discourage overdependence on community welfare facilities and programs. 3. 'I I I I I I I I I The public services made available to the resi- Incorporate community welfare programs under one local agency to insure comprehensive and cohesive administration. 4. Promote the creation of public service programs (such as, dntg abuse, alcoholic crises center organizations) to meet the needs of .township residents. II. Through public avm.reness of health and sanitary practices, many health problems resulting from lack of individual knowledge can be alleviated. To instill and maintain a high level of public consciousness, educational programs and informative health practices should be instituted and made available to ·all members of the township. 1. Establish liaison between the school system and local health, education, and medica l services. 107 �III. Public safety and protection are pertinent factors in the attractiveness of any locality. If adequate police and fire ~ervices are available to all sections of the township, individuai insurance rates are decreased and personal loss from fire and theft are minimized. To insure personal comfort and confidence in local government, public safety pro.<_;,;rams should be created and continua lly improved to meet the demands of continued ~rowth. 1. Promote and maintain public safety programs. 2. Work in close ass ociation with county and state law enforcement authorities to establish the optimum efficiency in police protection. 3. Educate the public as to protection of personal property - both fire and theft control. l+. I I I I I I I I Promote community spirit and involvement in attempts to physically . ' and financially improve volunteer fire and comnrunity service organizations. I I I I I I I I 1o8 I �•I I I I EDUCATION OBJECTIVES I. The social, cultural, and economic future of the to,mship depends upon I the skills of its younger residents acting as catalysts for new, diversified growth. Township, educational facilities and programs should be established commensurate with the needs and ~haracter of the area . •-I 1. 2. 3. I Establ ish formal courses in technical skill trainins oriented toward the needs of existing and potential industrial and commercial act ivit y, procurir.g financial, physical, and instructional aid from these activities under a consolidated effort. 4. Promote communication between the local government and school board to obtain optimum efficiency. II. Education and information are synonymous witb the general awareness of the township's residents toward activities of local concern. To provide the citizens of Albert Tovmship with knowledge of various events, a comprehensive informat ion program should be established . 1. I I I I Stud y tl1e feasib:i.li ty of establishing a day care center for children of work:i.nB parents. , •I Formulate adult education classes employing local facil:i.ties and personnel when possible. I I I I To insure an increase in the economic base of Albert Construct a centrally located facility to disseminate public information . 2. Establish liaison between developers, realtors, entrepreneur~, and local eovernment authorities in improving communication and procuring cohesiveness in the township's overall development. 109 �III. Formal education is only one means of improvine the skills of the people of Albert Township. Informal community educa!ional pro.grams can be instituted to offer a variety of learninr; experiences to all members of the tmmship . 1. Local arts, cr·a fts, book clubs, etc. should be promOted to improve the overall skills and awareness of the township's residents. 2. Of·f er campin~, hiking, and outdoor recreation classes to seasonal and permanent residents. 110 �I I ENVIRONMENT OBJECTIVES r. I I I I I I Albert Township is currently a desirable placJ to live and visit primarily because of the character of its natural environment. Since the identity of an area is defined by its physical, as well as, social amenities, the maintenance of the township's overall attractiveness requires the feasible nreservation of the natural environment.. l. Create and maintain an oneoing environmental monitoring program to study the effects of development and human activity and ut:i.lize the results to institute protective measures. 2. Adopt noise and vj.sual pollution standards for inclusion in the zoning ordinance. ,.,, II. The abundance of natural and cultured vegetation contributes to the reduction of noise, soil, and visual pollutton resulting from human activities. I Therefore, the to,mship should strive to preserve as much of the existing vegetation as possible wbile E:ncouragi ng the growth of cultured plant life in areas affected by human activity. 1. 1. I Establish criteria for landscaping commercial areas and adopt these measures in the zoning ordinance. 2. III. Promote landscaping and garden-plot programs in tbe t .o wnship. The productivity and attractiveness of the natural landscape, as well as, the health of the township's residents, is closely interrelated with the rationai utilization of geologic characteristics. Consequently, the · capacities of the soils in th e township should be understood and adverse geoloGic impact s avoided or re st ricted. I, 111 �1. De fine areas and densities compatible for development based upon soil and groundwater characteristics, primtrily related to sanitation and pollution factors. IV. Except for limited sewage problems, Albert Township is presently devoid of any excessive environmental impacts. As the area experiences an expansion of human activity, tbe probability of subsequent pollution will increase. I I I I Provision sl1ould be made for acquiring federal, state, and local expertise and financj_aJ. aid in the limitation and abatement of future air, wa ter; noi s e, and visual pollution. I I I I I I - -~ -I I I 112 I �•• •• I UTILITIFS OBJECTIVES I. •· •I The hea·l th, safety, and welfare of the towns'iiip' s citizens is closely aligned with the adequate provision of water and sewer systems. Albert Township desires to maintain a preferred level of human, physical, and social welfare in the face of increasing population pressures, it must insure the provision of sewer and water facilities accordin.~ to the needs of the townsl1ip. I 1. I I 2. I I I I I I I Determine the capacity of tbe current ground water levels to sustain :fu.ture development densities. Insure adequate health and sani.tation in recreation areas by providing needed water, electric, and sanitary facilities . 3. r-1 I I If Construct and expand sewer systems in residential, industrial, and commercial areas, based upon immediate and long-range needs~ II. Since the ~o,mship's welfare is reflected in the protection of its people and environment from detrimental ecological impacts, the proper ut~lization of land according to its capacity for development should be of major concern. Therefore, the desi~n and placement of water and sanitary facilities are pertinent in defining areas of the tmmship where development is feasible. Albert Township should regulate undesirable growth, allocating sewer, ~Bter, and drainage facilities accordin~ to the capability of the township to sustain development. 1. Determine the impact additional growth and development will have on the financial, environmental, and facility characteristics of the to,mship and allocate development accordingly. 113 �' F U T U R E L A N D U S E �•I fUTURE IAND USE The physical development of Albert Townshipf is a reflection of its . • •I I •I ~"'I I •• I I I I (.I I social, economic, and governmental characteristics. Land use defines the living, working, and movement patterns of the to,mship's residents and conseq_uently must be considered in proposals relating to the area's future. This section will delineate very general distributions of land use, a broad portrayal of a future dispersion of uses which is in keepin .'5 wit}1 tbe purpose of a comprebensivc plan - to V,tide the ~~Eal development of an area. This level of specif:i.ci ty allows the toT,mshj_p to institute specific land use policies within the extended framework :provided by tbe proposed land use plan. Tiesidenti~l: As in the past, residential use is projected to be tbe pre- dominate development activity .in _the to,mship. Existing land use analysis indicates that tbe majority of residential units are in the Lewiston-'rwin Lakes area, many of these being seasonal homes. The density in t::iis general vicinity is approximately 1.53 persons per acre and since the majority of lots border-ing the lakes are already developed, this should not increase substantially. More dispersed residential distribution on 5, 10, and 20 acre parcels characterizes the outlying sections of the township, and hence these areas are more conducive to new development. Of the ' approximately 46,000 acres which constitute Albert Township, about 20,900 acres are in private ownership and eligible for residential land use. �J Because the health, safety, and welfare of the township 1 s residents is of prime consideration in the planning process, tht prevention of groundwater pollution via adeq_uate sanitation is a major factor in land u se activity~ Therefore, the proposed sewer line boundary mentioned in the sewa8e disposal section of this plan is a limiting element in residential dispersion . The prospective sewer system will incorporate 6300 acres, leaving 14,600 acres of privately owned land for residential development without sewers . According :J ~ I 1 I to projected population figures, if the 6300 acres served by sewers are devel oped at the existin3 density of 1. 53 persons per acre, about 9500 people or 75% of tbe total projected tow11ship population of 12,000, will reside in the area. The remaining 3500people would be located in the rest of tbe 14~6oo acres, at a density of .23 persons per acre (one person per 4.34 acres). The proposed sewer service area (1.53 persons per acre ) will be designated as medium density in the future land use map. This designation can accommodate both single and multiple family units. The remaining privately o,med sections of Albert Township will be c.lnssi fied as low density, rural residential at approximately .23 persons per acre . Since public health req_uirements stipulate a preferred minimum density of one unit per acre with individual septic systems , these parcels should be no less than one acre j_n area and preferably larger . Commercial : (See Ma.p 32 . ) Existing commercial activity is generally limited to Lewiston and the immediate vicinity. According to policies for commercial activit y formulated in the plan, Lewiston will continue to be the center of cornme1·c e in the township and the major. stores will locate here . ttstrip commercial 11 ·1 I I I I I I I I I I I 115 I �i '.£., .ol. I I I I I I 1· ..., .:.. ALBERT TClwNSH I P PROPOSED RESIDENTIAL LA1'.1D USE ~ ~ Medium De::-isity p:;~:7r:;::.<:y·;:,vcm Low Density - Rural ~ I 116 �.1 activity, should be discouraged and more dense commercial land use, to facilitate pedestrian circulation, should occur in thefpresent downtown area . (See Map 33.) In addition, smaller local neighborhood convenience stores should be considered . Industrial: 'rhe majority of industrial activity should be confined to tl1e present industrial park North of Lewlston. This area is included in the sewer service area, is in an easily accessible location, and would a.llow economies of scale in industrial operations. Extract:Lve industries will have to locate adjacent to their source of materials. Mc:1.p 34 depicts proposed industrial activity areas. Recreatj_onal: I I I I I Storage areas should be on property which is screened from public view and not within or immedj_ately adjacent to beavily trafficked areas. 1 I I Since recreation ls an important element in the economy of the township and is pertinent to the quality of life of its residents, tr1is activity should be dispersed to serve the optimum number of people wbile enhancing the area 1s environmental features. Major outdoor recreation areas (camping, I I picnicking, and water sports sites) to serve visitors and seasonal residents should be located in those areas of the township containing pertinent enviro!l.mental features and having the capacity to accommodate projected use . Neighborhood and community recreational facilities should be centrally located, as well as large and varied enough to facilitate all elements of the population. A community recreation center, incorporating indoor and out- door facilities, should be promoted in the Lewiston area. Transportntj_on: Pedestrian circulation systems and vehicular transportatio!l. 117 I I I I I I �I I 11...l ~ .) ..) .! ,. :.•: . I NORTHWOOD I I I 0 (/) -ri- 0: - o, er. . <t w w a 0 X ~ ~ w w . _J Cl .:w .. <t I _,l_o_oLI J' t- r a - - - - - J .___ _ __., ;;t; MONTMORENCY • •~ •~ r~ I . . . ij~,-futi••-~~! ~f=======~~~~;~~[] -lL n J l ~~-J 1' . ij~ [n o 'l u.J fi S.E8!1.CS;___/l__~!(;_ tiEL.,$.QI:L:· f-' qi~ I f:J ~. _ _ _J ; _ J - §- •' ._______ ' .-:.i:. 11r--------r-i~ ~~~-ifJt~:~i~~~~~-~~~~~~~t~~?~1~~~~~})\\~~-: :~:.::~~~\-~~\ ~~~\:)<":·i~~~-~'.~ :.~ -s-~~ ..;~'~@'~ f-:?,~~ :-;·\~~~':-"-~~-,~~)<~-~t~~:~~:~~~>>,~·;~~\~:~S:}> 7:.\~~,:@,l~!..-.;,~". . ~r~~~f..:·:".1~1--~.! l-t) ~i-!-¥) :.:,._1;i,~~~~'l,T,:-;., ~~- )i;-~~~~-~ /·~~--:_ Cu . R D. 61 2 i ,. , ~~~;,;'!{~\.:?.~~z~t.~~~ .;"--;~!!:~~·:-? ,...~-~~?~-=~-~~~~~t.z-:-~ir,: ~--. ~ ,-- . ---------- . ~L§_]~ ~i'j Ct~ - \ DARD Y ~ I. I I I I '.3 :t w I- TNNIS I 1... . - 1 >a:: E AS I_ 1~ ~ ~~ 0 r· <.:> IJJ . TWJN L A I< E 7 efl.LSP•~ J a:: <.:> ~e;J:1-----Of\)(~Q92-::1·, -~~-___.,..,., . : , , - - - ~ . . Lewiston Area Proposed General Commercial 118 & Office Use ~ . �I MAP 34 ~1 CRYSTAL 7 ..., 9 ........ ::, CD 15 "' TU.1NSIIIP ALBER.1. · , IN·•m.JSTRIAL FUTURE 14 SE E~1'RAC'rIVE LAND U ; I I ~ 119 I �networks often define residential, industrial, and commercial l and uses. Tlle development of the township, therefore, requires proper recognition of tlle possible effects of higliway and street patterns! New residential development should be designed to efficiently limit the •I I •I land area devoted to loca,l streets . Commercial and industrial activities should be easily accessible by automobile while concurrently facilitating pedestrian movement within tbeir boundaries. Public bicycle and pedestrian paths should be constructed in both medimn and low density areas of the township, preferably separated from truck and automobile traffic. These can be utilized for sbort shopping trj_ps, as well I as longer recreational cycling endeavors. should be undertak en for such Facilities : a Detailed studies end desi g ns system. Structures and areas dedicated to public use require easy acces - sibility in order to serve as .many of the township' £, resj_dents as possible, I -I I I I I I as well as be c f::icie:ni.;ly designed to fulfill required functions . Con se - quently, governmental and quasi-public facilitj_es should be located adj ac ent to each other or within one complex in the Lewiston area . Map 35 shows the combined f\1ture residential, commercial, and industrial land uses within Albert Tmmship . Combined with social ancl economic policies, tbe proposed distribution of these activities can enhance the quality ·of life available to the residents of Albert Tavmship while still enabling it to retain its individual character . l20 �MAP 35 ALBERT TOWNSHIP GENERAL PROPOSED L.~ND USE Medium Density Residential r.•.. . Low Density-Rural Residential S 'i . ~. r•••••o••••••o•f'•••••• O II e .... ( • ~ • ,. .. ... ···~·········~······· Commercial " µ L A . A . ~ ....................t ....:V.\.A..lt. ... , Industrial - Extractive State Fo res t 121 I I _I I I I I I I I �MP L E ME NT AT 0 N �-- 1. -~ I I I' I I I ·I I I I I I I I I I IMPLEMEI ITA'rION 1 The goo.ls, objectives, and resultant policies advocated in this document . cannot be realized unless programs ar·e adopted to facilitate tbeir implementation. Tbese programs include political, economic, and legal measures to induce action on the part of administrators in providing for local development. Tbe plan comes to light 01?lY when the people of the tovmship join tocether to work toi-.'B.rd the goals they ho. ve advoce.ted . This requires creative foretbougbt ter.Jper2d wit1i rationalism and political reality. Unless this is done, ~he plan becomes practically useless. Implementation procedures and programs are as varied as tbe indi--ridual elements of tbe plan, but for all practical purposes they can be classified into four major categories: Those concerned with physical improvement, such as public work s - capital improvements programs; those related to services o.nd programs, such a.s health and welfare delivery systems; tbe promotion of the tovmship t11rough public and pri va.te incentives and advertisements; township regul1;3-tions and polic:i.es tbrough zoning and planning. Public works and capital improvements programs are contingent upon tbe immediate ~nd long-range goals of the t01-msbip and more importantly, upon the availability of funds. Federal and state domestic programs are the major sources of additional funding for area or community development. The tovmsbip should review an- nually the federal and state programs which may be available to the locality and attempt to secure matching funds for projects deemed important by the decision-makers and members of the community. 122 �Monies for industrial park development , recreation facilities , health and welfare facilities, airport development , sewer and water systems devel opment, open-space land acquisition , bikeway systkms, and community facilities, as enumerated in this plan, are possible for the township depend:i.ng upon the availability of funds and the specific eligibility requirements for each proe;ram. It should be emphnsized that the township has a better chance of acquirin P,; ajd if the programs it desires to see implerr.ented are on-going, coordinated programs that the general community is aware of and has an i.nterest in . That is, individual "spur-of-the-moment" efforts are not desirable . State funding and assistance programs should also be analyzed in con junction with the to.mship' s needs. Fire and police protecU.on assistance The Michigan Dep3.rtment of Natural Resources has worked in conjunction with the township in the past in providine; fire fighting equipment and should continue to be utilized as a source of assistance. Montmorency County has jurisdiction over public roads in the township and as the area develops, the Montmorency County Road Commission should be Public I?ar.l~~ng facilities might possibly be built with the help of federal fund:i ng. Pu.blic services and programs can also be funded throug·;; .· t!deral and state agencies. Vocational rehabilitation funding ca,n be attained through federal project grants administered by state or private non - profit agencies. Tbese funds may be used to retrain individuals for gainful employment and could be applicable to retraining the unemployed in Albert To.msh ip fo r skilled employment positions. Local industries may also bene f it f rom in - stituting and coordinating training programs \ 123 I II can be found at the federal, state, and county levels . made aware of the need for local and collector street improvements. I I I I I I I - the area to prepare I II II II I I I • �• • •I prospective employees with particular. skills. Federal programs are available to provide technical and educational assistance fn environmental and recreational improvement. The art of "grantsmanship", the ability to define and acquire outside I I monies, is an important tool in implementing the goals a.nd objectives of tte II Albert Township, ar c a combine. tion of public and pri vatc effo:rts. •I I - tovmship. Promotional endeavors, those designed to att1·act people and business to Advertisin~~ through various media is a method of dissemin3.tin8 inforrcation about the township to outside professi.onals and firms . The township can institute an official public relations program empl1asizing the o.menities of the area and the community 1 s desire for preferable enterprises as outlined. in the comprehensive plan . weal organizations, particularly the Chamber of Commerce, should endeavor to publicize commercie.l a.ctivities in attempts to attract business. Special events, commensurate with existing attructions, should be main to.ined and expanded . J\.s tbe tmmship develops, more commer cial and indus- trial enterprises will contribute to the financi al back ing these activities reCJ.uire. In addition, team sports, local arts and crafts procrams, a nd I safety education can be sponsored by businesses within tl1e tmmship. "• controlling and coordinating future growth . land use and physical development policies are of primary importance in Tbe comprebensive plan is · an accepted method of ~iding long-range development to protect the welfare of the towns}Jip' s residents. Zoning is a rational means of allocnting and de- fining land use to facilitate desirable growth and avoid conflicting activities. In the past, zoning has been applied in many communities in a stan- dardized fashion and zoning ordinances have usually contained the same 124 �general stipulations. Recently, however, new and innovative zonin~ regula - tions have been proposed which attempt to promoteimore efficient control of loca l land use. One such method is tl1e use of timing and sequent ial controls, whereby development is controlled accordini to a general long-ranie facilities and utilities plan. Briefly, tbe riebt of an individual or corporation to de- velop property would depend upon the distance the propo sed develop:nent is from tl1e utilities and fac i lit ies network as outlined in the plan. A point system is used t o determine the priority a particular development has in receivi ng approval from the local aut hority. The closer the proposed cievel- opment to exiGting o:r. proposed facilities, the greater the numbe r of points it receives. I I I I ' ' ' ' Wben the requisite accumulation of points has been achieved, and otber re 6'Ulatory crit eria have been approved, t11e development will be allowed. Basically, t l1e impl ement ation of this type of program enables tbe to,ms}iip to develop in controlled phases, maint a in a desir2.b l e balance c.mong l and use s , achieve greater regulatory powers and maintain qual ity services and facilities. The institution of subdivision regulations and planned unit development crit eria will allow tbe townsbj_p to incorporate guidelines for a mixture of land uses with in a given zoning district. Advantages include the review of plans a t the conceptual sta ges to insure proper access, circulation, school and park development, and ade~uate utilities . The township ma y also retain professional aid in r eviewing and making recommendations pertinent to the proposed development. Performa nce zoning is another means of allocating land use ac cording to specific criteria. In addition to designated zones, the nature of the 125 I I I I I J J - �development and the resultant performances it promotes, define the accepta bi~ity of that particular activity in the com:nunity. St9.ndards such as the number of cars generated in a particular area, theipotential disturbance to tl1e environment and increased need for public facilities are based upon q_uantitative and qualitative measures . These standards then define tl1e pre - ferred densities and distrj_bution of specific developments . E:..1.ch proposed activity is there fore analyzed in rele..tion to its effe cts upon surrounding activities . Another legal method of controlling and planning future growth is tbrough transference of development rights ('rons ). This ideu is predicated upon tl1e fact that the bundle of property ri r;hts a land owner has can be ' separated. The rj_3;ht to develop, or not develop, can be acquired by the tovmship through outright purchase, taxation agreements, or tra din::s of rights wi tb tl1e owner. \-11,ile the loca l government attains development rights, the individual retains m-mership of the property. An al terna ti ve to outright purchase or tax reduction is to trade development ri ghts . If the township desires to limit grovtb in outlying areas an<l has already at tained development ri 5 hts closer to urbanized sections, it can dj_rectly transfer its rights to the developer in exchange for the development rig11ts in the outlying area; thereby promoting grovth in a desirable locality and limiting it in an undesirable area . There are nwnerous variations to these methods which would enable the -township to define and control its grovth . Aesthetic considerations are important in pr omoting the at t ractiveness of the township as a place to shop, live, and visit . Ordinances r e gulating size and location of signs, types of commercia l landscapin~, and architec tural controls can be developed according to the township's design preferences . 126 �. An Envj_ronmental Hevicw Board can be established to an::-1lyze and mal<e recommendations to miti 6s.te undesirable environmr,ntal conseq_uences resulting fI\Om individual larr-;e-scale development. The above are by no means a complete comprehensive listing of irnpler.1ent3tion programs and techniques. The elected and appointed decision - makers in Albert Township have the rcsponsibili ty to become a,;are of and analyze , as. thoroughly as possibl~, any techniques which will promote the goals, objectives, and policies of the comprehensive plan in light of the township's individual cbaracteristjcs and specific needs . While all policies may not be achieved within tbe planning period) t!J.e decit;ion - rnakers ar,d citizens o~ Albert To'.mship should promote the reali.zat:i.on of 8 s many of these statements as possible. T'ni s can be a de qua te1y done only if knowledge, creativity, and most importantly, coimunity inter est and involvement ber.01ne an integrq.l part ·of Albert 'rownship . 127 � 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 Albert-Twp_Comprehensive-Plan_1975 Creator An entity primarily responsible for making the resource Albert Township Planning, Zoning and Sanitation Commission. Albert Township, Montmorency County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1975-09-17 Title A name given to the resource Albert Township Comprehensive Plan Description An account of the resource Comprehensive Plan for Albert Township, Montmorency County, Michigan developed by the Albert Township Planning, Zoning and Sanitation Commission with the assistance of the Northeast Michigan Regional Planning and Development Commission September 17, 1975. Contributor An entity responsible for making contributions to the resource Northeast Michigan Regional Planning and Development Commission (consultant) Subject The topic of the resource Comprehensive plan publications Albert Township (Mich) Montmorency 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/858de2dcae220de19d3b54a8b681ab50.pdf aa625c55d9636e10f9ce875ef4e15481 PDF Text Text I ADDISON TOWNSHIP \ I ZONING . ORDINANCE I PRICE TWO DOLLARS ' . . . .,., �-Outline of ADDISON TOWNSHIP ZONING ORDINANCE NO. 1 PREFACE Title Ordaining 01-ause AR'ttCLE ; 1 Short Title II Definitions m Geneml Provisions JJV Township Zoning Districts V •Residential #1 IDlstrlcts - "~1" VI Residential #2 DJstrlcis - .•'lt.i.'• , Viii[ Residential #3 Districts ,-· ''R- " VIII Subur,ban •F arms 'Districts :.. •~;, • IX Agricultural Districts - "A" X Mining Districts - "M" XI Commercial Districts· - "C" Xi[[ Oommereial Recreational Dlatrlets - "OR'· lCIJ!I Industna.l Districts·,- '"I''· XIV IPlibllc or Institutlon_a l ~tiicts : "Pl" :xv XJVI Trailer Oourt Districts ~ "TC" Administration XVliI ,Board of Appeals xvm XilX Changes and Amendm~nts Violations and Penalties xx severance Clause Conflicting iProvlslons Repealed XXI XXlI Effective Date 1 . ., �ZONING ORDINANCE of the Township of Addison, Oakland County, Michigan Ordinance No. 1 TITLE An Ordinance to provide for the establishment of Zoning Districts within the unincorporated areas of the Township of Aaaison, Oakland County, Michigan, within ·which Zoning Districts the use of land for residence, trade, in dustry, minµlg, agricu!:;ure, recreation, forestry, soil conservation and water con:servanon shall be regulated in order more effectively to protect and promote public health, safety, peace and welfa:rl!;; to regulate the use, location, hei~t, area, size and location of ,buildings and structures including tents and trailer-coaches; to regulate construction and ,alter.ation; to provide for An].~ndments, Supplements or 'Changes; to provide for the Administration of this Ordinance; to provide for Appeal by Persons A'ffe_cted; to provide Penalties for vJ9lation · of this Ordinance and 1(1 supersede the Addison Township Interim Ordinance of May . . . , . .. . . ~:i~~1955. .' .:.- THE TOWN!SHIP BOARD OF ~ADDISON TOWNSHlP ORDAINS adoption of this Ordinance in the interest of public health, safety, morals, convenience, comfort; and ·to provide for more favorable land use designed .t o stabilize and enhance property and civic values with reasonaible consideration .to the nature of existing structur-es and districts and their paDticular suitability for specific uses within t he· reasonable limits of a more uniform land use pattern; to lessen cohges-tion, disorder and danger. · In order more effectively to accomplish the aims and purposeiLof this comprehensive 'p1ari, the township is divided 1nto districts deemed most suitable for the use designated within the scope and intent of this Ordinance, in the best public interests; and by further regulation to limit the nature, location, use and occupancy of building, structures and land. This Ordinance is established . pursuant to aU'thority granted by Act 184 of Michigan Public Acts of 1943, as amended. ARTICLE I SHORT TITLE This Ordinance, of which the Addison Township Zo~ing Map is a part, shall be known and may for brevity .be: cited ·as thel 2 �ADDISON 'I'OWNSHIP ZONING ORDINANOE. ARTICLE II . DEFINITION OF WORDS AND TERMS For -the purpose· of this Ordinance, certain words and terms are here defined.. Words used in the present tense include the future tense; use of the singular includes the plural and use of plural includes. singular; 1ihe words "shall" ·and "will" are mandatory, not merely directory. · 2:01 ADDENDUM Any subsequent addition or Appendix to this Ordinance but not changing any existing provisions. 2:02 ALLEY Any dedicated public way not more •than thirty feei wide and affording secondary ingress and egress th ·1and or structures thereon. f 2:03 ALTERATIONS As applied to a bu1ldlng or structure, meail.$' a change or rearrangement in the structural par·t s or in •the exit facilities, or ,a n eµ.largement, whether by extencllp.g o_n a side or by increasing in height, or the -moving fr.om one loca,. tion or position to 'another. ~ , 2:04 APARTMENT HOUSE A dwelling for three -or more families living independently of each other and doing their·cooking in the premises. 2 :05 BASEMENT A basement is that portion of a bu1lding partly below ~ade but so loca;ted •t hat the v·ertical distance from grade to · the floor ls greater than the vertical distance ,from the gr,ade te the ceiling; provid~d that when the vertical distancti from the ceiling to the grade is five (5) feet or more such ,b asement shall be conside.r ed as a story. Any room otherwise _qualifying as. being habitable shall be subject to the ventilation and sanitary regulations of Addison Township and of Oakland County. the I "'i 2:06 BUILDING A structur,e having a roof suppor,t ed .by columns or walls for the shelter or enclosure of persons, animals or chattels. When any portion is completely separ~ted from every other par,t by division walls from the ground up and without optinings, each portton of such building· shall be deenied a separa·t e building. . . 3 �2:07 BUILDING PERMIT The written authority issued by the Building Inspector of the Township or by the Appeal Board permitting the construction, removal, alteration or use of a building in conformity to the provisions of this ordinance and the Addison Township Building Code. 2:08 CARPORT A structure permanently attached to a dwelling and having a roof supported by columns, -b ut not otherwise enclosed. 2 :09 COMMEROIAL or "Commercial Use" .relates to the use of property in connection with purchase, sale, barter,' display or exchange of goods, wares, merchandise or personal services and the maintenance or operation ,t h~reon of buildings, offices, stores, shops, recrea-tional or -amusement enterprises. 2 : 10 DWELLING Any house or building or portion thereof which is designed for or occupied as a ho.me, residence or sleeping plaee of one or more persons either perma nently or transiently. In case of mixed occupancy where a •building is occupied in par,t as a dwelling, the parit so occupied shall ·b e deemed a dwelling and shall be subject to the provisions of this Ordinance applying to dwellings. 2: 11 ERECTED Include~ built, constructed, reconstructed, or moved upon and any dirt moving, drainage or •fill related to erection. 2 : 12 ESSENTIAL SERVICES The erection, construction, alteration or maintenance by public utilities or municipal departments or commission, of underground or overhead gas, electrical, communication, steam or water transmission or distribution systems, including poles, wires, mains, drains, sewers, pipes, :conduits, cables, fire alarm boxes, police call boxes, traffic signals, hydrants, towers and other similar equipment and ·accessories in connection therewith, but not _i,:icluding buildings, reasonably necessary for the furnishing of adequate service by such public utilities or municipal depart-; 4 �men ts or commissions for the public health, safety or general welfare. 2:13 FARM All tlhe contiguous, nei,ghboring or associated land comprising not less than ten (10) acres and operated directly or indirectly for normal farm use but excluding the raising of fur.bearing animals, game, fish hatcheries, piggeries, stockyards, public or private dumping, mining and other operations ordinarily considered commercial rather than agricultural in nature. 1 2:14 GARAGE, PRIVATE A space or structure suitable for storing one · or more automobiles and designed and u.sed for private rather than public, commercial or industrial purposes. 2:15 GARAGE, PUBLIC A building or structure designed or used for the s•t orage, c,a re, repair or commercial display of a"Q,tomobiles, tractors. trucks or other power equipment. , i ·/ 2:16 GRADE ~·-· ,. .,:. l.r The average elevation of the finished .surface of the ground adjacent to the ~terior walls of •tI?-e building. 2: 17 HAZARDOUS USES All uses which involve the storage, sale, manufacture or processing of materials whioh are risky and combustible and are likely to burn moderately, but from which neither poisonous ;fumes nor explosions are to be anticipa,ted in the event of fire, and listed ,by the Basic Building Code 1954 amended edition prepared by the Building Official Oonference of America, Inc. 2: 18 HEIGHT, BUILDING Refe.rs to the vertical distance measured from the grade at the building front to the highest point of the roof for flait roofs; to deck line for mansard roofs; and to the mean height level (.between eaves and ridge) for gable, ihip and gambrel roofs. Where a buildi.n g is located on a terrace, the height may be measured from the average grade of the terrace along the front-to-back building walls. 2:19 HOME OCCOUPA'l'ION Any occupation or profession carried on by .a member of -a family, residing on the premises, in connection wi,th i 5 �is employed other than a member of the immediate family residing on the premises; and further, provided, that not over twenty-five (25) per eent of the total actual flo01:- · area of any one story is used for such occupation or profession. 2:20 KENNEL Any lot or premises on which ,three (3) or more dogs are kept, either permanently or temporarily boarded. 2:21 LODG]NG HOUSE A building where lodging is provided for three or more, but not exceeding twenty (20) persons. which there is used no sign other than one non-illuminated name plate, which is not more hllan one square foot in area, attached to the building entrance; provided that no commodity is sold upon the premises and no person :1.:22 LOT A lot is a piece or parcel of land occupietl or .t o be occupied by a buUding or structure, or use, or by .ot}:rer activity per- mitted thereon an-d including the open .:spaces ;required under this Ordinance. A lot need not be a lot of existing record. 2:23 LOT, CORNER A corner lot is a lot of which at least two adjacent sides abut for their full length upon a street. 2 :24 LOT COVERAGE The part or percentage of the lot occupied by buildings or structures, including accessory buildings or structures. 2:25 LOT, INTERIOR An interior lot is a lot other than a corner lot. 2:26 LOT LINE, FRONT In the case of a lot abutting upon one street, the f.ront lot line is the line separating such lot from such street. In the case of any obher lot one such line shall be elected to be the front lot line for the purpose of this ordinan~e, provided it is so designated in the building -p lans filed for -a pproval wit-h the Department of Buildings. 2:27 LOT LINE, REAR 'r.he rear lot line is that boundary which is opposite and most distant from the front lot line. In the case of a lot 6 �.I po-inted at the rear, the rear lot line shall •be that assumed line parallel to the front line, not less .t han ten (iO) feet long, lying most distant from the fr-ont 1-ot line and wholly within the lot. 2 :28 LOT LI-NE, SIDE A side lot line is any lot boundary line not a front lot line or a rear .lot line.· A side lot line separating a lot from a _street is a side .str_e et _lqt line.. A side lot line separating lot from another lot or lots is an interior lot line. a 2:29 MINI!NlG Refers fo the site and/or -~ctivity of st~ne quarries, gravel or sand pits, peat operations, commercial excavation of · ~rt and other mining or burrowing ,activities related to the physical removal .for intended profit of natural materials and resources other than lumber. · - 2:30 MOBILE HOME . .. . . ~e TRAII,ER COAC!H 2:31 ' ,'.•. MOTOR SURPLY STATION .-, /~-_: A motor supply station is a bullding or struS;ture designed or used for the retail sale or supply of. ,fuels, lubrlcants; air, water and other operating commodities for mQtor ve'hic1es, a_n;d including space or facilities for -t he· storage, r_e pair, refinishing or other servicing thereof, 2:32 PIGGERJY For the purposes of this Ordinance, the word ."piggery" applles to a .place where pigs are raised eommercially and are fed substantial amounts of garbage or · other waste food ma,teriaJs having obnoxious or unsanitary characteristics. 2:33 PUBLIC U'NLITY Any person, firm, corporation, municipal department or board duly authorized to furnish, :;1;nd fur11ishing under municipal or stat,e regulation to the public, transportation, water, g.as·,. electricity, telephone, steam, telegraph, sewage disposal or other essential services. 2:34 ROADSIDE STANDS A roadside stand is -a temporary or permanent building operated for the purpose of ·selling only produce raised or produced by the proprietor of rflhe stand or his family, and its use shall not_ mak;e into a commercial · district land 7 �which would oth erwise be an agricultural district, nor shall its use be deemed a commercial activity, but such stand, lf of a permanent character shall not be more than one story high nor larger than 20 feet by 20 feet. 2: 35 SETBACK 'Dhe minimum horizontal distance between the front line of the building, excluding steps and unenclosed porches, and the front street or right of way line is tlhe setback. 2:36 STORY That portion of a building Included between the surface of any floor and the ceiling next above is a story. A basement shall be considered a story If its ceiling is more than five (5) feet above the average established grade or if it is used for business purposes. 2:37 STORY, HALF A story which is situated wl•thi.n a sloping roof, the area of which at a height four (4) feet above the floor does not exceed two-thirds (2/ 3) of the floor ~ea directly below it and wherein living quarters -are used only as a part of the dwelling situated in the story below, 2:38 S.IGNS Any structure, or part thereof on which there is lettered, pictured, or displayed matter, the chief purpose of w.hleh is for advertising or publicity. 2:39 TOWNSHIP BOARD The words "township board" appearing in this Ordinance shall mean the Township Board of Addison Township. 2:40 TENTS Tents as used in this Ordinance shall not include those used solely for children's recreational purposes. 2:41 TRAILER COACH OR MOBILE HOME Mobile home or trailer coach ls hereby defined and declared to be any vehicle used or intended for use, as a conveyance upon the public streets or highways and Ii. c.eµsed as such; and shall include selfpropelled and nonselfpropelled vehicles so designed, constructed or recontruct.e d or added to by means of portable accessories or ot;herwise in such a manner as will permit the occupancy thereof as a temporary dwelling or sleeping place for one or more persons, and having no founda·tion other than 8 �wheels, jacks or skirting so arranged as to be integral with or part of said Trailer Coach. 2:42 TRAILER COACH OR MOBILE HOME PARK This term applies to any lot or tract of land upon which two (2) or more occupied trailer coaches or mobile homes are harbored either with or without charge and including any building or enclosure intended for use as a part of the equipment of such park. 2 :43 UTILITY ROOM A room or space, located other than in the basement, specifically designed and constructed to house any home utilities or laundry facilities. 2:44 USE The purpose for which land or buildings ther-eon are designed, arranged, or intended to be occupied or maintained. 2:45 /i-:.-. USE, NONCONFORMING A building or premises occupied by a use )that does not conform with the use regulations of the dist;,i'ict in which it is located, shall be considered a non-:coiiforming use. Existing buildings or str uctures, shall n ot' b e deemed nonconforming, because they do not meet the area, height, yard requirements or swe of 'buildings as specified in the district regulations. 2:46 YARD An open space •a•t gJ.'!llde line between a ibuilding and the adjoining lot lines, unoccupied and unobstructed from the ground upw.ard, shall be tJhe minimum horizontal distance between a lot line and the nearest line of the main building. I ,I, 2:47 YARD, FRONT A yard ·extending acrosss the full width of the lot between the front line and 1lhe nearest line of the main building. 2:48 YARD. REAR open space extending across ·t he rear of a lot measured between lot lines and being the minimum horizontal dist'lnce between the rear lot line and the rear of the main building or any projections other than steps, unenclosed balconies or unenclosed porches. On cornier lots the rear yard shall be considered -a s parallel to the street upon An 1 9 �which the lot has its least dimension. On corner lots and interior ·1ots, tihe rear yard shall, in all cases, be at the opposite end of the lot from -the front yard. 2:49 YARJD, SIDE An open space extending -between the side lot line and the nearest side line of the dwelling and extending from the rear line of dwelling ,to the front lot line . . ARTICLE Ill GENERAL PROVISIONS 3:01 No buildi_n g or land shall be used, altered, constructed, reconstructed or moved -e xcept in conformance wi.th general provisions ·of this Ordinance and with the specific provisions established for the Zoning Distrfot involved. 3:02 SAiFETY The building inspector, who is charge,r with administration and enforcement of this code, may decree structures improper or unsafe for occupancy and may suspend construction, alteration or occupancy un,til the conditions are corrected. Violation of t,he •building inspector's decree is puniShable as described by the Addison Township Zoning Ordinance and Building Code. 3:03 HEALTH AND SANITATION Regulations of the Oakland county Health Departme~ t shall be used by the building inspector in his examination of matters involving health and sanitation. No outside privies shall be built, constructed or used except those in connection with a farm and then only if located more than 200 feet from any boundary line of the farm and from all highways. No basement or habitable room shall be located adjacent to any lake, stream, or water overflow area, or Within a poorly drained area, unless it is so situated that the floor shall be above the high water level. 3 :04 INGRESS AND EGRESS Each dwelling and each commercial or industrial building shall have at least two doors providing ingress and egress. One of these doors shall be at the front and the other shall be at the rear or side . . 10 �3:05 TEMPORARY DWELLINGS It shall not be lawful for any person to erect or occupy a •temporary dwelling ; provided, however, that .a garage, basement or trailer may be occupied as a temporary dwelling for a period of not more than six months i1 construction of a permanent dwelling is actually under way and in active progress during the period of temporary occupancy and providing sanitary and other condi-tions are expressly approved by the ·b uilding inspector as meeting the minimum requirement under this Ordinance. Occupancy 1beyond ·six months or failure .to ,h ave the s tructure approved for temporary occupancy shall constitute a violation puniShable under Article XIX of this Ordirrance. 3: 06 GENERAL STRUCTURA'L REQUffiEMENTS Improper buildings. Any building, structuxe or part in violation of this Ordinance, as far as nature, use or location, shall be deemed an unlawful structure and a nuisance and may be required to be vacate,d, torn down or corrected and shall not be used or occupied af.ter written notice has ·been given by the Building· Iits'P.ector that the structure is unlawful. Penalties for viota,t1on are described 'in Article XIX of this Ordinance. ', Height. All -dwellings shall have a height, above grade of at least 9 feet but not more than 35 fee.t. Commercial and industrial buildings shall have a height of not less than 12 feet nor more than 50 feet unless otherwise specifically approved by the Appeal Board. 3 :07 - FRONT YARDS Every lot or parcel of land on which a dwelling or other principal building is hereafter -erected, altered or moved, shall have a front yard not less .~han thirty-five (35) feet in depth measuring from the established or map indicated road line. In the case of a lot or parcel of land located in a block or area adjacent to existing neighboring buildings on the same side of .the street or highway baving front yards less than said depth, the front yards of said ,b uildings shall be not less -than the average depth of the front ya-r ds of such existing buildings. 3:08 SIDE YARDS al Every dwelling 'hereafter erected, altered or moved upon a lot or pare-el of land shall have a side yard on each side thereof which shall be not less <than five (5) feet in width. bl Every commercial or industrial ·b uilding hereaf,t er erected, altered or moved upon a lot or parcel of land shall have 11 �c) 3:09 a side yard which shall be not less. th.a n twenty (20) feet in width. No building shall be located closer than three (3) feet to a property line. The . width of a side yard abutting upon a side street or highway shall be not less than the front yard required on an adjoining int,erior lot or parcel of land fronting upon such side street or highway, but this shall not reduce the buildable width of any lot or parcel of land existing and on puplic record at the time of passage of this Ordinance to less than thirty (30) feet. REAR YARDS Every principal- building, including dwellings, shall have a rear yard of not less than fifty (50) feet in deptJh. 3:10 Yards for Apar,tment Houses, Multiple-dwellings, Hotels and ,Motels are set forth under Article VII of this Zoning Ordinance. 1 3:11 GARBAGE DISPOSAL OR DUMiPING GROUNDS No gar,bagie, sewage, rubbish, offal, · r.endering products, or industrial waste may be dumped ''in' any area of the Township unless in a public dump approved and author~ ized by the Township Board; nor shall any garbage, sewage, rubbish, or offal be fed to poultry,~ live stock or other animals. 3: 12 HOUSEHOLD PETS Animals weighing in excess of 100 pounds may not be maintained on parcels having less than 40,000 square feet of ground area, exclusive of the space occupied by buildings. Facilities for housing such animals, unless kept in the dwelling, must be a minimum of 75 feet from any boundary line and the keeping of such animals must not constitute a nuisance. ARTICLE IV TOWNSHIP ZONING DISTRICTS 4 :01 For the purpose of this Ordinance, the Township of Addison shall be divided into the following districts, which shall be ·known by the names and symbols here shown: RESIDENTIAL #1 R-1 RESIDENTIAL #2 R -2 RESIDIDNTIAL #3 R-3 AGRICULTURAL A SUBURBAN FARMS SF MINING M 12 �COMMERCIAL INDUSTRIAL COMMERCIAL RECREATIONAL PUBLIC OR INSTITUTION,AL TRAILER COURT'S C I C. R. P T. C. Except as otherwise provided in this Ordinance, erection of buildings and use of land shall conform ,to the specific provisions for the zoning districts involved. However, any lawful nonconforming structure or use existing at -the time of passage of this Ordinance may be continued, provkLing this structure or use was not initiated in violation of pr,evious zoning regulati-ons and further providing that •the struc-tu11e, ·building, lot, or land involved shall neither be structurally altered nor enlarged except to comply with the provisions of this Ordinance. Further, when a nonconforming use is discontinued through vacancy, lack of operation or otherwise for a period of six continuous months, thereafter no rig,ht shall exist to continue the nonconforming use unless the Board of Appeals grants such privilege within an additional six months period. Change from a nonconforming use tQ a conforming use does not permit later return to a noacqnforming use. Installation and operation of necessary governmental and public utility services •Other than buildings ',and yards is permitted in all dis·tricts. The Board of •Appeals shall have the power -to permi-t the erection and operi:i.tion of public service ,buildings in such cases where compliance with other sections of this ordinance would be detrimental to public healoth, safety or welfare. ARTICLE V RESIDENTIAL #1 DISTRiICTS (R-1) 5:01 Individual lots in R-1 Districts shall c-ontain not less tihan 20,000 square feet with a wi-dth of not less than 100 feet at the front building line. In all Residential (.R-1) Districts no ,building or land, except as otherwis,e provided in this Ordinance, shall be erected or used except for one or more of the following specified uses: (a) One family dwellings. (b) Public schools, elementary and high schools, and other public or parochial educational institutions. lc) Public parks and playgrounds. (di Churches, community buildings, municipal faciUties, publicly owned and operated museums and libraries, af11er approval by -the Board of Appeals. (e) Home occupations after approval by the Board of Appeals. 13 ----- -_...,. - . ---- -· -= - -·-·- -~-' �II II Temporary buildings for uses incidental to construction work, which buildings shall be remov-ed upon completion or abandonment of the construc,tion work. Such temporary buildings shall not be used as dwellings. 1g) Accessory J:mildings or uses customarily incident to any of the above permitted uses, when located on the same lot and not involving any business, profession, trade or occupa,tion. (h) Private garages an d carports. (i) Publicly owned buildings, public utility buildings, t elephone exchanges, tr ansformer stations and substations without storage yard, afteer approval gr an t ed by the Board of Appeals. , f, 5:02 Every building or structure in R-1 Districts shall be built and used as a one family dwelling, with or without an attached or unattached garage ,except as otherwise specifically allowed in this Ordinance. t 5:03 Every one (1 ) story dwelling· shall have an enclosed first floor area (excluding garages, utility rooms, -porches a nd breezeways) o:f not less th an 720 squa:r e fe et. The same exclusions apply to Sections 5:04 and 5:05, following. 5:04 The corresponding enclosed first floor area of ev,ery one and one-half story dwelling shall be not less than six hundred twenty-four squar,e feet (624) and shall have aggregate floor area of not less than nine hundred thirty-six (936) ·:Square feet. 5:05 If the dwelling is a full two (2) story structure, the first floor area shall be not less than five hundred twenty-eight (52·8) square feet and the aggregate floor area shall be not less than ten hundred fifty-six (1056) square feet. 5:06 Provisions applying to other structures, yards, yard lines, health, safety, erection, alteration, repair and other pertinent matters not specifically described in Article V will be regulated in other Articles of this Ordinance and in the Addison Township Building Code. ARTICLE VI RESIDENTIAL NO. 2 DISTRICTS 6:01 Individual lots in R-2 Districts shall contain not less than 30,000 square feet with a width of not less than 125 feet at the front building line. In all Residential (R-2) Districts no building or land, except as otherwise provided in this Ord-inance, shall be erected or U,1Jed except for one or more of the following specified uses: 14 �One.family dwellings. Public schools, elementary and high schools, and other public or parochial educational insti-tutions. (c) Public parks and 'p laygrounds. (d) Churches, community buildings, municipal facilities, publicly owned and operated museums and libraries, after approval by the Board of Appeals. (e) Home occupations after approval ,by the Board of Appeals. (f) Temporary buildings for uses incidental to consti:uction work, which buildings shall be remov,ed upon completion or abandonment of the construction work. Such temporary buildings shall not be used as dwellings. (g) Accessory buildings or uses customarily incident to any of the aboVle permitted uses, when located on the same lot and not involving any 1business, profession, trade or occupation. (h) Private garages and carpor-ts. (i) Publicly owned buildings, public utility- ;puildlngs, telephone exch anges, transformer stations ,an:d substa,tlons without storage yard, after approval granted: ,by •t he Board of Appeals. ·· UlJ (b) .1 I ·/ ·r 6: 02 Every building or structure in R-2 Districts shall ,be built and used as a one family dwelling, with or without an attached or unattached garage except as otherwise specifically allowed· by this Ordinance. 6:03 Every one (1) story dwelling shall have an enclosed first floor area (excluding ,garages, utility rooms, porches and breezeways) of not less than one thousand (1000) square feet. The same exclusions, here described, apply to Sections 6:04 and 6:05, following. 1., I J. 6:04 The correspon ding enclosed first floor area of every one and one-half (1½) story dwelling shall be not less than eight hundred (800) square feet and the aggregate floor area shall be not less than twelve hundred (1200) square feet. 6:05 If the dwelling is a full two (2) story structure, the first floor area shall be not less than seven hundred twenty (720) square feet and the -aggregate shall be not less than fourteen hundred forty (1440) square feet. 6 :06 Provisions applying •to other structures, yards, yard lines, health, safety, erection, altera·tion, repair and other per15 �nl ADDISON I Fro'ft:;;_~ Geo Clar/( 320 I/fl._ ~ Mi' ::• , I €!5 ':; ,, IID!LI"\ 320 _ RE,j/ OEN TIA L I [,;;;;;;:;;;;ii;! R£SII)£Al TIAL JZ"·~ RE.SIl}f/VT//1 L .ZlZ !::;:-::.1 _AGR!CVLTI/RA L c=J MI/V/#Gtmm . CCJMMEl?CML llllllll · /)/ILJtlSTRIAL IOMM£1i'CIAL RcCl?EATIOIVAL~ , ,Po'8LIC PJ?tJ.Pf/i'TY or.7.4/STITO"T/cJAIA L ~ .5{!8/JRBU/?1311/V FAl?MSl\\m\~\\li TR/1/LfR COtll?TS ~ L. . • !"' ) �tinent matters not specifically d•escribed in Article VI will be regulatory as established in later ar-ticles of the Ordinance and in the Building Code. ARTICLE VII RESIDENTIAL NO. 3 DISTRICTS (R-3) 7:01 Individual lots in R-3 Districts (Multiple Dwellings) shall contain not less than twenty thousand (20,000) square feet, plus ,ten thousand (10,000) square feet for each family unit of a multiple family dwelling constructed. The lot width at the front building line shall be not less than two hundred f,eet. (a} One-family dwellings. (b) Public schools, elementary and high schools, and other public or parochial educational insti,tutions. (c} Public parks and playgrounds. (d) Churches, community buildings, municipal facilities, publicly owned and operated museums and libraries, after approval by the Board of Appeals. (e) Home occupations after approval ,by the •iBo,ard of Appeals. (0 Temporary buildings for uses incidental to construction work, which buildings shall be removed. upon completion or abandonment of -the construction work. Such temporary ,b uildings shall not be used as dwellings. (g) Accessory buildings or uses customarily incident to any of the abov>e permitted uses, when located on the same lot and not involving any business, profession, trade or occupation. (h) Private garages and carpor-ts. (i) Publicly owned buildings, public utlllty buildings, telephone exchanges, transformer stations and substS1tions without storage yard, after approval granted •by ·t he Board of Appeals. 7:02 Every building or structure in R-3 Districts shall be built and used as single or multiple dwellings wi.tb or without attached garages except as otherwise specifically allowed in later articles of this Ordinance. 7:03 Not more than six family units shall be included in any s,tructure erected within R-3 Districts. Such structures shall be continuous, with unbroken foundation lines and a single roof. 7:04 The enclosed living area shall be not less than one thousand (1000) square feet plus five hundred (500) square feet of 18 �enclosed living area for each dwelling unit in excess of two uni-ts and designed for other than transient occupancy. 7:05 ~ i Dwellings and units of dwellings shall not be constructed or used in R-3 Districts for transient rental. Structures designed for or used as Hotels, Motels, Rooming· Houses or Boarding Houses are confined. to Commercial Districts (C), only. ARTICLE VIII SUBURBAN FARMS DISTRICT (SF) I In a Subul"ban Farms District no building or land may be used except for either residential or truck gardening purposes but such use may include the raising of poultry and animals and the proper housing thereof and necessary accessary buildings for permitted uses. ~Ol 1 However, the continuous non-conforming use as agricultural land -of areas occupied and used as farms at the time of passage of this Ordinance shall not be in vJola-tion of this Ordinance. · "· No dwelling shall be erected, altered or moved mto this District which provides less than seven hundred twenty (720) square feet of enclosed living space on- the ,.fiJ:st floor and otiherwise conforms to the minimum requi'.r~ments estab/isbed for dwellings in R-1 Districts u.n der ,this O1'dmauce. 8:03 -~ yards in this di.s trict shall have a minimum width of two hundred (200) feet a·t the front building line and the total lot area shall be not less than forty thousand (40,000) square feet per dwelling. · · 8:05 TOILETS. No outside privies shall be permitted in this district, and all dwellings shall be equipped with inside toilets connected with adequate septic tanks. REFUSE. No piles nor accumulations of refuse or manure shall be permitted in ·this district unl-ess they be at least seventy-five feet (75) from all boundary lines. 8 :07 HEALTH. All dwellings in this district shall be subjec·t to the provisions of the Ordinance and Building Code. · 8:08 TRAILER COACHES, etc. The use of trailer coaches, tents, · or por-ta•ble dwellings shall not he considered either as a dwelUng nor permitted as a legal accessory use in this District. 8:06 8:09 ROAD SiIDE STANDS shall be permitted if they are not otherwise in violation of law or regulation. 19 �I I ARTICLE IX AGRICULTURAL DISTRICTS (A) 1 In (A) Di.stricts, except as otherwise provided for in this Ordinance, all buildings shall be erected and all land shall be used only for one or more of the following specified uses: One-family dwellings. b) ;Public, pa.r-0chial, private and nursery schools, churches, community buildings, municipal facilities, municipal parks and playgrounds. ) General farming, including horticulture, dairying, livestock and poultry raising, farm forestry and similar bona fide ag. ricultural enterprises or uses of land and struc-tures, except farms operated wholly or in par,t for the disposal of garbage, sewage, rubbish, offal and wastes from rendering plants. d) Farm buildings and greenhouses. e) Truck gardening and nurseries. f) Private parks, gun clubs, golf courses'. ~nd golf driving ranges and game refuge areas. g) The rai.sing of animals for medical experimentation, dog kennels and public and private riding sta.bles and riding academies may be permitted by •the Zoning Board of Appeals subject to the conditions specified in ,the Zoning Ordinance. h) The raising of fur ,bearing animals where the lot area is sufficient in size ·to provide not less than two hundred (200) feet between any lot line and any strueture, cage or pen, housing such fur bearing animals. i) Public utility transformer stations, substations and gas regulator sta·tions without service or storage yards. j) Cemeteries including animal cemeteries or the extension of existing cemeteries on approval of the Township Zoning Board of Appeals. k> Carnivals, outdoor circuses or migratory amusement enterprises subject to the approval of the Board of Appeal& 1) Airports, landing fields and platforms, hangers and other facilities for the operation of aircraft and the extension of such facilities on approval of the Board of Appea.Is. m) Accessory buildings or structures and uses customarily inC.~d,en tal -to any of the above uses when located on the same property. ~ J 20 �n) Road side stands if not otherwise in violation of law or regulation. 9: 02 BUIDDING HIEIGlHT In (A) Districts, no residential buildings, hereafter erected or altered, &hall exceed tJ:lirty-five (35) feet or two and one~half (2½) stories in heigh-t. No barn or prlnclpe.l farm building shall exceed forty (40) feet in height. Provided, however, public or semi-public buildings, churches, cathedrals, temples, hospitals or schools may be erected to a height of fif ty-five (55) feet w.hen set -b ack from all l ot lines not les.s than one (1) foot in addition to the required yard dimension for each foot such building exceeds thirty-five (35) feet. 9 :03 LOT AREA In (A) Districts, every lot ah.all have an area of not less than ten (10) acres, and shall have an average width of not less than one-folll'th (¼) the average depth of th"e lot, provided., however, that a lot shall not be required to have a width greater than three hundred' fifty (350) feet. Any dwelling or dwellings construc-ted for, tenants or used as a residence shall comply with the requir~¢ents of the R-1 Districts. ,·. ARTICLE X MINING DISTRICTS (M) In a Mining District no land or buildings shall be. used or erected except as provided .by this Ordinance. 10: 01 Residences and the use of residences built in Mining Districts must meet the minimum requirements established for R 1 Districts. 10:02 Mining, quarrying and excavating must be conducted in agreement with the provisions of this Ordinance. 10:03 Processing plants mu.st be approved as safe and properly constructed by the Township Building Inspector. 10:04 No gravel, sand, stone, peat or other natural materials and minerals shall be mined, extracted, or removed in any part of Addison Township to which this Ordinance applies unless a permit for such work has been issued by the Township Building Inspector. Provided, however, that the intent of such work is that of mining for intended profit and not a normal agricultural ac-tivity. 10:05 Applications for mining permits shall be made in writing 21 �and proper public notice shall be accomplished before a public hearing on the application. 10:06 Approval by the Township Board shall be subject to the posting of a corporate surety Bond for the faithful performance of applicable land restoration requirements as set forth by this Ordinance and by the 'I'ownship Board of Appeals. 11 I ·! 10:07 Said ,b ond shall be in the amount fixed by the Township Board, but not less than ten thousand ($10,000) dollars and shall be with iSurety approved by the Township Board. Said bond shall specify the time far the completion of all the applicable requirements and land restoration. Such permit shall be renewed for like periods, provided an application accompanied by bond is filed within six (6) months befor,e any expiration date, with the said Township Board of Appeals as provided herein in case of original application, provided the applicant is carrying out the requirements of his permit in good faith and there exists no judicial determination at said time to the contrary. · 10:r:JB All equipment used for mining shall be constructed, maintained and open.ted in such a manner as to eliminate, as far as practicable, danger, noises, vibrations or dust which are injurious or annoying to persons living in the vicinity. 10:09 No mining shall be permitted nearer than fifty (50) feet to the boundary of the district designated nor shall such production •b e permitted nearer than fifty (50) feet to the boundary of an adjoining property within any such District unless the written c-o nsent of the owner in fee of such adjoining property is first secured. 10:10 No excavation shall be made closer than seventy five (75) feet from the right-of-way line of any existing or platted street, road or highway, except mining of sand and gravel may be conducted within such limits in order to reduce the elevation thereof in conformity to the existing elevation of the adjoining and existing or platted street, road or highway and provided ,further, however, that the excavated area shall be •b ackfilled within twelve (12) months for a distance of one hundred and fif·ty (150) feet from •the rightof-way line of any existing platted street, road or highway to assure an elevation in conf_o rmity to the existing eleva.tion of the adjoining pla·tted street, road or hlghway. 10:11 All excavation must either be made to a water producing depth, such depth to be not less than five (5) feet mea,. sured ,from the low water mark, or graded and backfilled with the strippings, to assure the following: 22 �a) 1 ,! "' Th::1.t the excavated area will not collect and permit to remain therein stagnant water. b) That the surfac•e of such are,a ,be backfilled with the strippings, over-burden and top soil removed from the excavation and grad'ed as necessary so as to reduce peaks and depressions thereof .to ·a surf.ace which will result in a gentle rolling •t opography. The banks of all excavations shall be •backfilled and graded as provided herein and shall be sloped at a slope which will not be less than one and one-half Cl½) feet horizontal to one (1) foot vertical and said ·b ank shall be sodded, or surfaced, with a minimwn of siX (6) inches of suitable soil and the same shall be seeded wi-th grass seed. c) To plant ·t rees, shrubs, legumes or grasses upon the parts of such area where revegetation is possible. 10:12 The banks of all excavations not backfilled as here provided shall be sloped to the water line at a slope which shall not be less tl\an one and on·e-half (1½) feet horizontal to one 1 (1) foot vertical and said bank shall •be sodde,cL or surfaced with a minimum of six (6) inches of suitab~' ~oil, and the same be seeded with grass seed. · •, 10:13 Whenever the permi,t hereof shall have explrl}q. or whenever any excavation shall have been abandoned for any period exceeding twelve (1'2) consecutiv,e months, ,t hen all plants, buildings, structures (except fences), stockpiles and equipment shall be entirely removed from such property. 10:14 No machinery or equipment shall be operated, and no trucks, trailers, or other conveyances shall be loaded or unloaded in a District dm-ing the hours between 7: 00 o'clock P.M., and 7:00 o'clock A.M. 10:15 All reasonable care mus,t be exercised to prevent danger or harm to employees and to the public. Provisions here established for mining shall also apply to the drilling for and the extraction of oil or other m1nerals. ARTICLE XI COMMERCIAL DISTRICTS (C) In a commercial district no buildings shall be erected or used and no land shall be used except as provided by this Ordinance. 11 :Ol Residences as permiotted in Districts R-1, R-2, and R-3 may be constructed and used according to the provisions of this 23 �Ordinance related to residential use and construction. 11: 02 Public and ecclesiastic buildings and properties; schools, hospitals (other than men•tal institutions), parish houses and clubs may be erected and used subject to the Township Building Code and other· provisions of this Ordinance. 11 :03 Subject to other p1·ovisions of this Ordinance and fJhe Addi- ,I ii son Township Building Code, buildings may also be erected and used for one or more of the following purposes: a) The executive or administrative offices or de()artments of professional, philanthropic .and commercial activities, theaters and other places of amusement and recreatton; mercantile esta.blishments for the sale of goods at retail; public garages, and the repair, conversion, alteration, finishing, assembling, fa•b rication or storage of goods or sale at retail on the premises; provided there is not in connection therewith •the operation of any madhinery or the conduct of any process or activity or the storage or display of goods in such manner as to ,be noxious, or offensive by reason of the emission of odor; n.9ise, fumes, dust, smoke, waste, vibration or activity involving the use of machinery in excess of five horsepower, except with the approval of the Board of Appeals. · b) A motor supply station when so arranged and maintanied as not to aHect ad-versely ·the normal development or use of nei-ghboring property in the same District or adjoining when permitted by tlhe Board of Appeals. c) Apartment houses, multiple dwellings, hotels and motels. All buildings, erected, altered, or moved into this district to be used for the housing or two or more families, either permanently or transiently shall conform to the requirements ,for other buildings permictted in this oistrlc;t except ,a s follows: 1) Area of Lot. A minimum width of one h~ndred 000) feet at the front building line, tog-ether with an a,rea of not less than twenty thousand (20,000} square feet, provided, !however, that in dwellings housing more than two (2) families the lot area shall be increased ten thousand (10,000) square feet for each additional family. 2) Side Yards. There shall be a minimum side yard width of ten (10) feet on each side of every princip;[e building. For 'buildings containing moi:e than two (2) famiUes thls width shall increase three (3) feet per family for each side yard, however, this shall not 24 �require in any case a greater side yard width than twenty (20) feet. 3) Rear Yards. There shall be a minimum rear yard of fifteen (15) feet for every lot, which shall not include any space alloted for parking areas. 4) Area of Buildings. For apartments, multiple dwellings, and motels housing two (2) or more families and containing complete housekeeping units, the floor area shall contain not less than four hundred twenty (420) square feet per family exclusive of any garage, accessory building or utility room spac-e and this area shall be divided into not less -than two (2) rooms and one (1) bath. For motels where no housekeeping facilities are provided the floor area of each unit shall contain not less than two hundred fifty (250) square feet and shall be divided into not less than one (1) room and one (1) bath. 5) Parking area. A definite ,allocating of space for offstreet parking of not less than two· ,hundred (200) square feet exclusive of driveways a,n,~ ,other areaways shall ,be provided and set aside for each dwelling unit for the purpose of parking motor 'y-ehicles. In case of par.t ial occupancy such .as .c,ammercial and dwelling, this space shall be in addition to that set aside for commercial purposes. · ii :04 Signs and other advertising structures will be permitted subject to the following provisions: · · Permits. A permit shall be required for each sign and shall be obtained from the ,bu.ilding inspector. Tl:_le original permit shall be issued for a one year period and may be renewed for ,a like p_eriod upon application qf a..t l~ast 30 days before the expiration date of the earlier permit. Signs -0r billboards will. not be permitted in or immediately adjoining residential sections except as described under "exceptions" in ,this section. b I Construction Requirements. Each sign or outdoor advertising structure shall be constructed in a sale and workman-like manner, and the provisions of the Americ:rn Stand<1rd Buildim; Requirements for Signs and Outdoor Display Structures, issued by the American Standards Association, shall apply. Each sign shall be properly maintained to irisure good appearance and safety in the area surrounding each sign, and shall be kept clean and free of rubbish or debris. Each sign shall be plainly marked with name of persons or firm owning same. a) 25 �cl Setback. Each sign shall be set back a distance of at least fifteen (15) feet from the public right-of-way line and a distance of at least three (3) feet from adjoining property lines. d) Excep,tions. The provisions of the Section shall not apply to signs concerning produce grown on ,t he premises, real estate signs, advertising the sale of premises or professional signs providing, however, that suclh signs are not in excess of twelve (12) square feet. 11:05 Construction and operation of public utmty buildings, ,telephone exchang-e buildings, transformer stations and substations is permitted in this district but storage yards and water sewage pumping stations may not .be oper.ated in a Commercial District. 11 :06 F-0r all buildings other ,than dwelling units in this District, parking area equal to the total floor area of the building must be provided adjacent to the building and exclusive of public parking otherwise available. ,, .ARTICLE xn INDUSTRIAL DISTRICTS 12: 01 Within approved manuf-acturing districts, legal uses and buildings are allowed if •t he trade, industry, occupa.tion r or activity is not injurious, noxious, otfensive or hazardous by reason of odor, dust, fumes, smoke, noise, vibration, fire or explosion danger, or unsightly because of open storage or other causes. 12:02 If application is made for approval of an industrial or manufacturing operation having in the opinion of the Township Zoning Board, objec,tiona ble, noxious, offensive, hazardous or unsightly charac_teristics, an open bearing may be had before the Board of Appeals but no permit shall be issued unless the majority of property owners within 2000 feet of the perimeter of the site of .t he prc;,posed activity shall have .been properly notified at least five days prior to the open hearing ·before fille Board of Appeals. 12:03 All buildings permitted in Residential and Commercial Districts may be erected if first individually approved by the Board of Appeals but must comply to ResidentLal or Commercial limi.tations as set forth by this Ordinance and applying to the type of Building involved. 26 �12 :04 All buildings erected or used for manufacturing purposes shall be of fireproof masonry construction not more .than 35 feet in height and shall comply with all Federal, State and County laws ,and regulations in relation to health, sanitation and safety of the persons frequenting ,the buildings or grounds, or exposed to the manufactured waste products of the manufacturin,g or processing activity. l I 12:05 For all Buildings, ofiller than dwelling units in this District, parking area eq,ual to ·the total floor area of the Buildings must be provided adjacent to the buildings and exclusive of public parking otherwise available. ARTICLE XIII COMMERCIAL RECREATIONAL DISTRICTS 13:01 Residences constructed, moved to or occupied in CR DiStricts shall meet minimum standards established by this Ordinance for residences. 13: 02 Commercial or Industrial buildings other · -t han those expressly erected or used in direct connection : W'ith commerc.ial recreational activities are prohibited. -~ .- ' 13:03 Commercial buildings erected •or used fol' the ordinary and normal legal activities of commercial recreit,ion shall meet or exceed all specifications and requirements established for Commercial Structures within a Commercial District. 13:04 The distinction between Commercial Recreation and Public or Private Recreational use is defined as being that Commercial Recreational Activities ,are conducted for the purpose of. achieving profit and a charge is made for allowing the public or participating members to use equipment, facilities, buildings or grounds for sports or outdoor recreational purposes. 13 :05 Relating to thE! use of Commercial Recreational Areas, all activities prohibited or restricted for Agricultural Areas are also prohibited in Commercial Recreational Areas, even though directly connected with the recreational activities involved. ARTICLE XIV PUBLIC PROPERTY OR INSTITUTIONAL DISTRICTS 14:01 In all P Districts, except as otherwise provided by this Ordinance, all buildings shall be erected and all land shall be used only for one or more of the following purposes: 27 �a) b) c) All uses permitted in A, R, or CR Districts. State, MetropolHan, County or Municipally owned and operated parks and parkways -and accessory facili-ties. State, County, Municipal, Township or Legal Non4Profit Organization buildings and facilities. 14:02 Buildings erected or moved to be used as residences shall meet all minimum requirements established in tlhis Ordinance for single family residences. 14:03 YARDS FOR NON-RESIDENTIAL USES. No minimum yards shall be required, provided, however, no building or buildings, in conjunction with any park or parkway use, shall be located closer than one hundred (100) feet from any other property in private ownership. 14:04 BUILDING HEDGHT LIMIT. In P Districts no building, herea-fter erected or altered and used for private residence purposes, &hall exceed ,t hirty-five (35) feet in -height or two and one-hal-f (2½) stories. Institutional buildings may be constructed to any height as shall be approved by tlhe Sta,te Fire Marshal's Office. ,_ : , 14:05 -PARKING adjacent to buildings other than residential shall ,be provided and the of.f-str~t total of such parking area shall •be no less -than equal to the floor space enclosed within the buildings. ARTICLE XV TRAILER COURT DISTRICTS 15:01 In all Trailer Court Districts, except as otherwise here provided, buildings shall be erected and land shall be used only for one or more of tlhe following uses: a) All uses permitted in R-1 Districts. b) For mobile home parks or trailer coach parks on approval of the Board of Appeals at open hearing and subsequent to 5-day notification of the majority of the property owners within 2000 feet of the proposed perimeter of the• Trailer Court site. c) The use of trailers, tents or portable structures for human habitation is hereby prohibited except that trailer camps may be established by special permission granted by the Board of Appeals at a hearing as described under item ",b", aibove. d) Wlhen permission for a trailer camp or mobile home park District is granted, such permission shall be in wriiting, 28 �I 'I together with a definition of the health, sanitary, safety and protective measures to be followed by the applicant and by his lessees, rentees or tenants. Decision of the Board of Appeals on matters of health, sanitation, safety and protection shall be guided by site, area, nature of adjoining districts, county\ regulations and by current ordinances in adjoining townships at the ,time •the District is approved for trailers and mobile homes. Conditions may not be established which are discriminatory against the applicant or against residents in adjoining areas. ARTICLE XVI ADMINISTRATION The Addison Township Board is authorized and directed to enforce all provisions of this Ordinance. It may appoint an administrative official or assign to the Building Inspector the duty of enforcement. The appointed person shall, for the purpose of ;this Ordinance, have the powers of a police officer and he may delegate this authority to assistants. ·-.. ; ARTICLE XVII " , ·, ·' '·...~ ~- BOARD OF APPEALS 0 17:01 POWERS AND DUTIES. The Board of A~peals shall consist of three members, who shall :be appointed and have the duties, responsi'bilities and powers that are provided for them iby Act 184 of the Public Acts of the State of Michigain for 1943, ,as amended, and in addition may, in specific cases where ·there are practical difficulties or unnecessary hardships in complying strictly with the provisions of ,this Ordinance adjust suc!h conditions in harmony with the purpose and intent of this Ordinance so that the public health, safety and general welfare may be secured and substantial justice done. 17:02 MEMBERSHIP. The ,Board of Appeals shall consist of three members. The first member shall be the Chairman of the Township Zoning Board. The second member shall be appointed by the Township Board from its membership. The third member shall be appointed by the first two and be an elector residing in the unincorporated Portion of the Township and not currently holding an elootive ·or appointive position with the Township. 17:03 FEES FOR ABPEALS. A fee of twenty-five dollars ($25.00) shall ,be paid to the Building Inspector at the time of filing a notice of appeal from a ruling •by the Building Inspector 29 ------ - - - -- - - - -- -- - -- - -- - - - �or the Zoning Zoard. This . fee' will become a part of the Township general fund for covering the cost of the appeal. 17:04 HEARING. Applicants appealing to the Appeal Board will be notified of the -t ime and place set for the hearing as permitted by Act 184 of the Public Acts of Michigan for 1943 !ind all amendments thereto. ARTICU: XVIll CHANGES AND AMENDMENTS Provisions of this Ordinance may be changed or amendments made after majority approval of the Zoning Board, subsequent submission to and approval by the County Coordinating Zoning Committee and then submission to and adoption ·by the Addison Township Board. Public notice summarizing the change shall appear in at least one newspaper havlng substantial area circulation and such notice shall appear -at lea~ 10 days ,before decision .by the Township Board. If written protests "bearing twenty; (20) or more signa:tures of Township property owners are filed with the Township Board prior ,to vote on the change, the· amendment or clhange shall not ,be passed -except by the favorable vote of four-fif,ths (4/5) majority of the Township Board. . ARTICLE XIX ORDINANCE VIOLATIONS AND PENALTIES It shaf l be unlawful for any person to erect, move, use, occupy, alter or maintain any structure or building in violation of any provision of ,this Zoning .Ordinance or to cause, permit o~ suf~r any such violation to be committed. Any such p~rson found to be in violati1:1n shall be deemed guilty of a misdemeanor ano. upon conviction shall be punished by a fine not exceeding .pne hundred ($100.) dollars, together wiith tJhe costs of prosecution, or by imprisonment in the Oakland County Jail for a period not exceeding thirty (30) days; or by .b oth such fine and imprisonment at the discretion of the Court. :Vt shall be the responsibility of bhe offender to abate the violation as expeditiously as possible and each day such violation continues shall constitute a separate- offense. Also, the Township Board may, by wriitten resolution, order any public utility doing business in the Township to discontinue service to any violator of this Ordinance and shall assess against such violator all costs incurr~d by such utility in oarrying out these provisions: 30 �ARTICLE XX SEVERANCE OF PARTS If any portion of this Ordinance is adjudged unconstitutional or invalid for any reason, -t hat part shall be severed and such sev.;. erance shall not affect the remaining portions of the Addison Township Zoning Ordinance. ARTICLE XXI CONFLICTING PROVISIONS REPEALED. This Ordinance is not intended .to repeal, abrogate or annul any applica·b le law, ordinance, rule, regulations or permits previously adopted or issued pursuant to laws or ordinances relating to use of buildings or land; covenants or other agreements between parties except ,that this Ordinance supersedes the Addison Township Interim Ordinance of May 19th, 1955. Provided, however, that where any provision of this Ordinance imposes more stringent limitation on use of land .or ,buildings or upon land area or •bull-ding requirements, thjs Ordinance shall govern. The requirements of ,t his Ordinance shall not impair or affect these covenants, easentents, agreements or restrictions imposing greater limitations. ,, : , ARTICLE XXII EFFECTIVE DATE , The provisions of this Zoning Ordinance are h~reby declared to be immediately valid and necessary for the preservation of individual and public health, peace, saofety, morals, convenience e.nd for the enhancing of property and civic values and is established pursuant to authority granted by Act. 184 of the Public Acts of 1943, as amended. Passed and approved for publication this 16th day of March, 1959. Clerk Addison Township ROBERT A. Mc.CALLUM FRANK F. WEBBER Supervisor Addison Township 31 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Addison-Twp_Zoning-Ordinance_1959 Date A point or period of time associated with an event in the lifecycle of the resource 1959-03-16 Title A name given to the resource Addison Township Zoning Ordinance Description An account of the resource The Addison Township Zoning Ordinance was approved by the Township Board on March 16, 1959. Subject The topic of the resource Zoning--Michigan Addison (Mich.:Township) 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/3e2f0049812b3b229b7258ab2292039c.pdf 5db6a762a7a50e1f0fc454b8f9bab566 PDF Text Text ~bbison tlrotunsbtp ~lanntng etommission ©aklanb <ttountp, ffltcbtgan �'FROM THE'. ( !BRAR'( 0~ · . Planning & Zoning Center, fr£:!. MASTER PLAN PLANNING COMMISSION ADDISON TOWNSHIP, OAKLAND COUNTY, MICHIGAN WZACNY &McKENNA ASSOCIATES INCORPORATED Architecture• Community Planning• Urban Design 717 Penobscot Building Detroit, Michigan 48226 and 237 North Woodward Avenue Birmingham, Michigan 48226 ADOPTED BY PLANNING COMMISSION: September 13, 1983 I I �TOVVNSHIP OF ADDISON September 13, 1983 Board of Trustees Addison Township 1440 Rochester Road Leonard, Michigan 48038 Dear Board Members: We hereby present to you the Addison Township Master Plan. It has been prepared in accordance with the Township Planning Act, Act 168 of the Public Acts of 1959, as amended. In preparing the Plan, we have held a public hearing and considered all comments which were made. Subsequently, the Plan has been unanimously approved by the Zoning Coordinating Committee of the Oakland County Board of Commissioners. ' II 'I The purpose of the Plan is to provide a guide for the future development of the Township, recognizing the need to preserve the natural environment of our community. The Plan includes: a review and analysis of existing conditions and trends, goals for the future, a sound plan for land use and circulation, and implementation recommendations. Based upon present knowledge, technology and goals, the Plan represents our best thinking; however, the Plan is flexible so that it can be changed when the Township sees the need for change. It contains sound planning concepts which will guide the Planning Commission in its recommendations to you, and should serve as a guide for both public and private development decisions. We are proud to transmit the results of our efforts to you. We believe that planning is a continuous process and that it is essential that the Plan be periodically reviewed and evaluated. We look forward to working with you to maintain our fine community. Respectfully submitted, ADDISON TOWNSHIP PLANNING COMMISSION 1440 ROCHESTER ROAD LEONARD, MICHIGAN 48038 628-3317 - 628-5409 �I I I Acknowledgements I I I I I I I TOWNSHIP BOARD Robert W. Ousnamer, Supervisor Raymond E. Terry, Treasurer Mary Ann Thompson, Clerk Albert J. Patrell, Trustee Thomas Patch, Trustee PLANNING COMMISSION I I I I Arthur Shaw, Chairman Robert Koski, Vice-Chairman Barbara Stafford, Secretary Florence Mortimer Ronald Rolando Robert W. Ousnamer Fred Creamer Robert Spaulding* Marvin Acheson* TOWNSHIP PLANNING CONSULTANT Wzacny and McKenna Associates, Inc. I I I I *former members -i- I �Table of Contents Page IJ IJ IJ IJ IJ II II Title Page Transmittal Letter Acknowledgements Table of Contents List of Tables and Maps i ii i ii Addison Township l SURVEY AND ANALYSIS Existing Land Use Population and Housing Circulation Environmental Concerns and Resources 2 8 18 21 GOALS AND GUIDELINES Goals and Objectives Development Guidelines 27 29 PLAN ELEMENTS Land Use Plan Circulation Plan Community Facilities 36 44 46 IMPLEMENTATION ' 'II Implementation Strategies 48 I- ' 'L -ii- �-- List of Tables & Maps Ill Ill II I I Ill II II II Ill II II II II J Table No. Page 1: Existing Land Use, 1983 2 2: Change in Number of Persons - 1960, 1970 and 1980 8 3: Number of Housing Units and Vacancy, 1970 - 1980 9 4: Occupied Dwelling Units (D.U.'s), 1970 - 1980 10 5: Population Per Dwelling Units, 1960, 1970, and 1980 11 6: Age and Sex of Population, 1970 and 1980 12 7: Dwelling Units Based on Residential Building Permits 13 8: Year Structure Built 14 9: Value of Owner Occupied Units, 1980 15 10: Population and Housing Projections, 1980 - 2000 16 Maps Follows Page 1. Existing Land Use 2. Ci rcul at ion 19 3. Land Use and Circulation Plan 36 2 -iii- ------. �• • • _, Addison Township Settlement The first record of land ownership in Addison Township dates to January, 1826 when Addison Township was slowly becoming the home for settlers primarily arriving from New England, Pennsylvania and New York. Early land purchases were sometimes by speculators who purchased property, often sight unseen, from the General Land Office in Detroit, later selling the property at a profit to the settlers. The Township, originally surveyed in 1818, was then described as "poor, barren,burnt,timber land, hilly, badly timbered and swampy". The first roads were improved Indian trails and later constructed along section lines, curving around hills, trees and swamps. The road layout established during this period is essentially the same pattern which exists today. Farming, lumbering and milling were a few of the main occupations until the early 1900's when farming eventually became the primary occupation. The last 50 years have seen a dramatic reduction in overall agricultural production in the Township; hence, its evolution as a rural-residential community. Early settlements in the Township were the Lakeville area and the Village of Leonard. Lakeville, was established due to its location adjacent to the mill stream. One of the larger gristmills was located in Lakeville as its power was provided by the stream which meandered through this area. Lakeville Lake was formed as a result of a dam constructed to control the flow of the stream for the gristmill. As the mill operation continued, a post office, small shops, two hotels and other businesses located in the Lakeville area. The Village of Leonard was established due to the location of the railroad and Rochester Road. Leonard, because of the location of the transportation links, became the hub of activity in the northern section of the Township. A post office, several churches, a hotel, factories and small businesses soon located in the Leonard area. Regional Context Addison Township is situated in the northeast corner of Oakland County approximately 45 miles north of Detroit. The Township is isolated from the major commercial and industrial centers of the Detroit area; however, county roads which traverse the Township provide direct transportation to commercial areas and major interstate routes. Addison Township Planning Prior to a Planning Commission,Addison Township's zoning issues were handled by a Zoning Board. The Zoning Board was responsible only to hear zoning change requests. When it became clear that the Township should address itself to planning matters beyond zoning, a Planning Commission was established in April, 1968. Through the formation of the Planning Commission under the Township Planning Act, organization of a Planning Commission allows the Township to become more responsive to planning related issues as well as functioning as an advisory body regarding rezoning requests. _,_ �I __ SU_R_V_E_Y_&_A_N_A_LY_S_IS_ _ _ _ _ _ I I I I J J �Existing Land Use A fundamental procedure prior to the formulation of a community master plan is to perform an analysis of existing land uses. This analysis not only identifies what and where particular uses have occurred,it also provides an insight to where future development might occur and where conflicts may exist or develop. Map l delineates eleven existing land use categories in addition to public and private rights-of-way and water bodies: agricultural; agricultural residential; single family residential (under ten acres) single family residential (ten acres or more); single family residential (mobile home park); commercial; industrial; public; commercial recreation; institutional quasi-public; transmission line (Detroit Edison right-of-way); and vacant land. In addition to graphic representation of existing land uses, Table l summarizes land uses by amount, in acreage and percent of total Township land area. The land use data which appear in Table l were formulated as a result of field surveys conducted in December, 1982 and January, 1983. TABLE l EXISTING LAND USE, 1983* ADDISON TOWNSHIP, OAKLAND courin, MICHIGAN Acreage Percent of Total Area Agricultural (includes Agricultural/Residential) 4692.3 20. l Single Family Residential (under ten acres) 1419.4 6. l Single Family Residential (over 10 acres) 3091.3 13. 3 Single Family Residential (Mobile Home Park) 38.8 .2 Commercial 21.2 .l Industrial 170.0 .7 Commercial Recreation 502.75 2~2 Institutional Quasi-Public 341.65 1.5 Public 645.0 2.8 Transmission Line 152.20 .7 Water 679.5 Land Use Categories -2- 2.9 �_J r--v\, \ rv \)\ \"\ scale: l~liL~1 ~ _______,j Ch1stopher Wzacny & Associates, Incorporated Architectll'e · COlfflUlity Planning· lkban Desl{Jl ...... ~oit,t.tchigan DATlt: 1NI 80UJICI: OAKLAND COUfTY OE"Nl'nlmff 01' WOMI September, 1983 ~ 01' l'\AMetCt /' .__; .... MAP 1 EXISTING LAND USE mmffiilli AGRICULTURAL llliillilliltl - > > SINGLE FAMILY RESIDENTIAL AOAICUL TUA AL RESIDENTIAL SINGLE FAMILY RESIDENTIAL TEN ACRES AND OVER SINGLE FAMILY RESIDENTIAL UNOEA TEN ACRES - SINGLE FAMILY RESIDENTIAL MOBILE HOME COMMERCIAL INDUSTRIAL PUBLIC D COMMERCIAL RECREATION ' INSTITUTIONAL /QUASI-PUBLIC TRANSMISSION LINE VACANT ADDISON TOWNSHIP• OAKLAND COUNTY• MICHIGAN �(Table 1 continued) Percent of Total Area Land Use Categories Acreage Vacant 11548~65 49.4 23302.8 100.0 Total *Source: Field Survey, Wzacny &McKenna Associates, Inc., January, 1983. Following is a brief definition regarding each of the existing land use classifications: Agricultural: Land parcels containing ten acres or more used predominantly or wholly as cultivated farmland, with or without related farm structures. Single Family Residential: (under 10 acres) Improved single land parcels located in a single family residential subdivision or in areas containing typically large lot single family residential structures. Single Family Residential: (ten acres or more): Improved single land parcels located in predominantly low density rural residential areas adjacent to large acreage parcels. Single Family Residential: (mobile home park or mobile home): Planned mobile home parks and mobile homes located on single family residential lots. Commercial: Improved land parcels used for wholesale, retail, office or commercial services including those predominantly used as commercial on primary thoroughfares. Industri a1: Improved 1and parce 1s used predominantly for industry, natura 1 gas processing or regulating or storage, and parcels used for surface mining and processing of gravel, stone, materials. Commercial Recreation: Land parcels, either improved or unimproved, used for private, commercial non-intensive activities including golf courses, skiing or commercial stables. Institutional Quasi-Public: Land parcels, either improved or unimproved, which are held in private interest; however, exempt from real property taxation plus loc·a1 streets or access ways, contiguous or associated with such parcels of land. Public: Land parcels, either improved or unimproved, which are held in the public interest and exempt from real taxation, plus any local street or access way, contiguous or associated with such parcels. Transmission Line: Land parcels, which collectively include the area utilized by the Detroit Edison Company for use as electrical transmission line right-ofway. L -3- �Water: Unimproved areas of inland depressions consistently filled with standing water supplied by streams, ground water or springs. Vacant: All parcels not included in one of the above definitions. The existing land uses in Map 1 and Table 1 illustrate a number of concerns and resources within the Township which are significant in future land use proposals and development decision-making. Following is a discussion regarding each specific existing land use in Addison Township: Agricultural: Agricultural land use in the Township represents the largest active land use category occupying twenty (20) percent or 4692.3 acres of al I land in the Township. Although agricultural land use has been slowly split and rezoned to a residential classification, it remains an integral land use and function in the Township. According to Map 1, the largest agricultural parcels are located in the northern half of the Township and occupy 80 to 160 acre tracts. The largest agricultural uses are located in the northeast and northwest quadrants and along Lake George Road north of the Grand Trunk Western right-of-way. To the south, agricultural uses are less predominant and located on smaller parcels. The largest agricultural use is located near Yule Road and Townsend Road occupying approximately eighty (80) acres. The southern portion of the Township (defined as being south of Lakeville and Mack Roads) has experienced the greatest lot split and subdivision activity which has splintered the agricultural property into smaller tracts and increased the amount of single family residential development in the area. · Single Family Residential: (ten acres or more) These areas include lands which have been split from larger agricultural parcels and large tracts which include a residence and the remainder of the property. These parcels range from ten acres to forty acres and are dispersed throughout the Township. This land use occupies 3091.3 acres or 13 percent of all land in the Township. One purpose for defining and locating these parcels is to illustrate the number of large lot parcels which have the potential to be split into smaller parcels. It is common in Addison Township for a forty acre or larger parcel to be split into four or more ten acre parcels which have the potential to be split again into smaller parcels. As mentioned earlier, the ten acre parcels are generally dispersed throughout the Township; however, the eastern third of the Township from the Village of Leonard south has experienced the greatest amount of ten acre lot development. -4- �I I I I I I I I ' I I I I I I I L L Single Family Residential:(under 10 acres) This category includes lots which are located within platted subdivisions and lots generally disbursed throughout the Township under ten acres in size.When a ten acre parcel is split, the split usually creates four 2.5 acre parcels or a similar combination of lot sizes. When a ten acre parcel fronts a local or primary road and is split into smaller individual lots depthwise, a sixty foot wide private road is then required to service these lots and may extend up to 1,000 feet or more in depth. Although these lot splits and subdivisions are developed within the requirements of the Township Zoning Ordinance and governing State acts, the preservation of large lot single family residential development may be threatened by the continuance of this trend. This pattern of development may increase the potential urban-type access maintenance and traffic safety problems generated by private roads. On the other hand, this type of development trend does not encourage rapid growth and the need to provide a greater number of services remains low. The residential areas developed adjacent to Lakeville Lake include a variety of lot sizes and housing types. The older neighborhoods are located within subdivided areas often developed as seasonal units, and possess the greatest mixture of housing styles. These areas also contain the greatest number of problems inherent to older lake front neighborhoods. When these areas were originally developed, features such as minimum lot area, floor area and setbacks were not regulated. Today, to varying degrees, many of these properties possess non-conformities. Another problem with small lake front properties is septic tank failure as is discussed further in t~is document. Generally, the platted lots in Supervisors Plat #4, Moffat Beach Subdivision, Chamberlain Subdivision, Echo Lake Subdivision and Kingston Subdivision range from 3,000 square feet to 20,000 square feet with a majority of lot areas · being approximately 12,000 square feet. Single Family Residential:(Mobile Homes or Parks) The 38.8 acre Hidden Lakes Estates Mobile Home Park on Rochester Road is the only planned mobile home park in the Township. It contains 267 mobile home sites and is currently ninety-eight (98) percent of occupancy. (Although there are several mobile homes off Rowland Road between Pond Road and Rochester Road, it is not an organized and planned mobile home park). Commercial: The need for commercial services is directly related to the population to be served. Since the Township has a relatively small population, the amount of existing commercial use is quite limited. Combined, the existing commercial areas in the Township contain approximately 21 acres (excluding the Village of Leonard). The land-extensive (non-ce~ter commercial) uses in the Township are relatively few. As the population increases the need for -5- �additional commercial (local and non-center) wi 11 be -rea 1i zed. are further discussed in the Land Use and Circulation Plan. These uses Industrial: Most of the industrial uses in Addison Township, are natural gas treatment and/or compression stations. Total acreage represented by these uses is less than one percent of all land area in the Township, about 20 acres. Unless new natural gas reserves are discovered within the next year, Michigan Consolidated Gas Company has indicated the sweetening facility will become obsolete and dismanteled within the next two to three years. The mining operation near Romeo Road in the southeast corner of the Township has begun the reclamation process and is expected to be completed within three to four years. When completed, the area will be used for single family residential purposes. Additional small industry is located in Lakeville. Institutional Quasi-Public: Institutional Quasi-Public land use in Addison Township includes several large sites: the Benedictine Fathers property on Drahner Road, the Congregation of the Servants of Christ property northwest of the BenedicUne .fathers, the Lakeville Swamp Nature Preserve on Rochester Road, the Salvation Army Camp, and the Kingsbury School property at the Oakwood Road and . Hosner Road intersection~ Combined, these properties occupy one percent of all land in Addison Township or 341 acres. Commercial Recreation: There is a variety of commercial recreational land uses currently in the Tow~ship which provide a combination of year around recreational opportunities. These uses, Mulberry Hills Golf Course, Upland. Hills Farms, and f-1t. Grampian comprise approximately 470 acres of total land area. Public: Public land uses in Addison Township account for 2.8 percent of total land area and include the Township Hall offices, United States Post Office, Hamilton Parsons Elementary School, Addison Oaks County Park and the Township cemeteries. Addison Oaks County ·Park accounts for nearly all of the 645 a.c res of public land area, with the remaining public facilities comprising approximately 24 acres. Transmission Line: The Detroit Edison electrical transmission line right-of-way crosses the Township from Romeo Road north to Dryden Township in Lapeer County. These parcels collectively combine in a total of 152.28 acres. In addition two crude oil pipelines traverse the Township. (See Map l.) -6- �' ' ' 'I I I I I Water: Surface water comprises three percent of all land in Addison Township. Lakeville Lake is the largest water body containing about 460 acres of surface water area. The smaller lakes including Lake George, Secord Lake, Slating Lake and Indian Lake make up the remaining area of surface water. Vacant: By far, the most significant portion (49 percent) of Township land is class i fied vacant. Considerable vacant tracts are located in the northern areas where the terrain becomes subject to sharp topographical changes and much of the low land is wet. Also, former agricultural tracts which have not been recently cultivated comprise of much of the vacant land pattern. ' ' ' 'I 'I I L L -7- �Population and Housing The purpose of this section is to identify the present and future population and housing trends of Addison Township and to determine the conditions and needs in Addison Township. The 1960, 1970 and 1980 U.S. Census reports are the primary sources of information for this profile and recent supplementary documents supplied by the Oakland County Planning Division and the Southeast Michigan Council of Governments (SEMCOG) were also used. Present Population According to the U.S. Bureau of the Census, Addison Township experienced its largest numerical increase in number of persons between 1970 and 1980. During this period, Addison Township's population grew from 2,809 in 1970 to 4,184 in 1980, an increase of 1,375 persons. Addison Township's population increased 247% in the twenty year period from 1960 to 1980 or from 1,691 persons to 4,184 persons by 1980. TABLE 2 CHANGE IN NUMBER OF PERSONS 1960, 1970 AND 1980 SELECTED COMMUN IT I ES* · 1960 Commun it.}:'. Number l , 691 ADDISON TOWNSHIP 2,469 Oakland Township 11 ,844 Orion Township Oxford Townsh·ip 5,561 2,453 Almont Township Bruce Township 3,288 l ,427 Dryden Township Oakland County 690,259 * U.S. Bureau of the Census 1970 Number 2,809 4,793 14,189 5,953 3,163 2,809 2,129 907,871 Percent 1980 Number Change 4,184 66 .1 % 7,628 94 .1 19,566 19. 7 7,823 7. 0 4,124 29.0 3,283 -14.6 2,977 50.0 31.5 1,011,793 Percent Change 49.0% 59.2 37.9 31 .4 30.4 16 .8 40.0 11. 5 Table 2 indicates that of the communities surveyed for this profile, Addison Township had the second largest percentage increase in population, exceeded only by neighboring Oakland Township. Whereas Oakland Township's population increased by 94.l percent from 1960 to 1970, Addison Township's population increased 66.l percent. Both Addison and Oakland Township had the largest percentage increase in the 10 year period from 1970 to 1980. Orion Township showed the largest numerical increase i n population from 14,189 in 1970 to 19,566 in 1980 or 5,377 persons. -8- �Number of Housing Units and Vacancy 1970-1980 Table 3 illustrates the increase in total number of housing units in Addison Township from 1970 to 1980. The increase from 947 housing units in 1970 to 1,348 in 1980 represents an increase of 42.3 percent, a growth attributed primarily to single family residential construction. As the number of owner-occupied units increased (637 in 1970 to 1,130 in 1980) the amount of renter-occupied units remained constant. Due to the overall increase in owner-occupied units in 1980, the percentage amount of renter-occupied housing actually decreased over the ten year period from 17.3 percent (164 units) in 1970 to 12.0 percent (163 units) in 1980. The vacancy rate of units also decreased from 99 units (10%) in 1970 to 55 units (4%) in 1980. (Vacant units are units in which no one is living at the time of the census. A vacant unit may be one which is occupied entirely by persons who have a usual residence elsewhere or new units not yet occupied, if construction has reached a point where all windows and doors have been installed). TABLE 3 NUMBER OF HOUSING UNITS AND VACANCY 1970-1980 ADDISON TOWNSHIP, OAKLAND COUNTY, MICHIGAN* 1970 Total Units 947 (including vacant and seasonal) Owner-occupied 637 Renter-occupied 164 Vacant units 99 % of Total 1980 Increase/ Decrease 100% 1,348 100% +42.3% 67.2% 17.3% 10% 1 , 130 163 55 83.8% 12.0% 4% +77.3% -1 % -55% TOTAL VACANT UNITS 4% 9 7% 4 1% 2 88% 40 For Sa 1e 4 For Rent 7 1 Occasional Use 88 Other Vacant *U.S. Bureau of Census. 1980. L L % of Total -9- 16.3% 7% 3.6% 72.7% �Occupied Dwelling Units Table 4 shows increases in total occupied dwelling units between 1970 and 1980 for Addison Township and neighboring Oakland County townships. During this ten year period in Addison Township, occupied dwelling units increased well over 50 percent. At the same time, as indicated in Table 2, township population was increasing at a rate of nearly 50 percent - illustrating a shift towards fewer occupants per dwelling unit. In terms of land use impact, this increase in the number of occupied dwelling units may have the most significance for planning in Addison Township. TABLE 4 OCCUPIED DWELLING UNITS (D.U.'S) ADDISON TOWNSHIP AND ADJACENT TOWNSHIPS 1970-1980* Township Number Occupied D.U.'s 1970 ADDISON Oakland Orion Oxford *U.S. Bureau of 791 1 ,066 1,760 1 ,414 Number Occupied D. U. 's 1980 l ,293 2,116 2,387 2,142 Change Number % +502 +1050 +627 +727 +63.5 +98.4 +35.6 +51 .4 Census Population Per Dwelling Unit Table 5 identifies th~ population per dwelling unit in Addison Township and selected surrounding communities. The trend, according to this table has shown a decrease in overall family size since 1960. Addison Township reflects the only increase in family size. From 1970 to 1980 the population per dwelling unit rose from 2.9 to 3.23 or 11 .3 percent. This increase is a result of the population increase in the family formation age group as shown in Table 6. Age Group Table 6 consists of an age/sex profile for Addison Township. As there were no unusual variations between the male and female categories, both categories were combined for this analysis. -10- �I I I I I I I I I I lJ I I I I I I L L TABLE 5 POPULATION PER DWELLING UNIT SELECTED COMMUNITIES* Community 1960 1970 1980 ADDISON TOWNSHIP Oakland Township Orion Township Oxford Township Bruce Township Almont Township Oakland County *U.S. Bureau of the Census 3.50 3.81 3.73 3.51 3.73 3.52 3.61 2.90 3.69 3.46 3.45 3.50 3.50 3.29 3.23 3.40 2.89 3.00 3.49 3 .13 2. 71 1970-1 980 % Change 11. 3% -7.9 -16.3 -1 3. 1 -.3 -10. 6 -17.7 In 1970, the largest age group category was the 21-44 year old group which comprised 29.6 percent of the combined male and female population. The second and third largest age groups were the 5-13 year old group which made up 21.2 percent of the total population and the 14-20 year old age group which consisted of 12.5 percent of the total population for 1970. In 1980 every age group showed an increase in size except the 60-64 year old group. The largest gain in population was in the 21-44 year old age group which shows an increase of 91 .16 percent or 761 persons. The population increased from 831 persons in 1970 to l ,592 persons in 1980. The second largest increase is shown in the 14-20 year old group with an increase of 351 persons in 1970 to 619 persons in 1980. This represents an increase of 76.3 percent or 268 persons in the 14-20 year age group. A significant population increase is shown in the 65 and older age classification. In this category the number of persons increased 38.4 percent, from 182 persons in 1970 to 252 persons in 1980. Addison Township's population is evenly divided between males and females, a factor of a low percentage of the elderly, a group which is characterized by greater numbers of females. This profile exhibits several important factors: 1) increase in family formation sector (21-44 year old age group), 2) an increase in both the number of school age children 5-13 year old (+19. %) and 14-20 year olds (+76 %), 3) a decline in the 60-64 year group with a minor increase in the 55-59 year group (+5.2%). This decrease and nominal increase in the 55-59 group indicates a smaller number of retirees and senior citizens in Addison Township over the next ten years. - 11- �I TABLE 6 Age and Sex of Population 1970 and 1980* ADDISON TOWNSHIP, OAKLAND COUNTY, MICHIGAN ~ I __, N I Number under 5 137 310 5-13 14-20 160 422 21-44 45-54 153 55-59 74 78 60-64 65+ 81 Totals 1,415 Female Male 1970 Percent 9.7% 21. 9 11. 3 29.9 10.8 5.2 5.5 5.7 *U.S. Bureau of the Census 1980 Number 179 356 332 796 217 69 61 ~ 2,115 Percent 8.5% 16 .8 15. 7 37.5 10.3 3.3 2.9 5.0 1970 Number 124 284 191 409 167 60 58 .J..Ql 1,394 Percent 8.9% 20.4 13. 7 29.3 12.0 4.3 4.2 7.2 Total 1980 Number 177 352 287 796 184 72 54 147 2,069 Percent 8.6% 17.0 13. 9 38.4 8.9 3.5 2.6 7 .1 1970 Number 261 594 351 831 320 134 136 ---1.!!.?. 2,809 1980 Percent Number Percent 9.3 % 21. 2 12. 5 29.6 11.4 4.8 4.8 6.5 356 708 619 1,592 401 141 115 252 4,184 8.5 % 16.9 14.8 38.1 9.6 3.4 2.7 6.0 1970-1980 Total Change _t!umber Percent +95 114 +268 +761 +81 +7 • -21 +70 +36 . 3% + 19.19 + 76 . 35 + 91. l 'i + 25. 31 + 5.22 -15.45 +38.46 �Overall the Township has an age profile which portends a relatively independent population for the forseeable future. The high percentage of 21-44 year olds is generally characterized by increasing income and expanding consumption. This group is relatively less dependent on governmental services yet is most able to support the cost of education and other governmental services. Residential Building Permits Residential building permit data are presented in table 7 below. Since 1970, Addison Township has annually averaged building permits for 31 dwelling units, including all dwelling units except mobile homes. Beginning in 1970, the number of single-family permits increased each year to a peak of 51 in 1977. Since 1977, the number has declined considerably. TABLE 7 I I IJ I I I I II I L DIJELLING UNITS BASED ON RESIDENTIAL BUILDING PERMITS ISSUED 1970-1981 ADDISOU TOWNSHIP, OAKLAND COUNTY, MICHIGAN* Year 1981 1980 1979 1978 1977 1976 1975 1974 1973 1972 1971 1970 Totals Detached Single Family Units Two Family Units Multi Family Units Gross Total Less Demolitions Net Total 11 0 0 11 0 15 41 44 51 22 18 34 32 48 37 18 371 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 l 4 l 0 0 4 2 15 41 44 51 22 18 34 32 49 42 18 377 11 15 41 44 51 22 18 34 32 49 42 18 377 0 0 0 0 0 0 0 0 0 0 0 * SEMCOG, Annual Reports: "Residential Construction in Michigan" for 1970-1981. -13- �Two important factors should be considered in this trend. First, this trend has been generally true throughout the southeast Michigan area where single family housing starts have declined steadily since 1977-78. The second factor is economic. The national economy and to a more serious degree Michigan's economy, has been in a major recession during the last few years. These factors,coupled with record high interest rates,have nearly precluded new single-family residential construction in Michigan as well as the entire country. Year Structure Built Table 8 indicates the number of structures built from 1939 and before up to 1981. This information is helpful in determining the age and condition of the housing stock in Addison Township. The average life of a house is approximately 50 years before it requires extensive repair or renovation. According to Table 8, 393 structures in Addison Township were constructed in 1939 or before. Within the next ten years 31 percent of all housing in Addison Township \A/ill be at least 50 ye,a rs old. Sixty-one ·(61) percent of ·housing in Addison Township is relatively new with over half of this figure (37.8 •percent) constructed since 1969. TABLE 8 YEAR STRUCTURE BUILT ADDISON TOWNSHIP, OAKLAND COUNTY, MICHIGAN* Year 1970-1981* 1969-1970 1965-1968 1960-1 964 1950-1959 1940- 1 949 1939 or earlier Total Structures Number of Structures % of Total 353 132 72 98 121 98 393 1 ,267a 27.8% 10. 4 5.6 7.7 9.5 7.7 31.3 100.0% * Compiled from U.S. Census of Housing, 1970 and SEMCOG's Annual Reports of "Residential Housing Construction 1970-1981 11 aDue to the compilation methodology utilized in data gathering for Table 8, this figure may not include the total number "non-year round" housing units in Addison Township. -14- �Housing Value According to the U.S. Census Bureau, the 1980 median value of Addison Township's housing stock was $60,400 or approximately $7,200 less than the combined average of communities surrounding Addison Township. The median value of Oakland Township's housing stock ($99,400) escalates the overall median average of $67,250. Oakland Township has a considerable amount of newer housing which increases the median housing value. Addison Township is similar to Bruce Township in Macomb County ($60,700) and exceeds the median value of housing in Almont Township ($48,500),neighboring to the north in Lapeer County. This profile indicates Addison Township is very close to Oakland County's median housing value, whereas, 41 percent of all housing in Addison Township is valued at $50,000-79,999, 42 percent of all housing in Oakland County is valued at $50,000 to $79,999. Table 9 also suggests that the majority of housing in Addison Township is primarily of moderate value; however, housing types of all price categories are available in Addison Township. TABLE 9 VALUE OF OWNER-OCCUPIED UNITS PERCENT OF TOTAL OWNER OCCUPIED SELECTED COMMUNITIES-1980* Values Addison Township Less than $49,999 28.0 50,000-79,999 41.0 80,000-99,999 13. 0 14.0 100,000-149,999 150,000 or more 4.0 Median Value $60,400 Oakland Township 15.0 35.0 29.0 19. 0 2.0 $99,400 Bruce Township 23.0 33.0 22.0 18. 0 4.0 $60,700 Almont Township 52.0 44.0 3.0 1.0 $48,500 Oakland County 27.0 42.0 12. 0 12. 0 7.0 $65,000 *U.S. Bureau of the Census Population Projections The projection or forecasting of population for a community over an extended period of time is subject to many variables, such as national population trends, migration and the regional economy. The most significant factor affecting local population growth or decline is the availability of employment. -15- �Assuming local employment trends, the employment centers serving Addison Township will at best remain similar to the employment patterns of the last ten years. Without any major increases in employment, population growth will be limited to a natural increase and there most likely will be no rapid increase in the number of persons. All methods of population projections make certain assumptions and based upon assumptions, different projections are derived. The following table shows the results of several methods used to project Addison Township's population in ten year intervals through the year 2000. TABLE 10 POPULATION AND HOUSING PROJECTIONS ADDISON TOWNSHIP, OAKLAND COUNTY, MICHIGAN 1980-2000 Method of Projection 1970-1980 Straight Line(a) Population Households Approximate persons per dwelling unit SEMCOG S.A.F. '8o(b) Population Households Approximate persons per dwelling unit Geometric Projection(c) Population Household Approximate persons per dwelling unit (a) (b) (c) 1980 1990 2000 4,184 l ,293 3.23 5,559 6,934 l , 639 3.39 l, 985 4,184 l ,293 3.23 4,982 3.26 6,889 2,182 3 .15 4,184 l ,293 3.23 6,229 l, 758 3.54 9,288 2,391 3.88 l ,528 ~.49 based on population growth which occurred between 1970-1980 based on SEMCOG's Small Area Forecast, 1980. based on percentage rate (48.9%) of population change from 1970-1980 -16- �The straight line projection is based upon an average annual increase in the population of 1,375 per decade as was experienced during the ten year period from 1970 to 1980. SEMCOG's forecast is based upon the incorporation of the: 1) Council's sewer service area map adopted in March 1980, 2) increased protection of environmentally sensitive areas and 3) increased housing rehabilitation. The above projections were calculated to illustrate possible future population patterns in Addison Township. However, the future population of Addison Township will be determined by the goals and objectives of the master plan, the resources and constraints of the Township and the areas of Addison Township that are suitable for development. The master plan assumes that a water and sewer system will be implemented only to abate a serious environmental hazard or in the event a critical environmental situation would be identified adjacent to the Lakeville Lake area or similar areas of the Township, therefore limiting large scale residential developments. The decisions made by Addison Township regarding water and sewer, transportation improvements, zoning controls and subdivision regulations, will ultimately restrict or promote and regulate the intensity of growth in Addison Township and therefore the ultimate population. -17- �Circulation Land use and the transportation system are functionally linked and the circulation system provides the framework for the land use pattern. More intensive land uses require a higher lever of circulation service; lower i~tensity land uses require a lower level of access, but must maintain a minimum level of service. Roads The existing transportation network of Addison Township consists primarily of Oakland County Road Commission (OCRC) maintained roads. As shown on Map 2, Rochester Road, Lakeville Road and Romeo Road are the only OCRC paved primary roads in Addison Township, combining in a total of 12.5 miles of paved thoroughfare. Rochester Road is the main north/south arterial. Lakeville Road serves as the only hard surfaced east/west route; however, Lakeville Road terminates at its Rochester Road intersection. Romeo Road is an east/west arterial located at the south edge of the Township. In 1970, Addison Township adopted the Inter-County Highway Plan which prescribes right-of-way (ROW) widths for various classifications of roadway in southeastern Michigan. Roadways classified as 11 major thoroughfares 11 dominate this 11 plan 11 and limit its utility. Major thoroughfares are defined as roadways which maintain a 120' ROW and serve through traffic with limited frontage. Railroad The Grand Trunk and Western Railroad track traverses Addison Township in a northeast/southwest direction entering the Township north of Lakeville Road and exiting into Dryden Township to the north in Lapeer County west of Hagerman Road. The frequency of service occurs on an alternating day basis originating in Pontiac, travelling north to Cass City and returning to Pontiac, and also handling freight for points between the two cities, including the Village of Leonard. Transit The Southeast Michigan Transportation Authority (SEMTA) provides 11 SEMTA Connector 11 service to Addison Township four times daily on a township-wide basis. The door-to-door service provides transportation from Addison Township south to the City of Pontiac linking the Township with public mass transportation available only in the metropolitan suburban areas. Southeast Michigan Region 1990 Transit Network Based upon 1990 regional population, employment and travel demand forecasts, the Southeast Michigan Council of Governments (SEMCOG) formulated a detailed transportation corridor analysis. The basis of this analysis is to determine methods of achieving high levels of transit service to areas within SEMCOG's jurisdiction. -18- �I I I I I I I I I I Rochester and Lakeville roads are classified by the plan as feeder and local transit routes. Essentially, the plan indicates that Addison Township, based upon the 1990 population and employment projections, could qualify for bus service which would utilize Rochester and Lakeville roads. Road Improvement Proposals The Oakland County Road Commission (OCRC) has several road improvement proposals under consideration that will affect Addison Township. Under considerati0n by the OCRC are roadway approach paving and curve widening. The approach paving locations are as follows: - Army Road and Rochester Road in section 22 - Frick Road and Rochester Road in section(s) 15 and 24 - The north and south intersections of Hosner Road and Lakeville Road Curve pavement widening proposals are under consideration for the following areas: - Moffat Road and Rochester Road - Brewer Road and Rochester Road - Yule Road and Rochester Road Township Road Improvements and Maintenance The basic source of revenue for road maintenance and improvement is the State-collected gas and weight tax which motorists pay at the pump for gasoline and diesel fuel and to the Secretary of State for vehicle registrations. I I I I I For paving and resurfacing of roads within Addison Township, the Oakland County Road Commission (OCRC) limits its contribution of gas and weight tax funding to 10 percent of the project cost. Addison Township or property owners in Addison Township, in coordination with the OCRC,may initiate special assessment districting for subdivision street improvements or vote a road improvement tax levy. Circulation Pattern The road system of Addison Township is characterized by some lack of continuity, reflecting the topography and natural features of the area. Lake George Road has a relatively straight and continuous course through the Township. The three improved and paved thoroughfares (Rochester, Lakeville and Romeo Roads) are not continuous or have significant sections of winding right-of-way. In terms of potential for major through traffic and urban -19- �MAP 2 CIRCULATION 111111111111• -_ , _ . . . . , . _ , , _ _ Ol' _ _ _ o, _ _ Uffl l Nl • • • • ·@· 22 : ! ! ! Traffic Generators by Section Number r Paved County Roads ::.111101111 ADDISON TOWNSHIP• OAKLAND COUNTY• MICHIGAN �development, these patterns have a limiting effect. The winding areas of road and the interrupted road pattern contribute to the character of the Township, and limit through traffic, maintaining a rural atmosphere of treelined scenic country roads throughout the community, reinforcing the case for low density development. About 60 percent of the Township's population resides in sections which abut paved improved roads and 19 of the Township's 35 sections abut a paved road. Four of the Township's six most significant traffic generators (identified on Map 2 on the previous page) are located with direct access to Rochester Road; another is accessed by Romeo Road, while one concentration (Section 31) is not served by an improved road. The Village of Leonard (an enclave outside of Township jurisdiction) which functions as a local convenience trade center, and has a 1980 population of 422,is located on Rochester Road in the northern part of the Township. The residential concentration in Section 22 (around Lakeville Lake) functions as another traffic generator. With a population of 258 persons, this section is significantly above the 116 person per square mile average of the Township and is served by Rochester Road. The unincorporated area of Lakeville, located in section 27 at the intersection of Lakeville and Rochester Roads, generates traffic from both residential, commercial and public land uses including the Township Hall. The Township's highest concentration of population is in Section 35 which includes Hidden Lake Estates Mobile Home Park. It is located with direct access to Rochester Road and contains a 1980 population of 825 .persons. Addison Oaks County Park, which includes all of the land in Section 33, generated in excess of 121,000 vehicles in 1982. This total included 64,000 day use vehicles and 25,000 camper vehicles and 32,000 vehicles attracted by the park's convention center facilities. Its entrance is from Romeo Road, an improved county primary road. Section 31 which contains the Seneca Hills Subdivision and a portion of Grampian Heights Subdivision, is a significant concentration which is not served by an improved thoroughfare. Other lesser generators include Mount Grampian Ski Resort, Upland Hills Farms, and the commercial concentration at the intersection of Romeo and Rochester Roads, which, although it is located in Oakland Township serves a portion of Addison Township as a local convenience center. -20- �Environmental Concerns and Resources Community planning treats the physical environment as a dynamic entity that can be used only in a sensitive consideration of the processes and interrelationships of nature and human development. Man in many respects is a factor of nature and his developmental proposals for land usage are studied in light of possible impact and disruption of nature. Land capability planning deals with the differences in the physical environment from place to place across the landscape of the Township. For example, physical landscape elements such as slopes, climate, drainage, and soils may interrelate to form a particular type of localized environment favoring the growth and predominance of trees9 If development removes the trees, the natural balance of processes and interrelationships responsible for the development and continuance of the woodlands is altered, and as a result, slopes erode, scenery is lost, wetlands are filled in with eroded soil, flooding results in backwaters which drowns unadapted vegetation and the ecosystem is disrupted. In addition to the aesthetic losses, the need for expensive, engineered compensating -structures such as dams, bridges and bulkheads arises. In considering the natural environment in the planning process, suitability of the environment to accommodate the artificial works of man is applied. The data on the natural environment was inventoried based on Oakland County maps and surveys and described in terms of capability and suitability ·· for development. The community's needs in terms of future land use and local goals and objectives are then used to generate the Land Use and Circulation Plan. Although it has a variety of land uses, Addison Township is essentially a very low density residential community. Its location and limited accessibility make it somewhat remote from employment, commercial and cultural centers. Its value lies in its attractive natural environment as opposed to the artificial environment of the densely populated areas in southeastern Michigan. To the extent that data is available, the physical environment, its resources for development and the areas of concern are located and described herein. For survey and analysis purposes the environment of Addison Township is divided into the following natural systems: woodlands, wetlands, topography, surface water, ground water, agricultural land, drainage patterns and soils. Topography The topography in Addison Township consists of a combination of rolling hills and low level, flat drainage basins known georgraphically as "outwash plains" created by the melting of the glaciers. The unique upland terrain found in much of Addison Township presents a land feature that exhibits variable topography ot: 'sloped land" defined as land that has a ten foot or more vertical rise in grade over a 100 foot horizontal distance. These areas exhibit the following characteristics: -21- �I I I I I I I • Slopes often contain a variety of plant a~d tree types, well adapted to steep land and have root syste~s which hold soil well. • Sloping areas have aesthetic and recreational value. They can be used for hiking, skiing or sightseeing. • Major man-made changes in the environment usually cause accelerated erosion and sedimentation of surrounding lakes and streams. Addison Township is generally sloping from the northwest to the southeast. The highest and lowest elevations as shown on the United States Geological Survey (U.S.G.S.) map is 1,236 feet and located in section seven and the lowest elevation is 909 feet located in section 36 near the gravel pit on Romeo Road. Addison Township contains over 4,750 acres of sloped lands generally dispersed throughout the Township. Vegetation/Woodlands Vegetation in Addison Township is a dominant part of the Township's physical makeup and it should be treated as a valuable resource since it is the woods which create the rural atmosphere enjoyed by the residents of the community. Woods stabilize soils, control erosion, and retain water. Vegetation in Addison Township consists ·primarily of wooded areas which total over 6,000 acres of both hardwood and evergreen stands. • Hardwoods. There are over 5,890 acres of dominant hardwood stands in Addison Township consisting of a mixture of second and third growth, mixed hardwood including ash, poplar, oak, hickory, maple, birch, ironwood and other species. These tree stands result from the variety of soil types, drainage patterns and topography required to support such a diversity. 1 Evergreens. Approximately 145 acres of evergreen trees comprised of pine, hemlock, fir, spruce and tamarack are located in the Township. Evergreens adapt to sandy, well drained soils on higher land. 1 Lowland Brush. Also important in the discussion of woodlands, is the lowland brush vegetation usually found in wetlands and marshes. Over 200 acres of land in the Township is considered lowland brush. These plants stabilize the wetland environments through their root systems and also provide great water holding and flood control capacity within drainage basins. Low land brush areas in Addison Township are identified by cattails, sedges and marsh grasses. -22- �Wetlands Addison Township is classified as "poorly drained" in many areas due to the low areas and lowland channels which collect water. The wetlandmarsh areas (726.4 acres) retain large amounts of water and release it slowly. They are characterized by wet, muck-type soil conditions and can be identified by the cattails which grow there. However, there are instances where wetland areas appear "high and dry" and the normal visual signs of wetlands are not present. Only by taking soil borings will the presence of a high water table be revealed. _I Surface Waters Addison Township, as compared to other Townships in Oakland County, does not contain an abundant amount of surface water; however, Lakeville Lake is a significant body of water. The total acreage of surface water in Addison Township is 679.5 acres. This figure also includes the smaller lakes and ponds. Lakes and ponds are generally considered inland depressions, constantly filled with water which form a part of a larger drainage basin. The lakes are supplied by ground water sources and exhibit regular inflow and outflow patterns. Ponds often result from the side effects of small dams, spillways or other impoundments. Rivers, streams and small channels on the other hand, collect at the low points of a flow system. J I Soils and Groundwater The soils located in Addison Township are classified and defined by the Soil Conservation Service of the United States Department of Agriculture as the Riddles-Marlette-Houghton concentration. These soils are described as nearly level to steep, well drained, moderately well drained and very poorly drained loamy and mucky soils found on moraines (an accumulation of earth, stones and rock) till plains (extensive flat areas) and in bogs. 1 Location of Soils. The Riddles and Marlette soils are generally located on knolls, ridges and on slopes and along drainage ways and depressions. The Houghton soil groups are located exclusively in drainageways and depressions. 1 Soil Suitability. Of this soil grouping, the soil most suitable for development is the Riddles-Marlette combination which occupies a majority of the upland and rolling area of the Township. The use of the upland soils for septic tank absorption however, is limited by the slow drainage ability of the Marlette soil. -23- J I �The flat to gently rolling Riddles-Marlette soils are well suited for cropland or pasture. The Riddles-Marlette soil group is also suitable for vegetable farming and fruit orchards. The Houghton soil group is not suited for cropland or pasture due to its generally inadequate drainage. It is muck soil and not suitable for building sites or septic tank absorption fields. • Septic Suitability. As discussed in the soils description, the type of soil and nature of its drainage ability will determine, to a great extent, where development may be permitted. The areas of the Township where marginal soils with limited drainage capabilities exist are often found in areas where the water table is high. According to the Oakland County Health Department, there have been septic tank failures in Addison Township. This is due to three factors: - Location on a lot, the area of which is too small to accommodate the sewage. - Location on soils which are not suitable for septic fields. Location in an area with high groundwater. A septic field will fail and groundwater will be contaminated when the water table rises to the same level of the septic field. On some of the smaller lots and peninsulas on Lakeville Lake the likelihood of septic failure increases. As the areas adjacent to these lots have developed, the drain fields have less area to function and their proximity to the Lakeville Lake water table increases the chances of failure~ Most of these problems exist around the Township's lakes where development has occurred prior to the enforcement of the health codes relative to private sewage disposal. Conversion of seasonal dwelling units to yearround residences on small lots contributes to the problems; however, the Township's lakes are not currently polluted. Although sewage-generated nutrients escape into the lakes, they are filtered and dilluted to an extent which mitigates their negative impacts. • Groundwater. Groundwater in Addison Township is an essential resource. The contamination of groundwater is a potential problem in any community which has considerable amounts of wetland. A high water table usually accompanies the areas dominated by wetland and/or surface water. Contamination results from chemicals filtering into the groundwater from -24- �septic fields, oil tanks and waste .disposal sites. Non-point sources of pollution from chemicals and effluent associated with commerce, industry and farming are potential problems. In many instances, these pollutants reach lakes and streams through groundwater supplies. Pollutants may also affect well water located near septic fields. Data on groundwater recharge areas are not generally available on a systematic basis; however, due to the Township's geomorphalogy, well depths range from shallow to 200-300 feet in depth. Because high quality groundwater is essential to the existence of the community, a waste disposal plan for each significant development should be considered. State regulations and enforcement on harmful substances are geared toward larger potential pollutants of groundwater. The potential problems of petroleum storage, motor oil disposal, the transportation, storage and handling of any materials which are potentially hazardous to the Township potable water should be a concern of local enforcement also. Agricultural Land Agricultural production in Michigan plays a key part in meeting food needs. Economically, agriculture is also a major contributor. In addition to these more obvious reasons supporting the importance of agriculture in Addison Township, there are more subtle, less tangible benefits gained from agriculture. Environmental, aesthetic, recreational and historic values are enhanced by the presence of farmland. Open farmland assists in the replenishment and maintenance of groundwater supplies. Farms also provide links with the cultural heritage of the Township. In Addison Township, the amount of agricultural land decreased from 5320.6 acres in 1979 to 4692.3 acres in 1983 - a decrease of 628.3 acres, or 11.8 percent. The trend toward fewer acres in agricultural production is particularly typical of communities which are experiencing development pressures. The effects of land speculation, increasing property values and taxes, and rural/urban conflicts tend to diminish active agriculture. The Michigan Farmland and Open Space Preservation Act, (Act 116, P.A. of 1974) is designed to lessen some of these pressures. Under this program, owners of farmland receive a credit against their state income tax liability. In return for this credit, the State of Michigan receives the development rights to the property for a specified number of years, but not less than ten. For undeveloped open space lands, the act also allows an exemption of the development rights from ad valorem taxation. This type of use-value taxation provides one approach to preservation and protection of certain types of land in Addison Township as well as the State of Michigan. -25- �In 1978, of farmland in Addison Township, 148 acres were under the farmland provisions of P.A. 116. By 1980, an additional 462 acres were under consideration for inclusion. Addison Township ranks fifth among Oakland County townships in terms of acreage included under the act. Floodplain Addison Township has no areas of floodplains identified under the National Flood Insurance Act of 1968. The entire Township is considered to be nonflood prone; that is, no flood hazards have been identified or mapped and there are no mandatory requirements for flood insurance and no program related impediments to Federally insured mortgages or use of Federal funds in any portion of the Township. -26- �I __G_O_A_L_S_&_G_U_ID_E_L_IN_E_S_ _ _ _ _ _ _ �Goals and Objectives Addison Township is a predominantly large lot single family residential community which has generally developed in harmony with a natural landscape. The planned protection of the low rolling hills, swamps, laKes, woods, farms and fields is essential to the preservation of the community s character. These goals express the values of the community and form the basis for the Master Plan. The primary and community goals are supported by the Development Guidelines and the Master Plan Map. 1 Primary Goals There are four primary goals which are designed to include the overall objectives of the Master Plan. t To provide for lower intensity growth in harmony with the preservation of the Township s natural landscape. 1 • To provide for adequate community services in keeping with a lower density character. Urban services such as public water and sewer should be provided only to abate hazardous situations. • To provide for an adequate circulation system which is in keeping with a low density character, yet provides adequate access for essential needs. • To maintain the character of the natural landscape, by designing a human environment which is compatible with the natural features of the land and its vegetation. Community Goals t Provide for orderly and controlled distribution, location and extent of land for housing, business, industry, open space, agriculture, natural resources, recreation, historic and scenic assets, education, and essential services. • Guarantee the diversification, cohesiveness and balance of land uses to serve the essential human needs, residential areas, agriculture land; adequate public and health services, schools and cultural activities, access to commercial areas and employment centers. • Avoid strip commercial development along major routes. • Coordinate future land use with the natural characteristics of the land and the long term needs and desires of the Township. -27- �• Provide a balanced residential environment regardless of age or income with access to community facilities, services, an~ employment opportunities. • Implement a circulation system which will promote safe and efficient, movement within and through the Township without destroying the character of the Township landscape. • Promote protection and maintenance of the natural landscape and balanced use of the Township s natural resources including soils, lakes and streams, groundwater supplies; recognize that natural resources must be maintained for their ecological value as well as their commercial benefits to property owners. 1 • Provide for the protection, preservation and proper maintenance of woodlands (including trees and other forms of vegetation) for their economic support of local property values, for their natural beauty and wild character and geological, ecological and historical significance. • · Provide for the protection of the vital Township potable fresh water supplies from the dangers of pollution, and mismanagement. • Provide for passive and active recreation in keeping with the needs and desires of the residents and the limited capacity of the natural resources of the Township. • Retain, whenever possible, productive agricultural · and forest lands in the Township by protecting ·them from urban development. • Implement goals through the enactment and enforcement of local policies and ordinances, capital improvements, community information, and cooperation with other agencies. • Improve the quality of existing development encouraging rehabilitation and renovation of deficient structures and sites and the abatement of hazardous situations. • Provide for adequate community facilities and services. -28- �Development Guidelines The Development Guidelines relate to the primary community goals; however, the guidelines, also include methods of achieving the individual community goals. The Development Guidelines (Environmental,Land Use and Circulation) dictate the form of the Master Plan Map and are also useful for future planning decisions. Environmental Guidelines Woodlands Woodland growth,if preserved and maintained in an undisturbed and natural condition, will constitute important physical, aesthetic, recreation and economic assets to existing and future residents of the Township. Specifically. woodland growth protects public health through the absorption of air pollutants and contamination and reduction of noise; it has a cooling effect in summer, is a windbreak in winter, and prevents soil erosion, silting and flooding. Because environmental values, soil characteristics, tree growth, and related natural resource parameters are unique for each area or parcel of land in Addison Township, the following criteria shall be considered and balanced with respect to each woodland area. 1., The preservation of woodlands, trees, similar woody vegetation and related natural resources and values shall take priority over all forms of development particularly commercial and industrial development, unless there are no locational alternatives. 2. The impact of streets, highways and other transportation corridors on the woodlands shall be seriously considered along with alternatives for new or expanded transportation routes and for the location of proposed development. 3. All development, including residential living units shall blend into the natural setting of the vegetative landscape for .the absorption of noise, and for the protection of environmental values. 4. Woodland areas shall be preserved for low density residential development, outdoor recreation (including but not limited to hiking trails, sporting areas, trapping or hunting), forestry or nursery practices, natural beauty areas, or areas containing significant historic or cultural value. -29- �5. Density and intensity of development shall be reduced in woodland areas. 6. Roadsides containing signific~nt tree growth should be considered for classification as scenic or beauty roads to maintain the wooded character within the thoroughfare right-of-way. Wetlands Increasing development and its associated demands have the effect of encroaching upon, polluting or eliminating wetlands, and other natural hydrologic processes. Similar to woodlands, wetlands, if preserved and maintained in an undisturbed and natural condition, constit~te important physical, aesthetic, recreational and economic assets to existing and future residents of the Township. Wetlands in Addison Township shall be treated with the following criteria: l. Development shall be limited to outdoor recreation, grazing, farming, forestry and the operation and maintenance of existing dams and other water control devices, and temporary alteration or diversion of water levels or circulation for emergency maintenance or agriculture purposes, and only in compliance with State, County and local statutes and regulations. 2. Conservation of soil, vegetation, water, fish and wildlife shall take priority over any of the aforementioned permitted development in a wetland area. 3. Less density and less intensive development shall be encouraged adjacent to areas considered to be wetland. 4. Buffer zones along streams and swales shall be required by residential, commercial or industrial development to prevent run-off of man-made pollutants, erosion and other negative impacts. Lakes and Groundwater Providing and maintaining adequate water supplies to maintain a hydrologically balanced ecosystem is parallel with the importance of maintaining clean and safe water. Development often generates chemical by-products which can contaminate both surface waters and groundwater acquifers. Maintenance of groundwater is an essential element in the future of Addison Township. The following criteria shall be considered in making land use decisions in areas adjacent to surface waters or areas of known critical groundwater supplies: -30- �1. Increased minimum lot areas shall be imposed for single family residential areas adjacent to surface water or located in areas experiencing a high water table. 2. Septic systems and drain fields shall be located away from lakes and surface water. 3. Areas in the Township with higher water tables shall be considered wetland unless a suitable sanitary sewer disposal method approved by Oakland County and Addison Township is provided to protect the surface and groundwater quality. 4. Development shall be encouraged in conjunction with fixed densities and open space areas which absorb surface water, control run-off, filter surface nutrients and recharge groundwater supplies shall be encouraged. 5. On site retention and detention ponds to reduce nutrients and sedimentation and promote groundwater recharge shall be encouraged where useful and practical. 6. Filling and dredging activities that may destroy wildlife and acquatic habitats and seriously effect water table levels shall be discouragerl. 7. All industrial, commercial and institutional developments shall include plans for waste disposal methods which prevent wastes from entering water-flow systems including groundwaters, lakes, streams and wetlands. Topography and Soils The existing grades and physiography of Addison Township can be retained by discouraging mass grading or extensive filling and land balancing. Soil erosion from housing construction, commercial and industrial development, road and recreation use improvements, mining and agriculture may result in sedimentation of soils, impede storm sewers and road ditches, pollute streams, and silt lakes. Sedimentation resulting from erosion is a major water pollutant, therefore, preventative soil erosion and sedimentation techniques shall be employed in reviewing all land use proposals: 1. Development proposals shall be designed to relate with the existing topography and soils of the site. 2. Improvements such as streets, storm sewers or other -31- �I I I I I I I I I I I I features of the development, capable of carrying storm run-off in a safe manner, shall be scheduled for installation to the greatest extent possible before removing the vegetative cover from an area. 3. Whenever feasible, natural soil covers shall be retained and protected. 4. Temporary and permanent provisions shall be made to effectively prevent erosion and accommodate the increased run-off caused by changed soil and surface vegetation conditions during and after development. The permanent final vegetation and structures shall be installed as soon as practical in the development. 5. All mining and extractive operations shall be designed to prevent negative environmental impacts during the term of operation. 6. All permitted mining and extractive operations shall be designed from the onset of operations, to assure reclamation or restoration of mining sites after phase-out. Land Use Guidelines Agricultural 1. Maintain existing productive agricultural areas capable of producing without interference from non-agricultural uses. 2. Maintain agricultural lands on levels of generally less than 6 percent slope. 3. Include P.A. 116 farmlands as agricultural land. 4. Protect agricultural lands regardless of tract or parcel size as much as possible. 5. Agricultural land should be maintained in less intensely developed areas away from major thoroughfares as much as possible. 6. Preserve agricultural land in areas which are not proposed for increased density or intensive development. -32- �7. Consider agricultural land uses broken up by lot splitting for transition of agricultural to residential development. Commercial Development Center Commercial (Convenience and Office) l. Locate commercial center development near existing traffic generators on soils suitable for commercial development containing 4-20 acres. 2. Provide alternative locations for choice and competition. 3. Provide center locations on relatively flat large tracts with room for expansion. 4. Consider existing commercial areas as areas suitable for additional commercial development/expansion. 5. Locate commercial development on primary thoroughfares preferably at intersections of two primaries. Non-Center (General and Wholesale) l. Locate non-center commercial uses (land extensive uses such as lumber yards, nurseries, implement and vehicle sales), and similar uses along primary thoroughfares. 2. Locate non-center commercial uses near other similar uses which may negatively affect residential uses. 3. Locate non-center commercial uses away from residential uses as much as feasible. 4. Locate non-center commercial uses where an existing pattern is established. 5. Locate non-center commercial away from image establishment areas and Township gateways etc., avoiding strip-commercial development. 6. Recognize shopping centers outside the Township as commercial resources. Require low-traffic and seasonal commercial uses to maximize protection of residential areas from traffic, noise, trespassing, vandalism, odors and other negative impacts through site design, including buffers, setbacks and dust control. -33- �Industrial Land Use 1. Restrict industry to light industry to insure compatibility with the natural environment and residential community. 2. Locate light industrial uses on primary roads with adequate truck access. 3. Provide light industrial land with access. 4. Locate light industry away from existing and proposed residential areas. 5. Locate light industrial development with adequate soils for building, good drainage and access. 6. Coordinate industrial land uses with non-center commercial land uses. Residential Land Uses CWA 1. Provide range of acceptable housing units to provide a wide range of choice. 2. Maintain the environmental quality of all residential areas. 3. Preserve residential structures in sound condition, and encourage rehabilitation and renovation of deficient residential buildings. 4. Develop residential density patterns which relate to natural and man-made environmental features. 5. Limit higher densities to areas which are served by improved public roads. 6. Discourage strip residential development and recognize the desirability of controlled access to the primary road system. 7. Provide facilities and services designed to stabilize and improve residential areas, including a level of public, semi-public and community facilities consistent with the needs of the residents. 8. Improve living amenities in all residential neighborhoods through high standards of housing . design and construction, increased privacy and quiet, and protection of open space. -34- �9. Locate higher density residential uses such as mobile home parks and multiple family residential with access to improved roads only. 10. Locate higher density residential development in accordance with existing patterns of development. Circulation ,. CWA Insure recognition of Township plans by County and State highway planners. 2. Coordinate circulation planning with land use planning and development. 3. Provide a hierarchy of primary and local roads spaced so as to accommodate desired development density without encouraging over-development and disruption of the natural system and rural character of the Township. 4. Recognize the circulation relationships with surrounding communities, employment and commercial centers. 5. Provide adequate access to major seasonal traffic generators. 6. Provide a system of secondary and local access with capacity to serve residential and agricultural areas. 7. Protect natural beauty and scenic road rights-of-way. 8. Coordinate the location of private roads and local public roads. 9. Insure that the Township is consulted in detail on all circulation proposals. -35- �I __P_LA_N_E_LE_M_E_N_T_S_ _ _ _ _ _ _ _ �Land Use Plan The Master Plan is a guide for the growth and maintenance of the community. The Plan, a product of the Township Planning Commission, is intended to guide development decisions through the next twenty years; however, the Plan is not a prediction, it is not a rigid document and should be understood as the basis of the continuing planning process of regular evaluation and periodic adjustment, updating and amendment. The Plan is comprised of both the map and supporting documentation which includes population and housing information based on the last ten to twenty years, circulation, environmental concerns and resources and the community's goals and objectives. Rather than a precise document, (like a zoning map) the Master Plan map actually constitutes the development policy of the Township for circulation and land use and community facilities. The land use proposals identified on the Plan map are generalized areas for development which do not follow property lines or define specific sites. Because Addison Township is generally undeveloped, to a great extent with large areas of uncommitted land without an established use pattern, it is appropriate for the Plan to indicate locations rather than sites. This allows for choice; however once a land use pattern is established within a general location, a more precise boundary can be defined by zoning. 1 The Plan is based upon several planning principles and has the following characteristics: • Long Range: Planning and responding to land development issues for the next 15-20 years. • Comprehensive: All major types of land use are considered. 1 Generalized: Land use allocations and relationships are general. The Land Use Plan map incorporates broad principals of land development and their inter-relationship(s). 1 Flexible: The plan is able to accept changes which do not affect the integrity of the total plan. 1 Site Sensitive: All map land use designations must necessarily be subject to the environmental conditions of each particular site. 1 Regional: The plan recognizes regional development and needs of adjacent communities as opposed to isolated development within arbitrary political boundaries. The Plan proposes a continuation of the very low density dispersed land use character whicn has been established in Addison Township. Modest orderly growth is recognized. Rather than concentrating growth in certain segments of the Township, or positioning the community for the provision of public -36- �------------------hr-~7'~\f=t=~nfml~~rmr~~r:mffi1~'mj:;~~~:ffi?~~;.:;;:;.= =t========,✓,:==::L._--,,rr,~--=--cou ~~NTY -·/1-----4\--'I. !--~\---------r-----.-------.,t-:=,---7' ~ --- ~ ~'1--- -1---c---F----1 f---------::Jl/-'-..L.L----i--1---L-l+-..LL____l__j~.L__J ! ~ _j TOWNSHIP MAP 3 - D CIYistopher Wzacny & Associates, Incorporated Archltectu"e · Coommy Planning· lkban Deslgl ~ D e t r o i t ' Michigan LAND USE & CIRCULATION PLAN Residential / Rural Residential / Low Density Residential / Medium Density Septeml>O<, 1983 lllllilll:lil:iil:lllill!ilil Local Convnercial Agrlcultu'e Res~ential I Multiple Dwelling - Non-Center Convnerclal - Institutional _, Fragile Watercourse Development Areas Convnerclal Rehabilitation District Recreational Conmerclal , Industrial Public ~ L....:....J Reuse limited to Recreation, Institutional, or Rural Residential uses. ~ Major Thoroughfare ADDISON TOWNSHIP• OAKLAND COUNTY• MICHIGAN �water and sanitary sewer, the proposed pattern is a dispersion of lower density single family residential areas with more intensive land uses located along Rochester Road and Lakeville Road, the Township's major arterials. The dispersed pattern approach will require a greater degree of independence on the part of individual citizens. If urban type services are ultimately required or demanded, the low density pattern as established and continued will become more expensive and less efficient; therefore, the f~1~re development a er st be continually monitored and ans r · d t insure densities which will not require ur an- e services: im roved roads ublic uti11 · · e police, recreationa1, public tr and soci l services b overnment. A description of the plan by land use is as follows: Agricultural The Plan attempts to maintain the primary existing agricultural areas of the Township. This does not preclude some residential development associated with agriculture; however, the Plan proposes that consideration be given to permanently maintain and protect these agricultural lands as areas for food production without infringements by non-agricultural uses which may generate conflicts with this non-renewable resource. Single Family Residential Three single family residential land use categories are delineated on the land use map according to:the predominate characteristics of existing single family residential development in the areas, access to circulation, and inherent natural development constraints or resources. As discussed in the existing land use section of the plan, much of the existing single family residential development occurred in three distinct patterns: small lot residential development is found near the Lakeville area and adjacent to Lakeville Lake, larger parcel single family residential development has occurred on parcels which were formerly used as farmland. The third pattern is found when the larger lots (+ten acres) are divided into smaller building sites, most often one to three acres. The following categories serve as guidelines for future zoning requests, land subdivisions and lot splits. The three single family residential categories provided in the Land Use and Circulation Plan: Residential/Medium Density, Residential/Low Density and Residential Rural, are further described as follows: Medium Density Residential Medium density single family residential is defined as densities ranging from two to three dwelling units per acre. Areas identified are generally -37- �located around Lakevi 11 e Lake where a narrow lot/ high density pattern has been established. Existing development would continue so long as sanitary conditions could be maintained without public utilities; but new development is proposed to be located on lots a minimum of 18,000 to 24,000 square feet in area. Low Density Res i den ti al Low density single family residential is perceived as areas accommodating development at a density of approximately one acre per dwelling unit or on one acre lots. Areas shown on the Plan include the existing Indian Lake area in the southwestern portion of the Township. Other areas have potential if subdivision laws are relaxed, i.e., along both sides of Yule and Brewer Roads, north side of Romeo Road and along Drahner Road in the southeast quadrant. Rural Residential This land use classification limits single family residential development to two acres or more per dwelling unit and is the proposed dominant land use in the Township. Development within this category will accomplish two major Township objectives: (1) keeping the density low so as not to generate a need for urban type services, (2) maintaining the natural environment's existing character of low density areas. The rural residential areas are widely distributed throughout the Township and include large lot areas,predominant natural features and in some cases, the large rural lots act as a buffer to existing and proposed agricultural land. Other factors contributing to the rural character of the areas are: the presence of wood~d tracts, slope and wetland areas which have minimized the intensity of development leaving deep single family parcels and large natural buffers to the rear of these larger lots. The secluded natural environment in these areas is further enhanced by unimproved roads or natural beauty roads which traverse many of these rural neighborhoods. The intent of this classification is to generally limit further splitting of large area parcels down to an average density of no less than two acres. Multiple Dwelling (Including Mobile Home Park) This land use would occur at a density of five to six dwelling units per acre and would need to be carefully designed to insure adequate water supply and waste disposal without public utilities. Developments of this density should be located only on paved primary thoroughfares and close to commercial development. Generally, multiple family residential or mobile home park uses are considered "transitional uses" and best located in such a manner to buffer lower density single family uses from non-residential uses or major thoroughfares. The area proposed for the use is the higher ground located west of Rochester Road north of Romeo Road extending to the Rochester and Brewer Road intersection. Other suitable areas are identified in the Lakeville area. -38- �Non-Residential Land Uses Non-residential land uses are located to provide a choice, generally along Rochester Road. Additionally, non-residential land uses are proposed in harmony with the existing pattern to the degree that it is established. Local Commercial This land use category is designed to satisfy the need for retail, service and office uses. Generally, this type of development will include several stores and perhaps a professional office to serve the day-to-day needs of residents. The primary function of local commercial is to provide convenient shopping at a planned location and to discourage strip commercial development and to encourage centers. The plan identified two areas specifically for local commercial to provide a choice of areas and separation from single family development: the Lakeville area; and the Rochester Road and Romeo Road area. In terms of satisfying commercial needs in the northern section of the Township, the Village will continue to provide goods and services required by the residents of this area of the Township. Non-Center Commercial Non-Center Commercial is provided to supply a wider variety of commercial goods requiring greater land areas (land extensive) along primary thoroughfares. These uses include retail and service establishments which are community oriented. Location for such establishments is commonly dependent on high accessibility and visibility. Also, because these uses may generate potentially heavier traffic volumes, and often undesirable visual impacts, proximity to single family residential land uses without proper site design requirements is discouraged. As these uses usually require outside sales and/or storage of equipment, materials, vehicles, implements, or related goods, non-center commercial sites should be at least 300 feet deep, relatively flat, and larger setbacks should be established. To minimize the negative impacts of non-center commercial uses, location of such businesses should be isolated from residential uses or proximate to industrial land uses and restricted to a concentrated area and should not be permitted to evolve and spread into commercial strips and residential areas. In areas where both local and non-center commercial development is proposed special precautions should be taken to minimize the potential hazards (i.e. on traffic, pedestrians, etc.) of such development. Marginal access roads may be utilized to minimize the number of curb cuts, thereby reducing conflicts with fast moving traffic and increasing the carrying capacity of the road. -39- �The plan includes an area along Rochester Road north of Frick Road. area provides for choice and site depth within a defined area. This Industrial Land Use There are a number of major factors which dictate the location of industrial areas. Access to major truck routes is in most cases the primary consideration. Flat topography, availability of utilities, soil bearing characteristics and compatible land uses are also important considerations. Industrial uses usually require land with no slope, unless regrading an existing slope is not a costly development expense. Land in Addison Township suitable for industrial development is limited due to the absence of sufficient utilities, an abundance of low and wetland areas and the existance of rural residential land uses. These limitations preclude heavy industrial uses and restrict industrial uses to light industry. This would include industrial uses which are generally not objectionable in terms of noise, glare, odor, dust, heavy truck traffic, fumes or similar characteristics or uses entirely located within a building. One large industrial area is shown on the land use map: on the east side of Rochester Road extending east to the Detroit Edison right-of-way. This site provides choice of location, expansion of use, access to major thoroughfares and is separated from single family residential. Commercial Recreation Corrmercial Recreation land use is proposed for several larger tracts located throughout the Township. These areas are in locations which are currently used as commercial recreation including: Mulberry Hills Golf Course, Mount Grampian, and Upland Hills Farm. These uses are located on property which could support residential development. Institutional Churches, private schools, private club land and other institutional quasipublic existing land uses comprise the properties proposed as institutional on the Land Use Circulation Plan Map. As these uses are located in or adjacent to single family residential districts, the potential reuse of these sites is therefore limited to a similar institutional use or a single family residential use of compatible density with surrounding neighborhoods. Public This classification is designed to include all public buildings such as the Township Hall offices, the U.S. Post Office, public schools etc. as a land use which will not conflict with adjacent residential uses, yet provide for -40- �needed community oriented public space and access. The maintenance of these buildings and properties is expected to continue to further provide the local public needs and services as required by the Township residents. All regional public space or any public uses under the jurisdiction of the county, State or Federal government, utilities and semi-public agencies and authorities, should be developed only in clo~e consultation with the Township. Commercial Rehabilitation District Commercial businesses require high accessibility and visibility to attract potential shoppers and compete with neighboring retail centers. Therefore, a community's commercial areas are highly visible and play an important role in shaping public perceptions on the quality of the overall community. In effect, these larid uses, such as retail areas on highly travelled r.6ads, become the "book cover" which either enhances or detracts from community image and property values. A characteristic of highly utilized or patronized commercial establishments is often the deterioration of building and site materials and surfaces. Facilities of this type require constant maintenance, regular reinvestment, and periodic rehabilitation to properly minimize the effects of climatic and user wear. A lack of reinvestment on one property is contagious and older areas generally require a coordinated rehabilitation effort to be effective. Also, this effort generally requires public coordination of design and installation of public improvements. The plan identifies Rochester Road within the Lakeville limits as a Commercial Rehabilitation District. The proper maintenance and rehabilitation of this commercial district is vital to the functional, economic, and aesthetic character and the positive image of the entire .Township. · A program of revitalization with shared public and private responsibilities should be initiated. Fragile \~a terf rant · Development Areas The development pattern of waterfront prop~rties in Addison Township has been, as in many communities in Southeastern Michigan, often characterized by narrow lots of minimum area and building setback. This pattern has largely resulted from the recreational, aesthetic, and environmental assets of watercourses desirable for summer cottages and year-round homes. By permitting these minimum development standards, more people have been given an opportunity to enjoy the unique features of lakefront living. In Addison Township, lakefront development pressures have been most felt on properties around Lakeville Lake. Presently, the lake receives heavy use from lakefront residents and those persons gaining access via the public boat launching facility off Lakeville Road. Lake 11 use 11 is not only characterized -41- �by boating, fishing, swimming, and sailing. Lakes must also endure the less obvious, often negative characteristics of lakefront growth, such as: the ability to handle stormwater runoff; the potential for reduced water quality due to soil erosion and sedimentation; and the hazard of water contamination from improperly designed, located and/or operating septic tanks~ Stormwater Management, soil erosion and sedimentation control, and septic system design are all controlled under the jurisdiction of either the State of Michigan Department of Natural Resources (DNR), the County Drain Commission, or the County Health Department. Although the Township is provided with verification that these lakefront concerns are properly addressed, all permits of this nature are obtained at one of these County or State agencies. Presently, no one governmental body, be it at the State, County or local level, functions to control water quality from a comprehensive viewpoint. The potential danger in granting a building permit based on a gathering of autonomous decisions is that the collective results of obtained permits may be damaging to water quality of a lake. · In recognizing the desirability of lakefront living, the pressure to develop those remaining areas as intensely as possible, and the subsequent potential for degradation of water quality, several Fragile Waterfront Development Areas are identified on the Land Use Plan. It is recommended that within these fragile areas future developmfnt be restricted to a density of one (1) dwelling unit per two (2) acres. Provision of parcels of this dimension would: permit more flexibility in building location; allow the preservation of more natural features and wildlife habitats; control the increase of stormwater runoff; allow greater separation of buildings and septic tanks from lakefronts; and limit the increase of lake users. The Township should not consider any increase in density beyond the one dwelling unit per two acres without complete documentation that such an increase in density would not adversely impact the quality of Lakeville Lake water. This 11 documentation 11 would be in •the form of an environmental impact statement which fully identified: all existing environmental characteristics of the site; proposed alterations to the site regarding topography, vegetation, drainage, soils, watercourses and wetlands; proposed land use, site access, and pertinent setbacks; location and type of site utilities; number of people to be housed and an estimate of vehicular and recreational lake traffic generated by the project; and detailed methods of controlling stormwater runoff, soil erosion and sedimentation. By requiring a developer to prepare an environmental impact statement when requesting a zoning ordinance variation permitting increased density, the Township places the 11 burden 11 on the developer to prove that no undesirable environmental impacts will result. In doing so, the Township obtains, in a complete and comprehensive manner, all the vital information on which to approve or disapprove a proposed project. -42- �Utilities (Detroit Edison and Lakehead Pipeline) Two major utility rights-of-way are located in the Township which absorb a significant amount of land area. Since these facilities have environmental impacts, their expansion or the development of new installations should be made only in close consultation with the Township. -43- �Circulation Plan Thoroughfares or arterials function to provide for through traffic, access for abutting uses and to collect and dispense traffic from hierarchy streets. Based on function, thoroughfares are classified in a hierarchial system which recognizes capacities and functions in a progresssive fashion. The circulation system in Addison Township consists primarily of Oakland County Road Commussion (OCRC) maintained and classified roads with the exception of private roads. OCRC roads are classified as primary, local, natural beauty or sub-local (subdivision) with right-of-way (ROW) width varying upon classification. The OCRC right-of-way master plan functionally classifies roadway as major thoroughfare or collector and proposes right-of-way width for each classification. The purpose of right-of-way width is to provide adequate improvements (traffic lanes, shoulder, utilities, intersections, medians, turning lanes, drainage and landscaping) and to accommodate volumes. However, within each right-of-way the function can be changed through improvements - subtracting or adding lanes, increasing or decreasing access points. Since the Township adoption of the Inter-County Highway Plan requires the Township to respect future ROW boundaries when establishing setbacks, the Township may want to reconsider adoption and amend its portion of the Plan. The purpose of the Cirr.ulation Plan for Addison Township is to recognize the circulation needs of the surrounding region and communities coordinate as much as possible the County master ROW plan with the Township Master Plan while protecting the Township from the negative impacts of traffic. Major Thoroughfares Major Thoroughfares with ROW's of 120 feet are proposed as the function classification for: North-South Routes Rochester Road Lake George, Oakwood, Hosner Road Dequindre to Leonard Road East-West Routes Leonard, Oakwood Roads Lakeville, Mack Roads Drahner, Brewer Roads Romeo Road These roads are generally spaced at two mile interval, and provide the circulation framwork for the community currently and within the scope of the plan. Improvements such as paving, (beyond lesser improvements and refinements to -44- �Lakeville, Rochester and Romeo Roads) should be limited to these thoroughfares and carefully timed with development. The primary function of major thoroughfares is to provide access to the community, provide inter-county continuity and to feed regional thoroughfares and freeways. The system provides major access and linkage to all areas of the Township and to adjoining communities and provides an adequate framework for the location of more intensive land uses. Natural Beauty Roads The natural beauty road program (as provided under Act 150, P.A. 1970, as amended) is designed to preserve in a natural, essentially undisturbed condition, certain township primary and local roads having unusual or outstanding natural beauty by virtue of native vegetation or other natural features within or associated with the right-of-way for the use and enjoyment of local residents and the public in general. In addition to the existing Natural Beauty roads, (Yule Road, Indian Lake Road and Ray Road) Lake George Road north of Oakwood Road meets the visual criteria for establishment as a Natural Beauty Road. Once the physical criteria can be met (i.e. enough signatures to satisfy OCRC petition) an attempt should be made to include this portion of Lake George Road in the Natural Beauty Road program .• Other roads should be studied for potential inclusion in the program. Private Roads Private roads through the Zoning Ordinance, must be constructed to OCRC Class 11 C11 road standards which includes a 60 foot minimum right-of-way. Additional controls may be placed on private roads through zoning ordinance amendment. Additional coordination of private road routes needs to be considered. -45- �Community Facilities Within the total development of a municipality, the prov1s1on of adequate community facilities is important. Often the desirability created by a particular community is directly related to its parks, libraries, schools, and public buildings. Government Services Center Currently Township government administrative services are located in one building in Lakeville. The Township is undertaking actions to make the site a permanent location. The location has the advantages of an existing building, adaptable to township use, convenient access on the Township major thoroughfare and location in the closely settled area of the Township thus reinforcing commercial businesses. As the Township grows, expansion of the site may be necessary to accommodate the following community facilities: recreation, library/museum, a community building, senior center, public safety facilities and a public works garage and yard. The site currently provides adequate area for these functions and related off-street parking. Even if the population should double, the site, properly designed for compatible use relationships, can accommodate these functions,with the exception of a community park site. Although expansion area and access are significant considerations in the location of a township governmental center, the importance of locating community facilities so as to support other land uses, particularly commercial uses, cannot be overemphasized. To locate governmental centers in isolated areas considering only land price and expansion area is usually a short-sighted decision which future Township generations must endure. Recreation At this time the need for Township recreation system parks remains quite low, particularly with the Township's abundance of open space, woodlots and lakes. As the Township becomes developed, both residentially and otherwise, it will be important to give consideration to a community park. Michigan State University Cooperation Extension Service recommends one and one-half acres of community park area for each 1000 residents. The minimum recommended area for a community park is 15-20 acres and would include: softball/baseball fields, multiple use paved areas, playground apparatus area, landscaped and picnic areas, other playfields for soccer and football and substantial offstreet parking. Prior to the establishment of such facilities, the cost of programming and maintenance must be given consideration. Overall, the Plan is designed to avoid densities which would generate a need for such recreational facilities. The unorganized outdoor recreation alternatives within the Township are recognized by residents as a primary community attraction and are perceived as an integral part of Township residency, precluding most of the need for organized facilities, with the exception of a small community park which would include ball fields, parking, and picnic area. -46- �If developed, such a facility should be located with access for the most residents and sited so as to enhance the community image or the image of the section of the Township where it is located. Other Community Facilities As the Township is currently planned, other community facilities can be located at the current Township hall site. The Township, because of its population can probably support only the current facility, equipment and program. The addition of another equipped fire·station would not add service beyond that which is currently available through mutual aid from adjacent communities. The level of police service currently available from the County Sheriff's office cannot efficiently be duplicated . at the Township level in the forseeable future. -47- �IMPLEMENTATION I �Implementation Strategies Implementation strategies are a key component of any community master plan. They determine how the plan's guidelines and recommendations become reality. The Addison Township Land Use and Circulation Plan should not be viewed as a finished product. As events or needs of the Township- demand, various adjustments or additions will need to be made. It is not anticipated that the P,an's major goals and objectives will require change,rather, as the plan is interpreted and implemented, certain aspects will require periodic adjustment, however. Zoning The To\'mship Zoning Ordinance is a primary tool in the achievement .of the Plan's goals. Although the plan map is not a zoning map, it should be used as a guide to zoning amendment decisions, whether they are initiated by the Planning Commission or by petitioners. _The timing of changes to the zoning map is key to implementing the Plan. The Township may choose to postpone the development of more intensive land uses in the western part of the Township and thus direct growth toward areas in central or eastern parts of the township or toward areas of existing development. Further, the map's proposals should be viewed as flexible when considering the zoning of specific sites, especially if no pattern has yet been- established. The P,lan does not follow property lines and with the exception of environmental concerns and existing and potential land use conflicts, whether a zoning pattern is established on the east or west side of a thoroughfare is often not the critical issue . - the pattern is. Depending on the rate of developmental change zoning map, an annual appraisal of the zoning generally accepted practice to provide zoning use projection, whereas the Plan is a fifteen and requests for change in the map should be made. It is on the basis of a five year land to twenty year projection. The current zoning ordinance should be reviewed to ins-ure that the environmental, land use and circulation proposals of this plan are reflected in the ordinance, particularly under site plan review and special land use approval standards. Capital Improvements Although the Plan is designed to limit the needs for capital improvements, the Planning Commission has a responsibility (under Section 7 of the Township Planning Act) in the capital improvements programming process. The Township Planning Act (Section 11:)requires the review and approval of all public facilities by the Planning Commission, yet it must be recognized that the Township Board is always the final authority on capital expenditures. Therefore, the Commission must work closely with the Board in all capital matters. Land Division Regulations Like zoning, Subdivision Regulations, under the State Subdivision Control Act (Act 288, P.A. of 1967,as amended) are tools for the implementation of -48- �this Plan.While zoning deals with land use on a site by site basis and activities in selected areas, subdivision .regulations are concerned with the process of dividing land and maintaining the quality of individual developments. Subdivision regulations protect the needs of residents by providing both site design controls and improvement standards. Design controls deal with the arrangement and location of streets, widths and depth of lots, the provision of open space, and the sufficiency of easements for utility i nsta 11 ati ons. Improvement standards insure adequate roads and physical improvements. Most land divisions in Addison Township do not come under the jurisdiction of the State Subdivision Control Act, but instead are regulated by the land division procedures and standards of the zoning ordinance sections dealing with private roads and the division of platted lots and unplatted acreage. Current regulations provide procedures and minimum standards for divisions and improvements, but need revision to adequately provide for maintenance, reconstruction and liability. Commercial Rehabilitation District The Plan designates the Lakeville commercial area as a Commercial Rehabilitation District. It is important that there be recognition given to the process of the physical aging and obsolescence of areas within a community. While rehabilitation and redevelopment reinvestments have traditionally been left to private initiative, townships have increasingly recognized the public interest in the apoearance ahd maintenance of the Township's commercial areas which often establish the community's image and set a standard for other developments. The rehabilitation of blighted areas usually involves a partnership between the Township and private land owners, based upon a plan which identifies both the public and private improvements, allocates financing, determines a scheJule and provides for implementation responsibilities. The rehabilitation of blighted areas is one of the primary purposes for Community Development Block Grant funds which the Township receives based upon a cooperation agreement with Oakland County. Much of the planning and implementation for rehabilitation of Township areas can be coordinated with the provision of Act 169, P.A. of 1970, as amended, which provides the mechanisms for preserving historic districts under the jurisdiction of the Michigan History Division of the Secretary of State's office. Such activities can help to preserve the cultural and historic values of a community and can also further economic development and planning objectives. Agency Liaison The planning program will continue to require coordination between the Township Board, the Zoning Board of Appeals, local school boards, officials of adjacent municipalities, Oakland County and citizen groups. The Plan is a means of assuring this coordination through its portrayal of an overall view of long-range Township goals. -49- �Public Understanding and Support The necessity of citizen participation and understanding of the planning process and the Plan cannot be over-emphasized. A carefully organized public education program is needed to organize and identify public support in any community development plan. The lack of citizen understanding and support can seriously limit implementation of the planning proposals. The failure to support needed bond issues, failure to elect progressive officials, and litigation concerning taxation, special assessments, zoning, and public improvements are some of the results of public misunderstanding of longrange plans. In order to organize public support most effectively, the Township must emphasize the reasons for the planning program and encourage citizen participation in the adoption of the Plan and the continued planning process. Public education can be achieved through an informational program involving talks, newspaper articles, and preparation of simple summary statements on plans for distribution. Participation by residents in various civic groups is evidence of community involvement. Continuous Planning A role of the Planning Commission is to provide planning recommendations to the Township Board. This planning function is a continuous process which does not terminate with the completion of thi-s plan. Rural-residential areas are in constant change and planning is an on-going process of identification, adjustment, and resolution of problems. In order to sustain the planning process and generate positive results, maintain momentum, and respond to change, the Plan should be reviewed and updated every three to five years. -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 Addison-Twp_Master-Plan_1983 Creator An entity primarily responsible for making the resource Planning Commission. Addison Township, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1983-09-13 Title A name given to the resource Addison Township Master Plan Description An account of the resource Master Plan for Addison Township, Oakland County, Michigan developed by Wzacny & McKenna Associates Incorporated. Adopted by the Planning Commission September 13, 1983. Contributor An entity responsible for making contributions to the resource Wzacny & McKenna Associates Incorporated (consultant) Subject The topic of the resource Master plan reports Addison (Mich. : Township) 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/7b85168ba31fa708b016286fb0f5c35f.pdf 118334a0e32cb92386cb0f6e73c77dd5 PDF Text Text # State of Michigan County of Kent Ada Township Zoning Ordinance Ada Towns hip Adoptecl: Amended: April 1-4, 1969 October 10, 1966 Amended: September 29, 1971 �Zoning Ordinance of Ada Township Ordinance No. 1010661 Amendments: First Amendment Feb. 13, 1967 (Included within original text of re-ordinance) An ordinance to establish zoning districts in Ada Township within which districts the use of land for agriculture, forestry, recreation, residence, industry, trade, soil conservation, water conservation, and additional uses of land may be encouraged, regulated or prohibited, and to divide the township into districts of such number, shape and area best suited to carry out the provisions of this Ordinance designating or limiting for each such district the location, height, number of stories, and size of dwellings, buildings and structures that may be erected or altered, the specific uses for which dwellings, buildings and structures may be erected or altered, the area of yards, courts, and other open spaces, the sanitary, safety and protective measures that shall be required for such dwellings, buildings and structures, and the maximum number of families which may be housed in buildings, dwellings, and structures erected or altered. SECTION 1.01 ACCESSORY BUILDING. A subordinate building or structure on the same lot with a main building, or a portion of the main building, occupied or devoted to an accessory use. Where an accessory building is attached to a main building in a substantial manner by a wall or roof, such accessory building shall be considered a part of the main building. SECTION 1.02 ACCESSORY USE. A use naturally and normally incidental, ancillary, and subordinate to the main use of the premises. SECTION 1.03 AGRICULTURE. The cultivation of ground, production of crops and livestock and related activities. SECTION 1.04 BOARD. The Board of Appeals, except where context is clearly otherwise. SECTION 1.05 BOARDING HOUSE. A building other than a hotel, where lodging and meals for five or more persons are served for compensation. SECTION 1.06 BUILDING. Any structure having a roof. SECTION 1.07 BUILDING HEIGHT. The elevation measured from the average finished lot grade at the front of the building, to the highest point of the roof. SECTION 1.08 BULK STATION. A place where crude petroleum, gasoline, naphtha, benzol, kerosene, benzene, or any other liquid except such as will stand a test of 150 degrees Fahrenheit, closed-up-tester, are stored for wholesale purposes where the aggregate capacity of all storage tanks is more than 6,000 gallons. SECTION 1.09 CORNER LOT. Any lot having frontage on two intersecting streets or upon two portions of a turning street where the angle of an intersection is less than 145 degrees. SECTION 1.10 CUL-DESAC. A dead-end street which has been provided with a turnaround at the closed end. SECTION 1.11 CURB LEVEL. The mean level of the established curb in front of the building. SECTION 1.12 DOG KENN EL. Any place where more than three dogs over six months of age are boarded for hire or held for sale and which is not an animal hospital. SECTION 1.13 DWELLING OR APARTMENT. A building or a portion thereof designed or used exclusively as a residence or sleeping place for one or more persons, including one-family, two-family, and multiple dwellings, apartment hotels with cooking facilities, boarding and lodging houses, but not including motels, motor hotels, tounst rooms, mobile homes or trailers. SECTION 1.14 DWELLING UNIT. One room or a suite of two or more rooms designed for occupancy by one family. SECTION 1.15 MULTIPLE DWELLING UNIT. A building or portion thereof containing three or more dwelling units. SECTION 1.16 ESSENTIAL PUBLIC SERVICES. The erection, construction, alteration, or maintenance by public utilities or municipal departments or commissions of gas, electrical, steam or water transmission or distribution system, public transpor tat ion system, collection, communication, supply or disposal system, including poles, wires, mains, drains, sewers, pipes, conduits, cables, fire alarm boxes, police call boxes, traffic signals, hydrants, towers, electric sub-stations, telephone exchange buildings, gas regulator stations, and other similar equipment and accessories in connection therewith reasonably necessary for the furnishing of such service, or for the public health, or safety, or general welfare. SECTION 1.17 FARM. The contiguous, neighboring or associated land operated as a unit devoted to the bona fide pursuit of agriculture, including without limitation such related activities as greenhouses, nurseries, orchards, chicken hatcheries and apiaries; provided, however, that the operation of stockyards, stone quarries and gravel or sand pits shall not be considered a related activities to the pursuit of agriculture, unless such operations are incidental to such pursuit. SECTION 1.18 PRIVATE GARAGE. A detached accessory building or portion of main building for the parking or temporary storage of not more than three automobiles, including not �more than one light delivery or pick-up motor vehicle of rated capacity not to exceed one and one-half tons, used by the occupants of the premises. SECTION 1.19 PUBLIC GARAGE. A building other than a private garage used for the parking, storage, care, re~air, or equipment of motor vehicles or trailers, for remuneration, hire, or sale. SECTION 1.20 GREENBELT. A planting strip or buffer strip at least 10 feet in width, composed of deciduous or evergreen trees spaced not more than 30 feet apart and not less than one row of dense shrubs, spaced not more than five feet apart nor less than five feet in height. SECTION 1.21 JUNK YARD. An open space where waste, surplus, discarded or salvaged materials are bought, sold, exchanged, stored, baled, cleaned, packed, disassembled or handled, including housewrecking and structural steel materials and equipment and automobile-wrecking. SECTION 1.22 LOT. A parcel of land which is or may be occupied by one main building or use and its accessories, including the open spaces required by this Ordinance, but not necessarily conforming to plotted lot lines; the word "Lot" shall include plot or parcel. SECTION 1.23 COVERAGE. The amount of a lot, stated in terms of percentage, that is covered by all roofed buildings or structures located on it. This shall include all buildings, porches, arbors, breezeways, patio roofs, and the like, whether open box-type or lath roofs, or fully roofed, but shall not include fences, walls or hedges used as fences, or swimming pools. SECTION 1.24 FRONT LOT LINE. In the case of an interior lot, a line separating the lot from the street or place; and, in the case of a comer lot, a line separating the narrowest street frontage from the street. r SECTION 1.25 MOBILE HOME OR HOUSE TRAILER. Any vehicle or unit which when manufactured was self-propelled or meant to be towed, is supported by wheels, jacks or foundation, and is designed or constructed to permit occupancy for dwelling or sleeping purposes. SECTION 1.26 MOTEL. Groups of furnished rooms or separate structures providing sleeping and parking accommod a ti o ns for transient tourist, commonly known as motels or motor courts, and as distinguished from furnished rooms in an existing residential building. S E C TI O N 1 . 2 7 NONCONFORMING USES. The use of a building, structure, lot or other parcel of land lawfully existing at the adoption of this Ordinance, or any amendment thereto, which does not conform to the regulations of the district in which it is located. SECTION 1. 2 8 NONCONFORMING STRUCTURE. A structure lawfully existing at the time of adoption of this Ordinance, or any amendment thereto, which does not conform to the regulations of the district in which it is located. SECTION 1.31 PRIVATE ST ABLE. A stable used or to be used by an individual for housing horses, ponies or similar livestock owned by such individual for his use or the use of his immediate family. SECTION 1.32 STABLE. A stable used or to be used in any manner other than as a private stable. SECTION 1.33 STORY. The portion of a building included between the surface of any floor and the surface of the floor next above it, or if there be no floor space above it, then the space between such floor and the ceiling next above it. SECTION 1. 34 HALF STORY. The portion of a build- ing between the eaves and ridge lines of a pitched roof, which may or may not be used for dwelling purposes. SECTION 1.35 STREET. A public thoroughfare 20 feet or more wide. SECTION 1.36 STRUCTURE. Anything constructed or erected, which requires permanent location above, on, or below the ground or attachment to something having such location, including signs. SECTION 1.29 SETBACK. The minimum horizontal distance between the front line of the building or the nearest portion thereof and either the existing street line or the proposed future street line. SECTION 1.37 STRUCTURE ALTERATIONS. Any change in SECTION 1.30 SINGLE OWNERSHIP. A lot of record, SECTION 1.38 INDOOR THEATER. Any building used on or before the effective date of this Ordinance, in separate and adjacent lot or lots were not at the date owned by the same owner or the same owner in joint or common tenancy with any other person or persons; or where such adjacent lot or lots were not owned by the same owner or any person or persons with whom he may be engaged in a partnership or joint venture; or where such adjacent lots were not owned by any corporation in which the owner held a controlling interest in such corporation. for the presentation of dramatic spectacles, shows, movies, or other entertainment, which building has a roof completely sheltering actors and patrons, open to the public, with or without charge. 2 the supporting members of a building, such as bearing walls, columns, beams or girders, or any substantial change in the roof. SECTION 1.39 OUTDOOR THEATER. Any place other than defined in Section 1.38 used for the presentation of dramatic spectacles, shows, movies, or other entertainment open to the public, with or without charge, including drive-in theaters. �SECTION 1.40 TRAILER PARK OR MOBILE HOME PARK. Any lot, or tract of land upon which three or more occupied mobile homes or house trailers are harbored, or which is offered to the public for that purpose, regardless of whether a charge is made therefore, together with any building, structure, enclosure, street equipment or facility used or intended for use incidental to the harboring or occupancy of mobile homes or house trailers. SECTION 1.41 YARD. An open space on a lot, unoccupied and unobstructed from the ground upward, except by plantings or vegetables. SECTION 1.42 FRONT YARD. A yard extending across the full width of the lot, the depth of which is the distance between the front lot line and the main wall of the building, excepting steps and unenclosed porches. SECTION 1.43 REAR YARD. A space unoccupied, ex- cept for an accessory building, extending across the full width of the lot, the depth of which is the distance between the rear lot line and the rear wall of the main building. SECTION 1.44 SIDE YARD. A yard between the main building and the side lot line, extending from the front yard to the rear yard. The width of the required side yard shall be measured from the nearest point of the side lot line toward the nearest part of the main building. SECTION 1.45 MARSHALLING CENTER. An area to be used for any or all of the following uses: erection and operation of bituminous batch plants, concrete batch plants, concrete block plants, washed gravel plants; stockpiling of sand and gravel, sand and gravel aggregates, dirt, soil and like materials. CHAPTER II GENERAL PROVISIONS SECTION 2.01 THE EFFECT OF ZONING. Zoning af- fects every structure and use and extends vertically. Except as hereinafter specified, no building, structure or premises shall be used or occupied, and no building or part thereof or other structure shall be erected , moved, placed, reconstructed, extended, enlarged , or altered, except in conformity with the regulations here specified for the zone district in which it is located. SECTION 2.02 CATEGORY OF USE WHEN NOT DESIGNATED. When the category into which a use belongs is not designated, the Planning Commission shall determine such category taking into consideration the nature of such use and the category in which similar uses have been placed. Such designation shall be in writing and shall be sent to the Township Clerk, and shall be final unless changed by the Board of Appeals on application made thereto; provided, however, that this provision shall not affect the designation of uses which may be made by amendment to this Ordinance. SECTION 2.03 GRADE LEVELS. All dwellings or other structures shall observe all established and determined grade levels. In areas where there are two or more dwellings or other structures in any one block , the average of the grade level thereof shall determine the grade level for that area, and in all areas where no grade level has been determined or established by buildings thereon, before any building or structure shall be placed thereon, a grade level shall first be determined by the Kent County Road Commission for that area. It shall be unlawful to erect or construct any dwelling or any other structure with the top of the foundation or basement walls together with the plates thereof, more than 24 inches above the established or determined grade level except that where the building is set back further than the required distance an additional rise of 1.0 foot for each additional 15 feet of setback shall be permitted. SECTION 2.04 DUMPING RUBBISH AND WASTE MATTER. It shall be unlawful to per3 mit waste water from sinks or similar drains or sewage to drain or fall onto the land from dwellings or any other structures and accessory buildings, and it shall be unlawful to drain any waste water, or sewage, raw or treated , from dwellings or any other structures and accessory buildings by open ditch or by pipes into any ditch , creek or stream , of any kind in the Township, unless approved by the Township and the Kent County Health Department. It shall be unlawful to throw or dump refuse as defined in Act 87 Public Acts 1965 , of the State of Michigan, upon any land or place unless such place has been designated as a disposal area by the Township, and as provided by Act 87 Public Acts 1965, State of Michigan. SECTION 2.05 REQUIRED AREA OR SPACE. (a) No lot shall be so reduced that the yard, setback, open space or area is less than the minimum requirements of this Ordinance. (b) Every building or structure erected shall be located on a 1ot, the description of which shall be filed with the Building Inspector of this township. ( c) Accessory buildings, including enclosed and unenclosed porches, and garages attached to a dwelling or other structure shall be deemed a part of such building for the purpose of determining yard space, areas, and setbacks. ( d) All unattached accessory building or buildings, with the exception of roadside stands where permitted , shall be located in the rear yard of the premises. ( e) In determining lot and yard requirements, no area shall be ascribed to more than one main use , and no area necessary for compliance with the space requirements for one main use shall be included in the calculation of the space requirements for any other use. SECTION 2.06 EXISTING PLATTED LOTS. Where an ex is ting resi den ti ally zoned platted lot has an area of not less than 90 percent of its zone district requirements, and where �such lot can provide the side yard requirements of its zone, a one-family use is permitted. An existing platted lot in single ownership of less than 90 percent of its zone district requirements may be utilized for a onefamily use and for such purpose the required side yards may be reduced by the same percentage the area of such lot bears to its zone district requirements, provided that no side yard shall be less than five feet, and that offstreet parking requirements are met. Where four or more adjacent lots are in single ownership, and where such lots contain less than 90 percent of its zone district requirements, such lot shall be utilized in conformance with the zoning ordinance minimum requirements. In the event two or three adjacent lots are in single ownership and the Board of Appeals shall find that there is no practical possibility of obtaining additional land, it may permit their use as separate lots having less than the required lot area, if it shall determine that they can be so used without adversely affecting the character of the neighborhood; provided, however, that no side yard shall be less than five feet and that off-street parking requirements are met. SECTION 2.07 ESSENTIAL PUBLIC SERVICES. It shall be lawful for essential public services to establish and conduct themselves in any zone, area, or use district of the Township; provided that the erection or construction of any or all devices and structures for such services shall be designed and erected to conform harmoniously with the general architecture and plan of such district in which they are to be erected, shall not interfere with the planned use of such district, and shall be subject to the prior approval of the Planning Commission. Plans and specifications for such services shall be tendered to the Building Inspector and the Planning Commission as a prerequisite of such approval; furthermore, the Planning Commission shall name the power to permit any essential public service to erect and use an essential service device or structure in any permitted district, to a greater height or of a greater area than the district requirements established; provided such Commission shall first find such device or structure necessary for public convenien:::e and necessity. SECTION 2.08 TEMPORARY BUILDINGS. Temporary buildings for use incidental to construction work, and all debris, shall be removed within 15 days after the completion or abandonment of the work. SECTION 2.09 MOVING OF BUILDINGS. The moving of a building to a different location shall be considered as the erection of a new building, and all provisions, regulations or requirements relative to the erection of a new building shall be applicable. SECTION 2.10 MOBILE HOME OR HOUSE TRAILER. (a) It shall be unlawful for any person to park or cause to be parked, any mobile home or house trailer on any street, alley, highway, or other public place in the Township, for use as a dwelling, either temporarily or permanently, or for overnight stops, unless upon a licensed trailer park. (b) It shall be unlawful for any person or persons to occupy a mobile home or house trailer for dwelling purposes unless upon a trailer park except while such occupant or occupants are building a permanent residence, and then for not longer than a period of six months; provided, such time may be extended by the Board of Appeals for good reasons shown, but such time shall in no event be extended so the total occupancy period exceeds nine months. Any such use shall be subject to the condition that adequate sanitary facilities are provided. (c) All mobile homes or house trailers so used for dwelling purposes, 20 feet or more in length, shall be provided with two exits which shall be spaced a sufficient distance apart to insure a means of escape in the event of fire. ( d) In no instance shall a mobile home or house trailer be used and occupied as a dwelling, 4 or for sleeping purposes, by a greater number of persons than such mobile home or house trailer is designed to accommodate. (e) No mobile home or house trailer shall at any time be parked between the established setback line and the front of any lot. (f) It shall be unlawful for any person to remove, or cause to be removed, the wheels or tires of any mobile home or house trailer used for dwelling or sleeping purposes outside of a licensed trailer coach park with the intent or purpose of effecting its use characteristics or changing its essence under this Ordinance. (g) Before any house trailer or mobile home shall be used other than upon a trailer park, permission so to do shall be obtained from the Building Inspector of the Township, who shall charge a fee of $10.00 and shall have the authority to enter and inspect, at all reasonable times, such house trailer or mobile home and the land on which it stands, for the purpose of ascertaining whether the owner, operator, or occupant is conforming with the statutes of this state and the provisions of this Ordinance and any interference with the discharge of his duties in this respect, by any person, shall be a violation of this Ordinance. (h) Mobile homes or house trailers used for dwelling purposes are not considered dwelling units or as an accessory to a permitted use. SECTION 2.11 GASOLINE SERVICE STATION. No permit shall be granted for the construction or operation of a gasoline service station on other than a corner lot unless the land upon which such service station is situated shall have a minimum frontage upon the street of 110 feet. SECTION 2.12 TRAFFIC VISIBILITY ACROSS CORNERS. In any district other than agricultural, no fence, structure or planting over 30 inches in height, except trees, shall be erected or maintained within 20 feet of any street corner so as to interfere with traffic visibility across the corner. �SECTION 2.13 MIXED OCCUPANCIES. Throughout the Township, where any part of any building is used for residential purposes and the remainder is used for conducting any business, commercial or industrial enterprise, the part occupied as a dwelling and all buildings erected, altered or moved into any zoned district of the Township outside of its residential or agricultural districts, shall conform to the minimum requirements for dwellings with reference to floor space, height of ceiling, bathroom, toilet space and sanitary requirements as stated in chapters on Residential Districts of this Ordinance, and such provision shall apply as fully as if here repeated. SECTION 2.14 PLATS LOT AREAS. The lot size re- quirements in new plats shall be the requirements for new structures in the various zoning districts of the Township. SECTION 2.15 RAZING OF BUILDINGS. No structure shall be razed until a permit has been obtained from the Building Inspector who shall be authorized to require a Performance Bond in an amount not to exceed $1,000.00 for each 1,000 square feet or fraction thereof of floor area of the structure to be razed. The bond shall be conditioned on the applicant's completing the razing within such reasonable period as shall be prescribed in the permit and complying with such regulations as to health and safety as the Building Inspector or the Township Board may from time to time prescribe, including filling of excavations and proper termination of utility connections. SECTION 2.16 RESIDENTIAL ZONES. The following uses are permitted in all residential zones. (a) Public libraries, museums and art galleries. (b) Municipal, State or Federal administrative or service buildings, if found to be essential to service the neighborhood or community; provided, however, that such use shall be permitted only upon permit from the Planning Commission after finding that such use will be in conformity with the character of the adjacent neighborhood and that they are essential to service the neighborhood or community and cannot feasibly be located in a zone where they would otherwise be permitted. The Planning Commission shall establish requirements for setback, side yard, parking, screening and other conditions necessary to conform the same to the character of the adjacent neighborhood. SECTION 2.17 BASIS OF DETERMINING FRONT YARD REQUIREMENTS. The required front yard shall be measured from the proposed right-of-way line as set forth on the Major Street Plan, which plan has been superimposed on the Zoning Map. Major streets have a proposed right-of-way line of 50 feet from the centerline. On other than major streets the right-of-way line shall be considered to be 33 feet from centerline unless additional rightof-way has previously been obtained by the Kent County Road Commission. SECTION 2.18 BUILDING HEIGHTS. (a) Residential Zones - No building sh.all exceed 3 5 feet or two and one-half stories in height, whichever is lesser, in any residential zone. (b) Commercial Zones - No building shall exceed 30 feet or two stories in height, whichever is lesser, in any commercial zone. (c) Industrial Zone - No building shall exceed 45 feet in height or three stories, whichever is lesser, in any industrial zone. SECTION 2.19 GREENBELTS. A greenbelt shall be re- quired for any commercial or industrial use that abuts a residential use on either the side yard or rear yard. In all instances this may be provided as part of the side or rear yard requirements. If waived in writing by adjacent residential property owners, the greenbelt may be omitted or a fence substituted for the greenbelt. 5 SECTION 2.20 BOATHOUSES. Boathouses are per- mitted in addition to other accessory buildings, provided they shall not be situated closer than 10 feet to any side lot hne, nor of a height exceeding 12 feet above mean or established water level. SECTION 2.21 DRIVEWAYS. All driveways must abut the road at right angles, with clear traffic vision, and the first 25 feet of the driveway from the road shall not be at a grade greater than 5 .iJercent. Before a building permit will be issued for any homesite not in a plat of record, a driveway permit must be obtained from the Kent County Road Commission. SECTION 2.22 PRIVATE ST AB LES. In any residential zone, a private stable shall be located 150 feet or more from any adjoining property line. CHAPTER III NONCONFORMING USES AND STRUCTURES SECTION 3.01 CONTINUANCE OF USE. The lawful use of any premises existing at the time of the adoption of this Ordinance may be continued although such use does not conform to the provisions hereof, but if such nonconforming use is discontinued the future use of said premises shall be in conformity with the provisions of this Ordinance. SECTION 3.02 EXPANSION. Structures or uses nonconforming by reason of height and area, parking and loading provisions only may be extended, enlarged, altered, remodeled or modernized, provide that all height and area, parking and loading provisions are complied with, with respect to any extension or enlargement, and provided the Building Inspector shall determine that any alteration, remodeling or modernization shall not substantially extend the life of any nonconforming structure. Any structure which is nonconforming at the time of enactment of this Ordinance, or amendment, by reason of parking and loading provisions, and �which is thereafter made conforming or less nonconforming by the addition of parking or loading space, shall not thereafter be permitted to use such additionally acquired parking or any loading space to meet requirements of any extension, enlargement or change of use to one requiring greater areas for parking or unloading. No nonconforming use of any land or structure shall hereafter be enlarged or extended except after the approval of the Board of Appeals, and which approval shall be granted only upon a finding of all of the following facts: (a) That the enlargement or extension will not substantially extend the probable duration of such nonconforming use, and that all enlargements since the use became nonconforming do not in total exceed 50 percent of the area of the originally nonconforming area. (b) That the enlargement or extension will not become a precedent for other variations in the area. (c) That the enlargement or extension will not interfere with the use of other properties in the vicinity for the uses for which they have been zoned nor with their use in compliance with all of the provisions of this Ordinance. SECTION 3.03 RESTORATION AND REPAIR. Such repairs and maintenance work as are required to keep a nonconforming structure in a sound condition may be made. In the event any nonconforming structure shall be damaged by fire, wind, or an Act of God, or the public enemy, it may be rebuilt or restored, provided the cost thereof shall not exceed one half the value of such building or structure after such rebuilding or restoration, & such determination shall be made by the Building Inspector. In the event any nonconforming building or structure shall be damaged by fire, wind, or an Act of God, or the public enemy, and the cost of rebuilding or restoration shall exceed one half the value of such building or structure after rebuilding or restoration, rebuilding or restora- tion shall be permitted only with the approval of the Board of Appeals, which approval shall be granted only upon a finding: (a) That such rebuilding or restoration will not substantially extend the probable duration of such nonconforming use, or ( b) That circumstances are such that the land previously occupied by such nonconforming use cannot then be advantageously used for a use permitted in the zone. SECTION 3.04 CHANGE OF NONCONFORMING USE. If no structural alterations are made, other than hereinbefore provided, a nonconforming use of a building may be changed to any use permitted in the same use district as that in which the use existing at the time of the adoption of this Ordinance is permitted, according to the provisions of this Ordinance, provided that whenever a use district shall be hereafter changed, any then existing nonconforming use in such changed district may be continued or changed to a use permitted in the same use district as that in which the existing use is permitted, provided all other regulations governing the new use are com plied with. Whenever a nonconforming use of a structure has been changed to a conforming use, such use shall not thereafter be changed to a less restricted use. SECTION 3. 0 5 NONCONFORMING USE DISCONTINUED. In the event any nonconforming use is discontinued for a period of two years, any subsequent use shall conform to the uses permitted in the district in which the premises are located. SECTION 3.06 BUILDINGS UNDER CONSTRUCTION. Nothing in this Ordinance shall require any change in the erection or in tended use of a building or structure, the construction on which shall have been diligently prosecuted for 30 days preceding the date of passage of this Ordinance, and for which plans are filed with the Building Inspector within 30 days following the passage of this Ordinance, and the construction of 6 which shall be completed within 12 months following the date of the passage of this Ordinance. CHAPTER IV MAPPED DISTRICTS SECTION 4.01 MAPPED DISTRICTS. To carry out the purposes of this Ordinance, Ada Township shall be divided into the following districts: A-1 Agricultural A-3 Agricultural R-1 Residential R-2 Residential R-3 Residential R-4 Planned Residential Development B-1 General Business B-2 Highway Business I-1 Ind us trial P-1 Planned Development Zone F Flood Zones P-1 A Planned DevelopmentNatural Resources Zone SECTION 4.02 BOUNDARIES OF DISTRICTS MAP. The boundaries, notations and data of such districts, shown upon the map attached as a part of this Ordinance and called the Zoning Map of the Township of Ada, Michigan, are hereby established, and made a part of this Ordinance as if set forth and fully described herein. SECTION 4.03 ERECTION, ALTERATION, AND USE OF BUILDING. Except as herein provided, no structure shall be erected or altered, nor shall any building or premises be used for any purpose other than is permitted in the use district, or height and area district in which such building or premises are located. CHAPTER V A-1 AG RI CULTURAL ZONE SECTION 5.01 DESCRIPTION AND PURPOSE. This zoning is intended for large tracts used for farming or which are idle. It is not intended for any use except agricultural, lowdensity, single-family residential use, and other specialized rural uses requiring large tracts of land. This restriction is necessary to prevent development without proper planning. If development �and sub-dividing are to occur, they should be preceded by rezoning and sound planning. SECTION 5.02 USE REGULATIONS. Land in the A-1 Agri- cultural Zone may be used for the following purposes only: (a) Any use permitted in the R-1 Zone. (b) Farms for both general and specialized farming, together with farm dwellings and buildin gs and other installations useful to such farms. (c) Roadside stands for sale of produce grown on the premises in greenhouses, nurseries, orchards, vineyards, apiaries, chicken hatcheries or poultry farms, on a year-to-year use permit to be issued by the Board of Appeals; but only after a hearing and findings by said Board that the operations will not interfere with the enjoyment of substantial property rights by other owners in the vicinity and will not constitute a traffic hazard. The Board shall grant such permits and establish conditions as to the size of signs, (if any), hours of operations, lighting, and other matters when necessary. Such permit shall be issued or reissued only after access to the public highway has been approved by the Kent County Road Commission. (d) Country clubs, golf courses, stables, and publicly owned athletic grounds. SECTION 5.03 HEIGHT REGULATIONS. No residential building shall exceed 35 feet or two and one-half stories in height, whichever is lesser. SECTION 5 .04 AREA REGUL A TIO NS . No building or structure, nor the enlargement of any building or structure, shall be hereafter erected unless the following yards, lot area and building coverage requirements are provided and maintained in connection with such building, structure, or enlargement: (a) (Front Yard) - There shall be a front setback of not less than 40 feet, said distance to be determined according to the procedure set forth in Section 2.17 (b) (Side Yard) - For residential buildings, there shall be total side yards of 5 0 feet, provided that no yard shall be less than 20 feet. For all other buildings there shall be a minimum side yard of 60 feet. (c) (Rear Yard) - There shall be a rear yard of not less than 100 feet. SECTION 5 .04 ( d) (Lot Area) The minimum lot area for use in this zone shall be one acre with a minimum lot width of 200 feet. SECTION 5.05 MINIMUM FLOOR AREA. Residential uses in this zone shall comply with the minimum floor areas set forth for the R-1 Residential Zone. CHAPTER VI A-3 AGRICULTURAL ZONE SECTION 6.01 DESCRIPTION AND PURPOSE. This zoning is intended for large tracts used for farming or which are idle. It is not intended for any use except agricultural, lowdensity, single-family residential use, and other specialized rural uses requiring large tracts of land. This restriction is necessary to prevent development without proper planning. If development and subdividing are to occur, they should be preceded by rezoning and sound planning. SECTION -6.02 USE REGULA TIO NS. Land in the A-3 Agri- cultural Zone may be used for the following purposes only: (a) Any use permitted in the R-1 Zone. (b) Farms for both general and specialized farming together with farm dwellings and buildings and other installations useful to such farms. (c) Roadside stands for sale of product grown on the premises in greenhouses, nurseries, orchards, vineyards, apiaries, chicken hatcheries or poultry farms, on a year-to-year use permit to be issued by the Board of Appeals; but only after a hearing and finding by said Board that the operations will not interfere with the enjoyment of substantial property rights by other owners in the vicinity and will not constitute a traffic hazard. The Board shall grant such per7 mits and establish conditions as to the size of signs, (if any), hours of operations, lighting, and other matters when necessary. Such permit shall be issued or re-issued only after access to the public highway has been approved by the Kent County Road Commission. (d) Country clubs, golf courses, riding stables, and publicly owned athletic grounds. SECTION 6.03 HEIGHT REGULA TIO NS. No residential building shall exceed 35 feet or two and one-half stories in height, whichever is lesser. SECTION 6.04 AREA REGUL A TIONS. No building or structure, nor the enlargement of any building or structure, shall be hereafter erected unless the following yards, lot area and building coverage requirements are provided and maintained in connection with such building, structure, or enlargement: (a) (Front Yard) - There shall be a front setback of not less than 40 feet, said distance to be determined according to the procedure set forth in Section 2.17. (b) (Side Yard) - For residential buildings, there shall be total side yards of 50 feet, provided that no yard shall be less than 20 feet. For all other buildings there shall be a minimum side yard of 60 feet. (c) (Rear Yard) - There shall be a rear yard of not less than 100 feet. ( d) (Lot Area) - The minimum lot area for use in this zone shall be one acre with a minimum lot width of 200 feet. SECTION 6.05 MINIMUM FLOOR AREA. Residential uses in this zone shall comply with the minimum floor areas set forth for the R-3 Residential Zone. CHAPTER VII R-1 RESIDENTIAL ZONE SECTION 7.01 DESCRIPTION AND PURPOSE. This shall be the most restricted zone composed chiefly of one-family homes together with required �recreational, religious and educational facilities. SECTION 7.02 USE REGULATIONS. Land structures or buildings in the R-1 Residential Zone may be used for the following purposes only: (a) One single-family dwelling on each lot. (b) Public schools and colleges which may include on the campus: dormitories, libraries, museums, art gallies and similar uses approved by the Board of Appeals, when owned and operated by a governmental agency. Fifty foot side and rear yards are required if the property abuts any residentialy zoned lots. (c) Private nonprofit schools and colleges, subject to the conditions stipulated in (b) above, and such private schools shall not include trade schools, business colleges, or private schools operated as a commercial enterprise. ( d) Parks, playgrounds, community centers and facilities therein, owned and operated by a governmental agency or a nonprofit neighborhood group. ( e) Churches, provided the building or structure is at least 5 O feet from any other residentally zoned lot. (f) A detached accessory building not more than 12 feet or one story in height, subject to the following conditions: (i) Such accessory building shall not be located closer to a side line than that allowed for a principal building. (ii) A detached accessory building, any portion of which is located on the side of the main building shall not be less than six feet from such principal building and not nearer to the side lot line than the width of the side yard required on the lot for the main building and shall maintain a front setback equal to or greater than that of the main building. (iii) A detached accessory building, any portion of which is located to the rear of the main building, shall be located not nearer than 10 feet to such main building. (g) Private stables. SECTION 7 .03 HEIGHT REGULATIONS. No building shall exceed 3 5 feet or two and one-half stories in height, whichever is lesser. SECTION 7 .04 AREA REGULATIONS. No building or structure, nor the enlargement of any building or structure shall be hereafter erected unless the following yards, lot area and building coverage requirements are provided and maintained in connection with such building, structure or enlargement: (a) (Front Yard) - There shall be a front setback of not less than 40 feet. (b) (Side Yard) - There shall be a side yard of at least 25 feet on each side of dwelling, or accessory building. Corner lots shall have a side yard of at least 35 feet on the street side. (c) (Rear Yard) - There shall be a rear yard of not less than 50 feet. (d) (Lot Area and Side Yard) - The minimum lot area for use in this zone shall be 43,560 square feet, and a minimum width of 150 feet at the building line. SECTION 7.05 MINIMUM FLOOR AREAS. Each dwelling unit in this area shall have a minimum according to the following: (a) A one-story house shall have a minimum first floor area of 1,250 square feet of living area. (b) A two-story home shall have a minimum first floor area of 830 square feet. A two-story home shall be one having two full stories above grade. (c) A one and one-half story, or tri-level house shall have a minimum first floor area of 1,080 square feet. Floor space area shall be measured on the outside perimeter, exclusive of breezeway and garage. No area shall be considered as living area where more than four feet of the walls are below outside ground grade except that such finished areas may be included if one wall is entirely above the grade line of the lot adjacent to said wall and which has an entrance to the out-ofdoors through such wall, furnishing access to and from such finished living quarters. 8 CHAPTER VIII R-2 RESIDENTIAL ZONE SECTION 8.01 DESCRIPTION AND PURPOSE. A zone providing most of the desirable residential characteristics attributed to a single-family district. SECTION 8.02 USE REGUA TIO NS. Land or buildings in the R-2 Residential Zone may be used for the following purposes only: (a) Any use permitted and as required in the R-1 Residential Zone. ( b) A detached accessory building as regulated in the R-1 Residential Zone. SECTION 8.03 HEIGHT REGULATIONS. No building shall exceed 35 feet or two and one-half stories in height, whichever is lesser. SECTION 8.04 AREA REGULATIONS. No building or structure, nor the enlargement of any building or structure shall be hereafter erected unless the following yards, lot area and building coverage requirements are provided and maintained in connection with such building, structure, or enlargement: (a) (Front Yard) - There shall be a front setback of not less than 3 5 feet. (b) (Side Yard) - There shall be side yards of at least 15 feet each, except on corner lots where a side yard of at least 30 feet shall be maintained on the street side. (c) (Rear Yard) - There shall be a rear yard of not less than 50 feet. ( d) (Lot Area and Side Yard) - The minimum lot area for a single family dwelling in this zone shall be 19,000 square feet and a minimum width of 120 feet at the building line. SECTION 8.05 MINIMUM FLOOR AREAS. Each dwelling unit in this area shall have a minimum according to the following: (a) A one-story house shall have a minimum first floor area of 1,100 square feet. (b) A two-story home shall have a minimum first floor area of 700 square feet. A two-story �home shall be one having two full stories above grade. ( c) A one and one-half story, or tri-level house, shall have a minimum first floor area of 980 square feet. Floor space area shall be measured on the outside perimeter exclusive of breezeway and garage. No area shall be considered as living area where more than four feet of the walls are below outside ground grade except that such finished areas may be included if one wall is entirely above the grade line of the lot adjacent to said wall and which has an entrance to the out-ofdoors through such wall, furnishing access to and from such finished living quarters. CHAPTER IX R-3 RESIDENTIAL ZONE SECTION 9.01 DESCRIPTION AND PURPOSE. This zone is intended to provide for medium density, single-family, residential type developments. SECTION 9.02 USE REGUA TIO NS. Land in the R-3 Residential Zone may be used for the following purposes only: (a) Any use permitted in the R-2 Residental Zone. ( b) Accessory buildings, as regulated in the R-1 Residential Zone. SECTION 9.03 HEIGHT REGULATIONS. No building shall exceed 35 feet or two and one-half stories in height, whichever is lesser. SECTION 9.04 AREA REGULATIONS. No building or structure, nor the enlargement of any building or structure, shall be hereafter erected unless the yards, lot area and building coverage requirements are maintained in regard to such building, structure, or enlargement. (a) (Front Yard) - There shall be a front yard setback of not less than 30 feet. (b) (Side Yard) - There shall be side yards at least IO feet each, except on corner lots where a side yard of at least 25 feet shall be maintained on the street side. (c) (Rear Yard) - There shall be a rear yard of not less than 50 feet. (d) (Lot Area) - The minimum lot areas permissible in the district shall be as follows: (i) Where either public water or sanitary sewer is provided, the minimum lot width shall be 90 feet at the building line with a minimum depth of 150 feet. (ii) Where neither water nor sewer are provided, the minimum lot width shall be 100 feet at the building line with a minimum depth of 150 feet. right angles 497 .5 feet, thence northwesterly 162.45 feet to a point 435.1 feet northeasterly along a line ex tended northeasterly at right angles from the point 1,518 feet northwesterly along said centerline from south line of section; thence northeasterly at right angles to said centerline 402.44 feet to Grand Trunk Railroad right of way; thence southeasterly along said right of way line to place of beginning. SECTION 9.05 MINIMUM FLOOR AREAS. Each dwelling unit in this area shall have a minimum according to the following: (a) A one-story house shall have a minimum first floor area of 960 squate feet of living area. (b) A two-story home shall have a minimum first floor area of 700 square feet. A two-story home shall be one having two full stories above grade. (c) A one and one-half story, or tri-level house, shall have a minimum first floor area of 9 12 square feet. F 1o or space area shall be measured on the outside perimeter exclusive of breezeway and garage. No area shall be considered as living area where more than four feet of the walls are below outside ground grade except that such finished areas may be included if one wall is entirely above the grade line of the lot adjacent to said wall and which has an entrance to the out-ofdoors through such wall, furnishing access to and from such finished living quarters. AMENDMENT - 729714 SECTION 1. The following described property is rezoned from the A-3 Agricultural Zone to R-3 Residential Zone: Part of the Sou th half of Section 34, Town 7 North, Range 10 West, Ada Township, Kent County, Michigan commencing at intersection of south line of said section and southwesterly line of Grand Trunk Railroad right of way; thence west to the centerline of Buttrick Avenue; thence northwesterly along said centerline 1, 170 feet; thence northeasterly at SECTION 2. This Ordinance shall be published in the Lowell Ledger-Suburban Life and become effective thirty (30) days thereafter. The foregoing amendment to the ordinance was duly adopted by the Ada Township Board on September 27, 1971. 9 CHAPTER X R-4 PLANNED RESIDENTIAL DEVELOPMENT SECTION l 0.01 DESCRIPTION AND PURPOSE. It is the intent that this zone be provided for the development of land not suitable for conventional subdivisions by virtue of rugged or unusual terrain. SECTION I 0.02 USE REGULATIONS. Lot dimensions in the R-1, R-2 and R-3 Residential Zones may be reduced in accordance with the schedule on page 20 of this Ordinance. SECTION 10.03 COMMON LOT AREA REQUIREMENTS. (a) For each square foot of land gained under the provision of this chapter, through the reduction of lot sizes below the minimum requirements of the R-1, R-2, or R-3 Residential Zones, equal amounts of land shall be dedicated to the common use of the lot owners in the particular Planned Residential Development Area in a manner approved by the Township Board only upon recommendation of the Planning Commission. (b) No area to be dedicated for the common use of the subdivision shall in any case be less than two acres in area. Provided a parcel divided by a stream shall be considered as one parcel. �(c) Access shall be provided to areas dedicated for the common use of the subdivision for those lots not bordering on such dedicated areas by means of streets or pedestrian access ways. SECTION 10.04 BASIS OF APPROVAL. In approving the application for a "Planned Residential Development," the Planning Commission shall consider in making a recommendation to the Township Board the following: (a) To provide a more desirable living environment by preserving the natural character of open fields, stands of trees, brooks, hills and similar natural assets. (b) To encourage developers to use a more creative approach in the development of residential areas, thereby designing safety into the street pattern. (c) To encourage a more efficient, aesthetic and desirable use of open area while recognizing a reduction in development costs and by allowing the developer to bypass natural obstacles on the site. ( d) To encourage the provision of open space within reasonable distance of all lot development of the subdivision and to further encourage the development of recreational facilities and areas. SECTION 10.05 PROCEDURES. Under this planned unit approach, the developer shall dedicate the total common park area at or before the time of filing the final plat on all or any portion of the development. Application for approval of a Planned Residential Development shall be made at the time of submitting the proposed plat for preliminary approval, as required by the State Plat Act and the Subdivision Regulations of the Township. SECTION 10.06 MAINTENANCE OF COMMON OPEN AREA. In the event that the organization established to own and maintain Common Open Space, or any successor organization, shall at any time after establishment of the Planned Residential Development fail to maintain the Common Open Space in reasonable order and condition in accordance with the Plan, the Township may serve written notice upon such organization, or upon the residents of the Planned Residential Development, setting forth the manner in which the organization has failed to maintain the Common Open Space in reasonable condition, and said notice shall include a demand that such deficiencies of maintenance be cured within 30 days thereof, and shall state the date and place of a hearing thereon which shall be held within 14 days of the notice. At such hearing the Township may modify the terms of the original notice as to the deficiencies, and may give an extension of time within which they shall be cured. If the deficiencies set forth in the original notice, or in the modifications thereof, shall be cured within the said 30 days of any extension thereof, the Township, in order to preserve the taxable values of the properties within the Planned Residential Development and to prevent the Common Open Space from becoming a public nuisance, may enter upon the Common Open Space and maintain the same for a period of one year. Such en try and main tenance shall not vest in the public any rights to use the Common Open Space except when the same is voluntarily dedicated to the public by the owners. Before the expiration of said year, the Township shall, upon its initiative or upon the request of the organization theretofore responsible for the maintenance of the Common Open Space, call a public hearing, upon notice to such organization or to the residents of the Planned Residential Development, to be held by the Township, at which hearing such organization of the residents of the Planned Residential Development shall show cause why such maintenance by the Township shall not, at the election of the Township, continue for a succeeding year. If the Township shall determine that such organization is ready and able to maintain said Common Open Space lll reasonable condition, the Township shall cease to maintain the Common Open Space at the end of said year. If the Town10 ship shall determine such organization is not ready and able to maintain the Common Open Space in a reasonable condition, the Township may, in its discretion, continue to maintain said Common Open Space during the next succeeding year and subject to a similar hearing and determination, in each year thereafter. The decision of the Township in any such case shall constitute a final administrative decision. The cost of such maintenance by the Township shall be assessed ratably against the properties within the Planned Residential Development that have a right of enjoyment of the Common Open Space, and shall become a tax lien on such properties. The Township, at the time of entering upon said Common Open Space for the purpose of maintenance, shall file a Notice of such lien in the office of the Kent County Register of Deeds, upon the properties affected by such lien within the Planned Residential Development. CHAPTER XI B-1 GENERAL BUSINESS DISTRICT SECTION l 1.01 DESCRIPTION AND PURPOSE. This district is in tended to primarily accommodate the general shopping, merchandising and professional offices of the Township. SECTION 11.02 USE REGULA TIO NS. In the B-1 General Business District, no building, structure, or part thereof, shall be erected, altered or moved upon any parcel of land in said district, or no parcel of land shall be used for any purpose other than one or more of the following: (a) Retail establishments for the following: I. Food stuffs, pharmaceutical and allied products, petroleum products, clothing and dry goods, hard ware, furniture and household appliances. 2. Stores for the sale of electrical supplies, fixtures, accessories, and for carrying on the trade of electricians, decorators, photographers, plumbers and �similar trades except metal workers. (b) Personal service establishments such as barber and beauty shops, real estate and professional offices, and insurance sales. (c) The uses listed above are by way of illustration and not in limitation. SECTION 11.03 GENERAL CONDITIONS. (a) Off-street parking is required for the developers in this area as set forth in Chapter XVII. ( b) Height - No building shall exceed a height of two stories or 30 feet, whichever is the lesser. (c) There shall be no front, side, or rear yard requirement in this area except that where a building is not constructed to the lot line there shall be a side yard of not less than 10 feet, and where a commercial site abuts a residential district there shall be a rear yard of not less than 25 feet. Where a commercial site abuts a residential zone on the side, a side yard of at least 25 feet must be maintained. CHAPTER XII B-2 IDGHWAY BUSINESS DISTRICT SECTION 12.01 DESCRIPTION AND PURPOSE. This dis- service facilities such as service stat ions, barber and beauty shops. (e) Retail establishments for the sale of pharmaceuticals, marine equipment and supplies, au to mobiles, and farm equipment. (f) The uses listed above are by way of illustration and not in limitation. dition thereof the limited use of such adjacent areas, and may require such front yard, side yards, rear yard, and such landscaping, fencing, or other reasonable conditions as in the opinion of the Board are sufficient and adequate to protect the use and development of all adjoining property from any adverse effect. SECTION 12.03 GENERAL CONDITIONS. The following CHAPTERXUI 1-1 INDUSTRIAL DISTRICT conditions are required in this district: (a) Height - No structure shall exceed a height of two stories or 30 feet, whichever is the lesser. (b) Setback - There shall be a front yard of not less than 75 feet measured from the property line. (c) Side Yards - There shall be two side yards of not less than I 5 feet each measured from the property line. Where a B-2 Highway Business Zone abuts a residential district, or street on the side, a side yard of at least 30 feet must be maintained. (d) Rear Yard - There shall be a rear yard of at least 25 feet except where the business property abuts residential land, in which case there shall be a rear yard of at least 50 feet. SECTION 12.04 OFFSTREET PARKING. Off-street trict is intended to primarily accommodate the needs of highway and tourist traffic as well as the recreational requirements of the entire community. parking shall be required in this district in accordance with the requirements of Chapter XVII. SECTION 12.02 USE REGULATIONS. In the B-2 Highway Appeals may without proof of unnecessary hardship, but after a public hearing, grant any applicant owning and using or proposing to use land in the B-2 Highway Business District for one of the specific uses authorized therein, a variance to use the first 150 feet of land immediately adjacent for the same specific use where the Board finds the evidence presented that the extent of such specific use will not be of a substantial detriment to adjacent property and will not materially impair the intent or purposes of this Ordinance or the public interest. In granting such specific variances the Board may require as a con- Business District no building, structure, or part thereof, shall be erected, altered or moved, upon any parcel of land in this district, or no parcel of land shall be used for any purpose other than one or more of the following: (a) Any use permitted in the B-1 General Business District. (b) Tourist facilities such as motels, restaurants, historical attractions and souvenir shops. ( c) Community recreational facilities such as theatres, bowling alleys, and amusement centers. (d) Tourist and community SECTION 12.05 SPECIAL EXCEPTIONS. The Board of 11 SECTION 13.01 DESCRIPTION AND PURPOSE. The 1-1 Industrial District is designed to accommodate the manufacturing and industry requirements of the community. SECTION 13.02 USE REGULATIONS. In the 1-1 Industrial District no building, structure, or part thereof, shall be erected, altered or moved upon any parcel of land in said district, or no parcel of land shall be used for any purpose other than one or more of the following: (a) Lumber and building material and storage yard, contractors' plant and storage, planning mill. (b) Ice cream and dairy products plant, bakery and confectionery plant, produce storage facilities. (c) Boat, cabinet and furniture manufacturing. ( d) Chemical, plastics, electronic and pharmaceutical manufacturing. ( e) Truck terminals, warehousing and trans-shipment facilities. (f) Machine shops, metal fabrication, printing shops, punch press operations, tool and die shops. (g) Any principal use judged by the Board of Appeals as being similar in character. SECTION 13.03 The Board of Appeals may permit the following uses in the district where located at least 400 feet from any residential district, as based upon the evidence presented, if it finds that such us will not become hazardous, noxious, or offensive. (a) Petroleum refining and bulk storage of petroleum products. �(b) Any principal use judged by the Board of Appeals not to be or become hazardous, noxious or offensive, and not otherwise provided for in this Ordinance. SECTION 13.04 GENERAL CONDITIONS. The following conditions are required in this district: (a) All permitted uses shall be conducted wholly within a completely enclosed building unless such uses normally require such to be conducted in other than an enclosed building, in which case such uses shall be approved by the Board of Appeals. (b) Front Yard - All uses in this district shall have a front yard of not less than 35 feet from the property line, provided, however that where a uniform setback line has been established or observed on one side of the street between two intersecting streets, or for a distance of 400 feet on both sides of the property in question at the time of passage of this Ordinance, no building hereafter erected, altered, or moved upon such land shall project, or be made to project beyond the minimum setback line so established; and provided further that where 25 percent or more of all the property, according to front feet abutting upon one side of a street between two intersecting streets, or for a distance of 400 feet on both sides of the lot in question is built up with buildings having an average setback of more or less than 3 5 feet from the property line, no building hereafter erected or structurally altered shall project beyond the average setback line so established; and provided further that in the case of corner lots the setback lines shall be as established by the Building Inspector in such manner as to best blend with the setback and yard requirements of the surrounding properties. ( c) Rear Yard - There shall be a rear and side yard of at least 25 feet except where such uses abut a residential district, in which case there shall be a rear and side yard of at least 50 feet, with a greenbelt. ( d) All activities shall be con- ducted within an enclosed building except that external storage of materials shall be permitted, provided tht the storage area shall be wholly enclosed within a non-combustible fence or wall at least six feet in height and at least 80 percent solid. Front yard setback areas, sight clearance areas, and corner lot side yards which are adjacent to the front yard setback of another lot shall not be used for material storage. SECTION 13.05 OFFSTREET PARKING. Off-street parking facilities shall be required in this district in accordance with the requirements of Chapter XVII. CHAPTER XIV P-1 PLANNED DEVELOPMENT ZONE SECTION 14.01 DESCRIPTION AND PURPOSE. A zone which will be established only upon application by the owner of the property for special uses such as multi-use residential, hospital, extraction of natural resources, such as topsoil removal, gravel operations and sandpits, trailer or mobile home park outside of I-1 Industrial Zone, college, outdoor theater, race track, shopping center, industrial parks, or uses not otherwise authorized by this Ordinance and which may require special treatment with regard to screening or setbacks, and side and rear yards, or which may generate special traffic or other police problems. This zone shall also be available for areas where problems of terrain may require special treatment of matters of setback, or side and rear yards, or land area restrictions. SECTION 14.02 USE REGU L A T I O N S A ND PR 0CEDURE. (a) The owner of any parcel of land which is not substantially fully developed or on fully developed land on which it is proposed to raze buildings and redevelop, may make application to the Planning Commission for a change of zoning to the P-1 Planned Development Zone. Such application shall be accom12 panied by a development plan which includes a topography map showing contour lines at five-foot intervals, a plot plan showing the location of all proposed buildings, all non~nclosed uses, all drainage, parking, loading and traffic-handling facilities. Such portions of the development plan may be waived by the Planning Commission if it finds, because of the nature of the proposed use, that the same would be unnecessary and serve no useful purpose. It shall also indicate all screening and other landscaping, all exterior lighting and signs. It shall also state in detail the proposed use or uses to be made of the land. It shall also include floor plans and elevation drawings showing architectural style of all buildings except where the Planning Commission and Township Board shall expressly waive the requirement of floor plans and elevation drawings. Where the proposed development includes extraction of natural resources, a plan shall be presented indicating the proposed final contours of the land and quantity of material to be removed. (b) The approval of any application shall be in the form of an amendment to this Ordinance and shall incorporate the development plan by reference. It shall also specify the permitted use in detail which shall exclude any other use. It shall also specify side yards, front yard, building height and lot area requirements and, in residential area minimum building site requirements, and shall meet the following requirements: 1. Such greenbelt as the Planning Commission shall deem necessary to protect the adjoining properties not to exceed 25 feet in width. 2. Such setback from the right-of-way not to exceed 100 feet as the Planning Commission shall deem necessary to protect the market value of adjoining premises and for the protection of the public health, safety, and general welfare. 3. Such yards and open spaces as the Planning Commission deems necessary under the circumstances of the particular case to protect the health, �safety, and general welfare of the public. 4. Su ch area for parking motor vehicles on private property of the petitioner not to exceed in area a ratio of three square feet of parking area for each square foot of building area devoted to the specified unique use. 5. The location of signs shall be determined by the standards set forth in Section 2.19 of this Ordinance. If an amendment approving a P-1 Planned Development Zone application shall not specifically provide for each of said requirements, the requirement of the least restricted zone in which such use is otherwise permitted shall apply. AMENDMENT 729711 SECTION 14.03 MULTIPLE FAMILY DWELLINGS. Any multiple family dwellings, including condominiums and cooperatives, to be developed pursuant to a plan submitted under this chapter shall, in addition to the requirements set forth above, meet the following minimum requirements: (a) Not more than 8 dwelling units per acre shall be permitted, and the units in any development shall be a minimum of at least 780 square feet of living area. No area shall be considered living area where more than 4 feet of the walls are below outside ground grade except that such areas may be included if they are finished and one wall is entirely above the grade line of the lot adjacent to said wall and which has an entrance to the out-of-doors through such wall, furnishing acce~ to and from such finished living quarters. (b) Setback from Streets: (i) Where the front yard area is to be used for parking, there shall be a setback from the right-of-way of each street on which the development abuts of at least 75 feet, the front 25 feet of which shall be landscaped. (ii) Where the fr~nt yard setback area is not used for parking, there shall be a setback of at least 40 feet from the ultimate right-of-way of all streets on which the development abuts which shall be landscaped. (c) There shall be a setback from any property zoned for agricultural, single or two-family residential purposes which the development abuts, of not less than seventy-five (75) feet, and from any property zoned for commercial or industrial purposes of not less than forty ( 40) feet. (d) The horizontal distance between parallel elements of buildings forming courts and courtyards shall not be less than twice the height of the taller building. ( e) Not less than two and one-half (2½) off-street automobile parking spaces shall be required for each dwelling unit. Such parking areas shall be so placed so as not to interfere with any recreation or service area, and shall be at least twenty-five (25) feet from property lines or ultimate right-of-way lines. (f) No building shall exceed the height of thirty-five (35) feet or two and one-half (2½) stories (exclusive of basements), whichever is greater. (g) All areas provided for use by vehicles and all pedestrians' walks shall be surfaced with bituminous asphalt, concrete or similar material. (h) Areas for loading and unloading of delivery trucks and other vehicles and for refuse collection, fuel and other services shall be adequate in size, and shall be so arranged that they may be used without blockage or interference with the use of access ways or automobile parking facilities. (i) Provision shall be made for safe and efficient ingress and egress to the public streets and highways serving the development without undue congestion to or interference with normal traffic flow. The Township Board shall be satisfied as to the adequacy of the thoroughfare to carry the additional traffic engendered by the apartment as well as to the street frontage of the proposed district. 0) All buildings within the development shall be served by a public sanitary sewage disposal system and public water supply system if such system is available. All utility lines (power and telephone) servicing the develop13 ment shall be placed underground. ( k) The foregoing requiremen ts are minimum requirements, and the Planning Commission shall require the development to conform to more restrictive requirements whenever it is necessary to protect the health and welfare of the community and preserve the character of the Zoning plan, and the Planning Commission shall also impose such requirements relating to buffer ,~ones, open spaces and recreation facilities as shall be necessary. (1) If the development is to be carried out in stages, each stage shall be planned so that the requirements and intent of this Section shall be fully complied with at the completion of any stage and the development of each stage shall take place in the order designated in the plan. If construction shall not be undertaken pursuant to an approved plan within 1 2 months of the date on which the plan is finally approved, or such additional time as may be authorized, the Planning Commission will initiate proceedings to rezone the property to its former classification. SECTION 2. This Ordinance shall be published in the Lowell Ledger-Suburban Life and become effective thirty (30) days thereafter. The foregoing ordinance was duly adopted by the Ada Township Board on September 27, 1971. CHAPTER XV F - FLOOD ZONES SECTION 15.01 DESCRIPTION AND PURPOSE. A special zone which permits agricultural uses, boat landings and docks, but prohibits any type of residential use, and intended to be applied to those areas along the rivers and streams or other designated areas subject to inundation, provided however that normal uses may be permitted if the lowest floor is built on a level 1.0 foot above the record flood level. SECTION 15.02 PERMITTED USES. For land or structures, the permitted uses �for the F-Flood Zone are as follows: (a) All agricultural uses allowed in the A-1 Agricultural Zone, but not including any residential occupancy. (b) Boat landings or docks for pleasure or fishing boats. (c) Parks, playgrounds, fair grounds, parking lots, and comm unity centers owned and operated by a governmental agency and such private ancillary recreational uses as are allowed by special permit approved by the Township Board. ( d) Accessory buildings and uses incidental to the above. (e) None of the allowed uses shall include the erection or alterations of any building or structure for residential purposes. SECTION 1 S.03 HEIGHT REGULATIONS. No building shall exceed 35 feet or two and one-half stories in height, whichever is lesser. SECTION IS.OS AREA REGULATIONS. Area regulations shall be the same as in the A-Agricultural Zone. SECTION IS.OS DETERMINATION OF FLOOD ZONES. The records of the Kent County Road Commission shall be used as a basis for determination of areas subject to flooding. CHAPTER XVI SPECIAL USES SECTION 16.01 PERMIT REQUIRED FOR CERTAIN USES. Notwithstanding any other provision of this Ordinance, no land in any zone shall be used for any of the following uses without first obtaining approval from the Planning Commission and a special use permit from the Township Board. (a) Tavern, including any establishment where beer, wine or liquor are sold for consumption on the premises. (b) Junk Yard. (c) Used automobile sales lot when not connected with new car sales. ( d) Dumping grounds or sanitary landfill areas. ( e) Drive-in theaters. SECTION 16.02 REQUIREMENTS FOR GRANTING PERMIT. In order to grant a permit under this chapter, the Planning Commission and the Township Board must find that the proposed establishment is required to serve the area or neighborhood and that it can be conducted at the proposed location without interfering with the enjoyment of substantial property rights by other owners in the vicinity. SECTION 16.03 TIME LIMITATION ON PERMIT. No permit for a junk yard or dumping ground shall be issued for a period of more than two years, and shall not be renewed unless the findings required by Section 16.02 shall be made as upon an original application. SECTION 16.04 CONDITIONS OF PERMIT. The Township Board shall attach appropriate conditions to permits granted for junk yards or dumping grounds respecting hours of operation, fires, sanitation, supervision, fences, gates, and other matters in its discretion. The Township Board may prescribe an annual fee to cover the cost of supervising these establishments. CHAPTER XVII PARKING AND LOADING SPACES SECTION 17 .01 OFFSTREET PARKING. All offstreet parking required by this Ordinance for residential purposes shall be provided on the same lot with the principal building, and the parking space required for commercial and industrial uses shall be the same lot or within 300 feet thereof. SECTION 17 .02 REQUIREMENTS. Off-street parking facilities and loading space requirements in the various districts shall be as follows: District A - Parking Required, Yes; Area Required, 2 spaces per dwelling unit; Loading Spaces, None. District R-1 - Parking Required, Yes; Area Required, 2 spaces per dwelling unit; Loading Spaces, None. 14 District R-2 - Parking Required, Yes; Area Required, 2 spaces per dwelling unit; Loading Spaces, None. District R-3 - Parking Required, Yes; Area Required, 2 spaces per dwelling unit; Loading Spaces, None. District R-4 - Parking Required, Yes; Area Required, 2 spaces per dwelling unit; Loading Spaces, None. District B-1 - Parking Required, Yes; Area Required, 3 square feet per square foot of building area; Loading Spaces, 1 per 20,000 square feet of building area or fraction thereof. District B-2 - Parking Required, Yes; Area Required, 3 square feet per square foot of building area; Loading Spaces, 1 per 20,000 square feet of building area or fraction thereof. District I - Parking Required, Yes; Area Required, 1 square foot per square foot of building area; Loading Spaces, l per 20,000 square feet of building area or fraction thereof. SECTION 17.03 PHYSICAL STANDARDS. (a) Each parking space shall contain not less than 160 square feet exclusive of aisles, entrances and exits. (b) Except for residential uses, all off-street parking areas shall be surfaces with asphalt, concrete or similar materials. ( c) Adequate drainage outlets shall be provided to handle the needs of off-street parking facilities. SECTION 17 .04 PUBLIC BUILDINGS. Theaters, churches and other places of public assembly shall provide at least one parking space for each four seats. SECTION 17.05 SPECIAL EXCEPTIONS. The Board of Zoning Appeals may without proof of unnecessary hardship, but after a public hearing, grant any applicant a variance in the requirements of this chapter, if the Board finds from the evidence presented that the intended use of a proposed building does not require parking facilities to the degree specified herein. However, the Board shall require that adequate open areas �be retained around such a building to permit development of the required parking areas should the use of the building change at a later date. SECTION 17 .06 LOADING SPACES. (a) Each loading space shall be at least 10 feet in width and 25 feet in length. (b) No such space shall be located closer than 50 feet to any residential district, unless wholly within an enclosed building or shielded from such residential district by a solid board or masonry fence at least six feet in height. (c) If there are railroad loading or unloading facilities on such property, such area may be included when computing loading space, provided that at least two motor vehicle loading spaces shall be provided. SECTION 17.07 JOINT USE. When a principal building is used for the combination of business and residential purposes, additional space shall be provided for the parking of not less than one motor vehicle for each dwelling unit. CHAPTER XVIII BOARD OF APPEALS SECTION 18.01 MEMBERS, PER DIEM EXPENSES, AND REMOVAL. There is hereby created a Township Board of Appeals of three members. The first member of such Board of Appeals shall be the chairman of the Township Planning Commission, the second member shall be a member of the Township Board appointed by the Township Board; and the third member shall be selected and appointed by the first two members from among the electors residing in the unincorporated area of the township; provided that no elected officer of the Township, nor any employee of the Township Board may serve simultaneoulsy as the third member or as an employee of the Township Board of Appeals. The total amount allowed such Board of Appeals in any one year as per diem, or as expenses actually incurred in the discharge of their duties shall not exceed a reasonable sum, which sum shall be provided annually in advance by the Township Board. Members of the Board of Appeals shall be removable by the Township Board for nonperformance of duty, or misconduct in office, upon written charges and after public hearing. appealed from, and shall make such order, requirement, decision or determination as in its opinion ought to be made in the premises, and to that end shall have all the powers to hear and decide all matters referred to it or upon which it is required to pass under this Ordinance. SECTION 18.02 OFFICERS. The Board shall elect from its membership a Chairman, Vice Chairman and such other officers as deemed necessary. SECTION 18.05 VARIANCES. Subject to the provisions of Section 17.06, the Board, after public hearing, shall have the power to decide applications, filed as hereafter provided, for variances. SECTION 18.03 RULES OF PROCEDURE. The Board shall adopt rules and regulations. Copies of such regulations shall be made available to the public at the office of the Township Clerk. (a) Meetings of the Board shall be held once each month, and at such additional times as the Board may determine. The time of the regular meetings shall be specified in the rules and regulations. There shall be a fixed place of meeting, and all hearings shall be open to the public. ( b) The presence of two members shall constitute a quorum. The Board shall act by resolution. The concurring vote of two members of said Board shall be necessary to reverse any order, requirement, decision or determination of the Building Inspector, or to decide in favor of the applicant on any matter upon which it is required to pass by this Ordinance, or to grant variations from the requirements of this Ordinance. ( c) The Board shall keep minutes of its proceedings, showing the action of the Board and the vote of each member upon each question, or, if absent, or failing to vote, indicating such fact, and shall keep records of its examination and other official action, all of which shall be filed promptly in the office of the Board, and shall be a public record. SECTION 18.04 JURISDICTION. The Board of Appeals, in conformity with the provisions for this Ordinance, may reverse or affirm, wholly or in part, or may modify the order, requirements, decision or determination 15 (a) Where it is alleged by the appellant that there is error or misinterpretation in any order, requirement, decision, grant or refusal made by the Building Inspector or other administrative officer in the carrying out or enforcement of the provisions of this Ordinance. (b) Where, by reason of the exceptional narrowness, shallowness or shape of a specific piece of property on the effective date of this Ordinance, by reason of exceptional topographic conditions, or other extraordinary situation or condition of the land, building or structure, or of the use of or development of property immediately adjoining the property in question, the literal enforcement of the requirements of this Ordinance would involve practical difficulties or would cause undue hardship; provided that the Board shall not grant a variance on a lot of less area than the requirements of its zone district, even though such lot existed at the time of passage of this Ordinance, if the owner or members of his immediate family owned adjacent land which could without undue hardships be included as part of the lot. ( c) Where there are practical difficulties or unnecessary hardships in the way of carrying out the strict letter of such Ordinance relating to the construction, structural changes in equipment, or alterations of buildings or structures, or the use of land, buildings, or structures so that the spirit of this Ordinance shall be observed, public safety secured, and substantial justice done. �SECTION 18.06 GENERAL. No variance in the provisions or requirements of this Ordinance shall be authorized by the Board unless the Board finds from reasonable evidence that all of the following facts and conditions exist: (a) That there are exceptions or extraordinary circumstances or conditions applying to the property in question as to the intended use of the property that do not apply generally to other properties in the same zoning district. ( b) That such variance is necessary for the preservation and enjoyment of a substantial property right similar to that possessed by other properties in the same zoning district and in the vicinity. The possibility of increased financial return shall not of itself be deemed sufficient to warrant a variance. ( c) That the authorizing of such variance will not be of substantial detriment to adjacent property and will not materially impair the intent and purposes of this Ordinance of the public interest. (d) That the condition or situation of the specific piece of property, or the intended use of said property for which the variance is sought is not of so general or recurrent a nature as to make reasonably practicable the formulation of a general regulation for such conditions or situation. SECTION 18.07 SPECIAL EXCEPTIONS. The Board of Appeals after public hearing shall have the power to grant special exceptions heretofore authorized and in addition may authorize the following: (a) The vertical extension of a building existing at the time of enactment of this Ordinance to such height as the original drawings of said building indicated, provided such building was actually designed and constructed to carry the additional stories necessary for said height limit. ( b) Permit the erection or structural alteration, in a district where such use is permitted, of a grain elevator, gas holder, or other industrial structure to a height above the limit specified for such district. SECTION 18.08 CONDITIONS OF APPROVAL. In authorizing a varian ce or exception the Board may, in addition to the specific conditions of approval called for in this Ordinance , attach thereto su ch other conditions regarding the location, character, landscaping, or treatment reasonably necessary to the furtherance of the intent and spirit of this Ordinance and the protection of the public interest. SECTION 18.09 PROCEDURE. The following procedure shall be required: ( a) An appeal for variance from any ruling of the Building Inspector or other administrative officer administering any portion of this Ordinance may be taken by any person or any governtmental department affected or aggrieved. (b) An application for special exceptions authorized by this Ordinance may be taken by any person or governmental department affected. ( c) The Board of Appeals shall not consider any application or appeal without the payment by the appellant to the Township Treasurer of a fee in the amount of $10.00. Such application or appeal shall be filed with the Building Inspector who shall transmit the same, together with all plans, specifications, and other papers pertaining to the application or appeal, to the Board of Appeals. Said fee shall not thereafter be refunded. (d) When an application or appeal has been filed in proper form and with the required data , the Secretary of the Board shall immediately place the said application or appeal upon the calendar for hearing and cause notices stating the time, place and object to the hearing to be served. Such notices shall be served personally or by mail at least seven days prior to the day of such hearing, upon the applicant or the appellant and the Building Inspector, or other administrative body from which such appeal is taken. Any interested party may appear at such hearings in person, or by agent, or by attorney. (e) Upon the day for hearing any application or appeal, the 16 Board may adjourn the hearing in order to permit the obtaining of additional information , or to cause su ch further notice as it deems proper to be served. In the case of an adjourned hearing , persons previously notified and persons already heard need not be notified of the time or resumption of said hearing unless the Board so decides. SECTION 18.10 DECISIONS OF THE BOARD. The Board shall decide all applications and appeals within 30 days after the final hearing thereon . A copy of the Board's decision shall be transmitted to the applicant or appellant and to the Building Inspector. Such decision shall be binding upon the building inspector and observed by him, and he shall incorporate the terms and conditions of the same Lr1 the permit to, incorporate the terms and conditions of the same in the permit to the applicant or appellant whenever a permit is authorized by the Board. A decision of the Board shall not become final until the expiration of five days from the date such decision is made unless the Board shall find the immediate effect of such decision is necessary for the preservation of property or personal rights and shall so certify on the record. SECTION 18.11 STAY OF PROCEEDINGS. An appeal shall stay all proceedings in furthera nee of the action appealed from unless the Building Inspector ~ertifies to the Board of Appeals after notice of appeal shall have been filed with him, that by reason of fact stated in the certificate a stay would, in his opinion, cause imminent peril to life or property. In such case, proceedings shall not be stayed otherwise than by a restraining order which may, on due cause shown be granted by the Board of Appeals or by the Circuit Court on application, after notice to the Building Inspector. CHAPTER XIX ADMINISTRATION AND ENFORCEMENT SECTION 19.01 BUILDING PERMIT REQUIRED. It shall be unlawful for any person to commence excavation for or con- �struction of any building, structure or parking area, or to make structural changes in any existing building or structure, without first obtaining a building permit from the Township Building Inspector. No permit shall be issued for the construction, alteration or remodeling of any building or structure until an application has been submitted showing that the construction proposed is in compliance with the provisions of this Ordinance and with the Building Code. No plumbing, electrical or drainage permit shall be issued until the Building Inspector has determined that the plans and designated use indicate that the structure and premises, if const meted as planned and proposed, will conform with the provisions of this Ordinance. SECTION 19.02 ADMINISTRATIVE OFFICIALS . Except as otherwise indicated in this Ordinance, the Building Inspector shall administer and enforce this Ordinance, including the receiving of applications, the inspection of premises and the issuing of building permits. SECTION 19.03 PERMITS. Every application for a building permit shall be made as required by the Building Code and shall designate the existing or intended use of the structure or premises or part thereof which it is proposed to alter, erect or extend, and the number of dwelling units, if any, to occupy it. The application shall be accompanied by two ink, blue print or photostat copies of drawings, drawn to scale, showing the actual lines, angles and dimensions of the lot to be built upon or used and the exact size and location on the lot of all existing and proposed structures and uses, together with specifications. The application shall contain other information with respect to the lot and adjoining property as may be required by the Building Inspector. One copy of both plans and specifications shall be filled in and retained by the office of the Building Inspector, and the other shall be delivered to the applicant when the Building Inspector has approved the application and issued the permit. ln cases of minor alterations, the Building Inspector may waive portions of the foregoing requirements obviously not necessary for determination of compliance with this Ordinance. SE CTI ON 19.04 OCCUPANCY. It shall be unlawful to use or permit the use of any structure or premises altered, ext ended or erected, until the Building Inspector shall have made an inspection of the premises and shall have approved the same for occupancy. SECTION 19.05 VIOLATIONS AND PENAL TY. Any person, firm or corporation who violates, disobeys, omits, neglects or refuses to comply with, or who resists enforcement of any of the provisions of this Ordinance shall be fined not less than $25.00 or more than $1 00.00, or by imprisonment of not more than 90 days, or by both such fine and imprisonment at the discretion of the Court, with the cost of prosecution for such offense. Every day that violation is permitted to exist shall constitute a separate offense. SECTION 19.06 AMENDMENTS. The Township Board may, from time to time amend, supplement or change by ordinance, the boundaries of districts or the regulations herein established, in accordance with the State Law. CHAPTER XX VALIDITY SECTION 20.0 l VALIDITY. Should any section, clause or provision of this Ordinance be declared by the Courts to be invalid, the same shall not affect the validity of this Ordinance as a whole or any part thereof other than the part declared to be invalid. CHAPTER XXI REPEALING CLAUSE SECTION 21.01 REPEALING CLAUSE. The Ada Township Zoning Ordinance, adopted as amended, is hereby repealed, and all other ordinances or parts 17 of ordinances in conflict with the provisions of this Ordinance are likewise repealed. CHAPTER XXII P-lA PLANNED DEVELOPMENT - NATURAL RESOURCES ZONE SECTION 22.01 DESCRIPTION AND PURPOSE. A zone established for the orderly extraction of natural resources and for the erection and operatidn of allied and associated industries pursuant to Chapter XIV of this Ordinance and the Application and Development Plan dated December 14, 1966. SECTION 22.02 USE REGULA TIO NS. In this zone, no building, structure, or part thereof, shall be erected, altered or moved upon any parcel of land in said zone or no parcel of land shall be used for any purpose other than one or more of the following: (a) Mining, mobile and temporary processing and stockpiling of sand, gravel, sand and gravel aggregates, dirt, soil and other materials. (b) Fixed or permanent processing facilities and stockpiling of sand; gravel, sand and gravel aggregates, dirt, soil and other similar materials. (c) Concrete batch plants. (d) Bituminous batch plants. (e) Cement block plants. (f) Ancillary uses including, by way of example and not by limitation, office buildings, scale houses, fuel storage, parking, equipment maintenance buildings and general storage buildings. Provided , however, uses (b) (c) (d) (e) and (f) shall be confined to such areas within this zone as are designated Marshalling Centers on the Development Plan hereby incorporated by reference. SECTION 22.03 GENERAL CONDITIONS. (a) The erection or construction of any structure in this zone which is indicated on the Development Plan shall be preceded by the acquisition of a township building permit for such building. (b) No land shall be used nor �a building permit issued for any use in this zone which is not indicated on the Development Plan. (c) Front Yard - There shall be a minimum front yard in this zone of 7 5 feet. (d) Rear Yard - There shall be a minimum rear yard in this zone of 7 5 feet. (e) Side Yard - There shall be a minimum side yard of 50 feet except where this zone abuts a residential district or a street on the side, in which instance, the minimum side yard shall be 1 00 feet. (f) Off-Street Parking Adequate off-street parking must be provided in this zone. (g) All activities and equipment used in this zone shall meet the standards set by the Air Pollution Control Section of the Michigan Department of Public Health. (h) On that part of this zone described as a 40-acre parcel, more or less, being the Southeast ¼ of the North west ¼ of Section 21, Town 7 North, Range 10 West, Ada Township, Kent County, Michigan, any uses permitted in this zone may occur for a period of 5 years only beginning on the date that any of such uses first commence. (i) Any area within this zone shall be graded in accordance with the Proposed Final Contour Map of the Development Plan within two years after the natural resources have been removed or operations for the removal of such natural resources have ceased, whichever event first occurs. U) Natural buffers, as indicated on the Site Plan of the Development Plan shall be maintained to a reasonable extent in such zone. CHAPTER XXIII MH PLANNED MOBILE HOME PARK ZONE SECTION 23.01 DESCRIPTION AND PURPOSE. The provisions of this chapter are enacted to provide for the orderly development of mobile home parks in a manner conducive and beneficial to the health and welfare of the entire community. A Planned Mobile Home Park District shall be established only upon application by the owner of the property for approval of a planned mobile home park. The proposed district shall be unified and contiguous in shape ; the creation of odd-shaped area to meet the zone requirements shall not be permitted. SECTION 23.02 USE REGULA TIO NS AND PROCEDURE. (a) The owner of any parcel of land which is not substa·ntially developed or the owner of developed land which is proposed to be redeveloped after razing the building thereon, may make application to the Planning Commission for a change of zoning to a Planned Mobile Home Park District. Such application shall be accompanied by a development plan for the entire site which shall include a topographical map showing contour lines at five-foot intervals, a plot plan showing the location of all proposed mobile home sites, all buildings, all non-enclosed uses , all drainage, parking , and traffic-handling facilities. The development plan shall also indicate all screening and other landscaping, all exterior lighting and signs. It shall also state in detail the proposed use or uses to be made of the land. It shall also include floor plans and elevation drawings showing the architectural style of all buildings except where the Planning Commission and Township Board shall expressly waive the requirement of floor plans and elevation drawings. (b) The procedure for considering an application shall be the same as that provided for amendments to this Ordinance, and the approval of any application shall be in the form of an amendment to this Ordinance which shall incorporate the development plan by reference. (c) The Planning Commission shall not approve any such application unless it shall find that all of the following conditions exist: (i) The public safety will not be endangered due to a concen- . tration of population in a given area with insufficient police and fire protection facilities being available. (ii) Sufficient sanitation facilities are available or planned 18 to serve the proposed mobile home park adequately in accordance with Act 243 of the Public Acts of 1959 as amended. (iii) Sufficient public utilities are available to serve the proposed mobile home park adequately in accordance with Act 243 of the Public Acts of 1959 as amended. (iv) Existing and proposed streets are suitable and adequate to carry anticipated traffic within the proposed district and in the vicinity. (v) Sufficient school facilities are available or planned for the foreseeable future to accommodate the residents of the proposed mobile home park. (vi) The topography, soil composition, water table and drainage potential are suitable for the proposed mobile home park. (vii) The landscaping, architecture and placement of the mobile home sites are such that the zoning plan and character of the surrounding area will be preserved. ( viii) If the proposed parcel is peculiar in shape or topography, that the minimum height, yard, building and area requirements set forth in Section 23.03 of this Chapter are adequate to protect the health and welfare of the community in light of the pecularities of the proposed district, or that the proposed mobile home park, by exceeding the minimum specified in said Section 23.03, will not endanger the health and welfare of the community. SECTION 23.03 MINIMUM HEIGHT, YARD, BUILDING AND AREA REQUIREMENTS. (a) The mobile home park shall provide a fifty (50) foot buffer zone strip separating the mobile home park from adjacent property. The buffer zone shall be properly planted with trees, shrubbery or other nursery stock of varying height, sufficiently dense to block the view of the mobile home park and buildings up to a minimum of five (5) feet in height. No part of the buffer zone shall be used for any structure, board fences, right-of-way, or parking purposes. (b) A minimum area of one (1) acre or, in the discretion of �the Planning Commission two hundred (200) square feet for each mobile home site, shall be set aside as a storage area for the temporary storage of boats, travel trailers, and the like. There shall be a ten ( I 0) foot buffer zone with a protective screen between the storage area and the adjacent mobile home sites. (c) Not less than two percent ( 2%) of the total land area included within the proposed district shall be set aside for, and developed as, a recreation area. (d) Each mobile home site shall consist of at least five thousand (5,000) square feet with a minimum lot width of fifty (50) feet. ( e) Each double mo bile home site shall consist of at least seventy five hundred (7500) square feet with a minimum lot width of seventy five (75) feet. ( f) Each mobile home site shall have: 1. An unoccupied front yard at least twenty-five (25) feet deep. (ii) Two side yards totaling fifteen (15) feet in depth, with neither side yard less than six ( 6) feet in depth. (iii) A rear yard at least fifteen ( 15) feet deep. (g) No structure shall exceed a height of twenty-five (25) feet or two and one-half (2½) stories. (h) The Planning Commission may require that any of the foregoing minimum requirements be exceeded when it is necessary in accordance with the provisions of Section 23.02 (viii) thereof. SECTION 23.04 GENERAL REQUIREMENTS. (a) The location of the proposed mobile home park must be such that it is fronting on and with direct vehicular access to a state or federal truck line or a paved primary road. (b) There shall be two points of ingress and egress to the site not closer together than three hundred (300) feet. ( c) A 11 streets within the mobile home park shall be of bituminous aggregate or similar surface, meeting the County Highway public street construction specifications and provided with proper curbing. Two-way streets shall be at least thirty (30) feet wide. One-way streets shall be at least fifteen (15) feet wide. (d) Two (2) hard-surface automobile parking spaces shall be provided for each mobile home park site, one of which space may be on a street. Parking shall be permitted on only one side of any street. (e) All utilities shall be placed underground. ( f) A 11 areas between the mobile home and the ground shall be enclosed with a skirt designed for the purpose. (g) All mobile home parks permitted in this zone shall be licensed and operated under the provisions of Act 243 of the Public Acts of 1969 (M.S.A. s5.278(31) as amended. And is further amended by deleting from Section 14.0 I the phrase "trailer or mobile home park outside of an 1-1 Industrial Zone." SECTION 23.05 EFFECTIVE DATE. (a) This Ordinance shall be published in the Lowell LedgerSuburban Life and become effective thirty (30) days thereafter. The foregoing Ordinance was duly adopted by Ada Township l3oard on September 27, 1971. SECTION 1. The Ada Township Zoning Ordinance is hereby amended by the addition of a new Chapter XXIV which provides in its entirety as follows: CHAPTER XXIV PO PROFESSIONAL OFFICE ZONE SECTION 24.01 DESCRIPTION AND PURPOSE. This district is in tended for areas of limited size which because of proximity to commercial uses or major highways are not feasible for residential use, and where the use of the premises for professional offices will provide a suitable transitional use or a buffer between such highways and commercial uses and adjoining residential areas. SECTION 24.02 USE REGULA TIO NS. In the Profession.ii Office District, no building, 19 structure or part thereof shall be erected, altered or moved upon any parcel of land in said district, and no parcel shall be used for any purpose other than for offices used in the conduct of a profession such as medicine, law, architecture, engineering, real estate brokerage, insurance sales, and other professional or quasi professional businesses which do not create noise nor generates large volumes of traffic, and any use permitted in a residential district. SECTION 24.03 GENERAL CONDITIONS. The height, setback, and yard requirements shall be as set forth in Section l 2.03 of this Ordinance. SECTION 24.04 OFF STREET PARKING. Off street parking facilities shall be provided to the extent of three square feet of parking space per three square feet of building area. SECTION 24.05 SCREENI NG AND GREENBELTS. Premises within this district used for professional offices shall be screened from any adjoining residential property by natural hedges or other reasonably similar screen to a height of at least five feet. SECTION 24.06 APPROVAL OF SITE PLAN. No building (except a structure permitted in a residential district) shall be erected on any lot in this zone except in accordance with an approved site plan as hereinafter required. Before a permit is issued for construction within this zone, a site plan of the development area shall be filed with the Planning Commission set ting forth, identifying and locating the following features: (I) Streets and entry approaches (2) Parking spaces (3) Sidewalks ( 4) Structures ( 5) Trees, shrubbery and screening. SECTION 24.07 HEARING ON SITE PLAN. The Planning Commhsion shall review the site plan submitted hereunder and shall approve the same if, after �public hearing, it finds that the proposed use is not injurious to the surrounding neighborhood and not contrary to the spirit and purpose of this Ordinance. However, the Planning Commission may attach conditions to its approval of any site plan requiring adequate ventilation, sunlight, parking, traffic safety, ease of fire protection, minimization of areas not open and visible which create actual or potential public safety hazards, and preservation of property values in the area. SECTION 24.08 APPEALS. Any applicant feeling himself or itself aggrieved by the decision of the Planning Commission on the approval or disapproval of site plans as hereinbefore provided, may appeal said decision to the Board of Appeals in accordance with the procedure for the appeal of the decision of any administrative officer, pursuant to Section 18.09. SECTION 2. The following described property is rezoned from the R-3 Residential Zone to the PO Professional Office Zone: Lots 130, 131, 132, 133, 161, 162, 163, 164, 196, and 197 of Orchard Homes Plat, Section 31, Town 7 North, Range 10 West, Ada Township, Kent County, Michigan, according to the recorded plat thereof, and Lots 1, 2, 3, 4, 5, 6, 7, 8, 9, 92 and 93, of the Plat of Royal Oak Estates Subdivision, Section 31, Town 7 North, Range 10 West, Ada Township, Kent County, Michigan, according to the recorded plat thereof. SECTION 3. This Ordinance shall be published in the Lowell Ledger-Suburban Life and become effective thirty (30) days thereafter. The foregoing Ordinance was duly adopted by the Ada Township Board on September 27. 1971. SCHEDULE - SECTION 10.02 USE REGULATIONS (page 9) R-4 - R-4- Item in present R-1 in present R-2 Maximum Gross Density ( excluding roads) 1 dwelling unit/acre 2.3 dwelling units/acre 3.2 dwelling units/acre where either public water or sanitary sewer is provided, or 2.9 dwelling units/acre where neither public water nor sanitary sewer is provided Mimimum lot widths 90 feet 80 feet 70 feet Minimum front yard 40 feet 35 feet 30 feet Minimum lot depths 120 feet 110 feet 100 feet 100 feet 40 feet 90 feet 35 feet 80 feet 30 feet 30 feet 15 feet on each side 25 feet 10 feet on each side 20 feet IO feet on each side 35 feet 30 feet 25 feet Minimum lot depths when lot borders on land dedicated to the common use of the subdivision as indicated in Section 10.03 Minimum rear yards Minimum rear yards when rear yards border on land dedicated to the common use of the subdivision as indicated in Section 10.03 Minimum side yards Minimum side yard on street side of comer lot ADA TOWNSHIP INOPERABLE MOTOR VEHICLE ORDINANCE An Ordinance to regulate the outdoor storage of inoperable motor vehicles in the Township of Ada and to provide for penalties hereof. The Township of Ada Ordains: SECTION 1. Storage of Inoperable Vehicles or parts 20 R-4in present R-3 Thereof. It is hereby declared to be unlawful for any person, firm or corporation to store, place or permit to be stored or placed any inoperable motor vehicle or any part or parts of a motor vehicle on land in the Township of �Ada, except as the same may be permitted under the provisions of the Zoning Ordinance of the Township of Ada, unless said inoperable motor vehicle or part or parts of a motor vehicle shall be kept in a wholly enclosed garage or other wholly enclosed structure. SECTION 2 DEFINITIONS: (a) Motor vehicle is hereby defined as any wheeled vehicle which is or was intended to be operable as a self propelled vehicle. (b) An inoperable motor vehicle is defined as a motor vehicle which by reason of dism an tling, disrepair or other cause is incapable of being propelled under its own power, or is unsafe for operation on the streets and highways of this St ate because of inability to comply with the State Motor Vehicle Code. SECTION 3 CONSTRUCTION. This Ordmance shall not be construed as repealing any ordinance now in effect or here after made effective relating to the keeping of rubbish, litter, garbage, refuse, trash or junk, but shall be construed as supplementary to any such ordmances as well as to any statutes of the State of Michigan relating thereto. SECTION 4 NUISANCE. The presence of an Inoperable motor vehicle or parts of a motor vehicle in violation of the terms of this Ordinance is hereby declared to be a public nuisance. SECTION 5 PENALTIES. Violation of this ordinance shall be a misdemeanor punishable by a fine of not more than One Hundred Dollars ($100.00) or by imprisonment in the County Jail for a period of not to exceed ninety (90) days or both such fine and imprisonment. Each day that a violation shall continue shall constitute a separate and distinct violation of the provisions of this Ordinance. SECTION 6 SEVERABILITY. The provisions of this Ordi- nance are here by declared to be severable, and if any clause, sentence, paragraph, section or sub- section is declared to be void or ineffective for any reason, it shall not affect any other part or portion hereof. SECTION 7 EFFECTIVE DATE. This Ordinance shall be effective thirty (30) days after publication hereof, May 24, 1969. The foregoing Ordinance was adopted at a regular meeting of the Ada Township Board held on April 14, 1969. KENNETH ANDERSON Ada Township Clerk ADA TOWNSHIP TRASH ORDINANCE An ordinance to prevent, reduce or eliminate blight, blighting factors, or causes of blight, within Ada Township, and to secure the public health, safety, and general welfare by prohibiting the accumulation of trash and junk or either of them on premises other than in properly designated public dumps or licensed junk yards, and to provide penalties for the violation of said ordinance. 1 TITLE. This Ordinance shall be known and cited as the "Ada Township Trash Ordinance." SECTION SECTION 2 DEFINITIONS. (a) The terms "trash" and "junk" are used synonymously and each as herein used shall include the following: Used articles or used pieces of: iron, scrap metal, automobile bodies or parts of motor vehicles, stoves, parts of machmery or junked or discarded machmery, used lumber which may be used as a harborage for rats, ashes, garbage, industrial by-products or waste, empty cans, food containers, bottles, crockery, utensils of any kind, boxes, barrels, and all other articles customarily considered trash or junk and which are not housed in a building. (b) The term ''person" as used herein shall include any person, firm or corporation. SECTION 3. It shall be un- lawful for any person to accumulate, place, or allow or permit the accumulation or placing of trash or junk on any premises in 21 said township, except in a dµmp duly licensed by the State of Michigan or in a junk yard duly licensed by the Township of Ada. SECTION 4. Any person who shall violate any of the provisions of this ordinance shall be guilty of a misdemeanor and upon conviction thereof, shall be punished by a fine of not to exceed One Hundred ($100) Dollars or by imprisonment in the Kent County Jail not to exceed ninety (90) days, or both such fine and imprisonment, together with court costs, in the discretion of the court. Each day that such violation occurs shall constitute a separate offense. SECTION 5. If any word, sentence, paragraph or provision of this Ordinance is held invalid, it shall not affect the rest of the provisions of this ordinance. SECTION 6. This Ordinance shall take effect May 24, 1969. KENNETH ANDERSON Ada Township Clerk ADA TOWNSHIP SWIMMING POOL ORDINANCE An Ordinance to regulate the location, construction, operation and maintenance of swimming pools, and to provide for the issuance of permits before construction, for the administration and enforcement of this Ordinance and penalties for the violation of its provisions. The people of The Township of Ada do Ordain: SECTION 1 DEFINITIONS. For the purpose of this Ordin a-n ce the term "swimming pool" shall mean any artificially constructed outdoor pool capable of being used for swimming or bathmg, having a depth of two (2) feet or more at any point. SECTION 2 CONSTRUCTION PERMIT. (a) A permit shall be applied for and issued by the Building Inspector before construction shall begin of any swimming pool. The application for permit shall be accompanied by a com- �plete and detailed set of plans and specifications of the swimming pool, fencing and related equipment. Before any permit shall be issued such plans and specifications shall be approved by the Building Inspector, and before any swimming pool shall be used a final Inspection and approval must be had from the Building Inspector. (b) All applications for a permit shall be accompanied by a permit fee of Five Dollars ($5.00). SECTION TIONS. 3 REGULA- (a) Swimming pools shall not be constructed in any front yard and, measured from the water's edge of the pool, shall not be any nearer than seven (7) feet from the side or rear lot lines. (b) Any electric wire within twenty-five (25) feet of the water's edge of the pool shall be placed underground and in an appropriate conduit approved for such purposes to prevent electricity from being conducted into the water. No electric wires of any kind shall cross or be over the water surface. Any underwater lighting shall be accomplished by the use of methods and materials approved for such purposes. (c) There shall be no crossconnections of any public water supply with any other source of water supply for the pool. The line from the public water supply to the pool shall be protected against back flow of water by means of an air gap and shall discharge at least six ( 6) inches above the maximum high-water level of the makeup tank or the pool. SECTION 4 DRAIN CONNECTIONS. ( a) The drain line for the pool shall be connected to a storm sewer if one is available. (b) Where a storm sewer is not available, the pool drain may be connected to a sanitary sewer to the extent permitted by and upon payment of the fees and charges established in the Ada Township Sewer and Sewage Disposal Ordinance. (c) All drain connections shall be approved by the Building Inspector and Township Supervisor before final approval is given. SECTION 5 FENCES. All swim ming pools shall be enclosed by a fence which shall be at least four ( 4) feet in height from the ground level of a type not readily climbed by children. However, if the entire yard of the residence is enclosed, then this provision may be waived by the Building Inspector upon inspection and apl}roval of the yard's enclosure, or if the pool is of a portable type with a wall height of at least four ( 4) feet above the surrounding ground surface and of such construction as not to be readily climbed by children then the ends of the fence may be attached to the pool structure and the fence need be erected only around the immediate area of the ladder and other means of access to the pool. Gates shall be of selfclosing latch type with the latch on the inside of the gate, not readily available for children to open. Pools constructed or erected after the effective date of this Ordinance shall be enclosed by such a fence before water is placed in the pool. Pools which have been constructed or erected prior to the date of this Ordinance shall be enclosed by such a fence on or before July 1, 1969. SECTION 6 FILTRATION SYSTEM. All swimming pools having I 00 sq. ft. or more of surface shall be required to install and have an approved filtration system. SECTION 7 INSPECTION. The Building Inspector shall have the right at any reasonable hour to inspect any swimmig pool for the purpose of determining that all provisions of this Ordinance are fulfilled and complied with. SECTION 8 NOISE. The owner of the premises upon which a swimming pool is located shall be responsible to limit the number of persons and guests using the pool at any one time, the hours the pool is used and the conduct of the persons and guests using the pool so that the noise, in relation to the time 22 of the day and the proximity of adjacent houses, will be reasonable and not of substantial detriment to the occupants of such adjacent property. SECTION 9 NUISANCE. Construction, operation and maintenance of a swimming pool in violation of the terms of this Ordinance is hereby declared to be a public nuisance. SECTION 10 PENALTIES. Violation of this Ordinance shall be a misdemeanor punishable by a fine of not more than One Hundred Dollars ($100.00) or by imprisonment in the County Jail for a period of not to exceed ninety (90) days or both such fine and imprisonment. Each day that such violation shall continue shall constitute a separate and distinct violation of the provisions of this Ordinance. S E CTI ON 1 1 S EVE RABILITY. The provisions of this Ordinance are hereby declared to be severable, and if any clause, sentence, paragraph, section or subsection is declared to be void or ineffective for any reason, it shall not affect any other part or portion hereof. SECTION 12 EFFECTIVE DATE. This Ordinance shall be effective thirty (30) days after publication hereof, May 24, 1969. The foregoing Ordinance was adopted at a regular meeting of the Ada Township Board held on April 14.1969. KENNETH ANDERSON Ada Township Clerk �I ~ ,'1 i1\ i l5 • _n_) ~----~ '~j i s f '""' . .. > 0 j£ / -,~- ::! u 2 • :r I ~ "',, ./ ---~=, . - -" . ,(--- --- • !II ~ ,,; Mill RD. 4 .. \.,r l~--~- ~ ~, I , _ C ..• ii • > • ~--- ' Q ' ...> ~ ; u u ~ I lf G 3 MILE RD 2MILE RD. > 0 ...•z " / ~;::: .. \. . .·· "-.) / 9 8 \\ 1J-...- 10 1' ,112 ©J 11 i L '~f _JI --...:=--=--= = = II A-1 A-3 I' DOWNS 15 16 17 ST 14 w ~ 41: i, ' - ') ~ I 1119 I I. e:::::::7 1: ,1 I' \ A-1 I 1 - I 1 DR BAILH MICIIIC..AN AVE. I · 111 I I' .... : 25 .. : A-3 - VERGENNES ...z~ ~ ST -R-J- - - /,?-~-i -- BENNETT ~~/2;;>" ~~ """o -~'- ( ~ __,,, ', . ST. II IIII ( 11 ,;?' I,II ~ \, ¾ -~ n ,f-I -.._, - ---- ·7II ..: ...z ~ , -~' I 1 , '-,,/<,,,, ·"-.,o~ ~ II "· $>- ~ $.,UT too .CO DETAIL R-1 R-2 R-3 B-1 B-2 I A-1 A-3 RESIDENTIAL RESIDENTIAL RESIDENTIAL CENTRAL BUSINESS HIGHWAY BUSINESS INDUSTRIAL AGRICULTURAL AGRICULTURAL IS S S S "··, '· J k/z_/;/z// 'J f - . I 1:::1.nn:n a::c= - ·-, "° : I o 1001 i::,.__ ~ 2000 Joto SCALE IN FEET , ----=:1 , ooo sooo ZONING MAP 111111111111111111111111111111111111111111111111111111111 I 111 1 1 1 11 11 11 11 1I ADA TOWNSHIP I I I I I I I II KENT COUNTY , MICHIGAN P-lA PLANNED DEVELOPMENT ZONE 1. P O = Office 2. P 1 B = Condiminium 3. P 1C = Gravel 4. P 1 D = Townhouse 6 -- j:j ADA TOWNSHIP PLANNING COMMISSION WILLIAMS & WORKS ENGINEERS & PLANNERS GRANO RAPIOS , MICHIGAN FRANK W.SUGGITT PLANNING CONSULTANT n1E PREPARATION OF THIS MAP WAS FINANCIALLY AIDED THROUGH A FEDEl<Al GRANT FROM THE URl!AN RENEWAL ~l //'IHUS7f<All0 N 1111111 11: !l 1111: 1 h fue@g OF TH£ "°USING ANO HOME F INANCE AGENCY, UNDER ' HE URBAN PLANNING ASSISTANCE PROGRAM AUTHORIZED BY SECTION 701 OF Tiff HOUSING ACT OF 1954, AS AMENDED, ADMINISTERED BY THE M,CH1,;AN DEPAR TMEl'/T C'f" ECONOMIC EXPANSION / ✓G~~t. S ·J · 4 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Ada-Twp_Zoning-Ordinance_1971 Date A point or period of time associated with an event in the lifecycle of the resource 1971-09-29 Title A name given to the resource Zoning Ordinance of Ada Township Description An account of the resource The Zoning Ordinance of Ada Township was originally adopted on October 10, 1966, and was amended on April 14, 1969 and again on September 29, 1971. Subject The topic of the resource Zoning--Michigan Ada Township (Mich.) Kent County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/9b8c528adf09a07a87df85e863428947.pdf 1b02cd40fd56e50b2b70178fd69f5c26 PDF Text Text I ½ uarn 3 7 7r.} Pu 73 3 * • :..' /y - THE CONSERVANCY DECLARATION OF RESTRICTIONS LADD LAND CORPORATION of 6300 East Fulton, P.O. Box 241, Ada, Michigan 49301 (the "Developer") desires to impose certain building and use restrictions and related terms and provisions upon the following real estate owned by the Developer and located in Ada Township, Kent County, Michigan ("The Conservancy"): "Lots 1 to 11, both inclusive, of The Conservancy, being part of Section 13, Town 7 North, Range 10 West, Ada Township, Kent County, Michigan, according to the recorded plat thereof" NOW, THEREFORE, the Developer hereby declared The Conservancy will be subject to the following conditions, reservations, restrictions, covenants, terms and provisions ( collectively the "Restrictions"): I. BUILDING RESTRICTIONS 1.1 Minimum Square Footage. No one story residence will be constructed on any Lot with a fully enclosed first floor area of less than one thousand seven hundred (1,700) square feet, exclusive of carport, garage, and open porches. No one and one-half or two story residence will be constructed on any Lot with a fully enclosed floor area of less than one thousand eight hundred (1,800) square feet, exclusive of carport, garage and open porches, including a fully enclosed first floor area of not less than one thousand (1,000) square feet, exclusive of carport, garage and open porches. The height of any building will be not more than two and one-half full stories above ground elevation at building line. If any portion of a level or floor within a residence is below grade, all of that level or floor shall be considered a basement level. No mobile home, tent, shack, barn, temporary building, outbuildings, or guest house will be erected on any of the Lots without the prior written approval of the Developer. 1.2 Approval of Plans. The Developer in designing The Conservancy, including the location and contour of the streets, has taken into consideration the following criteria: (a) The Conservancy is designed for residential living on large residential sites in a rural atmosphere. (b) The existing contour of the land and the existing wooded vegetation should be preserved where practicabl_e. (c) The dwelling site on each of the Lots should be located so as to preserve the existing contours and vegetation where practicable. (d) The architecture of the dwelling and landscaping located on any Lot should be compatible with the criteria as established hereby and also should be compatible and �UBER 3 77 t1 Pu 7 3 4 harmonious to the external design and general quality of other dwellings constructed and to be constructed within The Conservancy. (e) The design and general quality of the construction shall be first class. Consequently, the Developer reserves the right to control the buildings, structures, and other improvements placed on each Lot, as well as to make such exceptions to as the Developer will deem necessary and proper. Each residence must include a garage for at least two vehicles. No building, wall, or other improvement (including storage buildings, playhouses, dog runs and play structures) or landscaping will be placed upon a Lot unless and until the plans and specifications therefor showing the nature, kind, shape, height, color, materials and location of the improvements (including floor plan and exterior colors) and the plot plan including elevations have the prior written approval of the Developer and no changes or deviations in or from such plans and specifications as approved will be made without the prior written consent of the Developer. Approved exterior materials include cedar, brick, field stone, drivit and any other material expressly approved by the Developer in writing. Flat roofs will be approved only in exceptional circumstances in the sole discretion of the Developer and the approved roof pitch is not less than a 8/12 pitch. Two sets of complete plans and specifications must be submitted; one will be retained by the Developer and one will be returned to the applicant. Along with the plans and specifications, the owner will submit the name of its proposed builder for approval. Any such plans for construction or alteration referred to above will include a plan for restoration after construction or alteration to a condition satisfactory to the Developer. Developer may, if it determines that the plans and specifications are inadequate, require that they be submitted in greater detail by either a licensed builder or architect or landscape architect in the case of landscaping. No landscaping may be commenced prior to submission and approval of a landscaping plan by the Developer. Each such building, wall, or structure will be placed on a Lot only in accordance with the plans and specifications and plot plan as approved by the Developer. Refusal of approval of plans and specifications by the Developer may be based on any ground, including purely aesthetic grounds, which in the sole and uncontrolled discretion of the Developer seem sufficient. No alteration in the exterior appearance of the buildings or structures constructed with such approval will be made without like approval of the Developer. If the Developer will fail to approve or disapprove any plans and specifications within thirty (30) days after written request therefor, then such approval will not be required; provided that no building or other improvement will be made which violates any of these Restrictions. The Developer will not be responsible for any defects in plans or specifications approved by Developer or in any building or structure erected according to such plans and . specifications or in any changes in drainage resulting from such construction. Developer may construct any improvements within The Conservancy that it may, in its sole discretion, elect to make without the necessity of prior consent from any other person or entity. 2 �UBER 1 77 L} P6 7 35 1.3 Construction Process. All construction of all buildings and structures will be done only by residential home builders licensed by the State of Michigan and approved in writing by the Developer. When the construction of any building is once begun, work thereon must be diligently continued and must be completed within a reasonable time. In any event, all construction and grass seeding and landscaping must be completed within one year from the start thereof, provided that the Developer may extend such time when in Developer's opinion conditions warrant an extension. 1.4 Garages and Outbuildings. Garages, which will be for the use only of the occupants of the residence to which they are appurtenant, must be attached to the residence and constructed in accordance with the plans approved in Section 1.2. No garage or other outbuilding will be placed, erected, or maintained upon any Lot except for use in connection with a residence on that Lot or on an adjoining Lot already constructed or under construction at the time that such garage or other outbuilding is placed or erected upon the Lot. 1.5 Walls and Fences. No wall or fence of any height will be constructed on any Lot until after the height, type, design, and approximate location therefor will have been approved in writing by the Developer. The heights or elevations of any wall or fence will be measured from the existing elevations of the property at or along the applicable points or lines. Any question as to such heights may be completely determined by the Developer. 1.6 Occupancy. No building erected upon any Lot will be occupied in any manner while in the course of construction, nor at any time prior to its being fully completed and a certificate of occupancy issued by Ada Township. Nor will any residence, when completed, be in any manner occupied until made to comply with the approved plans and all of the Restrictions. 1.7 Elevations. No substantial changes in the elevations of the land will be made on a Lot without the prior written consent of the Developer. Any change which materially affects the surface elevation, grade or drainage of the surrounding Lots will be considered a substantial change. 1.8 Soil from Excavation. All soil to be removed from any of the Lots either in grading or excavating will, at the option of the Developer, become the property of the Developer and when removed will be placed by the owner of the Lot in such place or places within The Conservancy as the Developer will designate at the Lot owner's expense. 1.9 Letter and Delivery Boxes. The Developer will determine the location, color, size, design, lettering, and all other permitted particulars of all mail or paper delivery boxes, and standards and brackets and name signs for such boxes. Each Lot owner will pay to the Developer the cost of the owner's mailbox installed by Developer as reasonably determined by Developer. The owner will maintain the owner's mailbox in its original style and color. 1.10 Lighting. No vapor lights, dusk to dawn lights or other lights regularly left on during the night may be installed or maintained on any Lot without consent from the Developer. Street lights may be installed at the entrance by the Developer. · 3 �UBER 3 7 7 t1 P6 7 3 6 1.11 Fuel Storage Tanks. No oil, fuel or propane gas storage tanks may be installed on any Lot, except one propane gas storage tank on each Lot surrounded by a wooden fence high and solid enough to completely screen the tank from view, and located so that none of the tank or fence is visible from any street in The Conservancy. Because it is believed to be the environmentally sensitive decision and in order to minimize the number and size of propane gas tanks in The Conservancy, it is hoped that most homes will be constructed with heat pumps, but this decision is to be made by the individual Lot owners exercising their own discretion. 1.12 Water Systems. Individual water supply systems will be permitted on a Lot solely to provide water for domestic consumption at the residence on the Lot and for irrigation purposes, swimming pools, or other non-domestic uses on the Lot. Because of elevated levels of hardness that can occur in well water, owners may want to consider installation and utilization of water treatment devices to reduce the hardness concentration. All wells installed for private water supply must penetrate an adequate protective continuous clay overburden of at least ten ( 10) feet in thickness. All wells are to be grouted in accordance with Michigan Department of Public Health water well grouting requirements. The owner of each Lot shall be responsible for the installation, operation, and repair of the water system on the Lot. For informational purposes only, owners are advised that wells adjacent to The Conservancy indicate the water supply appears to be 90 - 100 feet deep. The restrictions imposed in this Section 1.12 by the Kent County Health Department are perpetual and shall run with the land. No part of this Section may be amended, altered, modified or terminated without the prior written consent of the Kent County Health Department. 1.13 Septic Systems. It will be the responsibility of the owner to maintain the septic system in good order and working condition and comply with all applicable governmental regulations and neither the Developer nor the Association will have any responsibility with respect to the septic system on any individual Lot. Each owner must pump out the owner's septic system at least once every three years. With the application to obtain a permit from the Kent County Health Department ("KCHD") for a septic tank and drainfield, the owner will submit to the KCHD a lot development plan drawn to scale which will locate the structure, private drives and right-of-ways, utilities, Lot lines, building site and proposed well and septic location. As part of the application the KCHD may require a topographical map showing existing and proposed contours. Contour intervals will not exceed two feet. Site modification in the area of the initial and replacement wastewater disposal systems (drainfields) may be required by the KCHD whic would typically include soil removal and backfill with approved sand (2 NS) or raised mound type systems. Utilities, buildings, drives or other structures which may interfere with the installation and operation of the on-site sewage disposal system shall not be permitted within the designated and replacement sewage disposal areas as indicated on the permit issued by the KCHD. The restrictions imposed in this Section 1.13 by the KCHD are perpetual and shall run with the land. No part of this Section may be amended, altered, modified or terminated without the prior written consent of the KCHD . 1.14 Paved Areas. All driveways, driving approaches, and off-street parking areas shall be surfaced with an asphalt, bituminous, or portland cement binder pavement. 4 �UBER 3 7 7 ~i P6 7 3 7 1.15 Developer's Option to Repurchase. If a single family residence is not substantially completed on a Lot in accordance with this Declaration within eighteen (18) months from the date the Lot is sold by Developer pursuant to a land contract which grants possession of the Lot to the vendee or from the date on which the Lot is conveyed by the Developer to a purchaser (unless such eighteen (18) months is extended in writing by the Developer), the Developer will have the option to purchase back the Lot from the then current owner. The Developer's option to purchase back the Lot will continue until such time as construction is commenced of a residence which has been approved as contemplated by this Declaration. The option will be exercised by written notice to the owner of record of the Lot and the purchase price will be equal to the net cash proceeds received by the Developer from the sale of the Lot (sales price less closing costs of Developer), without increase for interest or any other charge. If the option is exercised, Developer is to receive marketable title by warranty deed subject only to restrictions or encumbrances affecting the Lot on the earlier of the date of the land contract or date of conveyance by the Developer, and with all taxes and assessments which are due and payable or a lien on the Lot, and/or any other amounts which are a lien against the Lot, paid as of the date of conveyance back to the Developer. The closing of the re-purchase shall take place in Kent County, Michigan at a place and time specified by Developer not later than thirty (30) days after the date of exercise of the option. The then current owner of the Lot will take such actions and shall execute such documents, including a warranty deed to the Lot, as the attorneys for the Developer will deem reasonably necessary to convey marketable title to the Lot to the Developer, free and clear of all liens and encumbrances as aforesaid. II. SETBACKS AND BUILDING LINES 2.1 Setback Lines. The location of any structure constructed on each of Lots 1 through 11 as depicted on the recorded plat of The Conservancy shall be subject to front, side and rear yard setback requirements as specified in the Ada Township Zoning Ordinance for the AG District unless a variance for such location is obtained from the Zoning Board of Appeals of the Township of Ada and further there is obtained a written consent thereto either from the Developer or from the immediately adjoining Lot owners. If the Developer should amend this Declaration as contemplated by Section 9.4(b) to add any or all of the lands depicted on Exhibit A adjoining Lots 1 through 11 to the east as subject to these Restrictions and they are platted and/or parceled as depicted on Exhibit A and the amendment adding such lands makes no different or contrary provision, then the location of any structure constructed on any of such Lots must satisfy the following setback requirements unless a variance for such location is obtained from the Zoning Board of Appeals of the Township of Ada and further there is obtained a written consent thereto either from the Developer or from th~ immediately adjoining Lot owners: (a) Lots 12 through 30 depicted on Exhibit A shall be subject to front, side and rear yard setback requirements as specified in the Ada Township Zoning Ordinance for the AG District. 5 �(b) Parcels A through F depicted on Exhibit A shall be subject to front, side and rear setbacks for principal and accessory buildings as determined by the areas designated as "Building Envelope" on Exhibit A. (c) Minimum setbacks from the South property line as depicted on Exhibit A for Parcels A, B and C shall be 100 feet. 2.2 Swimming Pools. Swimming pools will not be nearer than five feet to any Lot line and will not project with their coping more than two feet above the established grade. No aboveground swimming pools will be permitted. 2.3 Walls, Fences and Hedges. Walls and fences may be erected with the approval contemplated by Section 1.5 and hedges grown but they will be no higher than four feet from the street to the building line and six feet from the building line to the rear property line without the prior written consent of the Developer. 2.4 Waivers. Notwithstanding anything to the contrary herein, the Developer, in the sole discretion of the Developer, may waive or permit reasonable modifications of the setback requirements. ill. USE RESTRICTIONS 3.1 Residential Use. The Lots are for single-family residential purposes only. There will not exist on any Lot at any time more than one residence. No building or structure intended for or adapted to business purposes, and no apartment house, double house, lodging house, rooming house, half-way house, hospital, sanitarium or doctor's office, or any multiple-family dwelling of any kind will be erected, placed, permitted, or maintained on any Lot. No improvement or structure whatever, other than a first class private dwelling house, patio walls, swimming pool, and customary outbuildings, may be erected, placed, or maintained on any Lot. No Lot will be used or occupied by other than a single family, its temporary guests and household employees and no Lot will be used for other than residential use. 3.2 Home Occupations. Although all Lots are to be used only for single-family residential purposes, nonetheless home occupations will be considered part of a single-family residential use if, and only if, the home occupation is conducted entirely within the residence and participated in solely by members of the immediate family residing in the residence, which use is clearly incidental and secondary to the use of the residence for dwelling purposes and does not change the character thereof. To qualify as a home occupation, there must be (i) no sign or display that indicates from the exterior that the residence is being utilized in whole or in part for any purpose other than that of a dwelling; (ii) no commodities sold upon the premises; (iii) no person is employed other than a member of the immediate family residing on the premises, and (iv) no mechanical or electrical equipment is used, other than personal computers and other office type equipment. In no event shall a barber shop, styling salon, beauty parlor, tea room, fortunetelling parlor, day care center, animal hospital, or any form of animal care or treatment such as dog trimming, be construed as a home occupation. Although garage sales are included within the 6 �l!BER 37 7 l} Pu 7 3 9 prohibited uses since commodities are sold at garage sales, garage sales may nonetheless be conducted unless and until the Developer determines to prohibit garage sales, so long as conducted in accordance with any rules or conditions adopted by the Developer. 3.3 Garage Doors. For security and aesthetic reasons, garage doors will be kept closed at all times except as may be reasonably necessary to gain access to and from any garage. 3.4 Recreational and Commercial Vehicles. No house trailers, trailers, boats, camping vehicles, motorcycles, all terrain vehicles, snowmobiles, or vehicles other than automobiles or vehicles used primarily for general personal transportation use may be parked or stored upon any Lot or adjoining areas, unless parked in a garage with the door closed or with the written consent of the Developer, except that a pleasure boat on its trailer may be temporarily parked or stored on a Lot for no longer than an aggregate of two weeks each year without prior written consent. No inoperable vehicles of any type may be brought or stored upon any Lot, either temporarily or permanently, unless within a garage with the door closed. No trucks over 3/4 ton will be parked overnight on any Lot, except in an enclosed garage without the prior written consent of the Developer. No snowmobile, motorcycles or all terrain vehicles will be used on any Lot or any part of The Conservancy without the prior written approval of the Developer. 3.5 Zoning. The use of any Lot and any structure constructed on any Lot must satisfy the requirements of the zoning ordinance of the Township of Ada, Kent County, Michigan, which is in effect at the time of the contemplated use or construction of any structure unless a variance for such use or structure is obtained from the Zoning Board of Appeals of the Township of Ada and further there is obtained a written consent thereto from the Developer so long as Developer owns any Lot and from the immediately adjoining Lot owners. 3.6 Nuisances. No owner of any Lot will do or permit to be done any act or condition upon his or her Lot which may be or is or may become a nuisance. No Lot will be used in whole or in part for the storage of rubbish of any character whatsoever, nor for the storage of any property or thing that will cause the Lot to appear in an unclean or untidy condition or that will be obnoxious to the eye; nor will any substance, thing, or material be kept upon any Lot that will emit foul or obnoxious odors, or that will cause any noise that will or might disturb the peace, quiet, comfort, or serenity of the occupants of surrounding Lots. No firearm will be discharged on any Lot, even though periodically the noise from discharge of firearms is heard in The Conservancy from adjoining properties, including the firing range maintained by the Kent County Conservation League on its property to the east of The Conservancy. No weeds, underbrush, or other unsightly growths will be permitted to grow or remain upon any part of a Lot except to the extent it is natural undergrowth in a wooded area that the owner does not disturb in the construction of the owner's residence and no refuse pile or unsightly objects will be allowed to be placed or suffered to remain anywhere on a Lot. In the event that any owner of any Lot will fail or refuse to keep a Lot free from -weeds, underbrush, or refuse piles or other unsightly growths or objects, then the Developer may enter upon the Lot and remove the same and such entry will not be a trespass; the owner of the Lot will reimburse the Developer all costs of such removal. In addition, if any owner of any Lot fails to mow at least four times each summer, then the Developer may enter upon the Lot and mow the Lot and such entry will not be a trespass; the 7 �UBER 3 7 7 4 PB l l+ 0 owner of the Lot will reimburse the Developer all costs of such mowing. Any firewood stored within a Lot will be in limited and reasonable quantities and kept in a neat and orderly manner, all as may be further specified by the Developer. 3. 7 Existing Vegetation. Existing vegetation on all Lots shall be retained to the extent practicable and portions of each Lot in excess of one hundred feet to the rear of the residence on the Lot shall be retained in a natural condition. Included within the activities not permitted in these areas more than 100 feet to the rear of residences are grass seeding and construction activity or stockpiling, unless the Developer grants prior written approval for exceptional circumstances such as grade constraints. 3.8 Tree Removal. No trees three inches in diameter or larger shall be removed from any Lot unless one of the following conditions exist: (a) It is within 20 feet of a building or permanent structure, (b) It is diseased or dead, (c) It is a hazard to building, structure, or human life; or ( d) I ts removal would encourage healthier growth of surrounding trees. 3.9 Garbage and Refuse Disposal. All trash, garbage and other waste is to be kept only in sanitary containers inside garages or otherwise within fully enclosed areas at all times and will not be permitted to remain elsewhere on the Lot, except for such short periods of time as may be reasonably necessary to permit periodic collection. All trash, garbage and other waste must be removed from the Unit at least once each week. The Developer may adopt rules and regulations to control the style and size of the sanitary containers placed outside of fully enclosed areas for collection and may require specific pick-up times and/or specify a required contractor for all owners to use for waste removal and/or recycling pick-ups. 3.10 Animals. No animals, birds or fowl will be kept or maintained on any Lot, except dogs, cats and pet birds which may be kept thereon in reasonable numbers as pets for the pleasure and use of the occupants but not for any commercial use or purpose. 3.11 Signs. No signs or other advertising will be displayed on any Lot unless their size, form, and number are first approved in writing by the Developer, except that one 'For Sale" and/or one 'Garage Sale" sign referring only to the Lot on which displayed and not exceeding two (2) square feet in size may be displayed without approval. A name and address sign will be permitted after approval of the design by Developer. Nothing herein will be construed to prevent the Developer from erecting, placing, or maintaining signs and offices as may be deemed necessary by the Developer in connection with the sale of Lots. 3.12 Mineral Extraction. No derrick or other structures designed for use in boring for oil or natural gas shall be erected, placed, or permitted upon any Lot, nor shall any oil, natural 8 �UBER 3 7 7 ~ PG 74 I gas, petroleum, asphaltum, or hydrocarbon products or minerals of any kind be produced or extracted from or through the surface of any Lot. Rock, gravel, and/or clay will not be excavated or removed from any Lot for commercial purposes. 3.13 Owner Maintenance. Each owner will maintain his or her Lot and the improvements thereon in a safe, clean and sanitary condition. Also, each owner will use due care to avoid damaging any of the common improvements or systems serving The Conservancy including, but not limited to, the telephone, water, gas, plumbing, electrical or other utility conduits and systems. Each owner will be responsible to reimburse damages or costs to the Developer resulting from negligent damage to or misuse of any of such common improvements on systems by him or her, or their family, guests, uninvited visitors, agents or invitees, unless such damages or costs are covered by insurance carried by the Developer (in which case there will be no such responsibility, unless reimbursement to the Developer is limited by virtue of a deductible provision, in which case the responsible owner will bear the expense to the extent of the deductible amount). 3.14 Storm Sewer and Drain Restrictions. The following restrictions are imposed pursuant to the requirements of the Kent County Drain Commission: (a) A storm water drainage district, which includes all Lots, has been established by the Kent County Drain Commissioner. At some point in the future, the Lots within the drain district may become subject to a special assessment for the improvements and maintenance of the drain serving the drainage district. The drainage district boundary is shown on Exhibit A attached hereto. (b) A few of the Lots are subject to private easements for drainage, or drainage and ponding. Other Lots are subject to broad or very general drainage swale routes. These drainage easements and general drainage swales shall be protected and maintained by all of the affected Lot owners and shall not be the responsibility of the Kent County Drain Commission. The drainage easements, general drainage swales, and the general direction of surface water flow along these routes are shown on the Block Grading Plan, Exhibit B, attached hereto. The easements and drainage swales are for the continuous passage of surface water across the Lots and are for the benefit of all adjacent Lots. The imposition of such easements and the location of the general drainage swales shall not, however, prevent the alteration, development and improvement of the Lots, or the construction of permanent buildings and structures, provided that no such alteration, development, improvement or construction unreasonably interferes with the continuous passage of surface drainage across the Lots. Care shall be taken when final yard grading and landscaping is performed to insure that no major plantings, earth moving, structures, swimming pools, fences or shrubs be installed which will jeopardize the effectiveness of the drainage course or storm sewer system. Each Lot owner shall be responsible to maintain that portion of the drainage swale or easement on his property, except that the 9 �UBER '..:i / / t~ ru ,4 '- cost of repairs to the detention pond and the underground piping shall be the responsibility of the Drain District. (c) To eliminate the potential of flooding from backyard surface drainage of storm water from backyard surface drainage and ponding of storm water, the following Lots shall maintain the minimum building opening elevations listed for each Lot. The elevations listed below are shown on the block grading plan, Exhibit B, and are based on N .G.V. Datum; a bench mark is available in the plat. Lot Number 8 9 Minimum Opening Elevation 840.0 840.0 The foregoing restrictions imposed by the Kent County Drain Commission are perpetual and shall run with the land. They may not be amended or modified without the prior written approval from the Kent County Drain Commission. IV. UTILITIES AND RECEIVING DEVICES 4.1 Utility Lines and Antennas. All electrical service, cable television and telephone lines will be placed underground and no outside lines will be placed overhead without the prior written approval of Developer. No exposed or exterior radio or television transmission or receiving antennas will be erected, placed, or maintained on any Lot without the prior written approval of Developer. Any waiver of these restrictions will not constitute a waiver as to other Lots or lines or antennas. 4.2 Solar Panels and Satellite Dishes. Solar panel and satellite dish installation and location must be approved in writing by Developer prior to construction, which approval may be withheld in the sole discretion of the Developer. V. SUBDIVISION OF LOTS AND EASEMENTS 5.1 Developer. Subdivision of Lots. No Lot will be subdivided except as approved by the 5.2 Future Easements. No Lot owner shall be permitted to grant any right-of-way or easement across the owner's Lot to any person to benefit any parcel of property which is not a part of The Conservancy except as approved by the Developer. This restriction shall not include the usual utility easements. �VI. COMMON AREAS 6.1 Common Areas. 'Common Areas" shall mean all areas within or adjoining The Conservancy reserved for the common use and enjoyment of all Lot owners, such as open space areas, conservation areas, boulevards, and such other areas or facilities (including any later-added recreational facilities, such as a gazebo, picnic area or the like) as may by the Developer (so long as the Developer owns at least one Lot) or a majority in number of the Lot owners be designated as Common Areas in a designation recorded in the office of the Kent County Register of Deeds. 6.2 Maintenance. The Developer shall keep and maintain the Common Areas in a good, clean and serviceable condition and in accordance with this Declaration and such other standards as are from time to time established by the Developer, including maintenance of an entrance sign and decorative fencing and planting, pruning, removal, and replacement of trees and shrubs as determined by the Developer. The Developer shall also be responsible for supervising the construction, maintenance, repair, and reconstruction of any improvements that may from time to time be placed upon the Common Areas. Full rights of ingress and egress for the Developer and Developer's agents, employees and assigns, including any landscaping company hired to maintain the open space area, are hereby reserved over all Common Areas. No Lot owner may construct any improvements or make any change to the grade or plantings in the Common Areas without the prior written consent of the Developer. Each owner of a Lot with a residence either located on the Lot or with a residence under construction on the Lot will reimburse the Developer a proportionate share of the cost of maintenance of the Common Areas, with each such Lot bearing an equal share of such costs. The costs of maintenance will include real estate taxes on the Common Areas and general liability insurance covering the Common Areas. 6.3 Boulevard Maintenance. The Common Areas to be maintained by the Association include the boulevard areas located in the public right of way as shown on the recorded plat. The Kent County Road Commission is to approve the basic landscape plan for the boulevard area and the Association will maintain the landscaping consistent with that plan including pruning to prevent any plantings from being more than three feet high, without the prior consent of the Kent County Road Commission. The Association may replace dead or diseased plants to maintain the approved landscape plan, but any change from the landscape plan as approved will require the approval of the Kent County Road Commission. If the Association maintenance is deficient such that plantings are more than three feet high or lack of maintenance adversely affects safety of the roadway, the Kent County Road Commission will give notice of the deficiency to Ada Township and Ada Township will give notice to the Association. If the Developer or the Association does not perform the necessary maintenance, either the Township or the Road Commission may undertake the necessary maintenance or remove the landscaping and the Association shall pay the cost of such maintenance or removal. If the Association does not pay such cost within ninety (90) days, the Township or the Road Commission may act on behalf of the Association to make an equal pro-rata share of the cost a lien against each Lot subject to foreclosure as provided in Section 7.5. The Association shall also maintain general liability insurance of not less than $1,000,000 per occurrence covering the boulevard area as part of the Common Areas naming the Kent County Road Commission and Ada Township as additional insureds as to the boulevard area. The Restrictions imposed in this Section 6.3 by the Kent 11 �UBER 3 7 7 L} PG 7 4 4 County Road Commission are perpetual and shall run with the land. No part of this Section may be amended, altered, modified or terminated without the prior written consent of the Kent County Road Commission. 6.4 Rules and Regulations. The Developer may establish reasonable rules and regulations concerning the use and enjoyment of the Common Areas. 6.5 Conservation Areas. Some parts of the Common Areas may be designated as conservation areas by the Developer and subjected to recorded conservation easements or restrictions. In the even of a conflict between any provision of this Declaration of Restrictions and such a recorded conservation easement or restriction, the provision of the recorded conservation easement or restriction shall govern as to the Common Areas subject to such recorded conservation easement or restriction without regard to the order of execution or recording. VII. LOT OWNERS' ASSOCIATION 7.1 The Conservancy Association. Every owner of a Lot by the acceptance of a deed or a land contract for a deed, will thereby automatically become a member of The Conservancy Association, a Michigan non-profit corporation organized by the Developer (the 'J'\.ssociation'). The Association will be controlled entirely by the Developer and is expected to be inactive until the Developer no longer owns any property in The Conservancy. After the Developer no longer owns any property in The Conservancy or gives written notice that the Developer is turning over control of the Association to the owners, the owner of each Lot will thereafter collectively have one vote for each Lot owned by voting Association members such as electing the Board of Directors. The owner of each portion of any subdivided Lot will have a fractional vote based on the square feet of the Lot included in each portion. 7.2 Association Facilities. All of the individual Lot owners and members of their immediate families or their tenants or guests will have the right to use facilities owned by the Association subject, however, to such rules and regulations covering the use thereof as may be set forth in the Articles of Incorporation and By-laws of the Association or otherwise established by the Association. 7.3 Dues and Assessments. Each Lot owner in accepting a deed or a land contract for a deed of any Lot, further agrees for himself, his heirs, successors and assigns to pay to the Association annual dues and any special assessments levied by the Association for that Lot, in such amount as may be determined by the Association for each year, for the purpose of paying or creating a fund to pay any taxes and assessments levied on land owned by the Association, maintenance and improvement costs associated with Association facilities, insurance premiums for insurance maintained by the Association and administrative expenses of the Association, provided an equal annual amount is assessed each year against each Lot. Notice of the amount and due date of the annual dues and any assessments will be given to each Lot owner. 12 �UBER 3 7 7 l~ PG 7 4 5 7.4 Collection of Assessments. Each Lot owner shall be obligated to pay all dues and assessments levied with regard to his Lot during the time that he is the owner thereof, and no Lot owner may exempt himself from liability for his dues and/or assessments by waiver of the use or enjoyment of any of the Association facilities. In the event of default by any Lot owner in paying the dues or assessments, the Association may impose reasonable fines and/or charge interest up to the highest rate permitted by law (not exceeding fifteen percent (15%) per annum) on such dues or assessment from the due date thereof Unpaid dues and assessments, together with such fines and interest, shall constitute a lien on the Lot prior to all other liens except sums unpaid upon a first mortgage of record recorded prior to the recording of any notice of lien by the Association. Upon the sale or conveyance of a Lot, all unpaid dues and assessments against the Lot shall be paid out of the sale price by the purchaser in preference over any other assessment or charge. A purchaser or grantee shall be entitled to a written statement from the Association setting forth the amount of unpaid Association dues and assessments against the seller or grantor and such purchaser or grantee shall not be liable for, nor shall the Lot conveyed or granted be subject to a lien for any unpaid dues or assessments against the seller or grantor in excess of the amount set forth in such written statement. Unless the purchaser or grantee requests a written statement from the Association at least five (5) days before sale and pays the amount of the statement from the purchase price, the purchaser or grantee shall be liable for any unpaid dues or assessments against the Lot together with interest, costs, and attorneys fees incurred in the collection thereof The Association may discontinue the furnishing of any services and/or deny access to Association facilities to a Lot owner in default in dues or assessments upon seven (7) days written notice to such Lot owner. A Lot owner in default of dues or assessments shall not be entitled to vote at any meeting of the Association so long as such default continues. 7.5 Lien Foreclosures. In the event of default in payment of any of the Association dues or assessments, the Association, its successors and assigns, may file a notice of claim of lien in the office of the Register of Deeds, Kent County, Michigan, for the amount of the unpaid dues or assessments. The notice of cl~im of lien will state the amount of the unpaid dues or assessment, the legal description of the Lot affected thereby and the name of the delinquent member of the Association. The lien may be foreclosed against the Lot by an action in law or equity or by any other legal proceedings which are or may be permitted by law, including foreclosure in the same manner as a mortgage may be foreclosed under the laws of the State of Michigan; in addition to the foreclosure of the lien, a personal decree for deficiency may be obtained against a member of the Association who is delinquent in the payment of dues or assessments. In an action for foreclosure, a receiver may be appointed and reasonable rental for the Lot may be collected from the Lot owner or anyone claiming under him, and all expenses incurred in collection, including interest, costs and actual attorney's fees, and any advances for taxes or other liens paid by the Association to protect its lien, shall be chargeable to the Lot owner in default. The lien of the Association will not have priority over a recorded first mortgage upon the Lot unless the notice of claim of lien has been filed with the Register of Deeds' Office prior to the date of recording of the mortgage. The sale or transfer of any Lot will not affect the lien of the Association; however, the foreclosure of any such prior recorded first mortgage as 13 �UBER 3 7 74 PG 74 6 permitted by the laws of the State of Michigan or the acceptance of a deed in lieu of foreclosure of such first mortgage will extinguish the Association lien as to payments thereof which become due prior to the expiration of the redemption period under said foreclosure or by the acceptance of a deed in lieu of foreclosure. The foreclosure of any mortgage or the acceptance of a deed in lieu of foreclosure of any mortgage will not relieve such Lot for liability of any assessment thereafter becoming due or from the lien thereof 7 .6 Association as Successor to Developer Rights. The Developer will have the right to assign any or all rights or powers as Developer to enforce these Restrictions or grant approvals, consents, or waivers as provided in these Restrictions to the Association at such time as the Developer determines in the sole discretion of the Developer. Upon such assignment, the Association will have and will succeed to all such granted rights and powers with the same powers as if the Association had been named as Developer in this Declaration. At such time as the Developer has sold by deed or land contract all of the Lots, then whenever in this Declaration consent or approval of the Developer is required or permitted, such consent or approval will be obtained from the Association. 7.7 Common Lands. The Developer may deed any lands within or adjoining The Conservancy to the Association and the Association will accept title and possession of such lands including boulevard parks and Common Areas. VIII. ENFORCEMENT OF RESTRICTIONS 8.1 Remedies for Violations. In the event of a breach or attempted or threatened breach of any Restriction by any Lot owner, the Developer, Association and/or other Lot owners, or any of them, shall be entitled forthwith to full and adequate relief by injunction and all other available legal and equitable remedies from the consequences of such breach, specifically including a court order enjoining commencement or continuance of construction on any Lot if the plans, the builder or any other aspect of construction required to be approved by the Developer prior to commencement of construction by Article I were not approved by Developer as required by Article I or are not being implemented as approved. 8.2 Costs to Enforce. All costs incurred in enforcing the Restrictions, including reasonable attorneys fees, will be reimbursed by the owner of the Lot or Lots in breach of the Restrictions to the Developer, Association or other Lot owners enforcing the Restrictions. 8.3 Payments and Liens. Payment for all reimbursable costs incurred as provided in this Declaration shall be due and payable thirty (30) days after receipt of a statement therefor, which statement shall detail the reimbursement sought, the manner of its calculation, and evidence of payment of the reimbursable costs. Any such claim for reimbursement, together with interest at the rate of seven percent (7%) per annum and actual costs including attorney's fees incurred in efforts to collect such reimbursement, shall be a secured right and a lien therefor shall attach to the Lot, and improvements thereon, owned by the defaulting Lot owner. After written notice to all owners of record and all mortgagees of record of that Lot, the party having paid such costs 14 �UBER 3 7 7 L~ PG 7 4 7 may foreclose the lien established hereby in the same manner as a mortgage may be foreclosed under the laws of the State of Michigan, provided such liens shall be subject and subordinated to any prior first mortgage of record with any purchaser at any foreclosure sale (as well as any grantee by deed in lieu of foreclosure sale) under any such prior first mortgage taking title free and clear from any such then existing lien, but otherwise subordinated to the provisions hereof. 8.4 Failure to Enforce. No delay or omission on the part of the Developer, Association or the owners of other Lots in exercising any rights, power, or remedy herein provided, will be construed as a waiver thereof or acquiescence in any breach of the Restrictions. No right of action will accrue nor will any action be brought or maintained by anyone whatsoever against the Developer or the Association for or on account of a failure to bring any action on account of any breach of these Restrictions, or for imposing Restrictions which may be unenforceable. 8.5 Severability. Invalidation of any one of the Restrictions by a court of competent jurisdiction will not affect any of the other Restrictions which will remain in full force and effect. IX. MISCELLANEOUS 9.1 Binding Effect. Developer hereby declares that this Declaration shall be binding upon the Developer, his grantees, successors and assigns, and that the Restrictions created herein shall run with the land. Each owner of a Lot or any portion of a Lot by acceptance of a deed, land contract or other conveyance to a Lot or any portion of a Lot thereby agrees to all Restrictions. 9.2 Waivers. Notwithstanding anything to the contrary herein, the Developer, in the sole discretion of the Developer, may waive or permit reasonable modifications of the Restrictions as applicable to particular Lots. 9.3 References Lots and to Lot Owners. Each part of The Conservancy conveyed by Developer for construction of a single family residence, whether a platted lot, a metes and bounds parcel, other area or any combination will constitute a 'Lot". Wherever reference is made in this Declaration to the owner of a Lot or a Lot owner, such reference shall be deemed to include all owners collectively with any ownership interest in the respective Lots respectively owned by them, whether there shall be one or more such owners. 9.4 Amendment and Te,::mination. Except as provided in Article X, this Declaration may be amended, altered, modified or terminated only in the following ways and subject to the following limitations: (a) Amendments may be made with the mutual written agreement of all parties, including mortgagees, then owning or having an interest of record in the Lots. 15 �llOER 37 7 I} PG 748 (b) Amendments may be made without the consent of owners or mortgagees of Lots by the Developer alone as long as the amendment does not materially alter or change the rights of the owner or mortgagee of a Lot, including, but not limited to, amendments for the purpose of facilitating conventional mortgage loan financing for existing or prospective owners of Lots and/or to enable or facilitate the purchase of such mortgage loans by any agency of the federal government or the State of Michigan or other third party. Amendments may be made without the consent of owners or mortgagees of Lots by the Developer alone even if such amendment will materially alter or change the rights of the owners or mortgagees of Lots, to achieve compliance with the laws of the State of Michigan or with ordinances, rules, interpretations or orders of any government body or agency or any court of competent jurisdiction, or to amend Exhibit ''A" attached hereto either to remove lands owned by Developer which may be designated as subject to this Declaration or to add adjoining lands which may be designated as subject to this Declaration. Any amendment adding adjoining lands may also amend any of the Restrictions as applicable to such adjoining lands and/or add additional restrictions applicable only to such added lands. (c) Notwithstanding any other provision of this Declaration, the Restrictions contained in Section 1.12 titled Water Systems and Section 1.13 titled Septic Systems may not be amended, altered, modified or terminated without the prior written consent of the Kent County Health Department, the Restrictions contained in Section 3 .14 titled Storm Sewer and Drain Restrictions may not be amended, altered, modified or terminated without the prior written consent of the Kent County Drain Commission and the Restrictions contained in Section 6.3 titled Boulevard Maintenance may not be amended, altered, modified or terminated without the prior written consent of the Kent County Road Commission. 9.5 Notices. All notices, demands, requests, consents and approvals required or permitted under this Declaration shall be in writing and shall be given or served by personal delivery or postage prepaid United States first class, registered or certified ma;!, return receipt requested, to the party at that party's last known address. Notice shall be deemed to have been on the earlier of (a) the date when received, or (b) on the second business day after mailing if mailed in the State of Michigan. 9.6 No Gift or Dedication. Nothing herein contained shall be deemed to be a gift or dedication of any portion of the Lots or other areas in The Conservancy to the general public or for any public purposes whatsoever, it being the intention of the Developer that this Declaration shall be strictly limited to the purposes herein specifically expressed. 9. 7 No Third Party Beneficiaries. No third party, except grantees, heirs, representatives, successors and assigns of the Developer, as provided herein, shall be a beneficiary of any provision of this Declaration. 16 �UBER 3 7 7 t~ PG 7 4 9 9.8 Captions. The captions of the Articles and Sections of this Declaration are for convenience only and shall not be considered or referred to in resolving questions of interpretation and construction. 9.9 Governing Law. This Declaration shall be construed, interpreted and applied in accordance with the laws of the State of Michigan. X. DURATION 10.1 Duration. This Declaration will remain effective for a period of twenty-five (25) years from the date this Declaration is recorded, after which time the effectiveness of this Declaration will be automatically extended for successive periods of ten (10) years except as amended or terminated by an instrument signed by all owners of a majority of the Lots and recorded within one year prior to commencement of a ten year extension, agreeing to amend or terminate the effectiveness of this Declaration in whole or in part, subject to the limitations stated in Section 9.4(c). IN WITNESS WHEREOF, the parties hereto have executed this Declaration of Restrictions the 20th day of J uly , 1995. ::~ Jamie C. Ladd Its President And By: -~-ar--'ga+-~-t..:c...ff .......L-~--=--·d---=UcJd:...._..= _ _ _ __ Its Secretary 17 �UBER 3 7 7 l+ PB 7 5 0 STATEOFMICHIGAN COUNTY OF KENT 2-1/1 ) ) ss. ) ~~ On this ~ay of , 1995, before me, a Notary Public in and for said County, personally appeared J C. LADD and MARGARET P . LADD, the president and secretary, respectively, of Ladd Land Corporation who executed the foregoing instrument and acknowledged that they executed the same as their free act and deed. bci?/4h~r~. ~ Mary L. Grasman 1 Notary Public, Kent County, Michigan My Commission Expires: 10 I26 I96 This Instrument Drafted By: KEITHP. WALKER, ESQ. McSHANE & BOWIE, P.L.C. 1100 Campau Square Plaza 99 Monroe Avenue, N .W. Grand Rapids, MI 49501-0360 Return to draftsman after recording 941229003 -0024-TAB 18 �/-~ --w- -!-- ., ~ .; fc I, fi:\ ) ~ ',i\ ~ ·,0 ( ~ ~ u ( 6 -l -l ~ ,/1 11/~ {J l/ 0 I)) 1"----!--tf-r'+f-1+-,----1 0 [) -J - (J1 .. --- -. ' ·' , rr::-\,.___-;;i~~~:=~et:JEi "'-. . ' / I\ ( ' ~\ ' "II J> i ~ E ~ ~ i ► !I C ; ~ a o--1 ,, 0, "':c JT1 C , 1 ~•• L.7 r-· ,, r JT1 z 0 - - -f I . ~ E- Ll<JE-, ~ ~wY+ • =c 131 -. .' -. r--- , , ~ t"°o~'! 1;.. MC CABE: AVE-. ! �uarn 3 1 7 1} FD 1 5 2 ,/ ~)T r\ l ~. Oi- I ',:CHi(~ ,\N N COUl!TY~lr :<UIT CJ\ 1, D P'"('{' '"'[' .. t ,\.JI\J RECE.IIJ•°Ei'U1i., 96 JAN24 PM 12: 28 --~~--~\ 7 I • '' \) NO SCALE REG. OF DEEOS .... ....9 __ _/· k w ~ .,,/,.940 I B.M. 1 20 ' OAK 0 ~&, +6 - ~ ,I/ 0 I w 2 CD <t /I"' u u :E 11 ~·A . . * BfNCHMARK ELEV. 862.37 R.R. SPIKE IN E. SIOE OF 20·· WALNUT u~ i \ .! ·- - · · - · · - DRAINAGE SWALE = MIN. BUILDING OPENING · □ = 'YARD DRAIN OR STREET CATCH BASIN I I . I I ii-+ EXHIBIT 8~ BLOCK GRADING THE CONSERVANCY IN PART OF SECT., 13, T7N, R tOW ADA TWP.. KENT CO .• Ml. ~ exxel ~ineering ire. 1252 CLYDE PARK, S.W. • IRAND RArlDS. Ml. 41111 PHONE (111) UMHI I LO.CA TIQ.1.'U4AP IDrown b, Appro••dbr Dole CFH NS 4-11- ~~ lfh Hvmber 1Shu I Numbe r 871159E I ol I �1 'l r • • • I . .. BASELINE DATA for the LADD "CONSERVANCY DEVELOPMENT" CONSERVATION EASEMENT Granted By: Ladd Land Corporation, Jamie C. Ladd, President To Grantee: Natural Areas Conservancy of West Michigan, Inc. 1432 Wealthy Street SE, Suite L-3 Grand Rapids, Ml 49506 Compiled By: April Scholtz, December 1995 �Background Information The Ladd Tract to be protected through a conservation easement is 32.68 acres in Section 14 of Ada Township, Kent County, Michigan. It is the western-most part of a 118.5 acre parcel platted for residential development called "The Conservancy". The easement property of 33 acres is an undeveloped, wooded parcel. Undeveloped logging roads and tree stumps from selective cutting are the only evidence of past use. The entire 188.5 acres was formerly part of a farm owned by Vern and John Bigelow. The easement property is mature hardwood and conifer forest on rolling hills. Jamie and Penny Ladd, through their E.L. Ladd Company, designed the "Conservancy" development around the idea that this wooded portion of the property would be preserved, while the remaining acreage would be developed as home sites. They approached the Natural Areas Conservancy with the offer of a donated conservation easement, with the subdivision homeowners association ultimately owning the land. The Ladd "Conservancy" Conservation Easement will protect the natural character of the site, thus providing critical habitat for a variety of flora and fauna. Especially important is the mature nature of the woods, providing habitat for pileated woodpeckers, nesting red tail hawks, and a variety of migrating and resident songbirds. There is considerable evidence of deer and fox~in the woods. White pine is regenerating well in the western portions of the Easement property, especially around the few individual large white pines. The owners of the Ladd "Conservancy" Tract wish to guarantee the preservation of the conservation values of the property in perpetuity by granting a conservation easement to the Natural Areas Conservancy of West Michigan. BASELINE DATA FOR THE LADD "CONSERVANCY" EASEMENT The field work for this baseline data was compiled by April Scholtz on September 29, 1995. The following descriptions of areas in the easement property are intended to set forth the general condition of the Ladd "Conservancy" Tract at the time of the donation of the Conservation Easement. The descriptions, maps, species I ists and other information are by no means complete and are only intended to convey a sense of the property's character and features. Property I ines were located using survey maps, stakes, aerial photos, and by walking the property with the owner and following old fence lines. PHYSICAL AND NATURAL FEATURES 1. Topography and Soils The entire Easement Tract is composed of well-drained Oakville fine sand (source: Soil Survey of Kent County, Michigan, U.S. Department of Agriculture, 1986.) The �club has a shooting range on their property. · Their land was partially cleared to make the shooting ranges, and the more open, scrubby land west of the Easement Tract is probably contributing to the edge effect noted in this part of the woods. MAN-MADE FEATURES 1. Roads There are old two-track roads that wind through the central and eastern portions of the Easement Tract, used until recently for the selective cutting that occurred on the property. There is one primary loop that appears to have been used most frequently. All of the tracks are unpaved, unimproved and can revert back to a more natural condition. 2. Fences Old fencing follows the property boundaries to the north, west and south of the Easement Tract. In many cases the barbed wire was attached to trees, not fence posts. No other fences were found on the property. 3. Signs There are signs on the west boundary of the Easement Tract, warning of the adjacent shooting range and against trespassing. 4. Structures No structures were noted on the property, with the exception of a tree stand used for hunting deer near the northwest corner of the property. It appears that the stand was just south of the north property line of the Easement Tract, although it was so close to this line it was impossible to tell without further investigation. Neighbors who have traditionally hunted this property in the past have been asked to stop hunting, and that the property is now a nature preserve. 5. Other •"- There is a "pit" that is located in the central-northern portion of the property, on one of the ridges. It is about 6 feet in diameter and about 3 or 4 feet deep. Nothing appeared to be in the pit, or around the pit. There was no uprooted fallen tree nearby, but there was evidence of logging nearby and the pit could conceivably be caused by a fallen tree. �On-Site Photographic Documentation of Ladd "Conservancy" Easement Tract Taken 9/29/95 by April Scholtz Number Description 1 NE corner of easement property. Taken just outside of Easement property, looking W/SW at NE corner marker: a double-flagged tree. 2 N boundary line just W of NE corner, showing old 'barbed wire fencing run around tree. 3 N boundary line W of NE corner, showing old barbed wire fencing run between trees (look between lower trunks of two larger trees on right). 4 N boundary just E of NW corner. Salt lick, corn cobs and tree stand on large tree to the right. Salt lick and cobs appear to be on Easement property; stand may be just over N boundary on neighbor's property. 5 Looking N from just E of W boundary line, south of NW corner. Note younger aged forest with many saplings and few large trees. 6 Looking E/N E from W boundary. More mature, less disturbed forest than to north along W boundary. 7 Looking W/SW at W boundary at the "Danger" sign posted on Kent Conservation League boundary. 8 Looking S just E of W boundary at informal trail. May lead from residences to S. 9 . SW corner stake. Taken just W of stake, looking E. Note the back of Kent Conservation League sign posted on tree inside SW corner stake approx. 15'. 10 - not exposed - 11 Looking NE from S boundary, east of SW corner. Taken from top of ridge W of deepest ravine on Easement property. 12 Looking NINE from S boundary, just E of previous photo. Taken in ravine. Note large white pine growing in ravine and on steep slope. 13 Looking SW from S boundary to adjacent house (mostly obscured by leaves, but in right center portion of photo. Light area is opening around �.. . . . I ��#- '- 12.. �·. �#24 �L.&dci DR IICoosQXu~I/ ~ �SE E.\ST-¼EST 1/+ LINE. ·~a"-c:. N88°48::i / C• 14 D 0.8. , ., , 1130.s2 ···N4 ! ' ~ ~ SECTION t. 1/ "- CCJl-<NE..~ 5 8 8•° _ 14 22s •12· T7N Rrnw II ', t I 0 Sketch and description for: 0 ci .,. I") ~ ;;j .,. 0 I • I~ 0 1-,i 0 1~ 0 (/) ''o CD ,.,,., -~ ,- OPEN SPACE AREA c.i w ,.,C) (Pf,Ri OF THE CONSERVAN CY P.R.:J .) • I") 0 ~ (/) O o ~ '-... ,- 0 IC!l 1:- I I O O• w•N ,- z . -~ a, ,0 0 o~...,, ~ii, .\rl z s ,ao:,,,,. 0 o0 oi:-v ~ g n 0 i""1 i""1 W (/) S7<015•:,,,.,_ I I u..i z ::J f-- o· 110.15• u w "' ... N7Jo 40 ,W ""f" '-... ,- 0 0 (/) 245.68' S37°49'51"W ; Description of Open Space Area: That part of the SE 1/4. Section 14. T7N. RlOW, Ada Township; Kent County, Michigan. described as: BEGINNING at a point on the E-W 1/4 line of Section 14, which is S88°48'58"W 225.12 feet from the E 1/4 corner of Section 14: thence S00°40'3l"W 430.00 feet parallel with the East line of said SE 1/4; thence S57°30'E 110.06 feet; thence N85°40'E 73.48 feet; thence S04°20'E 40.00 feet; thence sas 40·w 90.00: thence S54°2o·w 100.00 feet; thence S00°40'3l"W :oo.oo feet; thence S72°15'26"E 235.37 feet to a point on t he East line of said SE 1/4 which is soo 40·31·w 964.97 feet frcm said E 1/4 corner of Section 14; thence S87°49'51"W 245.68; thence N73°40'W 43.48 feet; thence Sl6°2o·w 40.00 feet; thence N73°40'W 110.16 feet; thence S64°40'W 106 .47 feet; thence S00 °40'3l"W 330.00 feet; thence S89°os·os·w 847.30 feet along the South line of the NE 1/4 of said SE 1/4; thence N00°19'12gE 1330.46 feet alona the West line of the NE· 1/4 of said SE 1/4; thence N8§ 43'58"E 1130.62 feet along the E·W 1/4 line of Section 14 to the place of beginning. This parcel contains 32.681 Acres. 0 I~ :. 0 0 . _¼ z~ ~ 0 (/) w I-(/) ·1 sas w·w 10 3: w b~ 90.00· ,n, C ~ '-... ,- ~ • 'J>. Cl~ S ,G 32.681 acres (/) ~i -o~. ou- 73.48' -Jo~ sr ,- _J N85°40'E Ss>o ·06'• ~ 0 I 1 I Ladd Land Corporation ATTN: Hr. Jamie Ladd 6300 East Fulton Ada. HI 49301 < w 0 0 3: ,.., 0 --t" 0 0 0 (/) ---1------------------------~-----S89005'05"'H saur.-1 UNE. NE 847.J0' 1/4, SE 1/ 4, SEC. 14 Scale 1" = 200' D = Deeded di mens ion M = Measured dimension P = Planed dimension • = Set iron stake 0 = round iron stake Q = Concrete monument _x _ Fence Line M ~~;~~!~~~~~'.nE,~~~eos... IN I\ PHONE (616) 531 -3660 File No . : 8 7 11 5 9E ~---------------------------------------------.L___J .~~!",~;.~NN : :'.l \1""'~~ 1 -: Date: Au a 1c;t: 11 . 1q qc; 1 495099724 �,,. , r .. L!EER 3 8 8 1 Pu I I O7 ·• CONSERVATION EASEMENT DATE: July 1, 1996 DONOR: Ladd Land Corporation, a Michigan Corporation Jamie C. Ladd, President 6300 East Fulton, Ada, MI 49301 CONSERVANCY: Natural Areas· Conservancy of West Michigan, Inc. 1432 Wealthy St. SE, Suite L-3, Grand Rapids, MI 49506 PROPERTY: In Ada Township, Kent County, Michigan: That part of the SE 1/4, Section 14, T7N, RlOW, Ada .. • .. Township. Kent County, Michigan, described as: ..-- . ~o BEGINNING at a point on the E-W 1/4 line of ·section-·•' ·:. _:. \ . o"' 14, which is S88°48'58.W 225.12 feet from the E 1/A 2= corner of Section 14: thence S00°40'31·w 430.00 f~et~; -~\ ,parallel with the East line of said SE 1/4: thence : ·s ,2.} . . ··;:: S57°3D'E 110.06 feet: thence NB5°40'E 73.48 feet: .~.:./ /\0' thence S04°20'E 40.00 feet: thence SBS 40'W 90.00: · _:-::1/''£ ) ~ thence S54°20'W 100.00 feet: thence S00°40'31.W 30Qj~~ • . . c.~, feet; thence S72°15'26.E 235.37 feet to a point on t:lle -t~ East line of said SE 1/4 which is S00°40'31 "W 964.97 --~ - · f.: feet from said E 1/4 corner of Section -14: thence S87°49'51"W 245 .68; thence N73°40'W 43.48 feet: thence Sl6°2o·w 40.00 feet; thence N73°40'W 110.16 feet: thence S64°40'W 106.47 feet: thence s00°40'3l"W 330.00 feet: thence S89°05'05"W 847.30 feet along the South line of the NE 1/4 of said SE 1/4; thence N00°19'12"E 1330.46 feet along the West line of the NE 1/4 of said SE 1/4; thence NBB 48'58.E 1130.62 feet along the E·W 1/4 line of Section 14 to the place of beginning. This parcel contains 32.681 Acres. r~.- - 0 I -• I -,-.. < ::r'", l . : ~.: J · .•• ---:, 0 CONVEYANCE: The Donor conveys and warrants to the Conservancy a perpetual Conservation Easement over the Property . The scope of this Conservation Easement is set forth in this agreement. This conveyance is a gift from the Donor to the Conservancy. CONSERVATION VALUES: The Property possesses natural, scenic, open space, scientific, biological and ecological values of prominent importance to the Donor, the Conservancy and the public. These values are referred to as the "Conservation Values" in this easement. PURPOSE OF THIS CONSERVATION EASEMENT: A. The Donor is the fee simple title owner of Lhc Property, :.and is committed to ;; ,, l .:·, · , ,.., "· �1 t / , lr)E[) ') LIU I\ ,.. i ' 0 0 ') ~.J r.J '- ) plU'! I l O8 / preserving the Conservation Values of the Property. This Conservation Easement assures that the Property will be perpetually preserved iI\ its predominately natural, forested, and open space condition. Any use of the Property that may impair or interfere with the Conservation Values is expressly prohibited. The Donor agrees to confine use of the Property to activities consistent with the purposes of this easement and preservation of the Conservation Values. B. The Conservancy is a tax-exempt, nonprofit Michigan corporation qualified under Internal Revenue Code Sections 501(c)(3) and 170(h)(3)°and 170(h)(4)(ii) and (iii); the Conservation and Historic Preservation Easement Act, MCL 399.251 et seq. The Conservancy protects natural habitats of fish, wildlife, plants or similar ecosystems. The Conservancy also preserves open spaces, including farms and forests, where such preservation is for the scenic enjoyment of the general public or pursuant to clearly delineated governmental conservation policies and where it will yield a significant public benefit. C. The Property has the following specific Conservation Values: • The primary Conservation Value is the preservation of a mature forest that provides habitat for wildlife including nesting hawks, pileated woodpeckers, migratory songbirds, fox and deer. • Proximity to the following conserved properties that similarly preserve the existing natural habitat: Seidman County Park, and the Cannonsburg State Game Area. • A scenic landscape and natural character that would be impaired by a modification of the Property. • Biological integrity and open space of other land in the vicinity has been modified by intense urbanization. Conservative estimates indicate that the population in Kent County will grow by 142,000 in the next two decades, with residential development consuming approximately 60,000 acres in Kent County within 15 years. This gives open spaces and sizable blocks of unfragmented, mature forests increasing value. · • It is preserved pursuant to a clearly delineated federal, state or local conservation policy and yields a significant public benefit. The following legislation establishes relevant public policies: the Conservation and Historic Preservation Easement Act, MCL 399.251 et seq; and the Biological Diversity Conservation Act, MCL 299.231. ~ D. Specific Conservation Values of the Property have been documented in a natural resource inventory signed by the Donor and Conservancy. This "Baseline Documentation" consists of maps, a depiction of all existing man-made modifications, prominent vegetation, identification of flora and fauna, land use history, distinct natural features, and photographs. The parties acknowledge that this natural resources inventory (the Baseline Documentation) is an accurate representation of the Property at tne time of this donation. 2 �L\8ER 3 8 8 3 PU I I O9 THE PARTIES AGREE TO THE FOLLOWING TERMS OF THIS CONSERVATION AGREEMENT: 1. PROHIBITED ACTIONS. Any activity on or use of the Property inconsistent with the purposes of this Conservation Easement or detrimental to the Conservation Values is expressly prohibited by the Donor, successive owners, and any members of successive owners (such as the members of an Association). By way of example, the following activities and uses are explicitly prohibited: a. Division. Any division or subdivision of the Property is prohibited. b. Commercial Activities. Commercial or industrial activity is prohibited. c. Construction. The placement or construction of any man-made modification, such as buildings, structures, fences, roads and parking lots is prohibited, with the exception of a footpath and gazebo and boundary fencing, as ~rmitted herein. d. Cutting Vegetation. Any cutting of trees or vegetation is prohibited, except to maintain access along a designated footpath as permitted herein. e. Land Surface Alteration . Any mining or alteration of the surface of the land is prohibited, except in the course of an activity permitted herein. f. Dumping . Waste and unsightly or offensive materials is not allowed and may not be accumulated on the Property. g. Off Road Vehicles. Motorized and non-motorized off-road vehicles, such as bicycles, snowmobiles, dune buggies, all terrain vehicles and motorcycles may no{ be operated on the Property. · h. Billboards. Billboards and signs are prohibited. A sign may, however, be displayed to state: • • • • • The name and address of the Property. The owner's name. The area protected by this Conservation Easement. Prohibition of any unauthorized entry or use. An advertisement for the sale or rent of the Property. 2. RIGHTS OF THE CONSERVANCY. The Donor confers the following rights upon the Conservancy to perpetually maintain the Conservation Values of the Property: a. Right to Enter. The Conservancy has the right to enter the Property at reasonable times to monitor or to enforce compliance with this Conservation Easement. The Conservancy may not, however, unreasonably interfere with the Donor's use and quiet enjoyment of the Property. The Conservancy has no right to permit others to enter the Property. The general public is not granted access to the Property under this Conservation Easement. 3 �./ / / . uarn 3 8 8 3 Pu \ \ \ o :: b. Right w Preserve. The Conservancy has the right w prevent any activity.on or use of the Property that is inconsistent wich the purposes of this easement. _, .. c. Right to Require Restoration. The Conservancy has the right to require restoration of the areas· or features of the Propercy that are damaged by activity inconsistent with this Conservation Easement. d. Signs. The Conservancy has the right to place signs on the Property that identify the land as being protected by _.this Conservation Easement. The number and location of any signs are subject to Donor's approval. · 3. PERMITIED USES. :bonor retains all ownership rights that are not expressly restricted by this Conservation Easement. In particular, the following rights are reserved: a. Right to Convey. The Donor retains the right to sell, mortgage, bequeath or donate the Property. Any conveyance ·will remain subject to the terms of this Conservation Easement and the subsequent owner will be bound by all obligations in this agreement. b. Right to Add Designated Structures or Uses. The Donor retains the right to add the following structures, modifications or uses to the Property with the prior written approval of the Conservancy: "' A non-motorized recreational trail. This ·trail would not have an improved or hardened surface, and would be sited so as to minimize negative environmental inipact and to avoid active nest sites of hawks, pileated woodpeckers, owls, and other fauna of significance. · .· ·· •.··, ·. ,., , _ * A .gazebo or picnic area, not to exceed 1 acre in size; located along the trail and sited to avoid environmentally sensitive areas, including hawk nesting areas.* Not more than 5 benches along the trail, sited to avoid environmentally sensitive areas, including nesting areas. . *Installation, repair or maintenance of fencing along the boundary of the easement property. NOTICE OF. INTENTION TO lJNDERT AKE CERTAIN PERMITIED ACTIONS . . The purpose qf requiring the Donor to notify the Conservancy prior to undertaking certain· permitted activities is to afford the Conservancy an opporturuty to ensure that the activities in question are designed and carried out in a manner consistent with the purpose of this Easement. Whenever notice or written permission is required, the Donor · shall notify the Conservancy in writing not less than thirty (30) days prior to the date the Donor intends to undertake the activity in question. The notice shall describe the nature, scope, design, location, timetable, and any other material aspect of the proposed activity in sufficient detail to permit the Conservancy to make an informed judgement as to its consistency with the purpose of this Easement. 4. · · ca. Conservancy's Approval. Where the Conservancy's approval is required, the Conservancy shall grant or withhold its approval in writing within thirty (30) days of receipt of the Donor's written request. The Conservancy's failure to respond within thirty (30) days shall be deemed as approval from the Conservancy. The Conservancy's approval may be �ll□rn 3 0 R1 Pu I I I I withheld only upon a reasonable determination by the Conservancy that the action as proposed would be inconsistent with the purpose of this Easement. 5. CONSERVANCY'S REMEDIES. This section addresses cumulative remedies of the Conservancy and limitations on these remedies. a. Delay in Enforcement. A delay in enforcement shall not be construed as a waiver of the Conservancy's right to eventually enforce the terms of this Conservation Easement. b. Acts Beyond Donor's Control. The Conservancy may not bring an action against the Donor for modifications to the Property resulting_from causes beyond the Donor's control. Examples are: unintentional fires, storms, natural earth movement, trespassers or even a Donor's well-intentioned actions in response to an emergency resulting in changes to the Property. The Donor has no responsibility under this Conservation Easement for such unintended modifications. c. Notice and Demand. If the Conservancy determines that the Donor is in violation of this Conservation Easement, or that a violation is threatened, the Conservancy may provide written notice to the Donor unless the violation constitutes immediate and irreparable harm. The written notice will identify the violation and request corrective action to cure the violation or to restore the Property. d. Failure to Act. If, for a 28 day period after written notice, the Donor continues violating this Conservation Easement, or if the Donor does not abate the violation and implement corrective measures requested by the Conservancy, the Conservancy may bring an action in law or in equity to enforce the terms of this Conservation Easement. The Conservancy is also entitled to enjoin the violation through injunctive relief, seek specific performance, declaratory relief, restitution, reimbursement of expenses, or an order compelling restoration of the Property. If the court determines that the Donor has failed to comply with this Conservation Easement, then the Donor also agrees to reimburse all reasonable costs and attorney fees incurred by the Conservancy. e. Unreasonable Litigation. If the Conservancy initiates litigation against the Donor to enforce this Conservation Easement, and if the court determines that the litigation was without reasonable cause or in bad faith, then the court may require the Conservancy to reimburse the Donor's reasonable costs and attorney fees in defending the action. f. Donor's Absence. If the Conservancy determines that this Conservation Easement is, or is expected to be,. violated, the Conservancy will make good-faith efforts to notify the Donor. If, through reasonable efforts, the Donor cannot be notified, and if the Conservancy determines that circumstances justify prompt action to mitigate or prevent impairment of the Conservation Values, then the Conservancy may pursue its lawful remedies without prior notice and without awaiting the Donor's opportunity to cure. The Donor agrees to reimburse all costs associated with this effort. g. Actual or Threatened Non-Compliance. Donor acknowledges that actual or threatened events of non-compliance under the Conservation Easement constitutes immediate and irreparable harm. The Conservancy is entitled to invoke the equitable jurisdiction of the 5 �court to enforce this Conservation Easement. h. Cumulative Remedies. The preceding remedies of the Conservancy are cumulative. Any, or all, of the remedies may be invoked by the Conservancy if there is an actual or threatened violation of this Conservation Easement. 6. OWNERSHIP COSTS AND LIABILITIES. In accepting this Easement, the Conservancy shall have no liability or other obligation for costs, liabilities, taxes or insurance of any kind related to the Property, unless directly caused by the Conservancy's actions. The Conservancy, its members, directors, officers, employees and agents have no liability arising from injury or death to any person or physical damage to any property on the Property unless directly caused by their actions. The Donor agrees to defend the Conservancy against such claims and to indemnify the Conservancy against all costs and liabilities relating to such claims during the tenure of the Donor's ownership of the Property. Subsequent owners of the Property will similarly defend and indemnify the Conservancy for any such claims arising during the tenure of their ownership. 7. HAZARDOUS WASTE. The Donor agrees to indemnify the Conservancy for any liability caused by the presence of hazardous waste or hazardous materials used or disposed of on the Protected Property since the Donor or its affiliates acquired ownership of the Protected Property unless such waste or material is there as a direct result of activities conducted by the Conservancy. The Donor agrees tci include the Conservancy as an additional insured on any pollution liability insurance ·policies covering the Protected Property, to the extent of its insurable interest. · 8. CESSATION OF EXISTENCE. If the Conservancy shall cease to exist or if it fails to be "a qualified organization" for purposes of Internal Revenue Code Section 170(h)(3), or if the Conservancy is no longer authorized to acquire and hold conservation easements, then this Conservation Easement shall become vested in another entity. This entity shall be a "qualified organization" for purposes of Internal Revenue Code Section 170(h)(3). The Conservancy's rights and responsibilities shall be assigned to the following named entities in the following sequence: (1) Another nearby land trust, such as the Southwest Michigan Land Conservancy, Inc. (2) Any other entity having similar conservation purposes to which such rights may be awarded under the cy pres doctrine. 9. TERMINATION. This Conservation Easement may be extinguished only by an unexpected change in condition that causes it to be impossible to fulfill the Conservation Easement's purposes, or by exercise of eminent domain. a. Unexpected Change in Conditions. If subsequent circumstances render the purposes of this Conservation Easement in1possible to fulfill, then this Conservation Easement may . be partially or entirely terminated only by judicial proceedings. The Conservancy will then be entitled to compensation in accordance with the provisions of IRC Treasury Regulations 6 �/,.,/, 1//,,1/ Section l.170A-14(g)(6)(ii). b. Eminent Domain. If the Property is taken, in whole or in part, by power of eminent domain, then the Conservancy will be entitled to compensation by the same method as set forth in IRC Treasury Regulations Section l.170A-14(g)(6)(ii). 10. LIBERAL CONSTRUCTION. This Conservation Easement shall be liberally construed in favor of maintaining the Conservation Values of the Property and in accordance with the Conservation and Historic Preservation Easement Act; MCL 399.251 et seq. 11. NOTICES. For purposes of this agreement, notices may be by personal delivery or by mailing a written notice to that party (at top of this agreement, or at last known address of a party) by First be complete upon depositing the properly addressed notice with the sufficient postage. provided to either party the address shown at the Class mail. se·rvice will U.S. Postal Service with 12. SEVERABILITY. If any portion of this Conservation Easement is determined to be invalid, the remaining provisions will remain in force, 13. SUCCESSORS. This Conservation Easement is binding upon, and inures to the benefit of, the Donor's and the Conservancy's successors in interest. All subsequent owners of the property are bound to all provisions of this conservation easement to the same extent as the current property owner. 14. TERMINATION OF RIGHTS AND OBLIGATIONS. A party's future rights and obligations under this easement terminate upon transfer of that party's interest in the Property. Liability for acts or omissions occurring prior to transfer will survive the transfer. 15. MICHIGAN LAW. This Conservation Easement will be construed in accordance with Michigan Law. 16. ENTIRE AGREEMENT. This Conservation Easement sets forth the entire agreement of the parties. It is intended to supersede all prior discussions or understandings. 7 �; / . ,, / WITNESSES: (*print/type names under signatures) DONOR: Ladd Land Corporation, a Michigan ~K~ . -~~✓ ~ By: Its: * Keith P. W a l ~ ~a-~ Jamie C. Ladd President * Toni A. Buys STATE OF MICHIGAN ) ) COUNTY OF KENT ) Acknowledged before me on _ _J_u_l..,_v_ll_ _ _ _ _ , 19 96, by Jamie C. Ladd - ~~ ~~x My commission expires: 5/J /98 Toni A. Buys, Notary Public, Ionia Co., MI Acting In Kent Co. Natural Areas Conservancy of West Michigan, Inc. ,a Michigan nonprofit corporation WITNESSES: (*print/type names under signatures) ~ STATE OF MICHIGAN COUNTY OF -I<. ror ) ) ) Acknowledged before me on ,..1 lf L-'/ fl:, , 191l, by /.,(,1r{IL/JfE;, A-- 1/-A-/UJl~-W known to me to be the 1-tfJ/!..JL- A • Sc/ft)/...{7-of the Natural Areas Conservancy of West Michigan, a Michigan .nonprofit corporation. Notary Public, Kent County, Michigan. My commission expires: -lc.f-1? o3 PREPARED BY: ~ April Scholtz Natu_ral Areas Conservancy of West Michigan 1432 Wealthy SE, L-3, Grand Rapids, MI 49506 8 MATILDE A. HARDmr:Ai~ NOTARY PUBLIC • l(El !T COUl~1Y. Ml MY COMMiSSION [;.(PlliES <13/141:18 � 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 Ada-Twp_Easement-Reports_1995-1996 Creator An entity primarily responsible for making the resource Keith P. Walker, Esq. April Scholtz Date A point or period of time associated with an event in the lifecycle of the resource 1995-1996 Title A name given to the resource Ada Township Conservation Easement Reports Description An account of the resource The Ada Township Conservation Easement Reports are dated from 1995-1996 and were prepared by Keith P. Walker, Esq. with the assistance of McShane & Bowie, P.L.C., and by April Scholtz for the Ladd Land Corporation. Contributor An entity responsible for making contributions to the resource McShane & Bowie, P.L.C. Subject The topic of the resource Conservation report series Ada Township (Mich.) Kent County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/793af802d4b44eafbf19c4534da7732a.pdf 03fe9675742fffbb96773415dc79e81a PDF Text Text Ada Township Cotnprehensive Plan Executive Sutntnary �Ada Township Cotnprehensive Plan Executive Surrtinary July, 1985 �I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS INTRODUCTION 1 ADA - PAST AND PRESENT 2 PEOPLE 2 LAND USE 2 NATURAL FEATURES 2 TRANSPORTATION 4 COMMUNITY SERVICES AND FACILITIES 4 BUSINESS DISTRICT 4 ADA - FUTURE 5 PROSPECTS FOR THE FUTURE 5 LAND USE 5 TRANSPORT ATI ON 8 COMMUNITY SERVICES AND FACILITIES 8 BUSINESS DISTRICT 9 �I I INTRODUCTION I The purpose of the Township's Comp re hens i ve Pl an is to guide 1and use and development-related decisions. It provides an overall framework for those decisions shaped by the trends of the past and the goals for the future. The plan should be consulted as part of all zoning decisions in the community. Despite its long-range emphasis, however, the Plan should be frequently evaluated and updated as necessary to ensure its continued applicability and usefulness as a policy guide. Considerable effort went into the preparation of .the Comprehensive Plan. The Township Planning Commission worked for over eighteen months analyzing data, considering citizen input, and evaluating alternate plans. The Township Board, likewise, carefully studied draft versions of the plan and worked with the Planning Commission to refine those drafts into the final adopted Plan. Citizen involvement was stressed throughout the planning process, as well. A community attitude survey, frequent meetings with the Ada Business Association, and several public meetings all provided valuable input for the final Plan. This summary is a condensed version of the Township's Comprehensive Plan. provides the highlights but not the detail of the complete Plan document. - 1 - It �ADA - PAST AND PRESENT PEOPLE I I I I I I I I I I I I I I I In recent years, Ada Township's population has mushroomed. Having grown from a sparsely settled rural town of less than 2,000 people (1,966) in 1950 to a suburb of 6,472 people in 1980, Ada Township is among the fastest growing communities in Kent County. While numerically it is smaller than many other area communities, Ada's rate of growth is substantial. Increases of nearly 50% have been the norm every decade since 1950. TABLE 1 POPULATION GROWTH TRENDS UNIT OF GOVERNMENT 1950 Ada 1,966 Cannon 1,600 Cascade 1,691 Grand Rapids Township 9,241 Grattan 1,022 Kentwood N/A Lowell Twp. 3,534 Plainfield 6,021 Vergennes 760 Kent County 288,292 State of MI 6,371,800 1960 % CHG. 1970 2,887 2,525 3,333 46.8 57.8 97.1 4,479 3,690* 5,243 16,738* 1,346 N/A 1,567* 11,680 945 363,187 7,823,200 81.1 31. 7 N/A -55.7 94.0 24.3 26.0 22.8 6,823 1,893 20,310 2,160* 16,935* 1,400* 411,044 8,879,862 % CHG. % CHG. 1980 55.1 46.1 57.3 6,472 4,983 10,120 44.5 35.0 93.0 9,294 -59.2 2,575 40.6 30,438 N/A 3,972 37.8 20,611 45.0 1,819 48.1 44,506 13.2 13.5 9,262,078 36.2 36.0 49.9 83.9 21. 7 29.9 8.1 4.3 Source: U.S. Census * Affected by Annexation or Incorporation LAND USE The transformation of Ada in the past 20 years from farm community to suburb is quite evident when actual land use comparisons are made. Obviously, the most significant change has been the increase in residential land use with a corresponding decrease in the amount of vacant land. Industrial and business uses also increased significantly. Despite the presence of one very large employer and a number of much smaller ones, Ada is primarily a bedroom community, i.e., people live here and work elsewhere. Therefore, residences (almost entirely conventional single family homes) occupy considerably more land than any other for~ of development in the community. NATURAL FEATURES According to its residents, Ada's greatest assets are its natural features. In a survey of community attitudes, 75% of the respondants cited the Township's "rural environment" as the most important reason for selecting Ada as their place of residence. In the same survey, 85% of the people felt that "preserving - 2 - �~ II I COMPARISON OF PERCENT OF LAND OCCUPIED BY VARIOUS USES - 1963 AND 1982 ---._,,_ 59.4 I 24 23 22 21 20 19 I I I I I I I 18 --- 18.7 18.0 1= 17 16 0... 15 ...... :::c 14 z & V) 3 0 t- 13 ......J 12 t0 t- 11 LL 10 c:( 0 tz w u 0::: w 0... ;I ii 1-~ 24.0= & 9 8 7 6 5 4 3 2 1 0 o.8 0.8 0.1 0.0 0.2 0.1 I• D 03 · ~ 0.0 ......I ......J V) ...... => c:( c:( tz w 0 ...... w u ...... V) LL LL 0::: 0 w V) V) >- C' ...___ w 0::: z ...... t- uu V) ............ V) 0 => co => z ...... ......J ......1 z 0 ...... tc:( w 0::: co co u 0... 0... 0::: => => w w 0::: => z t- 0 ...... => u ......J t- u c:( 0::: ...... 0::: t.!:l c:( t>< w ......J ...... 0 z c:( 0::: c:( ...___ ......1 V) tw w 0::: t- V) 0::: V) c:( 0 0 3 w t3 0 t- z u c:( > c:( �I I I I I rural areas" should be the most important goal of the Township. The abundance of natural features in a relatively unspoiled setting is a strong attraction to prospective residents. Rolling hills, dense forests, dra~atic views rushing streams and rivers, deep ravines, and many other cherished aspects of country living combine to create a truly unique living environment. This natural bounty is, of course, the irony of Ada's growth. While it is the natural beauty and country setting that attracts new residents to the area, each new resident in some way diminishes these assets. The continuation of past rural development trends is not compat·ible with the goal of preserving rural areas. TRANSPORTATION Because of its nature as a suburban satellite community, Ada is dependant upon efficient road links with the City of Grand Rapids and other commuter destinations within the metro area. Convenient, safe, and efficient access is also important, however, to serve those people commuting into Ada to places of employment. Ada's natural features pose a serious impediment to convenient traffic movement. Hilly terrain, wetlands, and, of course, the Grand and Thornapple Rivers dictate roadway locations. The area south of M-21, however, is generally more accessible and better served by the roadway network than the area north of M-21. This is only logical as the southern part of the Township is where the majority of the population resides and where future urban growth is likely to continue. The northern two-thirds of the Township is developing but still sparsely populated. In this area, rural two 1ane roads are adequate to handle traffic and are in character with the rural environment. Less direct travel through these areas may be irritating at times but the mi nor inconvenience is more than offset by preservation of the country charm of rural Ada--a major feature which drew the new residents to the area. COMMUNITY SERVICES AND FACILITIES As a rural community facing the growing pains of urbanization, Ada is com i ng to grips with the increased demands of its new residents for a variety of public services and facilities. A certain paradox exists as residents who move to Ada to escape the congestion and problems of "city life" increase in number and thereby begin to seek the services and conveniences often taken for granted in the "city". Police, refuse collection, and other urban services are frequently cited as inadequate by Township residents. BUSINESS DISTRICT Ada's business district is in what was the original settlement of Ada. Even now many of the buildings reflect the character of that early period. Businesses range from personal services to retail shops to professional offices. While it has many features which attract people and create a sense of place - - an identifiable character--that character has not fully emerged; problems exist; and improvements should be made. - 4 - �I I I I I I I I I I I I I I I I I ADA - FUTURE PROSPECTS FOR THE FUTURE Based on the growth of previous years, the abundance of undeveloped land, and the availability of utilities, Ada can expect to experience continued growth. The purpose of this Plan, therefore, is not to stifle such growth but to direct it where it can be easily accommodated and serviced without disruption to the natural environment. The accompanying figure illustrates the effect of three growth alternatives. For planning purposes, the third alternative (which projects a population of 10,400 by the year 2000) is considered most reasonable. LAND USE The Plan for future use of the Township's land resources attempts to balance two broad interests -- providing for continued growth and protecting the natural character and beauty of the community. These need not be mutually exclusive interests and the Plan provides for both. The physical character of Ada combined with current land use and available public services naturally delineates certain broad areas that are obviously suited to development. Whereas, it is equally obvious that other areas should remain undeveloped or sparsely developed. Therefore, the Plan establishes a framework for future land use by establishing what might be called "development areas" and "preservation areas". Within each of these areas varying levels of deve 1opment intensity are recommended so that even the "preservation area" can accommodate some new development, but at a level that will not be disruptive to the natural attributes of that area. - Goals Provide distinct living environments within the Township ranging from urban neighborhood to rural countryside. Preserve the Township's rural character where urban services are not already programmed or land use changes have not already occurred. Provide for alternative housing types to satisfy the varying lifestyles of existing and future residents. Strengthen the village business district as the focal point for the Township and the primary location for new business and activity in the community. Confine commercial development along M-21 to those areas where it already exists and avoids any tendency toward extending commercial development outward along the street. Provide for limited expansion of office and industrial development in appropriate areas without diminishing the basic res i dential character or high standards of livability of the Township. - 5 - �I I I I I I I I I I I I I I I I I I ADA TOWNSHIP POPULATION PROJECTIONS 1980 TO 2000 14500 14000 13500 13000 12500 12000 11500 11000 10500 10000 9500 9000 8500 8000 7500 7000 6500 6000 5500 5000 4500 4000 3500 3000 2500 2000 1500 14,300, •• ••• •• ••• •• ••• • •• • •• ••• •• ••• • 10,400 ••• • . 9600,, •• •• • •• •• .... ••• •• ••• ••♦ ♦••• ------- ----- -- ____ . . . . 7600 --- 7000 ALTERNATIVES 1. - - - - - 2. ,.•.......... 3.--1---------------------------- 1950 Source: 1960 WBOC 1970 1980 1990 2000 �I I I I I I I I I I I I I I I I I I I - Rural Preservation In order to ensure a certain level of protection for the rural environment, the Plan contains four classifications based on existing uses and natural characteristics which establish varying levels of development potential. These are described below. Fragile Resource Area: The natural environment in this area cannot tolerate any amount of development, and therefore, none should be permitted. The primary characteristics of this area are water and wetlands and the wildlife found there. One area of the Township has been given this designation--the extensive wetland surrounding Chase Lake in the northeastern part of the Township. Rural Preservation Area: This area generally lies north and east of the Grand River. It contains forest lands, hilly terrain, and extensive public recreation lands. Some development has occurred but tends to be scattered. It residential densities in the Rural Preservation Area be no per five acres. of Conservation Road agricultural lands, non-farm residential is recommended that higher than one unit Rural Development Area: The land south of Conservation Road and the area west of the Grand River is designated for Rural Development. While it exhibits many of the same characteristics as the Rural Preservation Area, the density of development that has occurred is much greater. Though more intense development is to be permitted in this area, because of the already established development pattern, it is still intended to remain rural in character. Recommended density for development is one unit per two acres. Rural View Corridor: This is a designation encompassing the Grand River floodplain and a scenic road network (including designated Natural Beauty Roads) which is intended to preserve the rural scenery and views in certain locations of the Township. It is the intent of the Plan to discourage the encroachment of development within these corridors in order to maintain the image of rural serenity. - Urban Development 1 Not all of Ada is rolling hills and country pastures. Most of the Township s 6,500 people live in a relatively small area of land south of M-21 on lots of one-quarter acre or smaller. Many other uses including industry and business occupy prominent locations along M-21 and elsewhere in the Township. The Plan, therefore, provides for several categories of urban development. Low Density Urban Residential: This category is intended to maintain the low dens 1 ty res, dent, a I character that has been established throughout much of the urban area. Current lot sizes vary considerably from the earliest development to the most recent. However, to remain consistent with the overall average densities, it is recommended that up to four units per acre be permitted. The majority of development in this category will be serviced with public water and sewer. - 7 - �I I Medium Density Urban Residential: This designation is intended to permit flexibility in the design of residential developments and to provide ~ransitional areas between low density and various non-residential uses. It 1s also intended to afford a reasonable use for areas that may be difficult to develop such as sites formerly mined or partially in the floodplain. At a recomme~ded density of up to eight units per acre, these areas could accommodate a variety of housing types to meet local needs. All such areas should be served by public water and sewer prior to development. Office: While offices may be located in industrial or commercial areas, two specific areas of the Township lend themselves to office development, per se. One area is located along Cascade Road where patterns have already been established for office use. This area is not intended to allow retail or other business uses to intrude. The other area is located within the Village business district. Commercial: This term refers to retail and service establishments and similar commercial uses. It is the intention of the Plan to concentrate business activity of a commerical nature within the Ada business district. Some additional business area is designated along M-21 to the extent that businesses already exist in those locations. It is specifically not the intent of this Plan to encourage further commercial development along M-21. Industry: The Plan provides for industrial development in those locations where trends have already been established. An additional area along the western boundary of the Township south of the railroad tracks has also been designated for future industrial development. TRANSPORTATION Based on the projected population growth and the distribution of development throughout the Township, it is unlikely that major new roads will be required. Consideration should be given, however, to constructing a connector between M-21 Thornapple River Drive/Buttrick Avenue east of the Thornapple River. Such a new road would allow thru traffic to avoid the narrow, winding stretch of Thornapple River Drive between the river and Buttrick Avenue and would relieve congestion at the Ada Drive/Thornapple River intersection in the Village business district. Some improvements such as turning lanes and traffic signals may be required along existing roads to handle isolated problems. The major concern relative to traffic and vehicular circulation should be focused on new residential subdivision development. Township review of new plats should thoroughly evaluate circulation and movement to and within those plats. COMMUNITY SERVICES AND FACILITIES While Ada's infrastructure -- sewer, water, streets, etc. -- is generally adequate to serve the projected growth, some of the public buildings in the Township are not adequate and will require renovation or replacement. These buildings include the Township Hall and U.S. Post Office. In addition, a need exists for a new public works building. It is strongly recommended that any future new const ruction or expansion of - 8 - �I I I I the Township Hall or Post Office occur within the Village business district. These uses are centrally located now and serve as "magnets 11 , bringing people into the business district. If the existing Township Hall is expanded, such expansion will likely encompass the existing fire barn. In such case, it is recommended that a new fire barn be constructed within the business district, preferrably next to the Township Hall. The Township is also in need of a public works building. Such a facility need not be located in the business district but could be, if incorporated with the Township Hall and fire barn as a part of a civic complex. Other potential sites include Ada Park or Covered Bridge Park. BUSINESS DISTRICT The fo 11 owing section presents objectives and recommendations for the village business district. These are intended not only to respond to existing problems but to reinforce the assets of the area, as well. The accompanying pl an map illustrates the recommendations described herein. - Goals Strengthen the village's position as the focal point of Ada Township. Provide for business district expansion but within the confines of a cohesive planned district. Preserve and reinforce the turn-of-the-century character of the district. Create a pedestrian-oriented environment. Integrate the business district with other nearby features such as the Thornapple River, covered bridge, and Leonard Park. - Recommendations Land Use. A number of changes are recommended here relative to the mixture of uses and the location of those uses within the business district. The business district should be expanded to encompass the existing mixed use areas north of Thornapple River Drive between Headley and the Thornapple River. The frontage along Ada Ori ve should be devoted to retail or similar uses which require the kind of high visibility location that Ada Drive provides. Other uses such as offices and some services should be located outside this prime area. Headley and Thornapple River Drive offer suitable alternatives for these other uses. Essential public uses such as the Township's Administrative Offices and the U.S. Post Office draw large numbers of users and provide an identity for the community. For these reasons, the Township Offices and Post Office should remain within the business district, though it may not be necessary for them to remain in their present locations. - 9 - �Architectural Style. It is recommended that all future construction or renovation within the business district reflect a single architectural style, as typified by the Franciscan Rhythmns, Ada Cleaners, Tattersol, and others. HOl<'I Z 0NTA L.. 1 -------- 1'-W-!~ -'H ~OuD <::> IDlr-1~ ,..JH l1 E O jL f'A,,Tl=-1--'S 'l'::l11'~1=-~l2i:..Al,J" W'.X)O T 12 •tvl I I I I Streetscape. The term "streetscape" refers to the appearance of the street and those open spaces that 1 i e between the street and the bui 1dings that front on it. Appropriate design of the streetscape is especially important in a setting such as the Ada business district for severa 1 reasons. First, the street scape design can establish an appropriate scale--pedestrian, intimate, village-like. Second, it can create a positive visual impression for visitors. Finally, a well designed streetscape can unify the entire district by providing common physical elements throughout the district. l.-lU{]" IN6r FO F2 cN '::> AND PED J:.-'::>n,.1Ai-.1s 2 1--1 r ·1. · , .1 1,N MA11-,r,A1r--1 ADA' S -HAf2A_,e,,i., I �Expanded Business District * Complement Existing Village Character (Scale &c Character of Structures, Streetscape, Parallel Parking, Etc.) * Separate Retail &. Office Related Businesses - Preserve Prime, High Visibility Locations Along Ada Drive for * Retail &: Service Businesses Provide Additional Parking in Rear Yards &: Share Among Several Neighboring Businesses. Entry Treatment Amway r t~ent Bmc:h on Brick Pad Streetscaee Business District /0~' * Furniture, Signage, Lighting, Sidewalk Encourage Coordinated Streetscape: * * LEGEND D nIIllII !!RI ····· ~ ~ EXISTING BUILDING NEW BUILDING OR EXfANSION OF EXISTING BUILDING BUILDING TO OTHER USE RAZE EXISTING BUILDING SIDEWALKS/ PEDESTRIAN PATHS STREET TREES LANDSCAPING RIVER OVERLOOK Village District ADA Comprehensive Plan * ~:~\rStmJ~~fied Image for ~ ~ •--. Paving, Landscaping and Facade . Treatment Retain Parallel Parking Extend Sidewalks Continue Streetscape Along Ada Drive to M-21 to Define and Extend Village Character and Prevent Major Street from Adversely Affecting Downtown _.,...,o ~ •~ - ,,, Thornap-ple V ~ ~ **-Define Parking to Increase Efficiency Landscaping to Make Area More Pleasant Remove Parking From Near Schoolhouse Develop River Edge for Pedestrian Use: Walkway, Overlooks, Lighting, Tables * * All Buildings Village Park * * ~~~~;;;;e~fJv~~~e ** * Create a More Formal Park, Better Utilization of River Edge &c Improved if· with Walkway, Overlook, Tables and Benches Landscape Screen Along Road Eliminate Ball Diamond Bridge Area North of River - Indude Overlook, Walkway &. Landscaping * * [~~:~~~e1:~~~~~:c1~~:~ * & Benches, Etc. Retain "Village Common " but Buffer w/ Trees and Add an Undulating Within the Area, to Downtown and Define Access from Amway. Remove "Highway Character" and ,Develop the Area as a Visual. Extension of ~--=-·· ~ ~ ........ =-~-=:,-:. ~ - - AJICH!l(("fl �Signage. Signs in the district should be limited to on-site identification signs only. That is, only the name of the business on the premises where the sign is located should be displayed on the sign. A logo or graphic symbol may also be included to identify the type of business. Billboards and portable signs should be avoided. ":::>tvfA,_1-~ :.:;IG,rt---1 HU I'! , ff?/'JM F'i<'AM!:- ["AJNTl:.-P W OOL ·A -=il'I~ ',f,:JT Uc;rHTl:.-t) IF NEL.Ec-., , A k, ~£12 01C;;N 1{)t.N1lfY K-TIYITY Dil2i=C-TL.Y C>N FK.ADf-.. "0W >· fA -, H 1 >NSD'' µ..,TI-HH ., "?T1 ~I.:. , A ? •. ,1c-1-,17 'Trff-, ~,u,_, , ~,16!N HUH~ Fl<OM FA~P e. Signage I I I - 12 - ~our--rrro 0"(MB0i--"=> Lhl::P TO �-------LEGEND------- COMPREHENSIVE PLAN ~ Ii: i ·---=c'-'iiil-==----4000' SCALE 1"•800' RURAL PRESERVATION AREA FRAGILE RESOURCE AREA PARKS & RECREATION RIVER FLOOD PLAIN PUBLIC / QUASI· PUBLIC RURAL VIEW CORRIDOR RURAL DEVELOPMENT AREA LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL INDUSTRIAL OFFICE COMMERCIAL PROPOSED STREET � 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 Ada-Twp_Comprehensive-Plan-Executive-Summary_1985 Creator An entity primarily responsible for making the resource WBDC, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 1985-07 Title A name given to the resource Ada Township Comprehensive Plan Executive Summary Description An account of the resource The Ada Township Comprehensive Plan Executive Summary was prepared in July 1985 by WBDC, Inc. Subject The topic of the resource Comprehensive plan publications Ada Township (Mich.) Kent County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/90bc3b9fb453f2c35517365537ee8cb6.jpg 7e3787e5af3e3c8d73fb5590e224589a 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 Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. 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 RHC-183_H392-0003 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1967-12-16 Title A name given to the resource "Winnie the Pooh" Production at Judson Memorial Church Description An account of the resource Black and white photograph of the theater production, "Sing Ho for a Bear," an adaptation of "Winnie-the-Pooh" performed at Judson Memorial Church in New York City. In the photograph, the characters of Tigger, Winnie-the-Pooh, Piglet, and Eeyore are seen performing on a stage decorated as the Hundred Acre Wood. Scanned from the negative. Subject The topic of the resource Judson Memorial Church (New York, N.Y.) New York (N.Y.) Theater productions--New York (State)--New York Winnie-the-Pooh (Fictitious character) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s 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/bec8d07dd5dee5a7cd11e35d61891449.jpg c766950634666122c79425497d3835b4 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 Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. 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 RHC-183_H389-0027 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1967-12-16 Title A name given to the resource "Winnie the Pooh" Production at Judson Memorial Church Description An account of the resource Black and white photograph of the theater production, "Sing Ho for a Bear," an adaptation of "Winnie-the-Pooh" performed at Judson Memorial Church in New York City. In the photograph, the characters of Winnie-the-Pooh and Piglet are seen holding a large balloon on stage while the character of Rabbit is talking to them nearby. Scanned from the negative. Subject The topic of the resource Judson Memorial Church (New York, N.Y.) New York (N.Y.) Theater productions--New York (State)--New York Winnie-the-Pooh (Fictitious character) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s 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/a83e99d7c9dedb8a0b8c65fa6ecca33d.jpg ab459d417709d283eb854673b32c298e 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 Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. 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 RHC-183_H389-0025 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1967-12-16 Title A name given to the resource "Winnie the Pooh" Production at Judson Memorial Church Description An account of the resource Black and white photograph of the theater production, "Sing Ho for a Bear," an adaptation of "Winnie-the-Pooh" performed at Judson Memorial Church in New York City. In the photograph, the characters of Winnie-the-Pooh and Owl are seen having a conversation on a stage decorated as the Hundred Acre Wood, while the character of Rabbit stands by himself on the stage in the foreground. Scanned from the negative. Subject The topic of the resource Judson Memorial Church (New York, N.Y.) New York (N.Y.) Theater productions--New York (State)--New York Winnie-the-Pooh (Fictitious character) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s 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/8933d28127bf348a4e3516b3f70fbddf.jpg 6ed000956b66a09f7cb204a00e664682 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 Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. 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 RHC-183_H389-0021 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1967-12-16 Title A name given to the resource "Winnie the Pooh" Production at Judson Memorial Church Description An account of the resource Black and white photograph of the theater production, "Sing Ho for a Bear," an adaptation of "Winnie-the-Pooh" performed at Judson Memorial Church in New York City. In the photograph, the characters of Winnie-the-Pooh and Owl are seen having a conversation on a stage decorated as the Hundred Acre Wood, with a large stained glass window from the church hanging above them. Scanned from the negative. Subject The topic of the resource Judson Memorial Church (New York, N.Y.) New York (N.Y.) Theater productions--New York (State)--New York Winnie-the-Pooh (Fictitious character) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s 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/fd6c5d0baffc216cf8f3cd7fb4b84cc9.jpg 49a28c9acb4eb5f3a98225eab24852a7 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 Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. 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 RHC-183_H389-0012 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1967-12-16 Title A name given to the resource Vietnam War Protest, New York City Description An account of the resource Black and white photograph of a Vietnam War protest demonstration in New York, New York. In the photograph, a person is dressed up as a one-eyed monster and holding a sign that says, "The War" while surrounded by a crowd of people and police officers. Scanned from the negative. Subject The topic of the resource New York (N.Y.) Anti-war demonstrations Protest movements Vietnam War, 1961-1975 Vietnam War, 1961-1975--Protest movements Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s 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/c158863528b9f7fdee2a5d2e27f7a417.jpg fa4613fa9d420632df1dcbad6ca872a5 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 Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. 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 RHC-183_H388-0008 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1967-12-16 Title A name given to the resource "Winnie the Pooh" Production at Judson Memorial Church Description An account of the resource Black and white photograph of the theater production, "Sing Ho for a Bear," an adaptation of "Winnie-the-Pooh" performed at Judson Memorial Church in New York City. In the photograph, the cast of characters are seen marching across a stage decorated as the Hundred Acre Wood. Scanned from the negative. Subject The topic of the resource Judson Memorial Church (New York, N.Y.) New York (N.Y.) Theater productions--New York (State)--New York Winnie-the-Pooh (Fictitious character) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s 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/35b9b21a675dee359147068530034dc5.jpg e6728ba82dcd6cf3bf80233f722ab223 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 Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. 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 RHC-183_H388-0006 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1967-12-16 Title A name given to the resource "Winnie the Pooh" Production at Judson Memorial Church Description An account of the resource Black and white photograph of the theater production, "Sing Ho for a Bear," an adaptation of "Winnie-the-Pooh" performed at Judson Memorial Church in New York City. In the photograph, the cast of characters are seen dancing and singing on a stage decorated as the Hundred Acre Wood. Scanned from the negative. Subject The topic of the resource Judson Memorial Church (New York, N.Y.) New York (N.Y.) Theater productions--New York (State)--New York Winnie-the-Pooh (Fictitious character) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s 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/6b786120c84118f2af6c6a275212e5dc.jpg dd3a80a60c469da8a0453f2d9e5e3c6b 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 Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. 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 RHC-183_H354-0005 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1967-11-19 Title A name given to the resource Meredith Monk's "Blueprint #1" at Judson Gallery Description An account of the resource Black and white photograph of graffiti advertising for Meredith Monk's performance art show "Blueprint #1" held at Judson Gallery in the basement of Judson Memorial Church in New York, New York. In the photograph, the hand-painted words, "Meredith Monk, Blueprint (1), Judson Gallery, 239 Thompson Street" can be seen written across the exterior of a New York City building. Scanned from the negative. Subject The topic of the resource Monk, Meredith Judson Gallery (New York, N.Y.) Judson Memorial Church (New York, N.Y.) New York (N.Y.) Art galleries--New York (State)--New York Performance art--New York (State)--New York Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s 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/ee48df27d566f5c87bc722e5663e737c.jpg 570bbc96ebee7f096b14046bc55b8382 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 Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. 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 RHC-183_H353-0023 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1967-11-19 Title A name given to the resource Meredith Monk's "Blueprint #1" at Judson Gallery Description An account of the resource Black and white photograph of Meredith Monk's performance art show "Blueprint #1" held at Judson Gallery in the basement of Judson Memorial Church in New York, New York. In the photograph, Monk and fellow Judson Dance Troupe member, Phoebe Neville, are seen under the spotlights on the gallery stage, while Monk is wearing dark clothing and Neville is wearing contrasting light clothing. Scanned from the negative. Subject The topic of the resource Monk, Meredith Neville, Phoebe Judson Gallery (New York, N.Y.) Judson Memorial Church (New York, N.Y.) New York (N.Y.) Art galleries--New York (State)--New York Performance art--New York (State)--New York Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s 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/72d39bdead2d01a181d1b52f72d59cbf.jpg be69b6a67053f452d644166f99da6928 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 Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. 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 RHC-183_H353-0014 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1967-11-19 Title A name given to the resource Meredith Monk's "Blueprint #1" at Judson Gallery Description An account of the resource Black and white photograph of Meredith Monk's performance art show "Blueprint #1" held at Judson Gallery in the basement of Judson Memorial Church in New York, New York. In the photograph, Monk and her partner, Alfred North, are seen wearing matching black outfits and blindfolds while seated under the gallery spotlights. An additional performance artist, Phoebe Neville, is seen standing right behind the couple and wearing a light-colored dress as a part of the performance piece. Scanned from the negative. Subject The topic of the resource Monk, Meredith Neville, Phoebe Judson Gallery (New York, N.Y.) Judson Memorial Church (New York, N.Y.) New York (N.Y.) Art galleries--New York (State)--New York Performance art--New York (State)--New York Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s 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/b365b82ad8a65bbe5d3281bcb64fcfda.jpg 14d641d63145615bace15ba2039dd1e8 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 Douglas R. Gilbert Photographs Creator An entity primarily responsible for making the resource Gilbert, Douglas R., 1942-2023 Description An account of the resource Photographs scanned from negatives and transparencies from the Douglas R. Gilbert papers (RHC-183). Douglas R. Gilbert (b. 1942) is an American photographer from Michigan. He was born in Holland, Michigan and is the son of Russell W. and Carmen (Andree) Gilbert. Gilbert earned a B.A. in social sciences and art at Michigan State University in 1964, an M.S. in photography from the Institute of Design at Illinois Institute of Technology in 1972, and a M.S.W. from Salem State College in 1993. He is married to Barbara (McDonald) Gilbert, and has three daughters, Robyn, Rachel, and Anne. Gilbert took a serious interest in photography at the age of fourteen. In 1963 he joined the staff of Look magazine in New York as the second youngest photojournalist in the magazine's history. As a Look photographer from 1964 to 1966, he photographed folk musician Bob Dylan, the Newport Folk Festival, Simon and Garfunkel, the New York City Financial District, the children and facilities at the Manhattan School for Seriously Disturbed Children. From 1967 to 1969, Gilbert did several shoots, including that of folk singer Janis Ian for Life magazine. After moving to Chicago, Illinois in 1969 to attend the Illinois Institute of Technology, Gilbert conducted notable photo shoots of business and political figure Lenore Romney, and pursued more personal and artistic photography, focusing on urban and rural landscapes in Illinois and Michigan. He then joined the faculty of Wheaton College, where he taught from 1972 to 1982. In 1993, Gilbert graduated from Salem State College, Massachusetts, with a Masters in Social Work, and later pursued a second career as a psychotherapist. Douglas Gilbert died in June 2023. Throughout his photography career, he pursued both freelance commercial work as well as artistic work. His art photography is characterized by its classic black-and-white format, and features people, places and objects shot great attention and sensitivity. Gilbert's works are held in the permanent collections of the Art Institute of Chicago, the High Museum of Art in Atlanta, The Norton Simon Museum in Pasadena, and the Grand Valley State University Art Galleries, as well as in numerous private and institutional collections. Date A point or period of time associated with an event in the lifecycle of the resource 1960-2011 Source A related resource from which the described resource is derived <a href="%E2%80%9Dhttps%3A//gvsu.lyrasistechnology.org/repositories/2/resources/783%E2%80%9D">Douglas R. Gilbert Papers (RHC-183)</a> Rights Information about rights held in and over the resource In Copyright Subject The topic of the resource Photographs Photography -- United States Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections and University Archives. Identifier An unambiguous reference to the resource within a given context RHC-183 Format The file format, physical medium, or dimensions of the resource Image Type The nature or genre of the resource image/jpeg Language A language of the resource eng Still Image A static visual representation. Examples include paintings, drawings, graphic designs, plans and maps. Recommended best practice is to assign the type Text to images of textual materials. 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 RHC-183_H353-0005 Creator An entity primarily responsible for making the resource Gilbert, Douglas R. Date A point or period of time associated with an event in the lifecycle of the resource 1967-11-19 Title A name given to the resource Meredith Monk's "Blueprint #1" at Judson Gallery Description An account of the resource Black and white photograph of Meredith Monk's performance art show "Blueprint #1" held at Judson Gallery in the basement of Judson Memorial Church in New York, New York. In the photograph, Monk and her partner, Alfred North, are wearing matching all-black outfits and seated together under spotlights in the empty brick room. Scanned from the negative. Subject The topic of the resource Monk, Meredith Judson Gallery (New York, N.Y.) Judson Memorial Church (New York, N.Y.) New York (N.Y.) Art galleries--New York (State)--New York Performance art--New York (State)--New York Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/783">Douglas R. Gilbert papers (RHC-183)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/InC/1.0/">In Copyright</a> Type The nature or genre of the resource Image Format The file format, physical medium, or dimensions of the resource image/jpeg Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant 1960s Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives